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Public Hearing - General Plan Amendment 97-4 - Appeal - Res
NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, June 15, 1998, at 7:00 PM in the City Council Chambers, 2000 Main Street, Huntington Beach, the City Council will hold a public hearing on the following item: APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-21/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGE): Appellant: Robert and Eleanor Lee Applicant: Jim Yoder, Shea Vickers Development Request: To construct a new 259,000 square foot shopping center and to master plan the remainder of the site for future residential and mixed development. A general plan amendment and zoning text amendment are requested to modify div General Plan and Holly-Seacliff Specific Plan to accommodate the proposed project and to change the designation of approximately four(4) acres of land from Industrial to Mixed Use. Location: 2124 Main Street(north of Yorktown Avenue,between Goldenwest and Main Streets) Proiect Planner: Mary Beth Broeren NOTICE IS HEREBY GIVEN that an initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act. It was determined that the above item would not have any significant environmental effect and, therefore, a negative declaration is warranted. This environmental assessment is on file at the City of Huntington Beach Community Development Department,2000 Main Street, and are available for public inspection and comment by contacting the Community Development Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach,California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at City Hall or the Main City Library (7111 Talbert Avenue) after June 11, 1998. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to,the public hearing. If there are any further questions please call the Planning Division at 536-5271 and refer to the above item. Direct your written communications to the City Clerk. Connie Brockway, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 Office of the City Clerk CIA City of Huntington Beach P.O.BOX 190 CALIFORNIA 92648 93716053 KITAGAWA, JO ANN M READ, JO ANN M 2645 ALAEKEA ST LIHUE HI 96766-9607 Connie Brockway, City Clerk City of Huntington Beach - r'`�: �y f. U.s.Ntl'.;"' *i Office of the City Clerk P.O. Box 190 !UN . 'i> Huntington Beach, CA 92648 93716023 Rachel Sanford 7351 Coho Dr. #208 SINGTpA, Huntington Beach, CA 92648 r- 0484 � ro 6a S ae�oee FORWARDING ORDER EXPIRED NT DDRESS ;, ❑INSUFFICt'E ❑NO aUCHf ., T LEGAL *TICE- PUBLIC HEARING�t�a�41:64 fill li1fillilli:lflli,l11ll1„l,ltililldill11 Connie Brockway, City Clerk City of Huntington Beach17, Office of the City Clerk �Z URN E D " JU+' P.O. Box 190 �� 1 l S BONDER �.�� Huntington Beach, CA92648 v a x.x. c,4 � H METER ii�Stl�E lC1E�� App�E.SS :;:x 4 93716070 $eckyrConaay 4728 Birchwood Cir. Huntington Beach, CA 92648 - 3 700 � jIN6tpr el LEGAL NOTICE- PUBLIC HEARING �'GFi 4� 'It�illi�l�i�'ll1'11I111�11itI�� } i , t ' ,rockway,City Clerk Huntington Beach of the City Clerk .0. Box 190 �J' in Beach,CA 92648 WWx fi METER 55 93716075 'xx 476-ZIFT1 Dolores Calgi 7321 Coho Dr. #203 Huntington Beach, g4g2648 r �-yyq kills "&ORWARDING ORDER EXPIRED 13 INSUFFICIENT ADDRESS [I NO SUCH NUMBER -.NQWN �FTj -REGILPU�LIE I LEGAL NOTICE- PUBLIC HEARING. Uf v )f the City Clerk C).Box 190 W s xx #54= i Beach,CA 92648 a w H METER 555. - 93716079 Terrence Ciannone 7321 Cohb Dr. #206 Huntington Beach, CA 92648- �qc(q ��IKlTpr To 4' N FF1 T --------- LEGAL NOTICE PUBLIC HEARING Nil....1.1.11.81 Jill$111i lillf LJ 7, r f of the City Clerk ice UIF AA �7 P.O.Box 190 noon Beach,CA 926" C A J H 93716041 Toshihiko Nagaoka 7341 Coho Dr. 0106 Huntington Beach, CA 92648 INGETUnyf TO A FORWARDING ORDER EXPIRED Wp H N UJAMR- Rpm r-IATT T LEGAL NOTICE PUBLIC H RI - ISFU WE ACA I f I �. Box 19U Beach,CA 92648 _ , JL;Y T, i• !• _ . �� a . H METER S;c •; 93716068 Siw Bennett 7331 coho Dr. #105 r Huntington Beach, CA 92648 — `{5 0 —>OFORWARDIt4G ORDEP EXPIRED ❑iPtt2SUFFiC Ei;T ADDRESS O NCI SUS✓I' [-1 10 i ►anaresearaur�^.. r; __ U::- # E mot- IRETUF ITY � � �`, NLEr SE LEGAL NOTICE- PUBLIC V E ���•,�'� 3zfb 4 a-04-0-0 tti�,tiftffil�t�ftllttr(tff�iflilftttftffttlfltf�f f�liJffflfr.t ockway, City Clerk luntington Beach )f the City Clerk _ -T O 1 ).Box 190 ���' Us � ;�• � C CA 92648 V ♦,.:.. H'ACTE 93716183 Laurie Gaylord 7281 Cohn Dr. #204 Huntington Beach, CA 9264$" �►�. ��' ETVAy '+��+•,• � -�-OR't" �Rn��;!,iillG nRpER EXPIRED {4� f ❑INSU;G;CEN ADDRESS ET s n ,Y TO SE},DE., CATT�r� � o����_ — JJRETUR�a ��-'-ONE �i .li17 �G ; �1i HEARI[�C�Er UsEl --- ---- --- =- ASt J J Iilillltilli2lltt �lll!l113ft73l1111!llltllit f f1Ur1[11iyEvrE.+---- littrtiillllttt1Jt11ttrt�rlilttt e of the City Clerk - - P.O.Box 190 �T" ton Beach,CA 92648 a" � a��ac. #54 -Ni H!� e c � 93716027 Jane Sample Kuhn Tr. 7322 Yellowtail Dr. #201 ..Huntington Beach, CA 92648 YLA UAyfG .�•-:- SEw7ER .r .r tiwur,� ' FORWARDING ORDER EXPIRED p INSUFFICIENT ADDRESS p N0 SUCH N p ATTEh1PTED ! w ----- ;; ; p NO MAIL REa�; '-- j O r.. R FUMED { { ((t ] 1 LEGAL NOTICE- PUBLIb N :r', "ty i!I!!li!!Ililiiii!!I1litli�Fiitllltiilttilil! ;ice 32�..,.e, '�jLfi4� i:��3'ti� -_`.._ 1tritrE+tittttrrttnttrrtitttttt I rlul lul lwtwl I Uwavo I s of the City Clerk P.O. Box 190 w Beach,CA 926" V-A 4-Y.-z H ME T E R 55- Crj 93716057 David Clark 7282 Yellowtail #203 Huntington BEach, CA 92648 long -w CIRWARDING ORDER EXPIRED A QF`E S N;,4ZHINUMBE 4 - TUF fill RETURN E S E N Eff N%� E d1VTV LEGAL NOTICE- PUBLI i; ll .11 1 1 il IJS466& 3L-1 it1 IfIf111111111111111111111 .f lIIIf ................ CL 4 7mmV.E:-:'T E R C 93716193 Nejat Kirmaci 7262 Yellowtail #204 (long -w tTu*Huntingto CA 926487- -,.Tu.. T. FORWARDING ORDER EXPIRED 0 INSUFFICIENT ADDRESS ONO SUCH -11"146-- 0 ATT , T ENT 17 171ALOAAA 11-1 NOTICE- PUBLIC HEARING ORDER s at f the CRY Clerk Box 190 A. U-S.K'S TA-57 E Beach,CA 926" JU"-3'93 C . H METER 5E5- 937-16-061 Andre Javardian I 'Orf 19483. Pompano Lane No. 3.01- Fluntington Beach CA -92648 -*JORWARDING ORDC-R-EXPIREI) r-MSUFFICIENT ADDRESS #40-66 ER RETURN �F-TUIPTED U KNOWN TO SEND E RIG IL C TA Q L E RETURN LEGAL NO "$im 111111184 111 lilt 11111)111,1111 oockway,City Clerk luntington Beach u } " us.We ,�A�.E x A the City Clerk ^ p� U- 54— 'JG✓.Box 190 1,n i Beach,CA 92W H METER 55::: :? n 93716054 Brad Sandberg 7282 Yellowtail #202 IIN6l Huntin*Dn Beach, CA 92648 .— �® ETUMy- MEM�,�`-�►'�� r o 0 EEMDE� _- - JdFORWARDING ORDER EXPIRED ❑INSUFFICIENT ADDRESS , ? x �. �4 y. --., - ❑NO SUCH NUMBER - i U R N rTr E��U O ATTEMPTED WDG C LIEi UBLIC H�C�/L�[i1���l7f(ryy��jyy[AIL(�REC '3$fs40�rnUZO �L+szi'C�Y'V"i'J� 111lftiilll3{itltlSt111fiIt4l11liiilFil!!11!!ft!►Flltfttfiil4l �i 0VACANT iECE1VED FROM , ,kw k r r ;AND MADE A PART OF THE RECORD I�ToT1i�.�� 1 Condition No. 3 couNCILOFFI EOFTHECI`�TYCLERK 2 CONNIE BROCKWAY,CITY CLERK I 3 Prior to demolition of the existing shopping center, the applicant shall 4 permit the City of Huntington Beach to remove from the shopping s center such items of public art owned by the applicant as the City 6 deems appropriate. Upon removal, title to the public art shall be 7 vested in the City of Huntington Beach. The applicant shall provide s the city a reasonable period of time to remove the public art, not to 9 exceed 60 days with reasonable extension provided as long as 10 removal is occurring in an expeditious manner. The applicant shall 11 pay the City the sum of $210,000.00 to reimburse the City for the cost 12 of such art removal, such payment to be made within 30 days after 13 applicant obtains all entitlements and executes anchor tenant leases 14 ,_ 15 y. Such payments shall discharge in full any duty of the 16 applicant to safeguard, remove or store the public art. The City shall 17 at its expense employ a project superintendent to supervise and is coordinate the removal of the public art. The project superintendent 19 shall have full authority to determine the manner, method and time 20 that the art work shall be removed and delivered. If the project 21 superintendent and the applicant disagree on the method of removal 22 and delivery, such disagreement shall be submitted to the Seacliff 23 Public Art Committee for resolution of the disagreement. The location 24 of the final installation of the public art work shall be determined by 25 the Seacliff Public Art Committee and the City Council. If the 26 Committee and City Council determine that some of the existing art 27 should be incorporated into the shopping center project, the applicant 28 shall retain an artist or consultant to ensure appropriate integration of 29 the art into the project, subject to review by the City. 30 31 32 33 34 35 Underlined text differs from the previous condition in scope and function. l RECEIVED FROM 4w%e3 A A MADE A PART OF THE RECORD T B�NOIL MEETING OFOFFICE OF E CONNIE BROCKWAY,I CITY �- sj CLERK D-1 Condition No. 3: Prior to demolition of the existing shopping center, the applicant shall permit the City of Huntington Beach to remove from the shopping center such items of public art as the City deems appropriate. Upon removal, title to the public art shall be vested in the City of Huntington Beach. The applicant shall provide the City a reasonable period of time to remove the public art. The applicant shall pay the City the sum of $210,000.00 to reimburse the City for the cost of such art removal, such payment to be made not later than . Such payment shall discharge in full any duty of the applicant to safeguard, remove or store the public art. The City shall at its expense employ a project superintendent to supervise and coordinate the removal of the public art. The project superintendent shall have full authority to determine the manner, method and time that the art work shall be removed and delivered. If the project superintendent and the applicant disagree on the method of removal and delivery, such disagreement shall be submitted to the Seacliff Public Art Committee for resolution of the disagreement. The location of the final installation of the public art work shall be determined by the Seacliff Public Art Committee and the City Council. If the Committee and City Council determine that some of the existing art should be incorporated into the shopping center project, the applicant shall retain an artist or consultant to ensure appropriate integration of the art into the project, subject to review by the City. saw Coe., cff�� June 14,1998 The Honorable Shirley Dettloff Members of the City Council RECEIVED FROMAND Gil City of Huntington Beach COUNC L MEQTINQ F THE REC�T AHS op PO BOX 190 OFFICE OR THE CITY CLERK Huntington Beach, CA 92648 CONNIft®ROCKWAY.CITY CLERK D _ Dear Mayor Dettlof - I am a congregant of the Huntington Beach Church of Religious Science. I am writing you regarding our current situation as a result of the plans for the demolition and reconstruction of the Seacliff Village Shopping Center. As you know,we have been one of the largest tenants in the center for over eighteen years. This church has been responsible for the spiritual support and transformations of thousands of lives in this community since it began in a tiny building on Main Street over 30 years ago. We have financially contributed to numerous charities in our city over the years,we provide a complete Christmas to needy families every year,we have cleaned up the wetlands, pruned bushes as the Youth Shelter, donated to the library,bought hundreds of yellow ducks and in countless ways have supported this community. Our members believe in being the best we can be in every way, and we bring that quality of excellence into all areas of our lives, including the way we show up in our community. We have shop in Huntington Beach stores, buy gasoline, eat in HB restaurants, many of us moved here because of this church and therefore, we pay our taxes here, vote here and many of us work here. We have no place to go. Because of our size we do not conform to the many zoning regulations, codes and requirements of the city. We want to stay here and we believe we add to the quality of life. We need your ASSISTANCE. We need more time, we do not object to the center,be we need to know that we have a place to go.. We ask that you delay the demolition of Seacliff in order to give us and the tenants of this center more time to relocate..We believe we have a place in this city, and we want to know we can continue the work we do for the love of God. Thank you for you kind attention. Sinc ly, Sue Worthington 1871 Golden Rain Road 26G Seal Beach CA 90740 RECEIVED FROMAND CO U AWEA PART OF �R STING OFTHE RECOp�p OFFICE OF THE CITY CLERIC June 15, 1998 CON BROCKWAY,CITY CLERK To the members of the Huntington Beach City Council My family and I have had the pleasure of knowing Bob and Elenor Lee for many years. We first became acquainted with the Lee's when my husband and I had a business located in Sea Cliff Village. Our toy store, The Original Toy Box was in business for 1 and a half years in the mid 1980's. Over the years Bob and Elenor have been apart of the community. They have been there to support many youth sports teams and to lend a helping hand. Their business has taken many years to become successful. The owners of Jose Mc Coys and Main Street Pizza have also contributed to the welfare of Huntington Beach High School. Through hard work their two restaurants have survived the many merchants who have attempted to do business in Sea Cliff. On behalf of many loyal customers of Jose Mc Coys and Main Street Pizza we feel you must allow them to remain at the Sea Cliff shopping center. The efforts of the past should be rewarded for their future continued success. Sincerely, Chris, Colin, Shaun, and Neal Donahoe a o C o ,,,, d MJO= V) CJ> = �}�taC3 =5 2 To: The City Council I would like to speak regarding events that are taking place at the SeaCliff Shopping Center. I moved to Huntington Beach the first time in 1985. We stayed for 1 year. We returned permanently in 1988 because we had been so impressed with the unique nature of Huntington Beach. We loved the downtown area. Everything about it was different including the shopping area. I can not for the life of me understand why you would tear down something so special and in turn make it look like the malls you can see in any city of America with all the franchise chain stores. If you got off a plane blindfolded and were driven to a mail, you would have a hard time telling what city you were in. But SeaCliff has been different. Instead of tearing it down, I can not understand why it isn't expanded to make it economically attractive for one of a kind businesses to flourish. That brings me to Jose McCoy's. It is in a little corner all its own. It is not attached to the center....so why must it be torn down? It is a special place with an atmosphere of friendliness and a menu that is all its own. High School kids and adults can all enjoy the casual atmosphere and enjoy the menu that is not Chicken McNuggets, Whoppers or Gorditos. Does everything have to be just like everywhere else? Can't there be one small place that is different and unique? Can't there be one place where everybody"knows your name"? What a sad day..we lose a cleaner that isn't a chain store, a shoe repair, a stationary store, a restaurant....just to make room for high paying chains so we can get gourmet pasta and croissants with bean sprouts. It seems like everything has to change in the name of progress. It seems to me we can change by adding to the wonderful atmosphere instead of destroying all that is pleasurable and different. Does it make sense to spend hundreds of thousands of dollars to preserve art and move it, when all we have to do is keep it and add to it? It makes one wonder who is in charge.......the city staff and council or the people they serve? Please, please leave Jose's and allow Mr. Lee to run Main Street Pizza as well. It sure beats the heck out of any other pizza, or hamburger I know of. Patty and Larry Reisbig 308 20th St. Huntington Beach, 92648 rn M r" r r City Council Action D-1 The City Council unanimously approved Negative Declaration No. 97-16. The City Council unanimously approved the alternative action recommended by the City Administrator for General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2 and Local Coastal Program Amendment No. 97-4 which retained the existing industrial designation on four acres and directed staff to return at the Council meeting of July 6cn with findings and the appropriate ordinance and resolutions. The City Council unanimously approved Conditional Use Permit No. 97-56 as recommended by the Planning Commission with modifications to: 1) allow the permanent relocation of Patti's Preschool on the site with Zoning Administrator approval, 2) add a bus turnout on Goldenwest, and 3) incorporate language as recommended by Councilmember Harmon regarding the removal of the existing art work. c2 e� c'j=- rn � "' V rs FINDINGS FOR APPROVAL ZONING TEXT AMENDMENT NO. 97-2/ LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/ NEGATIVE DECLARATION NO. 97-16 FINDINGS FOR APPROVAL FOR NEGATIVE DECLARATION NO.97-16: 1. The Negative Declaration No. 97-16 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty(20) days. Comments received during the comment period were considered by the Planning Commission prior to action on the Negative Declaration, General Plan Amendment No. 97-4,Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4 and Conditional Use Permit No. 97-56. 2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts, including: construction noise, aesthetics, air quality, transportation, lighting, hazardous materials and public services and facilities. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated through the conditions of approval for Conditional Use Permit No. 97-56 will have a significant effect on the environment. FINDINGS FOR ZONING TEXT AMENDMENT NO. 97-2: 1. Zoning Text Amendment No. 97-2 to modify the development standards for Mixed Development in the Holly Seacliff Specific Plan is consistent with the objectives, policies, general land uses and programs specified in the General Plan. The proposed changes are consistent with General Plan Amendment No. 974 which is being processed concurrently. The changes no not result in greater traffic impacts than were assumed in the Environmental Impact Report No. 89-1 for Holly Seacliff certified in 1990 or the Update of the General Plan adopted in 1996. The changes will implement General Policies. 2. In the case of a general land use provision,the zoning text amendment is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. The changes would only affect development standards for the Mixed Development property in Holly Seacliff and are compatible with uses in the vicinity. 1 3. A community need is demonstrated for the change proposed. The changes would expand the opportunities for senior care facilities and address the needs of a growing segment of the population. They would allow these facilities to be in close proximity to services and would reduce the need for vehicular trips. 4. Its adoption will be in conformity with public convenience,general welfare and good zoning practice. The zoning text amendment will provide increased living opportunities for seniors close to services,while ensuring development standards that reflect the goals and objectives of the City. i 2 FINDINGS AND CONDITIONS OF APPROVAL CONDITITONAL USE PERMIT NO. 97-56 FINDINGS FOR APPROVAL -CONDITIONAL USE PERMIT NO. 97-56: 1. Conditional Use Permit No. 97-56 for the establishment, maintenance and operation of the comprehensive site plan for the mixed use site, construction of a 259,051 sq. ft. shopping center and associated improvements and 1,314 parking spaces in lieu of 1,447 for joint use will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will result in street improvements which will benefit traffic circulation in the area and will improve the aesthetics of Goldenwest Street, a primary path/image corridor of the General Plan. Adequate parking will be provided on site. The proposed improvements are consistent with development anticipated by the Holly Seacliff Specific Plan and General Plan. 2. The conditional use permit will be compatible with surrounding uses because proposed uses are consistent with existing uses in the vicinity, and the shopping center buildings are oriented in manner that is sensitive to surrounding uses. The proposed circulation patterns will not conflict with traffic patterns of Goldenwest, Main or Yorktown and are consistent with the long-range plan for the area previously analyzed in Environmental Impact Report No. 89-1. Loading areas are located away from residential uses and are screened. 3. The proposed comprehensive site plan and shopping center will comply with the provisions of the base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific condition required for the proposed use in the district in which it would be located, except for the parking reduction approved in conjunction with the conditional use permit. The proposed site plan complies with all code requirements including: setbacks,building height, landscaping and site coverage. The parking reduction is appropriate for the joint use project. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use Horizontal on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: Goal LU 11:Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services and entertainment, and reduce the need for automobile use. L U I1.1.7: Require that mixed-use development projects be designed to achieve a consistent and high quality character, including the consideration of- 3 b) architectural treatment of building elevations to convey the visual character of multiple building volumes and individual storefronts. d) siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structures. .e) inclusion of extensive site landscape, where feasible. CONDITIONS OF APPROVAL—CONDITIONAL USE PERMIT NO. 97-56: 1. The site plans received and dated April 9, 1998 and elevations received and dated April 7, 1998 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials as approved by the Design Review Board b. The plaster finish cornice(4a)indicated at the roof line shall be continued along the entire length of the rear elevation of Buildings 1-7. c. The vertical and horizontal lines depicted on the elevations shall be scored. d. The chain link fence for Building 1 customer pick-up area shall be 3/8"x 10 GA Black Vinyl Coated Fabric or other similar material as approved by the Community Development Director. e. Cart storage shall be located within the building or shall be located behind decorative screen walls, consistent with the building architecture, and subject to the review of Community Development. f. The seasonal display area located in front of Building 1 shall be relocated south to the 18 ft. wide walkway area. A minimum of eight feet of public walkway shall be maintained in front of the display area. g.' A maximum of three drive-thru restaurant uses and two other drive-thru uses shall be permitted on-site. No more than two drive-thru restaurant uses shall be located on a street frontage. h. Additional pedestrian links shall be explored between the shopping center and the center's "Main Street"plaza. (DRB) i. The bollards and site furniture depicted on the site plan shall be subject to architectural design approval by the Design Review Board. (DRB) j. Outdoor dining areas shall be depicted on the site plan and elevations. (DRB) 4 k. Parking lot striping detail shall comply with Article 960 of the Huntington Beach Ordinance Code and Title 24, California Administrative Code. (Code Requirement) 1. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) m. All exterior mechanical equipment shall be screened from view on all sides at all property lines and second floors. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes,but is not limited to, heating, air conditioning,refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) (DRB) n. Depict all gas meters,water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building,they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive,not interfere with sidewalk areas and comply with required setbacks. o. All outside lighting shall be directed to prevent"spillage" onto adjacent properties and to minimize impacts to adjacent properties and shall be shown on the site plan and elevations. Parking lot light standards shall be compatible in architectural style to the design theme. Energy saving lamps shall be used. 2. Development of the future residential and future commercial/mixed use parcels shall be subject to Planning Commission approval of the appropriate entitlements, except the permanent relocation of Patti's Preschool shall only require Zoning Administrator approval of the appropriate entitlements. 3. Prior to demolition of the existing shopping center,the applicant shall permit the City of Huntington Beach to remove from the shopping center such items of public art owned by the applicant as the City deems appropriate. Upon removal,title to the public art shall be vested in the City of Huntington Beach. The applicant shall provide the City a reasonable period of time to remove the public art, not to exceed 60 days with reasonable extension provided as long as removal is occurring in an expeditious manner. The applicant shall pay the City the sum of$210,000.00 to reimburse the City for the cost of such art removal, such payment to be made within 5 30 days after applicant obtains all entitlements and executes anchor tenant leases. Such payments shall discharge in full any duty of the applicant to safeguard, remove or store the public art. The City shall at its expense employ a project superintendent to supervise and coordinate the removal of the public art. The project Superintendent shall have full authority to determine the manner,method and time that the artwork shall be removed and delivered.`If the project superintendent and the applicant . disagree on the method of removal and delivery, such disagreement shall be submitted to the Seacliff Public Art Committee for resolution of the disagreement. The location of the final installation of the public artwork shall be determined by the Seacliff Public Art Committee and the City Council. If the Committee and City Council determine that some of the existing art should be incorporated into the shopping center project,the applicant shall retain an artist or consultant to ensure appropriate integration of the art into the project, subject to review by the City. 4. The applicant shall provide $100,000 in relocation/displacement relief to the existing shop tenants subject to the final decisions to terminate leases and begin demolition. The economic relief shall include$2,000.00 and two months of rent abatement to each existing shop tenant. The draft relocation plan dated May 12, 1998 shall be provided to each tenant. 5. Temporary facilities utilized during the reconstruction of the shopping center to house existing tenants shall be administratively reviewed and approved by the Planning Director expeditiously and without additional fees. 6. Prior to submittal for building permits for Buildings 1-11,the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Submit three(3) full-size copies of the site plan and one 8 1/2"x 11"reduction and the processing fee to the Planning Division for addressing purposes. All buildings associated with the center shall be addressed at this time. c. Submit copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. d. All Fire Department requirements shall be noted on the building plans. (FD). e. A planned sign program for all shopping center signage shall be submitted to the Department of Community Development. Said program shall be reviewed by the Design Review Board and shall be approved prior to the first sign request. 6 7. Prior to submittal for building permits for Buildings A-J(or any satellite buildings), the following shall be completed: a. The applicant shall submit a set of architectural guidelines to the Community Development Department that will address the future design and architecture of the satellite buildings in order to insure architectural compatibility within the center. (DRB) b. A conditional use permit and design review board application shall be reviewed and approved by the Design Review Board and Zoning Administrator for each building. c. Conditions of approval 3a- 3f shall apply if not already completed. 8. Prior to issuance of grading permits,the following shall be completed: (PW) a. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. On-site storm water to be collected in grated catch basins and run through clarifiers. This is to be submitted prior to/with first plan check. (Code Requirement) b. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance within public right-of-way(excludes medians). c. All existing trees on site shall be inventoried by a Professional Consulting Arborist. The trees shall be quantified,identified, analyzed for health and safety, and if they are proposed to remain shall have recommendations for their preservation based upon the site plan,precise grading plan and landscape architect's plans. Said plans shall include all berming proposals and retaining walls with limits of footings indicated. All existing trees shall be horizontally located and shown on the engineer's existing topo plan and/or the precise grading plan. The Arborist as well as the findings of his/her report shall be approved by the City Landscape Architect. The ultimate landscape plan shall include the replacement of all healthy mature trees on the site at a two for one ratio with 36" box trees or the palm equivalent. d.. Provide a Alquist Priolo Study for fault area prior to/with first plan check submittal. Verify fault and setback lines. (Code Requirement) 9. Prior to issuance of building permits,the following shall be completed: a. A grading plan,prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) (Code Requirement) 7 b. A parcel map shall be submitted for review and approval by the Zoning Administrator and shall be recorded with the County Recorder's Office. A recorded copy shall be provided to the Community Development Department. (PW) (Code Requirement) c. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location,type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with the Huntington Beach Ordinance Code and Holly Seacliff Specific Plan. The landscape plan shall be reviewed and approved by a licensed arborist prior to submittal to the City. (PW) (DRB) (Code Requirement) d. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, foundations, ground acceleration,retaining walls, streets, and utilities. (PW) (Code Requirement) e. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for approval. (Include on and off-site; proposed and existing). A new storm drain, for purposes of draining the site, shall be constructed in Yorktown and Goldenwest Street joining the existing drain @ Palm Avenue and 22nd Street. (PW) £ A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. ,(Include on and off-site; theoretical calcs and flow test of existing flows.) (PW) g. The developer shall submit a hydraulic computer modem analysis for a fire flow demand as determined by the Fire Department. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure,the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right of way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW) 8 h. The subject property shall submit an irrevocable reciprocal driveway easement(s), between the subject site and adjacent properties. The owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Department of Community Development a minimum of 45 days prior to building permit issuance. The document shall be approved by the Department of Community.Development and the City Attorney as to form and content and,when approved,shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. (Code Requirement) i. An interim parking and building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. j. At least 60 days prior to building permit issuance, CC&Rs shall be submitted to the Department of Community Development. The CC&Rs shall reflect the mixed use development limitations, including a list of permitted uses and any conditions of approval for the project and all development,performance and management standards. The CC&Rs shall identify a Project Liaison. The CC&Rs shall be approved by the City Attorney and must be in recordable form. The CC&Rs shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. k. A plan depicting bicycle rack locations shall be submitted to the Community Development Department for review and approval. 1. A lighting plan shall be submitted to the Community Development Department and shall be reviewed by the Police Department, Public Works Department and Community Development Department. m: The Design Review Board shall review the working drawings(building permit plans)to verify compliance with all conditions of approval/issues raised by the Design Review Board. (DRB) n. Provide building code analysis to show compliance to allowable area(Chapter 5 of Uniform Building Code) for each building. o. Provide floor plan of each building and analysis to show compliance to exiting requirement(Chapter 10 of Uniform Building Code) for each building. 9 p. A phasing plan shall be submitted for approval showing improvements and landscaping to be constructed with each phase. (PW) q. No U-turns on Goldenwest Street(south bound) at Little Harbor shall be allowed pending verification of a traffic study. (PW) 10. Prior to combustible construction, fire hydrants,number to be determined by the Fire Department, shall be installed. Shop drawings shall be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) 11. During construction,the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%)by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 12. Prior to final building permit inspection and approval or certificate of occupancy,the following shall be completed: a. Install street lights per Public Works Standards. (PW) b. Construct new and/or reconstruct as necessary landscape medians on Goldenwest Street and Main Street. The median on Yorktown Avenue shall be defined through median striping. (PW) c. Street improvements shall include traffic signal interconnect conduit and cable per Public Works Standards on all frontage arterial streets. (PW) d. The intersection of Yorktown Avenue at Goldenwest Street shall be modified per the Holly-Seacliff Specific Plan to provide dual southbound left-turn lanes or extend pocket pending verification of traffic study on Goldenwest Street. (PW) e. The following traffic signals shall require modifications pending verification by a traffic study: (1)Goldenwest Street @ Summit Street, (2) Goldenwest Street @ Yorktown Avenue, and(3)Main Street @ Yorktown Avenue. These modifications shall be per Public Works Department Standards. (PW) 10 f. All street and/or utility improvements within arterial streets shall require the preparation of a construction traffic control plan per Public Works Department Standards. (PW) g. Signing and striping plans for all arterial streets fronting the development shall be prepared and installed per Public Works Department Standards. (PW) h. The existing cross gutter at Main Street and Yorktown Avenue shall be removed and the water collected into the new storm drain to be constructed in Yorktown Avenue. (The cross gutter shall be removed together with five feet minimum paving either side of the cross gutter providing for a smooth transition in the intersection.) (PW) i. Frontage improvements on Yorktown Avenue, Goldenwest Street, Main Street, Clay Avenue (as required)and Stewart Street shall be constructed per Public Works Standards. (PW) j. Any new or existing overhead utilities shall be undergrounded per City Ordinance. (PW) k. Clay Avenue shall be cul-de-saced between Main Street and Stewart Street as required. (PW) 1. Construct a knuckle and improvements on Stewart Street. (PW) m. A pavement evaluation shall be performed for Main Street, Goldenwest Street, Stewart Street, Clay Avenue and Yorktown Avenue on a half-street basis for those portions adjacent to the site to provide for a 20 year life. (PW) n. The developer shall submit a composite utility plan of all public utilities within the public right-of-way, showing water system improvements and all other underground utilities(existing and proposed)to each structure. The plan shall include driveway locations and identify irrigation areas, including stationed service connections for water and sewer to each building,public and private fire hydrants, valves and other appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances,Public Works Standards and Water Division design criteria. Individual phasing plans shall be approved by the Public Works Water Division prior to construction of utilities. (PW) o. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. All backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department,Landscape Architect and Water Division. The markings indicating the size,model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. (PW) 11 p. Irrigation will require a separate service,meter, and backflow device. The developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) q. The Developer shall construct the on-site fire prevention system according to the City of Huntington Beach Fire Department and Water Department requirements and standards.(PW) r. All water systems (public or private)constructed shall be designed, installed, and inspected to meet minimum requirements of the City Water Division. (PW) s. All proposed commercial buildings shall have separate services and meters for domestic, fire protection, and irrigation. The domestic water service shall be a minimum of 2". All lines and meter sizes shall meet minimum requirements set by the Uniform Plumbing Code (UPC)and Fire Code. (PW) t. The existing water lines in Clay Avenue shall remain in a City easement. The easement shall extend a minimum of five feet north of the most northerly water line to five feet south of the most southerly water line remaining in Clay Avenue. The easement shall be continuous between Goldenwest Street and Main Street. The developer shall be responsible for any corresponding pipeline relocation if Clay Avenue is re-aligned. The easement documents shall contain language noting that the Developer/Owner shall also be responsible for the repair and or replacement of any surface improvements other than asphalt pavement should the City find it necessary to repair or maintain the underlying water facilities. (PW) u. The water distribution mains surrounding and servicing the project shall be potholed and inspected as part of the project. Should it be determined that any of the existing distribution main(s)fronting the property be structurally unsound or not meet mandated health standards,the main may be replaced per the direction of the Public Works Department. (PW) v. All perimeter, streetscape, community open space, greenbelt areas,Arterial Highway medians and other required landscape improvements,with the exception of the frontage on Stewart and Goldenwest north of Clay, shall be completed prior to final inspection and occupancy of the first building or subject to approval by the City, Owner may provide a Letter of Credit or bond in a form acceptable to the City,prior to final inspection to insure improvements will be completed. (PW) w. A bus turnout shall be added per City Standards to the north side of Yorktown Avenue west of Main Street. The turnout shall be provided within the right-of- way/landscape area. No loss of parking shall occur as a result. A bus turnout shall be provided per City Standards on Goldenwest Street,north of Yorktown, adjacent to the shopping center site. This turnout may be provided within the right-of-way/landscape area. No loss of parking shall occur as a result. 12 x. The existing freestanding signs shall be removed. y. All Fire Department required improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: (FD) 1) Automatic sprinkler systems shall be installed throughout to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 2) A Class III set standpipe system(combination)will be installed to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. 4) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: manual pulls; water flow, valve tamper and trouble detection; 24 hour supervision; voice communication; graphic display; audible alarms and annunciation. 5) Elevators will be sized to accommodate an ambulance gurney. Minimum 6'8"wide by 4'3"deep with minimum of 42" opening. 6) Fire lanes will be designated and posted to comply with City Specification No. 415. 7) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be determined by the Fire Department. 83 Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. 9) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification#401. Include the circulation plan and dimension of all access roads(24' or 27' fire lanes,turnarounds ad 17' by 45' radius turns). 13 10)Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. 11)Submit to the Fire Department for approval of a Fire Protection Plan containing requirements of Fire Department Specification#426. 12)The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. 13)The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. z. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. aa. A recorded copy of the CC&Rs shall be submitted to Community Development Department. bb. All building spoils, such as unusable lumber, wire,pipe,and other surplus or unusable material, shall be disposed of at an off:site facility equipped to handle them. 11. The use shall comply with the following: a. Service roads and fire access lanes,as determined by the Fire Department, shall be posted and marked. (FD) b. Service roads and fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required,the applicant will be liable for expenses incurred. (FD) c. Security lighting shall be provided on a timer/photo sensor. Illumination at and of rear of buildings shall be maintained at one foot candle unless otherwise approved by the Police Department. (PD) 12. All outdoor dining uses shall require approval of a conditional use permit by the Zoning Administrator and Design Review Board. 13. The project shall comply with all mitigation measures identified in Negative Declaration No. 97-16. 14 14. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 15.New construction shall not be permitted to exceed 200,000 square feet until Zoning Text Amendment No. 97-2 has been approved by the City Council, and California Coastal Commission, and is in effect. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 97-56 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 97-56 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-56,pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. Fee credits shall be allowed for public improvements per City Ordinances and Codes. (PW) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy of each building. Fee credits shall be allowed for public improvements per City Traffic Impact Fee Ordinance. (PW) 6. A construction permit shall be required for all work within the City right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying each building. 8. State-mandated school impact fees, or any other such fees as may be agreed to by the applicant and the school districts, shall be paid prior to issuance of building permits. 15 9. The Water Ordinance#14.52,the"Water Efficiency Landscape Rgquirement" applies for projects with 2,500 square feet of landscaping or larger. 10. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 11. Construction shall be limited to Monday- Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the Holly Seacliff Specific Plan and Huntington Beach Ordinance Code. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 13. The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two(2)days of the Planning Commission's action. 16 per[. 34 �Pr"•rid 7 -D 9�-So -A-� JJ CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH TO: Honarable Mayor and City Councilmembers FROM: Melanie Fallon, Community Development Director VIA: Ray Silver, City Administrator [ i rn SUBJECT: Seacliff Village Ordinance and Resolutions DATE: July 2, 1998 9 J On June 29, 1998 the City Council approved entitlements for the Seacliff Village project. The City Council approved the General Plan Amendment and Zoning Text Amendment requests except for the change to the four acres of industrial property. The City Council directed staff to prepare an ordinance and resolutions which reflected Council's action and submit them for consideration at the July 6, 1998 City Council meeting. The ordinance and resolutions are attached to this memorandum. Staff recommends that the City Council: 1) approve the resolution for General Plan Amendment No. 97-4, and 2) adopt the ordinance and approve the resolution for Zoning Text Amendment No. 97-2 and Local Coastal Program Amendment No. 97-4 with findings, respectively. t I ' ® d CITY OF HUNTINGTON BEACH A AN) InterOffice Communication Economic Development Department TO: Honorable Mayor and City Council Members C11) FROM: Ray Silver, City Administratorwa,/ .-. rD=;-<6 C" rn-,M DATE: June 10, 1998 �Q > 6 c-s iv x SUBJECT: Holly Seacliff Industrial/Shea Business Properties C, c') r.� n There are a number of actions on the City Council agenda regarding the proposed redevelopment of the existing Seacliff Village Shopping Center. One of the actions relates to a request by the applicant, Shea Business Properties, to re-zone four acres of land currently zoned industrial to a mixed-use designation that would permit their proposed residential development. I have had an opportunity to review the pros and cons of this request as set forth in the two attached memorandums. One presents the positions of the Economic Development Department which supports the retention of the existing industrial designation; the other memorandum sets forth the Community Development Department's position in support of the zone change to permit residential development. In addition, I have discussed the issue jointly with the Department Heads and members of their staffs. Based upon this review, I would recommend that the City Council adopt the alternative action setforth in the Request for Council Action for this particular issue, which is restated below: l. Uphold the Planning Commission's action and approve Negative Declaration No. 97-16 with findings and mitigation measures; 2. Approve General Plan Amendment No. 97-4 except for the re-designation of the four acres of industrial property and direct staff to return at the Council meeting of July 6, 1998, with findings and a resolution adopting this alternative recommendation; UApprove Zoning Text Amendment No. 97-2 except for the change to the four acres of industrial property and Local Coastal program Amendment No. 97-4 and direct staff to return at the Council meeting of July 6, 1998, with findings, an ordinance, and a resolution adopting this alternative recommendation; and 4. Approve Conditional Use Permit No. 97-56 with findings and conditions of approval that limit the number of drive-thru establishments to one per street frontage, require one additional bud pad on Goldenwest and reduce processing requirements for permanent location of Patti's Preschool to the Zoning Administrator level. My recommendation is based on my belief that this action is premature and that this important economic development and land use policy matter needs additional study given the long-term ramifications of the decision. We would expect that over the course of the next 18 -24 months, we would be in the position to recommend a comprehensive strategy to address this four acres and the other 59 acres in this area currently zoned industrial. DCB:ls Attachment 1: Memoranda and Related Data from Economic Development Department Attachment 2: Memorandum from Community Development Department David/memoshayird.doc Economic Development Correspondence & Related Data CITY OF HUNTINGTON BEACH InterOffice Communication Economic Development Department TO: Melanie Fallon, Director of Community Development FROM: David C. Biggs, Director of Economic Development 6W DATE: June 3, 1998 SUBJECT: Holly Seacliff Industrial Development Thank you for your memorandum of May 19, 1998, regarding industrial development in the Holly Seacliff area. The purpose of this memorandum is to set forth the position of the Economic Development Department. For ease of use, this memorandum restates and expands upon my memorandum of February 17, 1998,to the Economic Planning Committee and my October 7, 1997, correspondence to City Administrator Ray Silver. The Holly-Seacliff Specific Plan includes approximately 63 acres currently designated for industrial development(see attached map). There has been discussion recently as to whether four acres should be re- designated by MS Vickers/Shea Development for residential purposes, and, from an economic development perspective,we recommend against such a change. As an underlying point in our analysis of this issue, we believe the area should be evaluated in light of its future potential,not its current uses and conditions. Likewise,we think the best land use policy for this site should be based upon the long-term view of maintaining a balanced economy through job creation. We believe that the area has great potential to be a high-end,light industrial area for a variety of reasons: • There are limited amounts of industrial land available for development. The City has a very-low, single digit vacancy rate for industrial property. There are few new development sites available in the marketplace. At the rate of current industrial development in the City, soon, no equivalent or larger parcels of industrial land will exist to allow for future opportunities. This has the potential to severely limit the ability of Huntington Beach to respond to future needs and trends of the industrial marketplace. • We believe that there is an additional source of demand for industrial sites from new residents in the Seacliff residential areas who wish to relocate their businesses to be close to home. This type of demand will only increase in the future as more higher income people move to the city and as regional traffic conditions become more congested. • In order to assure this industrial area maximizes its potential as vacant parcels develop or as other uses recycle, the Specific Plan standards for the area can be improved. This would also ensure that we do not have the `industrial retail' which has developed along Gothard and that the development in this area is clean, attractive,and compatible with the surrounding uses. This particular area, when properly developed, could generate over one million square feet of R&D,clean rooms or biotech space to benefit the local economy. This area would be well suited for small to mid-size companies. • Others tools, such as redevelopment and possible federal funds, could be brought to bear in the area to facilitate the provision of needed infrastructure, address soils contamination, and eliminate land use conflicts. While it is true that there has been no recent industrial development in this area, we have seen evidence of strong interest in that a recent land offering received three offers in a two-week period. This issue should be examined in the context of what market conditions have been m the past and what the future holds. These factors include: • Consultation with a number of industrial brokers active in the Huntington Beach area who believe there would be substantial demand for light-industrial space in this area(copies of letters attached). • While some point out that the property does not "offer a superior set of characteristics" for industrial development, its proximity to upscale residential homes and the fact that it may be the last sizable industrial site in the city may give it added value. • For many of our targeted light industrial types of users,this site may provide all that they need. In particular, it should be noted that many of the same arguments were made a number of years ago by McDonnell Douglas Realty when they sought to re-zone land surplus to its industrial needs for residential. If the same arguments had prevailed then, today we would not have the award winning McDonnell Centre Business Park. This Park is now home to a growing number of high profile companies; seven at last count with more than 1,400 employees,plus the projected$140,000 annual bed tax from the ESA hotel. Also attached is a summary of the benefits of industrial development for a city which might be helpful for this discussion. Clearly, the potential for job generation and the benefit of an economic multiplier exists with the appropriate types of light industrial users. It is well documented that industrial uses generally provide more in the way of revenues than the sum needed to meet its demands for services. In addition to property taxes,business license tax,and utility users tax,there is often substantial sales tax generated from business to business sales (for example, when an industrial user buys office supplies locally from Office Depot). For some industrial users, those that are a point of sale, the City can clearly end up with a very positive upside since the products sold out of the light industrial facility to an end user also generate sales tax. In this specific case, Shea is already committed to redeveloping and expanding the Seacliff Village Shopping Center. As such,the City will benefit from the revenues generated by this revitalized commercial use. The Center is being designed to its proposed scope and scale because there is market support for this type of product. The ability for Shea to proceed with the shopping center is not and should not be tied to the future of the land currently zoned for industrial. If the four acres owned by MS Vickers were allowed to become residential, it seems likely that the rest of the industrial land south of Garfield at least would also become residential, a loss of 31 of the 63 acres available. Alternatively, existing or future industrial uses adjacent to the proposed Shea residential site would be a source of future and ongoing conflict for a considerable period of time. For example: • There are a number of industrial uses, including those related to oil production which currently operate in this area and they are unlikely to transition in the short to mid-term; • As is,Goldenwest and new Gothard provide a buffer to most of the adjacent residential; • While Shea will be introducing residences into this area on the land already zoned for mixed-use, the additional four acres will result in the contact points for conflict to be increased. In addition, the redesignation of the four acres sets the stage for at least the remainder of the Goldenwest frontage for this area to become residential. Lack of some visibility, if not direct frontage on Goldenwest, will significantly hinder the City's ability to achieve the upgrading of any land in the area which retains an industrial designation. In conclusion, Economic Development believes that the four acres should remain industrially designated. In fact, if possible, we would have preferred the area now designated for mixed use north of Clay to be redesignated to industrial so there would be no residential in the area. This would help to eliminate the future opposition from residents, who are not there currently, to any future light industrial development in the area. In addition,it would reduce the potential future conflict from residential uses being"sandwiched" between a commercial shopping center and industrial uses. DCB:ls xc: Ray Silver, City Administrator James Lamb, Project Manager Attachments (dcb/memos/Holly628.doc) ® � CITY OF HUNTINGTON BEACH InterOffice Communication 04 • �3 Economic Development Department TO: Ray Silver, Assistant City Administrator FROM: David C. Biggs, Director of Economic Development DATE: October 7, 1997 SUBJECT: Industrial Development-Holly Seacliff The Holly-Seacliff Specific Plan includes approximately 63 acres currently designated for industrial development(see attached map). There has been discussion recently as to whether S acres should be re- designated by MS Vickers/Shea Development for residential purposes, and the purpose of this memorandum is to recommend against such a change from an economic development perspective. At the rate of current industrial development in the City, soon, no equivalent larger parcels of industrial land will exist to allow for future opportunities. This has the potential to severely limit Huntington Beach's ability to respond to future needs and trends of the industrial marketplace. This particular area, when properly developed, could generate over one million square feet of R&D,clean rooms or bio-tech space to benefit the local economy. This area would be well suited for small to mid-size companies. If the five acres owned by MS Vickers were allowed to become residential, it seems likely that the rest of the industrial land south of Garfield at least would.also become residential,a loss of 31 of the 63 available acres. Alternatively, existing or future industrial uses adjacent to residential would be a source of future conflict. .For example,there are a number of industrial uses,including those related to oil production which currently operate in this area. As is,Goldenwest and new Gothard provide a buffer to most of the adjacent residential. In order to assume this industrial area maximizes its potential as now vacant parcels develop or as other uses recycle, we should evaluate the development standards for the area. It would be desirable to ensure that we do not have the"industrial retail"which has developed along Gothard. Also attached is a'summary of the benefits of industrial development for a city which might be helpful for this discussion. DCB:ls Attachments xc: Melanie Fallon,Community Development Director Jim Lamb,Project Manager (dcb:memos.holly) .v_ Y i ®� CITY OF HUNTINGTON BEACH InterOffice Communication Economic Development Department TO: Ray Silver, Assistant City Administrator FROM: David C. Biggs,Director of Economic Development DATE: August 22, 1997 SUBJECT: Value of Industrial Development Given the number of high-profile industrial development projects proceeding in Huntington Beach, I thought it important that we summarize the value of industrial development to the growth and well-being of Huntington Beach. JOBS: Job creation is the usual benefit attributed to industrial development. For example, the currently pending EELV project could generate up to 3,000 direct jobs. In addition to direct jobs are the "spin-off' or multiplier effect jobs. The multiplier level varies by type of direct job, as can be seen in the attached Table ED-8 from the City's General Plan update. This chart lists 61 indirect jobs being created for each 100 direct aerospace jobs. For example, jobs are created in other manufacturers, finance, transportation, insurance, and retail to provide raw materials and services for those new industrial positions. PAYROLL: A function of jobs, payroll directly relates to the number and salary of the jobs, both of which are high for a project like EELV, but lower for the more common warehouse projects we've seen recently. Traditionally, manufacturing has been one of the higher paying employment categories, especially when compared to jobs in the new service economy which we read is the future of our area. DIVERSITY.• A community needs diversity, even in employment. With jobs provided locally in office, professional, retail and industrial, Huntington Beach can better meet the employment needs of its increasing diverse resident base. Furthermore, this variety of employment opportunities can offer more stability and help local workers better weather future recessions/downturns in the economy. REVENUE. In a situation as we have where property taxes from residential development do not generally cover the service demands of those residents, revenue generated from industrial (as well as from other non-residential uses) can be relatively more valuable. The city of Santa Ana has done a cost-benefit model which shows that industry provides two-thirds of the City's revenues, and uses only one-third of the services of the city. For example, the recently completed Sharp regional headquarters has an estimated value of $45 million dollars. This will result in $70,000 of property tax revenue to the City while Sharp is expected to_have-a-very-limited impact on services. So, while not as financially beneficial as retail or hotel development, industrial development is important to the City. The ability of the Development Services departments to process industrial projects in a timely manner reinforces the desirability of Huntington Beach as a business locale. We appreciate everyone's commitment in this regard, especially in light of the many competing priorities among development projects. DCB:JCL:ls xc: Melanie Fallon, Community Development Director Les Jones,Public Works Director (g:dcb.memos:inddevlp) �tL E G E_N D Y•j �p� R ow 114, [�w�lfE[IOENT41�, i y �- A t• I Q(pN pEN!(1711E[WENTUl1 w i ta [OtyOplyt[rM[IDENT1Atf MtIMrMw. .rwre ��Cp ' T itt..ir.xs. �41 .�+. �.� ' ' •• •`� ti! y[map" r H[SlocNilAL N.r• RM EIEONN"It"ocNNTr RW, NEEIDENItAA ...+r RI-1 ^r \\. Q WOOD. PUINT ........r i RL•a r nt 11 n C I E�Nutolm I 14 ELU34OLDENWEST RLr1 SPECIIIC PLAN i I _ AREA *3 Q OPENS'►ACK _ aM _ ' Rm" n PLANNING AREA � t _ •�•„�,t �•1' PLANNING YMif OS ..� E RMH Q NEIONOORN0o0►ARN1 R41 R�IF1 m4 Age OS ..�....�.........�...�.N ' E EEWiti NaiittAiEAEEEFdt� LL �j ml m4 J� ��� •S m+ C RM RM J Ili RMH RM as In / 'z _ • 1'� V 4MR , tbAlTAl20NE Eounn�nr—� M MA .HW. EXHIBIT 3 CITY OF HUNTINGTON BEACH DEVELOPMENT-PLAN [II1C`)Lr 't��j)(' A c�,o�<<� A F;l'I /A� �P Cc 0 c�0 C P,I ��\N� ,��, TABLE 1 ` HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLA Ult aMI-2 ,€#�1�MD USE�CATWoft ° , GROSS TOTAL MA�CWMUM AVEAAOI; 17Eu AICRFl; UNITS ' GROSS GROSS �#,AA7���VENSITY' DENSITY' +K�F S, 0ARESIDENTIAL-LOW DENSITY 1 6 15 4 25 111-10 RESIDENTIAL-LOW DENSITY 1 26 90 4 35 111-10 1-3 RESIDENTIAL-LOW DENSITY 1 16 j 55 4 3 4 111-10 - 1-4 OPEN SPACE 16- 111-28 SUBTOTAL 64 160 If 11-1 RESIDENTIAL-LOW DENSITY 3 62' 310 7 41 111-15 11-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 110 111-17 11-3 RESIDENTIAL-MEDIUM DENSITY 34' 390 15 130 111-17 11-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 166 111-20 I1-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 188 111-20 11-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 188 111-20 11-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 166 111-20 11-8 INDUSTRIAL 32 111-28 SUBTOTAL 191 1,535 111 111-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 150 111-17 111-2 RESIDENTIAL-LOW DENSITY 2 105 550 7 38 111-12 111-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 150 111-17 111-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 250 111-20 I11-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 150 111-17 111-6 COMMERCIAL P L r- 7 Id-27 111-7 RESIDENTIAL-LOW DENSITY 2 12• 40 7 69 111-12 111-8 OPEN SPACE 16 111-28 SUBTOTAL 198 1,450 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 97 111-17 1V--2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 111-17 IV-3 INDUSTRIAL 9 111-28 IV-4 MIXED DEVELOPMENT 53 475 25 144 111-22 IV-SA INDUSTRIAL 22 j 111-28 1V-6 COMMERCIAL 4 1 111-27 SUBTOTAL 112 750 TOTAL 565 3,895 is3 • Includes 4-acre Neighborhood Park . i Goldenwest/ Ellis Industrial Site AP# Owner Name Address Zoning Current Use 111-110-01 Greer, Bruce TR 18792 Stewart Industrial 1 Residential SFR 111-110-02 Mandic, Robert P Jr 18790 Stewart Industrial (1) Storage Ya 111-110-03 Thomas,Joh6 A industrial 1) Storage Ya 111-110-04 Thomas, John A 18856 Stewart Industrial (1) Storage Ya 111-110-07 Dunn, Robert J. Tr. 18962 Stewart Industrial (I) Oil Well 111-110-10 Dunn, Robert J.Tr. Industrial (1) Oil Well 111-110-14 Taylor, Christopher 7207 Garfield Industrial (1) Commercial`Use 111-110-15 Galich, Jerry 7211 Garfield industrial (I) Commercial', se 111-110-18 Mandic, Robert P Jr 18831 Crystal Industrial (1) Storage Yard 111-110-19 Greer, Bruce L TR 18931 Crystal Industrial 1) Industrial Use 111-110-20 Ramsey, Michael L TR 18811 Crystal Industrial (1) Storage Yard 111-110-21 Pedersen Karen D TR Industrial (I) Storage Yard 111-110-22 Pedersen Karen D TR 18941 Crystal Industrial (I) Storage Yard 111-110-31 Boiiman, Charles H 7151 Garfield Industrial (I) Commercial Use-Auto Service 111-110-32 Thomas, John A Industrial (I) Storage Yard 111-110-33 Weide, Jack Dean TR Industrial 1) Commercial Use-Auto Service 111-110-34 Weaver&Thomas Industrial (I) Storage yard. 111-110-36 Novak, Paul 7181 Garfield Industrial (1) Commercial Use 111-110-37 Boodman, Philip 7201 Garfield Industrial (1) Commercial Use 111-110-38 Custer, Prentiss M 18961 Crystal Industrial (I) Commercial Use 111-120-01 S&C Oil Co Inc 18742 Golden West Industrial (1) Oil Well 111-120-06 Thomas, Linda L Industrial (I) Oil Well 111-120-07 Thomas, Linda L Industrial (1) Oil Well 111-120-08 Thomas, Linda L Industrial 1) Oil Well 111-120-09 Thomas, John A 18906 Golden West Industrial (1) Oil Well 111-120-11 Lingle, Dolores K TR Industrial (1) Vacant Land 111-120-12 Lingle, Dolores K TR Industrial (1) Vacant Land 111-120-13 Thomas, John A Industrial (1) Vacant Land 111-120-14 Thomas, John A Industrial (1) Vacant Land 111-120-15 Thomas,John A Industrial (1) Vacant Land! 111-120-16 Thomas,John A Industrial (I) Vacant Land! 111-120-17 Thomas, John A Industrial I Vacant Land! 111-120-18 Thomas,John A 17132 Garfield Industrial I Vacant Land; Pagel 10/13/97 i Goldenwest/ Ellis Industrial Site AP# Owner Name Address Zoning Current Use 111-120-19 Thomas, John A Industrial (1) Vacant Land 111-120-20 Thomas,John A 18971 Stewart Industrial (1) Vacant Land 111-120-22 Thomas, Linda L 18931 Stewart Industrial (I) Commercial Yse 111-120-23 Thomas, Linda L 18851 Stewart Industrial (1) Oil Well 111-120-24 Thomas,John A Industrial (1) Industrial Use 111-120-25 Thomas,John A Industrial (1) Commercial Use 111-120-26 Goetsch,Audre M TR 18801 Stewart Industrial (1) Commercial Use 111-120-27 Mitchell,Travis B 7012 Ernest Industrial (I) Commercial Use 111-120-28 Weir Oil Co Inc 18782 Golden West Industrial (1) Oil Well 111-120-29 Muniz,Joe TR Industrial (1) Storage Yard'. 111-120-30 Thomas,John A Industrial (1) Vacant Land 111-130-01 Weir Oil Co Inc Industrial (1) Storage Yard 111-130-02 Weir Oil Co Industrial (1) Storage Yard' 111-130-05 Ashby, Richard K TR 7072 Garfield Industrial (1) Commercial Vse 111-130-06 Petersen, Helen V TR Industrial (1) Storage Yard' 111-130-07 Lingle, Dolores K TR Industrial (I) Storage Yard 111-130-08 Lingle, Dolores K TR Industrial (1) Storage Yard 111-130-09 Williams, Bobbie G TR Industrial 1) Storage Yard; 111-130-10 MS Vickers 11 Industrial (I) Storage Yard 111-130-11 CHB Industrial (1) Stora a Yard 111-130-12 CHB Industrial (1) Storage Yard 111-130-14 Williams, Bobbie G TR Industrial (1) Storage Yard: 111-130-15 Renner, Wilvian J TR Industrial (1) Oil Well 111-130-16 MS Vickers II Industrial (1) Vacant Land/Cleared Site 111-130-17 Shea Vickers Development Mixed Use/Industrial (MH) Vacant Land/Cleared Site 111-130-18 Shea Vickers Development Mixed Use/Industrial (MH) Vacant Land/Cleared Site 111-130-19 Shea Vickers Development Mixed Use/Industrial (MH) Vacant Land/' leared Site 111-130-20 Shea Vickers Development Mixed Use/Industrial (MH) Vacant Land/Cleared Site 111-130-21 Shea Vickers Development Mixed Use/industrial (MH) Vacant Land/Cleared Site 111-130-22 Shea Vickers Development Mixed Use/Industrial (MH) Vacant Land/Cleared Site 111-130-23 MS Vickers II Industrial (1) Vacant Land/Cleared Site 111-130-24 Weir Oil Co Inc Industrial 1) Oil Well 111-130-25 Weir, Donald A TR 19061 Stewart Industrial (1) Commercial Use-Oil 111-130-26 Weir Oil Co Industrial I Storage Yard Page 2 10/14/97 �gg Goldenwest/ Ellis Industrial Site AP# Owner Name Address Zoning Current Use 111-130-27 Weir Oil Co Industrial (1) Storage Yarc 111-130-28 CHB Industrial (I) Storage Yarc 111-140-02 Weir, Donald A TR Industrial (1) Storage Yarc 111-140-04 Weaver& M61a Industrial (1) Storage Ya 111-140-05 Thomas, John A Industrial 1) Storage Yard 111-140-06 Weaver& Mola 7111 Garfield Industrial(1) Storage Yard 111-140-07 Lingle, Dolores K TR Industrial (1) Storage Yard 111-140-08 Weaver& Mola Industrial (I) Storage Yard 111-140-09 Loma Linda University Industrial (1) Storage Yard 111-140-10 CHB Industrial (1) Vacant Land' 111-140-14 Thomas,John A Industrial (I) Vacant Land/Cleared Site 111-140-15 Albert, Wilma M 19192 Stewart Industrial (1) Vacant LandtCleared Site 111-140-16 Dabney, Walter Nichols TR Industrial 1) Oil Well 111-140-18 Jones, Dagmar Industrial(1) Oil Well 111-140-19 Gustafson,John A 19161 Crystal Industrial 1) Commercial Use-Auto Service 111-140-20 Thomas, John A 19131 Crystal Industrial (1) Oil Well 111-140-21 Thomas,John A 19131 Crystal Industrial I Oil Well 111-140-22 Thomas,John A 19131 Crystal Industrial 1) Oil Well 111-140-23 Thomas,John A Industrial 1) Vacant Land, 111-140-24 Pedersen, Edna B TR 19061 Crystal Industrial (I) Commercial Use 111-140-25 Weaver,Carl M Industrial (1) Commercial Use 111-140-26 Everroad, Gary Industrial (I) Vacant Land/Cleared Site 111-140-27 Everroad, Gary Industrial (1) Vacant Land/Cleared Site 111-140-28 MS Vickers 11 Industrial I Vacant Land/Cleared Site 111-140-29 MS Vickers II Industrial (1) Vacant Land/Cleared Site 111-140-30 MS Vickers II Industrial (I) Vacant Land/Cleared Site 111-140-31 MS Vickers II Industrial (1) Vacant Land/Cleared Site 111-140-32 MS Vickers 11 Industrial (I) Vacant Land/Cleared Site 111-140-33 MS Vickers II Industrial (1) Vacant Land/Cleared Site 111-140-34 MS Vickers II Industrial (1) Vacant Land/Cleared Site 111-140-35 MS Vickers 11 Industrial (1) Vacant Land/Cleared Site 111-140-36 Weir, Donald A TR Industrial (1) Storage Yard 111-140-37 Weir, Donald A TR Industrial (1) Storage Yard 111-140-38 ITelford, James Industrial I Storage Yard Page 3 10/13/97 i Goldenwest/ Ellis Industrial Site AP# Owner Name Address Zoning Current Use 111-150-01 Nussbau, Eliezer TR 7352 Garfield Residential (RM) Residential Multifamily 111-150-02 Nguyen, Kimberly 7342 Garfield Residential(RM) Residential Multifamily 111-150-03 Chin, Chauk Pan 7332 Garfield Residential (RM) Residential-Multifamily 111-150-04 Deason,James A 7322 Garfield Residential (RM) Residential=Multifamily 111-150-05 Silverman,Clinton E TR 7312 Garfield Residential (RM) Residential Multifamily 111-150-06 Cruzat, Charles 7302 Garfield Residential (RM) Residential-Multifamily 111-150-13 CHB Residential RM Vacant Land 111-150-15 Gowdy, Robert Gordon TR Residential(RM) Commercial Use 111-150-16 Gowdy, Robert Gordon TR 19082 Crystal Residential (RM) Commercial; se 111-150-17 Scott, Ora Beth TR Residential (RM) Commercial' se 111-150-18 Weaver, Carl M Residential (RM) Oil Well 111-150-19 Robrecht,Arlene Joan TR 19142 Crystal Residential (RM) Oil Well 11 111-150-20 Robrecht, Arlene Joan TR 19156 Crystal Residential (RM) Oil Well 111-150-21 Burlingham, Marion Residential (RM) Commercial pse 111-150-22 PLC Residential(RM) Commercial! )se-Warehouse 111-150-23 PLC Residential (RM) Commercial se 111-150-24 Elliott, Willis M Residential (RM) Oil Well 111-150-25 Ransford, Jane Residential (RM) Vacant Land, 111-150-26 PLC Residential(RM) Vacant Land!; 111-150-27 PLC Residential (RM) Vacant Land'. 111-150-28 PLC Residential (RM) Vacant Land' 111-150-29 PLC Residential (RM) Vacant Land 111-150-30 Santiago, Jack TR Residential(RM) Vacant Land, 111-150-31 Keller, Melvin F Residential (RM) Vacant Land. 111-150-32 Keller, Melvin F Residential (RM) Vacant Land'; 111-150-33 Pacific Coast Homes 19061 Crystal Residential(RM) Vacant Land 111-150-34 Keller, Melvin F Residential (RM) Vacant Land 111-150-36 Brown, James M Residential (RM) Oil Well 111-150-37 Keller, Melvin F Residential (RM) Oil Well 111-150-38 Sfreddo,R L Residential (RM) Oil Well 111-150-39 Southridge Homes Residential (RM) Oil Well 111-150-40 PLC Residential (RM) Oil Well 111-150-44 IPLC Residential (RM) Residential-Multifamily 111-150-45 jKantor, Gary 19051 Holly Residential RM Residential-Multifamily Page 4 10/13/97 Goldenwest/ Ellis Industrial Site AP# Owner Name Address Zoning Current Use 111-150-46 Kantor, Gary Residential (RM) Residential-Multifamily 111-150-47 MS Vickers II Residential (RM) Commercial Use-YMCA 111-150-48 Wick, Edward Residential RM Residential-Multifamily i� I N i li Page 5 10/13/97 ' LEE & ASSOCIATES 330 P02 MA12.06 '9e 09:54 LeeAssociates $� mnMEROA<.REAL ESTATE SERvKRS March S, 1998 Mr Loll ti►14A�__ _ ._- —z— — z . ..City of Huntington Beach Department of Economic Development 2000 Main Street Huntington Beach, CA 92648 Dear Eli: The plan that you forwarded to me of the proposed Seacliff Industrial area is interesting. My response to the questions you proposed is as follows: 1.) MarMUff d for- toatibie (R&D fta) industrial The current demand for all industrial properties is exceUeot. However, the Huntington Beach industrial market does not lend itself to R&D users. R&D users want to be near each other and in somewhat visible locations such as the Irvine Spectrum.* The type of product the City can expect in the Seacliff area is well appointed industrial buildings (including multi-tenant, small and mid sire freestanding buildings up to 257000 square feet). The demand for these will be high because of the close proximity i o residential. *I define an R&D buxiWing as high image, 50% office and 4:1 parking. 2.) 51w1d the Cb fj f t to gain indus rLd? . Absolutely. 60% -70% of the industrial businesses currently in Huntington Bench are owned or managed by persons living within the City. It is a wonderful draw to the City and wiA retain many people within its borders. There is currently not enough industrial space within the City to satisfy the demand. The majority of the demand is from business owners who live in the City and want tc-locate their business in Huntington Beach. 3991 MacArthur Boulevard.Sude 100/Newport Beach,Co fornla 92660/Office:714/724-1000/Fax:71i./833-0608 y LEE & ASSOCIATES 330 P03 MAR 06 198 09:55 IM Naffa page 2 3.) Couldl ka(de Agg the MW In jad M market? Yes. The key is to constma the right product given the location, frbeway acee~;s, and proximity to residential and o_ dw . It will be important to select a devekp:r(s)and — broker thais very Tamar with Huntington Beach. 4.) W Mless for�5 years out Real estate is cyclical. 3-5 years out the market should still be strong. More importantly, the 20-50 year forecast is excellent for the City of Huntington Beach. 95% of my busineas originates within the City of Huntington Beach. Its industrial base is unique because of two reasons: I)It is not adjacent to another industrial area. 2)It is not freeway close compared to other industrial areas. As a result, most of the industrial users and building owners live in the City. Also, as a result, they take excellent care of roar properties, making the Huntington Bewb industrial zones one of the most attractive in Southern California. This pride of ownership will insure the longevity and continued success of the existing and proposed industrirl base within the City of Huntington Beach. Please continue to feel fame to contact me at any time if I can be of help. Sint y, LEE& ASSOCUTIS COACKERCIAL REAL ESTATE SERVICES Curt Stalder Senior Vice President Direct Line(714) 724-4751 4 Lee & 4Associates REAL ESTATE ILRVICES MAR. 9. 1998 10:48AM N0. 4236 P. 3/3 CB COMMERCIAL REAL ESTATE GROUP.INC • ➢ROFAWAGE EERVKXS COMCB MERCIAL Drk.ering$01V M 77kmCh Loaat xeow4.4s Worldwuk POUNM IM March 9, 1996 BOX GOODNANSON FIRST vim PREswwr CbNuEaaAL PRoveamu Mr.Eli Maffah 714939.21t6 Development Specialist 714 939-2270 tix CITY OF HUNTINGTON BEACH 20 Mai t Street _. Huntington Beach,California 92648 Dear Eli: Thank you for the opportunity to respond to your Seacliff Industrial area considerations. It is my understanding the approximately 55 net acres,zoned industrial,is to be considered for redevelopment and federal grants for infrastructure with delivery of sites 3 to 5 years in the future. It is my opinion the interest and demand for industrial R&D type space is at an all time high. We currently have a vacancy rate of 4.320/6 versus 9.5%one year ago. This is the lowest on record,and should continue for the years ahead.As you know,the majority of the land zoned for industrial has been built-out,specifically in the northwest industrial boundaries of the city. I feel the city and business owners,many_of whom are located in the surrounding residential communities,will find more industrial land for new buildings a major benefit. I urge you to retain this industrial land given the limited supply and great demand in the market today. It is my opinion the entire 55 acres will be absorbed within two years time. Furthermore,with the recent development of the property surrounding Boeing(McDonnell Douglas)and the quick sales absorption,I foresee continued demand well into the future. There are currently 14 acres of available sites that can be purchased for business looking for industrial homes today. I look forward to meeting with you to discuss this matter in more detail and urge the city to keep and upgrade the approximately 55 acre industrial zoned for smart development that will always be in demand. Thank you for your interest and consideration. Sincerely, CB COMMERCIAL REAL ESTATE GROUP,ING Bob Goodmanson ANOC.Y.LWNC EXCUM40CUENrEXPECTATI0N%AR0Uk0True GLon 24W EAST K KMJ-A AvfNLW-7 r"Ft WP-ANAKOK CALwMNIA 92W6-5936 JUN. 1. 1998 8:40AM P 2 FROr t : VO I T ANAHE I M PHONE NO. 1 714 978 9431 1W, MDit June 1, 1998 Commercial Brokerage Ono of The VaR Companies Mr. Eli Naffah - - _-City-of Huntington Beach- Economic Development 2000 Main Street 2M so.stale canoe WVd- Huntington Beach, CA 92648 suhe 100 Anaheao,California Dear Mr. Naffah: 92OH142. Tel(714)9ite-7aeo Per your request, I have enclosed the brochures describing two land parcels Fa I714i9ZO_9431 which i currently have in escrow in the Holly Seacliff area of Huntington Beach. The activity on these sites has been very strong. We received three offers for the on�.t tnraallAeut saan»ro fakrorrra 4.61 acre site after only two weeks on the market. The increasing demand for industrial space; combined with the lack of available `in-fill' land sites, makes the remaining undeveloped industrial land in Huntington Beach a rare and valuable commodity. I envision the remaining industrial land to become a continuation of the Gothard Street industrial corridor. A development consisting of small freestanding industrial and R&D buildings could be a success in this area. This type of development would attract light manufacturing, distribution, and R&D users which would coexist well with the surrounding retail and residential areas. If you have any questions, or If there is any way I can be of assistance to you, please do not hesitate to call me at(714)978-7880. Sincerely, VOIT COMMERCIAL BROKERAGE Mic J. Bouma Se or Marketing Associate a:W98 Naff2h/an .rrfa�ir�'JQ�iwraaavwriow.cc . -•• -• Dowtadie tHCiers:Auataun. Atlatua.8016mnte_atxa Aattm.Bvxm aridgcptrrt,lfuClint,'tOn.Chatham,fhatMtte,Chr ry Cbax,Chicagu.Chula Vinta, (1twtattai.Dallas.Oayt—,th-aw,,Yraaklin Lake.Hart imao.Noonan,Imrimapvli.,Ir.irw,Kaman City.Los Anrekc.Memphix,Miami,MnuK-apelat. NaM York City,Ncw Haven,Orlando, Phdadelphia,Pav tt.erb.Princeton.Rlchm trtd.San Dieya,San lace, St Ltwi.%1y3(na Coraer,Wachiaytrna,M..Wtmdtanl Hills,international ofneee:Bares lonn.Rath.nerlin,Birmingham, l3rictol,amends,Cardiff. I-Abobw6h,bnttu.Hatubarg.tlOne K—p..Leeds,Loipzig.Linc,London.Manchester,pa'...N.tpw.Saethamntaa.Sw A."-IvrWlbJ•Visrtaa. • JUN. 1.1998 8:41RM P 3 FR17M' : VOIT ANAHEIM PHONE NO. : 1 714 978 9431 4.61 AcRE S CRYSTAL STREET (Future Cothard Street) y, W D z z W W � Q Q l0jLWIan taN a d V STEWART STREET Stewart Street & Garfield Avenue 4- Huntington Beach, CA o Rare industrial Zoned In-Fill Land Site Tai ert"v a Located within the Holly-Seacliff Area EftAr o Excellent Development Potential kv o Rectangular Site with Approximately 665' GwfiWd Av of Frontage along Stewart Street o Dimensions:Approximately 665'x 302' c'"'" $ b b 0 6 g o Less than Two Miles from Pacific Coast a Highway and Beach Boulevard(Highway 39) Y o Aerial on Reverse Side Tt,oMs cwt�cocl er,-w4 The k mlAion oontamd twee nat oaan Obtained 60m um me,we deem Vie.YMtik:we hx"no mwn w doubt ds:i0 waox we dom pwaeAx H. For farther IgOrmadoa,pkase comact.- Mike Bouma + Rob Socci 4 Brian Malliet (714) 978-7880 rt Veit Commercial Brokerage 2099 S.State College Blvd,Suite 100 Anaheim,California 92906 FAX-(714)978-9431 Community Development Memorandum J� CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH TO: David Biggs, Economic Development Director FROM: Melanie Fallon, Community Development Directorru'�' SUBJECT: Industrial Development in Holly Seacliff Area DATE: May 19, 1998 The issue of continued industrial uses in the Holly Seacliff area in the long-term versus the conversion of this property to mixed use or residential uses has become a pressing concern due to the proposal by Shea Homes. As you aware, Shea Homes has requested to redesignate four acres of industrial land to mixed use (for a residential development) along Goldenwest, south of Garfield. Their request was approved by the Planning Commission on May 121h and will be forwarded to the City Council for final action in June. Historically,the Community Development Department has supported maintaining industrial property in the city. This was the case when the Holly Seacliff Specific Plan was originally adopted in 1992, as well as in the recent approval of the McDonnell Centre Business Park Specific Plan adopted last year. In regard to Shea's particular request,however,the Community Development Department has recommended that the land use designation be changed for the reasons presented in the Planning Commission staff report, dated April 28',which are summarized below. • The subject parcels represent a small percentage (6.3) of the industrial property in Holly Seacliff and an insignificant percentage (0.3) of that in the city as a whole. • No industrial development proposals have been presented to Planning Staff for the subject parcels (or any of the industrial property in Holly Seacliff) for at least ten years. • The subject parcels do not offer a superior set of characteristics for most types of industrial development. They are removed from the freeway, do not have rail access, have grade differentials, do not have supporting infrastructure (water, sewer) and have contaminated soils. The latter two constraints make development of the parcels costly. Finally, street access to the parcels would likely be restricted to Stewart. Thus,parcel No. 16 fronting Goldenwest may have to be consolidated with parcel No. 23 in order to be usable. ,i f • The overall development program proposed by the applicant will likely be more fiscally beneficial to the city than if the subject parcels were developed with industrial uses similar to the types of uses currently operating on nearby industrially zoned properties. Current industrial uses in the area typically create few jobs and may not result in spin-off industries. The applicant's proposal significantly reduces the number of residential units that could have been built and increases the commercial area(and jobs)compared to what is allowed by the General Plan. These elements collectively present a positive fiscal forecast for the project and the great¢r rea in the short term. In addition, Community Development believes that: • the conversion of the four acres is a logical extension of the existing mixed use property to the south which is designated for 475 residential units per the Holly Seacliff Specific Plan; and • Holly Seacliff is composed of and generally surrounded by residential uses, most of which are single family homes. In the long-term, development of the subject property as mixed use (commercial,residential or combination of these)would likely result in less compatibility issues; Based on the reasons above, Community Development believes that the redesignation of the four acres is appropriate. Undoubtedly,this raises the issue of the remaining property in this block (between Stewart and Goldenwest, south of Garfield) which totals slightly less than five (4.9) acres. Should a proposal be submitted to convert this area to a mixed use, commercial or residential designation, Community Development would consider supporting that as well for most of the reasons noted above. We do not believe it is necessarily the case that the remaining industrial property in Holly Seacliff would be the subject of zone changes if the four acre redesignation is approved and the remaining part of that block were converted. Garfield and Stewart provide convenient breaks between the mixed use/residential block and the industrial areas, and it is possible that"clean" industrial uses could be developed on the remaining industrial acreage with attractive design and landscaping. Based on past history and the existing and proposed residential uses, however, it is probably more likely that residential proposals may be suggested for the remaining industrial area and that future industrial development projects will face opposition from residential property owners. Cc: Ray Silver,City Administrator Howard Zelefsky,Planning Director Mary Beth Broeren, Senior Planner 598mbbl.doc dWO PSSAEV& � MMC073 19472 Goldenwest Street, Huntington Beach,CA 92648 (714) 960-5101 BURGERS•TACOS June 26, 1998 To: City of Huntington Beach Honorable Mayor and Members of the Council From: Robert & Eleanor Lee (Jose McCoy ' s & Main Street Pizza ) Re : Appeal : SeaCliff Shopping Center . . . .Appellant : Robert & Eleanor Lee May we take this opportunity to thank the Council for its support June 20, 1998 . On that evening we felt our problems with Shea Development were heard and closely scrutinized by every member of the council . I must add, that as of this date no talks have been scheduled between us and Shea . Robert and I and our Attorney Richard Silber will be attending your June 29, 1998 meeting and will be glad to answer any questions you might have . We look forward to the Councils deliberation and decision. Again, thank you. Very truly yours , " Oj Robert H. Lee E1�eano�r ;�Lee � cc : Richard Silber , Attorney �?�� C-,rrt p r�O r L SheaProverties Exceptional Living and Working Environments CITY OF Wednesday, June 24, 1998 1gg8 JUN 2 F P 1P_ City Council of Huntington Beach City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Dear Honorable Councilmembers: Thank you for the opportunity to present the new Seacliff Village Plan and Masterplan at the June 15, 1998 City Council meeting. It is our hope that you share the enthusiasm and accomplishment that we have collectively achieved with respect to the new Seacliff Village Shopping Center Plan and Masterplan. As discussed with you at the last City Council meeting, great sensitivity and effort have and continue to be exerted with respect to accomplishing the redevelopment of Seacliff Village. Shea has proactively developed a financial assistance program for the existing tenants which totals in excess of $100,000 and was approved by your Planning Commission. Moreover, it is our belief that many of the existing merchants will become part of the new project as evidenced by our on-going meetings and discussions. With respect to businesses that have remaining lease terms in excess of a year or longer, we are confident that all arrangements will be completed prior to demolition and commencement of construction. Coupled with the tenant assistance program, Shea has proposed a substantial commitment to pay for the relocation of the artwork in the existing shopping center. As part of our original application to you one year ago, we committed to contributing these murals and art to the City of Huntington Beach. Today, we have increased the commitment to include removal and relocation costs including our support of the Seacliff Art Committee's recommended Condition No. 3 as referenced in the attached Exhibit "A". In order to incorporate the additional burden of these significant financial contributions into the project, it is critical that the Planning Commission's approval and conditions be confirmed by the City Council, including the following, important items: • The development as proposed by the application generally including the site design and architecture and residential/mixed use conversion of the four acres, and; • A maximum of three drive-thru restaurant uses and two other drive-thru uses shall be permitted on-site. No more than two drive-thru restaurant uses shall be located on a street frontage. 667 Brea Canyon Road,Suite 30,P.O.Box 1536,Walnut,CA 91789 909.598.9000 Fax:909.869.0868 City Councilmembers City of Huntington Beach June 24, 1998 Page 2 Shea respectfully requests your approval and recommends action on the motions identified in the attached Exhibit "A". These motions were approved by your Planning Commission and represent the conditions and actions necessary to support the additional tenant assistance and art commitment required by the City of Huntington Beach. The redevelopment of Seacliff Village will provide substantial, positive economic impacts that will benefit everyone in the City of Huntington Beach. Moreover, the planned features and design of the new Seacliff Village shopping center will be enjoyed by many patrons throughout the area, many of whom have previously driven past the existing project...taking their retail dollars with them. Thank you for your time and consideration. We look forward to moving forward with you towards the successful redevelopment of Seacliff Village. Sincerely,. SH A PROPE E 1111 Jac dard Vi resident es D. Yoder etail Development M ager cc: Howard Zelefsky, Planning Director, Community Development Department Mary Beth Broeren, Associate Planner, Community Development Department SheaProiperties Exhibit "A" SHEA RECOMMENDED ACTION A. Planning Commission Recommendation: Motion to: 1. Uphold the Planning Commission's action and approve Negative Declaration No. 97-16 with findings and mitigation measures (Attachment No. 4 to Request for Council Action dated June 15, 1998), and 2. Uphold the Planning Commission's action and approve General Plan Amendment No. 97-4 to re-designate the four acres of industrial property to medium density residential with findings and adopt Resolution No. 98-49A (Attachment No. 1 to Request for Council Action dated June 15, 1998), and 3. Uphold the Planning Commission's action and approve Zoning Text Amendment No. 97-2 by adopting Ordinance No. 3400A (Attachment No. 2 to Request for Council Action dated June 15, 1998) and Local Coastal Program Amendment No. 97-4 by adopting Resolution No. 98-50A (Attachment No. 3 to Request for Council Action dated June 15, 1998) with findings (Attachment No. 4 to Request for Council Action dated June 15, 1998), and 4. Uphold the Planning Commission's action and approve Conditional Use Permit No. 97-56 with findings and conditions of approval (Attachment No. 4 to Request for Council Action dated June 15, 1998), and 5. Approve Conditional Use Permit No. 97-56 with finding and conditions of approval including the Seacliff Art Committee's additional Condition No. 3 as follows: Prior to demolition of the existing shopping center, the applicant shall permit the City of Huntington Beach to remove from the shopping center such items of public art owned by the applicant as the City deems appropriate. Upon removal, title to the public art shall be vested in the City of Huntington Beach. The applicant shall provide the City a reasonable period of time to remove the public art, not to exceed 60 days with reasonable extension provided as long as removal is occurring in an expeditious manner. The applicant shall pay the City the sum of$210,000 to reimburse the City for the cost of such removal, such payment to be made within 30 days after applicant obtains all entitlements and executes anchor tenant leases. Such payments SheaProperties r Exhibit "A" June 24, 1998 Page 2 shall discharge in full any duty of the applicant to safeguard, remove or store the public art. The City shall, at its expense, employ a project superintendent to supervise and coordinate the removal of the public art. The project superintendent shall have full authority to determine the manner, method and time that the artwork shall be removed and delivered. If the project superintendent and the applicant disagree on the method of removal and delivery, such disagreement shall be submitted to the Seacliff Public Art Committee for resolution of the disagreement. The location of the final installation of the public artwork shall be determined by the Seacliff Public Art Committee and the City Council. If the Committee and City Council determine that some of the existing art should be incorporated into the shopping center project, the applicant shall retain an artist or consultant to ensure appropriate integration of the art into the project, subject to review by the City. 6. Approve Conditional Use Permit No. 97-56 with findings and conditions of approval requiring one additional bus pad on Goldenwest and reduce processing requirements for permanent relocation of Patti's Preschool to the Zoning Administrator level (Attachment No. 8 to Request for Council Action dated June 15, 1998). SheaProperties A �E�W MM SQCITIItiIIS.COWAW � NET MINDGD RE CITY CLERK CITY OF CH,CA FIU'N:T#AiGTI3h# BF �> w` June 11? 1998 EtQ4 { F j'`� r, l7% JON 1 5 P 3' U b �`e;•f,q.,ky¢k�Jn�:�rn `+ \V>>1,� ���y�+F xt � � „+.r t?�y, . i+y,� .r�4 ,,,,fib 17+'FS r r +-S•°«, °)' ?.Fj *fits�Ff �",1 o ft ! (S' f r.51'it 1W�>vy fM���',�. 't�1('ir� i'y�,S; Pr r{��k• � To the Mayor and a�• ',„S'��ry ..t1J'Wo!w. y.r.�}i.rti��:.t�.'�1'z"t4"Scy t�`. Huntingtono n Beach City Council Members, . , ' C rf�, I��,•�ti:r y I have been a Huntington Beach resident since.1975 and bought a home here in 1980. My son attended grade school and . Huntington High. Today he and I are partners in a computer cowulting business in this city;andae Chamber'of_commerce• Members. Originally I chose Huntington Beach because of the Church of Religious Science, where I have been a member since 1980. Of course you know why I am writing. We have a big problem. We are large in number and can not find a new home. I think the church is an asset to this city and much would be loss to the spiritual and business community if it does not remain within the ciVs boundaries. I make it a practice to,shop in local stores so the revenue remains to support our tax base. Lots of church members come to classes,services and events, all through the week and while here they shop,eat,buy gas etc. There are many Chamber of Commerce Members and business owners in our congregation and we would like to see the City Council support the request to delay demolition and help the church and other tenants like Patti's preschool,relocate and continue to be a vital,contributing force in our community. I appreciate your consideration in the matter. Sincerely, L' Beck y N,,O ftded,A Networking Solutions Company 9114 kdwns,AN enue#341.Huntington 13c8ck4 Ca.92646 • ded.cAm phone 714.593.1444 �tp��S5i0naiS��CtM�. � � LAW OFFICE OF (_" RICHARD J. SILBER CITY (;LERK A PROFESSIONAL CORPORATION �� }' 4� yy CITY O 2134 MAIN STREET, SUITE 130 HUNTIN w)v`1 L:;ACH, CA SEACLIFF OFFICE PARK tt(p� ssfi�� ii HUNTINGTON BEACH, CALIFORNIA 92648 IN JUN 12 � F 41 (714) 960-7646 FACSIMILE (714) 960-7640 June 12, 1998 TO: CITY OF HUNTINGTON CITY COUNCIL RE: CITY COUNCIL HEARING ON 06/15/98 AT 7:00 P.M. SEACLIFF VILLAGE SHOPPING CENTER [2124 Main St.] APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN AMENDMENT NO. 97-4 CONDITIONAL USE PERMIT APPELLANT: ROBERT and ELEANOR LEE [JOSE MC COY'S & MAIN ST. PIZZA] On behalf of Appellant Robert and Eleanor Lee (JOSE' MCCOY' S BURGERS and TACOS & MAIN ST. PIZZA] , it is respectfully requested that the City Council favorably act upon and therefore grant Appellant ' s Appeal [to not approve the General Plan and Conditonal Use Permit : demolishment & reconstruction of SeaCliff Shopping Center] unless the Developer acts in "good faith" to comply with (and not breach] the terms of the Lee' s existing business leases, as indicated by the following factors : 1. Loss of existing tenants. At least two (2) current tenants have either been forced to close (Express Office Supply] , or to relocate [Shoe Repair] because Shea Vickers Development Co. failed to take meaningful measures to protect their business interests as on-going tenants of SeaCliff Shopping Center. 2. Other nearby Shopping Centers' experiences. Other nearby Shopping Centers (Five Points & Golden West/ Warner] have maintained continuity of existing merchants and services during reconstruction. 3 . Lee's on-going Seacliff Restaurants in Seacliff Center for fourteen (14) years [with continuous leases] . Robert & Eleanor Lee have maintained their Seacliff Resturants on an on-going basis in the Seacliff Center for fourteen (14) years [Jose McCoy' s lease runs until 12/30/20011 and eight (8) years [Main St . Pizza lease runs until 09/30/20021 Their leases guarantee the continued existence and current character of each restaurant ["quiet possession of Premises"] . Jose McCoy' s is described as "a sit-down restaurant, with drive-through facilities, serving hamburgers, and Mexican fast food, early morning breakfast items, dinner specials and beer and wine. " (Attach. 1 Current Lee Lease & Jose McCoy Burgers & Tacos Menu) . 4. September, 1995 Chevron Corp. Huntington Seacliff meeting. In September, 1995, the previous owner (Chevron Corp. Huntington Seacliff Corp] , held a dinner meeting for their Seacliff tenants, to describe two possible redevelopment plans for the Shopping Center. The Seacliff tenants were assured of their on- going continuity [merchants and services] during reconstruction, and in the renovated Center. No business would have to relocate elsewhere; and their continued presence would be enthusiastically welcomed in the "redeveloped" Seacliff Center. 5. Under the current Plan to demolish & reconstruct the SeaCliff Shopping Center, the Lee's will no longer have the ability to maintain their current Restaurant Business Establishments: a. Demolishment & reconstruction phase. Within months, the current Center will be demolished, Main St . Pizza will be shut down; and Jose McCoy' s will be required to operate within the confines of a construction fense, [without access to any Shopping Center] . (Attach. 2 Seacliff Shopping Center Sketch) . b. "New" SeaCliff Shopping Center. Main St . Pizza will cease to exist; Jose McCoy' s will not be one of the Center' s five (5) fast-food drive through restaurants; the Lee' s are expected to operate a "non-exclusive" sit-down restaurant in a center "food court" , without drive-through facilities; and the "final menu and Use must be "discussed and approved" by Shea Properties . ( Attach. 3 Shea Properties "Proposal" , dated 02/16/98) . Thus, Main St . Pizza will cease to exist; the current character of the "Jose McCoy' s Burgers & Tacos" Restaurant will be lost and extinguished forever; and the Lee' s will lose operational control of their own restaurant business . Accordingly Shea Properties ' intended action must be construed as an unconscionable breach of Robert & Eleanor Lee' s Huntington Seacliff Restaurant leases . 5. The "public" attributes of the SeaCliff Shopping Center [current and new] must also be considered by the City Council before proposed Zoning Amendments are approved [open, available, and accessable public, and maintained for public usage] [Robins v. Pruneyard Shopping Center, (CA 1980) 447 U.S . 74, 100 S .Ct . 20351 . It is therefore requested that the City Council not approve the proposed Zoning Amendments, until the Council is fully satisfied there has been a full and "good faith" compliance with the Lee' s Seacliff Center' s existing leases; and that Robert & Eleanor Lee will not become "merchants of the street" . Res ectfull submitted, R hL' d J c a d J er, for Rober Eleanor Lee c : . . . \seacliff2 .lee 2 APPEAL OF ROBERT AND ELEANOR LEE [ JOSE MCCOY'S AND MAIN STREET PIZZA] ATTACHMENTS NUMBER DESCRIPTION 1 Current McCoy Lease [Article 1] "Jose McCoy's Burger and Taco" Menu 2 Seacliff Shopping Center Construction Sketch 3 Shea Properties Proposal to Robert and Eleanor Lee dated 02/16/98 i ATTACHMENT 1 .SSE McCOYS IT5 BURGERS & 'TACOS ML sae fi" open 7 degs at 1"Gam ROMP 19472 Gol+ mwrest St. • wa on Beamssuftwo•TACM 714-960-5101 BREAKFAST MEMCAN FOOD WET BURRrro ..............................2.99 xUEVOS RANCHEROS ... ..........„„.« ...2.99 SUPER NACHOS....... ..........4.99 oa wmnarian tixo wv«ed w�ab our aa anal fiats 3 eggs amwbled a+Pped with�he��e and red ssuce placed m a 6ek Aplue of etas covered with matted die,Taco Meat,re- ($radar chase mad a of earn ofcom drips and served with a side of cis and beats. � Jp� pepper sot EGG BURRITOars h �ed � diitOad3gmfiSco 199 QUADLI .. TOSTADA .. ..... 1.59 oduanuy)adc ee 1.69 Refiiedbe lemue,mmam,Cheddar dx4se,Momtcty jack 3.29 geese aid on a esi�wm mtn"lla.SPANISHOMELETTE. .. .«. .».....2.99 ICIFMA:3 omdem Sped with Cheddar mad M akShed&t melted crease and nipped with BEEF TOSTADA egg � Jack dneeee, g- ,sour cream&tomato covered with our own asks(yot�pick botlo sever with 2 Seaakmed d beA refiied beams,knove,oamum,Cheddar shm of him&a Ilona tomNa. TAC.EI chase Jackdfase antlamn to am on a tom l IAMMURGERS&SANDWIQHES ....... ..... ..........1.20 BEAN CUP 1.50 DELUXE BURGER........ 2.34 M-groond O ddar Cheese,letuce&mmames Refried beans mpPed with Cheddar cheese,Monterey Jack cheese .wait cheese 2.54 and a aide of coon Chips ....................... ....................._.�.. FISH TACO... .1.79 1/4lb.with letmkm,toaata,pickles,dressings on a sesame bon. m(� �tomatoes,and cabbage rolled RICE CUP 1.50 REALMcCOY DOUBLE BURGER ............3.04 8rnkr. Spaniyb rice topped with Cheddar cheese,MmtereyJack cheese and a side of coon chips. ... ».. with cheese 3.44 SHREDDED BEEF TACO...... ..........1.79 1n Ib.with letnux,tomam,lHcldes dressings on a sesame bum. Shredded beefs cheese,tomato&lettuce rolled is a Bow tortilla BACON CHEESE BURGER... ...........2.94 CHIMICHANGA BURRITO.. ..........3.09 1/4lb.with cheese,lettuce,tomsm,mryonnsise,catsup on a a m= Ground beef,beans,cheese a�it mild sauce rolled up and deep fixed S S ban. CHILI CHEESE BURGER 1/4 lb. 2.94 TAMALE JOE ......... ....... ...2.49 TACO SALAD► ....... ....... ..........3.09 with tomato,picide,mustard&onion Lettuce,tomato tut meat,Cheddar cheese,Monterey Jadkduese, CHICKEN FAJIT'A(Soft Tatty) .........1.79 soar cram and a side ofcom chips.(Chicken) 3.59 JUNIOR BURGEA,84 with cheese.% Marinated Ixeast of dicker dmab gnli�frith mum and pan peppers thm wrapped in a soft fio�mrtiUa and nipped wieb leuvae, $AI,AD BI�ITO...... cheese&o�ames. Floor tortilla stalled with coma ,C Cheddar chees.,Monte99 PASTRAMI................... ...........3.29 hater, m cheese,Monterey 1/4lb.Pastrami with mustard&pickle m French Real CHICKEN CRISPITOS J cheese and choice of dressing or salsa trap fried t taatiNa filled with chidmr,Jack & DINNER SALAD........ ......... ...........1.29 FISH SANDWICH...... ..........................3.09 with Ode of gaanmole. Le sm tomato,the4dardatse,MmtereyJarhcheese and your tslandic cod with lemur,tomsm American cheese,mayonnaise Chace of piddeson a plein bone. TA UTTOS 1.59 dressing. CHICICEN SANDWICH.. .3.09 won tun7la fined wieh beef with�e of auiasoule. Deep fried breast of Chicken with letuce,tomam Swiss cheese, BEAN BURRITO...„.... ..........1.69 EX' mayonnaise on a sesame bon. ••,••• lDdned bans( g!: M=J�cb�andyour HOT DOG..... ..1.15 dnoice of cad « a BOWL OF OUR"SPICY"CIRU ,..� COMBINATION BURRI O... .........2.39 Mttanrd&reli�torpiddes,catsup,omor�,or manse it. WBEANS...«............................................1.89 Seasoned bed,Chedd r ekCheeseand Topped CHILI DOG .1.59 rehied baffi�wnh red asks&. �&r M 9h � �Onion. Chdi only,,or add oni�(chem add foe) FRENCH FRIES.....Lg.2.19 Reg 1.35 Sm.940 CORN DOG.. ..,.99 MEAT BURWM 2 69 t S.Pound b-C Cheddar dine,MontereyJack0-and CHILI8c CHEESE FRIES.. .2.39 red sibit. C.'HEM BURRITO „1.99 ONION RINGS ..... ........ .........1.59 SWEETS&71MATS Cheddar cheese,Monterey72dk cheese and red salsa melted SAPS&CHEESE.... to Com drips,Cheddar dteese,Monterey Jack cheese CHOCOLATE CHIP COOKIE.........50t ea. SUPER COMBINATION BURRITO &as own snip amuse. .,3.39 Seasoned Ground beef;Cheddar cheese,re-fried beans,latrwe, PEANUT BUTTER CHIP COOKIE...50t ea. r&a oe,red and green asks&,sour cram and guacamole. Come in for our BLACKBOARD SPECLU S OATMEAL COOKIE ... .50t ea. FIESTA BURRITO.. .... .3.69 ' Our combination bonito covered with deli con came,Cheddar MACADAMIA COOKIE 5 ea. arose,Mmteey)ace cheese aonr team lettuce,tomato, ................ 0t guawmol served with a ode of Dora drips, DRINKS&SUCH a` s MILK..... .......» ......... ................. .70t SHAKES........ Sm. 1.34/L 1.59 Vanilla,Chocolate,Strawberry,Orange g' HOT CHOCOLATE. ..................... .90t ORANGE JUICE ..................... ........ .94t SOFT DRINKS... Son,.85t/Md..990&g.1.19 Bottled Water.... 1.00 Coke,Diet Coke,Cherry Coke,Sprite,Ice Tea, California Lo Dr Pepper,Root Beer,Lemonade Fruit Juice Smoothies.... ......... .........1.40 COFFEE........ .........65t We offer a variety of wines and domestic . ALL GAMES ......... . &import beers Prices so ' to without notice.Note:Calif Sales Tag added to all orders Section 1.08 Hours of Uperation. Subject to Section 6.04, Seven ( 7 ) days of every week, (including July 4th, Memorial Day, Labor Day and all other holidays except: Christmas and Easter ) opening no later than 6:30 a.m. weekdays, '.6:30 a.m. on Saturdays and 6:30 a.m. on Sundays of every week, and remaining open until at least 10:00 P.M. on weekdays, 10:00 P.M. on Saturdays and 10:00 P.M. on Sundays. (See Articles 6, 13) . Section 1.09 Trade Name. Mc Coy' s Burgers & Tacos (See Article 6). Section 1.10 Security Deposit. Three Thousand Seven Hundred Twenty-Six and No/100--------------- Dollars ($3,726.00--------------) . (See Article 18) . Section 1.11 Guarantors. N/A (See Article 22). Section 1.12 Addresses for Notices. To: Landlord To: Tenant At: 2110 Main Street At: 25662 Ca1Te Jardin Huntington Beach San Juan Capistrano California 92648 California 92675 with a copy to: or to the Premises at: Lawler, Felix & Hall 19472 Goldenwest 700 So. Flower Street Huntington Beach, CA 92648 Los Angeles, CA 90017 (See Article 22) . Section 1.13 Aoent for Service of Process. N/A a (See Article 22)_ ATTACHMENT 2 COMMERCIAL 1.03 AG_ t•l,t DAYCAK UE � �T7e' • 76' n C I7T7n "'' U 'a a 7s• n 7e'® l• I f ( r CAKa(N[I" ; ( Ttf9 GARS= ' o- SCAN*Ks( ll� AcYrcT � - - RTff iwimin NAME sj •I !o•,: �, l(((ll'II IMPROOfMENT � �`�l Sr. v < R (Maw..CA cl n((N cm.) = v Se' !a•i !te• SCM(N 11KLS —�,� o SQ((N.Ars 1LC T n n MAJOR Z ti ras» sr. ppp \ � 7e•��.�Tk?1�zv 116 - n MARKET 6 s'r u.e. sr Q (Maw.wIIAw() iMaJORai f � A F000/RET 3 st y. � s •7e .� ;�• uw sr.1. 3: 1 04 y, � `c.wr NAaz r». 4R TAI 4 RETAIL 10 • /' pAllr EE \ / - CN.AII I ;� 7s•.w ! i6ESr � l N. ©—a•m a i. CEI `n Jr N AVENUE u U m LAP1 L VWLLS� INCTON SEACLIFF 50 ARCFiI'fHCT[JRE A KERS DEVELOPMENT ATTACHMENT 3 SheaPro erties Exceptional Living and Working Environments Monday,February 16, 1998 VIA TELEFAX (714-965-7816) t/ Mr. Robert and Mrs. Eleanor Lee 19472 Golden West Huntington Beach, CA 92648 Mr. Jerome M. Bame Attorney at Law 10055 Slater Avenue, Suite 250 Fountain Valley, CA 92708 Dear Eleanor, Robert and Jerry: Thank you for your patience over the last few weeks. Pursuant to our conversation at the last meeting, we had discussed preparing a more definitive proposal upon which to continue our discussions. This proposal provides an outline of some of the material terms and conditions we need to discuss. It should not be construed as any notice related to your existing Leases; rather, it is a proposal discussion outline related to the possibility of merging the McCoys and Main Street Pizza stores into a new store located in the proposed Huntington Seacliff Shopping Center. 1. Tenant: Robert H. Lee and Eleanor J. Lee, Husband and Wife, Jointly and Severally. .2. Trade Name: To be determined. 3. Premises and Size: Approximately 2,800 square feet located in Building"T' as attached on Exhibit"A." 4. Use: Non-exclusive right for the operation of a high- quality, quick-service casual dining restaurant selling sandwiches, burgers, burritos, omelets, pizzas, salads and non-alcoholic soft drink beverages. The restaurant will have a particular focus on breakfast and lunch. Final menu and Use to be discussed and approved by both parties. Page 1 667 Brea Canyon Road,Suite 30,P.O.Box 1536,Walnut,CA 91789 909.598.9000 Fax:909.869.0868 5. Minimum Monthly Rent: New Premises $1.65 per square foot per month,NNN. McCoys during reconstruction $2,500 per month,NNN(24% reduction) 6. Percentage Rent: Six percent (6%) versus Minimum Base Rent, whichever is greater. 7. Rental Increase: Minimum Rent shall be increased five percent (5%) per annum. 8. Security Deposit & Advance Rent: Tenant shall pay Landlord a security deposit equal to first month's rent upon full execution of the Lease (current deposit(s), if any, to be credited accordingly). In addition, Tenant shall pay Landlord first month's rent upon turnover of the new Premises to Tenant.. 9. Term: Ten(10) years plus one(1) five(5) year option to renew at fair market value but not less than last month's rent increased by 5% and subject to: (1) Tenant achieving a minimum of $250.00 per square foot in gross sales during the fourth year of the Lease Term, and (ii) Tenant spending a minimum of $5,500 in repainting and rehabilitating its Premises decor, and (iii) Tenant rehabilitating its signage. 10. Rental Commencement: Ninety (90) days after delivery of Premises from Landlord to Tenant or upon opening of the business, whichever comes first. 11. Signage: Signage shall be in accordance with Landlord's standard sign criteria and City approval. 12. Landlord Work: Landlord shall deliver Premises in the following general condition: 1. Concrete floors ready for flooring, 2. Drywalls ready for paint; 3. Drop ceiling with fluorescent light fixtures; 4. Plumbing stubbed per Tenant's Plans in the kitchen and restroom; 5. 200 amp electrical service; 6. Double door entry and storefront. Page 2 SheaProperties In addition, Landlord shall provide Tenant with a $15 per square foot allowance to be used for Tenant's permanent tenant improvement build-out in the Premises. 1.3. Si2naze Allowance: Tenant shall receive a$7,500 signage allowance. 14. Relocation Allowance: Tenant shall receive a $5,000 relocation allowance. 15. Main Street Pizza's Closing Landlord shall contribute $15,000 upon Consideration: termination of the Lease and turnover of the Premises to Landlord. 16. Tenant's Work: Tenant shall be responsible for building out its Premises. 17. Additional Charles (NNN): Tenant shall pay its pro rata share of common area maintenance, insurance, real estate taxes and other customary operating expenses. 18. Financial: The Lease shall be subject to Landlord's review and final approval of Tenant's current financial condition. 19. Lease Form: Landlord's standard Lease form. 20. Schedule: Main Street Pizza turns over Premises Summer, 1998 McCoys to operate during reconstrution Turnover of new Premises Summer, 1999 Final dates to be estimated upon issuance of entitlements by the City of Huntington Beach. 22. Financial Condition: The Lease shall be subject to Landlord's review and approval of Tenant's current financial statements and information. LANDLORD AND TENANT ACKNOWLEDGE THAT THIS PROPOSAL IS NOT A LEASE, AND THAT IT IS INTENDED AS A BASIS FOR THE PREPARATION OF A Page 3 SheaProyerties LEASE BY LANDLORD. THE LEASE SHALL BE SUBJECT TO LANDLORD'S AND TENANT'S APPROVAL, AND ONLY A FULLY EXECUTED LEASE SHALL CONSTITUTE A LEASE FOR THE PREMISES. LANDLORD MAKES NO WARRANTY OR REPRESENTATION TO TENANT THAT ACCEPTANCE OF THIS PROPOSAL WILL GUARANTEE.THE EXECUTION OF A LEASE FOR THE PREMISES. THE LEASE WILL BE SUBJECT TO SHEA VICKERS' SENIOR MANAGEMENT REVIEW AND APPROVAL. Upon your review, I would like to schedule a meeting to discuss your thoughts. Thank you for your time and consideration. Sincerely, SHEA PROPERTIES Vines D. Yo er 1' anager-Marketing and'Leasing �09/594-0943 AGREED AND APPROVED: Date LEEL01.DOC r Page 4 SheaProperties VAG ANT SUMMIT DRIVE -�_ - ( ( I L -COMMERCIAL fit- — I •� -- CLAY au Ili] Ill a{Iu{� MUM 4 If[lift, I „ ' [A I/ T"-�R7A 1 Yll !_ I 11((Ill "" t. ._._.......... IilIiFLIUII I IL «_..._._... I � c�a•:al :.:• I(?N`�R. �IOR G,4RE` .I I ;n ; s' .41 Lu EXISTG ,� r• x�� ;� O Ao«.ec cooro.e.�«n...a 511,16LEIN —11211--� N+ •I Ill lit] .12�� r •••l ssy�s � ' :) u�w a.�l•ca..aN..� FAMILY ,�l -,. _�4�d .i., I ' '•' RE5IDENTIA4 ! �.Y� a rr _ -.� -- t Er15TIN6 APP12lJXIMATE $[JB�7ECI' �t'' <'t q -;Q q ? GJ OPor PMNISES AREA LIO Gxl - •... - .._ Gi os�rnmmmll lllUIIII � ..� I I NEt/AlY .+ • YORK TOM AVENUE ' NACSSUIti Y•NEEL NUYNENa: VIM SITE PLAN HUNTINGTON SEACLIFF 50 SHEA VICKERS DEVELOPMENT nN�r_rwL�,N� PL�wwa LAW OFFICE OF r w>S'I.t RICHARD J. SILBER cr v ycl"E K A PROFESSIONAL CORPORATION CITY y�011 y}Nt IN GT 0, 6EY O' 2134 MAIN STREET, SUITE 130 HG,t��;s�;'a� c. i �' H C A SEACLIFF OFFICE PARK ``�pppp �ff#A`� HUNTINGTON BEACH, CALIFORNIA 92648 M8 JUN 12 (714) 960-7646 FACSIMILE (714) 960-7640 June 12, 1998 TO: CITY OF HUNI'INGTON CITY COUNCIL RE: SEACLIFF VILLAGE SHOPPING CENTER APPEAL [2124 Main St.] TENANT CONSIDERATIONS AND CONCERNS Pursuant to request of several Seacliff Merchants [including the IIKDIS Donut Shop" (Nag Ung, Owner) & Hall Photography (Sandra Ewers, Owner) ] , it is respectfully requested on behalf of such Merchants, that the Council consider the following factors prior to approval of the General Plan Amendment [demolishment & reconstruction of SeaCliff Shopping Center] : 1 . At least two (2) current tenants have either been forced to close [Express Office Supply] , or to relocate [Shoe Repair] because Shea Vickers Development Co. failed to take meaningful measures to protect their business interests as on-going tenants of SeaCliff Shopping Center. 2 . Other nearby Shopping Centers [Five Points & Golden West/ Warner] have maintained continuity of existing merchants and services during reconstruction. 3 . No current business or service will survive, if forced to relocate for up to twelve (12) months [become "merchants of the street"] , and then return to the "new" Seacliff Shopping Center [at an unspecified location and uncertain/unaffordable rent] . 4 . The "public" attributes of the SeaCliff Shopping Center [current and new] must be considered by the Council before the proposed Zoning Amendments are approved: (a) The Shopping Center is open, available, and accessable to the public; (b) The severe loss, burden, and impact upon the "public" that will be immediately created due to the destruction of the current Shopping Center should be considered. It is therefore requested that prior to approval of the proposed Zoning Amendments, that the Council be fully satisfied there will be an uninterrupted continuity of service to the "public" by the current merchants; and that the current Seacliff merchants and services will not become "merchants of the street" . Respectf 1 y s mibted, 8c,` c : . . . \seacliff .pin Richard S er L. lq7. RE CIT`` CLEII H CITY OF HUNTINGTON BEACH CIT 1' C INTER-DEPARTMENT COMMUNICATI I NTINSITON 1=AC , CA 1998 JUN 21!7 Art: HUNTINGTON BEACH TO: Honorable Mayor and City Council Members �/ FROM: Melanie S. Fallon, Community Development Director"�-�a_xc,1 'd VIA: Ray Silver, City Administrator SUBJECT: APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-2/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGE) DATE: June 24, 1998 The Seacliff Village gproject was initially considered by the City Council on Junel5, 1998 and continued to June 29 . The subject request includes: Conditional Use Permit No. 97-56 for the comprehensive master plan of the site and construction of the shopping center which includes a nine percent reduction in parking; General Plan Amendment No. 97-4 to amend the General Plan to 1) allow an additional 60,000 sq. ft. of retail on the site, lower the number of allowed residential units from 475 to 165 and expand the list of permitted uses to include day care, church and senior care; and 2) redesignate four acres of industrial property to mixed use; Zoning Text Amendment No. 97-2 to amend the Holly Seacliff Specific Plan to reflect the same changes noted for the General Plan; Local Coastal Program Amendment No. 97-4 to reflect the changes to the Holly Seacliff Specific Plan; and Negative Declaration No. 97-16 which analyzes the potential environmental impacts of the entitlements listed above. There are four motions necessary for this project. As discussed in the Request for Council Action (RCA), however, there are differences in the recommendations between staff and the Planning Commission. Thus, on the attached pages each of the four motions are presented with a discussion of the differences provided below. Staff recommends the City Council approve the applicant's request and deny the appeal because this project represents a significant, positive contribution to the community and surrounding area. Staff recommends the City Council approve the project pursuant to the following motions. 'Motion to: 1. "Uphold the Planning Commission's action and approve Negative Declaration No. 97-16 with findings and mitigation measures," and All parties are in agreement on this motion. 2. "Approve Conditional Use Permit No. 97-56 with findings and conditions of approval," and There are three conditions of approval which were discussed in the June 15th RCA and are summarized below. The City Council's motion should reflect which version of the conditions they wish to approve. Note that the Planning Commission's conditions are presented in total in Attachment No. 4 (page D-1.51) of the June 15th RCA, and staff s conditions are presented in Attachment No. 8 (page D-1.88). In addition, Councilmember Harman had presented alternative wording for the condition pertaining to removal of the artwork. This is summarized on the following page. Condition Planning Commission Staff Applicant's No. Approval Recommendation Response 1 g. A maximum of three drive-thru A maximum of three drive-thru uses shall Agrees with restaurant uses and two other drive- be permitted on-site. Planning thru uses shall be permitted on-site. Commission. No more than two drive-thru restaurant uses shall be located on a street frontage. 2. Development of the future Development of the future residential and Agrees with residential and future future commercial/mixed use parcels Staff. commercial/mixed use parcels shall shall be subject to Planning Commission be subject to Planning Commission approval of the appropriate entitlements, approval of the appropriate except the permanent relocation of entitlements. Patti's Preschool shall only require Zoning Administrator approval of the appropriate entitlements. 12w. A bus turnout shall be added per A bus turnout shall be added per City Agrees with City Standards to the north side of Standards to the north side of Yorktown Planning Yorktown Avenue west of Main Avenue west of Main Street. The turnout Commission Street. The turnout shall be shall be provided within the right-of- or Staff. provided within the right-of- way/landscape area. No loss of parking way/landscape area. No loss of shall occur as a result. A bus pad shall parking shall occur as a result. be provided per City Standards on Goldenwest Street, north of Yorktown, adjacent to the shopping center site. _ y Condition Planning Commission Councilmember Harman Applicant's No. Approval Recommendation (Staff Concurs) Response 3. The applicant shall fund all costs Prior to demolition of the existing Prefers associated with the removal and shopping center,the applicant shall permit Planning delivery of the existing art to the the City of Huntington Beach to remove Commission's City of Huntington Beach. Final from the shopping center such items of condition, but installation shall be determined by public art owned by the applicant as the is agreeable the Seacliff Public Art Committee City deems appropriate. Upon removal, with the and the City Council. If the title to the public art shall be vested in the alternative Committee and City Council City of Huntington Beach. The applicant language. determine that some of the existing shall provide the City a reasonable period art should be incorporated into the of time to remove the public art, not to shopping center project,the exceed 60 days with reasonable extension applicant shall retain an artist or provided as long as removal is occurring consultant to ensure appropriate in an expeditious manner. The applicant integration of the art into the shall pay the City the sum of$210,000.00 project, subject to review by the to reimburse the City for the cost of such City. art removal, such payment to be made within 30 days after applicant obtains all entitlements and executes anchor tenant leases. Such payments shall discharge in full any duty of the applicant to safeguard, remove or store the public art. The City shall at its expense employ a project superintendent to supervise and coordinate the removal of the public art. The project Superintendent shall have full authority to determine the manner,method and time that the artwork shall be removed and delivered. If the project superintendent and the applicant disagree on the method of removal and delivery, such disagreement shall be submitted to the Seacliff Public Art Committee for resolution of the disagreement. The location of the final installation of the public artwork shall be determined by the Seacliff Public Art Committee and the City Council. If the Committee and City Council determine that some of the existing art should be incorporated into the shopping center project,the applicant shall retain an artist or consultant to ensure appropriate integration of the art into the project, subject to review by the City. '3. "Approve General Plan Amendment No. 97-4 with findings and adopt Resolution No. and There is one aspect of the General Plan Amendment for which there is disagreement as summarized below. The City Council's motion should reflect which version of the Amendment they wish to approve. Note that the resolution associated with the Planning Commission's recommendation is presented in Attachment No. 1 (Res.No. 98-49A,page D-1.14) of the June 15th RCA, and that associated with staff s recommendation is presented in Attachment No. 5 (Res. No. 98-49B, page D- 1.67). Should the City Council adopt the alternative recommendation proposed by Administration, the motion should include direction to staff to return at a later meeting with a resolution that reflects this action. Issue Planning Commission Staff Applicant's Approval Recommendation Response 4 acres of Change to Medium Density Administration&Economic Agrees with Planning Industrial Residential(15 units per acre), Development: Retain Industrial Commission or Community Property consistent with Shea Homes' Designation Development. proposal for the site Community Development: Change to Mixed Use,which allows residential and is consistent with remainder of shopping center site 4. "Approve Zoning Text Amendment No. 97-2 by adopting Ordinance No. and Local Coastal Program Amendment No. 97-4 by approving Resolution No. with findings." This aspect of the request has the same difference in recommendation as the General Plan Amendment. The City Council's motion should reflect which version of the Amendment they wish to approve. Note that the ordinance and resolution associated with the Planning Commission's recommendation are presented in Attachment Nos. 2 and 3 (Ord. No. 3400A, page D-1.14 and Res. No. 98-50A, page D-1.44) of the June 15th RCA, and those associated with staffs recommendation are presented in Attachment Nos. 6 and 7 (Ord. No. 340013,page D-1.77 and Res.No. 98-50B, page D-1.81). Should the City Council adopt the alternative recommendation proposed by Administration,the motion should include direction to staff to return at a later meeting with a resolution and ordinance that reflects this action. aFctrteo CITY CLERK CITY OF NUNTINGTON BEACN.CA 1498 JUN IS P c 45 Appeal of Planning Commission's approval of General Plan Amendment No. 97-4 Zoning Text Amendment 97-2 � Local Coastal Program Amendment No. 97-4 Conditional Use Permit No. 97-56 � Negative Declaration No. 97-16 (Seacliff Village) Project Includes ♦Construction of a 259,051 sq . ft. shopping center on 27 acres with a 9% reduction in parking . ♦Comprehensive plan for development of remaining 21 acres to include residential and senior care facilities. Z *Changes to General Plan and Holly Seacliff Specific Plan to: Redesignate 4 acres of industrial property to mixed use ■Allow an additional 60,000 sq . ft. of retail beyond the currently allowed 200,000 sq. ft. ■ Decrease the maximum number of residential units from 465 to 165, and ■Allow senior care, day care and church as permitted uses 3 * Planning Commission approved the project on May 12 , 1998 *The project was appealed by Robert and Eleanor Lee, owners of two businesses at the existing center, on May 22, 1998 ■The appeal requests that the City Council require the applicant to reach settlement with the tenants prior to being allowed to proceed with their project. 4 Analysis *Appeal -. ■The applicant has agreed to provide a certain amount of tenant assistance as approved by the Planning Commission ■ Staff does not recommend that the City Council require any additional conditions of the applicant on this matter 5 Analysis (cont ' de ) General Plan Amend ment/Zon i ng Text Amendment: ■ With the exception of the 4 acres of industrial land , all aspects of the GPA/ZTA are agreed upon by Planning Commission , City Staff and the applicant. ■ There are differing views on the industrial property: . 6 Analysis (cont ' d.) ■ Planning Commission recommends that the 4 acres of industrial be changed to Medium Density Residential consistent with the conceptual plan for the property ■ Community Development recommended that the 4 acres be changed to Mixed Use Horizontal consistent with the shopping center site Analysis (cont ' d) ■ Economic Development and Administration recommend an alternative action that would retain the existing industrial designation to allow for future study and to maintain the City's industrial base. g Conditional Use Permit: *Staff recommends approval of the request for construction of the shopping center. *There are 3 items for which staffs recommendation differs from the Planning Commission's: Number of drive thrus (3 vs. 5) ■Addition of a bus pad on Goldenwest (one bus turnout approved on Yorktown ■Allowance for ZA approval for permanent relocation of Patti's Pre-school instead. of PC approval 9 Recommendation ♦Staff recommends the City Council deny the appeal and approve the requested entitlements pursuant to staff recommendations. ♦Administration recommends approval of the project except for the redesignation of 4 acres of industrial . ' 10 J. BECEN EI.1 . CITY CLERK CITY OF HUNTINGTON BEACH CITY CE HurrtwoTONs HUNTINGTON BEACH.CA CITY COUNCIL COMMUNICATION lq% JUN -9 P 5- 44 TO: Honorable Mayor and City Council Members Ray Silver, City Administrator FROM: Tom Harman, City Council Member DATE: June 9, 1998 SUBJECT: Seacliff Village Appeal Conditional Use Permit No. 97-56 ' Suggested Modification to Conditions of Approval This appeal will be heard by the City Council on June 15, 1998. The City Council Sub- Committee dealing with the removal of art from the Seacliff Village Shopping Center has expressed a concern that the supervision of the art removal should be under the control of the City of Huntington Beach. This being the case, I wish to suggest a modification to Condition No. 3 of the Conditions of Approval adopted by the Planning Commission at their hearing on this matter. Revised Condition No. 3 would read as follows: Condition No. 3: The applicant shall fund all costs associated with the removal and delivery of the existing art to the City of Huntington Beach. The removal and delivery costs shall include the cost for a project superintendent to supervise and coordinate removal of the art The project superintendent shall be selected by and report to the City. The project superintendent shall have full authority to determine the manner, method, and time that the art shall be removed and delivered The decision of the project superintendent shall be final as to all matters related to the removal and delivery of the art. Final installation shall be determined by the Seacliff Public Art Committee and the City Council. If the Committee and City Council determine that some of the existing art should be incorporated into the shopping center project,the applicant shall retain an artist or consultant to ensure appropriate integration of the art into the project, subject to review by the city. Note: Condition wording approved by the Planning Commission shown in regular font. Additional language shown in bold, italics. TH:lp xc: City Clerk Ron Metzler, Shea Properties r Council/Agency Meeting Held: b 19 9 ifs G/--tA d �D ontinued to: 1-1 -1/16 8 Approved ❑ Conditionally Approved ❑ Denied City Clerk's Signature Council Meeting Date: June 15, 1998 Department ID Number: CD28- 7f j,c19$ /ji-- .3 y oO . S'—p .--c o ..- , /+-ram-f► .u-r /-or�m ..... 6) CITY OF HUNTINGTON BEACH REQUEST FOR COUNCIL ACTION ' ,rn SUBMITTED TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS .5 0gg-4q je6 9'Sa SUBMITTED BY: RAY SILVER, City Administrator �¢3YOO PREPARED BY: MELANIE S. FALLON, Community Development Director , /Zz& SUBJECT: APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-2/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/ NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGE) Statement of Issue,Funding Source,Recommended Action,Alternative Action(s),Analysis,Environmental Status, Attachment(s) Statement of Issue: Transmitted for your consideration is an appeal by Robert and Eleanor Lee, business owners of Jose McCoy's Burgers & Tacos and Main Street Pizza, of the Planning Commission's approval of the Seacliff Village mixed use project. Shea Vickers Development, LLC, the applicant, received approval of General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4, Conditional Use Permit No. 97-56 and Negative Declaration No. 97-16 at the May 12, 1998 Planning Commission meeting. The project consists of a master plan for the 56 acre site, construction of a 259,051 square foot shopping center, redesignation of four acres of industrial land to mixed use and modifications to the type and amount of uses allowed on the site. The appeal states that the appellants and applicant have not yet reached a settlement on the fate of the appellants' two businesses located in the existing shopping center. The appellants request that a condition be placed on the project requiring the applicant to reach a settlement prior to being allowed to proceed with the project. Funding Source: Not applicable. REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 Recommended Action: A. PLANNING COMMISSION RECOMMENDATION: Motion to: 1. "Uphold the Planning Commission's action and approve Negative Declaration No. 97-16 with findings and mitigation measures (ATTACHMENT NO. 4)," and 2. "Uphold the Planning Commission's action and approve General Plan Amendment No. 97-4 to redesignate the four acres of industrial property to medium density residential with findings and adopt Resolution No. ft4ATTACHMENT NO. 1)," and 3. "Uphold the Planning Commission's action and approve Zoning Text Amendment No. 97-2 by adopting Ordinance No. 3_11QA(ATTACHMENT NO. 2) and Local Coastal Program Amendment No. 97-4 by approving Resolution Nolf*kTTACHMENT NO. 3) with findings (ATTACHMENT NO. 4)," and 4. "Uphold the Planning Commission's action and approve Conditional Use Permit No. 97- 56 with findings and conditions of approval (ATTACHMENT NO. 4)." Planninq Commission Action on May 12, 1998: THE MOTIONS MADE BY KERINS, SECONDED BY SPEAKER, TO APPROVE NEGATIVE DECLARATION NO. 97-16, ZONING TEXT AMENDMENT NO. 97-2 AND LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4 WITH FINDINGS FOR CHANGES TO HOLLY SEACLIFF SPECIFIC PLAN REGARDING TYPES AND AMOUNTS OF USES, WITH THE EXCEPTION OF ANY FLOOR AREA RATIO REQUIREMENT AND WITH REDESIGNATION OF THE INDUSTRIAL AREA TO MEDIUM DENSITY RESIDENTIAL CARRIED BY THE FOLLOWING VOTE: AYES: INGLEE, LIVENGOOD, TILLOTSON, SPEAKER, KERINS NOES: BIDDLE, ABSENT: CHAPMAN ABSTAIN: NONE MOTION PASSED THE MOTION MADE BY KERINS, SECONDED BY INGLEE, TO APPROVE GENERAL PLAN AMENDENT NO. 97-4 TO REFELCT THE REQUESTED CHANGES TO THE GENERAL PLAN REGARDING TYPES AND AMOUNTS OF USES, WITH THE EXCEPTION OF ANY FLOOR AREA RATIO REQUIREMENT AND WITH CD98-27.DOC -2- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 REDESIGNATION OF THE INDUSTRIAL AREA TO MEDIUM DENSITY RESIDENTIAL CARRIED BY THE FOLLOWING VOTE: AYES: INGLEE, LIVENGOOD, TILLOTSON, SPEAKER, KERINS NOES: BIDDLE ABSENT: CHAPMAN ABSTAIN: NONE MOTION PASSED THE MOTION MADE BY KERINS, SECONDED BY INGLEE, TO APPROVE CONDITIONAL USE PERMIT NO. 97-56 WITH FINDINGS AND CONDITIONS OF APPROVAL (ATTACHMENT NO. 4) CARRIED BY THE FOLLOWING VOTE: AYES: INGLEE, LIVENGOOD, TILLOTSON, SPEAKER, KERINS, BIDDLE NOES: NONE ABSENT: CHAPMAN ABSTAIN: NONE MOTION PASSED B. STAFF RECOMMENDATION: Motion to: 1. "Uphold the Planning Commission's action and approve Negative Declaration No. 97-16 with findings and mitigation measures (ATTACHMENT NO. 8)," and 2. "Approve General Plan Amendment No. 97-4 to redesignate the four acres of industrial property to mixed use horizontal with findings and adopt Resolution No. U--q-v (ATTACHMENT NO. 5)," and 3. "Approve Zoning Text Amendment No. 97-2 by adopting Ordinance No. I-Was (ATTACHMENT NO. 6) and Local Coastal Program Amendment No. 97-4 by approving Resolution No.WSKATTACHMENT NO. 7) with findings (ATTACHMENT NO. 8)," and 4. "Approve Conditional Use Permit No. 97-56 with findings and conditions of approval that limit the number of drive-thru establishments to one per street frontage, require one additional bus pad on Goldenwest and reduce processing requirements for permanent location of Patti's Preschool to the Zoning Administrator level (ATTACHMENT NO. 8)." CD98-27.DOC -3- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 Alternative Action(s): The City Council may make the following alternative motion: 1. "Deny General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4, Conditional Use Permit No. 97-56 and Negative Declaration No. 97-16 with findings for denial." 2. "Continue General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4, Conditional Use Permit No. 97-56 and Negative Declaration No. 97-16." Analysis: A. PROJECT PROPOSAL: Applicant: Shea Vickers Development, LLC, 655 Brea Canyon Rd., Walnut, CA 91788 Location: 2121 Main Street (area north of Yorktown Ave., between Goldenwest and Main Streets) General Plan Amendment No. 97-4 represents a request for the following: A. To amend the General Plan Land Use Map (Figure LU-5) of the Land Use Element to redesignate approximately four acres (3.99 gross acres) of land general planned for Industrial (1) to Mixed Use Horizontal (MH) on the east site of Goldenwest, approximately 350 ft. south of Garfield (Attachment No. 9). B. To amend Table LU-4 for Subarea 7C (Seacliff Center) (pg. II-LU-62) of the Land Use Element to reflect a change in the Permitted Uses and Density/Intensity provisions as summarized below and presented in Attachment No. 10. 4 C�'tl r s Permitted Uses • Commercial General, • Add Limited Public Uses • Commercial Office, and (senior care, day care • Free-standing multi-family and churches), and residential • Eliminate "free-standing multi-family" Density • 475 residential units • 165 residential units Intensity • 200,000 sq. ft. of Retail • 260,000 sq. ft. of Retail • 100,000 sq. ft. of Office • none C1398-27.130C -4- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 Zoning Text Amendment No. 97-2 represents a request to modify the Holly Seacliff Specific Plan (HSSP) to reflect the above noted changes that are proposed for the General Plan pursuant to Section IV.C.6. of the HSSP, with the exception of the type of residential which is not restricted by the HSSP. This would include modifying Table 1 and Exhibits 3, 7-12 of the HSSP as well as Section III.D.6, Mixed Development (Attachment No. 11). Local Coastal Program Amendment No. 97-4 represents a request to amend the Local Coastal Program to reflect the changes proposed for the HSSP. Conditional Use Permit No. 97-56 represents a request for the following: A. To master plan the 55.6 acre mixed use site, including the four acres currently designated as Industrial (Attachment No. 12), pursuant to Section III.D.6 of the HSSP as follows: 'Cbr om Gros f y a R ! t � . E ...,...... .. Shopping Center 31.57 27.64 Current CUP Request Residential 13.53 11.83 Future Development Commercial/Mixed 10.51 9.07 Future Development Use Total 55.61 48.54 These areas are depicted on a comprehensive site plan (Attachment No. 15) which is required to be submitted concurrent with an entitlement per the HSSP. Note that no changes are proposed for the existing Chevron gas station (0.73 net acres), and its site area is not included in the above table. B. To construct a 259,051 sq. ft. shopping center pursuant to Section III.D.6 of the HSSP. (The existing center will be demolished.) The shopping center consists of three building components summarized below and depicted in Attachment No. 16. 1. A main building which is L-shaped contains 190,960 sq. ft (identified as Building Nos. 1-7 on the Site Plan). It will consist of two primary anchors, a market and a home improvement use, and two secondary anchors, probably a drug store and another retailer. This building will also accommodate numerous, smaller in-line shops such as dry cleaners, restaurants and cards/gifts. 2. A small retail cluster contains 23,291 sq. ft (Building Nos. 8-11). This is detached from the main building and will accommodate various tenants such as book store, art supply and restaurants. There will be an outdoor plaza/eating area between CD98-27.DOC -5- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 this cluster and the main building called "Main Street." This area will accommodate art shows and other functions and may be closed off by bollards. 3. Nine satellite (free-standing) buildings consisting of 44,800 square feet (Building Nos. A-J). Four are proposed along Goldenwest, three along Yorktown and two along Main. With the exception of the building at the corner of Main and Yorktown (Bldg. B) which is expected to have two tenants, each satellite building will likely have one tenant. Three of the buildings have drive-thru components. Expected uses for the satellite buildings are sit-down restaurants, fast-food restaurants and offices (banks, real estate, travel). C. To permit a nine percent (133 parking stalls) reduction in parking, allowing 1,314 parking stalls in lieu of 1,447 for the shopping center site pursuant to Section 9606.1 of the Huntington Beach Ordinance Code. The general plan amendment is to accommodate the proposed development of the shopping center and to accommodate future uses that are planned for the site. The applicant requests the redesignation of industrial land for the following reasons: 1) the subject property is not a prime industrial site, 2) Goldenwest is primarily developed with residential uses and limited commercial uses, and 3) existing industrial uses in the vicinity are marginal and of low economic benefit to the city. The applicant further indicates that any loss of economic benefit from converting the industrial to mixed use would be offset by additional revenue that would accrue from the overall development plan for the shopping center. The applicant requests approval of the shopping center in order to develop a center that is responsive to current retail trends and the needs of the community. The reduction in parking is requested so that a full complement of shops may be offered. The applicant believes that adequate parking will be provided. B. PLANNING COMMISSION MEETING SUMMARY AND RECOMMENDATION: The Planning Commission initially considered the project on April 28, 1998. During that meeting, 23 individuals (five of which represented the applicant) spoke on the project. Most of the speakers addressed issues pertaining to the existing tenants such as provisions for temporary and permanent relocation. Some of the speakers addressed site plan issues pertaining to the shopping center layout and the proposed land use change from industrial to mixed use. The Planning Commission voted to continue the project to May 12th so that they could hold a study session on May 5th to explore the project issues further. The public hearing was closed unless new information was presented. During the May 12, 1998 Planning Commission meeting seven individuals, including the applicant, spoke regarding the comprehensive master plan. (It was determined that new information had been presented on that item.) The Planning Commission decided to take CD98-27.DOC -6- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 straw votes on most of the project. The Planning Commission voted to approve the request to change the four acres of industrial land to medium density residential (staff recommended mixed use) with Commissioner Biddle dissenting. The Planning Commission also voted to approve the proposed text changes to the General Plan and Holly Seacliff Specific Plan with the exception of the floor area ratio component. The Planning Commission approved the conditional use permit request for the shopping center with minor modifications to the conditions of approval. C. APPEAL An appeal was filed by Robert and Eleanor Lee, business owners of Jose McCoy's Burgers & Tacos and Main Street Pizza on May 22, 1998 (Attachment No. 13). The appeal states that the appellants and applicant have not yet reached a settlement on the fate of the appellants' two businesses located in the existing shopping center. The appellants request that a condition be placed on the project requiring the applicant to reach a settlement prior to being allowed to proceed with the project. D. STAFF ANALYSIS AND RECOMMENDATION: The appeal letter addresses a component of the project associated with the Conditional Use Permit which includes conditions of approval for the shopping center. The appeal does not address issues pertaining to the General Plan Amendment or Zoning Text Amendment and Local Coastal Program Amendment which entitlements would require City Council action even if an appeal of the project had not been filed. The following analysis addresses all entitlements for the project due to differences between staffs recommendation and the Planning Commission's action, and the project is fully analyzed in the attached Planning Commission Staff Reports dated April 28 and May 12, 1998 (Attachment Nos. 17 and 18). General Plan and Zoning Text Amendment Staff's recommendation on these entitlements differs from that of the Planning Commission with regard to the requested general plan amendment for the four acres of industrial land. The Planning Commission approved the project with a recommendation that this property be changed to Medium Density Residential (15 units per acre) based on the development plan proposed by Shea Homes (to be submitted pending final approval of the current request). Staff recommends that the property be changed to Mixed Use Horizontal consistent with the designation of the shopping center property and the remainder parcels which will be developed with other uses, including residential. The Mixed Use designation allows residential development, and staff believes that it also provides more development flexibility in the future if Shea Homes' proposed residential project were to recycle. The applicant is in agreement with either land use designation. CD98-27.DOC -7- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 The Planning Commission's action did not include the requirement for a maximum floor area ratio (FAR) for the Office and Limited Public Uses that are expected to be developed on approximately nine acres. Staff had initially recommended a FAR of 0.35 (the City's lowest designation) but had increased this to 0.50 after further evaluation. Under the scenario recommended by the Planning Commission, development will be regulated by setbacks, maximum building height and the amount of site area needed for parking, landscaping and open space. Staff is in agreement with the Planning Commission's action and believes that the site could be properly designed without the FAR. The applicant is in agreement with the Planning Commission's action and staffs recommendation, but if a FAR were approved by the City Council they would request 0.75. Conditional Use Permit The discussion below is divided into two sections: the first addresses the appeal of the project, the second addresses the differences between staffs recommendation and the Planning Commission's action as it pertains to conditions of approval. Appeal The applicant is requesting that the City condition the subject project such that the applicant not be allowed to proceed with development until the applicant has reached a settlement agreement with the tenants. As discussed at the April 28th and May 12th Planning Commission Meetings and the May 51h Planning Commission Study Session, the City does not have legal standing to compel the applicant to enter into a relocation agreement or settlement with the existing tenants because the City does not have an ownership interest in the property and the property is not located in a redevelopment area. The City Attorney's Office prepared a memorandum identifying the types of information that the City could require (Attachment No. 14). Nonetheless, the Planning Commission's approval of the project included a condition regarding the payment of monies ($2,000) and a two month rent abatement for each tenant. This was done with concurrence of the applicant and after discussion at the May 121h meeting that such a condition would be difficult to enforce. Staff believes that the City would be exposing itself to potential litigation were it to require anything beyond the approved condition. Other Conditions of Approval There are two conditions of approval for which staffs recommendation differs from the Planning Commission's action. The first condition pertains to the number of drive-thru establishments to be located on the property (Condition No. 1g). Staff recommends that the number of establishments be limited to three. The applicant's site plan shows three drive- thrus: two are located on Yorktown Ave. and one on Goldenwest Street. The Planning Commission approved the project with the following condition: CD98-27.DOC -8- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 A maximum of three drive-thru restaurant uses and two other drive- thru uses shall be permitted on-site. No more than two drive-thru restaurant uses shall be located on a street frontage. The applicant is in agreement with the Planning Commission's action. Staff recommends the more restrictive condition because the limitation of three drive-thrus will enhance the pedestrian atmosphere of the center. The second condition of approval pertains to bus pads (Condition No. 12w). Staff recommended bus pads at Yorktown, near Main, and on Goldenwest, just north of the existing Chevron station. There are currently bus pads in these two locations. Staff had also recommended bus turnouts further north on Goldenwest, north of Summit, and on Main Street. The Planning Commission approved the project with a requirement for a bus turnout on Yorktown but did not take action on the other three items. Staff recommends that the City Council approve a requirement for a bus pad on Goldenwest, just north of the existing Chevron station, consistent with the current situation. Staff is in agreement with the Planning Commission's action to defer action on the other two locations until detailed site plans are submitted for the properties adjacent to those locations. Finally, at the April 28th Planning Commission meeting, discussion was held regarding Condition No. 2 which requires that development of the future residential and commercial/mixed use parcels be subject to Planning Commission approval of the appropriate entitlements. Ms. Patti Young, owner of Patti's Preschool, asked that consideration be given for reduced processing for her business if it were to be relocated on the site. Staff discussed options for approval at the Zoning Administrator level or at Staff level. Action on the entire request was continued to May 12th, and although the May 121h Staff Report included a discussion of this issue, no action was taken to change the condition from its original form. Staff believes that it was the Planning Commission's intent to do so and recommends the City Council modify the condition to require approval of the appropriate entitlements at the Zoning Administrator level for Patti's Preschool. This requirement would only pertain to the permanent relocation of the business on the site; temporary relocation of any of the existing businesses is permitted with Staff approval pursuant to Condition No. 5. E. SUMMARY The proposed project will redesignate four acres of industrial property to mixed use, construct a new 259,051 square foot shopping center and master plan the remainder of the site for future residential and commercial development. Staff supports the applicant's request, as modified by conditions of approval, for the following reasons: The subject industrial parcels represent a small percentage (6.3) of the industrial property in Holly Seacliff and an insignificant percentage (0.3) of that in the city as a whole. CD98-27.DOC -9- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 The industrial property of Holly Seacliff is generally surrounded by residential uses. The redesignation of the four acres to mixed use is compatible with the surrounding area. The subject industrial parcels do not offer a superior set of characteristics for most types of industrial development, and no development proposals have been submitted for consideration for the property for at least 10 years. The proposed limits of 260,000 square feet of retail and 165 residential units will not create impacts beyond those that might occur if the site were developed under the current maximums. The proposed limits improve the fiscal benefits of the project by increasing the potential for taxable sales and reducing service costs. The proposed uses of shopping center, residential and other commercial/mixed use are compatible and can be integrated with adequate buffers and amenities. The proposed shopping center site plan is consistent with the General Plan and complies with all code requirements of the Holly Seacliff Specific Plan, with the exception of the reduction in parking. The parking reduction will not result in an insufficient supply of parking because the project is joint use, the two major anchors have a significant amount of storage space that does not require as much parking as the sales area and some of the center will be occupied by office uses which require less parking. Adequate on-site and off-site circulation is provided, and the applicant has provided sufficient opportunities for pedestrian access and circulation. The building layout and architecture are integrated and aesthetically attractive. With minor modifications to the project, per recommended conditions of approval, the project will be consistent with City goals and objectives. The potential environmental impacts of the project have been evaluated in Negative Declaration No. 97-16 and mitigation measures will reduce impacts to a level of less than significant. The applicant has agreed to fund the relocation of all of the existing artwork at a cost of approximately $210,000. The applicant has agreed to provide monetary assistance and two months rent abatement for each tenant. Staff recommends that the City Council deny the appeal and uphold the Planning Commission's approval of General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4, Conditional Use Permit No. 97-56 and Negative Declaration No. 97-16 as modified by conditions of approval and staffs recommendations. Environmental Status: The subject site is covered by Environmental Impact Report No. 89-1 which was certified by the City Council on January 8, 1:990. Section 2.5.1 of Development Agreement No. 90-1 for CD98-27.DOC -10- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 the Holly Seacliff area states: "City agrees that no subsequent or supplemental environmental impact report shall be required for any development approval unless the anticipated environmental impacts to any proposed project exceeds the level of impact indicated in Final Environmental;Impact Report No. 89-1." Because the applicant requested a general plan amendment and zoning text amendment which would result in potentially different land use patterns and development intensity than that assumed in EIR No. 89-1, staff required the applicant to submit an environmental assessment. Staff reviewed the environmental assessment and determined that no significant impacts are anticipated as a result of the proposed project that could not be mitigated to a level of insignificance with proper design and engineering. Subsequently, Negative Declaration No. 97-16 ;(Attachment No. 19) was prepared with mitigation measures, consistent with those of EIR No. 89-1, pursuant to the provisions of the California Environmental Quality Act (CEQA) with the following supplemental reports: 1) Site Specific Traffic Study—Trip Generation, dated 3/12/98 2) Site Specific Traffic Study — Local Circulation, dated 12/12/97 3) Phase I and Phase 1'I Water Flow Analyses, dated 12/19/97 and 1/27/98, respectively 4) Consulting Arborist's Report, dated January 1998 5) Geotechnical Study, dated 3/4/96 6) Remediation and Soils Study, Phase II Investigation Activities, dated 1/17/96 7) Alquist Priolo Zone Evaluation, dated 6/20/97 8) Visual Intrusion Study, dated 1/21/98 For purposes of environmental analysis, Negative Declaration No. 97-16 assumed a certain maximum amount of development for the various components of the overall mixed use site. Based on input from the applicant, it was assumed 165 residential units, 475 assisted living beds and 6,000 sq. ft. of day care would be constructed in addition to the currently proposed shopping center. Traffic analyses showed that the number of trips generated by these uses would be slightly less than those generated by the uses currently allowed by the HSSP and analyzed in EIR No. 89-1. To the extent that development proposals for the other components differ from those used in Negative Declaration No. 97-16, future traffic and environmental analysis may be warranted. The environmental analysis also concludes that analysis of other issue areas (e.g., aesthetics, noise, geologic) does not indicate any impacts beyond those identified in EIR 89-1, all of which could be mitigated. The Department of Community Development advertised draft Negative Declaration No. 97- 16 for twenty (20) days commencing on March 26, 1998 and ending on April 14, 1998. Comments were received from Huntington Seacliff Homeowners' Association, South Shore Video, Dale E. Brandon, D.D.S.,, and Huntington Beach Environmental Board concerning aesthetics, traffic, site design, existing tenants, noise and extension of the comment period. A response to the comments has been included with the attached Negative Declaration. CD98-27.DOC -11- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 Prior to any action on General Plan Amendment No. 97-4/Zoning Text Amendment No. 97- 2/1-ocal Coastal Program Amendment No. 97-4/Conditional Use Permit No. 97-5, it is necessary for the Planning Commission to review and act on Negative Declaration No. 97- 16. Staff, in its initial study of the project, is recommending that the negative declaration be approved with findings and mitigation measures. Attachment(s): City Clerk's Page Number 1. Resolution No.`I1-D for General Plan Amendment No. 97-4 (Planning Commission Recommendation) 2. Ordinance No.3q g for Zone Text Amendment No. 97-2 (Planning Commission Recommendation) 3. Resolution No.193011for Local Coastal Program Amendment No. 97-4 (Planning Commission Recommendation) 4. Findings and Conditions of Approval for Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4, Conditional Use Permit No. 97-56 and Negative Declaration No. 97-16 (Planning Commission Recommendation) 5. Resolution No. 9,5:v for General Plan Amendment No. 97-4 (Staff Recommendation) 6. Ordinance No.3 loob for Zone Text Amendment No. 97-2 (Staff Recommendation) 7. Resolution No.q�for Local Coastal Program Amendment No. 97-4 (Staff Recommendation) 8. Findings and Conditions of Approval for Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4, Conditional Use Permit No. 97-56 and Negative Declaration No. 97-16 (Staff Recommendation) 9. General Plan Land Use Map 10. General Plan Table LU-4 11. Legislative Draft— Holly Seacliff Specific Plan 12. Assessors Parcel Map for Four Acres of Industrial Property 13. Letter of Appeal from Robert and Eleanor Lee dated May 22, 1998 14. Memorandum from Deputy City Attorney on Relocation Information dated May 5, 1998 CD98-27.DOC -12- 06/03/98 2:31 PM REQUEST FOR COUNCIL ACTION MEETING DATE: June 15, 1998 DEPARTMENT ID NUMBER: CD 98-27 15. Comprehensive Site Plan dated March 30, 1998 16. Shopping Center Site Plan dated April 9, 1998 17. Planning Commission Staff Report dated April 28, 1998 18. Planning Commission Staff Report dated May 12, 1998 19. Negative Declaration No. 97-16 CD98-27.DOC -13- 06/03/98 2:31 PM i ATTACHMENT 1 t RESOLUTION NO. 98-49 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 97-4 AND NEGATIVE DECLARATION NO. 97-16 WHEREAS, General Plan Amendment No. 97-4 is a request to amend the Land Use Element of the City's General Plan to change the amount and type of allowable development in Subarea 7C as presented in Exhibit A attached hereto; and Pursuant to California Government Code,the Planning Commission of the City of Huntington Beach, after notice duly given,held a public hearing to consider General Plan Amendment No. 97-4 and Negative Declaration No. 97-16 and recommended approval of said entitlements to the City Council; and Pursuant to California Government Code, the City Council of the City of Huntington Beach, after notice duly given,held a public hearing to consider General Plan Amendment No. 97-4 and Negative Declaration No. 97-16; and The City Council finds that said General Plan Amendment No. 97-4 is necessary for the changing needs and orderly development of the community, and is necessary to accomplish refinement of the General Plan and is consistent with the other elements of the General Plan; and The City Council finds that Negative Declaration No. 97-16 addresses the environmental issues pursuant to the California Environmental Quality Act; NOW, THEREFORE,BE IT RESOLVED by the City Council of the City of Huntington Beach as follows: Section 1. Table LU-4 in the Land Use Element of the General Plan,marked Exhibit A, is hereby amended to implement General Plan Amendment No. 97-4. Section 2. The City Council of the City of Huntington Beach hereby adopts said amendment to the General Plan of the City of Huntington Beach. 1 4/s:PCD:Reso1utions:GPA97-4P RLS 98-242 7/1/98 e Passed and Adopted by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: 21 At."L4 LLntr, City Clerk City Attorney REVIEWED AND APPROVED: INITIATED AND APPROVED: Administrator 7-1 Director of Community Development Attachments: Exhibit A: Table LU-4 2 4/s:PCD:Reso1utions:GPA97-4P RLS 98-242 7/1/98 COMMUNITY DEVELOPMENT CHAPTER LAND USE ELEMENT = Xh� b� fi irA 'r TABLE LU-4 (Cont.) Community District and Subarea Schedule Subarea Characteristic IStandards.andWinciples 7B Permitted Uses Category: Commercial Office ("CO") Commercial uses, civic theater, and Civic Center similar uses permitted by the Commercial Office("CO")land use category. Village (Yorktown- Main) Density/Intensity Category: "42" • Height: four(4)stories Design and Category: Development • Establish a unified"village"character,using consistent architecture and highly articulated facades and building masses, and siting buildings around common courtyards and pedestrian areas. • Require vertical setbacks of structures above the second floor. • Incorporate art in public places. • Incorporate extensive streetscape amenities (landscape, signage, lighting,etc.)along the Main Street and Yorktown frontages. • Provide pedestrian linkages with the Civic Center and Subarea 7C. 7C Permitted Uses Category: Mixed Use-Horizontal Integration of Housing("MH") Seacliff Commercial uses, civic theater, and similar uses permitted by the Center Commercial General ("CG") land use category, professional offices [as permitted by the Commercial Office ("CO") land use category), Limited Public Uses as specified in the Holly Seacliff Specific Plan and fmo swading fauki family residential. Density/Intensity . Retail commercial: 299,009 260,000 square feet • Office commercial and Limited Public: ;Q9,990-she feet- • Residential: 474165 units • Height: 80 feet Design and Category: Specific Plan("-sp") Development Same as Subarea 7B. 8 Area wide Maintain and establish commercial centers to serve surrounding residential Commercial Functional Role neighborhoods and the greater community. Nodes 8A Permitted Uses Category: Commercial General("CG") Community • Commercial uses permitted by the"CG"land use category. Commercial Density/Intensity Category: "-F1" • Height: two(2)stories THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-15 RESOLUTIONNO. A RESOLUTION OF THE CITY COUNCIL OF THE ,f CITY OF HUNTINGTON BEACH, CALIFORNIA„ APPROVING GENERAL PLAN AMENDMENT NO. 97-4 AND NEGATIVE DECLARATION NO. 97-f 6 (PLANNING COMMISSION RECOMMENDATION) WHEREAS, General Plan Amendment No. 97-4 is a request to amend the Land Use Element of the City's General Plan to incorporate a redesignation of approximately 3.99 gross acres of property generally located between Goldenwest and Stewart Streets, approximately 350 feet south of Garfield Avenue from Industrial to Medium Density Residential, and to change the amount and type of allowable development in Subarea 7C as presented in Exhibit B attached hereto; and Pursuant to California Government Cods,the Planning Commission of the City of Huntington Beach, after notice duly given,h5i1d a public hearing to consider General Plan Amendment No. 97-4 and Negative Declaration No. 97-16 and recommended approval of said entitlements to the City Council; and ; r Pursuant to California Goverment Code,the City Council of the City of Huntington Beach, after notice duly given,helqYa public hearing to consider General Plan Amendment No. 97-4 and Negative Declaration N,6. 97-16; and The City Council find$'fthat said General Plan Amendment No. 97-4 is necessary for the changing needs and orderlyAevelopment of the community, and is necessary to accomplish refinement of the GeneralA?lan and is consistent with the other elements of the General Plan; and The City Counelil finds that Negative Declaration No. 97-16 addresses the environmental issues pursuant to thyCalifornia Environmental Quality Act; NOW, TIREFORE, BE IT RESOLVED by the City Council of the City of Huntington Beach as follow: Section 1. The Land Use Plan in the Land Use Element of the General Plan, marked Exhibit A, }-s hereby amended to implement General Plan Amendment No. 97-4. Section 2. Table LU-4 in the Land Use Element of the General Plan,marked Exhibit B, is hereby amended to implement General Plan Amendment No. 97-4. Section 3. The real property designated in General Plan Amendment No. 97-4 is more particularly described in Exhibit C, attached hereto and incorporated herein by reference. Section 4. The City Council of the City of Huntington Beach hereby adopts said amendment to the General Plan of the City of Huntington Beach. 1 4/s:PCD:Reso1utions:GPA974P RLS 98-242 Passed and Adopted by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 91998. Mayor ATTEST: APPROVED AS TO FORM: City Clerk City Attorney v1 6-2 -q f y e +•I REVIEWED AND APPROVED: INITIATED AND APPROVED: r 'ty Administrator Director of Community evelopment Attachments: Exhibit A: Land Use Plan Exhibit B: Table LU-4 Exhibit C: Legal Description of Subject Property 2 4/s:PCD:Reso1utions:GPA97-4P RLS 98-242 EXHIBIT A 01 uw am Milk as Portion of General Plan Land Use Map : EXHIBIT B COMMUNITY DEVELOPMENT CHAPTER LAND USE ELEMENT TABLE LU-4 (font.) Community District and Subarea Schedule Subarea Characteristic Standards and Principles 713 Permitted Uses Category: Commercial Office ("CO") Commercial uses, civic theater, and Civic Center similar uses permitted by the Commercial Office("CO")land use category. Village (Yorktown- Main) Density/Intensity Category: "-F2" • Height: four(4)stories Design and Category: Development • Establish a unified"village" character, using consistent architecture and highly articulated facades and building masses, and siting buildings around common courtyards and pedestrian areas. • Require vertical setbacks of structures above the second floor. • Incorporate art in public places. • Incorporate extensive streetscape amenities (landscape, signage, lighting,etc.)along the Main Street and Yorktown frontages. • Provide pedestrian linkages with the Civic Center and Subarea 7C. 7C Permitted Uses Category: Mixed Use-Horizontal Integration of Housing("NET') Seacliff Commercial uses, civic theater, and similar uses permitted by the Center Commercial General ("CG") land use category, professional offices [as permitted by the Commercial Office ("CO") land use category], Limited Public Uses as specified in the Holly Seactiff Specific Plan and free stmdiag Fault4 famib,residential. Density/Intensity . Retail commercial: 2A9,,o89 260,000 square feet • Office commercial and Limited Public: 100,000 feet • Residential: 474165 units • Height: 80 feet Design and Category: Specific Plan("-sp") Development Same as Subarea 7B. 8 Area wide Maintain and establish commercial centers to serve surrounding residential Commercial Functional Role neighborhoods and the greater community. Nodes 8A Permitted Uses Category: Commercial General("CG") Community • Commercial uses permitted by the"CG"land use category. Commercial Density/Intensity Category: "-Fl" • Height: two(2)stories THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-15 EXHIBIT C 04/20/98 _14:04 FAX 909__069 0868 SHEA BUSI`ESS PROP 0002 DESCRIPTION THE LAND REFERRED TO IN THIS REPORT IS STMATED IN THE STATE OF CALIFORNIA.COUNTY OF ORANGE,CITY OF HUNTINGTON BEACH, AND IS DESCRIBED AS FOLLOWS: LOTS 15, 16,24 AND 25 IN BLOCK"D"OF-GARFIELD STREET ADDITION TO HUNTINGTON BEACH AS SHOWN ON A MAP RECORDED IN BOOK 7, PAGES 27 AND 28 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. EXCEPTING THEREFROM ALL MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND ALL UNDERGROUND WATER IN OR UNDER OR WHICH MAY BE PRODUCED FROM SAID LAND WHICH UNDERLIES A PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF SAID LAND, FOR THE PURPOSE ON PROSPECTING FOR, THE EXPLORATION, DEVELOPMENT, PRODUCTION, EXTRACTION AND TAKING OF SAID MINERALS, OIL, GAS, PETROLEUM,OTHER HYDROCARBON SUBSTANCES AND WATER FROM SAID LAND BY MEANS OF MINES, WELLS, DERRICKS AND/OR OTHER EQUIPMENT FROM SURFACE LOCATIONS ON ADJOINING OR NEIGHBORING LAND OR LYING OUTSIDE OF THE ABOVE DESCRIBED LAND, IT BEING UNDERSTOOD THAT THE OWNER OF SUCH MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER, AS SET FORTH ABOVE, SHALL HAVE NO RIGHT TO ENTER UPON THE SURFACE OF THE ABOVE DESCRIBED LAND NOR TO USE ANY OF THE SAID LAND OR ANY PORTION THEREOF ABOVE SAID PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF THE SAID LAND FOR ANY PURPOSE WHATSOEVER, AS RESERVED BY HUNTINGTON BEACH COMPANY IN THE DEED RECORDED OCTOBER 31, 1990 AS INSTRUMENT NO. 90-577992 OF OFFICIAL RECORDS. PAGE a h 0 0 I11-13 1 14 +'• 100/ , f ` _g6 3 f STEWARr SA4EEr j y •I' 1 p• � I a r GARFIELD F T rn Ira' l 00 I a rJf of VU C40 W I to 04a r a r r ii t!Y to R e m m m r Q C. b ADDI T10N G m m} Iy MI � Op W >., ' GOLDEN we-sr STREET w� •g o ` 43 ^' MARCH 1951 GARJ7ELD STITEET AOOJTION AM 7.27,28. NOTE-ASSESSORr$ BLOCK B ASSESSOR'S MAP PARM NOIMMRS 8009111 PAGEI! amo SNOW/N CIRCLES COUNTY Of ORANGE 1 N YYM AwerlmD Ilde Inuar tC0 COMP=T E } ATTACHMENT 2 ORDINANCE NO. -,' j 0-�D N AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-2) (PLANNING COMMISSION RECOMMENDATION) WHEREAS,pursuant to the Planning and Zoning Law, California Government Code Sections 65493 et seq., the Planning Commission and City Council of the City of Huntington Beach, after notice duly given, have held separate public hearings relative to Zoning Text Amendment No. 97-2, which will amend the Holly-Seacliff Specific Plan to modify the development standards for the Mixed Development area, wherein both bodies have carefully considered all information presented at said hearings; and After due consideration of the findings, and recommendation of the Planning Commission, and all other evidence presented, the City Council finds that the aforesaid amendment to the Holly-Seacliff Specific Plan is proper and consistent with the General Plan; NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby ordain as follows: Section 1. The Holly-Seacliff Specific Plan is amended to incorporate Exhibit A attached hereto and incorporated by referenced as Zoning Text Amendment No. 97-2 to the Holly-Seacliff Specific Plan which is part of the City of Huntington Beach Ordinance Code. Section 2. This ordinance shall take effect thirty (30) days after its adoption. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: City Clerk 2 -S( City Attorney REVIEWED AND APPROVED: INITIATED AND APPROVED: i;ity Administrator Director of Conur 'iui y Development 4/s:PC D:Ord i n an ce:Z T-9 7-2 P RLS 98-242 EXHIBIT A LEGISLATIVE DRAFT HOLLY-SEACLIFF SPECIFIC PLAN VOLUME 1 OF 2 CITY - OF HUNTINGTON BEACH SPECIFIC PLAN 9 ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 LEGISLATIVE DRAFT TABLE OF CONTENTS Section Description Paae I. INTRODUCTION A. Purpose and Intent..........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background.............................................................. II. DEVELOPMENT CONCEPT A. General Development Plan.............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential..........................................................................................II-1 2. Mixed Development...........................................................................II-2 Modif 3. Commercial........................................................................................II-3 4. Industrial............................................................................................II-3 5. Open Space .................................. .................................... ..........II-3 C. Circulation Plan.............................................................................................II-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines........................................................................................II-4 F. Public Facilities..............................................................................................II-6 G. Community Theme Guidelines....................................................................II-12 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent.......................................................................................III-1 B. Definitions...................................................................................................III-1 C. General Provisions......................................................................................III-2 D. Development Standards............................................................................III-10 1. Low Density Residential 1...........................................................III-10 2. Low Density Residential 2...........................................................III-13 3. Low Density Residential 3...........................................................III-16 4. Medium Density Residential.........................................................III-20 5. Medium High Density Residential................................................III-23 6. Mixed Development.......................................................................III-25 Modifif 7. Commercial..........................................................:........................III-31 8. Industrial.......................................................................................III-32 9. Open Space ...................................................................................III-32 i (hssp98) LEGISLATIVE DRAFT LIST OF EXHIBITS Exhibit No. Title Following Page I Vicinity Map.............................................................................................I-2 2 Existing Zoning.........................................................................................I-2 3 General Development Plan..........................:...........................................II-1 Modified 4 Planning Area I Development Plan..........................................................II-1 5 Planning Area II Development Plan........................................................II-1 6 Planning Area III Development Plan.......................................................II-1 7 Planning Area IV Development Plan.......................................................II-1 Modified 8 Circulation Plan .................................................................................. .II-3 Modified 9 Open Space, Park and Trail Plan .............................................................II-4 Modified 10 Infrastructure Schematic Plan- Drainage and Sewer Systems................II-6 Modified 11 Infrastructure Schematic Plan- Water Systems.......................................II-6 Modified 12 Community Theme Plan........................................................................II-12 Modified 13 Main Street Streetscape Section.............................................................II-14 14 Goldenwest Street Streetscape Section..................................................II-14 15 Gothard Street Streetscape Section........................................................II-14 16 Overlay Areas ........................................................................................III-3 17 Recreation/Open Space Corridor Section..............................................III-4 18 Commercial/Industrial Separation.........................................................III-4 19 Transportation/Trail Corridor Section.................................................III-22 20 Biological Resources ............................................................................VI-10 iii (hssp98) LEGISLATIVE DRAFT LIST OF TABLES Table No. Table Following Pages 1 Land Use Table........................................................................................II-1 Modified 2 Development Phasing Plan......................................................................IV-1 iv (hssp98) LEGISLATIVE DRAFT a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning'Area I (RL-1)will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density (RL-3)uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Density The Medium Density(RM) category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single-family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density(RMH) category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted,however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. 2. Mixed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products afe expeeted-te may include townhomes, condominiums, stacked flats and apartments. Public uses may II-2 (hssp98) LEGISLATIVE DRAFT include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around Seae iff y ""De a retail center providing a focal point for the entire project area. The location for 4:49 use the mixed development is in Planning Area IV, difeedy diagonally across from the Civic Center. 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III and IV. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street,within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan, Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be II-3 (hssp98) LEGISLATIVE DRAFT i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet(1 bedroom unit); 300 square feet(2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet(3/bedroom unit). j. Parking Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six(6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2)feet for every two dwelling units in the structure. 2) Landscapin : All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten(10) feet from the southerly five hundred(500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 6. Mixed Development(MD) a. Pumose The Mixed Development District is intended to provide for a variety of commercial uses, limited public uses and the opportunity for residential uses. Commercial uses may include retail sales; ; services;; and professional, administrative and medical offices ases. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) LEGISLATIVE DRAFT Development within the Mixed Development District may combine uses i., either- a ftwe ways- ,,ei4ieaHy, o ; • awe horizontally,where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses,proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive,permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development,performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: 1. Residential Uses--All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses--Professional, general and medical offices. 3. Commercial Uses -- G-e-am„e-r-eial a sueh a Retail sly establishments,restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living and assisted living facilities; general day care facilities for all age groups; and churches. III-26 (hssp98) LEGISLATIVE DRAFT c. Comprehensive Site Planning Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion(10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system,pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Design Review Board for all uses. The Planned Sign Program shall be processed wit); the first ea4it eine •* prior to submittal for the first sign permit. d. Maximum Density/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 2QQ,Q99 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: A inaximufa ef 109,999 Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 44 165. III-27 (hssp98) LEGISLATIVE DRAFT TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMU AVERAGE DEV AREA UNIT ACRES UNITS M GROSS STANE GROSS DENSITY (PAGE DENSITY 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-1C 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-1 C 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-1 C 1-4 OPEN SPACE 16 III-2E SUBTOTAL 64 160 II 11-1 RESIDENTIAL-LOW DENSITY 3 62• 310 7 4.1 III-1 E II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 III-17 11-3 RESIDENTIAL-MEDIUM DENSITY 34" 390 15 13.0 III-17 11-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III-2C II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-2C II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-2C II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 111-2C 11-8 INDUSTRIAL 32 111-28 SUBTOTAL 191 1,535 I11 III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 15.0 III-17 111-2 RESIDENTIAL-LOW DENSITY 2 105 550 7 3.8 111-12 111-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 15.0 I11-17 111-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 25.0 III-20 III-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 15.0 111-17 III-6 COMMERCIAL 7 111-27 III-7 RESIDENTIAL-LOW DENSITY 2 12" 40 7 6.9 111-12 III-8 OPEN SPACE 16 111-28 SUBTOTAL 198 1,450 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 111-17 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 111-17 IV-3 INDUSTRIAL 9 111-28 IV-4 MIXED DEVELOPMENT b357 4-7�6165 25 14.4 111-22 IV-5A INDUSTRIAL 2418 111-28 IV-6 COMMERCIAL 4 111-27 SUBTOTAL 112 ;zre440 TOTAL 565 3;895 3,455 Includes 4-acre Neighborhood Park. L EG EN- LOW DENSITY RESIDENTIAL I o Rf j� o/ww 10 LOW DENSITY RESIDENTIAL! j11 � �• 41 W.0 I, Ir/Av4wu4 RW LOW DEpNTY RESIDENTIAL 115TEM"Tanorml �Ianr1� `; �•. Q atolum1.0m DENSITY RESIDENTIAL yL � /.1/W'Iq _ __1•t —' \, •RWI NEDNRI•NfGN DENSITY I _ rr RL•1 \\ C RESIDENTIAL 1•NM•K 1 RL•9 E.\\ Q EN M1%EDOEYElOENT N• • CO T:OIIUEREyAL i M2 ELUS.GOLCEmEST RL-1 SPECIFIC PLAN EIw1ETmAL AREA II I" RM ���--------��� �\ o-f orENErACE RMH ' ' 'PLANNING AREA 1-4 114 's / ` 1 N� 1 rLANNINO UNIT I'' / � � RL•1 $ flMH , -' O MS I"'W '^�• O 11910111110011008 -' .+� RMH PARKS � OS g 1.7 .�.� RM RM M +I; RM RH 1-- ( a �. .. 4 �I"— —.TV R r os�� f, RM — —x All �, \ _. Iva_ x— RL.Z M•7 •- M— • 111 • L� �+irY � � CIEEM'olwn - IV•4 t I MD A`1PI°ro X• OLC., f),(a, 9-.L I � G �' '�7'or•Y� • �"�.. � mod, -�-o t 1�RX1i�-k.!'eeSi COASTAL fwrNl• DAnV— r--• N orw rowoo '� ��IV EXHIBIT 3 CITY OF HUNTINGTON BEACH QENERAL DEVELOPMEWTPLAN ----- — '—' .—. .� ^-^ "� +•• r—.n n n n ANNNIIIII 1 1 IIYIAM Garfield Avenue ri _� ' IV 5 �4_C ac t m RM 155 DU IV-3 iI - RM SAC 9 AC 120 DU lay Avenue .1 I MD /G d m � y .,, 53 AC 475 OU �a 3 e 3 • , �slorktown Avenue , Nry(o-4 , c�c , �ro k....' 1Bc_ NOTE: See Exhibit 10 for Landscape LOW EXHIBIT PLANNING AREA I' CITY OF HUNTINGTON BEACH DEVELOPMENT PLAT LEGEND a � � MA�Atll�uaHWAr 4 ONMM AvNw(E.N N ON,awNrq f`. 4 ONN.w.N EM.N(EwN N OMIMM( d7 lM1 Ar.nw Y001iRGMMOR/MOIINGY •I.rr•ONNN ONOrM Arrww Wed N Ees►NM. W.N N ONNwft.t) oNiNesnt west(ONES N OagrMl ►MMA(W IEOHWAY ww... f RL-1 4Lw•Divide, .. Er.AV~(West NowNq j- wNswx I RL-3 aywsw.0 i RM r«ww.0.00 Manz EECOOOMIY IEOHWAr RL•1 ELUS•C(iO SPECIFIC PLANOaMM AV~IW@N N loops" AREA EECONOAMMIGIAMAV A Loft-ONMW RM \ EIwado MwN EM.AvNw 1Em N Wurq RMH 06"d west ,\ NOTES OS R see TesMkrl Apporu 1.to AEMM-w.r MH fp**WM M.aW.rMrM Pam••AN keN RL-1 1 RMH wes%sh"m beVwwdres OS RMH wNo�.Awq j(wMs►mrart+.t.. RM C OaMMAresw AV RM RMH I C 1 s /r RM • RM RM RL-2 \`� RL-2 pigrAftaw (.JI�LJ✓rt _ 1 1 n MD 0..Y MUM, N�•r �� �„�ll� V .J Hf U MIr'-'• . Voiblowo Avenue EXHIBIT 8 CITY OF_HUNTINGTON BEACH CIRCULATION PLAN :.. CIMIAt/ADL L E G E N D <?.:;Lsr A CMSS 1/II f 1/AK •y:tt :'Yfr>t''r:2;{:t.'W:t::•( •�tt. �� f /`.• .r .•••••� CSASS L DIKE ILAII fi•.tt•>:{ y:.:::2v:}'"Y''n.•.... <tw�Nsl.w .. •1•...w�i1S' GiAv~ _ �.2j;?:y?':y::i• 'ry'4,�••'•i' '���.,: � rA.� �/ A.E� tOU[SOMN IDAK ' �t:'••a 31 d�l� gi� �}L3�1��� 1 i .�.f tt1r�'1 ����►L'�}!}. /� � � 4� ���1 :rya;::: •:{%tifi r• �.tkua�I C: ev t is y s•:��^ick :#ic� •f 1/ xyy4L. Net DICDIAiION MIA MM RMIIAIL CORRIDOR UANS/ODtAtgM/ ?':>::•:•xt :t `'s_; ELLIS•OOLDENWEST = ►A/L Srtf Af giN111ND MI rift: RL-1 f ,,\ DICDIAl10N IIIMINI t`? %r ch `.s '• ( �SPECIfICPLAN N60 Na 3. ,•:,•yr.r 4t •• 11 AREA RIM AM R, a " RMN RMH :,y:• am RMN C RM 1 f� N59 -- —-- — • 4,`£':: FFps i 1.�"Y,'�G, RM MD '1� k R'aK�} h-�is,�T'e ►r Fi 1 � �•ff Y`/. V t►i �4 'r a COAD►AL ZONE r A J N 4 W A V/MN EXHIBIT 9 OPEN SPACE, CITY OF HUNTINGTON BEACH PARKS,_AND TRAILS PLAN L E G E ND iI 1 0 .IGMI OOAM. NOY.� t„•w. pl.t i •'' I � �� / I R S ` —fil•1 i •GOLDENWEST AflEA I os _ I pL.1 RMHRMH I os -....__._.1 l.. l RM RMH RM RM 0 1 oS J., RM RM RL•2 RL,2 �1 r.(IASIAI 7011E ^-' .\ EXHIBIT 10 Drainage and Sewer Systems CITY OF HUN INGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN - ,• �.n nr-=a r=:) n r--,%ra n !.r tx11 A Milltf I I I I icft% f• •»aw. LEGEND 1 E3rOTA.IEWATLII awwAlwwrLwwww. I IIECIAIYED WATER 1 . ••C•'LL LS "-_......_.�LTL�t �.•-...... ........��_..�."!.TT�-1d•_'T•••i!ta.�wrti�ir 1 _...+'...'... > WNOfNwMLKIN�� NOVEL EwToeWeMA"o"aIwNrn4ugMD t I MNEs. !•�••�t RL-1 � � 1 RL-9 r • t RM �I ELLMOOLOENWEST I�•. '�• RL-1 SPECIFIC PLAN ii AREA *� RM f \� I RMH I, 1 �. Os, R /�. MH /• I RL-1 i I RMH AI 1�"i.; ` I RMH I OS f/• V N , �. RM 11 RM RMH _= RM RM / RL 2' RM \� Avid Existing MY Av~ -_. MO I I i � _ I COASIAL ZONE ���• BOINIWIRY • ! � .---'ter+•-- ` EXHIBIT 11 Water Systems CITY OF HUNTINGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN n O=e=s n r1 1= n r--%r�r-M rl It r�n n rr,,%n n r\n A 11911111 1 I la" .. � L EG EN D 1 b tpl riMAbll. �COYYUMIY IDENMr W..bME1we.W.M' COMIUM"GATEWAYE rnrwCr imme-crury lwd ow rwt M vwyms 1.1 MIEMw IT.... RL•1 c...wwrtw.+M.Mw ._..... OatE.Avrd3iwd. ME..wM4 RL-3 ,v 8-2I� ®MA EesEa.M.clon •Cl 1 u•t RM (u rb..w C.■..kww cow rM.baswov I be"M bw...d 9~ ..N.KA..b..Ml..l 1.2 ELUS•OOLDENWEST 1O d g" GMVGM bd•••µY RL•1 SPECIFIC PLAN l N'"s"s' AREA l STREITSCAPES418CET 6A I IDENOir TNEto �.t w H � Mw.0 .w1..w.MW so"Oaks t / RMH Y� ! I+ NE�WNq FUTMEE pS _—_— R #."Mod Mra.EMA a•e MN ( .olskbe A..w.b.w.y.. r 1-3 RMM e E idMd M..W1..11M i I Eus ero► OS r 10.1 RM RM RMH etd I C Lja e (: RM 1 1113 f � RM V N-3 RM �:r:► RL-i �•' aw NI-2 tr.Mtr..t IVD M .fl coAsrA�zoNE � 901MMMOY--• a rn Av.au. EXHIBIT 12 CITY OF HIINTINGTON FIFAMN C:[)MMI INITV T14FMF P) AN ORDINANCE NO. 3400 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-2) WHEREAS,pursuant to the Planning and Zoning Law, California Government Code Sections 65493 et seq., the Planning Commission and City Council of the City of Huntington Beach, after notice duly given, have held separate public hearings relative to Zoning Text Amendment No. 97-2, which will amend the Holly-Seacliff Specific Plan to modify the development standards for the Mixed Development area, wherein both bodies have carefully considered all information presented at said hearings; and After due consideration of the findings, and recommendation of the Planning Commission, and all other evidence presented, the City Council finds that the aforesaid amendment to the Holly-Seacliff Specific Plan is proper and consistent with the General Plan; NOW, THEREFORE,the City Council of the City of Huntington Beach does hereby ordain as follows: Section 1. The Holly-Seacliff Specific Plan is amended to incorporate Exhibit A attached hereto and incorporated by referenced as Zoning Text Amendment No. 97-2 to the Holly-Seacliff Specific Plan which is part of the City of Huntington Beach Ordinance Code. Section 2. This ordinance shall take effect thirty (30) days after its adoption. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 20th day of July , 1998. Mayor ATTEST: APPROVED AS TO FORM: City Clerk City Attorney QJ4 1 , 5 RE�V/IIEWED AND APPROVED: INITIAT DLAND APPROVED: t1gjt�Administrator -Z-S� rector of Cogdt&yDe ve me 4/s:PCD:Ordinance:ZT-97-2P RLS 98-242 r 7/1/98 - ,t w LEGISLATIVE DRAFT HOLLY-SEACLIFF SPECIFIC PLAN VOLUME 1 OF 2 CITY OF HUNTINGTON BEACH SPECIFIC PLAN 9 ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 ■ LEGISLATIVE DRAFT TABLE OF CONTENTS Section Description Page I. INTRODUCTION A. Purpose and Intent..........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background.....................................................................................I-2 II. DEVELOPMENT CONCEPT A. General Development Plan............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential..........................................................................................II-1 2. Mixed Development...........................................................................II-2 Modified 3. Commercial........................................................................................II-3 4. Industrial............................................................................................II-3 5. Open Space........................................................................................II-3 C. Circulation Plan.............................................................................................II-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines........................................................................................II-4 F. Public Facilities..............................................................................................II-6 G. Community Theme Guidelines....................................................................II-12 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent.......................................................................................III-1 B. Definitions...................................................................................................III-1 C. General Provisions......................................................................................III-2 D. -Development Standards............................................................................III-10 1. Low Density Residential 1...........................................................III-10 2. Low Density Residential 2...........................................................III-13 3. Low Density Residential 3...........................................................III-16 4. Medium Density Residential.........................................................III-20 5. Medium High Density Residential................................................III-23 6. Mixed Development......................................................................III-25 Modified 7. Commercial...................................................................................III-31 8. Industrial.......................................................................................III-32 9. Open Space...................................................................................III-32 i (hssp98) LEGISLATIVE DRAFT LIST OF TABLES Table No. Table Following Pages 1 Land Use Table........................................................................................II-1 Modified 2 Development Phasing Plan......................................................................IV-1 iv (hssp98) LEGISLATIVE DRAFT a. Low Densitv The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning Area I (RL-1)will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density(RL-3) uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Density The Medium Density(RM) category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single-family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density (RMH)category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted,however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. 2. Mixed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products a e-e*pested may include townhomes, condominiums, stacked flats and apartments. Public uses may II-2 (hssp98) LEGISLATIVE DRAFT include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around the existing ceae-1-443,"a^e a retail center providing a focal point for the entire project area. The location for this use the mixed development is in Planning Area IV,dkeetly diagonally across from the Civic Center. 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III and IV. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street, within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan, Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be II-3 (hssp98) LEGISLATIVE DRAFT i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition,the following minimum common open space per dwelling unit shall be provided: 250 square feet(1 bedroom unit); 300 square feet(2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet(3/bedroom unit). j. Parking Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six(6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2)feet for every two dwelling units in the structure. 2) Landscapes: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten(10)feet from the southerly five hundred(500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 6. Mixed Development(MD) a. P ose The Mixed Development District is intended to provide for a variety of commercial uses, limited public uses and the opportunity for residential uses. Commercial uses may include retail sales; ; services.;; and professional, administrative and medical offices uses. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) y LEGISLATIVE DRAFT Development within the Mixed Development District may combine uses: either-„ftwe ways- IA48FO tl.e „ „d le.,el : d & d • A horizontally, where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses,proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive,permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development,performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: 1. Residential Uses --All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses-- Professional, general and medical offices. 3. Commercial Uses -- Retail sheff establishments,restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living and assisted living facilities; general day care facilities for all age groups; and churches. III-26 (hssp98) LEGISLATIVE DRAFT c. Comprehensive Site Planning Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion(10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system, pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Design Review Board for all uses. The Planned Sign Program shall be processed prior to submittal for the first sign permit. d. Maximum Density/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 200,000 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: , Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 474165. III-27 (hssp98) ' LEGISLATIVE DRAFT TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING P!AN I;ING; f.AND LI E CATEGID GROSS,' � TOTAL NI AXIMU' AVERAGE � � ;DM AREA-, UN',(t ACRES UNITS M' ",GROSS STANDS. FiOS DENSITY {PAGEY', 'DiNsItyv I 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10 1-4 OPEN SPACE 16 III-28 SUBTOTAL 64 160 II II-1 RESIDENTIAL-LOW DENSITY 3 62* 310 7 4.1 III-15 II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 III-17 II-3 RESIDENTIAL-MEDIUM DENSITY 34* 390 15 13.0 III-17 II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 111-20 II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20 II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20 II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-20 II-8 INDUSTRIAL 32 111-28 SUBTOTAL 191 1,535 III III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 15.0 111-17 111-2 RESIDENTIAL-LOW DENSITY 2 105 550 7 3.8 III-12 III-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 15.0 III-17 III-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 25.0 111-20 III-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 15.0 111-17 III-6 COMMERCIAL 7 111-27 111-7 RESIDENTIAL-LOW DENSITY 2 12* 40 7 6.9 111-12 III-8 OPEN SPACE 16 III-28 SUBTOTAL 198 1,450 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 111-17 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-17 IV-3 INDUSTRIAL 9 III-28 IV-4 MIXED DEVELOPMENT 53 4:7-&165 25 14.4 111-22 IV-5A INDUSTRIAL 22 111-28 IV-6 COMMERCIAL 4 III-27 SUBTOTAL 112 440 TOTAL 565 3,88b 3,455 * Includes 4-acre Neighborhood Park. Ord. No. 3400 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, CONNIE BROCKWAY,the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven;that the foregoing ordinance was read to said City Council at a regular meeting thereof held on the 6th day of July, 1998, and was again read to said City Council at a regular meeting thereof held on the 20th d" of July, 1998, and was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council. AYES: Julien, Harman, Green, Dettloff, Bauer NOES: None ABSENT: None (Sullivan, Garofalo - absent from room) ABSTAIN: None I,Connie Brockway CITY CLERK of the City of Huntington Beach and ex-officio Clerk of the City Council,do hereby certify that a synopsis of this ordinance has been published in the Independent on ,19 In accordance with the City Charter of said City City Clerk and ex-officio erk Connie Brockway City Clerk of the City Council of the City Deputy City Clerk of Huntington Beach, California G/ordinanc/ordbkpg 7/22/98 ATTACHMENT 3 RESOLUTION NO. `� A A RESOLUTION OF THE CITY COUNC OF THE CITY OF HUNTINGTON BE H ADOPTING LOCAL COASTAL PROGRAM AM DMENT NO. 97-4 (ZONE TEXT AMENDMENT NO. 9 -2)AND REQUESTING ITS CERTIFICATI BY THE CALIFORNIA COASTAL CO MISSION (PLANNING COMMISSION REC MENDATION) WHEREAS, after notice duly given pursuant Government Code Section 65090 and Public Resources Code Sections 30503 and 30510 the Planning Commission of the City of Huntington Beach held public hearings to consi er the adoption of the Huntington Beach Local coastal Program Amendment No. 97-4 whic is a request to amend the Holly-Seacliff Specific Plan; and --- Such amendment was recomme ed to the City Council for adoption; and The City Council, after giving otice as prescribed by law,held at least one public hearing on the proposed Huntingto each Local Coastal Program Amendment No. 97-4, and the City Council finds that the pr osed amendment is consistent with the Huntington Beach General Plan, the Certified H ington Beach Coastal Land Use Plan and Chapter 6 of the California Coastal Act; and The City Council o the City of Huntington Beach intends to implement the Local Coastal Program in a in er fully consistent with the California Coastal Act, NOW, THERE RE,the City Council of the City of Huntington Beach does hereby resolve as follows: 1 4/s:PCD:Resolution:97-4P.C. RLS 98-331 1. That the Huntington Beach Local Coastal Program Amendment No. 97-4, consisting of Zone Text Amendment No. 97-2, a copy of which is attached hereto as Exhibit A and incorporated by this referenced as though fully set forth herein, is hereby approved. 2. That the California Coastal Commission is hereby requested to consider, approve and certify Huntington Beach Local Coastal Program Amendment 97-4. 3. That pursuant to Section 13551(b) of the Coastal Commission Regulations, Huntington Beach Local Coastal Program Amendment No. 97-4 will take effect automatically upon Coastal Commission approval, as provided in Public Resources Code Sections 30512, 30513, and 30519. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: City Clerk 6-L ' City Attorney REVIEWED AND APPROVED: INITIATED AND APPROVED: W Administrator Director of Co ity Development .r Attachment: Exhibit A: Ordinance No. (Zone Text amendment No. 97-2) 2 4/s:PCD:Resolution:97-4P.C. RLS 98-331 EXHIBIT A ORDINANCE NO. 3qoo AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-2) (PLANNING COMMISSION RECOMMENDATION) WHEREAS, pursuant to the Planning and Zoning Law, California Government Code Sections 65493 et seq., the Planning Commission and City Council of the City of Huntington Beach, after notice duly given,have held separate public hearings relative to Zoning Text Amendment No. 97-2, which will amend the Holly-Seacliff Specific Plan to modify the development standards for the Mixed Development area, wherein both bodies have carefully considered all information presented at said hearings; and After due consideration of the findings, and recommendation of the Planning Commission, and all other evidence presented,the City Council finds that the aforesaid amendment to the Holly-Seacliff Specific Plan is proper and consistent with the General Plan; NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby ordain as follows: Section 1. The Holly-Seacliff Specific Plan is amended to incorporate Exhibit A attached hereto and incorporated by referenced as Zoning Text Amendment No. 97-2 to the Holly-Seacliff Specific Plan which is part of the City of Huntington Beach Ordinance Code. Section 2. This ordinance shall take effect thirty (30)days after its adoption. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 21998. Mayor ATTEST: APPROVED AS TO FORM: ,11;4�- City Clerk 2 City Attorney Gfy(Y'� REVIEWED AND APPROVED: INITIATED AND APPROVED: City Administrator Director of CommurXy Development 4/s:PCD:Ordinance:ZT-97-2P RLS 98-242 •.,�-," �,��:�,sae' mo ' Ant i� r5 X LEGISLATIVE-DRAFT HOLLY-SEACLIFF SPECIFIC PLAN VOLUME 1 OF 2 -- CITY - OF HUNTINGTON BEACH- SPECIFIC PLAN 9 ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 LEGISLATIVE DRAFT TABLE OF CONTENTS Section Description Page I. INTRODUCTION A. Purpose and Intent..........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background.....................................................................................I-2 II. DEVELOPI ENT CONCEPT A. General Development Plan............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential..........................................................................................II-1 2. Mixed Development...........................................................................II-2 Mod 3. Commercial........................................................................................II-3 4. Industrial............................................................................................II-3 5. Open Space........................................................................................II-3 C. Circulation Plan.............................................................................................II-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines........................................................................................II-4 F. Public Facilities..............................................................................................II-6 G. Community Theme Guidelines....................................................................II-12 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent.......................................................................................III-1 B. Definitions...................................................................................................III-1 C. General Provisions......................................................................................III-2 D. Development Standards............................................................................III-10 1. Low Density Residential 1...........................................................III-10 2. Low Density Residential 2...........................................................III-13 3. Low Density Residential 3...........................................................III-16 4. Medium Density Residential.........................................................III-20 5. Medium High Density Residential................................................III-23 6. Mixed Development......................................................................III-25 Modij 7. Commercial...................................................................................III-31 8. Industrial.......................................................................................III-32 9. Open Space ...................................................................................III-32 i (hssp98) LEGISLATIVE DRAFT LIST OF EXHIBITS Exhibit No Title Following Page 1 Vicinity Map.............................................................................................I-2 2 Existing Zoning.........................................................................................1-2 3 General Development Plan......................................................................II-1 ModifiF 4 Planning Area I Development Plan..........................................................II-1 5 Planning Area H Development Plan........................................................II-1 6 Planning Area III Development Plan.......................................................II-1 7 Planning Area IV Development Plan.......................................................II-1 Modifif 8 Circulation Plan.......................................................................................11-3 Modifif 9 Open Space, Park and Trail Plan.............................................................11-4 Modifif 10 Infrastructure Schematic Plan-Drainage and Sewer Systems................11-6 Modifif 11 Infrastructure Schematic Plan- Water Systems.......................................1I-6 Modifii 12 Community Theme Plan........................................................................I1-12 Modifi 13 Main Street Streetscape Section.............................................................U-14 14 Goldenwest Street Streetscape Section..................................................11-14 15 Gothard Street Streetscape Section........................................................1I-14 16 Overlay Areas ........................................................................................III-3 17 Recreation/Open Space Corridor Section..............................................III-4 18 CommerciaUIndustrial Separation.........................................................11I-4 19 Transportation/Trail Corridor Section.................................................III-22 20 Biological Resources ............................................................................VI-10 Hi (hssp98) LEGISLATIVE DRAFT LIST OF TABLES Table No Table Following Pages 1 Land Use Table.....................:..................................................................II-1 Modifies 2 Development Phasing Plan......................................................................IV-1 iv (hssp98) LEGISLATIVE DRAFT a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning'Area I (RL-1) will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufRop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses(RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density (RL-3)uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Density The Medium Density(RM) category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II,III and IV. The single-family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density(RMH) category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted, however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. 2. MLxed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products af_ _xpeeted *c may include townhomes, condominiums, stacked flats and apartments. Public uses may II-2 (hssp98) LEGISLATIVE DRAFT include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around the existi*g Seael ff;Z4 W a retail center providing a focal point for the entire project area. The location for this we the mixed development is in Planning Area IV,day diagonally across from the Civic Center. 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III and IV. The uses for these sites are expected to be those characteristic of a neighborhood commercial center,designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area,which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street,within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan, Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement,development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be II-3 (hssp98) LEGISLATIVE DRAFT i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition,the following minimum common open space per dwelling unit shall be provided: 250 square feet(1 bedroom unit); 300 square feet(2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet(3/bedroom unit). j. Parkin Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building_Offset: Structures having dwellings attached side-by-side shall be composed of not more than six (6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1)36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten(10) feet from the southerly five hundred(500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 6. Mixed Development(MD) a. Purpose The Mixed Development District is intended to provide for a variety of commercial uses, a the suff 9,aadiag limited public uses and the opportunity for residential uses. Commercial uses may include retail sales.;; services;; and professional, administrative and medical offices uses. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) LEGISLATIVE DRAFT Development within the Mixed Development District may combine uses : either- a ftwe , ays- • , a" dwellings; • anE horizontally, where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses, proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive,permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development, performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: 1. Residential Uses --All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses --Professional, general and medical offices. 3. Commercial Uses GeffHner-eialoses• ^'' as Retail sheff establishments, restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living and assisted living facilities; general day care facilities for all age groups; and churches. III-26 (hssp98) LEGISLATIVE DRAFT c. Comprehensive Site Planning Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion(10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system, pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Plapining Design Review Board for all uses. The Planned Sign Program shall be processed eeaeuff eat:"4th t e first entitleme~* prior to submittal for the first sign permit. d. Maximum Density/lntensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 290,000 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: ^ fnaxiffitim of Inn 000 squafe feet AS gross leasable area re AT effiee ]3P__nP-may be r. Fef1itted Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 474 165. III-27 (hssp98) LEGISLATIVE DRAFT TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMU AVERAGE DE' AREA UNIT ACRES UNITS M GROSS STAP GROSS DENSITY (PA( DENSITY 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III 1-4 OPEN SPACE 16 SUBTOTAL 64 160 II II-1 RESIDENTIAL-LOW DENSITY 3 62` 310 7 4.1 III-' II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 Ill 11-3 RESIDENTIAL-MEDIUM DENSITY 34' 390 15 13.0 Ill- 1 1-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III 11-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III 11-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 Ill 11-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III II-8 INDUSTRIAL 32 III- SUBTOTAL 191 1,535 III 111-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 15.0 III- 111-2 RESIDENTIAL-LOW DENSITY 2 105 550 7 3.8 Ili- 111-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 15.0 Ill- 111-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 25.0 Ill- I11-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 15.0 Ill- 111-6 COMMERCIAL 7 Ill- 111-7 RESIDENTIAL-LOW DENSITY 2 12• 40 7 6.9 III- 111-8 OPEN SPACE 16 Ill- SUBTOTAL 198 1,450 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III- IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 Ill- IV-3 INDUSTRIAL 9 Ill- IV-4 MIXED DEVELOPMENT Sa57 4;L5165 25 14.4 Ill- IV-5A INDUSTRIAL lz18 III- IV-6 COMMERCIAL 4 III- SUBTOTAL 112 :;s8440 TOTAL 565 2,898 3,455 • Includes 4-acre Neighborhood Park. .L EG EN D 1 LOW DENSITY REYDENTUL 1 W ! � OLOW DENSITY REfN1ENTUL J I A y�� ' ►1 `I ;�;Y J µ,J LOW DEIISIIY RESIDENIUL J LIST 1 li i• 1 'LL1il i1L1:01• J��1 1•�rP• .�'"'•:""I:"i�.�lJ E•• '' IN A�rnw� DRJUD Ems. 1,y��� •• 4 '��•. � • ('�"�YEDRI�KNSIIY RESIDENTUI 1 ,�" •x• jsjFl� 2L ED R YEDNNI4EDN DENSITY _ �•�+( RL-1 r \�- �� RESIDENUAL '• RL•3 S,Z\ YD LNSED DIYELOPYENT 11•_ . o CWUfRCIAL = R1.2 ) ELLIS•OOLDENWEST 1----� I _.._. SPECIFIC PLAN �( - 1 1 'RloufiwlAL AREA ( II �,�(`+ jam••— "'•� I� - _ _Et RM \ _ of OPEN SPACE �'qi• y RMH 1 1 1 PLANNINO AREA IJ os / �!�• 1.3 •_ RJ R 1 PLANNING UNIT RL-t w _ RMN ,�F • /• NIE �� / •, •'�` - � I R�H SI �NEIOIIf OR1100D PARKS �..� '�,J�Y-�- �i'�rE/Air7 Lii-iwilf�L�•.'i1i � I(rT.7♦ii{ipi{FiTw�'•..I , ram.P.+..! •a+ry';•.•r..rwl..r•�+fP r. � rrA�� �P y.! RM uI•a IRa IRa �I ;Ll ., a •" E.W I r RMH C - — — -- r I . OS�,• ' I RM I -I — -rrul Ila IV-4 MD � aPprox, �{ w�, prapvycl�, 4o b`,. P.OASTAL TONE V�LGo I �� �•r• EXHIBIT 3 or:Af%u [;FNFRAL DFVFLnPMFMT PI AM �. t GaMeld Avenue IV 5 I4 AC RM ' = 155 DU _ 1 tv� 'RM 1 8 AC �,-- 9 AC 120 DU lay Avenue IV IV-4 5Ms D 475 OU c r� C� + --Yorktown venue `51 i i J WtTV NOTE: See Exhibit 10 for Landscape EXHII PLANNING ARE) CITY OF HUNTINGTON BEACH DEVELOPMENT Pl. M LEGEND ay MAJOR MIENAL IWIIWAY W N! {L...•OhW1 •.1 p O.AMM Ar.w.IENI N O.IM�.q d7y Gem—1wNl pwu Nam" MOM M[DANAJ011MIW1WAY OwhM AN.w lE..l.1 py.IM. • W.81.1 O"—sq O.I uw sl EW..I(N.M.1 OwbMl ! PRIMARY MNWAY •+•- j RL•1 {too.Ow" E{I.Arww(W.M N"bull( . M.N wNl — RL.S E••r•w w..l RM fi YrYMw.Aw.w MODIREO SECONOAEY NIAMAV w ELUS.00LDENWEST {L .OMM.E AL•1 SPECIFIC PLAN OwE.M Avow(Wool N i.gN.l) AREA SECONDARY HIGHWAY {Low-otold" FRMM Elwwb wNl Ells Arww(E.M.1O.WrQ. RMH oww{w.w OS NOTES MH E..1NW.A AlworAw l"W41•w.y RL-1 1 AMH .r«..N..w.w pjwEeNw 11bw'Joss OS i ti RMH Nd{NI•A.db)(WMrr w.Y A.PW#M. Oa{.M ArNW RM C AV RM RMH C 1 RM os RM ` J RM RL•2 �� RL-2 4o t-(, MU � �✓�o�-U�i �.Y • �A.S. ME1NUM4 _�\ a .w. u... EXHIBIT 8 % C1N1e1,, L E G E N D LRI y1.t�1.0 1T..%L11+. 11 'I t! 1" I•�•a� CUSS 111/1 t1ALL ,:: M1/;:,`if':�A:.� ''�i r.•�'�` • � 1!��,t��f.'w����>++,: Mks `' .fie.,, If :` ./1�,Y:.,+.:' �{v. 'fit p*%,11 r,'•�•' :6 .+G f•1..r� �+ 1t ';+1y r��1 ::'}':f;<.:T,:,•::'i,''<'?iW< �S•!�• .� •s yr rr«"'iiip""" �'�` .1C �F ,'� r•••••••••, CIA%%M III[IIA% }:<:::ifi'.•,•,�v`.:S?•::•r.�.'.•i»,''r,i, Y �•^{�>..(�•IY'C. + � • ( ��}ja :.. .. : j;:};!`55 j.;i. :y -,.•!S; y.S�• 5 , j� Ib Awaw'ice. y<�>:c';:' ;::f:.TTr:ti�'• •:.. •wtl l'��1�.. 7W'1 ..i..iY�rs .e' �e Arm, IOUttItl AK AN It i} y .:./`•'' ,— t ��:!ILtFF1'1: 1 tir4lr_` itk• .1, 1 (plq ,.19. •.I Lc:>:;:;w. •:� .;`3�:: ►Z...i:;..1 aY�itf l_f/v —. R 74v,.� iC.�+':ri:t�,.�•;.1�;$'. Sn: ttC►UtION MIA � .L .• N• 3s3r: •✓ Nat `Yh :.:f •+:yY f:;r^,. 3CINIC COIIIDOI RL-9 -...:,r.;;';,'`• , RM pANt►Ot1A1gN/ :•1:.S hs ii 11: s...... a �. IIAN COtWwt ELLI9AOLOENWEST z ►A►f tnt Alto[Nmlto IN' BPECIfICPLAN 1� •� Nel tlCttAl10N[►lMlNl RL•1 N60 AREA FIM irex;. v' ;:�; RMH RMH `. .;..'•:;�>w'•:;;..r'4; RL-1 I �!r RMH +:;+:is:+c+u,,;:.�• .try +� , `1� tv.;>';"::;: .,;.; niiii}i .� P•111{1�rwNri{�iTlill rRtJ S t nSa Oad"WAr.wu. s: "+;'.•?jti;:r»�i*,.•• RM RM RMH C RM, :: ;>:��. ::fir•' RM •f�l N59 �j;u�`j•'{!•'ti,►f, IISj•Y�l �rT:hfke � t Sh±i':; •r•' r1� a fi � � RLL2RMI MD � ��1'�•��L�a�?r` fi11���Iy�15� � � l{11.6.i r l'rl t� •+1�,S; d � � �, 1 t CASIAL Zow O IY•--• A�� p 1 ►r 1 / 1• ,' r'' � a o�ra waw EXHIBIT 9 OPEN SPACE, . '�:;�`l:�'' r; ;�►► '" � to A n v e% A w t r% TIC A 11 C D i n t\1 E G I ND � � ' j� t i•`I . � .,GIIIIOIIANI. B .[WlIIUK{ issasas;^ • ' `✓ \• I ' / ,J iM YsaMkM AµAis I«bboalncMNs ! 1 / RL-9 y, I RM II -OOLDENWEST ♦� I(ECIFIGPLAN AREA RM05 t 7 MH I ��•., ♦ RL•1 I �� RMH ♦RMH J Os �/ � � �. .1 '• Oa1gW Arsew• ..J RMH RM RM RL-2 \ RL•2 �y call Awe. MD f.0AS1A1 7011C IMNNNWIY- '• / l � ��•� EXHIBIT 10 Drainage and Sewer Systems ystems r'1-T•v nr_ t•IIMI IM(%.TnM RFACFI INFRASTRUCTURE SCHEMATIC PLAN ';a �•� ,,,� L EGEND - 1 1 MTASu WAYM I IIIis be dAwwAv4 11ECW"ED WATEII E«Us"kr Ap.,r.Iw Kw• ifs � h*&ob I I RL-1 • RL-S LID, RM F.ELUS•OOLDENWEST RL-1 SPECIFIC PLAN AREA I RM RMIH os --- I R I • I MR RL•1 i i RMH / I RMH OS ....."'•""""".::.:�.'� «. _ ..... ......... A l•r—'` �• —— —•— —— — 6wWW •ww / RM RMH �►��s�ir/w RM OS RM 14"SUN" I MD /� ice, 1 I DuirrDun—» f .�-.•------ �%�`Ya'Ll-uwwKriiriT �4.1 EXHIBIT 11 Water Systems /+E-T'x/ „C u11*1TIAIrTr1A1 rJ=Ar%H INFRASTRUCTURE SCHEMATIC PLAN 1 I A F ' w al L EG END tt11 ( 1N14JUMw. — GOYYYMTY vmf.M1ENIliY wasm"'IrrNr0& lF �t IA..kN EMhllr TIN 11 -II 1 I �) �+ �F' x• , �F COMYuwrrauwAw -s,as.,r- .� �• ErNN.cwIwNG.C&—V ' 1•r UwMON.INIq NVYVMS ' 1 1 Rl•1 1 : , c ,w.Nrwlwalw •s OoW.ArEN EY.N, I RL-3 n.Y ®MAJOR INTERSECTION I 1 S9 RM �A �wwcN.lw.a•eN..11 �qj bb.M ON.�.iq N vrvrv! } 1 MAIM.rl mus..N ge~ I? EWS-OOLDENWEST i•.� YOMIrdi1N.1 j NNI«sR m NMN p .v«r.NrrdNEYlr L'1 SPECIFIC PLAN AREA ' j ""r"` STREETECMEsdTREEr i I U3 i O IDENTITv TREES iV'/ . ' r' f' I RM Ww"ploow"el� .MN..VM.r..l INNY«EE y , HMH .1 el WIM ral. t•`� •....-.____..-_. - - NEION.ON1000 ENTRIES oS 1 p 1 /./..IN WNSW S$ MH ( «V%b b"d.r..mc".. )v �t p171 R3 �MNwr.uN •. 4 ITT$ �w` MH *us STOP CIS 7 MI•T ' 4 RM r aalrnA•olwr . �? I RM RMH I C r . III$ _ '� M f �`�` HM OS �,�.{.► �.. IV-3 Rt ! RL-2 111.7 1 13I.2 MD lot COAVAL LONE eoulrwly—+ OI TIP AWAI,! EXHIBIT 12 r RESOLUTION NO. 98-50 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH ADOPTING LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4 (ZONE TEXT AMENDMENT NO. 97.-2)AND REQUESTING ITS CERTIFICATION BY THE CALIFORNIA COASTAL COMMISSION WHEREAS, after notice duly given pursuant to Government Code Section 65090 and Public Resources Code Sections 30503 and 30510,the Planning Commission of the City of Huntington Beach held public hearings to consider the adoption of the Huntington Beach Local Coastal Program Amendment No. 97-4 which is a request to amend the Holly-Seacliff Specific Plan; and Such amendment was recommended to the City Council for adoption; and The City Council, after giving notice as prescribed by law, held at least one public hearing on the proposed Huntington Beach Local Coastal Program Amendment No. 97-4, and the City Council finds that the proposed amendment is consistent with the Huntington Beach General Plan, the Certified Huntington Beach Coastal Land Use Plan and Chapter 6 of the California Coastal Act; and The City Council of the City of Huntington Beach intends to implement the Local Coastal Program in a manner fully consistent with the California Coastal Act, NOW, THEREFORE,the City Council of the City of Huntington Beach does hereby resolve as follows: 1 4/s:PC D:Resol utions:97-4PC RLS 98-331 1. That the Huntington Beach Local Coastal Program Amendment No. 97-4, consisting of Zone Text Amendment No. 97-2, a copy of which is attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein, is hereby approved. 2. That the California Coastal Commission is hereby requested to consider, approve and certify Huntington Beach Local Coastal Program Amendment 97-4. 3. That pursuant to Section 1355l(b) of the Coastal commission Regulations, Huntington Beach Local Coastal Program Amendment No. 97-4 will take effect automatically upon Coastal Commission approval, as provided in Public Resources Code Sections 30512, 30513, and 30519. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 6th day of July , 1998. Mayor ATTEST: APPROVED AS TO ORM: AA 11 City Clerk A$ City Attorney � 9S REVIEWED AND APPROVED: INITIATED AND APPROVED: .,!,,amity Administrator Director of Co unity Development Attachment: Exhibit A: Ordinance No. 3400 (Zone Text Amendment No. 97-2) 2 4/s:PCD:Reso1utions:97-4PC RLS 98-331 ORDINANCE NO. 3400 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-2) WHEREAS, pursuant to the Planning and Zoning Law, California Government Code Sections 65493 et seq., the Planning Commission and City Council of the City of Huntington Beach, after notice duly given, have held separate public hearings relative to Zoning Text Amendment No. 97-2,which will amend the Holly-Seacliff Specific Plan to modify the development standards for the Mixed Development area, wherein both bodies have carefully considered all information presented at said hearings; and After due consideration of the findings, and recommendation of the Planning Commission, and all other evidence presented, the City Council finds that the aforesaid amendment to the Holly-Seacliff Specific Plan is proper and consistent with the General Plan; NOW,THEREFORE,the City Council of the City of Huntington Beach does hereby ordain as follows: Section 1. The Holly-Seacliff Specific Plan is amended to incorporate Exhibit A attached hereto and incorporated by referenced as Zoning Text Amendment No. 97-2 to the Holly-Seacliff Specific Plan which is part of the City of Huntington Beach Ordinance Code. Section 2. This ordinance shall take effect thirty (30) days after its adoption. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 20th day of July , 1998. Mayor ATTEST: APPROVED AS TO FORM: City gCl 1 - � City Attorney REVIEWED AND APPROVED: WALAND APPROVED: t,�y-Administrator -Z-S� r of Co 'ty Deve me 4/s:PCD:0rd1nance:ZT-97-2P RLS 98-242 7/1/98 . LEGISLATIVE'DRAFT ll�ll o�T HOLLY-SEACLIFF SPECIFIC PLAN VOLUME 1 OF 2 CITY OF HUNTINGTON BEACH SPECIFIC PLAN 9 ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 LEGISLATIVE DRAFT TABLE OF CONTENTS Section Description Page I. INTRODUCTION A. Purpose and Intent..........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background.................................................. -_ II. DEVELOPMENT CONCEPT A. General Development Plan............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential..........................................................................................II-1 2. Mixed Development...........................................................................II-2 Modifi 3. Commercial........................................................................................II-3 4. Industrial............................................................................................II-3 5. Open Space ........................................................................................II-3 C. Circulation Plan .............................................................................................II-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines........................................................................................II-4 F. Public Facilities..............................................................................................II-6 G. Community Theme Guidelines....................................................................II-12 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent.......................................................................................III-1 B. Definitions...................................................................................................III-1 C. General Provisions......................................................................................III-2 D. -Development Standards............................................................................III-10 1. Low Density Residential 1...........................................................III-10 2. Low Density Residential 2...........................................................III-13 3. Low Density Residential 3...........................................................III-16 4. Medium Density Residential.........................................................III-20 5. Medium High Density Residential................................................III-23 6. Mixed Development......................................................................III-25 Modifi 7. Commercial...................................................................................III-31 8. Industrial.......................................................................................III-32 9. Open Space.................................................._.............................III-32 i - (hssp98) LEGISLATIVE DRAFT LIST OF TABLES Table No. Table Following Pages 1 Land Use Table........................................................................................II-1 Modified 2 Development Phasing Plan......................................................................IV-1 iv (hssp98) LEGISLATIVE DRAFT a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning Area I (RL-1) will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density (RL-3) uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Densitv The Medium Density(W category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single-family attached products will be two-story to,,vnhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density (RMH) category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted,however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. 2. MLxed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products a~e expected to may include townhomes, condominiums, stacked flats and apartments. Public uses may II-2 (hssp98) LEGISLATIVE DRAFT include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around the existing Se ^!44-1�"^oe a retail center providing a focal point for the entire project area. The location for tiiis use the mixed development is in Planning Area IV, day diagonally across from the Civic Center. 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III and IV. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street, within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan, Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement,development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of girculation features ranging from major arterials to local residential streets. The systernis designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be I1-3 (hssp98) LEGISLATIVE DRAFT i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet (1 bedroom unit); 300 square feet (2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet (31 bedroom unit). j. Parkin Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six(6)dwelling units unless such structures provide an offset on the front of the building a minimum of two (2)feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten(10)feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 6. Mixed Development(MD) a. Purpose The Mixed Development District is intended to provide for a variety of commercial uses,Aeilities suppei4iag the suffetiading limited public uses and the opportunity for residential uses. Commercial uses may include retail sales; ; services.;; and professional, administrative and medical offices uses. Public tses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) LEGISLATIVE DRAFT Development within the Mixed Development District may combine Fesideatiaiaadeaffuner-ent uses in ei;her e£t~•.e . � a • aaEl'st:horizontally, where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses, proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive,permanent set of covenants,conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development,performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: l. Residential Uses --All residential uses including single-family and multi-family housing, apartments, condominiums and stock - cooperatives. 2. Office Uses --Professional, general and medical offices. 3. Commercial Uses -- Femme-eial • eh as Retail&bops establishments,restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living anal assisted living facilities; general day care facilities for all age groups; and churches. III-26 (hssp98) LEGISLATIVE DRAFT c. Comprehensive Site Planning Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion (10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a yell-planned vehicular circulation system, pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Plamiimg C^--•^, �;^� Design Review Board for all eemineFeial and resident uses. The Planned Sign Program shall be processed e eneuffeat with the fiEst eatitle ffient prior to submittal for the first sign permit. d. Maximum Densitv/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 299,000 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: A f ^- ^f1nn nnn �� v 'CCVCTP'sqLi'GSCfeet ef biers leasable area ef effi^e +then %,be pe 'f+ a Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 474165. III-27 (hssp98) LEGISLATIVE DRAFT TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMU AVERAGE DEV. AREA UNIT ACRES UNITS M GROSS STANDS. GROSS DENSITY (PAGE) DENSITY 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10 1-4 OPEN SPACE 16 111-28 SUBTOTAL 64 660 11 II-1 RESIDENTIAL-LOW DENSITY 3 62' 310 7 4.1 111-15 II-2 RESIDENTIAL-MEDIUM DENSITY 40 4 55 15 11.0 III-17 II-3 RESIDENTIAL-MEDIUM DENSITY 34' 390 15 13.0 III-17 II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III-20 II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20 II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20 II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-20 II-8 INDUSTRIAL 32 I11-28 SUBTOTAL 191 1,535 III III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 15.0 111-17 111-2 RESIDENTIAL-LOW DENSITY 2 105 550 7 3.8 111-12 111-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 15.0 111-17 111-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 25.0 111-20 111-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 15.0 111-17 111-6 COMMERCIAL 7 111-27 111-7 RESIDENTIAL-LOW DENSITY 2 12' 40 7 6.9 111-12 III-8 OPEN SPACE 16 111-28 SUBTOTAL 198 1,450 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 111-17 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-17 IV-3 INDUSTRIAL 9 111-28 IV-4 MIXED DEVELOPMENT E22 q,7.5165 25 14.4 III-22 IV-5A INDUSTRIAL 111-28 IV-6 COMMERCIAL III-27 SUBTOTAL 112 �59440 TOTAL 565 3,455 * Includes 4-acre Neighborhood Park. Ord. No. 3400 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, CONNIE BROCKWAY, the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven; that the foregoing ordinance was read to said City Council at a regular meeting thereof held on the 6th day of July, 1998, and was again read to said City Council at a regular meeting thereof held on the 20th dayof July, 1998, and was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council. AYES: Julien, Harman, Green, Dettloff, Bauer NOES: None ABSENT: None (Sullivan, Garofalo -absent from room) ABSTAIN: None I,Connie Brockway CITY CLERK of the City of Huntington Beach and ex-officio Clerk of the City Council,do hereby certify that a synopsis of this ordinance has been published in the Independent on ,19 xv In accordance with the City Charter of said City City Clerk and ex-officio eIk Connie Brockway City Clerk of the City Council of the City Deputy Citv Clerk of Huntington Beach, California G/ordinanc/ordbkpg 7/22/98 Res. No. 98-50 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, CONNIE BROCKWAY,the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven;that the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council at a regular meeting thereof held on the 6th day of July, 1998 by the following vote: AYES: Julien, Harman, Green, Dettloff, Bauer, Sullivan, Garofalo NOES: None ABSENT: None �1 City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California G/resoluti/resUpg/97-80 ATTACHMENT 4 PLANNING COMMISSION RECOMMENDATION FINDINGS FOR APPROVAL ZONING TEXT AMENDMENT NO. 97-2/ LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/ NEGATIVE DECLARATION NO. 97-16 FINDINGS FOR APPROVAL FOR NEGATIVE DECLARATION NO. 97-16: 1. The Negative Declaration No. 97-16 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. Comments received during the comment period were considered by the Planning Commission prior to action on the Negative Declaration, General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4 and Conditional Use Permit No. 97-56. 2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts, including: construction noise, aesthetics, air quality, transportation, lighting, hazardous materials and public services and facilities. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated through the conditions of approval for Conditional Use Permit No. 97-56 will have a significant effect on the environment. FINDINGS FOR ZONING TEXT AMENDMENT NO. 97-2: 1. Zoning Text Amendment No. 97-2 to modify the development standards for Mixed Development in the Holly Seacliff Specific Plan and to reflect the redesignation of four acres of Industrial to Medium Density Residential Development is consistent with the objectives, policies, general land uses and programs specified in the General Plan. The proposed changes are consistent with General Plan Amendment No. 97-4 which is being processed concurrently. The changes no not result in greater traffic impacts than were assumed in the Environmental Impact Report No. 89-1 for Holly Seacliff certified in 1990 or the Update of the General Plan adopted in 1996. The changes will implement General Policies. 2. In the case of a general land use provision, the zoning text amendment is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. The changes would only affect development standards for the Mixed Development property in Holly Seacliff and are compatible with uses in the vicinity. 1 3. A community need is demonstrated for the change proposed. The changes would expand the opportunities for senior care facilities and address the needs of a growing segment of the population. They would allow these facilities to be in close proximity to services and would reduce the need for vehicular trips. The reduction of the industrial area will reduce the existing blight along a major arterial which is designated as a primary path/image corridor in the General Plan. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The zoning text amendment will provide increased living opportunities for seniors close to services, while ensuring development standards that reflect the goals and objectives of the City. 2 PLANNING COMMISSION RECOMMENDATION FINDINGS AND CONDITIONS OF APPROVAL CONDITITONAL USE PERMIT NO. 97-56 FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 97-56: 1. Conditional Use Permit No. 97-56 for the establishment, maintenance and operation of the comprehensive site plan for the mixed use site, construction of a 259,051 sq. ft. shopping center and associated improvements and 1,314 parking spaces in lieu of 1,447 for joint use will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will result in street improvements which will benefit traffic circulation in the area and will improve the aesthetics of Goldenwest Street, a primary path/image corridor of the General Plan. Adequate parking will be provided on site. The proposed improvements are consistent with development anticipated by the Holly Seacliff Specific Plan and General Plan. 2. The conditional use permit will be compatible with surrounding uses because proposed uses are consistent with existing uses in the vicinity, and the shopping center buildings are oriented in manner that is sensitive to surrounding uses. The proposed circulation patterns will not conflict with traffic patterns of Goldenwest, Main or Yorktown and are consistent with the long-range plan for the area previously analyzed in Environmental Impact Report No. 89-1. Loading areas are located away from residential uses and are screened. 3. The proposed comprehensive site plan and shopping center will comply with the provisions of the base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific condition required for the proposed use in the district in which it would be located, except for the parking reduction approved in conjunction with the conditional use permit. The proposed site plan complies with all code requirements including: setbacks, building height, landscaping and site coverage. The parking reduction is appropriate for the joint use project. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use Horizontal on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: Goal LU II.Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services and entertainment, and reduce the need for automobile use. LU I1.1.7: Require that mixed-use development projects be designed to achieve a consistent and high quality character, including the consideration of: 3 b) architectural treatment of building elevations to convey the visual character of multiple building volumes and individual storefronts. d) siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structures. e) inclusion of extensive site landscape, where feasible. CONDITIONS OF APPROVAL—CONDITIONAL USE PERMIT NO. 97-56: 1. The site plans received and dated April 9, 1998 and elevations received and dated April 7, 1998 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials as approved by the Design Review Board. b. The plaster finish cornice (4a) indicated at the roof line shall be continued along the entire length of the rear elevation of Buildings 1-7. c. The vertical and horizontal lines depicted on the elevations shall be scored. d. The chain link fence for Building 1 customer pick-up area shall be 3/8"x 10 GA Black Vinyl Coated Fabric or other similar material as approved by the Community Development Director. e. Cart storage shall be located within the building or shall be located behind decorative screen walls, consistent with the building architecture, and subject to the review of Community Development. f. The seasonal display area located in front of Building 1 shall be relocated south to the 18 ft. wide walkway area. A minimum of eight feet of public walkway shall be maintained in front of the display area. g. A maximum of three drive-thru restaurant uses and two other drive-thru uses shall be permitted on-site. No more than two drive-thru restaurant uses shall be located on a street frontage. h. Additional pedestrian links shall be explored between the shopping center and the center's "Main Street"plaza. (DRB) i. The bollards and site furniture depicted on the site plan shall be subject to architectural design approval by the Design Review Board. (DRB) j. Outdoor dining areas shall be depicted on the site plan and elevations. (DRB) 4 k. Parking lot striping detail shall comply with Article 960 of the Huntington Beach Ordinance Code and Title 24, California Administrative Code. (Code Requirement) 1. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) m. All exterior mechanical equipment shall be screened from view on all sides at all property lines and second floors. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) (DRB) n. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. o. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and to minimize impacts to adjacent properties and shall be shown on the site plan and elevations. Parking lot light standards shall be compatible in architectural style to the design theme. Energy saving lamps shall be used. 2. Development of the future residential and future commercial/mixed use parcels shall be subject to Planning Commission approval of the appropriate entitlements. 3. The applicant shall fund all costs associated with the removal and delivery of the existing art to the City of Huntington Beach. Final installation shall be determined by the Seacliff Public Art Committee and the City Council. If the Committee and City Council determine that some of the existing art should be incorporated into the shopping center project, the applicant shall retain an artist or consultant to ensure appropriate integration of the art into the project, subject to review by the City. 5 4. The applicant shall provide $100,000 in relocation/displacement relief to the existing shop tenants subject to the final decisions to terminate leases and begin demolition. The economic relief shall include $2,000.00 and two months of rent abatement to each existing shop tenant. The draft relocation plan dated May 12, 1998 shall be provided to each tenant. 5. Temporary facilities utilized during the reconstruction of the shopping center to house existing tenants shall be administratively reviewed and approved by the Planning Director expeditiously and without additional fees. 6. Prior to submittal for building permits for Buildings 1-11, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Submit three (3) full-size copies of the site plan and one 8 1/2" x 11" reduction and the processing fee to the Planning Division for addressing purposes. All buildings associated with the center shall be addressed at this time. c. Submit copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. d. All Fire Department requirements shall be noted on the building plans. (FD). e. A planned sign program for all shopping center signage shall be submitted to the Department of Community Development. Said program shall be reviewed by the Design Review Board and shall be approved prior to the first sign request. 7. Prior to submittal for building permits for Buildings A-J(or any satellite buildings), the following shall be completed: a. The applicant shall submit a set of architectural guidelines to the Community Development Department that will address the future design and architecture of the satellite buildings in order to insure architectural compatibility within the center. (DRB) b. A conditional use permit and design review board application shall be reviewed and approved by the Design Review Board and Zoning Administrator for each building. c. Conditions of approval 3a- 3f shall apply if not already completed. 6 8. Prior to issuance of grading permits, the following shall be completed: (PW) a. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. On-site storm water to be collected in grated catch basins and run through clarifiers. This is to be submitted prior to/with first plan check. (Code Requirement) b. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance within public right-of-way (excludes medians). c. All existing trees on site shall be inventoried by a Professional Consulting Arborist. The trees shall be quantified, identified, analyzed for health and safety, and if they are proposed to remain shall have recommendations for their preservation based upon the site plan, precise grading plan and landscape architect's plans. Said plans shall include all berming proposals and retaining walls with limits of footings indicated. All existing trees shall be horizontally located and shown on the engineer's existing topo plan and/or the precise grading plan. The Arborist as well as the findings of his/her report shall be approved by the City Landscape Architect. The ultimate landscape plan shall include the replacement of all healthy mature trees on the site at a two for one ratio with 36" box trees or the palm equivalent. d. Provide a Alquist Priolo Study for fault area prior to/with first plan check submittal. Verify fault and setback lines. (Code Requirement) 9. Prior to issuance of building permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) (Code Requirement) b. A parcel map shall be submitted for review and approval by the Zoning Administrator and shall be recorded with the County Recorder's Office. A recorded copy shall be provided to the Community Development Department. (PW) (Code Requirement) c. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with the Huntington Beach Ordinance Code and Holly Seacliff Specific Plan. The landscape plan shall be reviewed and approved by a licensed arborist prior to submittal to the City. (PW) (DRIB) (Code Requirement) 7 d. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, foundations, ground acceleration,retaining walls, streets, and utilities. (PW) (Code Requirement) e. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for approval. (Include on and off-site; proposed and existing). A new storm drain, for purposes of draining the site, shall be constructed in Yorktown and Goldenwest Street joining the existing drain @ Palm Avenue and 22nd Street. (PW) f. A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. (Include on and off-site; theoretical calcs and flow test of existing flows.) (PW) g. The developer shall submit a hydraulic computer modem analysis for a fire flow demand as determined by the Fire Department. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure, the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right of way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW) h. The subject property shall submit an irrevocable reciprocal driveway easement(s), between the subject site and adjacent properties. The owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Department of Community Development a minimum of 45 days prior to building permit issuance. The document shall be approved by the Department of Community Development and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. (Code Requirement) i. An interim parking and building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. 8 j. At least 60 days prior to building permit issuance, CC&Rs shall be submitted to the Department of Community Development. The CC&Rs shall reflect the mixed use development limitations, including a list of permitted uses and any conditions of approval for the project and all development,performance and management standards. The CC&Rs shall identify a Project Liaison. The CC&Rs shall be approved by the City Attorney and must be in recordable form. The CC&Rs shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. k. A plan depicting bicycle rack locations shall be submitted to the Community Development Department for review and approval. 1. A lighting plan shall be submitted to the Community Development Department and shall be reviewed by the Police Department, Public Works Department and Community Development Department. in. The Design Review Board shall review the working drawings (building permit plans)to verify compliance with all conditions of approval/issues raised by the Design Review Board. (DRB) n. Provide building code analysis to show compliance to allowable area(Chapter 5 of Uniform Building Code) for each building. o. Provide floor plan of each building and analysis to show compliance to exiting requirement (Chapter 10 of Uniform Building Code) for each building. p. A phasing plan shall be submitted for approval showing improvements and landscaping to be constructed with each phase. (PW) q. No U-turns on Goldenwest Street(south bound) at Little Harbor shall be allowed pending verification of a traffic study. (PW) 10. Prior to combustible construction, fire hydrants, number to be determined by the Fire Department, shall be installed. Shop drawings shall be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) 11. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; 9 d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 12. Prior to final building permit inspection and approval or certificate of occupancy, the following shall be completed: a. Install street lights per Public Works Standards. (PW) b. Construct new and/or reconstruct as necessary landscape medians on Goldenwest Street and Main Street. The median on Yorktown Avenue shall be defined through median striping. (PW) c. Street improvements shall include traffic signal interconnect conduit and cable per Public Works Standards on all frontage arterial streets. (PW) d. The intersection of Yorktown Avenue at Goldenwest Street shall be modified per the Holly-Seacliff Specific Plan to provide dual southbound left-turn lanes or extend pocket pending verification of traffic study on Goldenwest Street. (PW) e. The following traffic signals shall require modifications pending verification by a traffic study: (1) Goldenwest Street @ Summit Street, (2) Goldenwest Street @ Yorktown Avenue, and(3) Main Street @ Yorktown Avenue. These modifications shall be per Public Works Department Standards. (PW) f. All street and/or utility improvements within arterial streets shall require the preparation of a construction traffic control plan per Public Works Department Standards. (PW) g. Signing and striping plans for all arterial streets fronting the development shall be prepared and installed per Public Works Department Standards. (PW) h. The existing cross gutter at Main Street and Yorktown Avenue shall be removed and the water collected into the new storm drain to be constructed in Yorktown Avenue. (The cross gutter shall be removed together with five feet minimum paving either side of the cross gutter providing for a smooth transition in the intersection.) (PW) i. Frontage improvements on Yorktown Avenue, Goldenwest Street, Main Street, Clay Avenue (as required) and Stewart Street shall be constructed per Public Works Standards. (PW) j. Any new or existing overhead utilities shall be undergrounded per City Ordinance. (PW) 10 k. Clay Avenue shall be cul-de-saced between Main Street and Stewart Street as required. (PW) 1. Construct a knuckle and improvements on Stewart Street. (PW) in. A pavement evaluation shall be performed for Main Street, Goldenwest Street, Stewart Street, Clay Avenue and Yorktown Avenue on a half-street basis for those portions adjacent to the site to provide for a 20 year life. (PW) n. The developer shall submit a composite utility plan of all public utilities within the public right-of-way, showing water system improvements and all other underground utilities (existing and proposed)to each structure. The plan shall include driveway locations and identify irrigation areas, including stationed service connections for water and sewer to each building, public and private fire hydrants, valves and other appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances, Public Works Standards and Water Division design criteria. Individual phasing plans shall be approved by the Public Works Water Division prior to construction of utilities. (PW) o. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. All backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department, Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. (PW) p. Irrigation will require a separate service, meter, and backflow device. The developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) q. The Developer shall construct the on-site fire prevention system according to the City of Huntington Beach Fire Department and Water Department requirements and standards. (PW) r. All water systems (public or private) constructed shall be designed, installed, and inspected to meet minimum requirements of the City Water Division. (PW) s. All proposed commercial buildings shall have separate services and meters for domestic, fire protection, and irrigation. The domestic water service shall be a minimum of 2". All lines and meter sizes shall meet minimum requirements set by the Uniform Plumbing Code (UPC) and Fire Code. (PW) t. The existing water lines in Clay Avenue shall remain in a City easement. The easement shall extend a minimum of five feet north of the most northerly water line to five feet south of the most southerly water line remaining in Clay Avenue. tt VZ The easement shall be continuous between Goldenwest Street and Main Street. The developer shall be responsible for any corresponding pipeline relocation if Clay Avenue is re-aligned. The easement documents shall contain language noting that the Developer/Owner shall also be responsible for the repair and or replacement of any surface improvements other than asphalt pavement should the City find it necessary to repair or maintain the underlying water facilities. (PW) u. The water distribution mains surrounding and servicing the project shall be potholed and inspected as part of the project. Should it be determined that any of the existing distribution main(s) fronting the property be structurally unsound or not meet mandated health standards, the main may be replaced per the direction of the Public Works Department. (PW) v. All perimeter, streetscape, community open space, greenbelt areas, Arterial Highway medians and other required landscape improvements, with the exception of the frontage on Stewart and Goldenwest north of Clay, shall be completed prior to final inspection and occupancy of the first building or subject to approval by the City, Owner may provide a Letter of Credit or bond in a form acceptable to the City,prior to final inspection to insure improvements will be completed. (PW) w. A bus turnout shall be added per City Standards to the north side of Yorktown Avenue west of Main Street. The turnout shall be provided within the right-of- way/landscape area. No loss of parking shall occur as a result. x. The existing freestanding signs shall be removed. y. All Fire Department required improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: (FD) 1) Automatic sprinkler systems shall be installed throughout to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 2) A Class III set standpipe system (combination) will be installed to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. 4) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be V 12 OD00 submitted to and approved by the Fire Department prior to installation. The system will provide the following: manual pulls; water flow, valve tamper and trouble detection; 24 hour supervision; voice communication; graphic display; audible alarms and annunciation. 5) Elevators will be sized to accommodate an ambulance gurney. Minimum 6'8"wide by 4'3" deep with minimum of 42" opening. 6) Fire lanes will be designated and posted to comply with City Specification No. 415. 7) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be determined by the Fire Department. 8) Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. 9) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification#401. Include the circulation plan and dimension of all access roads (24' or 27' fire lanes,turnarounds ad 17' by 45' radius turns). 10)Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. 11)Submit to the Fire Department for approval of a Fire Protection Plan containing requirements of Fire Department Specification#426. 12)The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. 13)The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. z. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. aa. A recorded copy of the CC&Rs shall be submitted to Community Development Department. 13 V� bb. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. 11. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted and marked. (FD) b. Service roads and fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. (FD) c. Security lighting shall be provided on a timer/photo sensor. Illumination at and of rear of buildings shall be maintained at one foot candle unless otherwise approved by the Police Department. (PD) 12. All outdoor dining uses shall require approval of a conditional use permit by the Zoning Administrator and Design Review Board. 13. The project shall comply with all mitigation measures identified in Negative Declaration No. 97-16. 14. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 15. New construction shall not be permitted to exceed 200,000 square feet until Zoning Text Amendment No. 97-2 has been approved by the City Council, and California Coastal Commission, and is in effect. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 97-56 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 97-56 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. h V 14 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-56, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. Fee credits shall be allowed for public improvements per City Ordinances and Codes. (PW) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy of each building. Fee credits shall be allowed for public improvements per City Traffic Impact Fee Ordinance. (PW) 6. A construction permit shall be required for all work within the City right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying each building. 8. State-mandated school impact fees, or any other such fees as may be agreed to by the applicant and the school districts, shall be paid prior to issuance of building permits. 9. The Water Ordinance#14.52,the "Water Efficiency Landscape Requirement" applies for projects with 2,500 square feet of landscaping or larger. 10. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the Holly Seacliff Specific Plan and Huntington Beach Ordinance Code. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 13. The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Planning Commission's action. 15 V4 ATTACHMENT 5 .j, RESOLUTION NO. A RESOLUTION\OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 97-4 AND NEGATIVE DECLARATION NO. 97-16 (STAFF RECOMMENDATION) WHEREAS, General PlanItion ent No. 97-4 is a request tome the Land Use Element of the City's General Planorate a redesignation of appro mately 3.99 gross acres of property generally locatedGoldenwest and Stewart'Str ts, approximately 350 feet south of Garfield Avenue froal to Mixed Use Horizc5ntal and change the amount and type of allowable devin Subarea 7C as present i xhibit B attached hereto; and Pursuant to California GovCode, the Planning ission of the City of Huntington Beach, after notice dueld a public hoari o consider General Plan Amendment No. 97-4 and Negativion No. 97-1,6 a recommended approval of said entitlements to the City Council; and Pursuant to California Government Code,thief Ci Council of the City of Huntington Beach, after notice duly given, held a public heari g t onsider General Plan Amendment No. 97-4 and Negative Declaration No. 97-16; and The City Council finds that said Gen al Amendment No. 97-4 is necessary for the changing needs and orderly development o the om unity, and is necessary to accomplish refinement of the General Plan and is con iste 'with e other elements of the General Plan; and The City Council finds that Ne ativ Declaratio No. 97-16 addresses the environmental issues pursuant to the California Env' o ntal Quality ct; NOW, THEREFORE, BE T R> OLVED by the Council of the City of Huntington Beach as follows: Section 1. The L d UsPlan in the Land Use Elem nt of the General Plan, marked Exhibit A, is hereby amende to i lement General Plan Amend ent No. 97-4. Section 2. Tab LU- in the Land Use Element of the G eral Plan, marked Exhibit B, is hereby amended to i ple nt General Plan Amendment No. 97- r 1 Section 3. T e reayproperty designated in General Plan Amen ent No. 97-4 is more particularly described in`Exhibit C, attached hereto and incorporated herein by reference. i Section 4. The City Council of the City of Huntington Beach hereby adopts said amendment to the General Plan of the City of Huntington Beach. 1 4/s:PCD:Reso1utions:GPA97-4S RLS 98-242 Passed and Adopted by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: '6L=�62z��, -, City Clerk / City Attorney I ' 6 2 15 4U4�i REVIEWED AND APPROVE INITIATED AND APPROVED: C.ity Administrator Director of Community Development Attachments: Exhibit A: Land Use PI n Exhibit B: Table LU-4 Exhibit C: Legal Descript o of Subject Property 9 2 4/s:PCD:Reso1utions:GPA974S RLS 98-242 -.�� ;��:�< �: max' ...,.�,y�, �;;<; �� � ,.. yam:;. >,�, �' F. �, _ ,,� � ��`` � �♦♦ ��� ��i O�� � ������ ,�� ♦,� '�'�♦ � ��n�, •III t NW e _ �i IM BOUNDARY LINE AMENDED I► - s • Portion of General . lan • Use • EXHIBIT B i COMMUNITY DEVELOPMENT CHAPTER LAND USE ELEMENT TABLE LU-4 (Conti Community District and Subarea Schedule FF Subarea Characteristic Standards and Principles 7B Permitted Uses Category: Commercial Office ("CO") Commercial uses, civic theater, and Civic Center similar uses permitted by the Commercial Office("CO")land use category. Village (Yorktown- Main) Density/Intensity Category: "-172" • Height: four(4)stories Design and Category: Development • Establish a unified"village"character, using consistent architecture and highly articulated facades and building masses, and siting buildings around common courtyards and pedestrian areas. • Require vertical setbacks of structures above the second floor. • Incorporate art in public places. • Incorporate extensive streetscape amenities (landscape, signage, lighting,etc.)along the Main Street and Yorktown frontages. • Provide pedestrian linkages with the Civic Center and Subarea 7C. 7C Permitted Uses Category: Mixed Use-Horizontal Integration of Housing("MH") Seacliff Commercial uses, civic theater, and similar uses permitted by the Center Commercial General ("CG") land use category, professional offices [as permitted by the Commercial Office ("CO") land use category], Limited Public Uses as specified in the Holly Seacliff Specific Plan and ffee standing residential. Density/Intensity . Retail commercial: 200,000 260,000 square feet • Office commercial and Limited Public: , • Residential: 44165 units • Height: 80 feet Design and Category: Specific Plan("-sp") Development Same as Subarea 7B. 8 Area wide Maintain and establish commercial centers to serve surrounding residential Commercial Functional Role neighborhoods and the greater community. Nodes 8A Permitted Uses Category: Commercial General("CG") Community • Commercial uses permitted by the"CG"land use category. Commercial Density/Intensity Category: "-F1" • Height: two(2)stories THE CITY OF HUNTINGTON BEACH GENERAL PLAN II-15 EXHIBIT C 04/20/98 14:04 FAY_�Q9_869 0868 SHEA BUSINESS PROP 10002 DL-SCRIPTION THE LAND REFERRED TO IN THIS REPORT IS SrruATED iN THE STATE OF CALIFORNIA.COUNTY OF ORANGE,CITY OF HUNTINGTON BEACH, AND IS DESCRIBED AS FOLLOWS: LOTS 15, 16.24 AND 25 IN BLOCK"D"OF-GARFIELD STREET ADDITION TO HUNTINGTON BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 7, PAGES 27 AND 28 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. EXCEPTING THEREFROM ALL MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND ALL UNDERGROUND WATER IN OR UNDER OR WHICH MAY BE PRODUCED FROM SAID LAND WHICH UNDERLIES A PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF SAID LAND, FOR THE PURPOSE OIL PROSPECTING FOR, THE EXPLORATION, DEVELOPMENT, PRODUCTION, EXTRACTION AND TAILING OF SAID MINERALS, OIL, GAS, PETROLEUM,OTHER HYDROCARBON SUBSTANCES AND WATER FROM SAID LAND BY MEANS OF MINES, WELLS, DERRICKS AND/OR OTHER EQUIPMENT FROM SURFACE LOCATIONS ON ADJOINING OR NEIGHBORING LAND OR LYING OUTSIDE OF THE ABOVE DESCRIBED LAND. IT BEING UNDERSTOOD THAT THE OWNER OF SUCH MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER, AS SET FORTH ABOVE, SHALL HAVE NO RIGHT TO ENTER UPON THE SURFACE OF THE ABOVE DESCRIBED LAND NOR TO USE ANY OF THE SAID LAND OR ANY PORTION THEREOF ABOVE SAID PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF THE SAID LAND FOR ANY PURPOSE WHATSOEVER, AS RESERVED BY HUNTINGTON BEACH COMPANY IN THE DEED RECORDED OCTOBER 31, 1990 AS INSTRUMENT NO. 90-577992 OF OFFICIAL RECORDS. PAGE 4 h 0 0 I'• too, 14* d 3.1.9roa STEwART f s ELYZER Aw#w l swEr e " te' I t•• � ! r c Z ______ GARf/EL0 STREET N I �.• 26 ® � H ►zr � y' R O Z1 �I � tI oil pOlt is cn N N 28 R O co m ao Q r Q o V ADDITION a, to �. ly pl rig I r ' co VLDEN WEST STREET w• t o ` 43 t MARCH f951 6ARRELD STREET ADDITION M.M. 7•2728. NOTF-ASSESSORS BLOCK 0 ASSESSOR'S MAP 1 PAWEL N01M'afRS BOOK IU WE* ago I SN010W/N CIRCLES COUNTY Of ORANGE � _- pJBIG of compmy o tNs tally s rot i ATTACHMENT 6 ORDINANCE NO. 3 DO AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-2) (STAFF RECOMMENDATION) WHEREAS, pursuant to the Planning and Zoning Law, California Government Code Sections 65493 et seq., the Planning Commission and City Council of the City of Huntington Beach, after notice duly given, have held separate public hearings relative to Zoning Text Amendment No. 97-2, which will amend the Holly-Seacliff Specific Plan to modify the development standards for the Mixed Development area, wherein both bodies have carefully considered all information presented at said hearings; and/ After due consideration of the findings, and recomendation of the Planning Commission, and all other evidence presented, the�City Council finds that the aforesaid amendment to the Holly-Seacliff Specific Plan is proper and consistent with the General Plan; NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby ordain as follows: f 4{� M Section 1. The Holly-Seacliff Specific Plan is amended to incorporate Exhibit A attached hereto and incorporated by referenced as Zoning Text Amendment No. 97-2 to the Holly-Seacliff Specific Plan whichiis part of the City of Huntington Beach Ordinance Code. Section 2. This ordinance shall take effect thirty (30) days after its adoption. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. r• r' Mayor ATTEST: APPROVED AS TO FORM: s° r City Clerk City Attorney -- ,6,fz� 8 Q REVIEWED AND APPROVED: INITIATED AND APPROVED: t' v�Giety Administrator Director of Communi Development 4/s:PCD:Ordinance:ZT-97-2S Staff Recommendation RLS 98-242 ATTACHME NT 7 I RESOLUTION NO. yg A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH ADOPTING LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4 (ZONE TEXT AMENDMENT NO. 97-2) AND REQUESTING ITS CERTIFICATION Bi THE CALIFORNIA COASTAL COMMISSION (STAFF RECOMMENDATION) WHEREAS, after notice duly given pursuant to Government Code Section 65090 and Public Resources Code Sections 30503 and 30510,the Planning Commission of the City of Huntington Beach held public hearings to consider the adoption of the Huntington Beach Local coastal Program Amendment No. 97-4 which is a request to amend the Holly-Seacliff Specific Plan; and Such amendment was recommended to the City Council for adoption; and The City Council, after giving notice as prescribed by law, held at least one public hearing on the proposed Huntington Beach-Local Coastal Program Amendment No. 97-4, and the City Council finds that the proposed amendment is consistent with the Huntington Beach General Plan, the Certified Huntington Beach Coastal Land Use Plan and Chapter 6 of the California Coastal Act; and The City Council of the City of Huntington Beach intends to implement the Local Coastal Program in a mariner fully consistent with the California Coastal Act, NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows': 1 4/s:PCD:Reso1ution:97-4Staff RLS 98-331 1. That the Huntington Beach Local Coastal Program Amendment No. 97-4, consisting of Zone Text Amendment No. 97-2, a copy of which is attached hereto as Exhibit A and incorporated by this referenced as though fully set forth herein, is hereby approved. 2. That the California Coastal Commission is hereby requested to consider, approve and certify Huntington Beach Local Coastal Program Amendment 97-4. 3. That pursuant to Section 13551(b) of the Coastal Commission Regulations, Huntington Beach Local Coastal Program Amendment No. 97-4 will take effect automatically upon Coastal Commission approval, as provided in Public Resources Code Sections 30512, 30513, and 30519. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: City Clerk 2 City Attorney i>!w 19= REVIEWED AND APPROVED: INITIATED AND APPROVED: `4 r+y Administrator Director of Comnidnity Development Attachment: Exhibit A: Ordinance No.3go o 6 (Zone Text amendment No. 97-2) 2 4/s:PCD:Resolution:97-4Staff RLS 98-331 - . v�,w, � ®�, . ..�.: . a � . �. .a . .. 2 � a�x� . ^� ` ®� - ^ � . � . � . z: :� . � « � . � . . . , � . y y> � �`/ y �\/ � : - � \ . m� « . � �.: .a . y y � �y. . v . a�, , , . � . \ � � . �> , � � a � � ; : / �� � 22\\\ ����2. � �\ \�: / \ \ ORDINANCE NO. q o L 6 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-2) (STAFF RECOMMENDATION) WHEREAS,pursuant to the Planning and Zoning Law, California Government Code Sections 65493 et seq.,the Planning Commission and City Council of the City of Huntington Beach, after notice duly given, have held separate public hearings relative to Zoning Text Amendment No. 97-2, which will amend the Holly-Seacliff Specific Plan to modify the development standards for the Mixed Development area, wherein both bodies have carefully considered all information presented at said hearings; and After due consideration of the findings, and recommendation of the Planning Commission, and all other evidence presented,the City Council finds that the aforesaid amendment to the Holly-Seacliff Specific Plan is proper and consistent with the General Plan; NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby ordain as follows: Section 1. The Holly-Seacliff Specific Plan is amended to incorporate Exhibit A attached hereto and incorporated by referenced as Zoning Text Amendment No. 97-2 to the Holly-Seacliff Specific Plan which is part of the City of Huntington Beach Ordinance Code. Section 2. This ordinance shall take effect thirty (30) days after its adoption. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: 2—z��- /&�� City Clerk � y City Attorney 1--,, REVIEWED AND APPROVED: INITIATED AND APPROVED: I City Administrator Director of Communi Development 4/s:PCD:Ordinance:ZT-97-2S Staff Recommendation RLS 98-242 T ,A� ,A LEGISLATIVE-DRAFT HOLLY-SEACLIFF SPECIFIC PLAN VOLUME 1 OF 2 CITY OF HUNTINGTON BEACH SPECIFIC PLAN 9 ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 i a y LEGISLATIVE DRAFT TABLE OF CONTENTS Section Description page I. INTRODUCTION A. Purpose and Intent..........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background.....................................................................................I-2 H. DEVELOPMENT CONCEPT A. General Development Plan............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential..........................................................................................II-1 2. Mixed Development...........................................................................II-2 Mot 3. Commercial........................................................................................II-3 4. Industrial............................................................................................II-3 5. Open Space........................................................................................II-3 C. Circulation Plan.............................................................................................II-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines........................................................................................II-4 F. Public Facilities..............................................................................................II-6 G. Community Theme Guidelines....................................................................II-12 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent.......................................................................................III-1 B. Definitions...................................................................................................III-1 C. General Provisions......................................................................................III-2 D. Development Standards............................................................................III-10 1. Low Density Residential 1...........................................................III-10 2. Low Density Residential 2...........................................................III-13 3. Low Density Residential 3...........................................................III-16 4. Medium Density Residential.........................................................III-20 5. Medium High Density Residential................................................III-23 6. Mixed Development......................................................................III-25 Modi; 7. Commercial...................................................................................III-31 8. Industrial.......................................................................................III-32 9. Open Space ...................................................................................III-32 1 (hssp98) LEGISLATIVE DRAFT LIST OF EXHIBITS Exhibit No. Title Following Page 1 Vicinity Map.............................................................................................I-2 2 Existing Zoning.........................................................................................I-2 3 General Development Plan......................................................................II-1 Modifiec 4 Planning Area I Development Plan..........................................................II-1 5 Planning Area II Development Plan........................................................II-1 6 Planning Area III Development Plan.......................................................II-1 7 Planning Area IV Development Plan.......................................................II-1 Modifiec 8 Circulation Plan.......................................................................................II-3 Modifiec 9 Open Space,Park and Trail Plan.............................................................II-4 Modifiec 10 Infrastructure Schematic Plan-Drainage and Sewer Systems................II-6 Modifiec 11 Infrastructure Schematic Plan- Water Systems.......................................II-6 Modifiec 12 Community Theme Plan........................................................................II-12 Modifiec 13 Main Street Streetscape Section.............................................................II-14 14 Goldenwest Street Streetscape Section..................................................II-14 15 Gothard Street Streetscape Section........................................................II-14 16 Overlay Areas ........................................................................................III-3 17 Recreation/Open Space Corridor Section..............................................III-4 18 Commercial/Industrial Separation.........................................................III-4 19 Transportation/Trail Corridor Section.................................................III-22 20 Biological Resources ............................................................................VI-10 iii (hssp98) LEGISLATIVE DRAFT LIST OF TABLES Table No. Table Followiniz Paizes 1 Land Use Table........................................................................................II-1 Modifies 2 Development Phasing Plan......................................................................IV-1 iv (hssp98) LEGISLATIVE DRAFT a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning'Area I (RL-1)will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density(RL-3)uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Density The Medium Density (RM) category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single-family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density (RMH) category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted, however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. 2. Mixed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products „-e expeetea *^ may include townhomes, condominiums, stacked flats and apartments. Public uses may II-2 (hssp98) LEGISLATIVE DRAFT include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around Seael gV41W a retail center providing a focal point for the entire project area. The location for 4iis use the mixed development is in Planning Area IV, EhFeetly diagonally across from the Civic Center. 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III and IV. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street,within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan, Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be II-3 (hssp98) LEGISLATIVE DRAFT i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition,the following minimum common open space per dwelling unit shall be provided: 250 square feet (1 bedroom unit); 300 square feet(2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet (3/bedroom unit). j• Parking Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six(6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten(10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 6. Mixed Development (MD) a. Purpose The Mixed Development District is intended to provide for a variety of commercial uses, f4eilities suppefting,the suffeunding eewAminity limited public uses and the opportunity for residential uses. Commercial uses may include retail sales; ; services.; and professional, administrative and medical offices uses. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) LEGISLATIVE DRAFT Development within the Mixed Development District may combine uses in . • vei4reallTwnere-the g e4ad level is reserved A4 ee er-eia!ascs -alad the , ..floor-(er-Peer-s) eefA..;„,; r,,,,lt:f,,,;1, dwellings. � • An d liq horizontally,where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses,proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive,permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development, performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: l. Residential Uses --All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses--Professional,general and medical offices. 3. Commercial Uses -- G^--•fMe_,.;,,1 • eh ^� Retail 6haps, establishments,restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living and assisted living facilities; general day care facilities for all age groups; and churches. III-26 (hssp98) LEGISLATIVE DRAFT c. Comprehensive Site Planning Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion(10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system,pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Design Review Board for all uses. The Planned Sign Program shall be processed ����••--���•_�*'- *�� f4r-s* ea4iflement prior to submittal for the first sign permit. d. Maximum Density/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 299;A99 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: A ffi of!nn nnn e feet ofer-ess leasable afea ofef..e uses y be P r.nioea Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 4-'�& 165. III-27 (hssp98) LEGISLATIVE DRAFT TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMU AVERAGE DE AREA UNIT ACRES UNITS M GROSS STAl' GROSS DENSITY (PAi DENSITY 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 Ti_ III-- 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III 1-4 OPEN SPACE 16 SUBTOTAL 64 160 II 11-1 RESIDENTIAL-LOW DENSITY 3 62* 310 7 4.1 III-' 11-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 III II-3 RESIDENTIAL-MEDIUM DENSITY 34* 390 15 13.0 IIF II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III-1 II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 II-8 INDUSTRIAL 32 SUBTOTAL 191 1,535 III III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 15.0 III-1 III-2 RESIDENTIAL-LOW DENSITY 2 105 550 7 3.8 III-1 111-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 15.0 III-1 III-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 25.0 111-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 15.0 III-1 III-6 COMMERCIAL 7 III-2 111-7 RESIDENTIAL-LOW DENSITY 2 12* 40 7 6.9 111-1 III-8 OPEN SPACE 16 III-2 SUBTOTAL 198 1,450 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-1 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 111-1 IV-3 INDUSTRIAL 9 III-2 IV-4 MIXED DEVELOPMENT "57 4;Lb165 25 14.4 III-2 IV-5A INDUSTRIAL 4Z18 111-2 IV-6 COMMERCIAL 4 III-2 SUBTOTAL 112 ;58440 TOTAL 565 8;885 3,455 * Includes 4-acre Neighborhood Park. >< 1EGEND 1 f R41 Low o[xSln REEn1ExT1AL 1 W 1 O LOW DENSITY REEIOfN11Al! LOW DEIISITY RESIDENTIAL3 1. _�J 111!l1111{{{�,�,., IRr Ar.nw .rwro `,��a��� .. ,I-�'"�ln+ ham. � T^�r..'r`cr�M4'r,�'r!..r E" •. '�"h �h -�•. MEOTO4 DExS1TY RESIOENTIAL y ` H rarwK �.._. ..._ 7L (, _ +I•I ...�\ RWI 11EDIO11•NION DENSITY - ....a I RL-t �' \`\�—• �� RESHIENIUL 331 1 1•„wK RL-3 - µ\\ { YO WKEODEVELOMIENT IO COMMERCIAL ELUS•OOLOENWEST ": I j SPECIFIC PLAN !-! �( _. RIDOnMAL ..�..� I AREAOVER SPACE RM Rm" 9 t \ 14 1 1 1 PLANNING AREA L os _ _ _r ll R ' �1t{ 1-1 ►LAIININO IINIT RMH + . • �• Illt •� NEIOIIEORf1000►ARK! OR R a��' wl`'• .r..r-.. rW,� E. ,�► RM I11-4 Ina RM RMH I C — — .-� os•,� f, RMEL — '� -- Lii f.v'' •�. Ills; � — _ ( ..-� ..� M._ RL--2 / R-7 ��rily� ', J •pay l4rww 1 Ma praff5e^l. 4o h� �•�.. �, mod• �o M�,�,�, COASTAL IM . ROIKNLVIY--• W crJ l�, ./• 0 . EXHIBIT 3 ia11n1•r11kJr_TnKI aI=nr%u rtFNFPAL DEVELOPMENT PI AN Gac i Id Avenue IV-5 _ t4 AC 3 IV•1 AC ; m RM 16 AC = fss ou V ir IV-3 RM I 8 AC 9 AC 120 DU toy Avenue iV f� m IV-4 0 MD !` 53 AC r/o ffi 475 DU c ?� �Votktown Avenue 'AIBc_- c���c.c1. -�(or� �;�..Jl fir✓ NOTE: See Exhibit 10 for Undsppe EXHIE PLANNING AREA CITY OF HUNTINGTON BEACH DEVELOPMENT PU LEGEND j L y MAJOR AM IMM1LISONWAY W AE E Lone•WrWO f OwA.1f Arwu•.(F..1 N ONOwwr..y -. ONM"NN sued(U lk.1OMM101 ib Ar.nw MODIFIEDMAJORNM MAY •L.--DI.M.O W.M N ONO..w.M) ONO.wr.N swNt(N.Ah N OEANM) -I ►RIMARY IWHWAY !1 RL•1 •LWO-Drwd EWs AV""(Well N OM041 R.M OI.N RL-9 $cap"Sued RM roLNww A.~ -•\ MOOWWD SECONDARY MIONWAY ELUS•60LDENWEST to"-Dwdw RL-1 SPECIFIC PLAN OMR.M Av~(Wed N E..►•W) AREA EEeoNDARr N1DIlwAr RM EOwwM s11.•1 EW.A"NO(EAM N 0o"A. RMH D.uwaw.N OS \ NOTES R•' sM t•cMlc.l Appe"s kfIg 141-81 MH MgvY•w.nll wc0 slow"►lads.AS local RL-1 RMH auto$sM.v1.W be pow Wiese OS flMH kelpWN■SM 1(w1MA..Y w►rN.l•. AM C "w OOMM Av. RM RMH C 1 " RM CIS RM '`.1• �• 1 RM RL-2 � RL-2 CIW ArMw MD CAMSFUJIMIE 1— ' EXHIBIT 8 ••. CINIRAI►ANK L E GE N D k. :ti:�`;;ii... �• '^"�w.�i..�r CIASS i IUft INAN :;::.i�` ti'C:'..�ri? �a�� Y�Y 4ts '��xr''�sL`. f �•w F, `�� � I��_• 67 •..... `� .'Y�. •Y r�y`'Ssjj* 'f,"h� f. CIASS N NIKI INAN [as Anaw� c:•:•:::: a'•v3 <%k•:arr:•:::. . 64&... ;ysiS.e y ;F , q.ft �.rr l N N IOYISUTAN INAN i:.:::;:<: ::<•x,.• 'K:� !�+.:. ;f3�5i1 �I �?s�?Li���1.+1t!�'�+t'i�,ti�1_l� `�'j':tl�� M�.l ,S,fi`..:;•.,. NICRIAIION ARIA N AILIMAN FAIR ...o RL.1 i:•:`:':: • •i:s. �• sclNle coRRlooN tr:>.'tA:.':; �'• �. wr v RM INANS►ONIAf10N/ f•;:.jr± rr � INAII CORRIDOR SX RL•1 ELLIS OLOENWEST ! \ : x PARK SRI AS IOINNINO IN /SPECIFIC PLAN r/ N61 RICNSAl10N Ilf41N1 li:::•>.•,ti:2k; ?^:: AREA d� AM RMH .,�, ::'.•••::;>:;`i: 1 RMH r `� • 1'.i I .� RMH Alt is 'wi •rA •.�/ i#irit83 i .IIiR<l��l'R{.t{RM RM , rkai� :• ?':+` RM RMH 1 + RM N59 / #rev ::::;• ;1•••f/ of ^.�Ey�• bw eRM i5. RL• 1 RL�2 i c �yx :t a•��� �r'7::w'••• Cloy AV~ mo • [�;,�• 1�✓'. lye •` � 14 R , COARIAL20 "i 4 a OYA rlAw ' �; y x ,•# • EXHIBIT 9 �,� ' : • OPEN SPACE U1IA "IrlKin"rnm ocAr+u PARKS_ AND TRAILS PLAN L. EGE I ) I i ► . 0 .TOWN 011AIN. B .EYYLIIINL. dM tNOM•� '•.i i I . r � .1 a....t.NIt.A.'.N..IMI.M.,NNSNN. S.w«INI IIOYa� • _ 11 r � «UNw RL•9 .1 C�'�• 4 RM ` "`RL•1 i -0OLGENWEST I $ ECIFIC PLAN t AREA r RM I IrRMH RL•1 i j ! RMH MH I OS ••'".--...' .._.1 _. V RMH ( 'V Rm RMH C I ' � RM i Osj \ RM RM r RL-2 RL•2 `� .•.� 1 % earAwNw IIww CIMS►A1 7MIE � i INNMNNNIY--'• � L _ ___ � I, �•, EXHIBIT 10 �f Drainage and Sewer Systems r_lTV nF Wllm�ltirTnN RFerN INFRASTRUCTURE SCHEMATIC PLAN ,., .�,.... L, E G E N D -....r.�rwyud I t "TARu WATER I NMAWwYrq. W�iN �' E—» RECuwEO WATER CM fr*wul • .....test.`-�:.e�'�S•. ....t-�.fT.'t= —xr+-=n �wwR ,' ..... _.......••'. — '> WNdm mM Mom&&@ M YTsMJCY AEM^Nw Nr N ssuvdw* J 1 �•.�-� RL-1 j 1 � �i RL-2 r`. RM l ELLIS aCLDENYTEST i RL-i SPECIFIC PLAN AREA RMHOs R S. RMH ` y-� RL-' i 'w G RMH Os Oa4WA f�Y1 RM NRM� .RMH C ' C ,~ �rw.wsuYu. ' RM i OS AM RM RL-2 �� RL-2 \ AM •, EdYWE CNYA... rwqSwu MO coA5lAt tOgE _ I ��. EXHIBIT 11 Water Systems �.�.-• EEEE.E7-E1,E^'P/12,E A ^111 lnll=DAQTPIlr..TIIRF -qr..Hl=MATIr. PI AN L E G E N D 0) S •w r�^,V k t O YEMAN rIAN(YNL 101 k141w«. COM�D COYYONIIY NIENIYY -nrsa=c,-- v' ♦' +�t rww.YcMWI- «n.DMw I.N«A o.N r lwk-1 Yw1wo I �� ' 1•:....! RL•I � 1 c pwlMirnM/NwANkNMN RL•3 �� I tl•2 'r MAJOR DIVENSEC(IONf i t q•I l` RM resew«cMrww«•cMrr IN.M D.N►sNy N«.:YMq ' � � MgMsNNeIesNAcwM1 1-2 i EWS41MDENWEST Z, oolA«1d tY.N I vulw.e ueNlew sYnpeM wldwgory RL•1 SPECIFIC PLAN AREA fiNEE1fCA►EUf1NEET i ! R3 t O YIENIIIY tDFEt RM Iw«.wpNw«faw .MeN.pw Wool at e.UuYe Of .W►Nel.. 1-6 Qn NENYISOpNOOD ENIMEf oS .."WeA W.«pww \\ Its r MH I NIFY.w«NA.«oeuespe. 1 1-3 R N•S Nwy.►w«.MY..Wjc dN in RL-I AM � .IpeA..a tlls OS 1 j MH -I) « 49 1 EEI fusfror 1N•1 RM `` awes«1 A•mnY« I RM RMH C C �+' 1 IV•6 ~ t t I Ri tv os IR — IV Iy N-0 RM pI.2 RL•2 EF«I«u.N "`bv"TiwnW••• •Ckq AY.ww III MoSL � I,,1'��-�- g' coAsrAt:arN: �}"t DOIMNNUIY—� `ter EXHIBIT 12 __—__ _ _ _ _____—__ _ _ — _ __ — _ _ _ __ A/\■ ■■1■ ■f1■■rt!«\/ T■ ■/—W or— Dom■ a f1 ■ AT TACHMENT 8 STAFF RECOMMENDATION FINDINGS FOR APPROVAL ZONING TEXT AMENDMENT NO. 97-2/ LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/ NEGATIVE DECLARATION NO. 97-16 FINDINGS FOR APPROVAL FOR NEGATIVE DECLARATION NO. 97-16: 1. The Negative Declaration No. 97-16 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. Comments received during the comment period were considered by the Planning Commission prior to action on the Negative Declaration, General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4 and Conditional Use Permit No. 97-56. 2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts, including: construction noise, aesthetics, air quality,transportation, lighting, hazardous materials and public services and facilities. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated through the conditions of approval for Conditional Use Permit No. 97-56 will have a significant effect on the environment. FINDINGS FOR ZONING TEXT AMENDMENT NO. 97-2: 1. Zoning Text Amendment No. 97-2 to modify the development standards for Mixed Development in the Holly Seacliff Specific Plan and to reflect the redesignation of four acres of Industrial to Mixed Development is consistent with the objectives, policies, general land uses and programs specified in the General Plan. The proposed changes are consistent with General Plan Amendment No. 97-4 which is being processed concurrently. The changes no not result in greater traffic impacts than were assumed in the Environmental Impact Report No. 89-1 for Holly Seacliff certified in 1990 or the Update of the General Plan adopted in 1996. The changes will implement General Policies. 2. In the case of a general land use provision, the zoning text amendment is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. The changes would only affect development standards for the Mixed Development property in Holly Seacliff and are compatible with uses in the vicinity. 1 3. A community need is demonstrated for the change proposed. The changes would expand the opportunities for senior care facilities and address the needs of a growing segment of the population. They would allow these facilities to be in close proximity to services and would reduce the need for vehicular trips. The reduction of the industrial area will reduce the existing blight along a major arterial which is designated as a primary path/image corridor in the General Plan. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The zoning text amendment will provide increased living opportunities for seniors close to services, while ensuring development standards that reflect the goals and objectives of the City. 2 STAFF RECOMMENDATION FINDINGS AND CONDITIONS OF APPROVAL CONDITITONAL USE PERMIT NO. 97-56 FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 97-56: 1. Conditional Use Permit No. 97-56 for the establishment, maintenance and operation of the comprehensive site plan for the mixed use site, construction of a 259,051 sq. ft. shopping center and associated improvements and 1,314 parking spaces in lieu of 1,447 for joint use will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will result in street improvements which will benefit traffic circulation in the area and will improve the aesthetics of Goldenwest Street, a primary path/image corridor of the General Plan. Adequate parking will be provided on site. The proposed improvements are consistent with development anticipated by the Holly Seacliff Specific Plan and General Plan. 2. The conditional use permit will be compatible with surrounding uses because proposed uses are consistent with existing uses in the vicinity, and the shopping center buildings are oriented in manner that is sensitive to surrounding uses. The proposed circulation patterns will not conflict with traffic patterns of Goldenwest, Main or Yorktown and are consistent with the long-range plan for the area previously analyzed in Environmental Impact Report No. 89-1. Loading areas are located away from residential uses and are screened. 3. The proposed comprehensive site plan and shopping center will comply with the provisions of the base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific condition required for the proposed use in the district in which it would be located, except for the parking reduction approved in conjunction with the conditional use permit. The proposed site plan complies with all code requirements including: setbacks, building height, landscaping and site coverage. The parking reduction is appropriate for the joint use project. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use Horizontal on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: Goal LU II.Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services and entertainment, and reduce the need for automobile use. LU 11.1.7: Require that mixed-use development projects be designed to achieve a consistent and high quality character, including the consideration of- 3 b) architectural treatment of building elevations to convey the visual character of multiple building volumes and individual storefronts. d) siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structures. e) inclusion of extensive site landscape, where feasible. CONDITIONS OF APPROVAL—CONDITIONAL USE PERMIT NO. 97-56: 1. The site plans received and dated April 9, 1998 and elevations received and dated April 7, 1998 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials as approved by the Design Review Board. b. The plaster finish cornice (4a) indicated at the roof line shall be continued along the entire length of the rear elevation of Buildings 1-7. c. The vertical and horizontal lines depicted on the elevations shall be scored. d. The chain link fence for Building 1 customer pick-up area shall be 3/8" x 10 GA Black Vinyl Coated Fabric or other similar material as approved by the Community Development Director. e. Cart storage shall be located within the building or shall be located behind decorative screen walls, consistent with the building architecture, and subject to the review of Community Development. f. The seasonal display area located in front of Building 1 shall be relocated south to the 18 ft. wide walkway area. A minimum of eight feet of public walkway shall be maintained in front of the display area. g. A maximum of three drive-thru r-esta+ff ant uses shall be permitted on-site. W ,r e oh—im; +...,, ,a five ,_...., fe-st,uf ffli t, o .1..411 be i,.ea4ea on A 4r-eet4e14age. h. Additional pedestrian links shall be explored between the shopping center and the center's "Main Street"plaza. (DRB) i. The bollards and site furniture depicted on the site plan shall be subject to architectural design approval by the Design Review Board. (DRIB) j. Outdoor dining areas shall be depicted on the site plan and elevations. (DRIB) 4 k. Parking lot striping detail shall comply with Article 960 of the Huntington Beach Ordinance Code and Title 24, California Administrative Code. (Code Requirement) 1. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) s in. All exterior mechanical equipment shall be screened from view on all sides at all property lines and second floors. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to,heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) (DRB) n. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. o. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and to minimize impacts to adjacent properties and shall be shown on the site plan and elevations. Parking lot light standards shall be compatible in architectural style to the design theme. Energy saving lamps shall be used. 2. Development of the future residential and future commercial/mixed use parcels shall be subject to Planning Commission approval of the appropriate entitlements, except the permanent relocation of Patti's Preschool shall only require Zoning Administrator approval of the appropriate entitlements. 3. The applicant shall fund all costs associated with the removal and delivery of the existing art to the City of Huntington Beach. Final installation shall be determined by the Seacliff Public Art Committee and the City Council. If the Committee and City Council determine that some of the existing art should be incorporated into the shopping center project, the applicant shall retain an artist or consultant to ensure appropriate integration of the art into the project, subject to review by the City. 5 4. The applicant shall provide $100,000 in relocation/displacement relief to the existing shop tenants subject to the final decisions to terminate leases and begin demolition. The economic relief shall include $2,000.00 and two months of rent abatement to each existing shop tenant. The draft relocation plan dated May 12, 1998 shall be provided to each tenant. 5. Temporary facilities utilized during the reconstruction of the shopping center to house existing tenants shall be administratively reviewed and approved by the Planning Director expeditiously and without additional fees. 6. Prior to submittal for building permits for Buildings 1-11, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Submit three (3) full-size copies of the site plan and one 8 1/2"x 11" reduction and the processing fee to the Planning Division for addressing purposes. All buildings associated with the center shall be addressed at this time. c. Submit copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. d. All Fire Department requirements shall be noted on the building plans. (FD). e. A planned sign program for all shopping center signage shall be submitted to the Department of Community Development. Said program shall be reviewed by the Design Review Board and shall be approved prior to the first sign request. 7. Prior to submittal for building permits for Buildings A-J (or any satellite buildings), the following shall be completed: a. The applicant shall submit a set of architectural guidelines to the Community Development Department that will address the future design and architecture of the satellite buildings in order to insure architectural compatibility within the center. (DRB) b. A conditional use permit and design review board application shall be reviewed and approved by the Design Review Board and Zoning Administrator for each building. c. Conditions of approval 3a- 3f shall apply if not already completed. 6 8. Prior to issuance of grading permits, the following shall be completed: (PW) a. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. On-site storm water to be collected in grated catch basins and run through clarifiers. This is to be submitted prior to/with first plan check. (Code Requirement) b. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance within public right-of-way (excludes medians). c. All existing trees on site shall be inventoried by a Professional Consulting Arborist. The trees shall be quantified, identified, analyzed for health and safety, and if they are proposed to remain shall have recommendations for their preservation based upon the site plan, precise grading plan and landscape architect's plans. Said plans shall include all berming proposals and retaining walls with limits of footings indicated. All existing trees shall be horizontally located and shown on the engineer's existing topo plan and/or the precise grading plan. The Arborist as well as the findings of his/her report shall be approved by the City Landscape Architect. The ultimate landscape plan shall include the replacement of all healthy mature trees on the site at a two for one ratio with 36" box trees or the palm equivalent. d. Provide a Alquist Priolo Study for fault area prior to/with first plan check submittal. Verify fault and setback lines. (Code Requirement) 9. Prior to issuance of building permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) (Code Requirement) b. A parcel map shall be submitted for review and approval by the Zoning Administrator and shall be recorded with the County Recorder's Office. A recorded copy shall be provided to the Community Development Department. (PW) (Code Requirement) c. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with the Huntington Beach Ordinance Code and Holly Seacliff Specific Plan. The landscape plan shall be reviewed and approved by a licensed arborist prior to submittal to the City. (PW) (DRB) (Code Requirement) 7 d. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, foundations, ground acceleration, retaining walls, streets, and utilities. (PW) (Code Requirement) e. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for approval. (Include on and off-site; proposed and existing). A new storm drain, for purposes of draining the site, shall be constructed in Yorktown and Goldenwest Street joining the existing drain @ Palm Avenue and 22nd Street. (PW) f. A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. (Include on and off-site; theoretical calcs and flow test of existing flows.) (PW) g. The developer shall submit a hydraulic computer modem analysis for a fire flow demand as determined by the Fire Department. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure, the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right of way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW) h. The subject property shall submit an irrevocable reciprocal driveway easement(s), between the subject site and adjacent properties. The owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Department of Community Development a minimum of 45 days prior to building permit issuance. The document shall be approved by the Department of Community Development and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. (Code Requirement) i. An interim parking and building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. 8 j. At least 60 days prior to building permit issuance, CC&Rs shall be submitted to the Department of Community Development. The CC&Rs shall reflect the mixed use development limitations, including a list of permitted uses and any conditions of approval for the project and all development, performance and management standards. The CC&Rs shall identify a Project Liaison. The CC&Rs shall be approved by the City Attorney and must be in recordable form. The CC&Rs shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. k. A plan depicting bicycle rack locations shall be submitted to the Community Development Department for review and approval. 1. A lighting plan shall be submitted to the Community Development Department and shall be reviewed by the Police Department, Public Works Department and Community Development Department. m. The Design Review Board shall review the working drawings (building permit plans)to verify compliance with all conditions of approval/issues raised by the Design Review Board. (DRB) n. Provide building code analysis to show compliance to allowable area (Chapter 5 of Uniform Building Code) for each building. o. Provide floor plan of each building and analysis to show compliance to exiting requirement(Chapter 10 of Uniform Building Code) for each building. p. A phasing plan shall be submitted for approval showing improvements and landscaping to be constructed with each phase. (PW) q. No U-turns on Goldenwest Street(south bound) at Little Harbor shall be allowed pending verification of a traffic study. (PW) 10. Prior to combustible construction, fire hydrants, number to be determined by the Fire Department, shall be installed. Shop drawings shall be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) 11. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; 9 d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 12. Prior to final building permit inspection and approval or certificate of occupancy, the following shall be completed: a. Install street lights per Public Works Standards. (PW) b. Construct new and/or reconstruct as necessary landscape medians on Goldenwest Street and Main Street. The median on Yorktown Avenue shall be defined through median striping. (PW) c. Street improvements shall include traffic signal interconnect conduit and cable per Public Works Standards on all frontage arterial streets. (PW) d. The intersection of Yorktown Avenue at Goldenwest Street shall be modified per the Holly-Seacliff Specific Plan to provide dual southbound left-turn lanes or extend pocket pending verification of traffic study on Goldenwest Street. (PW) e. The following traffic signals shall require modifications pending verification by a traffic study: (1) Goldenwest Street @ Summit Street, (2) Goldenwest Street @ Yorktown Avenue, and (3) Main Street @ Yorktown Avenue. These modifications shall be per Public Works Department Standards. (PW) f. All street and/or utility improvements within arterial streets shall require the preparation of a construction traffic control plan per Public Works Department Standards. (PW) g. Signing and striping plans for all arterial streets fronting the development shall be prepared and installed per Public Works Department Standards. (PW) h. The existing cross gutter at Main Street and Yorktown Avenue shall be removed and the water collected into the new storm drain to be constructed in Yorktown Avenue. (The cross gutter shall be removed together with five feet minimum paving either side of the cross gutter providing for a smooth transition in the intersection.) (PW) i. Frontage improvements on Yorktown Avenue, Goldenwest Street, Main Street, Clay Avenue (as required) and Stewart Street shall be constructed per Public Works Standards. (PW) j. Any new or existing overhead utilities shall be undergrounded per City Ordinance. (PW) 10 k. Clay Avenue shall be cul-de-saced between Main Street and Stewart Street as required. (PW) 1. Construct a knuckle and improvements on Stewart Street. (PW) m. A pavement evaluation shall be performed for Main Street, Goldenwest Street, Stewart Street, Clay Avenue and Yorktown Avenue on a half-street basis for those portions adjacent to the site to provide for a 20 year life. (PW) n. The developer shall submit a composite utility plan of all public utilities within the public right-of-way, showing water system improvements and all other underground utilities (existing and proposed)to each structure. The plan shall include driveway locations and identify irrigation areas, including stationed service connections for water and sewer to each building,public and private fire hydrants, valves and other appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances, Public Works Standards and Water Division design criteria. Individual phasing plans shall be approved by the Public Works Water Division prior to construction of utilities. (PW) o. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. All backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department, Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. (PW) p. Irrigation will require a separate service, meter, and backflow device. The developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) q. The Developer shall construct the on-site fire prevention system according to the City of Huntington Beach Fire Department and Water Department requirements and standards. (PW) r. All water systems (public or private) constructed shall be designed, installed, and inspected to meet minimum requirements of the City Water Division. (PW) s. All proposed commercial buildings shall have separate services and meters for domestic,fire protection, and irrigation. The domestic water service shall be a minimum of 2". All lines and meter sizes shall meet minimum requirements set by the Uniform Plumbing Code (UPC) and Fire Code. (PW) t. The existing water lines in Clay Avenue shall remain in a City easement. The easement shall extend a minimum of five feet north of the most northerly water line to five feet south of the most southerly water line remaining in Clay Avenue. q� 11 The easement shall be continuous between Goldenwest Street and Main Street. The developer shall be responsible for any corresponding pipeline relocation if Clay Avenue is re-aligned. The easement documents shall contain language noting that the Developer/Owner shall also be responsible for the repair and or replacement of any surface improvements other than asphalt pavement should the City find it necessary to repair or maintain the underlying water facilities. (PW ) u. The water distribution mains surrounding and servicing the project shall be potholed and inspected as part of the project. Should it be determined that any of the existing distribution main(s) fronting the property be structurally unsound or not meet mandated health standards, the main may be replaced per the direction of the Public Works Department. (PW ) v. All perimeter, streetscape,community open space, greenbelt areas,Arterial Highway medians and other required landscape improvements, with the exception of the frontage on Stewart and Goldenwest north of Clay, shall be completed prior to final inspection and occupancy of the first building or subject to approval by the City, Owner may provide a Letter of Credit or bond in a form acceptable to the City, prior to final inspection to insure improvements will be completed. (PV ) w. A bus turnout shall be added per City Standards to the north side of Yorktown Avenue west of Main Street. The turnout shall be provided within the right-of- way/landscape area. No loss of parking shall occur as a result. A bus pad shall he provided per City Standards on Goldenwest Street, north of Yorktown, adjacent to the shopping center site. x. The existing freestanding signs shall be removed. y. All Fire Department required improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: (FD) 1) Automatic sprinkler systems shall be installed throughout to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 2) A Class III set standpipe system (combination) will be installed to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. 00 12 4) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: manual pulls; water flow, valve tamper and trouble detection; 24 hour supervision; voice communication; graphic display; audible alarms and annunciation. 5) Elevators will be sized to accommodate an ambulance gurney. Minimum 6'8" wide by 4'3" deep with minimum of 42"opening. 6) Fire lanes will be designated and posted to comply with City Specification No. 415. 7) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be determined by the Fire Department. 8) Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. 9) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification#401. Include the circulation plan and dimension of all access roads (24' or 27' fire lanes, turnarounds ad 17' by 45' radius turns). 10)Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. 11)Submit to the Fire Department for approval of a Fire Protection Plan containing requirements of Fire Department Specification#426. 12)The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. 13)The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. z. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. aa. A recorded copy of the CC&Rs shall be submitted to Community Development Department. 13 �O 1 bb. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. 11. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted and marked. (FD) b. Service roads and fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required,the applicant will be liable for expenses incurred. (FD) c. Security lighting shall be provided on a timer/photo sensor. Illumination at and of rear of buildings shall be maintained at one foot candle unless otherwise approved by the Police Department. (PD) 12. All outdoor dining uses shall require approval of a conditional use permit by the Zoning Administrator and Design Review Board. 13. The project shall comply with all mitigation measures identified in Negative Declaration No. 97-16. 14. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 15. New construction shall not be permitted to exceed 200,000 square feet until Zoning Text Amendment No. 97-2 has been approved by the City Council, and California Coastal Commission, and is in effect. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 97-56 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 97-56 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. \U� 14 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-56,pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. Fee credits shall be allowed for public improvements per City Ordinances and Codes. (PW) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy of each building. Fee credits shall be allowed for public improvements per City Traffic Impact Fee Ordinance. (PW) 6. A construction permit shall be required for all work within the City right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying each building. 8. State-mandated school impact fees, or any other such fees as may be agreed to by the applicant and the school districts, shall be paid prior to issuance of building permits. 9. The Water Ordinance#14.52, the "Water Efficiency Landscape Requirement" applies for projects with 2,500 square feet of landscaping or larger. 10. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 11. Construction shall be limited to Monday- Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the Holly Seacliff Specific Plan and Huntington Beach Ordinance Code. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 13. The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Planning Commission's action. r 15 ♦� I` j ATTACHMENT 9 � V®RANOR'sk4M ilk NO WNW IS a AMENDE6— I SOMi ♦� • Ll NE ter , 4 . Portion • General Plan • Use Map ►MMUNITY DEVELOPMENT CHAPTER ► LAND USE ELEMENT TABLE LU-4 (Conti Community District and Subarea Schedule IL Subarea Characteristic Standards and Principles 7B Permitted Uses Category: Commercial Office ("CO") Commercial uses, civic theater, and Civic Center similar uses permitted by the Commercial Office("CO")land use category. Village (Yorktown- Main) Density/Intensity Category: "-F2" • Height: four(4)stories Design and Category: Development • Establish a unified"village"character,using consistent architecture and highly articulated facades and building masses, and siting buildings around common courtyards and pedestrian areas. • Require vertical setbacks of structures above the second floor. • Incorporate art in public places. • Incorporate extensive streetscape amenities (landscape, signage, lighting,etc.)along the Main Street and Yorktown frontages. • Provide pedestrian linkages with the Civic Center and Subarea 7C. 7C Permitted Uses Category: Mixed Use-Horizontal Integration of Housing("MIT) Seacliff Commercial uses, civic theater, and similar uses permitted by the Center Commercial General ("CG") land use category, professional offices (as permitted by the Commercial Office ("CO") land use category], Limited Public Uses as specified in the Holly Seacliff Specific Plan and free standing fauki family residential. Density/Intensity • Retail commercial: 290,000 260,000 square feet • Office commercial and Limited Public: 109,009-sgnate-feet • Residential: 44165 units • Height: 80 feet Design and Category: Specific Plan("-sp") Development Same as Subarea 7B. 8 Area wide Maintain and establish commercial centers to serve surrounding residential Commercial Functional Role neighborhoods and the greater community. Nodes 8A Permitted Uses Category: Commercial General("CG") Community • Commercial uses permitted by the"CG"land use category. Commercial Density/Intensity Category: "-F1" • Height: two(2)stories THE CITY OF HUNTINGTON BEACH GENERAL PLAN ATTACHMENT NO. (0 n_� LEGISLATIVE DRAFT HOLLY-SEACUFF SPECIFIC PLAN VOLUME 1 OF 2 CITY OF HUNTINGT BEACH SPECIFIC PLAN 9 ■ ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 LEGISLATIVE DRAFT TABLE OF CONTENTS Section Description page I. INTRODUCTION A. Purpose and Intent..........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background.....................................................................................I-2 II. DEVELOPMENT CONCEPT A. General Development Plan............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential..........................................................................................II-1 2. Mixed Development...........................................................................II-2 Modif 3. Commercial........................................................................................II-3 4. Industrial............................................................................................II-3 5. Open Space........................................................................................II-3 C. Circulation Plan.............................................................................................II-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines........................................................................................II-4 F. Public Facilities..............................................................................................II-6 G. Community Theme Guidelines....................................................................II-12 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent.......................................................................................III-1 B. Definitions...................................................................................................III-1 C. General Provisions......................................................................................III-2 D. Development Standards............................................................................III-10 1. Low Density Residential 1...........................................................III-10 2. Low Density Residential 2...........................................................III-13 3. Low Density Residential 3...........................................................III-16 4. Medium Density Residential.........................................................III-20 5. Medium High Density Residential................................................III-23 6. Mixed Development......................................................................III-25 Modifie 7. Commercial...................................................................................III-31 8. Industrial.......................................................................................III-32 9. Open Space...................................................................................III-32 i (hssp98) LEGISLATIVE DRAFT LIST OF EXHIBITS Exhibit No. Title Following Page 1 Vicinity Map.............................................................................................I-2 2 Existing Zoning.........................................................................................I-2 3 General Development Plan......................................................................II-1 Modified 4 Planning Area I Development Plan..........................................................II-1 5 Planning Area II Development Plan........................................................II-1 6 Planning Area III Development Plan.......................................................II-1 7 Planning Area IV Development Plan.......................................................II-1 Modified 8 Circulation Plan 9 Open Space, Park and Trail Plan.............................................................II-4 Modified 10 Infrastructure Schematic Plan-Drainage and Sewer Systems................II-6 Modified 11 Infrastructure Schematic Plan- Water Systems.......................................II-6 Modified 12 Community Theme Plan........................................................................II-12 Modified 13 Main Street Streetscape Section.............................................................II-14 14 Goldenwest Street Streetscape Section..................................................II-14 15 Gothard Street Streetscape Section........................................................II-14 16 Overlay Areas ........................................................................................III-3 17 Recreation/Open Space Corridor Section..............................................III-4 18 Commercial/Industrial Separation.........................................................III-4 19 Transportation/Trail Corridor Section.................................................III-22 20 Biological Resources ............................................................................VI-10 iii (hssp98) LEGISLATIVE DRAFT LIST OF TABLES Table No. Table Following Pages 1 Land Use Table........................................................................................II-1 Modified 2 Development Phasing Plan......................................................................IV-1 iv (hssp98) LEGISLATIVE DRAFT a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning Area I (RL-1) will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density (RL-3)uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Density The Medium Density(RM) category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single-family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density (RMH) category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted, however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. 2. Mixed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products a-e-e?ipested-te may include townhomes, condominiums, stacked flats and apartments. Public uses may II-2 (hssp98) LEGISLATIVE DRAFT include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around the exist_„g SeaekgWiI Ve a retail center providing a focal point for the entire project area. The location for s use the mixed development is in Planning Area IV, dkeetly diagonally across from the Civic Center. 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III and IV. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street, within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan,Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be II-3 (hssp98) LEGISLATIVE DRAFT i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet (1 bedroom unit); 300 square feet(2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet(3/bedroom unit). j. Parking Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six(6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten(10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 6. Mixed Development (MD) a. Purpose The Mixed Development District is intended to provide for a variety of commercial uses, limited public uses and the opportunity for residential uses. Commercial uses may include retail sales; ; services;; and professional, administrative and medical offices ases. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) LEGISLATIVE DRAFT Development within the Mixed Development District may combine F-esidential aneenffner-d ,1 uses i eithea;:R_f--t ,,, . • yet4i6ally, Mwr-e the g a le*el is 0 0 ead f eam�mer-eial uses and- the • aver-horizontally, where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses, proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive,permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development, performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: 1. Residential Uses -- All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses -- Professional, general and medical offices. 3. Commercial Uses -- Q,,.,.,.,.,e-,.;.,1 a e-h e_s Retail Shoff establishments, restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living and assisted living facilities; general day care facilities for all age groups; and churches. I11-26 (hssp98) LEGISLATIVE DRAFT c. Comprehensive Site Planning Requirements: l. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion(10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system,pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Planning Commissien Design Review Board for all uses. The Planned Sign Program shall be processed first en4tlemefg prior to submittal for the first sign permit. d. Maximum Density/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 290,009 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: , of gr-ess !ea_r' l_le n of eff ee»non may be ......iaed Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 4-74165. III-27 (hssp98) LEGISLATIVE DRAFT TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMU AVERAGE DEV. AREA UNIT ACRES UNITS M GROSS STAND' GROSS DENSITY (PAGE DENSITY 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10 1-4 OPEN SPACE 16 III-28 SUBTOTAL 64 160 II II-1 RESIDENTIAL-LOW DENSITY 3 62* 310 7 4.1 III-15 II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 III-17 II-3 RESIDENTIAL-MEDIUM DENSITY 34* 390 15 13.0 I11-17 II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III-20 II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20 II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 111-20 II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-20 II-8 INDUSTRIAL 32 111-28 SUBTOTAL 191 1,535 III III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 15.0 III-17 I11-2 RESIDENTIAL-LOW DENSITY 2 105 550 7 3.8 III-12 I11-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 15.0 III-17 111-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 25.0 III-20 111-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 15.0 III-17 III-6 COMMERCIAL 7 111-27 III-7 RESIDENTIAL-LOW DENSITY 2 12* 40 7 6.9 111-12 III-8 OPEN SPACE 16 III-28 SUBTOTAL 198 1,450 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-17 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-17 IV-3 INDUSTRIAL 9 III-28 IV-4 MIXED DEVELOPMENT b357 474165 25 14.4 III-22 IV-5A INDUSTRIAL 2418 I11-28 IV-6 COMMERCIAL 4 111-27 SUBTOTAL 112 750440 TOTAL 565 3;$35 3,455 * Includes 4-acre Neighborhood Park. L EG EN D LOW DENSITY RESIDENTIAL I M �LOW DENSITY PE/IOfNi111t 7 �• RL-0 .IM... r�i I �• , Y' IRIA.~ f O LOW DENSITY RESIDENTIAL S nm MR •11¢ 1li'tl11 S :lplrm' ��. . • { ^• '` RW -r• / Q MEDIUM DENSITY RESIDENTIAL 2 RM I•I.WK i •• 11 _�� x MEDRIM•NION DENSITY EED- - _- RESIDENTIAL �••�I RL-1 \\ ,."-.c RL-3 *2\\ MD MIXED DEVELOPMENT U• _ • - O COMMERCIAL _ 1.2 ELUS-OOLOEHWEST a IRL-1 SPECIFIC PLAN AREA RM 7= OPEN SPACE - - ¢ RMH I 1 1 PLANNING AREA 1.4 _ _ • Na CIS 1•' --. -- 1 RMH 7� 1.1 PLANNING UNIT NIE l O NEIONEORNOOD PANNE CIS "•Vy N v g 1 wea RM m•, 104 r w. E.NAr.Ru} , RM RMH J- — 1-- •D CII •\y�. % .� _ N-0 12 RL-2 f Mo COASTALZONE DONNIARY—•• 1 �" .�•..-• EXHIBIT 3 CITY OF HUNTINGTON BEACH GENERAL DEVELOPMENT PLAN r-%11 r% n n A NIIIII I I 1 I ILI" �� I Garfield Avenue + 7111 I4C c Ac m RM ISAC = 155 DU IV Ivy RM } SAC 9 AC 120 DU Jay Avenue IV IV-4 /d MD y 5, 53 AC 475 DU o c m 0 Yorktown Avenue"'— i L• J •V—S ��n�1�►cs w eN 1� �- �c-c.o�d`;,,�cJ� NOTE: See Exhibit 10 for Landscape Ll9E EXHIBIT PLANNING AREA I• CITY OF HUNTINGTON BEACH DEVELOPMENT PLAT s LEGEND a L MAJOR ARTERIAL IEOKWAY W A E Lama•DINAR/ f, ^ oukW AwrS.(East.I O.lEw n n... ONdwSw.M Steel(S.WA.1 Owdo" EWA AV~ MOOIFlED MAJOR NIONWAY EL...•DI.M.E OwMe1E Awry(SuI.R Se•P•in. w•M.I O•Ia.rR..N O.Nwnr.M SK•.1(MOM*1 OwIMIE) PRIMARY NKMAY Srws-� RL•1 EL•n.-DMNE EARL Awnw(SM1M M O.IArSq r M.4 SD..1 I RL-9 S•.►.Iol sued flM V**MMAwnw MODIRED SECONDARY NIONISAY ELUS-GOLOENWEST 4 Laws;•OlvAl'd RL•1 SPECIFIC PLAN OwseN AwnSS.(wed N MgWN) 1 AREA — — SECONDARY NISNWAY _ sue -�� \ Elrw.•wwl EII•Awnw(EeN N(NAwq RMH ONAwwwR NOTES OS R ` s•.wem"APPwwwlow SIgtaewej MH MWu.w*M wW*U W"pl.n..AM Wed RL•1 1 RMH Mosele.*.w-1.A.II L.P"k SM.•. OS RMH E..q.•wE-Uh j(WM-h w.Y be WWAf. RM C OrNW A..r» AFF •r pM RMH ( C 1 /i RM OS• RM t T lie. .G RL 2f -� 1 RMC�l_ V �rinw- CbYAwnu. U •�� V�, (� MD f.IIASRAI ZONE IKIl111OM1Y---` )o2. ....�, EXHIBIT 8 CITY OF HUNTINGTON BEACH CIRCULATION PLAN r CINIW.ANI L E G E N D {''. t f: :��} .•...y.` :}t>;1 r,"' 1wA rK « 1fi • 'per [r l�;},•`.?:^,: :•::.; � I•�N•• CIASS 1 R/KI IRAII •.4•:•::r'`$L w•)iV K% •!� 1 J'.� %^. r•••.•••••, CIASS K RIKE IUK , ;;`:':.•i$;2 .': :;;r$i,i - .AN�N.�tr,. _ '...:��1S.S ✓^ lttlSZ• � • .�• .• r2tit+$�•> �1:• ; w; tliil F E [OU[SIRIAN IKAN •••: .. :r':::.>7:.`:;x.:�'<''•`' .•..r::::•+i$$:•)::•:ti4:1 V �/ RICRSA110N AREA IW[AR PARK i{{�{ ^it`;j �``N Jti�."•.; scENN:collnooR i RM IRANS/ORIAIIOW $: N .•... IRAN CORRIoOR RL•t ELLIS-0OLOENWEST f * : RACK At lo[Nmuo IIIy..: }.;$ :.:•. •{b: IS SPECIFIC PLAN RECR[A11A110NSEM[ INI ,.::•:.::i AREA RM z tY RMH V`1. :$>'..:... •.. i:�. 1 `R.� •fie, .I `t'OS ► I MH •��'y a''''•>''+:••:::.:;.: %1���ll h•'.'..y;;; I RMNONE �v We Rm RM RMH C 1 .. RK N59 RM r ye pL 2 RLL-2 f ��ri��• I CIRr Ar•Aw MI) # COARIAL LONE{ r�ih , ••v I . ROIRKMIIWINE a "A Y.AY• iy •• pR�1�' y+' ' •� ,,, EXHIBIT 9 OPEN SPACE, CITY OF HUNTINGTON BEACH PARKS. AID TRAILS PLAN _. .. .. �. ..nr=inr. c:an n nIS ifNNtffflfI I 1 10" ` E G E SEWER UNE/ il.__.._._.__..._-- ---•-) 3.a�,.�...�.,..•.1' il`— rw._A_enw \ CM ewYwrt M•UCMkM AOMMrIM kMUWelun L�Irl slobn RL-9 RM 430LDENWEST I $ECIFIC PLAN AREAIDS RM RM H I MH RL-1 i iI ! RMHIDS I ., RM C l} RMH RM / " ( RM :A .r.. RL-2 1 \ RM '�4ry.- p,N•- % Clay Aun pp 1 MD Z � CMSIM 7r11R: I IV EXHIBIT 10 Drainage and Sewer Systems CITY OF HUN INGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN n "n r• rN /—\n n r;m ra n r n M� n /.x I x n hlltl l l l I I I i [elm f L, EGE11► D I •-----»-•��14■p■■MT■rMMRwwY 1 !:I rorAnEwAttR I EIM.p.I■..■I lorll■..d.W ' t i i re.a■w.++A• „• !^, I EEI RECLAIMED WAtER -- — — E&,A„ft»:a\ c"froEln■.: i - .. ... �:t::j:-_ � :�_:�: +rsn�sra -.'....•........ ._......... Wiwowd MNcW.. = , ---— i r-�.,�. ......_ �. NOT E«r■eMkr A�p■.N■Ier wh..wclw. _r��• I ' � .. NUE.. a i RL-1 I �r l RM I•• ELLIS•DOLDENWEST I�`•, � '�• RL-1 SPECIFIC PLAN AREA — z_ RM �r.- f�\� RMH j�l \\ : OS, I MH RL-1 I RMH RMHCIS I RM -RM— RMH E , C �� RM os ....... ... AM - RL-2 \.� RL•2 \, • I+••r VAUR MD III �� �Q, �Xh� �►�- �' I 1 COASIALMpM IUAfIY—•!l __ _ , OE -----r------ _ •\� EXHIBIT 11 Water Systems CITY OF HUNTINGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN n „ n I. �„ i=j „ /--Nn nf---31;:� n !, rar%raY;;,Nnrrn nn n I1n tlplllllllll I I IORM% LEGEND Col.� I MEDIA CONNINNIYNITE�TY WMppl•pMWdM Wd•M EM pdw TIN 1 1 �J Y`si tit COMwIETTGATEWIIYE CMwMw•CMw 3 ! 1•t Mk"Emu F&I .wv vME 1 ! RL-1 1 qN• •d EM••1• C"Wims.lp U•MMC•UM RL-3 (� u2 ®M�.IOIIINTENSECTIONE I Rt l RM i i �.�04.� 1,•IdM•in 1pw••••d Slow I Z ELUS•OQLOENWEST OON,•d Used I .•uHe••E.••drw ••«a.M ppdM•Ml f RL-1 SPECIFIC PLAN ,� Nddddt AREA µµ Ei11EElEC�f+tLETNEEf RM = 0 nENTNoma p EwplEdtwM• r1H.a -•—----. ! I ,r-._- -- - -— I I I Sped••pM MNI w NIN•lu Y IJ •- _ 1 , S•6 �� NENNIEOMOOYENTRIEE OS 1 R •yNN•Ilvwy essm bona of sniffy. IFS MH I Ngwwww w••1•Np•. 1.3 1 R E•S Moko wM•d MMWIc•Ilsp • .; RL-1 RAN •kN,,E w e ��'• MH OS Bus STOP RM I RM RMH C y + C GwIrM R'iWpp 1 I'6 IV-1 Iv. RM OS RM IV �.i�ii I�• • n :31• 1•1 1/J RM "•7i..► RL-2 *7 1 SI.2 RL-2 EtoM a••I __..... �br"�v:.w�• carArMp. III Mo � i�1�L�1=4- COASIALZONEawal .- rw rP Y.IpY� EXHIBIT 12 CITY OF HUNTINGTON MACH COMMUNITY THEME PLAN ATTACHME-N-- T,,,,' " 1, 2 r STEmART (SMELMER AVENUE) STREET j 2R 0 / f17' j 2t � ay r� GARF/ELD TREET r ll7 I B P t6 16 P lS zle P/20 Q CV /d /I /3 /i /7 to /9 a 0 2e W ik W Q 117• .. 4 ADD/T/ON ci vim• n e •IS i+s' rS•ca GOLDEN WEST STREET � r "o a r i5s-43 . MARCH /95/ GARFIELD STREET ADD/7/ON M.M. 7-27,28. NOTE. — ASSESSORS BLOCK B ASSESSOR'S PAO7 Z- '%A( ,8,rR§. BOOK I I 1 PAG[ 1 - SHOWN IN CIRCLES COU/YTY OF G ATTACHMENT 13- zoo az ��, l jowaw- Y,� �fa.e �P2e� � �.�I.o-• e. �4u�P� P aM /Z�-r4r.'r, rc- Co �ef ' 7i9- 96a-sio/ "' ' ' i V,),tm ATTACHMENT -1 ,4 J, CITY OF HUNTINGTON BEACH .� INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH TO: CHAIRMAN TOM LIVENGOOD AND MEMBERS OF THE PLANNING COMMISSION FROM: PAUL WALESSANDRO,DEPUTY CITY ATTORNEY SUBJECT: SEACLIFF SHOPPING CENTER RELOCATION INFORMATION DATE: MAY 5, 1998 ISSUE What information may the Planning Commission request in regard to the relocation of existing tenants at the Seacliff Village Shopping Center? ANSWER The relocation of the existing tenants at the Seacliff Village Shopping Center is primarily a private business matter between the tenants and their landlord. Therefore,the Planning Commission is limited in its ability to require detailed information about the terms and conditions of the relocation. However, we believe that the Planning Commission can legitimately inquire as to the following: 1)the name of each affected business; 2)the amount of square footage under each tenancy; 3)the type of each affected business; 4)the nature of each tenancy(e.g.,whether a lease or month to month rental agreement); 5)the number of years each tenant has been an occupant at the center; .6)the anticipated termination date for each tenancy; 7)which tenants, if any,have expressed an interest in leasing space in the new center; 8)whether any tenants will be allowed to remain open during the construction of the new center. Please contact me if you have any further questions. r Paul D'Alessandro Deputy City Attorney ATTACHMENT NO. � ATTACHMENT 1 '5, L J > m 111"r'i j HL f i I Q aw"xam, 'Ai z \aw ITIL '-7 %N*0 All z ZONING CONFORMANCE MAIRIX ,I'd It TT I UCAL DESIMMON f-Uli AMMORS PARCCL NUMBEW 41 IL m MIXED USE MASTER PLAN HUNTINGTON SEACLIFF 50 (FOR ILLUSTRATIVE PURPOSES ONLY) G _'..NNAR ._'. 2 ,Cl SHEA VICKERS DEVELOPMENT 0 ATTACHMENT 1 -6, .t 2 7 i HUNTINGTON SEACLIFF 50 COLDENWEST STREET 5 YORKTOWN AVENUE HUNTINGTON BEACH, CALIFORNIA l DIRECTORY APPLICATION FOR: LEGAL DESCRIPTION rL CENTRALNAx AIPDYENICMMDHIO. USE PERMIT LOTS 15 INTIOIOI 25.N INTHECLUUW, BLOCK V OF CANFIED SINEFI ADDITION To OKNER/APP4CANT 89A6 NC�Y9 p9YRlMyQI9,NL 667 LIMA CANIOII AD 911rt]0 -ZONING NC ILx1 41ENOYLRI XMNINOIa MACH III III CITY OfH NINCION N NAM CIANiT OFORANCE STATE I* EN YUDER Q (909159A-pAA) R'AINIIi CA 91759 -ENYROIANIN ASSEI.K.1 CALIFORNA AS SNOW ON A YAP THEREOF RECORDED N BOOK 7,PAGES 27 AND N OF a \ FAK (909)869-0666 LRSCELLANEOIS YAPS ArCORDS Or MID COUNTY J �� RON YEmER TEL (90brAd-I4141 SHEET INDEX IOCER[R WITH - - �- r FAX (9%)efi9-OI17 PARCEL 1 AS SHOWN ON A PARCEL YIP FRED N BOOK N PACES 30 AND 51 OF PARCEL O tt ARCIIITRLT ROPA AICITFUCTURI AM PIAINA6 ISFS HOTEL CIRCLE SOIf 200 7111[•� f YAPS,N THE MICE Or THE CONM REORDER O SAO CONTT =� SRN DIEM CA 91105 IAOENFq N1N / CEOr BLE5lNO TEL(619)N7-0171 1.(619)NA-2SSK IBL®IE IIAI191 RAN I PARCEL AS SRONL AMOESOIBE)AT THAT CERTAINCOKOIINNA CEAIYY.AIC O< - - �I RAN I COMPLIANCE N)96-A,RECORDED FEBRUA Y 28.19%AS NSINUNNI NO 19N WJ5324 Or OFFICIAL RECORDS Or DANCE CNNII.CALIONgA CIVIL RNCINRBR RAUM A Assam= 11MR2 COWAN..SUE 210 1101E IIINNIEW I N FILM 'TRMNE. 14 ASSESSORS PARCEL NUMBERS: DASE NALDEN TEL(7N)MLD-0110 FAX(714)68D-0418 Comm GRAM Rµ • 111_130-16 DIN 27 YLIEI OHAIM VAR 023-N0-10 — -- --—-— w1vw LAND9CAPB ARCRITBC7 ttDllcYt tufcaYl,pc. IUSI E A 2 sr.,ND 11MIM.NMINDN tC110NB L D2A-O0-25.26.27.Nfill DO,C xERCOIN TEL(71Q e70-5155 FAX(71Q BEB-0717 CONCEITLAIOIGAIE�I 7/1Y,(f( IEMN ACM011 FLAN > TRAFFIC BNCINBBR IRA AI90CLLlI9,ENC ONE PAN PLAZA.271sure SOo Roma OEM10 '� �, �--�,t, NNNF.CA 927M Tar PEIROS TEL(714)553-0666 FAX(NK)553-BO76 IICIES11IAN LIK RAN N PIIOIIET ' IflI MAP Nis s TONING CONFORMANCE MATRIX II TIAN C-1.EUHPI,MINI 1 IY[LSI � YT7 ■ NRY}S „ I 1 1 n/MM:n z AT PA >�N CIFt arr ® �GIBTY NAP I• .M..... ,.�.. •�• TITLE SHEET HUNTINGTON SEACLIFF 50 MR A,r,�> I� „�„�...,,P DAk MAIM 95�A MM, xN, AT, Q, ," SHEA VICKERS DEVELOPMENT 1 U), I — VACAN 71 - �� ttt U) t�. �® FUTURE ---! t' •� !� • to. COMMERCIAL 102 AC 6R 90-A6 NETAl ,o,w er Ili_ II » f V ........� I�VNN�Z_h • ; :lm;s: �Z�" � FUTURE / 1• oama COMMERCIAL 949 AC 6R 17 AG VET •"'e1e 1 I I .a • _ .. .,.r.v�.o. v e.sr.roa er..ivm �= r e �-r�. f •oc•woreal.vw ay e.w.ux� uw..a.o I fhn 14..-p_El--oJ{I _ :>� - _ /I �� n arr •. um ' - ���' VV-�-�� • i I I - a ,^ i�Y/n�wb�.H� Now V k _X 3'\s ' (n ID 'fT pola urrnl -A%O v I i ice+ R=5 \—A I O an.ns Mem[Or EXISTING �---- -- OFFICES a ' 6 � ' Z •1 •\ '� � -9� %� �'�v°v,�• » LEGAL DESCRIPTION •� �.e~°.v m�.n Weans!r m.n 3_-_.�I �•W an ' ii I .°'ate, .an.rr mnv o+r m.res i� �ia"-[T A I i 11 I i�• I tin/ aru.a' rri A �,,,� '�Q RR ©i1 Iwn o.sa.aawis'�aa"war C� w I ill' I OWNER/APPLICANT R , I ... ■ra..!W AVEME i --------- -------- / ww. er H c•;,..;a. m .me,W./,:.r.c n..,, ASSESSORS PARCEL NUMBERS: X157\G • Gn 5CHOOL EXISTING GIVIG CENTER r,...�,. SITE PLAN .� HUNTINGTON SEACLIFF 50 (3)r; ARCHnwnrltB AND PLANNING r r .•• Q J SHEA VICKERS DEVELOPMENT I 1 ri ro II Q ! - I j-! I I----I - 55 n �b• 1 + f � ' I � ter. 12 HH zb' �• — _ _� M N 73<S35 "3° i11 .0 GARDEN CfRr I • ��.o..�. ••• GARDEN CTR " LOADING IS' (7,39.' :" 14 I ' = CA FENCE .q......,.r... p III a - EN SCREEN 'HALL I I E � . _ ru_' I 12' y _ L FEN _ 17 5'' WELLS. - W J Nl_ S A •. ^+s. 31'I 1 5' q• TYP. z-� ( < I IMPROVEMEVTCL is I 49.78I S F. ; ---- ' t• 4 Q ri (NCLUD GARDEN CTR) a M25'IN a 26' I I I I I O'I Ib' _ 52 o e 4� I ETAII lee 3bSS i 1 e 2 50 q. GATE V 7 n CREEN 'NM ryb 23.9M-2 � T c \ 4 ' 175' s,S' > R ^ AJO r I V M5.146Sv - 1JWL n�c8nntor 2 .q�- FOOD!RET L 3 = _ i75 26 iy'o `� LE ___, 16.128 iipy::� 0 LARD PLAZA/ m oam/APPunar _ q ' CUTDOOR .'' 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YA B•MBEIW-11•YNIM -•"�LA�• A , i r SHOPS? r ANINrmwoBOBlBrurnNlwr •It ix Isyla r n AosrwB �7-'r•�� EAST ELEVATION 1 � � T T - I r r r , IIrIi�Il. K•I ilklit - Y r r woo Bnu•, wra.rAG Ian ENe:o _��� I i MAJOR RETAIL 6 MARKET S SNOPS 7 wR o —N-OB w-wo RrI S O U T H E L E V A T I O N _ II II ...WHM -1— m P A R T I A L P L A N / H A R D S C A P E LEGENW «i BEIAINEIO NNmI pm zW�MUo FLO=ONAWN Nam-POR DANM#MEDIC'!LOCARON 0 L NMGNI IOo EACN WnDING Ut � �. '&UWHG NBGNI MAnUX'ABOVE. r ox. HUNTINGTON SEACLIFF 50 _ I, u(r MATERIAL LEGEND WE ST E L E • ----------------------- �� .�a+■ a i7 wuwuuullllun77 1 �.,a,l■i ■IiK 3�'����� ■ r" _ i Ip'C � - � .wry �n � 0 - ' —— ---'����I���ar.l f��� �� � ,r l.► I�['i�l� 7�'u ! .f` �I�. �� I� � �I 1' '� ■:.� ,�v ...C;`t f�1 1e�,-- --=■:_,���1,��-!_'1� _•._.�. �+D I�•i•ir■ u_�� 1���„ to 1 ■ i .. �1 WEST HOME IMPROVEMENT I 1' - ���i�iiii■����� .a■7� 7,������= ...... �. .� �■■��1■��It�■■■M���:tf�■�����������.�����Ir��� �rw■.�u��•awl•ww•���■�'���It=�l=i1■,��i.�i■���� l i•N i.:'•� f ■��■����■r'1■�f�:t•�•* � ■�■ice u ■ � • • \rr�■■■���= O Qi r� . •. ' �P O. O O � r�IIIIIL QhLsi-ill•�IL1111IIIl��N i) • ���;�.�t�•���1� [ , fad®fZ� �� �I �I � //��,EE'•�•�I�i Ij:�l •1 ICI ,'�. � .,����� 0®tom!® I���-P• ,II`���i� om�i� V ! -ZA „ IHIoil I. nwui�r�un�n�w IAAR>!�*1 .�. ICI r 1/1�IIC_� ' ��KiAM&" Ilri�ra■ Y"'�]-a\\�,. S\1\ava\S\\\i� � IY�� �',' •� 'I, /ill�l� ..,'� � / �� - L���a�_�'�V�� rw�IAA.• � I'j 1'•�I II�1�I �Y.7�f t.•,u�� _ �' a u� I �. �LAIlk"rr_��o ..,emu i�� c �• lull► �► 60 PRIN y,TV;- -� Lift E Ol;.tiII _—= —__J_ '.,I�1u■__��__�II I��I'��I �I� Sri___ .:.._._11..i�1_r_■� �1�•. �._�. d=.if..r��t•:=�1_ • -- - MAIDIN6XNGITTIIATAa1 I i�YwFa •Y Y;E " I •YJ • •Y Y�.aw •Y •N ' wa�IM •Mn11 •N .�YrTIY •Y .+•mw I w.nln . .�.mw •v r r 11 I s_•raY .r I AA f YYaT •Y rinwraT®IrTL EIOaGoon aw-- I �w.M •r FOOD/RETAIL E MAJOR E NOYE IYFROFEYENT 1 Mf A 1• MATERIAL LEGEND EAST ELEVATION �� EfuEnfTo1.� •a�loraalrm..aw.rarl . *40 •A.r •wlnnlYr 2�—ACRIM.RMER ROOfE1EFAf0M r IIYa.larevYFr alwlraral��ra O/EY1G a a1�•naYaras �IOYrrwualTr EIORL FOE DAIIEE EOEENCEMJrJ1110M a ww�•wYaaw t IIRGIR R7a EACH fY1Df1O,Mf a wrr•�uusm 71MDf16 NEIGIf J1AIffP ATOM. •w�oawrloYYo r Iw1�-wrlwwm a ar• Wlam •vaaawYrY-Ir�ma�alora ' •maa•F�aro•aYaw s YaaxYOl.YuwaaYrY aaYYw1 A marmYrrawwF r pW pa4lalr•I a�YImIN lalal�0.� .n.a...Ra•Yral.laaa.saaf ��- J .w.raaowl..Iras Y.a�.a1�•amm �p r ar�Yloa1 I - Ir a�Y�•IYIa� s w•w1•aaw wowrEomlaTa II 1 . 1la lrr•FYr•wm F SECTION j a IrIR•wTnw'�'aY'mr RETAIL f I MAJOR f I FOOD/RETAIL f r AWiaYaawaaTA�•aaa•wYImlwla FT•af —![i1 _ - _ • r amwaR�lYrmrwalRal NORTH E'L E V A T I O N a mmaa aI.aYYrm a R.amaR•s•Tlra r rwwAAaaaasYJIYIYmar a Aamwv . r I/IOTMw -24 r r r i r r MROfa�WIWL fNOF T MARKET{ RETAIL f MAJOR A elf N O R T H ELEVATION m • z 0 � H(����U��N�/TryIINpGT\ON'/�S1EACLIFF 50 A>r lE PLANNING •SWA rR•11W CIRRVfITID\1 WYiYY�wY.wYnON�Y.YY�YYYaYYawY IpiT1aR�F1 RNEImA •011 NJ1' E V 1!I ATTACHMENT 17 r t Hunhngton'Be 'h Department of Community Deveiogmint DPP*R-]�P TO Planning Commission FROM Howard Zelefsky, Planning Director BY Mary Beth Broeren, Senior PlanneP"'Z�', DATE April 28, 1998 SUBJECT GENERAL PLAN AMENDMENT NO 97-4/ZONING TEXT AMENDMENT NO 97-2/LOCAL COASTAL PROGRAM AMENDMENT NO 97-4/CONDITIONAL USE PERMIT NO 97-56/NEGATIVE DECLARATION NO 97-16 (Seacliff Village Shopping Center) LOCATION 2124 Main St (North of Yorktown Ave , between Goldenwest and Main Sts ) STATEMENT OF ISSUE General Plan Amendment No 97-4 and Zoning Text Amendment No 97-2 represent a request by Shea Vickers Development, LLC to amend the General Plan(Table LU-4 for Subarea 7C and the Land Use Map) and the Holly Seacliff Specific Plan to reflect a change in the Permitted Uses and Density/Intensity provisions and to redesignate approximately four acres of land general planned for Industrial to Mixed Use Horizontal Permitted Uses would be expanded to include limited public uses (i e , senior care facilities, day care and churches) Density/Intensity would be changed to increase the retail square footage from 200,000 to 260,000 sq ft , decrease the number of residential units from 475 to 165 and change the 100,000 sq ft allowance for office commercial to a floor area ratio of 0 35 for commercial and limited public uses Conditional Use Permit No 97-56 represents a request to master plan the mixed use site including the four acres currently designated as Industrial for construction of a shopping center and future residential and commercial/mixed uses The shopping center contains 259,051 sq ft and consists of various building components The applicant requests a nine percent(133 parking stalls) reduction in parking, allowing 1,314 parking stalls in lieu of 1,447, for the shopping center site due to the joint use nature of the project Staff recommends the Planning Commission approve the applicant's request, as modified by conditions of approval, for the following reasons • The industrial property of Holly Seacliff is generally surrounded by residential uses The redesignation of the four acres to mixed use is compatible with the surrounding area • The subject parcels do not offer a superior set of characteristics for most types of industrial development and a mixed use project will likely be more fiscally beneficial to the city • The subject parcels represent a small percentage of the industrial property in Holly Seacliff and an insignificant percentage of that in the city as a whole me — — — >000mn 1pim t A"M PROJECT J O O ti y.yyp/'..•Kt iVIYI i Wlw7plll�. VICINITY MAP Mi GPA 97-4 / ZTA 97-2 / LCPA 97-4 k ' .. N HUNTINGTON BEACH CUP 97-�� / 97-1 HL',TI%'GTON 3EACH PLA.V`.tiG DIVISION; • "Limited Public Uses"will be compatible with surrounding uses and the shopping center. They will complement and support the commercial center and are consistent with General Plan goals. • The proposed limits of 260,000 square feet of retail, 165 residential units and a FAR of 0.35 for Office and Limited Public Uses will not create impacts beyond those that might occur if the site were developed under the current maximums. • The proposed limits improve the fiscal benefits of the project by increasing the potential for taxable sales and reducing service costs. • The proposed uses of shopping center,residential and other commercial/mixed use are compatible and can be integrated with adequate buffers and amenities. • The proposed shopping center site plan is consistent with the General Plan and complies with all code requirements of the Holly Seacliff Specific Plan,with the exception of the reduction in parking. • The parking reduction will not result in an insufficient supply of parking because the project is joint use, the two major anchors have a significant amount of storage space that does not require as much parking as the sales area and some of the center will be occupied by office uses which require less parking. • Adequate on-site and off-site circulation is provided, and the applicant has provided sufficient opportunities for pedestrian access and circulation. • The building layout and architecture are integrated and aesthetically attractive. With minor modifications to the project,per recommended conditions of approval,the project will be consistent with City goals and objectives. • The potential environmental impacts of the project have been evaluated in Negative Declaration No. 97-16 and mitigation measures will reduce impacts to a level of less than significant. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 97-16 with findings and mitigation measures(Attachment No. 12)." B. "Approve General Plan Amendment No. 97-4 with findings and forward Resolution No. to the City Council for adoption" (Attachment No. 9)." C. "Approve Zoning Text Amendment No.97-2 and Local Coastal Program Amendment with findings (Attachment No. 1) and forward Ordinance No. (Attachment No. 10)to the City Council for adoption." D. "Approve Conditional Use Permit No. 97-56 with findings and suggested conditions of approval (Attachment No. 1)." Staff Report—4/23/98 2 (98sr24) ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Deny Negative Declaration No. 97-16/Zoning Text Amendment No. 97-2/General Plan Amendment No. 97-4/Local Coastal Program Amendment No. 97-4/Conditional Use Permit No. 97-56 with findings for denial." B. "Continue Negative Declaration No. 97-16/Zoning Text Amendment No. 97-2/General Plan Amendment No. 97-4/Local Coastal Program Amendment No. 97-4/Conditional Use Permit No. 97- 56 and direct staff accordingly." GENERAL INFORMATION: APPLICANT: Jim Yoder, Shea Vickers Development,L.L.C., 655 Brea Canyon Rd., Walnut, CA 91788 PROPERTY OWNER: Shea Vickers Development, L.L.C., 655 Brea Canyon Rd., Walnut, CA 91788, and M.S. Vickers II, L.L.C., 1999 Avenue of the Stars, Ste. 2000, Los Angeles, CA 90067 REQUEST: To construct a new 259,051 square foot shopping center and to master plan the remainder of the site for future residential and mixed use development. A general plan amendment and zoning text amendment are requested to modify the General Plan and Holly Seacliff Specific Plan for the subject property and to change the designation of approximately four acres of land from Industrial to Mixed Use. DATE OF COMPLETED APPLICATION: MANDATORY PROCESSING TIME: April 6, 1998 Negative Declaration: October 3, 1998 Other Entitlements: January 3, 1999 SUBJECT PROPERTY AND SURROUNDING LAND USE,ZONING AND GENERAL PLAN DESIGNATIONS: LOCATION GENERAL PLAN ZONING LAND USE Subject Property: Mixed Use Holly Seacliff Specific Plan Seacliff Village Horizontal-Specific (HSSP)-Mixed Development Shopping Center and Plan and Industrial and Industrial vacant North of Subject Property Industrial and HSSP-Industrial and Medium Vacant and various (across Clay Ave.): Residential Medium Density Residential industrial uses Density East of Subject Property Commercial Office Office Commercial and Office Complex and (across Main St.): and Residential Medium Density Residential Condominiums Medium Density Staff Report—4/23/98 3 (98sr24) i- LOCATION GENERAL PLAN -ZONING LAND USE South of Subject Property Public Public-Semi Public Huntington Beach (across Yorktown Ave.): Union High School and Vacant West of Subject Property Residential Low Low Density Residential and Single Family Homes (across Goldenwest): Density and HSSP-Medium Density and Vacant Residential Medium Residential Density PROJECT PROPOSAL: General Plan Amendment No. 97-4 represents a request for the following: A. To amend the General Plan Land Use Map(Figure LU-5) of the Land Use Element to redesignate approximately four acres (3.99 gross acres)of land general planned for Industrial (I)to Mixed Use Horizontal (MH) on the east site of Goldenwest, approximately 350 ft. south of Garfield (Attachment No. 7). B. To amend Table LU-4 for Subarea 7C (Seacliff Center) (pg. II-LU-62) of the Land Use Element to reflect a change in the Permitted Uses and Density/Intensity provisions as summarized below and presented in Attachment No. 6 Component` -, "- Existing . % % ; . l Proposed% �,. Permitted Uses • Commercial General, • Add Limited Public Uses • Commercial Office,and (senior care, day care and • Free-standing multi-family churches), and residential • Eliminate "free-standing multi-family" Density • 475 residential units • 165 residential units Intensity • 200,000 sq. ft. of Retail • 260,000 sq. ft. of Retail • 100,000 sq. ft. of Office • 0.35 FAR for Office and Limited Public Uses Zoning Text Amendment No. 97-2 represents a request to modify the Holly Seacliff Specific Plan(HSSP) to reflect the above noted changes that are proposed for the General Plan pursuant to Section IV.C.6. of the HSSP, with the exception of the type of residential which is not restricted by the HSSP. This would include modifying Table 1 and Exhibits 3, 7-12 of the HSSP as well as Section III.D.6, Mixed Development(Attachment No. 11). Local Coastal Program Amendment No. 97-4 represents a request to amend the Local Coastal Program to reflect the changes proposed for the HSSP. Staff Report—4/23/98 4 (98sr24) f Conditional Use Permit No. 97-56 represents a request for the following: A. To master plan the 55.6 acre mixed use site, including the four acres currently designated as Industrial,pursuant to Section III.D.6 of the HSSP as follows: "Component }' = ,Gross Acres Net Acres. Status Shopping Center 31.57 27.64 Current CUP Request Residential 13.53 11.83 Future Development Commercial/Mixed Use 10.51 9.07 Future Development Total 1 55.611 48.54 These areas are depicted on a comprehensive site plan(Attachment No. 2)which is required to be submitted concurrent with an entitlement per the HSSP. Note that no changes are proposed for the existing Chevron gas station(0.73 net acres), and its site area is not included in the above table. B. To construct a 259,051 sq. ft. shopping center pursuant to Section III.D.6 of the HSSP. (The existing center will be demolished.) The shopping center consists of three building components summarized below and depicted in Attachment No. 3. 1. A main building which is L-shaped contains 190,960 sq. ft(identified as Building Nos. 1-7 on the Site Plan). It will consist of two primary anchors, a market and a home improvement use, and two secondary anchors,probably a drug store and another retailer. This building will also accommodate numerous, smaller in-line shops such as dry cleaners, restaurants and cards/gifts. 2. A small retail cluster contains 23,291 sq. ft(Building Nos. 8-11). This is detached from the main building and will accommodate various tenants such as book store, art supply and restaurants. There will be an outdoor plaza/eating area between this cluster and the main building called"Main Street." This area will accommodate art shows and other functions and may be closed off by bollards. 3. Nine satellite (free-standing)buildings consisting of 44,800 square feet(Building Nos. A-J). Four are proposed along Goldenwest,three along Yorktown and two along Main. With the exception of the building at the corner of Main and Yorktown(Bldg. B) which is expected to have two tenants, each satellite building will likely have one tenant. Three of the buildings have drive-thru components. Expected uses for the satellite buildings are sit-down restaurants, fast-food restaurants and offices (banks, real estate,travel). C. To permit a nine percent(133 parking stalls)reduction in parking, allowing 1,314 parking stalls in lieu of 1,447 for the shopping center site pursuant to Section 9606.1 of the Huntington Beach Ordinance Code. The general plan amendment is to accommodate the proposed development of the shopping center and to accommodate future uses that are planned for the site. The applicant requests the redesignation of industrial land for the following reasons: 1)the subject property is not a prime industrial site, 2) Staff Report—4/23/98 5 (98sr24) Goldenwest is primarily developed with residential uses and limited commercial uses,and 3) existing industrial uses in the vicinity are marginal and of low economic benefit to the city. The applicant further indicates that any loss of economic benefit from converting the industrial to mixed use would be offset by additional revenue that would accrue from the overall development plan for the shopping center. The applicant requests approval of the shopping center in order to develop a center that is responsive to current retail trends and the needs of the community. The reduction in parking is requested so that a full complement of shops may be offered. The applicant believes that adequate parking will be provided. ISSUES: General Plan Conformance: General Plan Amendment and Zoning Text Amendment The General Plan Amendment and Zoning Text Amendment would change the land use designation on four acres from Industrial to Mixed Use Horizontal to accommodate future development and would change the permitted uses and density of the site to accommodate the shopping center project. These requests are consistent with the following goals,policies and objectives of the City's General Plan. Goal LU I1: Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services and entertainment, and reduce the need for automobile use. The proposed amendment for the four acres of industrial property will expand the opportunities for residential development in the area pursuant to LU 11. The allowance for senior care facilities on the mixed use site would enable seniors to live within convenient walking distance to services. Objective L U 9.4: Provide for the inclusion of recreational, institutional,religious, educational and service uses that support residents needs within residential neighborhoods. The proposed amendment would allow for religious uses, senior care facilities and day care uses in a mixed use area. The area has significant number of residential uses in the vicinity, and it is expected that approximately 10 acres of the mixed use area will be developed as residential. The proposed changes would allow for the implementation of this objective. Objective LU 9.5: Provide for the development of housing for senior citizens... The proposed amendment would allow for senior care facilities which could include various senior care products, including independent living, skilled nursing and assisted living. Policy ED 2.4.1: Encourage and assist existing and potential commercial owners to modernize and expand their commercial properties. Staff Report—4/23/98 6 (98sr24) The proposed amendment would enable the property owner to expand the square footage of the shopping center and to offer modem facilities that meet the needs of the current retail environment. The proposal to redesignate the four acres of land from industrial to mixed use is in conflict with the following General Plan objective: ED 2.S: Revitalize,renovate, and expand available industrial lands and facilities while attracting new industrial users. Staff believes that the advantages of the applicant's request, as described in detail in the Analysis Section, counter the loss of the four acres of industrial land. Conditional Use Permit The Conditional Use Permit would approve a comprehensive plan for the subject property and allow for the implementation of the shopping center project. The comprehensive site plan is consistent with Goal LU 11 discussed above, and the shopping center plan is consistent with the following goals,policies and objectives of the City's General Plan designation of Mixed Use Horizontal on the subject property. LU 11.1.7: Require that mixed-use development projects be designed to achieve a consistent and high quality character, including the consideration of: b) architectural treatment of building elevations to convey the visual character of multiple building volumes and individual storefronts. d) siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structures. e) inclusion of extensive site landscape,where feasible. The shopping center site plan and elevations are consistent with the objectives listed above. The elevations incorporate a variety of materials and architectural projections to accentuate the individual storefronts. The parking layout integrates with the shopping center buildings,and the design minimizes the visual impacts of the parking in the following ways: the applicant proposes nine satellite buildings along the arterials; some of the parking stalls are located behind the main building and the"Main Street" retail cluster provides architectural relief in the parking area. The shopping center site is extensively landscaped. Staff Report—4/23/98 7 (98sr24) Zoning Compliance: The shopping center project(CUP No. 97-56) is located in Planning Unit IV-4, Mixed Development,of the Holly Seacliff Specific Plan and complies with the requirements of that zone with the exception of the requested parking reduction. The following is a zoning conformance matrix which compares the proposed project with the development standards of the HSSP and the HBOC (the underlying zoning document because the property is subject to the Holly Seacliff Development Agreement). ;,SECTION, ISSUE CODE PROVISION„.., A,; PROPOSED' . III.D.6.a Purpose • Provide for commercial uses • Complies • Submit comprehensive site plan • Submitted • Submit a pedestrian access plan • Submitted • CC&Rs required as a condition • Recommended condition of approval of approval b. Permitted Uses Residential,Office,Commercial Complies c.1 Comprehensive Submit comprehensive site plan Submitted .2 Plan Design and Orientation Complies .3 Planned Sign Program Recommended condition of approval d.l Maximum Density/ Retail: Min. 100,000 sq. ft. and 259,051 sq. ft. Intensity Max.200,000 sq. ft. .2 Office: Max. 100,000 sq. ft. NA .3 Residential: Max.475 units NA e.1 Building site area Standards apply to entire net mixed Complies development planning units .2 Max. Bldg. Height 80 ft. (Measured from closest 51.2 ft. (Bldg.No. 3) arterial) .3 Max. Site Coverage 50% 22 % A.a.1 Bldg. Setbacks and Along Main&Yorktown: 25 ft.min. (Height of satellite bldgs. is Orientation from Min. shall be greater of 25 ft.or 1:1 unknown at this time. Note on plans Arterials with building height. indicates that all bldgs.will comply.) .2 Along Goldenwest: 25 ft. min.(Height of satellite bldgs. is Min. shall be greater of 25 ft.,or unknown at this time. Note on plans 1:1 for bldgs. <30 ft. in height,or indicates that all bldgs. will comply.) 2:1 for bldgs.30>x<65 in height,or 4:1 for bldgs.>65 in height. .3 Visual Intrusion Submit Line of Sight/Visual Submitted Intrusion Study .4 Massing Provide Break Along Arterial Sts. Complies .5 Bldg. Elevations Provide one or more: fagade relief, Complies fenestration,horizontal/vertical offsets, upper story setbacks. .b.1 Front Bldg. Min. 10 ft. if bldg.<25 ft. in hgt. NA Setbacks from Min. 15 ft. if bldg.25>x<35 in hgt. Interior Sts. Min.20 ft. if bldg.>35 ft. in hgt. 20%of fagade setback avg.of 10 ft. along interior streets. *Zoning Text Amendment Staff Report—4/23/98 8 (98sr24) SECTION ISSUE CODE PROVISION PROPOSED: .2 Side and Rear Min. 10 ft. if bldg. <35 ft. in hgt. Complies(Bldg. J setback 18 ft. from Setbacks from Min. 15 ft. if bldg.>35 in hgt. entry on Goldenwest) Interior Sts. f. Lighting Designed& located to minimize Will Comply; Recommended Condition impacts to adjacent properties of Approval g. Loading Areas shall be screened from view Complies and not face residential area h. Trash and Storage Areas shall be located w/in bldg. or Will comply enclosed by a wall min. of six ft. in height. Overhead encl. shall be required if visible from res. area. i. Parking Comply with HBOC See HBOC Parking section below. j. Screening and Comply with HBOC See HBOC Landscaping section below. Landscaping k. CC&Rs Required prior to occupancy Recommended condition of approval 1. Agent Identify Project Liaison in CC&Rs Recommended condition of approval HBOC Parking 9601.1 Aisle Width Min.24 ft. if no adj.parking Min.26 ft. .2 Circulation Design • Provide internal circulation • Complies • If>200 parking spaces, • Complies, 100 ft. deep 52 ft. wide provide one main entrance min. off of Yorktown 100 ft. deep and 52 ft. wide curb to curb. • 3 ft.x 3 ft.maneuvering area at • Complies end of dead-end aisles< 150 ft. long. • Turn around space at end of • NA dead-end aisles> 150 ft. long .3 Illumination Energy efficient,not produce glare Will comply; Recommended condition of on adj. res. prop.,provide security approval lighting that is on timer/photo- sensor. .5 Stall dimensions • 60 deg.Pkng.: 9 ft.x 19 ft. Complies 20 ft.wide aisle • 90 deg.Pkng.: 9 ft.x 19 ft. 26 ft.wide aisle 9602.2 No. of Parking 228,651 sq. ft.,Retail: 1 space/200 1,314 spaces ** Stalls sq. ft. (1,143 spaces required) 30,400 sq.ft.,Restaurant: 1 space/ 100 sq. ft.(304 spaces required) Total Required: 1,447 spaces **Conditional Use Permit Staff Report—4/23/98 9 (98sr24) SECTION " ISSUE • =i" CODE PROVISION ' •PROPOSED HBOC Landscaping 9607.1 General Provision Min. 8%of site 15% .2 Interior One 24"box tree/10 parking spaces Complies .3 Front and Exterior Min. 15 ft. wide planter along Complies arterials(HSSP req.)and one 36" box tree per 45 ft. of lineal frontage .6.a Reduction in Provide an additional 2.5 ft. of Complies Length of parking planter area for car overhang; stall parking stall length may be reduced to 16.5 ft. Environmental Status: The subject site is covered by Environmental Impact Report No. 89-1 which was certified by the City Council on January 8, 1990. Section 2.5.1 of Development Agreement No. 90-1 for the Holly Seacliff area states: "City agrees that no subsequent or supplemental environmental impact report shall be required for any development approval unless the anticipated environmental impacts to any proposed project exceeds the level of impact indicated in Final Environmental Impact Report No. 89-L" Because the applicant requested a general plan amendment and zoning text amendment which would result in potentially different land use patterns and development intensity than that assumed in EIR No. 89-1, staff required the applicant to submit an environmental assessment. Staff reviewed the environmental assessment and determined that no significant impacts are anticipated as a result of the proposed project that could not be mitigated to a level of insignificance with proper design and engineering. Subsequently,Negative Declaration No. 97-16 (Attachment No. 12)was prepared with mitigation measures, consistent with those of EIR No. 89-1,pursuant to the provisions of the California Environmental Quality Act(CEQA)with the following supplemental reports: 1) Site Specific Traffic Study—Trip Generation, dated 3/12/98 2) Site Specific Traffic Study—Local Circulation, dated 12/12/97 3) Phase I and Phase II Water Flow Analyses, dated 12/19/97 and 1/27/98,respectively 4) Consulting Arborist's Report,dated January 1998 5) Geotechnical Study, dated 3/4/96 6) Remediation and Soils Study, Phase II Investigation Activities, dated 1/17/96 7) Alquist Priolo Zone Evaluation, dated 6/20/97 8) Visual Intrusion Study,dated 1/21/98 For purposes of environmental analysis,Negative Declaration No. 97-16 assumed a certain maximum amount of development for the various components of the overall mixed use site. Based on input from the applicant, it was assumed 165 residential units, 475 assisted living beds and 6,000 sq. ft. of day care would be constructed in addition to the currently proposed shopping center. Traffic analyses showed that the number of trips generated by these uses would be slightly less than those generated by the uses currently allowed by the HSSP and analyzed in EIR No. 89-1. To the extent that development proposals Staff Report—4/23/98 10 (98sr24) for the other components differ from those used in Negative Declaration No. 97-16, future traffic and environmental analysis may be warranted. The environmental analysis also concludes that analysis of other issue areas (e.g., aesthetics,noise, geologic) does not indicate any impacts beyond those identified in EIR 89-1, all of which could be mitigated. The Department of Community Development advertised draft Negative Declaration No. 97-16 for twenty (20) days commencing on March 26, 1998 and ending on April 14, 1998. Comments were received from Huntington Seacliff Homeowners' Association,South Shore Video,Dale E. Brandon,D.D.S., and Huntington Beach Environmental Board concerning aesthetics,traffic, site design, existing tenants,noise and extension of the comment period. A response to the comments has been included with the attached Negative Declaration. Prior to any action on General Plan Amendment No. 97-4/Zoning Text Amendment No. 97-2/Local Coastal Program Amendment No. 97-4/Conditional Use Permit No. 97-5, it is necessary for the Planning Commission to review and act on Negative Declaration No. 97-16. Staff, in its initial study of the project, is recommending that the negative declaration be approved with findings and mitigation measures. Coastal Status: Zoning Text Amendment No. 97-2 will result in an amendment to the City's certified Local Coastal Program(LCP)because the HSSP is included in the LCP. Local Coastal Program Amendment No. 97-4 has been prepared to forward the Zoning Text Amendment to the California Coastal Commission. Because the subject site is not located within the coastal zone, however, the LCP amendment is considered"de minimis"and will be acted on by the California Coastal Commission without a public hearing. Redevelopment Status: Not applicable. Design Review Board: On March 19, 1998,the Design Review Board(DRB)acted on the proposed shopping center request and recommended approval of the project with recommended conditions of approval and/or modifications (Attachment No. 13). A summary of the DRB's issues and recommendations and the applicant's response is provided below. 1. Shopping Center shall be designed to be architecturally and physically linked, avoiding any separation between destination type businesses and neighborhood businesses. Response:Architectural design is consistent throughout. A cohesive landscape and hardscape plan unifies the center. "Main Street"connects the focal points of the center. 2. A planned sign program shall be submitted for review. Response: The applicant will comply. This is a recommended condition of approval, and the document will be reviewed by the DRB. Staff Report—4/23/98 11 (98sr24) 3. The applicant shall submit a set of architectural guidelines to address future design and architecture of the satellite buildings to insure compatibility within the center. Response: The applicant will comply. This is a recommended condition of approval. 4. All mechanical equipment shall be screened from view at all property lines and second floors. Response: The applicant will comply. The building design includes a four ft. high parapet around the entire perimeter. There is a code requirement(condition of approval)requiring screening. 5. Rear elevations shall be depicted in color and shall include height and design of rear screen wall. Response: The applicant has submitted this plan. 6. Additional pedestrian links shall be explored between the shopping center and the center's"Main Street." Response: The applicant believes that they have explored all possible links and has not revised the plans. They are receptive to suggestions that the Planning Commission may have. 7. Outdoor dining areas shall be depicted on the site plan and elevations. Outdoor dining for satellite buildings shall be subject to review by DRB and Zoning Administrator. Response: Two outdoor dining areas are currently shown on the site plan: at "Main Street"and "Steps to Seacliff. " The applicant will comply. Requirement for review of the satellite buildings is included in the recommended conditions of approval. 8. Motorized, in-ground bollards shall be designed into the center's"Main Street"to allow for closure of this area during temporary outdoor events. Response: Bollards are depicted on the site plan, however the applicant has expressed concern about permanent in-ground bollards due to maintenance and aesthetic concerns. This is included in the recommended conditions of approval. 9. The applicant shall attempt to preserve and/or relocate the existing art work. Response: The applicant has offered to donate all existing art work to the City of Huntington Beach. The applicant does not believe that it could be successfully integrated into the design concept for the center. The DRB's recommendation is included in the recommended conditions of approval. 10. The landscape plan shall be reviewed and approved by a licensed arborist prior to submittal to the City. Response: The applicant will comply. This is a recommended condition of approval. 11. Prior to issuance of building permits,the DRB shall review working drawings to verify compliance with issues raised by the DRB. Response: The applicant will comply. This is a recommended condition of approval. Staff Report—4/23/98 12 (98sr24) 12. The facade/roof line of the market shall be modified to reflect increased articulation. Response: The applicant has modified the roof line. See discussion on architecture under Analysis. Subdivision Committee: Not applicable. Other Departments Concerns: The Departments of Public Works, Fire and Police and the Building Division have recommended conditions which are incorporated into the conditions of approval. The Economic Development Department believes that the four acres of industrial property should not be changed to mixed use, citing the need to retain the city's industrial base;however,the Department is in support of the shopping center proposal. The Community Services Department concurs with the recommendations of the Allied Arts Board and Historic Resources Board that 1)the art work is of artistic significance and importance to the community, and 2) encourage efforts of the developer to relocate the work in the project or, secondly,to provide for its safe removal, storage and installation in a public location. Public Notification: Legal notice was published in the Huntington Beach/Fountain Valley Independent on April 16, 1998, and notices were sent to property owners of record within a 300 ft. radius of the subject property,tenants at the commercial center, individuals who attended prior meetings, applicant, and interested parties. Community Participation: The proposed project has generated a significant amount of interest. As of April 22, 1998,the City had received 30 items of correspondence regarding the subject project(Attachment No. 19) and has responded to numerous phone calls. In an attempt to understand community perspectives and encourage as much community input as possible,the City completed the following steps in addition to the State-mandated public hearing notice for the Planning Commission meeting and posting/publication of agendas. • Met with representatives of the Huntington Seacliff Homeowners' Association on November 14, 1997. Attended,but did not participate in,their HOA meeting held November 20, 1997. • Held a Community Meeting on February 19, 1998. Notices were sent to approximately 400 property owners, existing tenants and community organizations. Approximately 100 people attended the meeting. (See Attachment No. 14 for meeting summary.) • Notified interested parties of Environmental Assessment Committee(EAC)meeting held March 19, 1998. Seven property owners attended the EAC meeting. • Mailed letter to Community Meeting attendees, existing tenants, and homeowners associations indicating that Negative Declaration was available for comment and of the 20 day time period. • Notified Community Meeting attendees, existing tenants, and homeowners associations of Design Review Board (DRB)meeting held March 19, 1998. Approximately 20 property owners and tenants attended the DRB meeting. • Held a Planning Commission Study Session on April 14, 1998. Staff Report—4/23/98 13 (98sr24) ANALYSIS: The analysis is divided into two primary sections. First,the general plan amendment and zoning text amendment to change the HSSP and General Plan are analyzed. This includes amending the designation of the industrial property. Second,the conditional use permit for construction of the shopping center is presented,with a detailed review of its various components. General Plan Amendment and Zoning Text Amendment Conversion of Industrial Property to Mixed Use The subject property consists of two parcels, each slightly less than two acres (Attachment No. 8). It is owned by M.S. Vickers II, LLC and was previously owned by Chevron Land and Development Company. The subject property represents 6.3 percent of the 63 gross acres of land designated for industrial development in Holly Seacliff. It represents 0.3 percent of all industrial land in the city. The property is vacant. It is bounded by Goldenwest Street to the west, Stewart Street to the east,the Mixed Use shopping center site to the south, and vacant and underutilized industrial property to the north. Across Goldenwest is vacant property designated for residential and commercial development(the Montecito area currently in the planning stage). Across Stewart is industrially designated property which is marginally developed. Staff is not aware of any proposals for developing this area. Pursuant to the HSSP, the property is designated for Light Industrial uses, as specified in Article 953 of the HBOC. These uses include: major automobile repair, most manufacturing, distribution and warehouse facilities, machine shops and research and development offices. Industrial uses not allowed include manufacture of paint,paper, soap,brick and tile; wineries; drop forge industries; and storage of concrete and fertilizer products. Both parcels meet the minimum size and frontage requirements for industrial development. One parcel (No. 23) fronts Stewart and the other(No. 16) fronts Goldenwest. Although the applicant has indicated that a residential project will be proposed for the subject property, their request is to change the property to Mixed Use rather than Residential, consistent with the shopping center site. Staff believes this is appropriate because it provides for more development flexibility. Staff has received correspondence in favor of the applicant's request(Attachment Nos. 19.1-19.8) and supports the applicant's request for the following reasons: • The industrial property of Holly Seacliff is generally surrounded by residential uses,most of which are single family homes. In the long-term, development of the subject property as mixed use (commercial,residential or combination of these)would likely result in less compatibility issues. • No industrial development proposals have been presented to Planning Staff for the subject parcels(or any of the industrial property in Holly Seacliff) for at least ten years. Staff Report—4/23/98 14 (98sf24) • The subject parcels do not offer a superior set of characteristics for most types of industrial development. They are removed from the freeway, do not have rail access, have grade differentials, do not have supporting infrastructure(water, sewer)and have contaminated soils. The latter two constraints make development of the parcels costly. Finally, street access to the parcels would likely be restricted to Stewart. Thus,parcel No. 16 fronting Goldenwest may have to be consolidated with parcel No. 23 in order to be usable. • The subject parcels represent a small percentage of the industrial property in Holly Seacliff and an insignificant percentage of that in the city as a whole. • The overall development program proposed by the applicant will likely be more fiscally beneficial to the city than if the subject parcels were developed with industrial uses similar to the types of uses currently operating on nearby industrially zoned properties. Current industrial uses in the area typically create few jobs and may not result in spin-off industries. The applicant's proposal significantly reduces the number of residential units that could have been built and increases the commercial area(and jobs) compared to what is allowed by the General Plan. These elements collectively present a positive fiscal forecast for the project and the greater area in the short term. Notwithstanding the above,there are arguments that support retaining the industrial designation. • M.S. Vickers II,LLC has recently sold two industrial properties in the area: 1)a 0.17 acre property on Garfield,just east of Goldenwest,to B.G. Williams and 2)a 1.0 acre property at Clay and Crystal to Paul Geil. These two sales indicate an interest in the area. However, conversations with both buyers indicate that they have no immediate plans to develop these properties. • The City has a limited supply of industrial property, especially vacant property, and has General Plan policies which support its retention and development. Representatives of the industrial brokerage community recently expressed strong support for maintaining this area as undeveloped and that many of the Holly Seacliff homeowners with small industrial companies would find the area attractive. • Development of the proposed mixed use area with residential may exacerbate potential conflicts given its adjacency to industrial uses. Over time this may result in increasing pressure to change the remaining industrial areas to residential. • The future potential of this industrial area may be much greater if it were the focus of a comprehensive effort to spur high quality light industrial uses through redevelopment or other initiatives. In conclusion, staff believes redesignating the four acres of Industrial land to Mixed Use is an acceptable land use alternative that will not result in negative impacts to the surrounding residential and commercial area. The benefits that will accrue from the applicant's overall development plan will outweigh the loss of the four acres as industrial. However, it is important to note that the City's Economic Development Department believes the land should retain its current industrial designation. Staff Report—4/23/98 15 (98sr24) f 1 Modifying the Type and Amount of Development The General Plan and the HSSP limit the type of development that may occur within the Mixed Use property to commercial retail, commercial office and residential. As part of the overall plan for the property,the applicant has indicated that they anticipate proposing a senior care campus and a day care facility on approximately 10.5 gross acres (9.1 net acres). To accommodate these possible uses, it is recommended that the category"Limited Public Uses"be added to the list of permitted uses for the Mixed Use property. Limited Public Use are defined as: 1) senior care facilities such as assisted living, skilled nursing and independent living,2) general day care facilities, and 3)churches. Staff believes that all three of these uses are compatible with the uses currently allowed on site. There is a church and a day care facility operating on the premises now, and staff is not aware of any compatibility issues or complaints regarding these uses. These uses will also compliment and support the commercial center and are consistent with General Plan goals. Although the amendment would allow these uses to be incorporated into the new development scheme for the property, it is recommended that they be required to obtain Planning Commission approval of a conditional use permit for their specific development proposals to insure compliance with City codes, safe circulation and access, adequate landscaping and consistent architecture. The amount of development allowed by the General Plan and the HSSP would be adjusted to accommodate the proposed development. The increased upper limit of 260,000 sq. ft. for commercial retail is needed for the proposed 259,000 sq. ft. shopping center. Conversely, the applicant proposes to decrease the maximum number of residential units from 475 to 165. Staff supports these changes. They improve the fiscal benefits of the project by increasing the potential for taxable sales and reducing service costs and will not result in any negative land use impacts. To address the possibility of Limited Public Uses, staff proposes a Floor Area Ratio (FAR) of 0.35 to replace the current limit of 100,000 sq. ft. of commercial office space. The FAR would apply to all sites developed with any of the Limited Public Uses or Offices. [This would not include the small amount of office space (bank, real estate,travel)that will be built on the shopping center site.] The proposed FAR could result in a maximum of approximately 140,000 sq. ft. of space. It is the lowest FAR General Plan designation in the city. (For comparison purposes,the office complex across Main Street, east of Seacliff Village, has an allowed FAR of 0.5, as does the recently approved Adult Day Care facility approved for the corner of Bushard and Indianapolis. Using an FAR of 0.5 for the Mixed Use site yields a maximum of 198,000 sq. ft.) The applicant has expressed concern that a FAR of 0.35 may be too restrictive for the proposed senior care campus and suggests that a FAR of 0.75 is more appropriate for these types of facilities. A very conceptual site plan for the senior care campus yielded a FAR of 0.76 (284,000 sq. ft.). Traffic studies for the project demonstrate that the higher FAR(0.75) for the senior care/day care property in conjunction with the other development assumptions will not result in more traffic than the current General Plan and HSSP limits would allow. This is due, in part,to the significant reduction in the number of residential units. However, staff believes that it would not be possible to meet all City codes (parking, landscaping, open space) with this FAR. Moreover,the traffic analysis assumes only an assisted living facility(as Staff Report—4/23/98 16 (98sr24) opposed to a variety of senior care products) and may undercount the amount of traffic if, for example, an independent living component were included. Staff recommends that the proposed limits of 260,000 square feet of retail, 165 residential units and a FAR of 0.35 be approved for Office and Limited Public Uses. The amount of development will not create impacts beyond those that might occur if the site were developed under the current maximums. Conditional Use Permit Comprehensive Site Plan The HSSP requires that a comprehensive site plan be submitted in conjunction with an entitlement application for the mixed use site. The applicant has submitted a plan which depicts the proposed shopping center site and future use areas. Early in the review of the project,the applicant had provided very conceptual but detailed site plans for the residential site and the other mixed use parcel. However, staff requested that these details be removed because they implied a certain level of assurance that those site plan details were acceptable to the City. Staff is aware of the applicant's intent for these properties and believes that the proposed uses, if properly designed, can be integrated with the shopping center with adequate buffers and amenities. Staff recommends that the Planning Commission accept the overall site plan and adopt a condition of approval requiring approval of a conditional use permit and any other appropriate entitlement prior to the development of the future use parcels. New Shopping Center The shopping center project includes demolition of the existing 125,000 sq. ft. center,removal of the reservoir structure and associated buildings near Goldenwest, construction of a new 259,051 sq. ft. center and general on-site and off-site improvements. On-site improvements include: soil remediation, grading, landscaping and construction of infrastructure pursuant to recommended conditions of approval. Off-site improvements include traffic signal upgrades, storm drain improvements and construction of landscape medians pursuant to recommended conditions of approval. The following aspects of the project are reviewed in detail: building layout, architecture,parking, circulation, landscaping, pedestrian linkages, home improvement use, existing tenants, existing art,project phasing, economic benefits. Building Layout The applicant has combined a traditional retail center design,the L-shaped building and satellites, with a neo-traditional village component, the"Main Street"cluster. The combination enhances the pedestrian orientation of the center and creates an inviting setting for outdoor dining and events. It also ensures that the center functions effectively: meeting the current needs of retailers and offering convenient access for customers. The main building will be located further north on the site than the existing center. For example,the proposed market will be located approximately 425 ft. north of Yorktown whereas the existing Lucky's is only 170 ft. north of Yorktown. The market will also be located on the east side of the site,near Main,to Staff Report—4/23/98 17 (98sr24) maximize the distance between it and existing and proposed residential uses because of the activity level associated with the market. The main building will be located approximately 340 ft. east of Goldenwest. At its closest point, the"Main Street"cluster will be 150 ft. from Goldenwest and 165 ft. from Yorktown. These distances and the location of the market provide adequate separation between the center and existing uses and should not result in any compatibility issues. (Activity for the home improvement use is discussed below.) Loading areas are located to the rear of the main building. The loading area for the "Main Street" cluster is behind the gas station. All of these loading areas have screen walls, and the loading area for"Main Street"which is more visible is extensively landscaped. The nine satellite buildings are distributed along all three street frontages and will be located a minimum of 25 ft. from the property line. The original plan for this project had 10 such buildings. Staff encouraged the applicant to reduce this number and to consider connecting the buildings near Main and Yorktown to create more of a focal point and village atmosphere there. The applicant responded by: 1)eliminating one satellite building on Goldenwest, 2)creating the"Main Street"cluster, and 3) developing the "Steps to Seacliff'concept. The latter concept involves a combination of decorative hardscape, landscaping and small plaza area which form a pedestrian focal point for the corner. The upper portion of the"Steps"will be approximately seven feet above Yorktown. An outdoor dining area will be provided in this area for Bldg. B. Staff supports these elements. The satellites include three drive-thrus: two for Yorktown and one for Goldenwest. There are currently two drive-thrus on-site, McCoy's on Goldenwest and a closed Wells Fargo bank on Main. The drive- thrus have generated a number of community comments. Huntington Beach Union High School has submitted a letter(Attachment No. 19.9)expressing concern about the presence of multiple fast food establishments in the project,especially on Yorktown. Existing residents of Huntington Seacliff across Goldenwest are concerned about these facilities on Goldenwest. Staff recommends that no more than one drive-thru be located on a street frontage. Staff supports locations on Goldenwest and Main. The applicant has indicated that the drive-thrus are a key component to their product mix and does not agree with the staff recommendation because it would restrict the number of drive-thru facilities on Yorktown. The HSSP requires that a Line of Sight/Visual Intrusion Study be prepared to analyze potential visual impacts to existing residential development. The applicant has prepared a study for the existing residential units across Goldenwest(Attachment No. 18). There are no other residential units that are adjacent to or across from the shopping center development. The study provides three cross sections, modeling the low, mid and high points of the center along Goldenwest. It demonstrates that rooftop mechanical equipment will be adequately screened from second floor views. Architecture The main shopping center building is characterized by rectangular building forms punctuated by gently arched roof elements at the entrances to the major tenant spaces. Building heights range from 26 to 42 ft. high from finished floor. Tower elements,approximately 40 ft. high from finished floor, form "bookends"for the Yorktown frontage. The"Main Street"retail cluster has similar elements and continues the curvilinear theme of the roof elements and towers with a round corner building (No. 8). Building materials include stucco walls with culture stone accents incorporated into all three street Staff Report—4/23/98 18 (98sr24) frontages. The arched roof elements are metal and jade green in color. Wood beams and trellises are incorporated into the tower elements and the building facades. Earth tone colors are used for building walls with warm accent colors. The applicant's approach to designing the center was to incorporate elements of the community, specifically using materials and colors reminiscent of a beach community. In this regard,the applicant believes the architecture captures the following: • Sand-the texture of the plaster(stucco),the primary wall finishes • Sea-the color, sheen and shape of the metal roofs • Breakwaters, sea cliffs—the stone wall materials accenting the buildings • Piers,pilings—the wood timber trellises and trusses. Staff believes that the scale of the buildings is conducive to a pedestrian-oriented shopping center. Many of the building elements are no higher than a two or three story single family home. The applicant has proposed architectural treatment that is suggestive of and provides for individual storefronts, consistent with General Plan policies. Staff also believes that the applicant's use of color and fagade materials creates a cohesive and attractive design. (Note that the HSSP requires that building height be measured from the nearest arterial for the subject property. The references above are from finished grade. They provide a better indication of the height of the buildings relative to pedestrians and are useful in understanding the scale of the project. As required,however,the applicant has provided information on maximum building heights pursuant to the HSSP datum point of nearest arterial. The maximum building height shown on the plans is 51 ft., notably less than the 80 ft. allowed by Code.) At the March 19'DRB meeting,the Board reviewed the proposed design of the center and recommended approval of the materials and colors presented by the applicant. The Board recommended that the applicant modify the front elevation of the market(Bldg. 6)to break up the massing. The applicant has revised this elevation(Attachment No. 17). Staff believes that the applicant has adequately addressed the Board's concern and supports the revised front elevation. The DRB also recommended that the applicant prepare an architectural package for the center to insure consistency of design in the satellite buildings. This is included in the recommended conditions of approval. Parking The applicant proposes 1,314 parking spaces in lieu of the required 1,447 (a 133 space deficit). Although the applicant could reduce the size of the center in order to comply with code, staff recommends the Planning Commission approve the applicant's request for the following reasons: • The project represents a joint use project in which multiple businesses will share parking stalls. The businesses will have different operating and peak hours. Thus, not all 1,447 spaces would be needed at one time. For example,the expected home improvement use closes by 8:00 or 9:00 p.m. Retail and restaurant uses open later than this would have more available parking spaces. Similar to the approach of the Downtown Parking Master Plan, a concentrated amount of retail space benefits from an economy of scale with respect to parking so that less is needed to accommodate demand. Staff Report—4/23/98 19 (98sr24) PLANT PALETTE '' '� 1111II� '�ii�Yi�rlt i� _�•� -� Av - 1 � At �� / !, - NCVYM.IWO1ure Wla MhL KOM,II.. Yw �_:_tom (��1 / Q •51Y,..AP.r Y do 0. rn •���,.`� i� � / ��/1II�I� _ruu.nmwaul,n.., ..sn.rs,ea ..r r "�."�..'°�:» \\ / � � `�" � ->•. �": t�- %-' Iry O U'I I I r'I I I t. „ .'.: mwnsu rwuva.aea aoHr ~__3- ---- " - •fit \ - 1�.. �'� �..=7:.^,:....._...I............... zY O R K T O W N ,arxYExnn.w,sa L A N D S C A P E C O N C E P T ++• limxtint"Stat'if SOlUsMNMgfoxBeackCalitmuia Skr111.J11 m v.i-/mow L.W— NORTH �90F,�,n VAN "t"t t7A�7.tf�A 5t E-' - V A T-- . I.I* 0 N* * 0:'- U: : T H E ELEVATION "RELYIEWED BY DESION RXIEVIEW BOAIRLIDN �Y{A'YuNyI►.+silie..:C?.�.t..' �.J. .n..-t...ti:.:.. I � _ .•• / ',; //, !?lei: • ►•� 1 ar/d(/ (� 7 /',� ���.--.�,�.�. ����1wr�•I, I���t �' / J �7� ' •1 I / ! f�r-j .�� '.r % �ttl r. i .� • •'1•��r Ir+r ' i,�� � `r//,t / �1.,�6) iI �' / �r i•;l .� '� 1 i• f� p /� t..r� +'tip•. �,/, � l �' ►�/;.,/r///`/� ,AI'.FJ .'A .. L :�� '• I�. � p '�'i..•�,'• � r�:� r�= "�r..� 1,(!J/I',� l 17 +, J) '�.;?.<'i,�' ' `%/ '' ��I. • �'. 1►1�►)•♦ 1✓11'..A _, t't •tip!' h./ 11 r.•• � ,+(%� v M.1 ir DRI 5NNK OF I> 4 8✓ rn • • Z. REVISED ELEVATION PROPOSED . • , APPLICANT • • III 1111�01 -�� Ll�E°s�ioxr_ WPS li REST J E�O D FF REV Wb E p �•� ` u REST ENTIAL GOL DENWE ST STREET PARKING JDRIVE ASILE RESIDENTIAL V I S U A L I N T R U S I O N S E C T I O N C SCALE r4b IINF OF t1CMi �_ -- FF flW tlS IFF fIEV tl6 I Fi tlEt!E RESIDENTIAL_l GOLDENWEST STREET PARKING. RETAIL 9 1 RETAIL 10 1 V I S U A L I N T R U S I O N S E C T I O N B SCALE r-T _ __ __ --ylr€3E FF_a �FFtl tlt FF&W pS RESIDENTIAL GOLDENWEST STREET RETAIL G PARKING HONE IMPROVEMENT 1 V I S U A L I N T R U S 1 0 N S E C T I O N A KALE r-W rn z z O HUNTINGTONEE SEACLIFF 50 EA..AnmPF�nInIFNr n n JOE & MARGARET ROMERO 6891 Lawn Haven Drive Huntington Beach, CA 92648-2122 (714)960 7230 I I&CI&HVE, December 2, 1997 (� r, n, E Co J f3J7 Mr. Ray Silver, City Planning CITY OF HUNTINGTON BEACH CITY IADMINISTRATVE OFFICE SEACI 2000 Main St. Huntington Beach, CA 92648 RE: Holly Seacliff Specific Plan - Planning Units 11-3 11-7 Dear Mr. Silver: At the Seacliff Homeowner's Association meeting of November 20, 1997, several disturbing revelations regarding the Holly Seacliff development were exposed. Many were startling changes from the first and second presentations. They are as follows: 1. Opening Beacon Hill to a 4-way intersection 2. Eliminating plans for Saddleback to be a through street and turning it into a walk way 3. Creating a larger park on the quake fault area without off street public parking 4. Increased density in the Montecito development from single family homes to 485 units and Greenbrier from single family homes to Townhomes 5. Increasing acreage for a shopping center at the corner of Garfield and Goldenwest 6. Shea to develop single family homes North of Seacliff shopping center, of which four (4) acres are now zoned for industrial. These are recommendations for changes in the above mentioned items: 1. DO NOT use Beacon hill as a 4-way intersection 2. Open Saddleback to Summit for access to Montecito and Greenbrier. The rational being that the back-up at the traffic signal at Summit and Goldenwest would impact traffic on Summit. This would invite traffic to use Upper Seacliffs Surfale and Evening Hill as a through street to avoid the two traffic signals at Goldenwest and Yorktown (which is a very dangerous left turn area). This would jeopardize the children that live on Lawn Haven, Evening Hill and Surfdale. 3. Create off street parking for the park. The iational being that there is no safe space To- park on Summit, thus creating a need to park inside Upper Seacliff on Lawn Haven Drive. 4. High density usage of Montecito and Greebrier property is NOT acceptable. Question?? - Why was this proposed differently from the original plans (from single family homes)? Consider the increased tax base for single family homes versus the impact on public services of 485 apartments. 5. Return to the original acreage for commercial zoning. The rational being that it should be a convenience center and not a major shopping center with one only one block away and others only a mile away. 6. Shea should have the four acres zoned for single family dwellings on the North parcel of the Seacliff shopping center. The rational being that homes fit better than apartments and commercial. Please accept these recommendations for the continued quality of living we all enjoy in Huntington Beach and in the Seacliff communities. Sincerely, POA Oxet&- k--, Joe Romero Margaret Romero A:/Joe&Margaret IVA= 1-�l ACHMENT NO. 19 UE: 11 '97 09:SZ'V4-I ISU W RTH P.I Melanie Fallon Community Development Director City Of Huntington Beacb Re: Shea I IoDv:s Seacliff Shopping Center Dear Melanie, To enhance the community and add to the success of the new redesigned cen r I encourage rezoning of the 4 acres at the northern boundary of the site. I beli ve that the location of this property would serve the public better as residential r t= than commercu3l. Thank you for your usider rL, Carl Lawrence ATTACHMENT NO. I°I, DEC-11-97 THU 16 : 42 SU?ANNESCATERING _ —14 9680053 PT 01 , SUZANNE'S' CA T E A 1 11 p December 10, 1997 • '. Melanie Fallon Director of Community Development City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Dear Melanie: I am writing to tell you of my strdrig support,for the Shea Homes Project i includes revitalizing the Seacliff Shopping Center and developing the =" a: adjacent property:(cor}�e� of oldenwest and Play) for residential domes ' ::;;• ';: :; Both of these plans are sorely needed and Ion I Dave ha the, - pleasure of seeing a' esentation of the new Center;it is vis` alt's nnl� ,while providing a•necessary�or�merciat qudet for;the surr `' .. oundirig •, :i: :a ,f, _ community. Theiprop8rry;right behind the'Centar is beirid targ`eteofdr'the moderate income t ' buyer which is-in tr e d * • n • * S*-� "•.T.;y I, ,;� ,;: ()e ye ..,em, rl ous cie17Ja d,in obi bit! at the present time. .However, this adjacent•par'cet is;cu�i- nt�y zon Hindu trial', which does not:oomplim$nt the surrounding uses:' -T•r-4: I strongly enCOurag4 you to'support Shea Homes':rP„quest to `rezdne thos •,:,- r; : :s' :acres from industrial to rosidential. .You_will probably see a ground4well i -• �� support from vairious homeowners acid deo'inizatloti`s regarding'this koh'e change in the next few weeks. ;:�• ! ,If you have any questions, please:call ine any a# (714)�60-9197, k ou so 1 a. ma erl :Therm y ntueh fqi;your�otisideration in ihi very import nt tf .. �I �+ ••'.�'! tl .S� `ely, / Rom.• "{ w„',� . , - . .. ne ukdMa ; •. - ...; = -'' ••" '• ••� ::ice: �' .i :�, �:.; y• ;:-,•st' ••';', ATTACHMENT NO. I�,� I1E1: 11 'y� 16:04 RHYME P.EHLTY P.1 FAX Transmission From: Nancy Rhyme Date: December 11 To: Melanie Flallon Time: 2:46 PM Company: City of Huntington Beach FAX#: 374-1648 Message: Dear Ms. Fallon: Re: Zone Chanae 1 understand there is a proposed zone change for the four acres located on the east side of Goldenwest Street and Summit Drive. This acreage is currently Zoned commercial, and there is a proposal to zone property residential by Shea Homes. I speak out in support of the change from commercial to residential. More commercial property is not needed in the area, but residential is. For years have watched commercial and retail businesses in the area flounder. The buying and working habits of the American public is changing. This past year I did most of my shopping by mail or through the Internet, and am in the process of closing my office to work out of my home, as are many of my friends. The city needs to recognize the past is past, and it is time to move on to the future. Give the public what they want—new housing. Please consider supporting the proposed zone change. Sincerely, VOICE: (714)846-3044 FAX:(714)846-6204 4952 Warner Ave., Suite 232, Hunflisgton Beach, CA 92649 4TTACHMENT NO. ,19:.5 DEC 11 '97 L34:57FT-1 P.IEQiESERIP.0 L714) E95-8?22 P.2 RIECHEI 7ird ADVERTISING•MARKETING PUBLIC RELATIONS December 11, 1997 To: Ms. Melanie Fallon From: Ryan Rieches Re: Approval of Shea Homes Zone Change Dear Ms. Fallon, It has been brought to my attention that Shea homes is requesting a zone change to accommodate their plans for a new 10-acre residential project north of SeaCliff Shopping Center. The area is currently zoned for commercial and Shea homes is seeking to have it acres re-zoned to residential. The city of Huntington Beach would benefit greatly from the suggested zone change. Among the positive aspects of having a residential community is a decrease in traffic, thus reducing both noise and air pollution,making Huntington Beach a community oriented city and a model place to raise a family. There is already a high demand for homes in Huntington Beach,and we need to keep up with this demand. Re-zoning ideal community locations,such as the Shea Homes location,is a step in the right direction. Ms. Fallon,please consider all the added benefits that Huntington Beach will profit from if the area is re-zoned. Huntington Beach is known for its distinctive housing and serene communities,let's make sure it stays that way. Regards, Ryan Rieches RiechesBaird Advertising 5981 aginar dni.r huntingron heath califarwia 92649 a/ 714 898 7744 fix 714 89rY 8722 ATTACHMENT NO. R, 12-1 1-199 7 10: 14AM FROM MIC SY'STEM.S/SOFTWARE 71 A SA 1 A929 P. 1 \�1 i Facsimile Cover Sheet To: Melanie Fallon Company: Community Dev. Dir. Phone:- Fax: 714-374-1648 From: Bob Traver Company: MIC Systems & Software, Inc. TOLL FREE Phone: 1-800-326-6162 or (714) 841-0333 Fax: 714-841-4929 Date: 12/11/97 Pages including this 1 cover page: Dear Melanie; You have a request from Shea homes to change and approve a zone request change for four acres of a ten-acre site, adjacent to the Seacliff Shopping Center. It is my sincere hope that you will give this favorable consideration. As a resident of Pacific Ranch I would much rather see some beautiful new homes on that site rather than take the chance of some "undesirable industrial" operation being set up on that highly visible location. Thanks again Melanie, for all you've done and all you and your department do for our fair city. Happ ays, Bob Traver ATTACHMENT NO. Iq ,� 12/11/1997 10:35 7149680749 ELWARIVOtIES PAGE 02 City of Huntington Beach Community Development Director Ms.Melanie Fallon 2000 Main Street Huntington Beach,CA 92648 December 11, 1997 Dear Melanie, I am writing in support of rezoning the remaining four acres of the Shea property as residential(at Summit ave.). It is my understanding that Shea is proposing to build approximately 90 single family homes 1,500-1,900 square feet with a price range from mid S200,000 range. I have several clients who are interested In homes that fit this description.They are retirees who would like to step down from their larger homes but still live in Huntington Beach.With the new proposed shopping center this area seems to be a very good location for residential homes. Thank you for your consideration In this matter. Sjncerety , mlyn Hag eister ,ATTACHMENT N0. 19 .1 APR-22-98 WED 10: 16 AM HUNTINGTON BEACH UHSD FAX NO. 714 963 7684 P. 02 _ Board of Trustees: ,•� - e� HUNTINGTON BEACH UNION Bonnie Bruce Bonnie Castrey HIGH SCHOOL DISTRICT Barbara Johnson i C Curt Jones tf d 10251 Yorktown Avenue -Huntington Beach. California 42646-2999 Michael Simon& bCN chod` (714)964.3339 FAX(714)963-7684 Susan J.Roper,Ed.D,Superintendent of$chools April 22, 1998 Mary Beth Broeren, Senior Planner Department of Community Development 2000 Main Street Huntington Beach,CA 92648 Re: Negative Declaration 97-16-Seacliff Shopping Center Site Dear Ms.Broeren: On behalf of the District,I have reviewed the Negative Declaration for the Seacliff Shopping Center Site. District staff have also met with representatives of the developer on at least two occasions to discuss their plans for the site. We have three concerns that we wish to convey to the Planning Commission about this project. First,with regard to the findings in the Negative Declaration,we believe that the Negative Declaration is not consistent with the General Plan in regard to School Impacts. Under the discussion in Section)a. Public Services,the statement is made that"[t]hc project will be subject to state mandated school impact fees to mitigate any impacts to its facilities." (Emphasis added.) This finding is not consistent with the provisions in the General Plan such as Public Facilities Policy 4.2.3 which states"[e]nsure that development shall not occur without providing for adequate school facilities." We urge the Planning Commission to require that the developers negotiate a mitigation agreement with the District as a condition of approval. Such a requirement would be consistent with the practice of the last several years in the City of Huntington Beach. Second,we are concerned that the proposal for multiple fast food venues,especially along Yorktown Avenue,will create a problem for both the Huntington Beach High School and the tenants of the new shopping center. The fast food retailers will be an attraction to the students of the high school. Many students will be tempted to leave campus for lunch,and groups of The mission of the ATUHSD is to educate all students in response to our diverse community expectations by ensuring relevant and focused educational programs that develop responsible,productive and creative individuals with a capacity for leadership. ATTACHMENT Nfl. APR-22-98 WED 10:17 AM HUNTINGTON BEACH UHSD FAX NO. 114 963 1684 P. 03 --- students may gather in the eating and other open areas of the shopping center. The retailers in the current center frequently contact the school requesting that students be required to return to campus. This problem will be exaceibatM mdth the proposed additional food outlets. The third concern is related to vehicular access to our maintenance and transportation facility along Yorktown Avenue. Currently,Yorktown Avenue,between Main Street and Golden West Street,is lined/marked with a two-way left turn lane allowing exit/entry for our school buses, trucks and other district vehicles. We have been informed that the plan/project includes street modifications to add a raised median which would preclude a left turn in and out of our site. Left hand turn restrictions for any of our four driveways will have an adverse impact on operations. We look forward to working with the City and developer to address these issues. Sincerely, pa- Patricia Reid Koch,Ph.D. Assistant Superintendent,Business Services c: Susan Roper,Ed.D.,Superintendent James Staunton,Ed.D.,Principal,Huntington Beach High School Ed Baker,Director-FTS Jim Yoder, Shea Vickers Developmerit,`L.L.C. letters\PCSeacliffShop 2 i iAGHMENT NO. 19:10 April 13, 1998 R ,E C E 1 V E D TO: Environmental Committee APR 2 21998 RE: Proposed design of Seacliff Shopping Center COA.9 uN�TY pEyNL7.0Oir PMENr I have been a manager for one of the tenants at Seacliff Shopping Center for six years now. I am writing you this letter to bring to your attention a couple of issues that need to be addressed. 1. Primary "Arterial"Access: I attended the public meeting when the developer presented the project to the Design Review Board. They stated that the stoplight at Summit St. would be the "primary" arterial access to the shopping center. Concern: If that is true, how can the access to the grocery store be off Main St.? It will mean that even though the stoplight is at Summit, the majority of the traffic will enter nearest the grocery store -that is human nature. Shoppers will not enter the shopping center on the opposite side, and have to drive cautiously through a pedestrian area to get to the store -they will go the shortest and quickest route. Two major issues here: a. The major problem is that Main St. was not designed for this kind of traffic. There is a curve to it and an incline. Grocery shoppers will be making a left turn from Main into the entrance near Lucky. In my six years here, I have already seen Main St. become more congested and dangerous. In addition, there's cross traffic into the office complex at the same time! b. Shoppers with their grocery carts will be going to their parking space across major entry traffic. That is not a good option. I don't feel it was right for the developer to sell the public on "Summit" being the "Primal, " access", then put the grocery store on the opposite side of the center when everyone knows the major draw will be the grocery store. 2. Fast Food near the high school: I have seen these kids come to the center,usually shortly after lunch, for the six years I've been here. They had fallen into our store during fights, they skateboard constantly against the rules -and no amount of security will keep them away. Because of the close proximity to our high school, the developer should not be placing so much importance on fast food restaurants. This is an "upscale" location with patrons who want "first- class" services. Why not a "Boston Market", "Applebee's", or the like? If a Del Taco, Carl's Jr., etc. are chosen, place them all the way over on Goldenwest-this has worked at Jose McCoy's- control has been maintained because of the distance away from Main St. & Yorktown. 3. In regard to activity on Golden west St: I can understand the resident's concerns, however, anyone who purchased a home in the last ten years was certainly aware of the major arterial being Goldenwest-and the price of the their home probably reflected the fact it backed to a major street - we cannot now try to plan a center and remove Goldenwest a major street- it has been that way for a long time. Thank you for your attention to these concerns. Manager, Seacliff Tenant ATTA.C."HMENT NO. Iq. .I II NG-"ord n • Pr7t -A aGGvsS Restaurant r a JJf PPP ''f �11• 8•nl vial• eF. �...+�...:.„� .� "• �•tt') .t �• 1'^;'y J 1. h!: y•_: ... '~ .+ '•.,� .T / •.. J� 'IL .. �•`f•U •� 7,' �,�• SIB ..y.. ` Home 1 •(~ re , t •+•s•7..,,: A• a 1... Improve ol ar ••a! Office r1f,6.1. SWAY Phartrlacy p : Supermarket UQ _ • ShCL o Shope Ptaza r • Books • eyrj * '•Y 1{I .O :Q r/ ' �.• , ♦ �� r % ,•f,:M �. •.• •'.e Exleung On SIatIOn ♦1 j '� '••� 60'dw, rl •! 1 t t v ;' Z Ot.+t Yorktown FotFood t Proposedr - • ' Seacliff Shoppin Center lln WAW Katherine L. Hinsche 6781 Evening Hill Drive Huntington Beach, California 92648 April 15, 1 Ms. Melanie S. Fallon R E C E ' V E Community Development Director Community Development Department City of Huntington Beach APR 15 1998 2000 Main Street Huntington Beach, California 92648 0EPAFsTP.1 EA.7 of C0.1-MUINITY DEVEWPIVIENT Dear Ms. Fallon, HUNTINGTON SEACLIFF 50, 'The second largest Shopping Center in Huntington Beach" When all the homes are built and Huntington Seacliff 50 Shopping Center is completed Huntington Seacliff homes will be one of the few developments without guard gates. Beachwalk will also be vulnerable, however,they have a private gate on the 17th street access to help isolate their neighborhood from unwanted traffic, etc. The neighbors in upper Seacliff will be especially defenseless at both entrances into their neighborhood. The proposed project is called HUNTINGTON SEACLIFF 50 yet She Properties is only proposing 33 acres at this time. If the 50 reflects the acreage then shouldn't we as homeowners have all the acreage included in the proposal to equitably evaluate the total impact the entire project will have on OUR NEIGHBORHOOD? The homes north of Summit and the developments withdrawn from the original proposal will ultimately impact us at Summit and Goldenwest especially. 1 believe it's imperative that you know all the entrances on both streets before you approve this proposal. I have the following additional concerns: q> The Lucky grocery store, (714) 536-8816, is currently operating on Sunday through Saturday from 6:00 a.m.- 12:00 midnight. Will these hours remain the same with the new store and Savon? What will the delivery trucks route be? What hours will they be restricted to? Will these restrictions also apply to the satellite business as well, if applicable? Where is the employee parking? tb Why is the Main Street entrance to Lucky(the major tenant) only a left in entrance with no primary entrance off Main Street? The only full entrance to the shopping center is behind the building with a narrow traffic path to the front entrance? This plan does not seem to be customer friendly for either customers of the market or the Great Western (Washington Mutual) bank adjacent to this entrance. w The developer is proposing approximately 15 restaurant4ast food establishments. What operating hours will they be restricted to?How many will require liquor licenses? Will live music be a part of any of these establishments? If so,what hours and noise levels will they be restricted to? vo Who specifically has the responsibility to supervise Huntington Seacliff 50 with regards to students out-of-bounds, loitering, etc. If a problem should arise, who do we contact and at what 'phone number? What is the Shea Properties policy for students using their facilities? rb What precautions are going to be in place with reference to parking and the large, public events adjacent to the Huntington Seacliff 50 Shopping Center to preserve our privacy? 1. The 4th of July Parade and Fireworks Show is currently a concern with the tenant, Lucky, and their customers. The present panting spaces which are normally in abundance often become crowded and the overflow of visitors come into our neighborhoods along with the litter they leave behind. 2. High School Graduations out of six district high schools two or possibly three high schools use this site and Seacliff parking facilities. There are currently only two facilities (Westminster and Huntington Beach High School)available to serve all sex heah Schools within the district s:woft WP/Hunfington scuff 10-2 ATTACHMENT NO. ILLS 3. High School otba(Land Baseball Gamma 2 or poss 3 high schools within the district use this site and Seacliff parking facilities. 4. park N Rode/Rode Share are passengers parking their cars every day for up to 8 hours in the Seacliff Panting lot adjacent to Great Western Bank? If so, will this continue? Does the environmental assessment reflect these cars as well as the eventual increase with added population? What numbers are being used in these calculations? v* Traffic patterns at Goldenwest & Yorktown are already developing into a problem at, Little Harbor Drive. (see attached map)the primary entrance to Upper Seacliff. Huntington Beach High School, ('97P98 Enrollment 2.210 students) Dwyer Middle School ('97/'98 Enrollment 938 students) or Smith Elementary School ('97P98 Enrollment 780 students). Please note this is current enrollment not the projected enrollment for fall of'98. 1. The problem seems at its worst at 8:00 a.m., 8:30 a.m.,. and on rainy days. As a resident wishing to turn left onto Goldenwest(heading North)to drop off a student in the front of Huntington Beach High School not only do I have to wait for traffic to clear in both directions, but, now impatient drivers are continuing through the intersection of Goldenwest&Yorktown (rather than make a left hand turn and wait in a line of cars that sometimes backs up as far back as Summit).They are making a U turn directly in front of Little Harbor Drive at an abandoned entrance to Beachwalk. If this issue is not addressed now it will only worsen as development and traffic increase. 2. Our children's'only school access is Goldenwest-several times a day children walk and bike to the various schools and school activities. My youngest daughter, Jaclyn, occasionally walks along Goldenwest to Yorktown and onward on Yorktown to Main in her commute to Huntington Beach High School. It is important to keep these school routes safe throughout the building phase as well as upon completion of the center. 4> Why is She Properties"relocating the water line"and what is the current status with regards to the pumping station at Goldenwest&Summit? In the`Planning Commissioners Review"of April 14, 1998,Mr.James Yoder, Retail Development Manager, of Shea Properties, pointed out to the Planning Commissioners that there were'three primary access"to Huntington Seacliff 50 (Goldenwest&Summit, Goldenwest and Yorktown). I believe it important for you to be aware that Goldenwest& Summit with a 4 way traffic signal with left turns lanes is far larger than the remaining two. Both of which could be closed at any time to through traffic in the event you have heavy pedestrian traffic. This leaves ONLY Summit as the full primary access. A written response to this letter would be appreciated. Thank you in advance for you consideration and prompt attention to these matters. Sincerely,1 Katherine L. Hinsche Enc: 1 cc Mr.Jim Silva, Orange County Supervisor Mr. Ray Silver, City Administrator Ms. Shirley Dettloff, Mayor Mr. Peter Green, Mayor Pro Tern Mr.. Dave Sullivan, Councilmember Mr. Tom Harmen, Councilmember Mr. Ralph Bauer, Councilmember Mr. Dave Garofalo, Councilmember Ms. Pam Julien, Councilmember Mr. Tom Livengood, Planning Commissioner a:works virnixuntingm sacW50-2 ATTACHMENT NO. !°I,IL Ms. Haydee Tillotson, Planning Commissioner Mr. Bob Biddle, Planning Con sioner Mr. Fred Speaker, Planning Commissioner Mr. Edward Kerins, Planning Commissioner Mr. Philip Inglee, Planning Commissioner As. Mary Beth Broeren, Senior Planner Mr. Lou Mannone, President Huntington Seacliff Homeowners'Assoc. .:works wr/xunt%gtm se.cUffso-2 ATTACHMENT NO. ja, , ' r u Y 9 44 STREET MAP OF r� o� UPPER AND LOWER m �� r �' R R. SEACLIFF f� Cq NP s .o CA p • 0q pEB V ei S4 n v CCIPpCo1,NT RYctU '••. � ' 9 eat 9 GOLFqAk ) '�4P `i LE / ISLA140 ------ l �j �o 110 p�Rif �S`f��G GO o�� Huntington Beach Ramptons _-S� �- ra A _ C H 2011 2 Ho irs Association January 15, 1998 gPNIfP�9 e F;7 r; - r`a�,:,��.:1 Cam.:;IVY{..:.,,;_ To: Mary Beth Broeren, Senior' Planr�i f, 'City of-Huntington Beach From: Colleen Wilson, HB Hamptons Homeowners Association Re: Proposals for Garfield/GoldenWest Development (PLC and SheaNickers Developers) The Huntington Beach Hamptons Homeowners Association is very concerned about two major developments adjacent to our neighborhood.. These developments, being proposed by PLC and SheaAlickers, are in the general area of Garfield and GoldenWest. Both of these developments are currently in the planning stages. Our concern targets the proposed changes that do not follow the guidelines of the previously established General Development Plan. Specifically, our concerns address the following: *Increase In the commercial section. This is a residential area and we strongly ' feel that any commercial designation should be of a limited type. We do not support a major grocery store or the expansion of the commercial acreage as suggested by PLC. There are several grocery stores within a short distance of our homes. A major store would cause further congestion at the corner of Garfield and GoldenWest. *Increase of density rating in the Montecito section. With the proposed school, new residences and commercial development, we request that the density remain at 15 or less units per acre for the Montecito site. PLC related, at a recent Hamptons Homeowner meeting, that the only reason they have requested a change (to allow for a higher density of 25 units per acre) is that they found a buyer for the site. Oasis, a builder/developer, is interested in the property provided that the permitted density be increased. This is a poor reason to change a master plan. We must not rely on who can make the most money, but on what is best for all. *Increase In traffic in this area. The newly proposed school at Saddleback and Garfield is one of the only elementary schools in Huntington Beach that will face a very busy street (Garfield). A plan that will increase traffic as a result of permitting higher density and allowing a larger commercial space does not complement a priority of safety for our children and residents. PLC is a business and we must recognize that their interests are solely business-related. The traffic in this area will already Al 1ACHMENT NO. R, • The two major anchors,the home improvement use and market, have 26 and 33 percent of their floor area designated for non-public/sales area(i.e.,this area is used for storage of inventory). If this space were parked for storage (one space per 1,000 sq. ft.) instead of retail (one space per 200 sq. ft.), the proposed plan would actually have a surplus of eight spaces. The City has used this approach for other large businesses. • Of the total 259,051 sq. ft. in the center, it is expected that a small amount will be used by office users such as banks, travel agencies or real estate. The parking standard for office use, one space per 250 sq. ft., requires less parking than retail. Because it is unknown how much space these uses may occupy,the City has required the applicant to take the conservative approach of parking the entire center at a retail standard. To the extent that the office uses do locate in the center, there will be less parking required. • No compact parking spaces are requested. Staff believes it is preferable to have nine percent fewer spaces than to have compact spaces. (The applicant could add approximately 80 more spaces if compact spaces were substituted for some of the full-size ones.) The parking spaces are well-distributed throughout the project, and each of the proposed buildings will have adequate parking. Staff had expressed concern to the applicant about the 28 parking spaces proposed for the "Main Street" area. Staff suggested that the parking stalls be removed, as well as the drive aisle,to enhance the pedestrian orientation of this area. The applicant is opposed to this suggestion, noting that the "drive-by" opportunity and convenience of storefront parking is critical to potential tenants. The applicant believes that the design elements of this area(decorative hardscape, scale of buildings and outdoor dining)will slow traffic through this area such that the element of cars will not be overly intrusive. The area will likely have a feel that is similar to downtown Main St. where all of these elements co-exist. Circulation There are external and internal circulation considerations for this project. Externally,the site has over 3,000 linear feet of frontage along Goldenwest, Yorktown and Main. Along Goldenwest(1,242 linear ft.), the applicant proposes four entrances/exits: 1) a main entrance at the signalized intersection at Summit, 2) a minor entrance (right turn in and out only) approximately 130 ft. south of the main entrance, 3) a secondary entrance approximately mid-block, 190 ft. south of entrance (2), and 4) a minor entrance approximately 130 ft. south of entrance (3). The last entrance is approximately 85 ft. north of the gas station's entrance on Goldenwest. The existing shopping center only has 270 linear ft. of developed frontage along Goldenwest Street; the gas station has an additional 160 ft. There are two entrances, one located just north of McCoy's and the second located approximately 165 ft. south which serves both the center and the gas station. Staff Report—4/23/98 20 (98sf24) Along Yorktown(1,122 linear ft.)the applicant proposes two entrance points. A main entrance approximately mid-block and a minor entrance between the main entrance and the gas station's entrance on Yorktown. Both of these entrances are in locations similar to those of the existing shopping center. The applicant is proposing the elimination of one existing exit-only curb cut on Yorktown, between the main entrance and Main Street. Along Main(700 linear ft.)the applicant proposes two entrance points. A main entrance approximately 370 ft. north of Yorktown(in a similar location to the existing main entrance) and a minor entrance at the northerly edge of the shopping center site, approximately 230 ft. north of the main entrance. The applicant proposes the elimination of the southernmost existing entrance on the site. Staff supports the applicants' proposed number and location of entrances/exits. The proposals for Main and Yorktown are similar to the existing condition and the changes will improve traffic flow on these two streets. The exit-only curb cut to be removed on Yorktown is too close to the Main St. intersection and is used by motorists as an entrance which causes conflicts with westbound Yorktown traffic. The proposal for Goldenwest is more intense, and existing residents of Huntington Seacliff have expressed concern regarding the applicant's proposal. However, Goldenwest is a major arterial and is designed to accommodate more traffic flow than either Main or Yorktown. The proposed shopping center frontage on Goldenwest is more than 2,700 linear ft. longer than that of the existing center. Thus, although there are four entrances/exits these are dispersed over a comparatively long area. Finally, the signalized intersection at Summit is an appropriate location for amain entrance from a traffic circulation perspective. The applicant's internal circulation plan provides a main drive aisle that wraps around the front of the main building and is directly accessed by Goldenwest or Main. It provides access through the "Main Street" area. As previously noted, staff had suggested to the applicant that this area be closed off to vehicular travel and parking to provide for an expanded pedestrian/outdoor dining environment. The applicant has indicated that the through traffic and parking is critical to this node. The applicant is amenable to closing this area off for temporary events (e.g., art shows)with bollards. The Design Review Board recommends that the bollards be located in the ground and be raised when necessary, in lieu of completely removable bollards which the applicant would prefer. The internal circulation plan includes a rear drive aisle behind the main building that will be used for truck deliveries for the main building. Finally, staff recommends a condition of approval requiring the applicant to record a reciprocal access agreement for the mixed use property, including the gas station. Landscaping The applicant has had an Arborist report prepared which documents plant material on-site. With the exception of the mature palms noted below, all of the existing trees will be removed. Unfortunately,most trees were planted in areas that did not provide sufficient room for them to grow properly and do not transplant well, or are in poor health. The Park, Tree and Landscape Division has reviewed the Arborist's report and found it be a thorough report with sound recommendations. Based on the findings and recommendations of the Arborist report, the applicant will complete extensive new planting. The applicant is proposing a plant palette consistent with that specified in the HSSP. It Staff Report—4/23/98 21 (98st24) includes palms (Date, Mexican Fan and Canary Island) at entrance points along Goldenwest and in the "Main Street" area. The existing palms located at the northern end of the Mixed Use area, on the slope facing Goldenwest,will be relocated to the"Main Street" area. The plant palette includes various tree species: Eucalyptus, Tulip, Coral, Australian Willow, Afghan Pine and Magnolia. There will also be a variety of shrubs and ground cover. The plant material along Main and Goldenwest adjacent to the site will be consistent with the overall landscape theme for the Main and Goldenwest segments north of the center that will be implemented in conjunction with pending street improvements. The conceptual landscape plan includes 378 trees and palms. Of this total 135 are 24"box(132 required), 156 are 36"box trees or 20'-25' palms (83 36"box or equivalent required), and 87 are 15 gal. or 24." The Park, Tree and Landscape Division has reviewed the conceptual landscape plan and believes that the applicant can comply with all required landscape elements. Pedestrian Linkages The HSSP requires that a pedestrian linkage plan be prepared for the site. The applicant has prepared an overall plan for the shopping center and a detailed plan for the area at the main entrance on Yorktown which leads to "Main Street"(Attachment No. 15). The plan shows that decorative hardscape will be used to direct pedestrian flow across drive aisles and at intersections. Linkages are shown from all entrances to the center,with the exception of the northern most entrance on Main which leads behind the center and is intended for delivery trucks and employee parking. Opportunities for linkages to the residential and future mixed use parcels are also provided. The detailed pedestrian plan shows that from the "Steps to Seacliff'element at the corner of Main and Yorktown, a six ft. wide sidewalk bordered by 6.5 ft. landscape planters on either side will direct pedestrians past the main entrance on Yorktown and toward"Main Street." At the main entrance the pedestrian linkage transitions to a 6.5 ft wide sidewalk separated from the drive aisle by a seven to nine foot wide landscape planter. The entrance off of Yorktown offers a 6.5 ft wide sidewalk on both sides with extensive landscaping. Staff believes that the site design provides adequate pedestrian linkages and that they are designed in an attractive manner. At the Design Review Board meeting, the Board recommended that additional pedestrian links be explored between the shopping center and the center's "Main Street"plaza. Staff has included this in the recommended conditions of approval. Home Improvement Use The home improvement use is discussed in detail because of its proximity to residential areas and its building components and because it is a new use for the site. The home improvement use (Bldg.No. 1) consists of 49,784 sq. ft., including a 7,993 sq. ft. garden center. The applicant has oriented this use toward Goldenwest Street because it generally has shorter hours than markets and less deliveries. This will result in less impacts to the existing residences across Goldenwest(Huntington Seacliff) and to the proposed residential area north of the shopping center. Staff Report—4/23/98 22 (98sr24) Although the applicant has not entered into a lease agreement with a specific user, it the City's understanding that Orchard Supply will likely locate in the center. Their operating and delivery hours are listed below. They have up to nine deliveries per day, or approximately one per hour. Operating Hours: 7:00 AM to 9:00 PM, Monday—Friday 8:00 AM to 8:00 PM, Saturday—Sunday Delivery Hours: 8:00 AM to 5:00 PM, Monday—Friday Staff believes that these hours and the amount of deliveries will not result in significant negative impacts to the surrounding area and are compatible with existing and proposed uses. The home improvement use is located 340 feet east of Goldenwest. The loading area is located behind the building, 500 feet east of Goldenwest. The existing Huntington Seacliff neighborhood will be separated from the home improvement use by these distances as well as the width of Goldenwest Street(120 feet). The southernmost portion of the proposed residential area to the north of the shopping center will be 190 feet from the garden center and 250 feet from the loading area, which will be screened. Staff believes that this is adequate separation between these uses. The use will have garden center and a pick-up yard. The exterior of the garden center is designed to match the rest of the shopping center. The front elevation(facing Goldenwest)will consist of window area interspersed with culture stone (Napa Valley Fieldstone) columns. This material will also be used along the base. A wood trellis will project out over the front walkway. This element is consistent with other wood elements used in various locations in the center. The side elevation(facing north)will be a simpler design with a continuation of the windows and a plaster finish. Staff believes that the garden center design is appropriate and aesthetically pleasing. The pick-up yard is located behind the home improvement use and will not be visible from Goldenwest It consists of an enclosed area and a 16 ft. wide drive-aisle for customers. The applicant proposes to enclose the pick-up yard with a 12 ft. high chain link fence with vinyl slats. Staff recommends that this area be enclosed with the material approved for the recently approved Home Depot project, a 3/8"x 10 GA Black Vinyl Coated Fabric chain link. This fence material has a tight weave which makes it difficult for would-be trespassers to climb and is an effective screen. Staff believes that it is also less maintenance that a fence with slats. The proposed site plan depicts two outdoor display areas, in front of the garden center and the home improvement building. Staff recommends that the latter area be relocated further south, so that a wider pedestrian walkway is provided along the full extent of the building. Cart return areas are depicted in the parking lot. It is anticipated that cart storage areas may be located outside the building. Staff recommends a condition that requires the cart storage areas be screened with a decorative wall or be located inside the building. This recommended condition would apply to all cart storage areas for the center. Existing Tenants There are 24 tenants in Seacliff Village which include a church,market, doctor's offices, video, shoe repair, restaurants, day care (pre-school), office supply, dry cleaners and various other users. Two of the Staff Report—4/23/98 23 (98sr24) businesses are owned by the same family. At the community meeting held in November,the existing tenants and residents of the community voiced numerous concerns regarding the opportunity to relocate in the new center, down-time associated with construction, and the applicant's approach to their concerns. Staff has also received correspondence regarding these concerns (Attachment Nos. 19.25-19.47). In response to their comments, Shea has indicated that they have personally met with all tenants and are no longer using a brokerage firm. Approximately 33 percent of the tenants have indicated that they will not pursue relocating in the new shopping center. The remaining 67 percent are either undecided or interested in the relocation. At the Planning Commission Study Session, Shea indicated that they will explore early lease commitments with the existing tenants. They have also begun the process of hiring a general contractor who will determine staging areas for construction and soil remediation. This information will indicate if and where there might be areas on-site that existing tenants may temporarily relocate during construction. Existing Art Seacliff Village contains a unique collection of art using the theme of California shore birds. There are 30 ceramic murals and panels, nine wall dioramas, 18 free-standing ceramic dioramas, and over 100 metal and wooden birds. With the submittal of their entitlement request in June 1997, Shea indicated that they would donate the art to the City of Huntington Beach rather than relocating it in their project or destroying it. Shea does not believe that the theme or pieces of art can be successfully integrated into the new center, hence the offer of dedication. The Community Services Department presented the issue of the existing art to the Allied Arts Board and to the Historic Resources Board. On January 6, 1998,the Allied Arts Board recommended to the City Council that the City continue its efforts in working with Shea to salvage the art at Seacliff Village. The Historic Resources Board took action on the item on January 21, 1998 approving a motion that"supports and strongly recommends to City Council the importance and significance of the art work and architecture of Seacliff Mall. The Board approves the conceptual plans for the relocation of the work." The Design Review Board reviewed the site plan for the shopping center on March 19, 1998 and recommends that the applicant attempt to preserve and/or relocate the art work. This recommendation is included in the conditions of approval. Staff recommends that the Planning Commission also include a condition requiring a public art element in the project consistent with General Plan policies. The applicant is amenable to this recommendation and has indicated they might locate it in the "Steps to Seacliff' or"Main Street" areas. The public art element would be reviewed and approved by the Design Review Board and staff prior to issuance of building permits and installed prior to final inspection. Phasing Plan The applicant has provided a phasing plan which shows that the new market and nearby satellite buildings will be constructed first (Attachment No. 20). This will allow the existing Lucky's to remain operational until the new market is completed. This serves the interests of Lucky's as well as the surrounding community. Second phases will include the home improvement use and satellite buildings on Staff Report—4/23/98 24 (98sr24) Goldenwest. The final phase of the shopping center will be the "Main Street"retail cluster and nearby satellite buildings. The applicant anticipates beginning demolition in August or early September. Construction is expected to last nine to 12 months, with the first phase to be completed by June 1999 and the second phase to be completed by December 1999. Economic Benefit City figures indicate that on average shopping centers similar to that proposed by the applicant should be able to generate $200-300 of sales tax revenue per square foot. This is notably higher than the approximate $100 per square foot for the current center. A preliminary estimate of economic benefits for development of the entire mixed use site (including residential and a possible senior care facility) indicates that approximately 600 part-time and full-time jobs will be created and that there will be 500 construction jobs (Attachment No. 21). The applicant's consultant also concluded that there would be a net annual fiscal benefit of approximately $440,000. (Note this study was prepared in November when the development assumptions for the area were slightly different. Thus, while the project will be fiscally positive, the actual fiscal benefit that might accrue to the City will likely be different.) SUMMARY: The proposed project would create a comprehensive plan for an approximate 56 gross acre Mixed Use site and construct a new 259,051 sq. ft. shopping center. To accomplish these objectives,the applicant has requested a general plan amendment and a zoning text amendment to change the land use designation of four acres of Industrial land to Mixed Use and to change the types and amounts of development allowed by the General Plan and the Holly Seacliff Specific Plan. Staff supports these requests for the following reasons: The industrial property of Holly Seacliff is generally surrounded by residential uses. Development of the subject property as mixed use would likely result in less compatibility issues. • The subject parcels do not offer a superior set of characteristics for most types of industrial development and a mixed use project will likely be more fiscally beneficial to the city. • The subject parcels represent a small percentage of the industrial property in Holly Seacliff and an insignificant percentage of that in the city as a whole. • "Limited Public Uses"will be compatible with surrounding uses and the shopping center. They will complement and support the commercial center and are consistent with General Plan goals. The proposed limits of 260,000 square feet of retail, 165 residential units and a FAR of 0.35 for Office and Limited Public Uses will not create impacts beyond those that might occur if the site were developed under the current maximums. • The proposed limits improve the fiscal benefits of the project by increasing the potential for taxable sales and reducing service costs. Staff Report—4/23/98 25 (98sr24) The applicant's request for a conditional use permit to master plan the site and construct the shopping center is supported by staff for the following reasons: • The proposed uses of shopping center, residential and other commercial/mixed use are compatible and can be integrated with adequate buffers and amenities. • The proposed shopping center site plan is consistent with the General Plan and complies with all code requirements of the Holly Seacliff Specific Plan, with the exception of the reduction in parking. The parking reduction will not result in an insufficient supply of parking because the project is joint use, the two major anchors have a significant amount of storage space that does not require as much parking as the sales area and some of the center will be occupied by office uses which require less parking. • Adequate on-site and off-site circulation is provided, and the applicant has provided sufficient opportunities for pedestrian access and circulation. • The building layout and architecture are integrated and aesthetically attractive. With minor modifications to the project,per recommended conditions of approval,the project will be consistent with City goals and objectives. • The potential environmental impacts of the project have been evaluated in Negative Declaration No. 97-16 and mitigation measures will reduce impacts to a level of less than significant. ATTACHMENTS: 1. Findings and Conditions of Approval 2. Comprehensive Site Plan dated March 30, 1998 3. Shopping Center Site Plan dated April 9, 1998 4. Shopping Center Elevations dated April 7, 1998 5. Narrative 6. General Plan Table LU-4 7. General Plan Land Use Map 8. Assessors Parcel Map for Four Acres of Industrial Property 9. Draft Resolution 10. Draft Ordinance 11. Legislative Draft 12. Negative Declaration No.97-16(Includes Environmental Checklist,Mitigation Measures,Response to Comments, and Comment Letters from Huntington Seacliff Homeowners' Association, South Shore Video, Dale E.Brandon,D.D.S.,and Huntington Beach Environmental Board) 13. Design Review Board Notice of Action 14. Community Meeting Summary 15. Pedestrian Linkage Plans 16. Landscape Plan 17. Market Elevation 18. Line of Sight/Visual Intrusion Study 19. Letters in Opposition and/or Support 20. Phasing Plan 21. Preliminary Estimate of Economic Benefits SH:MBB:kjl Staff Report—4/23/98 26 (98sr24) 3 ATTACHMENT NO. 1 FINDINGS AND SUGGESTED CONDITIONS OF APPROVAL ZONING TEXT AMENDMENT NO.97-2/ LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/ CONDITITONAL USE PERMIT NO. 97-56/ NEGATIVE DECLARATION NO. 97-16 FINDINGS FOR APPROVAL FOR NEGATIVE DECLARATION NO. 97-16: 1. The Negative Declaration No. 97-16 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20)days. Comments received during the comment period were considered by the Planning Commission prior to action on the Negative Declaration, General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2, Local Coastal Program Amendment No. 97-4 and Conditional Use Permit No. 97-56. 2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts, including: construction noise, aesthetics, air quality, transportation, lighting, hazardous materials and public services and facilities. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated through the conditions of approval for Conditional Use Permit No. 97-56 will have a significant effect on the environment. FINDINGS FOR ZONING TEXT AMENDMENT NO. 97-2: 1. Zoning Text Amendment No. 97-2 to modify the development standards for Mixed Development in the Holly Seacliff Specific Plan and to reflect the redesignation of four acres of Industrial to Mixed Development is consistent with the objectives,policies, general land uses and programs specified in the General Plan. The proposed changes are consistent with General Plan Amendment No. 97-4 which is being processed concurrently. The changes no not result in greater traffic impacts than were assumed in the Environmental Impact Report No. 89-1 for Holly Seacliff certified in 1990 or the Update of the General Plan adopted in 1996. The changes will implement General Policies. 2. In the case of a general land use provision, the zoning text amendment is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. The changes would only affect development standards for the Mixed Development property in Holly Seacliff and are compatible with uses in the vicinity. (98sr24a)—4/28/98 Attachment 1.1 3. A community need is demonstrated for the change proposed. The changes would expand the opportunities for senior care facilities and address the needs of a growing segment of the population. They would allow these facilities to be in close proximity to services and would reduce the need for vehicular trips. The reduction of the industrial area will reduce the existing blight along a major arterial which is designated as a primary path/image corridor in the General Plan. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The zoning text amendment will provide increased living opportunities for seniors close to services, while ensuring development standards that reflect the goals and objectives of the City. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 97-56: 1. Conditional Use Permit No. 97-56 for the establishment, maintenance and operation of the comprehensive site plan for the mixed use site, construction of a 259,051 sq. ft. shopping center and associated improvements and 1,314 parking spaces in lieu of 1,447 for joint use will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will result in street improvements which will benefit traffic circulation in the area and will improve the aesthetics of Goldenwest Street, a primary path/image corridor of the General Plan. Adequate parking will be provided on site. The proposed improvements are consistent with development anticipated by the Holly Seacliff Specific Plan and General Plan. 2. The conditional use permit will be compatible with surrounding uses because proposed uses are consistent with existing uses in the vicinity, and the shopping center buildings are oriented in manner that is sensitive to surrounding uses. The proposed circulation patterns will not conflict with traffic patterns of Goldenwest, Main or Yorktown and are consistent with the long-range plan for the area previously analyzed in Environmental Impact Report No. 89-1. Loading areas are located away from residential uses and are screened. 3. The proposed comprehensive site plan and shopping center will comply with the provisions of the base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific condition required for the proposed use in the district in which it would be located, except for the parking reduction approved in conjunction with the conditional use permit. The proposed site plan complies with all code requirements including: setbacks,building height, landscaping and site coverage. The parking reduction is appropriate for the joint use project. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use Horizontal on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: Goal LU 11:Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services and entertainment, and reduce the need for automobile use. (98sr24a)—4/28/98 Attachment 1.2 LU I1.1.7: Require that mixed-use development projects be designed to achieve a consistent and high quality character, including the consideration of: c) architectural treatment of building elevations to convey the visual character of multiple building volumes and individual storefronts. d) siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structures. e) inclusion of extensive site landscape, where feasible. (98sr24a)—4/28/98 Attachment 1.3 SUGGESTED CONDITIONS OF APPROVAL—CONDITIONAL USE PERMIT NO. 97-56: 1. The site plans received and dated April 9, 1998 and elevations received and dated April 7, 1998 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials as approved by the Design Review Board b. The plaster finish cornice(4a)indicated at the roof line shall be continued along the entire length of the rear elevation of Buildings 1-7. c. The vertical and horizontal lines depicted on the elevations shall be scored. d. The chain link fence for Building 1 customer pick-up area shall be 3/8"x 10 GA Black Vinyl Coated Fabric or other similar material as approved by the Community Development Director. e. Cart storage shall be located within the building or shall be located behind decorative screen walls, consistent with the building architecture, and subject to the review of Community Development. f. The seasonal display area located in front of Building 1 shall be relocated south to the 18 ft. wide walkway area. A minimum of eight feet of public walkway shall be maintained in front of the display area. g. A public art element shall be integrated and be located in a publicly accessible place within the shopping center project. Public art shall include art of: 1) artistic excellence and innovation, 2) appropriate to the design of the project, and 3)reflective of the community's cultural identity (ecology,history, society). h. A maximum of one drive-thru establishment may be located on a street frontage. i. Additional pedestrian links shall be explored between the shopping center and the center's "Main Street"plaza. (DRB) j. The removable bollards depicted on the site plan shall be recessed in the ground and shall be able to be raised to allow for closure of the"Main Street"area. (DRB) k. Outdoor dining areas shall be depicted on the site plan and elevations. (DRB) 1. Parking lot striping detail shall comply with Article 960 of the Huntington Beach Ordinance Code and Title 24, California Administrative Code. (Code Requirement) in. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. (98sr24a)—4/28/98 Attachment 1.4 Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) n. All exterior mechanical equipment shall be screened from view on all sides at all property lines and second floors. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment,plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) (DRB) o. Depict all gas meters,water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building,they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. p. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and to minimize impacts to adjacent properties and shall be shown on the site plan and elevations. Parking lot light standards shall be compatible in architectural style to the design theme. Energy saving lamps shall be used. 2. Development of the future residential and fixture commercial/mixed use parcels shall be subject to Planning Commission approval of the appropriate entitlements. 3. Prior to submittal for building permits for Buildings 1-11,the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Submit three (3)full-size copies of the site plan and one 8 1/2"x 11"reduction and the processing fee to the Planning Division for addressing purposes. All buildings associated with the center shall be addressed at this time. c. Submit copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. d. All Fire Department requirements shall be noted on the building plans. (FD). e. A planned sign program for all shopping center signage shall be submitted to the Department of Community Development. Said program shall be reviewed by the Design Review Board and shall be approved prior to the first sign request. (98sr24a)—4/28/98 Attachment 1.5 4. Prior to submittal for building permits for Buildings A-J,the following shall be completed: a. The applicant shall submit a set of architectural guidelines to the Community Development Department that will address the future design and architecture of the satellite buildings in order to insure architectural compatibility within the center. (DRB) b. A conditional use permit and design review board application shall be reviewed and approved by the Design Review Board and Zoning Administrator for each building. c. Conditions of approval 3a-3f shall apply if not already completed. 5. Prior to demolition,the applicant shall attempt to preserve and/or relocate the existing Seacliff Village art work. (DRB) 6. Prior to issuance of grading permits,the following shall be completed: (PW) a. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. On-site storm water to be collected in grated catch basins and run through clarifiers. This is to be submitted prior to/with first plan check. (Code Requirement) b. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance within public right-of-way (excludes medians). c. All existing trees on site shall be inventoried by a Professional Consulting Arborist. The trees shall be quantified, identified, analyzed for health and safety, and if they are proposed to remain shall have recommendations for their preservation based upon the site plan,precise grading plan and landscape architect's plans. Said plans shall include all berming proposals and retaining walls with limits of footings indicated. All existing trees shall be horizontally located and shown on the engineer's existing topo plan and/or the precise grading plan. The Arborist as well as the findings of his/her report shall be approved by the City Landscape Architect. The ultimate landscape plan shall include the replacement of all healthy mature trees on the site at a two for one ratio with 36" box trees or the palm equivalent. d. Provide a Alquist Priolo Study for fault area prior to/with first plan check submittal. Verify fault and setback lines. (Code Requirement) 7. Prior to issuance of building permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) (Code Requirement) b. A parcel map shall be submitted for review and approval by the Zoning Administrator and shall be recorded with the County Recorder's Office. A recorded copy shall be provided to the Community Development Department. (PW) (Code Requirement) (98sr24a)—4/28/98 Attachment 1.6 c. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with the Huntington Beach Ordinance Code and Holly Seacliff Specific Plan. The landscape plan shall be reviewed and approved by a licensed arborist prior to submittal to the City. (PW) (DRB) (Code Requirement) d. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on- site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, foundations, ground acceleration, retaining walls, streets, and utilities. (PW) (Code Requirement) e. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for approval. (Include on and off-site;proposed and existing). A new storm drain, for purposes of draining the site, shall be constructed in Yorktown and Goldenwest Street joining the existing drain @ Palm Avenue and 22nd Street. (PW) f. A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. (Include on and off-site; theoretical calcs and flow test of existing flows.) (PW) g. The developer shall submit a hydraulic computer modem analysis for a fire flow demand as determined by the Fire Department. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure,the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right of way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW) h. The subject property shall submit an irrevocable reciprocal driveway easement(s), between the subject site and adjacent properties. The owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Department of Community Development a minimum of 45 days prior to building permit issuance. The document shall be approved by the Department of Community Development and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. (Code Requirement) (98sr24a)—4/28/98 Attachment 1.7 i. An interim parking and building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. j. At least 60 days prior to building permit issuance, CC&Rs shall be submitted to the Department of Community Development. The CC&Rs shall reflect the mixed use development limitations, including a list of permitted uses and any conditions of approval for the project and all development,performance and management standards. The CC&Rs shall identify a Project Liaison. The CC&Rs shall be approved by the City Attorney and must be in recordable form. The CC&Rs shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. k. A plan depicting bicycle rack locations shall be submitted to the Community Development Department for review and approval. 1. A lighting plan shall be submitted to the Community Development Department and shall be reviewed by the Police Department, Public Works Department and Community Development Department. m. The public art element shall be reviewed and approved by the Design Review Board, the Community Development Director and the Cultural Services Division Manager. n. The Design Review Board shall review the working drawings (building permit plans)to verify compliance with all conditions of approval/issues raised by the Design Review Board. (DRB) o. Provide building code analysis to show compliance to allowable area(Chapter 5 of Uniform Building Code)for each building. p. Provide floor plan of each building and analysis to show compliance to exiting requirement (Chapter 10 of Uniform Building Code) for each building. 8. Prior to combustible construction, fire hydrants,number to be determined by the Fire Department, shall be installed. Shop drawings shall be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) 9. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; (98sr24a)—4/28/98 Attachment 1.8 c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 10. Prior to final building permit inspection and approval or certificate of occupancy, the following shall be completed: a. Install street lights per Public Works Standards. (PW) b. Construct new and/or reconstruct as necessary landscape medians on Yorktown Avenue, Goldenwest Street and Main Street. A 14' wide raised median shall be constructed on Yorktown Avenue. This median may be constructed within the existing roadway width. (PW) c. Street improvements shall include traffic signal interconnect conduit and cable per Public Works Standards on all frontage arterial streets. (PW) d. The intersection of Yorktown Avenue at Goldenwest Street shall be modified per the Holly- Seacliff Specific Plan to provide dual southbound left-turn lanes or extend pocket pending verification of traffic study on Goldenwest Street. (PW) e. The following traffic signals shall require modifications: (1)Goldenwest Street @ Summit Street, (2) Goldenwest Street @ Yorktown Avenue, and(3) Main Street @ Yorktown Avenue. These modifications shall be per Public Works Department Standards. (PW) f. All street and/or utility improvements within arterial streets shall require the preparation of a construction traffic control plan per Public Works Department Standards. (PW) g. Signing and striping plans for all arterial streets fronting the development shall be prepared and installed per Public Works Department Standards. (PW) h. The existing cross gutter at Main Street and Yorktown Avenue shall be removed and the water collected into the new storm drain to be constructed in Yorktown Avenue. (PW) i. Frontage improvements on Yorktown Avenue, Goldenwest Street, Main Street, Clay Avenue (as required) and Stewart Street shall be constructed per Public Works Standards. (PW) j. Any new or existing overhead utilities shall be undergrounded per City Ordinance. (PW) k. Clay Avenue shall be cul-de-saced between Main Street and Stewart Street as required. (PW) 1. Construct a knuckle and improvements on Stewart Street. (PW) (98sr24a)—4/28/98 Attachment 1.9 r 1 m. A pavement evaluation shall be performed for Main Street, Goldenwest Street, Stewart Street, Clay Avenue and Yorktown Avenue to provide for a 20 year life. (PW) n. The developer shall submit a composite utility plan of all public utilities within the public right-of- way, showing water system improvements and all other underground utilities (existing and proposed) to each structure. The plan shall include driveway locations and identify irrigation areas, including stationed service connections for water and sewer to each building,public and private fire hydrants, valves and other appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances, Public Works Standards and Water Division design criteria. Individual phasing plans shall be approved by the Public Works Water Division prior to construction of utilities. (PW) o. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. All backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department, Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. (PW) p. Irrigation will require a separate service,meter, and backflow device. The developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) q. The Developer shall construct the on-site fire prevention system according to the City of Huntington Beach Fire Department and Water Department requirements and standards. (PW) r. All water systems (public or private) constructed shall be designed, installed, and inspected to meet minimum requirements of the City Water Division. (PW) s. All proposed commercial buildings shall have separate services and meters for domestic,fire protection, and irrigation. The domestic water service shall be a minimum of 2". All lines and meter sizes shall meet minimum requirements set by the Uniform Plumbing Code (UPC) and Fire Code. (PW) t. The existing water lines in Clay Avenue shall remain in a City easement. The easement shall extend a minimum of five feet north of the most northerly water line to five feet south of the most southerly water line remaining in Clay Avenue. The easement shall be continuous between Goldenwest Street and Main Street. The developer shall be responsible for any corresponding pipeline relocation if Clay Avenue is re-aligned. The easement documents shall contain language noting that the Developer/Owner shall also be responsible for the repair and or replacement of any surface improvements other than asphalt pavement should the City find it necessary to repair or maintain the underlying water facilities. (PW) (98sr24a)—4/28/98 Attachment 1.10 u. The water distribution mains surrounding and servicing the project shall be potholed and inspected as part of the project. Should it be determined that any of the existing distribution main(s) fronting the property be structurally unsound or not meet mandated health standards,the main may be replaced per the direction of the Public Works Department. (PV ) v. All perimeter,streetscape, community open space, greenbelt areas, Arterial Highway medians and other required landscape improvements, with the exception of the frontage on Stewart and Goldenwest north of Clay, shall be completed prior to final inspection and occupancy of the first building. (PV) w. The existing freestanding signs shall be removed. x. The public art element shall be installed. y. All Fire Department required improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: (FD) 1) Automatic sprinkler systems shall be installed throughout to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 2) A Class III set standpipe system(combination)will be installed to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. 4) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: manual pulls; water flow, valve tamper and trouble detection; 24 hour supervision; voice communication; graphic display; audible alarms and annunciation. 5) Elevators will be sized to accommodate an ambulance gurney. Minimum 6'8"wide by 4'3" deep with minimum of 42" opening. 6) Fire lanes will be designated and posted to comply with City Specification No. 415. 7) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be determined by the Fire Department. (98sr24a)—4/28/98 Attachment 1.11 8) Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. 9) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification#401. Include the circulation plan and dimension of all access roads (24' or 27' fire lanes, turnarounds ad 17' by 45' radius turns). 10)Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. 11)Submit to the Fire Department for approval of a Fire Protection Plan containing requirements of Fire Department Specification#426. 12)The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. 13)The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. z. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. aa. A recorded copy of the CC&Rs shall be submitted to Community Development Department. bb. All building spoils, such as unusable lumber, wire,pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. 11. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted and marked. (FD) b. Service roads and fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. (FD) c. Security lighting shall be provided on a timer/photo sensor. Illumination at and of rear of buildings shall be maintained at one foot candle unless otherwise approved by the Police Department. (PD) (98sr24a)—4/28/98 Attachment 1.12 12. Reuse of Buildings 1 and 6, after initial occupancy, shall be subject to conditional use permit approval by the Zoning Administrator. 13. All outdoor dining uses shall require approval of a conditional use permit by the Zoning Administrator and Design Review Board. 14. The project shall comply with all mitigation measures identified in Negative Declaration No. 97-16. 15. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 16. New construction shall not be permitted to exceed 200,000 square feet until Zoning Text Amendment No. 97-2 has been approved by the City Council, and California Coastal Commission, and is in effect. INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. Conditional Use Permit No. 97-56 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 97-56 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-56,pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. (PW) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy of each building. (PW) 6. A construction permit shall be required for all work within the City right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying each building. (98sr24a)—4/28/98 Attachment 1.13 8. State-mandated school impact fees, or any other such fees as may be agreed to by the applicant and the school districts, shall be paid prior to issuance of building permits. 9. The Water Ordinance#14.52,the"Water Efficiency Landscape Requirement" applies for projects with 2,500 square feet of landscaping or larger. 10. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the Holly Seacliff Specific Plan and Huntington Beach Ordinance Code. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 13. The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the Co= of Orange and submitted to the Department of Community Development within two (2) days of the Planning Commission's action. (98sr24a)—4/28/98 Attachment 1.14 SHC BUSINESS EA PROPERTIES 667 Brea Canyon Road Suite 30 P.O.Box 1536 Monday, June 30, 1997 walnut•California 91788-1536 (909)598-9000 FAX(909)869-0868 Mr. Ray Silver Ms. Melanie S. Fallon Mr. Howard Zelefsky City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 RE: Written Narrative for Huntington SeaCliff Application NEC Golden West Street and Yorktown Avenue Huntington Beach, California Dear Ray, Melanie, and Howard: Shea Vickers Development LLC is pleased to present its application for the redevelopment of Huntington SeaCliff. This application is being initiated to request a Conditional Use Permit, Zoning Text Amendment and Environmental Assessment for the project. The project area is bounded by Golden West Street, Yorktown Avenue, Main Street, Stewart Street and Clay Avenue(scheduled to be abandoned in accordance with the City's traffic plan). The following is a summary of surrounding uses: Across Golden West Street -west of site Residential -medium and low density Across Yorktown Avenue- south of site Public - school bus yard/repair garages, civic, City Hall and Huntington Beach High School Across Main Street - east of the site General office, Sea Cliff Office Park; and, high density residential Across Stewart Street and Clay Avenue - Industrial uses and oil operations north of site Page 1 Providing exceptional living and working environments KI- FACH M E NT NO. �. The population served by the proposed commercial use of the project will live within one to five miles of the project boundary area. The following is a summary of the estimated patron trade area: 2 Mile 3 Mile 5 Mile Specialized Radius Radius Radius Trade Area Trade Area Trade Area Trade Area January 1997 Updated 63,553 132,527 287,906 225,160 Population January 1999 Projected 66,932 136,316 291,807 229,035 Population Total Population at Build- 75,606 148,957 311,584 248,687 Out of all Units Proposed Average Persons per 2.58 2.77 2.79 2.77 Household (1995) Median Household Income $56,616 $56,928 $58,361 $60,136 (1996) Median Value of Housing $281,465 $264,974 $262,911 $266,442 (1996) Source: Derrigo Demographic Studies' Marketing Demographic Analysis Report, January 1997. The products and services found in the commercial portion of the property are planned to include: supermarket, drug store, home improvement store, office supply store, food park, restaurants, financial uses, medical office use, assisted living and a compliment of shops with a wide range of neighborhood and community-oriented goods and services. The commercial portion of the project will provide unique, needed goods and services for the immediate, neighborhood area as well as the broader-based, community area; both of which will promote strong, stable sales and outstanding incremental sales tax revenue for the City of Huntington Beach. In addition, Huntington SeaCliff consists of residential detached housing on approximately 10 acres of the property with the balance of the property consisting of commercial uses. Hours and days of operation vary depending on the use; however, they will be consistent with similarly merchandised shopping centers. Typical small businesses operate six to seven days a week from 9:00 A.M. to 7:00 P.M. or later. Food uses provide a broader operating hour range from 5:00 A.M. to 12:00 P.M. or later, as in the case of coffee houses, bagel stores and so forth. The Supermarket, Drug Store, Office Supply Store and Home Improvement Store uses typically operate during hours consistent with their respective chain operations; it's possible that a 24-hour operation standard may be utilized by several tenants. Page 2 SHE ATTACHMENT NO. __-_2. The number of employees range greatly depending on use. The following is a brief estimated summary of employees based on the proposed tenant mix: Supermarket 25-50 employees depending on the time of day and season. Anchor tenants - drug, office supply, home 15-50 employees depending on the time of improvement day and season. Smaller merchants 1-2 employees per store Food establishments 1-4 employees per store, depending on the operator. Based upon the proposed retail mix, the following summary estimates anticipated tenant sales from the new project: Sr�e. dates FSF. ... . : . Toss: ate ;PSE.... .. $i 'i 1Lowv..... h Low Supermarket 55 000 $550 $450 $30,250 000 $24 750,000 Drug 17,000 $500 $400 $82500 000 $6,800,000 Home Improvement 54,000 $300 $200 $16,200 000 $10,800 000 Office Supply Store 24,000 $375 $275 $9 000 000 $6,600,000 Pads 53,000 $450 $400 $23,850,000 $21,200 000 Shops 35,000 $250 $150 $8,750,000 $5 250 000 Totals $96,550 000 $75,400 000 The proposed uses do not pose any significant environment issues as shown in the enclosed environmental assessment application and traffic study. In addition, proposed uses are consistent with the Holly Seacliff Specific Plan as reflected in the attached matrix; further, they do not exceed traffic standards established under the General Plan. We look forward to cooperating with the City and Community Planning Department to formalize the final Environmental Assessment Report for the project. Shea Vickers takes great pride in submitting this application to the City of Huntington Beach for its review and approval. We have endeavored to create a unique, beautiful, functional and well-merchandised commercial center that is appropriate for an under- served community. The housing component of the project will greatly compliment the high-quality housing underway in the immediate area, and deliver a standard consistent with our company's 125 year reputation of integrity and customer satisfaction. We are confident, with your support and consideration, that Huntington SeaCliff will be a successful community project which we all will be proud of for years to come. In concert with the planned re-development of Sea Cliff Village, the Owner's would like to propose the donation of the outdoor art collection including all murals, exhibits and Page 3 SHE/A_ :1.1— 'ACHMiENT NO. �.,� displays. We appreciate Councilwomen Dettloff and the City's interest in retaining these items for a variety of City uses including display at the new Interpretive Center and at various entrances to the City. We are happy to cooperate and understand the City will take on the responsibility necessary for this acquisition. In addition, we're prepared to participate, at the City's request, on any task force charged to coordinate and complete the disposition of the materials. We urge the City to commence its research and bidding processes to remove and relocate the collection. Thank you for your time and consideration with respect to this application. We look forward to working with the City through the entitlement process with the goal of opening new businesses at Huntington SeaCliff in the First Quarter of 1999. Sincerely, A VICKERS L MENT L.L.C. i C _ a es . Yoder Ronald C. Metzler tail De v opment nager Vice President, Community Development ck . Godar Vi resident Commercial Property Group A"Icw.aa Page 4 SHEA AMCHMENT NO. � SheaHomes Southern California, Inc. March 9, 1998 Mary Beth Broeren, Senior Planner Community Development Department CITY OF HUNTINGTON BEACH 2000 Main Street Huntington Beach, CA 92648 Reference: Huntington SeaCliff 50 Application Mary Beth; Pursuant to the requirements of the Holly SeaCliff Specific Plan, the following supplemental information is submitted for your review relative to Shea Homes and Shea Properties plans for the Huntington SeaCliff 50 Mixed Development. In addition to the plans for the retail center, we have shown on our overall conceptual plan, the following uses: • an area for residential development in the northwest portion of the site between Goldenwest and Stewart Streets, • a senior continuing care community with support health care facilities at the northeast portion of the site along Main Street, and • a children's day care facility at the north portion of the commercial site. The residential area consists of approximately 11.8 acres comprised of 165 units and a private recreation area. This development will share its main access from Goldenwest Street with the retail center. A secondary access point is provided on to Goldenwest Street north of the main access for right turn in and out traffic. A more detailed plan will be submitted with a separate application, along with a tentative tract map and conditional use permit. The senior continuing care community will include housing for independent living, assisted living, an Alzheimer unit, and a skilled nursing facility. A medical building with urgent care facilities is also included. The primary point of access is from Main Street, where a break in the median is proposed for left turn traffic flow. A more detailed plan will be submitted at a later date, along with a conditional use permit application. p:\shsclpl andcdev\letters\rm\mbbhsc50.doc Al iAUHMENT NO. P.O. Box 487 655 Brea Canyon Rd., Walnut, CA 91788-0487 tel: 909.598.1841 fax: 909.869.0832 Mary Beth Broeren, Senior Planner City of Huntington Beach Ref: Huntington SeaCliff 50 Application Page 2 March 9, 1998 The precise plans for the children's day care center will also be submitted at a later date, along with a separate application for conditional use permit. In addition to the Conceptual Plan for development, we have supplemented our original application for a Conditional Use Permit, Zone Text Amendment and Environmental Assessment with a request for a General Plan Amendment to change the 3.8 acre parcel at the north end of our property from Industrial General to Mixed Use. This parcel will be included within the proposed residential area. Our reasons for requesting a General Plan Amendment are attached herewith as Page 3. If you have any questions concerning this information, please call me at your convenience. Sincerely, Ronald C. Metzler Vice President Community Development RCM:Im cc: Jack Godard, Shea Properties Jim Yoder, Shea Properties Richard Harlow, Richard A. Harlow&Associates gAusers\.....Vetters\rm\mbbhsc50.doc Shec ATTACHMENT NO. _ Mary Beth Broeren, Senior Planner City of Huntington Beach Ref: Huntington SeaCliff 50 Application Page 3 March 9, 1998 HUNTINGTON SEACLIFF 50 APPLICATION General Plan Amendment Request Subject Property: 3.8 Acre Parcel situated along the northern boundary of the 50 acre Mixed Use Property located on Goldenwest Street. We are requesting a General Plan Amendment to change to above subject property from Industrial General to Mixed Use for the following reasons. L Shea Homes desires to combine all owned property at this location under the Mixed Use Category. Currently, 46 acres of the property are zoned and General Planned for Mixed Use; and a 3.8 acre parcel, which is the subject of this application, is General Planned for Industrial Use. 2. Plans for development of the Mixed Use site include approximately 32 acres of commercial, 11.8 acres of residential with approximately 165 units, a day care center, and an 8.6 acre senior continuing care community. These uses will all serve the needs of the surrounding community. 3. The plan for this site has significantly fewer units than the 475 units projected in the General Plan. 4. This is not a prime industrial site. The predominant uses within the Goldenwest corridor are residential with community-serving commercial uses at appropriate locations. The industrial uses that exist in the area are marginal and of low economic benefit to the City and are, for the most part, a blight on the area. 5. Any loss of economic benefit resulting from changing this 3.8 acre site to Mixed Use, ultimately proposed for residential use, is offset by the additional area added to the retail center. Overall, the new plan provides a higher value with greater revenue than that originally called for under the existing General Plan. Additionally, the proposed number of residential units is less than half the total number of units permitted by the current designation. gAusers\.....Uetters\rm\mbbhsc30.doc %ell ATTACHMENT NO. �� Fen Design Review Board DEPARTMENT OF COMMUNITY DEVELOPMENT HLWnNGM WA[H P.O.BOX 190 CALIFORNIA SZ648 NOTICE OF ACTION March 20, 1998 Jim Yoder Shea Vickers Development LLC 655 Brea Canyon Road Walnut, CA 91789 SUBJECT: CONDITIONAL USE PERAUT NO.97-56/DESIGN REVIEW BOARD NO.98-20 (Seacliff Village Shopping Center): Dear Applicant: On March 19, 1998,the Design Review Board of the City of Huntington Beach recommended approval of the design, colors and materials for a new 260,000 square foot shopping center with a maximum height of 80 feet at 2124 Main Street(north of Yorktown,between Main and Goldenwest Streets)as submitted on the site plans and elevations,and color/materials board dated January 21, 1998 with the following comments/conditions: 1. The shopping center shall be designed to be architecturally and physically linked,avoiding any separation between destination type businesses,and neighborhood businesses. 2. A planned sign program for the commercial center shall be submitted for review by the Design Review Board and approved by the Director of Community Development. 3. The applicant shall submit a set of architectural guidelines that will address the future design and architecture of the satellite buildings in order to insure architectural compatibility within the center. 4. All mechanical equipment shall be screened from view at all property lines and second floors. 5. The rear elevations(facing proposed assisted living location)shall be depicted in color,and shall include the height and design of the rear screen wall. 6. Additional pedestrian links shall be explored between the shopping center and the center's"main street". 7. Outdoor dining areas shall be depicted on the site plan and elevations. Outdoor dining for satellite buildings shall be subject to review and approval by the Zoning Administrator and Design Review Board. ATTACHMENT NO. 13 t � � s 8. Motorized in-ground bollards shall be designed into the center's"main street"to allow for closure of this area during temporary outdoor events. 9. The applicant shall attempt to preserve and/or relocate the existing art work. 10. The landscape plan shall be reviewed and approved by a licensed arborist prior to submittal to the City. 11. Prior to issuance of building permits,the Design Review Board shall review the working drawings to verify compliance with all conditions of approval raised by the DRB. 12. The facade/roof line of the market shall be modified to reflect increased articulation. Please be advised that action taken by the Design Review Board is a recommendation to the Planning Commission and does not presume issuance of building permits. The Department of Community Development will perform a comprehensive plan check upon final action by the Planning Commission and upon submittal of your project for building permits. It is recommended that submittal for building permits occur after the appeal period has elapsed. If you have any questions regarding this action,please contact me at(714)536-5271. Sincerely, teCarvalho Design Review Board Secretary 03b9804 ATTACHMENT NO. 1, �f CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUIQi]=09 WEACH TO: Honorable Mayor and City Council Members FROM: Melanie S. Fallon, Community Development Director VIA: Ray Silver,Acting City Administrator SUBJECT: REPORT ON SEACLIFF VILLAGE COMMUNITY MEETING DATE: February 20, 1998 The Community Development Department held a community meeting on February 19, 1998 to present the proposed plans for the new shopping center at Seacliff Village. A presentation was made by City staff and the applicant, Shea Properties. The meeting was very well attended with approximately 100 participants, including existing tenants at the center,nearby residents,the Huntington Beach Union High School principal, members of Amigos de Bolsa Chica and FANS, Councilmember Garofalo,Planning Commissioner Chapman and Jim Lamb of the Economic Development Department. Comments and questions were presented by 20 individuals. Their statements are summarized below by category. Existing Tenants • Strong concern about Shea's apparent lack of a tenant relocation plan and no commitment to accommodate existing tenants in the new center • Strong concern about the down-time during construction of the new center(9-12 mos.)in which tenants would be displaced - • Tenants have been told by Shea's commercial broker that rents will by 2 1/2 to 3 times higher in the new center • Shea should consider temporary relocation in available space on Beach, contact Coldwell Banker to set up an assistance package and work with existing'smaller tenants in terms of lease terms Architectural Design Concern regarding "barn-like"design of some of the buildings ATTACHMENT N0. ly. Shopping Center Layout • Concern about the number of satellite buildings along Goldenwest and visual and-noise impacts to residents to the west • Concern about satellite buildings that are fast food establishments on Yorktown and the impact on the high school population • Exciting design-"Seacliff is not a destination"for the community and the proposed layout is more conducive than the existing one for a neighborhood center • Make sure that surfaces are not conducive to skateboarders • Glad to have a new shopping center Construction • Prepare for a well-organized and expeditious construction process to minimize disruption in the neighborhood • It will be a big inconvenience to area residents while the center is being rebuilt as they will have to drive farther for services General Plan Amendment Request(convert 3.8 acres from industrial to mixed use) • Concern about loss of industrial space Residential Component(100-1 SO attached condominium units) • Concern about amount and location of common open space Future Senior Care and Child Day Care Components • Concern about their proximity to the fault zone • Desire for more specifics on the Senior Care facilities • Location of day care use in relation to loading areas of home improvement business and residential component traffic Art Work • Request that people contribute funds to help relocate the artwork from the center, Although repeated concerns were raised about the impact of the new center on existing tenants and other concerns were identified as noted above,no one spoke in opposition'to the concept of the proposed shopping center. Staff will encourage Shea Properties to address the concerns raised as they proceed forward. Meanwhile,staff will complete the environmental analysis for the project and finalize staff recommendations. It is expected that the earliest public hearing date would be in April. AttachMent: February 19th Agenda Packet cc: Planning Conuni¢cioners David Biggs,Economic Development Director Jim Lamb,Project Manager Howard Zelefsky,Planning Director Mary Beth Broeren,Senior Planner ATTACHMENT NO$ 1 vi [ i w -ems4 �_ - -.FBI E r 1 — - - I ; W PEDESTRIAN ACCESS PLAN HUNTINGTON SEACLIFF 50 �" "" S EA VIC M DEVELOPfY M K�t178CIV1�AND1 tPM-�JC waRc,.o.sw e.w u.. •v►.,w. vx•f�s®.._. wr 12 of 0 r r r =_ -- SEC ON. D SECTION C SECTION B SECTION A i 4 f" RETAIL/ \, REST. B I REST.C ul i YORKTOWN AVE L HUNTINCTON SEACLIFF 50 � U 4 J® SHEA VICKERS DEVELOPMENT tremendously increa,, — We need to be community orierk. J at all times. Density, as it relates to increased traffic, must be considered. •Seacliff Shopping Area Proposals. Our concern here is that the impact that this large commercial proposal within such a short distance of our homes will be negative. The number of fast food establishments, the office building and the senior housing complex, along with the other suggested commercial development for this area, will create huge complex not harmonious with residential. Again, the traffic congestion would increase. This is a residential area Larger commercial areas should be located in an area where they do not have direct negative impact in the form of noise and traffic on homeowners. Having a larger commercial development, which typically results in late night deliveries, is not compatible with residential needs. The Huntington Beach Hamptons Homeowners Association has formed a committee to keep the residents informed and involved. We have scheduled meetings with the developers and other homeowner associations. Our concern is real, our support is strong. We wish the City of Huntington Beach to consider the voice of the residents and not be guided by the profit motives of larger corporations. Sincerely, U/7 ' Colleen Wilson HB Hamptons Homeowners Board FOLD Committee Chairperson 18941 Silverbit Lane Huntington Beach, CA 92648 cc: City Council Members Planning Commission City Staff Ray Silver, Acting City Administrator Melanie Fallon, Community Development ATTACHMENT NO. ,I Huntington Seac- Homeowners' Association (iff Decembe 2 WE I V E To: Mary Beth Broeren, Senior Planner, City of Huntington Beach From: Lou Mannone, President, Seacliff Homeowners'Association DEC 12 1997 Re: Montecito/Greenbriar and Seacliff Shopping Center DERAR T :ENT of COMMUNITY DEVE?ORVCE ;: Two major projects which directly affect our neighborhood are now in the planning stages. We as a Homeowners' Association have reviewed the basics of the Montecito/Greenbriar developments and Seacliff Shopping area. The goal of this letter is to inform you we will be forming a committee for each project, and are encouraging all homeowners to privately write to the city council and planning departments and to stay organized through the committees. Montecito: (See attached maps) The General Development Plan is an official document to help organize the growth and development within the city of Huntington Beach in a well thought out manner. As you can see in the General Plan for Montecito/Greenbrier, there are buffers presently built into the plan to help integrate the future new developments. By buffers, I refer to the RL-2 (low density residential, about 4-7 units per acre of land) running the full length. of Summit Avenue. This wide strip of land is an earthquake fault line, and the plan shows no exits on Summit for either new development. Also notice that Saddleback divides Montecito from Greenbriar and connects to Summit. The commercial section is shown on the General Plan at roughly 7 acres at Golden West and Garfield. The zoning for the remainder of Montecito is RM-medium density residential(7-15 units per acre). PLC Land Company has proposed the following changes for the Montecito/Greenbriar developments: • Increase the size of the commercial section from 7 to 9.5 acres adding another full service grocery store instead of a specialty market (Bristol Farms, Irvine Ranch) as originally planned. • Increase the density of Montecito from 15 units to 25 units per acre . This would be an apartment complex with some affordable housing units. • Change zoning in Greenbriar from 25 units per acre for 50% and 7-15 units per acre for the other 50%, to all the development being 7-15 units per acre and shifting the higher density to the Montecito project. Montecito would then contain 450 units instead of 240. • Have the main entrances to both projects off Summit rather than Garfield, Saddleback or Golden West. • Saddleback would not be a through street to Summit;there would be a walking path only. • The buffer area along Summit is to be a 4 acre park with a soccer field. This could cause major traffic impacts to Summit and Lawn Haven if parking spaces are not required by the city. Our November Board meeting and neighborhood meeting generated the following initial comments for the Montecito project: • Keep size of commercial as per the General Plan. • Keep access to commercial, residential and the park via Goldenwest, Garfield, and Saddleback. • Keep density of Montecito as per General Plan. • Keep Saddleback as a through street with entrances to Greenbriar, Montecito, and the park off this new street as per the General Plan. 1TNCHMENT N0. R. • Keep parking for the I c on Saddleback rather than impact St nit and Lawn Haven. Red curb all of Summit drive. • Keep the General Plan buffers along Summit Drive remembering that the public relied on this data prior to purchasing the homes in our tract. • Create a committee and stay in touch with the city. Seacliff Shopping Center: (See attached map) The new shopping center is also in the planning stages and our input is very important. Basically the new shopping center will have a major 24 hour grocery store,plus drug store, home improvement store, shops an( restaurants. The big surprises are a senior assisted care housing unit, an office building, and a 93 house development north of the shopping center on Golden West. The developer is ShealVickers. Jim Yoder is ou contact. Other elements we are concerned with are the number of satellite buildings along Golden West, Yorktown, and Main; many of them are drive-thru restaurants. A summary of our November meeting and Executive Committee comments for the shopping center complex are: • Form a committee to monitor the shopping center 93 small lot homes and work with the city and homeowners to review impact on our homes. • Review comments on the contemporary/agrarian architecture of the shopping center. • Review the traffic impacts of the 93 homes on Summit Drive and Golden West exits and entrances. • Review the satellite buildings and the impact on our homes if these businesses are 24 hour operations. • Inform the city and builder of our wish to keep the shopping center a neighborhood center with many o the existing tenants. • Review the total number of drive-thru restaurants. • Support pedestrian traffic flow, especially from the high school, and outside areas for art shows and/or community events. • Support a park within the residential section of the proposal. • Review the traffic impact on Summit from the shopping center traffic and delivery trucks that will be exiting there. Our committees will be in contact with you to make recommendations for our Homeowners'Association. Sincerely, Lou o e 19821 Ocean Bluff Circle Huntington Beach, CA 92648 714-960-3727 cc: City Council Members Planning Commission Ralph Bauer, Mayor ' Ed Kerins Shirley Dettloff; Mayor Pro Tern Tom Livengood David Garafalo Fred Speaker Peter Green Haydee Tillotson Tom Harman Gerald Chapman Pam Julien Phil Inglee Dave Sullivan Bob Biddle City Staff Ray Silver, Acting City Administrator Melanie Fallon, Community Development ATTACHMENT NO. ,�, E C E I V E D To: City of Huntington Beach Planning Department DEC 011997 From: Carl Carpenter, Seacliff Homeowner MENT OF COMMUNITY]DEVELOPMENT Subject: Development Plans for Seacliff Shopping Center and Garfield/Goldenwest/Summit tract Enclosure: Alternate use proposal for Garfield/Goldenwest/Summit tract Copies to: Jay Fowler, Seacliff Homeowners Association Hello, After attending the November 20 Seacliff Homeowners meeting that highlighted development plans for the Seacliff shopping center and the tract of land bordered by Garfield/Goldenwest/ Summit, it is readily apparent that the existing homeowners are very concerned about the appropriateness/density/traffic patterns of the proposed development. I would like to propose some of my own suggestions that I hope will be of use. Seacliff Area Development- Concerns/Suggestions: • The vast majority of homeowners feel that the proposed architectural style for the new shopping center is not in keeping with the surrounding neighborhood. In addition, the current style features a number of unique"monuments/artifacts"that the community would very much like to see incorporated into any new development. • Overall, the layout of the Shopping Center area south of the Summit entrance looks satisfactory, although some additional setback from Goldenwest is desirable. My major concern is with the proposed 93 residential units at the north end of the project which are being proposed because the developer feels there is not enough demand for more commercial use in its development. This"pocket" of residences would be surrounded by commercial use, while at the same time the developer of the Garfield/Goldenwest tract is proposing a rather large"pocket" of commercial use('including a supermarket)at the northeast comer of its development that is surrounded by residences. These two incongruous pockets of use should be swapped--keep all commercial development on the east side of Goldenwest and residential- only use on the west side of Goldenwest. Another major entrance to the Seacliff Shopping center should be added from Stewart street which will give ready access to the northern portion of the shopping center. • The developer of the west side of Goldenwest is proposing to build hundreds of apartment units in that area. This is clearly out of character with the surrounding neighborhood. If there must be any apartments in the area, I propose one of two locations: either in place of the proposed"Senior Care" area north of the Shopping Center, or along Garfield, north of the Senior Care area. Additional apartments in this area would be much more in keeping with the surrounding commercial use and existing apartment buildings. ATTACHMENT NO. �� The proposal for the development to the west of Goldenwest has a number of serious drawbacks, some of which I have already mentioned. I have enclosed a map of what I feel would be a better use of the area,but, for the record, some of current deficiencies can be summarized as follows: • Inappropriate commercial and high density residential areas, •Lack of a Saddleback connection from Garfield to Summit. The placing of a three-way stop at the Saddleback/Summit junction will help reduce traffic speeds which are already proving to be excessive and quite dangerous along Summit. • Two main entries from Summit to the northern residential areas would generate excess traffic on Summit. • Lack of a provision for parking in the open area/fault zone along Summit. • "Attractive nuisance" soccer field along Summit. I hope that the above will be helpful in providing ideas to preserve the character and satisfying the needs of the community. Sincerely, Carl Carpenter, 374-4470 ,ATTACHMENT NO. R;5k1 i�►,w owl 3 I`ANn 1 M E��• Mai k - ----n Bork w0.y SE46L-lFV s� s �h,, P C w (fir 0 e us CJ tl } ParKiwl ct, 1p q/q-7 �- i ��... . c._.._ � ., tu„ 4 Jerri Hes 'ch 6971 Garden Circle Huntington Beach, California 92648 (714) 969-1586 Ms. Melanie Fallon Community Development Director Huntington Beach City Hall 2000 Main Street Huntington Beach, California 92648 Dear Melanie Fallon: I am an owner of an upper SeaCliff home and have concerns which I would like to have addressed on the Shea SeaCliff Shopping Center. 1. Is it required by the city for this project to have both a signage criteria package and a design criteria package to be provided by the developer before this goes to the Planning Commission? These were mentioned at the Environmental Review Board. Since there is a 20 day time limit for the public to respond, 1 would like to know when they would be available to the public. 2. I am confused on the number of cars with regards to ratio of cars per bed Exactly what is the ratio, how is this determined and why are `beds"being used in the formula. Please explain. 3. Will conditional use permits be required for concerns such as delivery trucks using Goldenwest as a port of entrance or exit? Truck delivery is usually at 4:00 AM, a real problem for residences backing up to Goldenwest. This needs to be in writing as to the agreement. 4. There is a major concern with the satellite buildings on Goldenwest. I mentioned putting these buildings on Main Street and taking the whole project and shifting it and the major entrances away from Goldenwest, there was no comment pro or con toward this suggestion. Has this been evaluated in the past, and if so, what was the conclusion? 5. As an alternative plan for traffic reduction, could Shea enlarge the entrances at both Main and Yorktown? Both streets are primary arterials, instead of using Summit and Goldenwest, which the current plan shows as the only major entrance and with dominant traffic. This could invite more customers as well as reduce Goldenwest traffic. 6. Shea development has mentioned several times Orchard being the company in the largest building facing Goldenwest. Is that conclusive?Shea presented it as the type of company that would produce less traffic as compared to Luckys. If so, then why is Goldenwest and Summit the main entrance? I would appreciate a written response as soon as possible. Sincerely, Jerri Hespnch Enc. 1 cc Mary Beth Broeren Bob Biddle ATTACHMENT NO. � ��' City of Huntington Beach Department of Community Development 2000 Main Street c o�,,,pp, 4? 4?1 4�6 9g Huntington Beach, CA 92648 O , lc 'bFNT April 8, 1998 To Whom It May Concern: Undoubtedly you have received many letters of one sort or another concerning the redevelopment of the Seacliff Shopping Center. My concern is the closing of Patti's Preschool and Kindergarten during reconstruction. As a kindergarten teacher at Agnes Smith Elementary, I receive several students from Patti's every year. Patti Young has taken a unique approach to preschool education in that she truly puts the child first; ensuring both the academic and social developmental success of each individual. Although this may seem to be the goal of every preschool, I have not seen it met by the others in our community. Sadly, the others seem more dedicated to recruiting large volumes of students for the sole purpose of generating revenue. Patti's Preschool achieves their goals by maintaining small class sizes, offering a rich curriculum in line with our kindergarten program as well as state guidelines, employing and retaining a dedicated staff possessing for more than the minimum requirements needed for working with young children, and offering a safe, clean environment with adequate space for students and employees alike. Walk into Patti's and you will know that your own children or grandchildren will be safe, respected and loved. I challenge you to find an atmosphere equal to this at another facility in our area. Indeed, there IS no other facility serving Seacliff or downtown residents. Ifyou are thinking of reopening a similar school on a larger scale, I urge you to reconsider. I receive students from these types of schools too, and can tell you that the difference is glaring. Generally these ATTACHMENT NO. ,�� 1 students have had little or no structure in their day, therefore starting kindergarten with poor academic and social skills. Fighting for the teacher's attention has well as their peers9 has taught them bad habits that are very difficult to break when entering into a public school. In the end, the child suffers most Closing Patti s Preschool for any reason is a bad idea that will affect many facets of our community. Our parents and children deserve more consideration. Sincerely, j6w- Terri Gayoso 417 Main St., #77 Huntington Beach, CA 92648 cc: Mr. James Yoder Retail Development Manager Shea Properties P.O. Box 1536 Walnut, CA 91789 F A HMENT N0. 1�2c� Hu"ti"gtorl Bach Ur-nlor1 High School �istri /�,�, N.s.u.N.s.®. C� VOCATIONAL ITRAINBNG 4)ojp sKurt Kosbab pectwis C .� F� 1 April 9. 1998 oA�UNi�ST,, 999 ,,. �iFNr To Whom it May Concern: It has been brought to our attention that Patty's Preschool has been directed to vacate their location during construction. We feel this would be a very uniformed decision. Patti Young and her staff have been operating under the idea that they could remain at their current location during construction. Patti Young director of the pre-school provides a very valuable service to the local community. It is every parents nightmare when trying to arrange child care. It is not often you find the quality program that Patti provides. Patti has been working with the Vocational Training program from the Huntington Beach Union High School District to train a young lady with Developmental Disabilities. Patti's patience and compassion along with a partnership with the school program assisted our student to become a competent pre-school employee. Our students are typically very structured and do no handle change with ease. Bus training a student takes a long time, and changing locations can result in the student being unable to reach their job. Patti has also allowed us to have other students train in her school, giving the disabled student a chance to see if a pre-school career is something they want to persue. It would create a hardship for our Vocational Training program to continue its liason if Patti's Pre-School were to move. Many of our Developmentally Disabeled student want to work in a pre-school setting and Patti has been willing to give these students a chance. We would like to encourage you to reconsider you decision of closing down the whole center until remolding is complete. Sincerely, Au Ann Clark Vocational Specialist and SAC Co-Department Coordinator Edison High School 21400 Magnolia Street Huntington Beach California 92646 (714) %2-IW6 Ed lob ATTACHMENT NO. l� April 16, 1998 Ms.Mary Beth Broeren ^ c Senior Planner,City of Huntington Beach !'� C C Dept.of Community Development z 1� c 2000 Main Street AP V C Huntington Beach,CA 92648 R 90 1998 Dear Ms.Broeren, COp.1M�1YP �V"JTOF I am writing to you to express my concern regarding the proposed Seac1i ing Center redevelopment plan. I live on Goldenwest Street one block from the beach. Seacliff Village is my main destination for food shopping,banking,dry cleaning and postal needs. It is safe to say that nearly every day of the week I use the center to fulfill one these needs. Therefore my concern is great and I have every interest in this redevelopment project. But there exists an even greater concern far beyond my personal needs. The concern I speak of is over the potential displacement of Patti's Preschool. Patty Young owns and operates the preschool/kindergarten located in the Seacliff Village shopping center. She has been at this location for nearly 18 years now. She operates and provides a distinctive private school with a nurturing environment and has a staff second to none. I don't need to say to you just how important this location and the business is to the community because as I read the plans it shows the future site for a preschool to be included in the construction of the new center. My concern is that a school of Patti's caliber cannot just be displaced It is a continuing center for education serving the community and neighborhood around it,run by a business woman who is exceptional. Let me share a dimension of Patti Young you may not be aware of. She is a special woman who has opened her arms and doors to employ the handicapped I share this because my daughter's life's struggles came to fiilfillment the day that her path and Patti's crossed Patti hired my daughter Amanda during her final year of vocational training at Edison High School.Initially Amanda started working several days a week and after graduation at the age of 22 work was increased to five days a week She is a very happy,productive employee showing the community and little preschoolers,as well,that people with special needs CAN make a worthwhile contribution to society. I have attached two important pieces I wish for you to read. It paints a beautiful picture of the special,Patti Young. I believe with some creativity,compassion and logic a remedy can be found in allowing Patti Young to keep her school open and operating at the present site during the construction phase. Please give your utmost consideration for a woman who exempfifies what community leadership is all about and who contributes and gives so much back to our local community. I would like to add that it will not be easy for our daughter to find another job,one with such an enlightened employer and nurturing,safe environment so close to home. Unfortunately there are not enough Patti Youngs in this world So please help to protect ours. Let's work together to find a way for Patti's Preschool to remain open and on site. Sincerely, Kristi Maling 218 Goldenwest St. Huntington Beach,CA 92648 Al IAUH ENT NO. 19,ag OCEAN would like to recognize the following Orange County employers who were nominated for the "Outstanding Employer' Awards. They are deserving not only of our respect, but also our continued patronage for all they do in our community. Albertson's of Laguna Niguel—#1677 Welcow to the ,Sixth Annual Anaheim Marriott • . Employer 2Wecognataon Bally's of Irvine Book Star—#1841 Awards Luncheon Del Two Sponsored by: California Elwyn Hoag Memorial Hospital Presbyterian Goodwill Industries of Orange County Home Depot of Fullerton Project Independence Home Depot of Huntington Beach Westview Vocational Services Home Depot of Tustin OCEAN display viewing and networking Home Depot of Westminster Welcome .........................................................Deborah Hernandez Luncheon IKEA Opening Remarks ....................Laurel Erickson j Incom Communications Corporation Featured Speaker....................................................Rafer Johnson Marshall's of Laguna Hills Presentation of Awards........Laurel Erickson and Rqfer Johnson McDonald's of Placentia ClosingRemarks............................................Deborah Hernandez Neoerin Company Congratulations to our Outstanding Employer Award recipients: Regal Rents of Santa Ana PATTI'S PRE-SCHOOL Shamrock Supply Co. D Outstanding Small Employer 0 SMS = CARMEL'S Super Crown Outstanding Medium Employer m SVUSD Nutrition Center Z CLAIM JUMPER CORPORATE Taco Bell—#16812 Z MOBIL OIL CORPORATION Taco Bell of Anaheim p U.S. DIVERS Outstanding Large Employers Teacher Created Materials OJ MCDONALD'S OF WESTMINSTER Thrifty's of Fountain Valley OutstandinP All-Around Fmn/nver Wahrw%lc Mch Tarnc ire, County Register bunaay, July zu, M i today in histo Astrong a rm nd Aldrin become first on the moon oday is: Sunday,July 20,the 201st day ►In 1951: Jordan's King Abdullah Ibn Hussein of 1997. There are 164 days left in the was assassinated in Jerusalem. year. ►In 1976: America's Viking 1 robot spacecraft Today's Fyd : In 1969,ApWo it as- made a successful,first-ever landing on Mars- tronauts ail Armstrong an Edwin No,In IS": A flash flood hit Johnstown,Pa., 'Buzz' Aldrin became the first men to walk on killing 80 people and causing MM million worth the moon as they stepped out of their lunar mod- of damage. ule. ►In 1997: The U.N. Security Council voted On this dab , unanimously to approve a U.S.-sponsored resolu. ►In 1810: Colombia declared independence von demanding an and to the Persian Gulf war from Spain. between Iraq and Iran,a move supported by Iraq and dismissed by.Ilan. No-In 1161:The Congtps ofthe Confederate ►b 1992:Vaclav�Have1,the t who � States began holding sessions in Richmond,Va. playwrigh P.In 1a71: British*Columbia joined Confedera- led the Velvet Revolution against communism, tion as a Canadian province. formally stepped down as president of Czechoslo- vakia. P.In im: Sioux Indian leader Sitting Bull,a ►In IS%: In his weekly radio address,Presi- fugitive'since the Battle of the Little Big Horn, dent Clinton paid tribute to America's Olympic surrendered to federal troops. athletes at the just-opened Atlanta games,as ►In 1917:The draft lottery in World War I well as 16 high sclwol students from Montarrs- went into operation. ville, Pa.,who died in the crash of TWA Flight 8W.At the Atlanta Olympics,Renate Mauer of ►In 1942: The first detachment of the Wom- Poland won the Games'first gold,in the lo-me- en's Army Auxiliary Corps,later known as ter air rifle. WACs, began basic training at Fort Des Moines, The Assodated PressIowa. Employers honored for work wvith disabled mployee3 with disabil- work and activities,and to Mobil ities .and vocational Oil Corp. for its commitment to tratning#Wencies bon- placing employees with disabil- 6r e11 np10yers re- ides in service stations through- ' c"p bit the sixth an.. out Orange County. nual awards of the Ramin Ghaffari, manager of Orange Coun ent Ad- McDonald's Restaurant in West- vocacy Network. ?: minter, was praised for his O.C.E.A.N. is a nonprofit � �passiOn and creativity in aid- group that promotes diversity in THE CHALLEN&W ing an employee, Dennis, who the workplace.Its member agen- Diane Rodeeker has Down syndrome. Ghaffari cies help people with disabilities creates a comfortable environ- obtain gainful and stable em- meat and a positive attitude, ployment. being attentive to their needs and which has helped Dennis over- At the luncheon, Patty's Pre- comfort. come shyness and improve his school in Huntington Beach was Claim Jumper Restaurant in communication skills. commended for creating a posi- Fountain Valley was honored for Congratulations to these com- tion for employee Amanda, who teaching workers with disabil- panes and to the 25 others that has developmental disabilities. ities to improve skills or change were nominated as outstanding Amanda helps in the classroom, duties, and rewarding them for employers. on the playground and in the jobs performed well. kitchen. Awards were given to U.S. Write to the Challenger at The Carmel's Restaurant in Lake Divers in Santa Ana,a manufae- Orange County Register,P.O.Box Forest was praised for making tuner of scuba diving equipment, 11626,Santa Ana,Calif.92711.fax to flexible work schedules for its for integrating its 23 workers (714)848-9778 or E-mail to workers with disabilities and for with disabilities in all aspects of chalwriter@aol.com ATTACHMENT NO. 19,36 l . April 5, 1998 To Whom It May Concern: While we support the redevelopment of the Sea Cliff Shopping Center, we are very concerned with the direction of the project. Changing the intimate, unique atmosphere the center currently has, and replacing it with a sterile strip mall is not in the best interest of the community nor will it be supported. To gain community support, we must try to retain the original integrity of the area. This would include offering rental spaces to existing businesses in the Sea Cliff Center, such as South Shore Video. During the past four years, we have had the pleasure of renting movies from South Shore Video, and the service has always been outstanding. The friendly atmosphere and dedication to serving the public has made the store an integral part of the community. It would be a disservice not to extend a new lease. While we recognize the goal of the developer is to make money, we urge that you consider the community, a quaint, relaxed beach area unspoiled by mega-chains lining every corner. By allowing current businesses leases in the new development, you will lessen the blow of the commercialization of our area. Sincerely, V Kimberly L. Weir Ivan W. Smith 409 22' Street Huntington Beach, CA 92648 ATTAUCHMENT N0. . April 13, 1998 Richard D. Reinbolt 19771 Pacifica Circle Huntington Beach, CA. 92648 To Whom It May Concern: (Seacliff Center Owners/Mangement) As a fifteen year resident of Beachwalk, a development adjacent to Seacliff Shopping Center. I am saddened to anticipate the demolition of the Center. This is "our center", and its sea theme and architerural design are both pleasing and appropriate to the area. I also understand that its architect overlooked the importance of street visibility to business and thus, the failure of many internally located businesses. Therefore, a decision was made by the Center's owners to rebuild the center. This decision, while regrettable to me, is at least understandable. It is also understandable that "new blood" must be introduced into the new center, probably in the form of "power chains" that will draw not only the local communities but outsiders as well. Understandable! On the other hand, several of the merchants who have held leases here for several years have become very valuable and very convenient to the local citizenry. Also, they have, through their leases, supported YOUR business interests. Therefore, while new "power chains" can certainly provide a draw from a wider demographic area, the current lease holders, by virtue of local community loyalty to them, can give the center an adhesiveness, uniqueness and warmth often lacking in re-developed Shopping Centers. For example, a shoe repair shop is hard to find these days, but you would be surprized how many people have a need for one. A Blockbuster or Wherehouse Video cannot replace the knowledgeable and ATTACHMENT NO. � - 2 - caring management currently offered by Seacliff Video. The Laundry & Dry Cleaners, the Florist Shop, show a very real interest in customer transactions. Peros is a unique eating establishment and a dining mainstay in the community. The Stationary Store with its abundant supplies, fax facility, copy machines and its U.S. Post Office has become a daily stop for many of us. I could go on but, it seems unnecessary. If you want to ensure the success of your new center, you would do well to seriously consider a "mix" of old and new tenants that would at once bring in growth and, also, continue the support and patronage from the local communities who have for many years come to rely on current merchants. As a one time small business owner, I understand that the small business often cannot compete financially with "power chains", so I hope that your business ethics (and moral compass) will exhibit a sense of fairness and loyalty by encouraging your present tenants to take a lease at a fair market value that is not prohibitive to them and, also, to provide an interim facility for their survival while they await re- development. The local communities are going to sorely miss the physical uniqueness of Seacliff Shopping Center. If we also lose all of the personable and caring businesses, the community will suffer a tremendous, irreplaceable loss. I respectfully, as a voice of the local citizenry, submit these thoughts for your consideration with the hope of making the new Center a more profitable venture for you and for all of the tenants that have proven their worth and put their life's blood and sweat into the Center these many years. 1 inter , c d D. Reinbolt 9-A ATTACHMENT NO. 1.__. 3 -- RECEIVED APR 141998 CEPARTh?=^tT OF COMMUNITYDE'J'cWPiJ'cNT A4 JvaC,(: .,Z-e ati{ ✓e,�sK.�/ -�'^,S.�cRM. ld� ara x(a- a p°siE lz.e�n.a v�•=o" ,�R � e�ah.c.� �,�ojo. GV,t� &4pte.,' ATTACHMENT N0. IJ°�l �to aa a� 1� a • �o ATTACHMENT NO. 21 February 1998 To Whom it may Concern: I am writing this letter as a concerned citizen living in the Seacliff area of Huntington Beach. My family and I frequent the shops at Seacliff Village and we were saddened and disappointed to hear about the upcoming destruction of the plaza. I say this not only because I will miss shopping there, but more because I have become friendly with many of the shopkeepers who make their living there. From the outside looking in, I see another example of big business destroying part of its community for the sake of"progress",not to mention MONEY. This is just one small piece of a much larger American tragedy. The philosophy of replacing small, homegrown businesses with large chain retailers is a monumental mistake towns across the country make day in and day out without regard for the community and shop owners. City officials try to rationalize their decisions by spouting off numbers of how many people will be employed by the new, larger businesses,with complete disregard for how the community feels. Most importantly, however, is how it effects the lives of those who make their living there. The man who is supporting his family,the woman who is working to help put her kids through college are nameless and faceless to you, and therefore expendable. These small business owners have poured their hearts, souls, and oftentimes life savings, into their work. How do you reconcile dismissing people in this fashion. I wonder what force is behind your decisions. My family and I are relocating to a less hectic, higher quality of life in Pennsylvania in the very near future. While it will be difficult to leave the life we have carved out for ourselves, it will be easy to walk away from this type of urban sprawl. It is unfortunate that the.ramifications of destroying Seacliff Village are of no significance to those who will make the final decisions, and even more unfortunate that money is the impetus for those decisions. Sincerely, PulyvetTydrysWzewsId AI AGHN1ENT NO. Pt& Ms. Mary Beth Broeren, Senior Planner City of Huntington Beach R Dept. of Community Development E F / V D 2000 Main St. Huntington Beach, CA 92648 APR j Q 1998 COMMU1V1TyCEV T Ofi Dear Ms. Broeren, ELOPMEW This letter is concerning the current development at the Seacliff Shopping Center. It has come to my attention that a measure of serious consequence could have an immense negative impact on the community,as well as, a number of future civic leaders. With all the current development taking place in Huntington Beach it is imperative that we don't lose sight of the importance of the education for our children. There will be many more young families moving into the area with the need for not only quality public schools,but quality child care and pre-school facilities as well. I have been a resident of Huntington Beach for 25 years and have developed a great deal of respect and pride in this community. The legislators in our city have always shown a great deal of integrity in their decisions that effect the community as a whole. My intention is to help you come to the realization that there are times when the"all- mighty"dollar and bottom line can, on occasion, cause a major oversite toward moral obligations, even when our youth, (those who will decide our future)are in consideration. I have a daughter of seven who is a proud alumni of Patti's Preschool. She began there at the age of two and a half. She was born with congenital hip displatia and, at that age had been through extensive surgeries and proceedures to correct the problem. Due to the fact that she could not walk for half of her first two and half years she was greatly disadvantaged in comparison to her piers at school. My wife and I have no doubt that Patti's Preschool was instrumental in her rapid development of self confidence and independence. With each passing year our daughter began to grow into a confident, assertive and delightfully happy little girl. Our three year old is currently attending Patti's. In the past she attended a local franchise school due to the fact that she was not yet potty trained. Franchise schools are great if you are seeking 2nly adult supervision and are not concerned with your child's development. After six months attending the franchise school in the attempt to potty train her,we came up against people who put the "all mighty dollar" ahead of our child's well being. Once our daughter was potty trained and able to attend Patti's,we worked closely and diligently with Patti and her teachers to undo all the negative attidudes our daughter had learned at the franchise school. Now our child looks forward to the adventure in learning that she enjoys at Patti's, (an element that the franchise school could not even attempt to provide)and as parents we remain indepted to Patti's Preschool for their invaluable help in the raising of our children. ATTACHMENT NO. ftn As a Huntington Beach homeowner and a family who considers Huntington Beach to be our"home town", we can not express our concerns enough over the potential relocation of Patti's pre-school. Ask anyone who has lived or still lives in Huntington Beach if they've ever heard of Patti's Preschool and you'll most likely see a smile come to their face. Although we look forward to the new development here in Huntington Beach we want stress the importance of the need for a superior,quality education for our preschool age children that Patti's preschool provides. Thank you for y cern. Best Regards, (,�. ; Robert and Sandra Weis 7532 Seaspring, Unit 205 Huntington Beach, CA 92648 TTACN",�`NT N. . A Aprfl3, 1998 RE: PATTI'S PRESCHOOL SEACLIFF SHOPPING CENTER Carol A. Madden 20311 Allport Lane Huntington Beach,CA 92646 To Whom It May Concern, I am writing out of concern for the well being of my son Nathan. He is currently 17 months old and a future Patti's Preschool enrollee. He will be the third of my children to attend Patti's Preschool,that is of course if there is still a school for him to attend. My daughter Mary and my son Jimmy are both Patti's Preschool `graduates'. They both attend Moffett elementary school and are excelling. I attribute this in part to the start they got at Patti's. I have a number of friends, friendships formed through our connection at Patti's,that feel the same way. Her program is one that offers a firm, loving,and structured environment in which preschoolers thrive. She has extremely little to no staff turnover,which is to be commended in her industry. The environment in her school is clean,safe,and friendly. She and her topnotch staff keep parents informed and assured that our children are being cared for`in the next best place to home'. I am sure that anyone with young children and two working parents knows the difficulty in finding top- grade affordable daycare. Patti's is very unlike alot of the larger franchise schools. In my personal experience gained from my search for care for my children, I have found that most of these other schools have much larger class sizes,very high staff turnover,and are more expensive. 1 think we all realize that there is a childcare crises going on in our country and schools like Patti's are desperately needed. I was very dismayed to learn that Patti's Preschool may be leaving the area due to all the changes going on at SeaCliff. I think it will bean incredible loss,not just for me personally,but for all the children and their families currently at Patti's and all the future children lucky enough to find Patti's. So many people know of Patti's Preschool based upon the recommendation of past and present families associated with Patti. Below are the signatures of just a few of us that have been associated with Patti's Preschool,or hope to be in the future,and believe that everything possible should be done to enable her to continue at her current location so as not to disrupt the lives of all of the children currently there and all of the parent's who are hoping to one day have their children there. Sincerely, Caa Carol A. Madden ATTACHMENT NO. April 3, 1998 RE: PATTI'S PRESCHOOL SEACLIFF SHOPPING CENTER Cat` To whom it may concern: '`'UN,g9r �99g It has been said, "there are few absolutes in life other to death and taxes", but in this community the the saying should be amended to include the need for Patti's Preschool. In a truely perfect world one parent or the other should be able to afford to stay home and care for their childrens needs around the clock. But in the real world, which is far from perfect, there exists a great and ever increasing need for both people and facilities with the desire and the abilities to care for the youngest members and future leaders of our community. In this day and age most adults, parents and non-parents alike, recognize the importance of early childhood development. We recognize that preschool children learn to socialize, to share, to obey the rules that govern good behavior and to learn basic skills that future learning will be built upon. As a responsible parent and or an adult member of the community, it is incumbent upon us to seek and provide our children with the best environment possible to achieve this end. Patti's Preschool is a unique foundation block of our community It's staffed by conscientious, qualified, and committed personell. It offers a caring, compassionate, and safe learning environment. Combine this with its affordability and you have the perfect facility in the heart of this city. Patti's is strategically located to serve the surrounding downtown and southern Huntington Beach area. This preschool has a proven track record diligently serving generations of young children. Other communities can ATTACHMENT NO. only dream of having a preschool that can facilitate parents and children the way Patti's has over the years. Why would the. City of Huntington Beach want to run the risk of loosing such a valuable resource by forcing a closure or relocation. This city has made many tradeoffs in the name of progress and development, but lets not trade the well being of so many children for X amount of dollars. The parents, children and future generations need Patti's Preschool, not a nanny, a baby sitter, or a large "puppy mill" franchise. The issue of closing a much needed facility that cares for our children affects everyone, big and small alike. Let's not be short sighted and remove one of the essential building blocks of our community. I would ask the powers that be, to consider alternatives in the SeaCliff development, and allow Patti's Preschool to continue to serve the needs of this community. I am a lifetime resident, and Patti's has served me, my children , and soon my grandchildren. I am one among many citizens of this city that have had the privilege and good fortune to be locked in this cycle, please give serious consideration before you break it. Respectfully, Kevin Kelly 20421 Seven Seas Ln. Huntington Beach, CA 92646 ATTACHMENT NO, J9& Y • - C`iF1' � ? r� c� Go n s C 9,6) r- -' �I� ►� v �es o h S CAA 00 S A-r j, -one co w-, vv,L".(-Vl i -P:::> r ` -f-l'p S 1 A-vt d Iv o c� �c c--c. a4-S +h� +�t,c i l © e y--, r�e►-�c.h- -r.-�-s h ,e 0,2�e�� C s=w-y-,e zlo ��s -t--k,e --fin -2 Lo S N o`t- L-6c> y �j --FU �b-►Jc �jccs ne s�, L� -�=► r�5 +a P-e-s� o��t- � � - V'yl&_t2 C,n Li s e it, s rn rn e y ch,.e,6-za rql c� �o �94 'y ATTACHMENT NO. ,. RECEIVED APR 1 31998 To whom it may concern, DEPARTMptiT OF: COMMUNITY DEVE OpM I am writing in regards to Patti's Preschool and Kindergarten whic is RWTopardy of being shut down or relocated from Seacliff Shopping Center. This raises deep concern for me,my family, and sixty other families affiliated with the preschool. I hope that after reading my letter you will have a clear understanding why the need for Patti's Preschool is so crucial for this area. Just recently my family and I relocated to Huntington Beach. With this move came the important task of finding a quality preschool for my children. I made a thorough search of preschools in the surrounding area of Huntington Beach and no other preschools compared to the quality that Patti's Preschool offers. Patti's program is structured in a way that facilitates learning in many areas. She offers a warm, loving safe environment during this learning process. Her low child to teacher ratio has proven to be a success with the ability to offer more one on one time with each child. Also,her dedicated,well trained staff is another reason for her success. My son, Daniel, has been with Patti's Preschool for three weeks and it's amazing how easy the transition was to transfer him from a home child care environment to Patti's Preschool. He makes positive comments often, such as,"Patti's so nice. I like school". Isn't this the way we want to start all of our children off with school? I certainly hope your answer is yes,because our future is in the hands of our children. I strongly urge you to reconsider your thoughts on the structural plans for Patti's Preschool. You will be making a huge investment to the community by keeping Patti's Preschool in this location. The families of Patti's Preschool will thank you,the new local families moving into the new housing developments will thank you and the community will thank you. In the end you will be patting yourself on the back for making the RIGHT decision on the welfare of our children. A very concerned parent, Jul Knox 7402 Coho Dr#104 Huntington Beach, CA 92648 ATTACHMENT NO. .H April 8, 1998 Ms.Mary Beth Broeren C Senior Planner,City of Huntington Bench Dept. of Community Development OP ff 2000 Main Street 1 .3 19 cop Huntington Beach, CA 92648 ,+L!°�'/° R; /V, 98 Dear Ms. Broeren: I am writing to you regarding the possible displacement of Patti's Preschool in connection with the Seacliff renovation project. Finding high quality day care in a convenient location is a challenge for many parents and I am concerned that requiring the school to move during construction may cause a number of parents to find other alternatives and lead to disruption of one of the community's best day care options. The most important element of a well-balanced life for working parents is dependable high quality day care and Patti's Preschool filled that need for my family. The school has smaller classes than others and a very low staff turnover; both factors lead to stability and a nurturing environment for the children not found in all day care centers. This business is an asset to our community and adds to the quality of life in Huntington Beach. It is important that the decision makers understand that there is a difference between franchised day care operations and a family run preschool with continuity of staff, management and ownership. As a community we should support quality service organizations, such as Patti's Preschool,and do everything possible to see that development efforts include support of our local businesses. Please encourage all interested parties to consider the needs of parents in Huntington Beach and our obligation as a community to support our long term business citizens. Thank you, Kathi Rank 1832 Main Street Huntington Beach,CA 92648 Cc: Patti Young ATTACHMENT NO. nA April 9, 1998 APR 1319� g Ms. Mary Beth Broeren cDM`�NPTMFi�T Cior Planner IITnY OF HUNTINGTON BEACH DEV p44EN7. Department of Community Development 2000 Main Street Huntington Beach, California 92648 Dear Ms. Broeren: This letter is in support of PATTI'S PRE-SCHOOVKINDERGARTEN located in the SeaCliff Shopping Center. 1 think if is imperative that a building be constructed which would enable the school is remain open during the rebuilding of the shopping center. The continuation of the presence of the school is very important to the childrens'well being. The dosing of the school would be a major, negative disruption for the children and their families that could be avoided with planning and consideration of the needs of the community. My daughter is currently attending PATTI'S and our family is very pleased with the social and academic environment provided there. We would feel the closing of the school as a major lost to our daughter's education as well as to the community. Very truly yours, �G7z� Steve and Heather Nowak 5902 Carbeck Drive Huntington Beach, California 92648 cc: Ed Kerins Tom Uvengood Fred Speaker Haydee Tillotson Gerald Chapman Phil Inglee Bob Biddle ATTACHMENT NO. i�, 40�4$' c� -4A /1 April 7, 1998 IO I 9 James D. Yoder ti�Tyti�- 98 Shea Properties OF`�4)1P PO Box 1536 'LiFNT Walnut, CA 91789 Dear Mr Yoder: We are writing this letter on behalf of Patti's Preschool which is located in the Seacliff Shopping Center in Huntington Beach. We have had the privilege of sending all three of our daughters to Patti's Preschool over the last ten years. Patti Young runs an excellent program and is an asset to the community. As working parents we know first hand how difficult it is to find quality daycare. Patti's Preschool provides a wonderful, loving and educational environment for the young children of the area. This is an invaluable service to the community and one that should not be interrupted. We feel so strongly about the program at Patti's Preschool that we continue to be involved in the school even though our youngest daughter has " graduated" from Patti's. Please keep these thoughts in mind when you decide the fate of the school in your planning process. Sincerely,901 cp L&��nn ^^ wL Kathy and Gerard Mangan cc: Mary Beth Broeren, Senior Planner, City of Huntington Beach Patti Young,Patti's Preschool HI IL�YIICIV I, N0. J-1,-I_V� r 941!� s April 16, 1998 ���vy�s��� ,�99 City of Huntington Beach o'er Department Department of Community Development, Planning Division FNT Attn: Catherine O'Hara,Planner PO Box 190 Huntington Beach, CA 92648 Dear Catherine O'Hara, I am deeply saddened to hear that an establishment that has so much to offer our community's parents and children is having difficulty getting cooperation from a corporation that seems to have little or no concern for what is best for the community. My many years working with various childcare facilities before I had a child of my own has allowed me to compare Patti's fairly to other chain facilities that do not have the personal touch that Patti's Preschool provides. That experience is also the reason it took me two months of searching to find Patti's Preschool. Patti's has been more than just a place that my daughter stays all day. Patti and her staff take care of our whole family unit. There has not been an issue that has come up that Patti has not been able to help us with from trying to find a good dry cleaners in the area to trying to help my daughter adjust to her fathers move to Virginia. Patti has always been there for us in a manner no other facility I have participated in was able to. Patti's Preschool is a four star childcare facility that speaks for itself. The staff never leaves, former students return as employees,the parents anxiously await their second children's attendance, etc and so on. It would be nice if such a fantastic facility would be recognized for it's excellence by being given appropriate treatment by a corporation that has none of what they have. Please take more than money into consideration when handling this issue. Thank you for taking the time to review my opinion, ?eK. nib < D'/tjw/?� JanOehmen ATTACHMENT NO. 19..E VACANT SUMMIT DRIVE / . I FUTURE COMMERCIAL / I IV FVTVRE I i _ COMMERCIAL /� EXI5TIN6 51N&LE I II ✓ ww+4�M I FAMILY • , } RE5IDENTIA9 � it ,,; •, ', .• � �q �7 EXI5TIN6 II \ Q OFFICES 4t/ { ;I -k u8cu osSc�noN _ —i YORKTOAN AVEWE ---� —��- 199�9083 PARCEL NUMBERS: EXISTING NIGH SCHOOL EXI5TIN6 CIVIC CENTER PHASING PLAN SHEA VOCERS DE OOPMENT CLIFF 50 M�r 13 1 1 ` .,�� ' resin.c.n.aw, wu,�s.� •so..n urc� x r UMONT & Assoc1n,'Es,(1XC, ` Real Estate•Entitlements•Economics•Redevelopment RECEIVED N OV 1 21997 DEPARTMENT OF COMMUNITY DEVELOPMENT PRELIMINARY ESTIMATE OF ECONOMIC BENEFITS FOR HUNTINGTON SEACLIFF 50 Presented to Shea Properties Presented by Kosmont & Associates, Inc. November 11, 1997 601 South Figueroa Street,Suite 4895 • Los An,eles,CA 50017 •T-!-: ?lone(213) 61-3-8484 Fax(213)623-8288 ATTACHMENT NO. 24. I UMONT & Aswki'ES, iNC. Real Estate-Entitlements-Economics-Redevelopment 1 INTRODUCTION Per the terms of our agreement, Kosmont & Associates, Inc. (KA) has completed its preliminary estimate of the economic and fiscal benefits expected to accrue to.the City of Huntington Beach from the development of Huntington Seacliff 50. The components of Huntington Seacliff 50 are the proposed expansion of the existing Seacliff Village Shopping Center and construction of 322 assisted living units and 93 for-sale residential units. This analysis is based on project information provided by Shea Properties and City budget information. KA has not independently verified any of the project operating assumptions other than to review them for reasonableness. CONSTRUCTION PERIOD There will be significant economic benefits generated during the construction of the facility. The construction of the new 263,574-square-foot shopping center, 322 assisted living units, and 93 single-family residential units will create 500 full-time job equivalents with total direct and indirect economic activity of over $60 million being spent within the City of Huntington Beach. STABILIZED OPERATION At stabilized operations, Huntington Seacliff will generate substantial new economic activity. The annual payroll from the shopping center and assisted living units will exceed $10 million and will result in approximately 600 part-time and permanent jobs. Fiscal Revenues The net fiscal revenues to the City of Huntington Beach is estimated at $587,000 per year, as summarized in the following table. These revenue estimates represent the net increase above the current estimates of tax revenues from the existing 125,000 square foot shopping center. See Exhibit 1 for detailed assumptions and revenue calculations for each component of the proposed project. Net Annual Tax Revenues Property Taxes $180,000 Sales Taxes $365,000 Utility Taxes $ 37,000 Other Taxes 4,000 Total Annual Taxes $587,000 ATTACHMENT NO. 2L2 bmw & Associt,,-Es', INC, Real Estate•Entitlements•Economics•Redevelopment Fiscal Expenditures The development of 322 assisted living units and 93 single-family homes will likely result in increased municipal service costs to the City of Huntington Beach. No increase in service costs was assumed for the renovated shopping center. Based upon KA's review of the current per capita costs for major categories of the city budget, the increase in service costs related to the additional residential units are estimated at $147,000 per year, as summarized below. See Exhibit 1 for detailed cost assumptions for each component of the proposed project. Annual City Expenditures Police Department $79,000 Fire Department $44,000 Community Services $24,000 Additional City Service Cost $147,000 CONCLUSIONS The proposed Huntington Seacliff 50 project will generate substantial economic and fiscal benefits to the City of Huntington Beach. Over 500 new construction jobs will be created and almost 600 permanent jobs in the retail and assisted living facilities. Tax revenues are expected to increase by $587,000 upon completion of construction and stabilized occupancy, while municipal service costs will increase $147,000, resulting in an approximate $440,000 net annual fiscal benefit. Tom\Reports\.Seadiff C01 South Figueroa Street.Suite 4,591 ' Tr,; CA 90017•Telephone(213)623-8484 Fax(213) 623-8233 ATTACHMENT NO. '21.3t EXHIBIT 1 November 11, 1997 - SEACLIFF 50 PRELIMINARY FISCAL IMPACT ANALYSIS New Dfkvelopmen Existing Shopping Assisted Shopping Adjusted Center Lucky's Living SFD Total Center - Total Square Feet/Units 198,500 65,000 322 93 263,500 125,000 AV Per Unit $150 $150 $80,000 $275.000 355,300 $70 Assessed Value $29,775,000 $9,750,000 $25,760,000 $25,575.000 90,860.000 $8,750,000 $82.110.000 Office Component and Vacancy @30% 49,625 60,000 Retail Component 148,875 65,000 65,000 Total Retail Sales(Per Sq.Ft.) $275 $400 $200 Taxable Retail Sales (Per Sq.Ft.) $250 $150 $0 $0 $160 Annual Retail Sales $37,218,750 $9,750,000 $0 $0 $46,968,750 $10,400,000 $36.568,750 Utility Costs Per Unit $2.50 $3.00 $600 $1,200 $2.00 Annual Utility Costs $496,250 $195,000 $193,200 $111,600 $996,050 $250,000 $746.050 City Tax Revenues Tax Rate Property Taxes-City% 0.17% $50,618 $16.575 $43,792 $43,478 $154,462 $14,875. $139,587 Property Taxes-Bond% 0.05% $14,590 $4,778 $12.622 $12,532 $44,521 $4,288 $40,234 Retail Sales Taxes 1.00% 372.188 97,500 0 0 469,688 104.000 365,688 Hotel Bed Tax 10.00% 0 0 0 0 0 0 0 Utility Use Tax 5.00% 24,813 9,750 9,660 5,580 49,803 12,500 37,303 Business License Tax - Retail $3,425 $475 $0 $0 3,900 $2,300 $1,600 - Assisted Living 0 0 2,286 0 2,286 0 2,286 Total City Taxes Generated $465,632 $129.078 $68,360 $61,589 $724.659 $137,963 1 586,697 tl City Service Costs Y Police($500/sfd,$100/Asstd Living) NA/1 NA/1 $32.200 $46,500 $78,700 NA/1 $78.700 Fire ($200/sfd,$80/Asstd Living) NA/1 NA/1 25,760 18,600 44,360 NA/1 44,360 I Community Services($120/sfd,$40/alu) NA/1 NA/1 12,880 11,160 24,040 NA/1 24,040 ---j Marginal City Service Costs 7 ,840 $76. $147,100 $0 147,100 Net Fiscal Surplus $465,632 $129,076 ($2,480) ($14,671) $577,559 $137,9631 $439,697 /1 New Shopping Center will have negiible additional service costs above exisiting shopping center ITEM B-3 Additional Correspondence April 22, 1998 �� 1 Gregory V.Peterson l%fiydt%�,gA, 1998 17311 Norcon Cir. iV�n,Oh>FN Huntington Beach, CA 92649 Op� FNT To whom it may concern, I am the father of Amanda Peterson,a proud student of Patti's Preschool. My daughter has been attending Patti's for the past year. She has a two year old sister who will be attending Patti's soon. I am writing this letter to express how important Patti's Preschool is to our family's feelings and the community. My daughter will be starting kindergarten at Hope View school in the fall. The quality of love and education our daughter has received from Patti and her staff is unsurpassed. Her program has provided such a tremendous springboard for Amanda,that I have no doubt she will excel both academically and socially in her new public school environment. Patti's Preschool provides a program unlike any other my wife and I have seen. Prior to enrolling Amanda at Patti's we had looked at several other programs around Huntington Beach and even though Patti's was the farthest preschool from our home,we felt it was well worth the extra driving. We weren't wrong!! I am very upset that Patti's Preschool may be leaving the area due to the changes at Seacliff Shopping Center. I find it hard to believe that a school of such quality and reputation would be forced to move out of the area. Patti's Preschool can only help but raise the value and prestige of any community or facility were it would reside. Amanda's sister can not wait to start at Patti's. I am convinced the only reason she is learning to potty train herself right now is so she can go to Patti's sooner. I feel everything possible should be done to enable her to continue at her current location. A outstanding school like Patti's can only help raise the quality of the community she is in,that being Huntington Beach. Sincerely, j 0o � Grego V. Peterson RECEIVED APR 2 31998 Melinda A. Crary 19742 Shorecliff Lane Co"'1•uUN?TypEv�fopFMENT Huntington Beach, CA. 92648 April 18, 1998 City of Huntington Beach 2000 Main Street/P. O. Box 190 Huntington Beach, CA 92648 Attn: Ms. Catherine O'Hara, Planner Dept. of Community Development Re: Patti's Preschool and Kindergarten Proposed Construction at Seacliff Shopping Center Site Proposed Negative Declaration No. 97-16 Dear Ms. O'Hara: Please take a minute of your valuable time to read this letter. I have lived in Huntington Beach for many years and feel strongly about the matters discussed herein. As a single parent who works full time, I needed day care for my daughter, Dana. My search for a high quality child care facility resulted in my enrolling Dana in Patti's Preschool and Kindergarten from the time she was 3-1/2 years old until she completed the Kindergarten curriculum there. It was one of the best decisions I have ever made. I have since referred other parents to Patti's and they, too, were very pleased with the quality of care their children received. If there is any way possible for Patti's Preschool to remain open and operating during all or most of the construction process planned for the Seacliff Village Shopping Center, I strongly encourage you to explore this option with the appropriate authorities. The loss of such an excellent facility will jeopardize many people's ability to work and bring revenue back to the community, as well as force some parents to possibly resort to lower standards of care for:their children. It is Ms. Catherine O'Hara, Planner April 18, 1998 Page Two well documented that a child's early, formative years are of paramount importance in the shaping of their character. Even the best parents need some outside assistance with the task of rearing children in a healthy, academically stimulating environment that exposes them to positive values and educational enrichment. In this regard, Patti's Preschool is helping to shape children who will grow to be responsible, capable teenagers and young adults. Every community needs more of this kind of support with their growing children! Because the Preschool is located at the back of the Center, it seems quite feasible that arrangements could be made to leave that section of the Center intact so as to allow the Preschool to continue operating while the rest of the Center Is being worked on. Or perhaps other alternatives could be explored to allow Patti's to continue operating. I know that this letter is representative of how many people in Huntington Beach and neighboring communities feel, especially parents who rely on the Preschool. Thank you for reading this letter. Again, I cannot stress enough what a positive influence Patti's provides to our community and to parents, such as myself, whose family has benefitted immensely from the services of high quality day care. Please feel free to contact me if I can provide any further information or comments that would be of assistance with this matter. Thank you. Sincerely yours, Melinda A. Crary Phone: Home: 714/960-8687 Work: 949/729-8000 cc: Ms. Patti Young Patti's Preschool 21 April 1998 'gyp �/P P � City of Huntington Beach c0�`� 'Ogq �9Department of OOQ Main Street Community Development, Planning Division OFy��oP H.B., CA 92648 `cNr Subject: Notice to Vacate Premises Given to Ms. Patti Young, Director, Patti's Preschool Dear Community Development Professionals: I write this note hoping that you of the Planning Division will find a way to allow Patti's Preschool and Kindergarten to remain open during the demolition and construction at Seacliff Village. If faced with a move and the related repercussions,I know that Patti just doesn't feel she'll be able to physically and financially continue. Even though our daughter is a 1997 graduate and my three years' direct affiliation with Ms. Young and her most excellent staff is over, I feel compelled to address this subject. In the interest of"community development", I feel that some of the good people of HB will experience a loss if they miss the chance of being able to choose to send their precious ones to Patti's Preschool. Our daughter blossomed, thrived, and learned well under the philosophy, instructional methodology, sensitivity, and genuine goodness that I say characterize Ms. Young's establishment. Our daughter was quickly a Student of the Month in her first grade class at Joseph Perry School. I could go on. However, in closing let me ask that you look with favor on the strong intangible community development Ms. Young offers. Please do what is within your power to consider Patti's Preschool and Kindergarten as an important part of your community redevelopment effort. Sincerely, h��-'--��-= William T. Jeenville III 8251 Hayes Circle H.B., CA 92646 JEROME M. BAME ATTORNEY AT LAW 10055 SLATER AVENUE, SUITE 250 FOUNTAIN VALLEY, CALIFORNIA 92708 TELEPHONE (714) 960-4329 RECEIVE D FAX (714) fl65-7816 April 24, 199.8 APR 2 1998 Via FAX 714 3 74-1540 DEPARTMENT Or COMMUNITY DEVELOPMENT Original Hand Carried to H.B. Planning Department Planning Commission City of Huntington Beach Huntington Beach City Hall 2000 Mail Street, 3rd Floor Huntington Beach, CA 92648 Attn: Mary Beth Broeren, Planner Re: H.B. Conditional Use Permit No. 97-56 PLANNING COMMISSION HEARING ON APRIL 28, 1998 PERTAINING TO THE SEACLIFF VILLAGE SHOPPING CENTER Our clients: Mr. and Mrs. Robert Lee Subject Businesses: McCOY'S and MAIN STREET PIZZA At Sea Cliff Village Shopping Center Huntington Beach, California Dear Members of the Huntington Beach Planning Commission: On behalf of Mr. and Mrs. Robert Lee, who are the proprietors of the JOSE McCOY RESTAURANT and the MAIN STREET PIZZA RESTAURANT located at and currently operating in the Seacliff Village Shopping Center in Huntington Beach, the following items are being provided to you for your knowledge and consideration in the course of your Hearing on CUP #97-56 on April 28, 1998: a) A letter written by this office, on behalf of Mr. and Mrs. Lee, to Mr. Jim Yoder of Shea Development, dated April 17, 1998; and, b) A letter written by this office, on behalf of Mr. and Mrs. Lee, to Mr. Jim Yoder of Shea Development, dated April 24, 1998. Respectfull JEROME M. BAME JMB/aa encls. c: Mr. and Mrs. Robert Lee JEROME M. BAME ATTORNEY AT LAW 10055 SLATER AVCNUC. SUITE 250 FOUNTAIN VALLEY, CAUFORNU\ 02708 TELEPHONE 17141 060-4329 FAX (714) 065-7616 April 17, 1998 HAND CARRIED Mr. Jim Yoder SHEA PROPERTIES 2124 Main Street, Suite 130 Huntington Beach, CA 92648 Re: Mr. and Mrs. Robert Lee McCOY'S and MAIN STREET PIZZA At Sea Cliff Shopping Center Huntington Beach, California Dear Mr. Yoder: I will be presenting this letter to you "in person" for two reasons: first, so that you, and others within your organization, will have this information, in writing, to review following our meeting today; and, secondly, so that I may embellish on some of the points mentioned herein that I would prefer not to set forth in writing. Initially, Mr. and Mrs. Lee ("Lee's") have asked me to thank you for our previous several face-to-face meetings and also for your letter of proposal of February 16, 1998. However, those meetings and that proposal have had both a "positive" and a "negative" impact on the Lee's. The "positive" is that the Lee's appreciate the time and attention that you, and Shea Development, have given them todate. However, the "negative" is that from the information that has been conveyed to the Lee's in our meetings, and the terms of the written proposal made to them, the Lee's believe that they have not been treated reasonably or fairly, under the circumstances. For example, they feel that the Shea proposal made to them on February 16 (a) fails to recognize their past and present "favorable tenant" history, (b) neglects to consider the benefits that they would be surrendering by giving up their two current Leases at their present locations within the Center, and (c) is possibly less favorable than a prospective tenant "off the street" would be offered. -1- As I am sure you can appreciate, and as we discussed in our meetings, the Lee's want an immediate specific determination to their future within this Center so that they can proceed to formulate their business plans. They are currently operating two profitable businesses within the Center that require continual maintenance and repairs, as well as a commitment for future advertising and promotion. They feel that it would not be in their best interests to continue to allow their future plans within the Center to remain "in limbo" any longer. They have already been uninformed, confused, uncertain and frustrated as to their future within this Center for too long a period as it is. For those, as well as other, reasons -- and as I will amplify further in the personal discussion that we will have at the time that I deliver this letter to you, Mr. and Mrs. Lee have reached the decision that they INTEND TO REMAIN AND CONTINUE TO OPERATE THE TWO EXISTING BUSINESSES THAT THEY CURRENTLY OWN AND OPERATE WITHIN THE SEACLIFF SHOPPING CENTER, AT THEIR PRESENT LOCATIONS, FOR THE FULL REMAINING BALANCE OF THE TERMS OF BOTH LEASES, UNDISTURBED. At the time the Lee's entered into both of their Leases, it was their intention and expectation to be able to continue to operate Jose McCoy's and Main Street Pizza, at their present locations, for the full term(s), and any option period(s), provided for in both Lease Agreements. The Lee's indicate that both of their business within this Center have been, and currently are, profitable. And, in the case of Jose McCoy's, a substantial portion of that profit is derived from the "drive-through" aspect of their operation. Based upon the information that the Lee's received from our meetings and the Shea proposal of February 16, the Lee's question whether this profitability would continue if they were to be relocated to single location deep within the Shopping Center that had no drive-though opportunity. At best, they believe that they would be required to lay out significant additional capital for improvements, fit-up's, changes, re-Leasing, etc, etc. In addition, they would be required to assume additional risk in the hope that their new profit level would approximate that which already exists for them in the two existing businesses that they now have, and are satisfied with, in this Center. The suggestions that you made in the meetings with the Lee's that, in a relocated facility, they change their existing menu's, emphasize breakfasts, forget about a drive-though, appear more to accommodate the Developer's plans than to build on the knowledge and experience of the -2- 4 Lee's. Those suggestions, or possibly requirements anticipated to be made by the Landlord, are counter-productive, risky and unacceptable to the Lee's. The Lee's acknowledge that every situation has at least one alternative, and that this situation is no different. The alternative to the Lee's desire to continue with their present businesses, at their present locations, would be for the Owner of this Center to buy out the Lee's two (2) current Leases, if the Owner were to desire to do so. HOWEVER, the Lee's would place a time limit of forty-five (45) days, from the date of this letter, in which the Owner of this Center could do so, if the Owner were to elect this alternative. After that 45-day period, the Lee's intend to proceed to commit resources to upgrade various of their equipment, make future marketing and promotional plans, and set aside any further thoughts of relocating elsewhere (either within or outside of this Center). Furthermore, and possibly most importantly, the Lee's will initiate a course of action that will take full advantage of the significant housing starts that have already emerged within the close proximity of this Center, as well as those that are scheduled to be developed within the area during the next several years. The Lee's do not want you to underestimate their desire, and preference, that they continue to operate both of their existing businesses at their present locations within the Center. I mention this because of two important -factors: (1) the Lee's intend to continue to be and remain "good Tenants" and, as such, you can expect them to abide by all of the terms and conditions of their current Leases for the balance of their terms; but, on the other hand, (2) the Lee's will expect the Owner of this Center (their Landlord) to also be a "good Landlord," and, as such, the Lee's will also expect their Landlord to abide by all of the terms and conditions of their current Leases for the balance of their terms. It is quite obvious that the Seacliff Shopping Center has been sorely neglected and "below standard" these past several years. There have been numerous tenant vacancies, considerable deferred maintenance, and extremely low tenant morale -- all of which have indirectly reflected on the customers of this Center, and adversely impacted the tenants' sales. -3- Even today, the following items have been neglected, need to be attended to, and improvements made: 1. Minimal guard service combined with a mostly vacant Shopping Center causes the Lee's and their customers to have safety concerns. Because of these concerns, the Lee's find that their night business has sharply declined. 2. There are ruts and pot holes throughout the Center, including the Lee's drive-through. All parking areas, the Lee's drive-through, and other portions of the Center are in need of re-surfacing and re-stripping. 3. Jose McCoy's roof leaks (as has been previously reported). 4. Landscaping throughout the Center has not been maintained, and seasonal planting has been discontinued. S. Post lights on the Goldenwest Street entrance have been burnt out for many months (as has been previously reported). 6. The Public Restroom has not been maintained and kept clean. The Rest Room door is kept "locked" much of the time. 7. The Pond in front of the Bagel Shop has been drained and is unsightly. 8. Wooden dividers in the concrete sidewalks are either missing, warped or protrude -- creating a hazardous condition. 9. The Courtyard Area is poorly maintained, seldom cleaned, is in need of re-planting. This gives the overall appearance of an "abandoned Center." 10. Overall, the Seacliff Shopping Center is in poor condition, unsafe and in a state of disrepair. It is unattractive and gives the appearance of being "Closed" or about to Close. All of this reflects on the Lee's sales and profits. Having made the decision to remain committed to their existing businesses, the Lee's WILL INSIST that the Owner/Landlord take care of, do, and repair those items indicated above --- and that such be done NOW, as is required on the part of the Landlord pursuant to the terms of the Lee's Leases. -4 Furthermore, the Lee's are entitled to the "quiet enjoyment" customarily afforded tenants under a commercial Lease. Therefore, they will insist that nothing be done to this Center in any manner or way that may disrupt their existing businesses, disturb their regular customer flow, or negatively impact on their profits. The Lee's intend to utilize all remedies available to them, whether by Court action or otherwise, to assure themselves that the Owner/Landlord will abide by the full spirit and letter of their Leases, just as they, as Tenants, intend to do for the balance of the terms of their Leases. I will make myself available to you, Jim, to discuss this subject further, if you wish; however, please be continually mindful of the Lee's desire that any discussions, if at all, take place within the next forty-five (45) days, so that the Lee's can get on with the running of their businesses, undisturbed. Very truly yours, 1 JEROME M. BAME JMB/aa c: Mr. and Mrs. Robert Lee -s- ` .JEROME M. BAME ATTORNCY AT LAW 10055 SLATER AVENUE. SUITE 250 FOUNTAIN VALLEY. CA!IFORNIA 92708 TELEPHONIC (7I41 960-4329 FAX (7141 965-7616 April Z4, 1998 Via FAX (909) 869-0868/ Original by Mail Mr. Jim Yoder SHEA PROPERTIES 2124 Main Street, Suite 130 Huntington Beach, CA 92648 Re: Mr. and Mrs. Robert Lee McCOY'S and MAIN STREET PIZZA At Sea Cliff Shopping Center Huntington Beach, California Dear Mr. Yoder: I want to thank you for permitting me to meet with you on April 17, 1998 to personally deliver and discuss the letter written by this office dated that same date on behalf of our clients Mr. and Mrs. Robert Lee, who are the proprietors of the JOSE McCOY RESTAURANT and MAIN STREET PIZZA RESTAURANT located and currently operating in the Seacliff Village Shopping Center in Huntington Beach. Although our meeting on April 17 was very cordial, I was left with the unanswered and perplexing question of how your organization (and the City) intend to proceed to disrupt and/or displace Mr. and Mrs. Lee's two existing and operating businesses with that Center when the Lee's have two separate written Lease Agreements for their businesses that permit them to continue to operate those businesses within that Center, undisturbed, for several additional years --- particularly, when it is Mr. and Mrs. Lee's intention, as expressed in my letter of April 17, that they to continue to operate both of those businesses, at their present locations, undisturbed, for the full unexpired balance of the terms of both Leases. It is our understanding that the H.B. Planning Commission will be holding a Hearing on your Project (H.S. Conditional Use Permit No. 97-56) on April 28, 1998. or t Mr. Jim Yoder April 24, 1998 SHEA PROPERTIES Please be aware of the fact that I have been instructed by Mr. and Mrs. Lee to send a copy of my April 17, 1998 letter to you, as well as a copy of this letter, to the H.B. Planning Commission, so that the Planning Commission will have a full understanding and complete knowledge of Mr. and Mrs. Lee's intention at the time of the April 28, 1998 hearing. Mr. and Mrs. Lee do not want the Commission (or the City) to claim that they/it were caught "off guard" by having this information withheld from them. Very truly yours, JEROME M. BAME JMB/aa / c: Mr. and Mrs. Robert Le ATTACHMENT 18 uniting oir es grim yof:Com mnni .a' .y r: i 7 .. �A :'tq swA,yq''S'A• ., ','Y.4e , .p: �•p iT ��_ z, a�.�.: ,.,,;,.::�r_ k •,KS�M � ' REPORTS Y �� _ TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Mary Beth Broeren, Senior Planne'�'� DATE: May 12, 1998 SUBJECT: GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-2/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (Continued From April 28, 1998 With Public Hearing Closed) (Seacliff Village Shopping Center) LOCATION: 2124 Main St. (North of Yorktown Ave., between Goldenwest and Main Sts.) STATEMENT OF ISSUE: General Plan Amendment No. 97-4 and Zoning Text Amendment No. 97-2 represent a request by Shea Vickers Development, LLC to amend the General Plan(Table LU-4 for Subarea 7C and the Land Use Map)and the Holly Seacliff Specific Plan to reflect a change in the Permitted Uses and Density/Intensity provisions and to redesignate approximately four acres of land general planned for Industrial to Mixed Use Horizontal. Permitted Uses would be expanded to include limited public uses (i.e., senior care facilities, day care and churches). Density/Intensity would be changed to: increase the retail square footage from 200,000 to 260,000 sq. ft.,decrease the number of residential units from 475 to 165 and change the 100,000 sq. ft. allowance for office commercial to a floor area ratio of 0.35 for commercial and limited public uses. Conditional Use Permit No. 97-56 represents a request to master plan the mixed use site including the four acres currently designated as Industrial for construction of a shopping center and future residential and commercial/mixed uses. The shopping center contains 259,051 sq. ft. The applicant requests a nine percent (133 parking stalls)reduction in parking, allowing 1,314 parking stalls in lieu of 1,447, for the shopping center site due to the joint use nature of the project. The request was continued from the April 28, 1998 Planning Commission meeting to allow time for a Planning Commission Study Session to review site plan issues. Staff recommends the Planning Commission approve the applicant's request, as modified by conditions of approval,for the following reasons: • The industrial property of Holly Seacliff is generally surrounded by residential uses. The redesignation of the four acres to mixed use is compatible with the surrounding area. • The subject parcels do not offer a superior set of characteristics for most types of industrial development and a mixed use project will likely be more fiscally beneficial to the city. • The subject parcels represent a small percentage of the industrial property in Holly Seacliff and an insignificant percentage of that in the city as a whole. • "Limited Public Uses"will be compatible with surrounding uses and the shopping center. They will complement and support the commercial center and are consistent with General Plan goals. • The proposed limits of 260,000 square feet of retail, 165 residential units and a FAR of 0.35 for Office and Limited Public Uses will not create impacts beyond those that might occur if the site were developed under the current maximums. • The proposed limits improve the fiscal benefits of the project by increasing the potential for taxable sales and reducing service costs. • The proposed uses of shopping center,residential and other commercial/mixed use are compatible and can be integrated with adequate buffers and amenities. • The proposed shopping center site plan is consistent with the General Plan and complies with all code requirements of the Holly Seacliff Specific Plan, with the exception of the reduction in parking. • The parking reduction will not result in an insufficient supply of parking because the project is joint use,the two major anchors have a significant amount of storage space that does not require as much parking as the sales area and some of the center will be occupied by office uses which require less parking. • Adequate on-site and off-site circulation is provided, and the applicant has provided sufficient opportunities for pedestrian access and circulation. • The building layout and architecture are integrated and aesthetically attractive. With minor modifications to the project, per recommended conditions of approval,the project will be consistent with City goals and objectives. • The potential environmental impacts of the project have been evaluated in Negative Declaration No. 97-16 and mitigation measures will reduce impacts to a level of less than significant. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 97-16 with findings and mitigation measures(Attachment No. 12)." B. "Approve General Plan Amendment No. 97-4 with findings and forward Resolution No. to the City Council for adoption" (Attachment No. 9)." C. "Approve Zoning Text Amendment No.97-2 and Local Coastal Program Amendment with findings (Attachment No. 1) and forward Ordinance No. (Attachment No. 10)to the City Council for adoption." D. "Approve Conditional Use Permit No. 97-56 with findings and suggested conditions of approval (Attachment No. 1)." Staff Report—5/12/98 2 (98sr30) c Y ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Deny Negative Declaration No. 97-16/Zoning Text Amendment No. 97-2/General Plan Amendment No. 97-4/Local Coastal Program Amendment No. 97-4/Conditional Use Permit No. 97-56 with findings for denial." B. "Continue Negative Declaration No. 97-16/Zoning Text Amendment No. 97-2/General Plan Amendment No. 97-4/Local Coastal Program Amendment No. 97-4/Conditional Use Permit No. 97- 56 and direct staff accordingly." GENERAL INFORMATION: APPLICANT: Jim Yoder, Shea Vickers Development, L.L.C., 655 Brea Canyon Rd., Walnut, CA 91788 PROPERTY OWNER: Shea Vickers Development, L.L.C., 655 Brea Canyon Rd., Walnut, CA 91788, and M.S. Vickers II, L.L.C., 1999 Avenue of the Stars, Ste. 2000, Los Angeles, CA 90067 REQUEST: To construct a new 259,051 square foot shopping center and to master plan the remainder of the site for future residential and mixed use development. A general plan amendment and zoning text amendment are requested to modify the General Plan and Holly Seacliff Specific Plan for the subject property and to change the designation of approximately four acres of land from Industrial to Mixed Use. DATE OF COMPLETED APPLICATION: MANDATORY PROCESSING TIME: April 6, 1998 Negative Declaration: October 3, 1998 Other Entitlements: January 3, 1999 ANALYSIS: The project is fully described in the Staff Report dated April 28, 1998, included herein by reference. On May 5, 1998,the Planning Commission held a Study Session to review the issues identified at the April 28, 1998 meeting. Pursuant to the Study Session agenda(Attachment No. 2),the following items were reviewed: 1) comprehensive plan, 2) shopping center conditions of approval, 3) shopping center site plan issues,4)plan for existing tenants, and 5)plan for existing art work. Summarized below is discussion pertaining to the Study Session items. Staff Report—5/12/98 3 (98sr30) C � Comprehensive Plan The components of the comprehensive plan include the shopping center, a future residential project and a future commercial/mixed use parcel proposed for senior care and day care facilities. The comprehensive plan presented at the April 28, 1998 Planning Commission Meeting intentionally did not include any site details for the residential or senior care/day care parcels. At the May 5, 1998 Study Session the applicant discussed their conceptual plans for 123 attached condominium units and presented a conceptual plan. A conceptual plan for the senior care/day care area was presented that had an FAR approximating 0.75. These plans are similar to conceptual plans previously submitted by the applicant. Staff continues to recommend that the Planning Commission accept the plan submitted at the April 28, 1998 Meeting and adopt a condition of approval requiring approval of a conditional use permit and any other appropriate entitlement prior to development of the future use parcels. At the April 28, 1998 Meeting,however, discussion was held regarding processing for the future day care use. The Planning Commission inquired as to processing options. Staff indicated that the Planning Commission could lessen the recommended processing requirements by keeping the conditional use permit at the Zoning Administrator level or by only requiring site plan review at the staff level. Should the Planning Commission decide to not require a conditional use permit at the Planning Commission level for the day care use, Condition No. 2 must by modified. It was also noted that the Planning Commission may wish to modify the proposed language of"day care"to"day care or pre-school"due to the nature of the existing Patti's Preschool on site. Shopping Center Conditions of Approval At the May 5, 1998 Study Session,the Planning Commission reviewed the 10 conditions of approval that were of concern to the applicant(as identified at the April 28, 1998 Meeting) (Attachment No. 3). Staff is in agreement with the applicant's proposed changes to Condition No. 1 Ov and in the Specific Code Requirements section Condition Nos. 4 and 5. The proposed changes are included in the revised conditions of approval in Attachment No. 1 in bold lettering. Staff agrees with the intent of the applicant's requested modifications to Condition Nos. 1 Oj and 1 Om but does not believe the changes are necessary; thus, staff is not recommending any change to these conditions. Based on the discussion at the Study Session, Community Development staff also recommends that Condition No. 12, regarding re-use of Buildings 1 and 6, be deleted consistent with the applicant's request and that the Planning Commission consider a modification to the proposed FAR. Specifically, staff initially recommended an FAR of 0.35 for the future senior care/day care parcel. The applicant proposed an FAR of 0.75. After further review, staff proposes that a maximum FAR of 0.50 be allowed provided that no variances or special permits are requested for parking, setbacks or open space. Examples of the suggested FARs are: the recently approved adult day care at Indianapolis/Bushard-FAR 0. 50; and proposed layout for the senior care/day care parcel -FAR 0.75. Site plans of these projects are provided in Attachment No. 4. Staff does not have an example of a 0.35 FAR, but for comparison purposes,the proposed shopping center has an FAR of 0.22. Staff Report—5/12/98 4 (98sr30) r � The Public Works Department also proposes additional changes based on the Study Session discussion. Staff recommends that a condition be added to require a phasing plan for improvements (Condition No. 7q.) and that a condition be added regarding U-turns on Goldenwest at Little Harbor pending verification by a traffic study (Condition No. 7r). Staff further recommends that language be added to Condition No. 10e indicating that the traffic signal improvements will be required pending verification by a traffic study and that Condition No. 1 Oh be modified to specify the extent of improvements related to removal of the cross gutter. The Public Works Department is recommending one additional condition regarding bus facilities based on recent conversations with the Orange County Transportation Authority. Specifically, it is recommended that bus pads be added on Yorktown and Goldenwest adjacent to the center site and that bus turnouts be added on Goldenwest and Main adjacent to the proposed residential and senior care parcels,respectively (See new Condition 1 Ow). Staff does not recommend any other changes to the conditions and does not concur with the applicant's proposed modifications to Condition Nos. 1h, lj or IOb. Shopping Center Site Plan Issues At the May 5, 1998 Study Session the Planning Commission reviewed various site plan issues (Attachment No. 5). In addition,the Planning Commission discussed the recommended condition for improvements to Stewart Street and Clay Avenue. Plan for Existing Tenants At the May 5, 1998 Study Session the applicant presented information regarding the existing tenants. The City Attorney's office provided a list of items that the Planning Commission may inquire about regarding the existing tenants(Attachment No. 6). The Planning Commission requested a timetable for the project that addressed tenant notification,relocation and demolition. The applicant's response is provided in Attachment No. 7. Plan for Existing Art The Planning Commission discussed the existing art at the May 5, 1998 Study Session and encouraged that applicant to try incorporating it into the shopping center. The Planning Commission also discussed the importance of incorporating public art throughout the shopping center site. SUMMARY: Staff continues to support the applicant's request for the reasons outlined in the April 28, 1998 Staff Report. In summary, staff recommends approval of the project for the following reasons: • The industrial property of Holly Seacliff is generally surrounded by residential uses. Development of the subject property as mixed use would likely result in less compatibility issues. Staff Report—5/12/98 5 (98sr30) c 1 1 • The subject parcels do not offer a superior set of characteristics for most types of industrial development and a mixed use project will likely be more fiscally beneficial to the city. • The subject parcels represent a small percentage of the industrial property in Holly Seacliff and an insignificant percentage of that in the city as a whole. • "Limited Public Uses"will be compatible with surrounding uses and the shopping center. They will complement and support the commercial center and are consistent with General Plan goals. • The proposed limits of 260,000 square feet of retail, 165 residential units and a FAR of 0.35 for Office and Limited Public Uses will not create impacts beyond those that might occur if the site were developed under the current maximums. • The proposed limits improve the fiscal benefits of the project by increasing the potential for taxable sales and reducing service costs. The applicant's request for a conditional use permit to master plan the site and construct the shopping center is supported by staff for the following reasons: The proposed uses of shopping center, residential and other commercial/mixed use are compatible and can be integrated with adequate buffers and amenities. • The proposed shopping center site plan is consistent with the General Plan and complies with all code requirements of the Holly Seacliff Specific Plan,with the exception of the reduction in parking. • The parking reduction will not result in an insufficient supply of parking because the project is joint use,the two major anchors have a significant amount of storage space that does not require as much parking as the sales area and some of the center will be occupied by office uses which require less parking. • Adequate on-site and off-site circulation is provided, and the applicant has provided sufficient opportunities for pedestrian access and circulation. • The building layout and architecture are integrated and aesthetically attractive. With minor modifications to the project,per recommended conditions of approval, the project will be consistent with City goals and objectives. • The potential environmental impacts of the project have been evaluated in Negative Declaration No. 97-16 and mitigation measures will reduce impacts to a level of less than significant. ATTACE MENTS: 1. Findings and Conditions of Approval 2. Study Session Agenda dated May 5, 1998 3. Shopping Center Conditions- 10 Items Identified by Applicant dated May 5, 1998 4. Site Plan Examples of FARs 5. Shopping Center Site Plan Issues dated May 5, 1998 6. Memorandum from Deputy City Attorney on Relocation Information dated May 5, 1998 7. Applicant's Relocation Timetable dated May 6, 1998 8. Additional Correspondence Received since April 28, 1998 Meeting SH:MBB:kjl Staff Report—5/12/98 6 (98sr30) e 1 ATTACHMENT NO. 1 FINDINGS AND SUGGESTED CONDITIONS OF APPROVAL ZONING TEXT AMENDMENT NO. 97-2/ LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/. CONDITITONAL USE PERMIT NO. 97-56/ NEGATIVE DECLARATION NO. 97-16 FINDINGS FOR APPROVAL FOR NEGATIVE DECLARATION NO. 97-16: 1. The Negative Declaration No. 97-16 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. Comments received during the comment period were considered by the Planning Commission prior to action on the Negative Declaration, General Plan Amendment No. 97-4, Zoning Text Amendment No. 97-2,Local Coastal Program Amendment No. 97-4 and Conditional Use Permit No. 97-56. 2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts, including: construction noise, aesthetics, air quality,transportation, lighting,hazardous materials and public services and facilities. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated through the conditions of approval for Conditional Use Permit No. 97-56 will have a significant effect on the environment. FINDINGS FOR ZONING TEXT AMENDMENT NO. 97-2: 1. Zoning Text Amendment No. 97-2 to modify the development standards for Mixed Development in the Holly Seacliff Specific Plan and to reflect the redesignation of four acres of Industrial to Mixed Development is consistent with the objectives,policies, general land uses and programs specified in the General Plan. The proposed changes are consistent with General Plan Amendment No. 97-4 which is being processed concurrently. The changes no not result in greater traffic impacts than were assumed in the Environmental Impact Report No. 89-1 for Holly Seacliff certified in 1990 or the Update of the General Plan adopted in 1996. The changes will implement General Policies. 2. In the case of a general land use provision, the zoning text amendment is compatible with the uses authorized in, and the standards prescribed for,the zoning district for which it is proposed. The changes would only affect development standards for the Mixed Development property in Holly Seacliff and are compatible with uses in the vicinity. (98sr30)—5/12/98 Attachment 1.1 3. A community need is demonstrated for the change proposed. The changes would expand the opportunities for senior care facilities and address the needs of a growing segment of the population. They would allow these facilities to be in close proximity to services and would reduce the need for vehicular trips. The reduction of the industrial area will reduce the existing blight along a major arterial which is designated as a primary path/image corridor in the General Plan. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The zoning text amendment will provide increased living opportunities for seniors close to services, while ensuring development standards that reflect the goals and objectives of the City. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 97-56: 1. Conditional Use Permit No. 97-56 for the establishment,maintenance and operation of the comprehensive site plan for the mixed use site, construction of a 259,051 sq. ft. shopping center and associated improvements and 1,314 parking spaces in lieu of 1,447 for joint use will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will result in street improvements which will benefit traffic circulation in the area and will improve the aesthetics of Goldenwest Street, a primary path/image corridor of the General Plan. Adequate parking will be provided on site. The proposed improvements are consistent with development anticipated by the Holly Seacliff Specific Plan and General Plan. 2. The conditional use permit will be compatible with surrounding uses because proposed uses are consistent with existing uses in the vicinity, and the shopping center buildings are oriented in manner that is sensitive to surrounding uses. The proposed circulation patterns will not conflict with traffic patterns of Goldenwest, Main or Yorktown and are consistent with the long-range plan for the area previously analyzed in Environmental Impact Report No. 89-1. Loading areas are located away from residential uses and are screened. 3. The proposed comprehensive site plan and shopping center will comply with the provisions of the base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific condition required for the proposed use in the district in which it would be located, except for the parking reduction approved in conjunction with the conditional use permit. The proposed site plan complies with all code requirements including: setbacks, building height, landscaping and site coverage. The parking reduction is appropriate for the joint use project. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use Horizontal on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: Goal LU 11:Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services and entertainment, and reduce the need for automobile use. (98sr30)—5/12/98 Attachment 1.2 LU 11.1.7: Require that mixed-use development projects be designed to achieve a consistent and high quality character, including the consideration of: b) architectural treatment of building elevations to convey the visual character of multiple building volumes and individual storefronts. d) siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structures. e) inclusion of extensive site landscape, where feasible. (98sr30)—5/12/98 Attachment 1.3 e 7 SUGGESTED CONDITIONS OF APPROVAL—CONDITIONAL USE PERMIT NO. 97-56: 1. The site plans received and dated April 9, 1998 and elevations received and dated April 7, 1998 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials as approved by the Design Review Board b. The plaster finish cornice (4a) indicated at the roof line shall be continued along the entire length of the rear elevation of Buildings 1-7. c. The vertical and horizontal lines depicted on the elevations shall be scored. d. The chain link fence for Building 1 customer pick-up area shall be 3/8"x 10 GA Black Vinyl Coated Fabric or other similar material as approved by the Community Development Director. e. Cart storage shall be located within the building or shall be located behind decorative screen walls, consistent with the building architecture, and subject to the review of Community Development. f. The seasonal display area located in front of Building 1 shall be relocated south to the 18 ft. wide walkway area. A minimum of eight feet of public walkway shall be maintained in front of the display area. g. A public art element shall be integrated and be located in a publicly accessible place within the shopping center project. Public art shall include art of. 1) artistic excellence and innovation, 2) appropriate to the design of the project, and 3)reflective of the community's cultural identity (ecology, history, society). h. A maximum of one drive-thru establishment may be located on a street frontage. i. Additional pedestrian links shall be explored between the shopping center and the center's"Main Street"plaza. (DRB) j. The removable bollards depicted on the site plan shall be recessed in the ground and shall be able to be raised to allow for closure of the"Main Street"area. (DRB) k. Outdoor dining areas shall be depicted on the site plan and elevations. (DRB) 1. Parking lot striping detail shall comply with Article 960 of the Huntington Beach Ordinance Code and Title 24, California Administrative Code. (Code Requirement) m. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. (98sr30)—5/12/98 Attachment 1.4 e t Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) n. All exterior mechanical equipment shall be screened from view on all sides at all property lines and second floors. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to,heating, air conditioning, refrigeration equipment,plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) (DRB) o. Depict all gas meters,water meters, electrical panels, air conditioning units,mailbox facilities and similar items on the site plan and elevations. If located on a building,they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. p. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and to minimize impacts to adjacent properties and shall be shown on the site plan and elevations. Parking lot light standards shall be compatible in architectural style to the design theme. Energy saving lamps shall be used. 2. Development of the future residential and future commercial/mixed use parcels shall be subject to Planning Commission approval of the appropriate entitlements. 3. Prior to submittal for building permits for Buildings 1-11, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits(architectural, structural, electrical, mechanical and plumbing). b. Submit three (3)full-size copies of the site plan and one 8 1/2"x 11"reduction and the processing fee to the Planning Division for addressing purposes. All buildings associated with the center shall be addressed at this time. c. Submit copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. d. All Fire Department requirements shall be noted on the building plans. (M). e. A planned sign program for all shopping center signage shall be submitted to the Department of Community Development. Said program shall be reviewed by the Design Review Board and shall be approved prior to the first sign request. (98sr30)—5/12/98 Attachment 1.5 1 4. Prior to submittal for building permits for Buildings A-J,the following shall be completed: a. The applicant shall submit a set of architectural guidelines to the Community Development Department that will address the future design and architecture of the satellite buildings in order to insure architectural compatibility within the center. (DRB) b. A conditional use permit and design review board application shall be reviewed and approved by the Design Review Board and Zoning Administrator for each building. c. Conditions of approval 3a- 3f shall apply if not already completed. 5. Prior to demolition,the applicant shall attempt to preserve and/or relocate the existing Seacliff Village art work. (DRB) 6. Prior to issuance of grading permits,the following shall be completed: (PW) a. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. On-site storm water to be collected in grated catch basins and run through clarifiers. This is to be submitted prior to/with first plan check. (Code Requirement) b. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance within public right-of-way (excludes medians). c. All existing trees on site shall be inventoried by a Professional Consulting Arborist. The trees shall be quantified, identified, analyzed for health and safety, and if they are proposed to remain shall have recommendations for their preservation based upon the site plan,precise grading plan and landscape architect's plans. Said plans shall include all berming proposals and retaining walls with limits of footings indicated. All existing trees shall be horizontally located and shown on the engineer's existing topo plan and/or the precise grading plan. The Arborist as well as the findings of his/her report shall be approved by the City Landscape Architect. The ultimate landscape plan shall include the replacement of all healthy mature trees on the site at a two for one ratio with 36" box trees or the palm equivalent. d. Provide a Alquist Priolo Study for fault area prior to/with first plan check submittal. Verify fault and setback lines. (Code Requirement) 7. Prior to issuance of building permits,the following shall be completed: a. A grading plan,prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) (Code Requirement) b. A parcel map shall be submitted for review and approval by the Zoning Administrator and shall be recorded with the County Recorder's Office. A recorded copy shall be provided to the Community Development Department. (PW) (Code Requirement) (98sr30)—5/12/98 Attachment 1.6 , t c. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location,type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with the Huntington Beach Ordinance Code and Holly Seacliff Specific Plan. The landscape plan shall be reviewed and approved by a licensed arborist prior to submittal to the City. (PW) (DRB) (Code Requirement) d. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on- site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, foundations, ground acceleration,retaining walls, streets,and utilities. (PW) (Code Requirement) e. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for approval. (Include on and off-site;proposed and existing). A new storm drain, for purposes of draining the site, shall be constructed in Yorktown and GoIdenwest Street joining the existing drain @ Palm Avenue and 22nd Street. (PW) f. A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. (Include on and off-site; theoretical calcs and flow test of existing flows.) (PW) g. The developer shall submit a hydraulic computer modem analysis for a fire flow demand as determined by the Fire Department. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure,the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right of way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW) h. The subject property shall submit an irrevocable reciprocal driveway easement(s),between the subject site and adjacent properties. The owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Department of Community Development a minimum of 45 days prior to building permit issuance. The document shall be approved by the Department of Community Development and the City Attorney as to form and content and,when approved, shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. (Code Requirement) (98sr30)—5/12/98 Attachment 1.7 i. An interim parking and building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. j. At least 60 days prior to building permit issuance, CC&Rs shall be submitted to the Department of Community Development. The CC&Rs shall reflect the mixed use development limitations, including a list of permitted uses and any conditions of approval for the project and all development,performance and management standards. The CC&Rs shall identify a Project Liaison. The CC&Rs shall be approved by the City Attorney and must be in recordable form. The CC&Rs shall be recorded in the Office of the County Recorder prior to occupancy. A copy of the recorded document shall be filed with the Department of Community Development. k. A plan depicting bicycle rack locations shall be submitted to the Community Development Department for review and approval. 1. A lighting plan shall be submitted to the Community Development Department and shall be reviewed by the Police Department, Public Works Department and Community Development Department. m. The public art element shall be reviewed and approved by the Design Review Board,the Community Development Director and the Cultural Services Division Manager. n. The Design Review Board shall review the working drawings(building permit plans)to verify compliance with all conditions of approval/issues raised by the Design Review Board. (DRB) o. Provide building code analysis to show compliance to allowable area(Chapter 5 of Uniform Building Code)for each building. p. Provide floor plan of each building and analysis to show compliance to exiting requirement (Chapter 10 of Uniform Building Code) for each building. q. A phasing plan shall be submitted for approval showing improvements and landscaping to be constructed with each phase. (PW) r. No U-turns on Goldenwest Street(south bound) @ Little Harbor shall be allowed pending verification of a traffic study. (PW) 8. Prior to combustible construction, fire hydrants, number to be determined by the Fire Department, shall be installed. Shop drawings shall be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) (98sr30)—5/12/98 Attachment 1.8 t 9. During construction,the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 10. Prior to final building permit inspection and approval or certificate of occupancy,the following shall be completed: a. Install street lights per Public Works Standards. (PW) b. Construct new and/or reconstruct as necessary landscape medians on Yorktown Avenue, Goldenwest Street and Main Street. A 14' wide raised median shall be constructed on Yorktown Avenue. This median may be constructed within the existing roadway width. (PW) c. Street improvements shall include traffic signal interconnect conduit and cable per Public Works Standards on all frontage arterial streets. (PW) d. The intersection of Yorktown Avenue at Goldenwest Street shall be modified per the Holly- Seacliff Specific Plan to provide dual southbound left-turn lanes or extend pocket pending verification of traffic study on Goldenwest Street. (PW) e. The following traffic signals shall require modifications pending verification by a traffic study: (1) Goldenwest Street @ Summit Street, (2) Goldenwest Street @ Yorktown Avenue, and(3) Main Street @ Yorktown Avenue. These modifications shall be per Public Works Department Standards. (PW) f. All street and/or utility improvements within arterial streets shall require the preparation of a construction traffic control plan per Public Works Department Standards. (PW) g. Signing and striping plans for all arterial streets fronting the development shall be prepared and installed per Public Works Department Standards. (PW) (98sr30)—5/12/98 Attachment 1.9 h. The existing cross gutter at Main Street and Yorktown Avenue shall be removed and the water collected into the new storm drain to be constructed in Yorktown Avenue. (The cross gutter shall be removed together with five feet minimum paving either side of the cross gutter providing for a smooth transition in the intersection.) (PW) i. Frontage improvements on Yorktown Avenue, Goldenwest Street, Main Street, Clay Avenue(as required) and Stewart Street shall be constructed per Public Works Standards. (PW) j. Any new or existing overhead utilities shall be undergrounded per City Ordinance. (PW) k. Clay Avenue shall be cul-de-saced between Main Street and Stewart Street as required. (PW) 1. Construct a knuckle and improvements on Stewart Street. (PW) m. A pavement evaluation shall be performed for Main Street, Goldenwest Street, Stewart Street, Clay Avenue and Yorktown Avenue to provide for a 20 year life. (PW) n. The developer shall submit a composite utility plan of all public utilities within the public right-of- way, showing water system improvements and all other underground utilities (existing and proposed)to each structure. The plan shall include driveway locations and identify irrigation areas, including stationed service connections for water and sewer to each building,public and private fire hydrants, valves and other appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances, Public Works Standards and Water Division design criteria. Individual phasing plans shall be approved by the Public Works Water Division prior to construction of utilities. (PW) o. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. All backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department,Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. (PW) p. Irrigation will require a separate service,meter, and backflow device. The developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) q. The Developer shall construct the on-site fire prevention system according to the City of Huntington Beach Fire Department and Water Department requirements and standards. (PW) r. All water systems (public or private)constructed shall be designed, installed, and inspected to meet minimum requirements of the City Water Division. (PW) (98sr30)—5/12/98 Attachment 1.10 1 s. All proposed commercial buildings shall have separate services and meters for domestic, fire protection, and irrigation. The domestic water service shall be a minimum of 2". All lines and meter sizes shall meet minimum requirements set by the Uniform Plumbing Code (UPC) and Fire Code. (PW) t. The existing water lines in Clay Avenue shall remain in a City easement. The easement shall extend a minimum of five feet north of the most northerly water line to five feet south of the most southerly water line remaining in Clay Avenue. The easement shall be continuous between Goldenwest Street and Main Street. The developer shall be responsible for any corresponding pipeline relocation if Clay Avenue is re-aligned. The easement documents shall contain language noting that the Developer/Owner shall also be responsible for the repair and or replacement of any surface improvements other than asphalt pavement should the City find it necessary to repair or maintain the underlying water facilities. (PW) u. The water distribution mains surrounding and servicing the project shall be potholed and inspected as part of the project. Should it be determined that any of the existing distribution main(s) fronting the property be structurally unsound or not meet mandated health standards,the main may be replaced per the direction of the Public Works Department. (PW) v. All perimeter, streetscape, community open space, greenbelt areas,Arterial Highway medians and other required landscape improvements, with the exception of the frontage on Stewart and Goldenwest north of Clay, shall be completed prior to final inspection and occupancy of the first building or subject to approval by the City, Owner may provide a Letter of Credit or bond in a form acceptable to the City,prior to final inspection to insure improvements will be completed. (PW) w. Bus pads shall be added per City Standards to: 1) the east side of Goldenwest Street, northerly of the Chevron Station driveway and 2) the north side of Yorktown Avenue,west of Main Street. Bus turnouts shall be added per City Standards to: 1) the west side of Main Street, south of Clay/Gothard Street and 2) the east side of Goldenwest Street,north of Summit Avenue. x. The existing freestanding signs shall be removed. y. The public art element shall be installed. z. All Fire Department required improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: (FD) 1) Automatic sprinkler systems shall be installed throughout to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. (98sr30)—5/12/98 Attachment 1.11 2) A Class III set standpipe system(combination)will be installed to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. 4) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: manual pulls; water flow,valve tamper and trouble detection; 24 hour supervision; voice communication; graphic display; audible alarms and annunciation. 5) Elevators will be sized to accommodate an ambulance gurney. Minimum 6'8"wide by 4'3" deep with minimum of 42"opening. 6) Fire lanes will be designated and posted to comply with City Specification No. 415. 7) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be determined by the Fire Department. 8) Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. 9) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification#401. Include the circulation plan and dimension of all access roads (24' or 27' fire lanes, turnarounds ad 17' by 45' radius turns). 10)Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. 11)Submit to the Fire Department for approval of a Fire Protection Plan containing requirements of Fire Department Specification#426. 12)The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. 13)The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (98sr30)—5/12/98 Attachment 1.12 aa. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. bb. A recorded copy of the CC&Rs shall be submitted to Community Development Department. cc. All building spoils, such as unusable lumber, wire,pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. 11. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted and marked. (FD) b. Service roads and fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required,the applicant will be liable for expenses incurred. (FD) c. Security lighting shall be provided on a timer/photo sensor. Illumination at and of rear of buildings shall be maintained at one foot candle unless otherwise approved by the Police Department. (PD) 12. All outdoor dining uses shall require approval of a conditional use permit by the Zoning Administrator and Design Review Board. 13. The project shall comply with all mitigation measures identified in Negative Declaration No. 97-16. 14. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 15.New construction shall not be permitted to exceed 200,000 square feet until Zoning Text Amendment No. 97-2 has been approved by the City Council, and California Coastal Commission, and is in effect. INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. Conditional Use Permit No. 97-56 shall not become effective until the ten day appeal period has elapsed. (98sr30)—5/12/98 Attachment 1.13 2. Conditional Use Permit No. 97-56 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-56,pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. Fee credits may be allowed for public improvements per City Ordinance and Codes. (PW) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy of each building. Fee credits may be allowed for public improvements per City Traffic Impact Fee Ordinance. (PW) 6. A construction permit shall be required for all work within the City right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying each building. 8. State-mandated school impact fees, or any other such fees as may be agreed to by the applicant and the school districts, shall be paid prior to issuance of building permits. 9. The Water Ordinance#14.52,the"Water Efficiency Landscape Requirement"applies for projects with 2,500 square feet of landscaping or larger. 10. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the Holly Seacliff Specific Plan and Huntington Beach Ordinance Code. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 13. The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Planning Commission's action. (98sr30)—5/12/98 Attachment 1.14 RANNING COMMISSION SPECIAL SYUDYSESSION AGENDA TUESDAY,MAY 5. 1998 STUDY SESSION—5:00—8:00 PM Council Chambers - Civic Center Huntington Beach, California ROLL CALL: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker I. SEACLIFF VILLAGE SHOPPING CENTER—Mary Beth Broeren A. Master Plan 55.6 Acres 1) Residential Development— 165 Units (13.53 acres) 2) Senior Care (9.49 acres) 3) Future Commercial (1.02 acres) 4) Shopping Center(31.57 acres) B. Shopping Center—Conditions of Approval 1) Ten Conditions Identified by Shea 2) Other Issues C. Shopping Center Site Plan Issues D. Plan for Existing Shopping Center Tenants—Temporary and Permanent Relocation E. Plan for Preservation or Relocation of Existing Art Work F. Commission Recommendations G. Adjourn to May 12, 1998 Study Session at 4:00 PM,and then to the Regularly Scheduled meeting at 7:00 PM AGHMENT NO. 1 � TEN CONDITIONS IDENTIFIED BY SHEA PROPERTIES Planning Commission Study Session May 5,1998 Condition City Suggested Condition of Shea Suggested Modification City Response No. Approval (4/28/98) 1h. A maximum of one drive-through For the first three years,a Staff recommends suggested establishment shall be located on a maximum of three drive-through condition remain. street frontage restaurants(limited service)in total and a maximum of two per street shall be permitted. Additional drive-through uses may be permitted based upon design approval by the Design Review Board. lj. The removable bollards depicted on The bollards and site furniture Staff recommends suggested the site plan shall be recessed in the depicted on the site plan shall be condition remain. ground,and shall be able to be raised subject to architectural design to allow for closure of the"Main approval. Street"area.(DRB) 10b. Construct new and/or reconstruct as Delete requirement for Yorktown Staff recommends suggested necessary landscape medians on median. condition remain. Yorktown Avenue,Goldenwest Street and Main Street. A 14'wide raised median shall be constructed on Yorktown Avenue. This median may be constructed within the existing roadway width.(PW) 10j. .Any new or existing overhead Any new or existing overhead utilities The modification is utilities shall be undergrounded per shall be undergrounded per City acceptable but not necessary. City Ordinance. (PW) Ordinance excepting high capacity City Ordinance makes an lines. exception for 66 kv lines (high capacity). 10m. A pavement evaluation shall be A pavement evaluation shall be The modification is performed for Main Street, performed for Main Street, acceptable but not necessary. Goldenwest Street,Stewart Street, Goldenwest Street,Stewart Street, Half-street improvement is Clay Avenue and Yorktown Avenue Clay Avenue and Yorktown Avenue all that is required by Code. to provide for a 20 year life.(PW) on a half-street basis for those portions adjacent to the site to provide for a 20 year life. lov. All perimeter,streetscape, All perimeter,streetscape,community The modification is community open space,greenbelt open space,greenbelt areas,Arterial acceptable with addition of areas,Arterial Highway medians Highway medians and other required the following language: and other required landscape landscape improvements,with the improvements,with the exception exception of the frontage on Stewart of the frontage on Stewart and and Goldenwest north of Clay,shall Goldenwest north of Clay,shall be be completed prior to final inspection completed prior to final inspection and occupancy of the first building Or ...occupancy of the fast and occupancy of the first building. Owner may provide a Letter of building or subject to (PW) Credit or bond in a form approval by the City, acceptable to the City,prior to Owner may.... final inspection to insure improvements will be completed. Page I oft _ - `-iTTACHMENT NO. 3, r TEN CONDITIONS IDENTIFIED BY SHEA PROPERTIES Planning Commission Study Session May 5, 1998 Condition City Suggested Condition of Shea Suggested Modification City Response No. Approval (4/28/98) 12. Reuse of Buildings 1 and 6,after Delete condition in its entirety. Staff recommends suggested initial occupancy,shall be subject to condition remain. conditional use permit approval by the Zoning Administrator. INFORMATION ON SPECIFIC CODE REQUIREMENTS 4. All applicable Public Works fees All applicable Public Works fees shall The modification is shall be paid.(PW) be paid. Fee credits will be acceptable with the provided for the cost of public following changes. improvements required by Conditions 10 a-m. Fee credits may be allowed for public improvements per City Ordinances and Codes 5. Traffic Impact Fees shall be paid at Traffic Impact Fees shall be paid at The modification is the time of final inspection or the time of final inspection or issuance acceptable with the issuance of a Certificate of of a Certificate of Occupancy of each following changes. Occupancy of each building. (PW) building. Fee credits will be provided for the cost of public Fee credits may be allowed improvements required by for public improvements per Conditions 10 a-m. City Traffic Impact Fee Ordinance. General Plan and Zoning City Suggested Shea Suggested City Response Amendment Item Amendment Modification(4/28/98) Limited Public Use and 0.35 0.76 Staff recommends suggested Commercial FAR FAR remain. Page 2 of 2 _ AT TACHMENT NO. � N n: I 1 RESIDENTIAL RESIDENTIAL n, •xe.•■•sww t• © vrw�q +tmrvxl.wPlr1^ ., a r.M w ar•r.•■Ir W . r Q ■wuara•.w xt r� I---- --------------'-�_'- ---'------'-----'-----"---.'.---- '---'-._...._-' - I Q x�ir••rw�mx.rrwtre. 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I e i wlru■1'x O t--------- --------P 1 m P , --------- I i Iw°r°ria.pwi I I 1 I w•a rMw X r{' r.r ri rr 1 r w� ® tttaPr■tletlr 1 I Mrtw■•P• I •w/MM rLL x.ww■1 �:'' ' I I I - ■xwwerliw xx■ ---1 r---J I I Q iiwi tr■ma■U■.n�uww .�r' 1 L J renrulrPawdq xM'• I -r- ® tePaPwrP lop QC`) I 1 4 w - � oftei oque �i�l°m°awwa G ; - � J2� WWI �p I ® Mrt was 1 y�xt�l- Pw Ix. wr e■ o„q P■■r•■■ twrterP■■w■rat L PMc LOl it act N4 KWRKM�AQI,fJYlFpi�A r L Mr Y P■w■U 01 ft. z I - wr _ 'J j —L1 Fi'Fes �%,� wMflmtn ACDHO m AND + o -- - - �, / Sea PrM o►um asOA AWN, IN p•�•w�w INDIANAPOLIS AVENUE `$ SITE PLAN J A 4 n MAY-07-98 10 :33 AM SGGPA SAN DIEGO 1 619 294 9534 P. 02 a At LU Q � iL f1 N•UH M NT NO. `� .2 SHOPPING CENTER SITE PLAN ISSUES Planning Commission Study Session May 5, 1998 • Design/architecture compatibility with the surrounding area (UD 1-UD 1.3.1,HCR 1.2.2) Discussion: Shopping Center architecture is summarized on pp. 18-19 of the 4/28 staff report. In terms of the surrounding area, existing buildings present a wide array of architectural style with no continuity or design theme(e.g., compare the Civic Center with the Huntington Beach Union High School). There are also no architectural guidelines for the city. Nonetheless, staff believes that the proposed project is architecturally compatible with the surrounding area in color and in the building forms consistent with the Seacliff Office Park. The project will be augmented by perimeter landscaping which will be consistent with the Holly Seacliff Specific Plan and compatible with Goldenwest and Main Street frontages north of the project site. • On-site circulation Discussion: Shopping Center circulation is addressed on pp. 20-21 of the 4/28 staff report. • High School concerns regarding students at the new center Discussion: The High School concerns are referenced pg.18 of the 4/28 staff report(see second full paragraph on pg. 18), and the High School's letter is provided as Attachment No. 19.9. • Parking reduction (note: no compact parking) Discussion: The parking reduction is addressed on pp. 19-20 of the 4/28 staff report. • Market location on Yorktown verses on Goldenwest Discussion: The market location is addressed on pp. 17-18 of the 4/28 staff report(begins at last paragraph on pg. 17). • Need for GPA to allow 60,000 square feet of additional retail space Discussion: This is addressed on pg. 16 of the 4/28 staff report(third paragraph). Page 1 of 2 _ - fA;%; ��MENT NO. 5 , • Change in industrial area: muted use versus residential Discussion: This is addressed on pp. 14-15 of the 4/28 staff report. • Turn lane from Goldenwest on to Yorktown Discussion: There is a recommended condition of approval(No. 1 Od) which addresses the concern regarding stacking on Goldenwest at the Yorktown light. • Public art element Discussion: This is addressed on pg. 24 of the 4/28 staff report(fourth full paragraph)and in recommended conditions of approval (Nos. 1 g, 7m,and 1 Ox). • Phasing plan Discussion: This is addressed on pg. 24 of the 4/28 staff report. Note: Site Plan issues identified by the Planning Commission on 4/28 that are covered in the 10 conditions identified by Shea Properties are not duplicated in the above list. These include: 1) median on Yorktown,2)plan for existing tenants, 3)number and location of drive-through uses, 4)preservation or relocation of existing art work, and 5) floor area ratio. Page 2 of 2 VITACHMENT N0 A Z Seackff lags Otr 2 Otr 3 Otr 4 Qtr 1 Otr 2 Otr 3 Otr 4 Ott 1 Otr 2 Otr 3 Otr 4 Otr 1 Otr 2 Otr 3 ID Task Name Ducat Start Finish 1 Submitted Apikatioe 1d Mon t IMY Mon S/90197 I , 2 Sta0 review,applkation ntkmemenl 189d Mon 8130/97 Thu 3/19/98 3 Environmental Assessment Committee Approval I Thu 3119198 Thu 311WH I 4 Design Review Board Approval I Thu 3/19/98 Thu 3/19I98 I 8 Planning Commission Study Session td Tun 4114198 Tue 4114198 I 8 Planning Commission Pubk Hearing Id Tus 428198 Tus 428198 I 7 Planning Commission S"Session 1d Tee&We Tue 6/9/98 8 Planning Commmissmon Approval id Tun 8112199 Tue 6112/98 I ' 9 City Cound Approval 1d Mon 8/16199 Mon 8/16/911 10 1 Final negotiation of*xis ft Tenant Le0w of Intent 23d Tue 811 S/98 Thu 7118198 ■ 11 Tenant Notice period 67d Tus 6116M Wed 9/1t1198 - 12 Set-up of temporary facilities 10d Mon 8117M Fd 828198 13 Relocation period 11d Tue 911/98 Tua 9/16f98 , 14 Presemva0on of bud art 67d Tue 6/16198 Wed 9/18/98 1s. Commencement of Phase 1 Demolition 23d Wed 9/16/98 Fri 10/18/98 ■ 18 Phase I Construction 217d Mon 10119199 Tue 8117/99 17 Phase I Occupancy 1d Wed 8118M Wed 611B/99 18 Demo9lon of Phase 11 23d Wad 8118SO Fri 9M 7199 19 Commeneament of Phase 0 onstruction 218d Mon SWIVO Wad 711WO 20 Completion of Phase II construction id Thu 7/2=1 Thu 7120100 I D z m April 25, 1998 e Op� etc Ms. Mary Beth Boren,Planner City of Huntington Beach Planning Dept. t`O F 2000 Main Street .4 Huntington Beach, Ca. 92648 FNT Re: Seacliff Village Shopping Center Dear Ms. Boren, I am writing this letter as a resident of Huntington Beach and as an individual who resides in close proximity to the Seacliff Village Shopping Center. Currently Seacliff Cleaners operates a dry cleaning plant at the shopping center site. The cleaner has operated at this location for approximately 20 years. Dry cleaners use a hazardous chemical in the process of cleaning clothes called perchloroethylene(perc). Perc has been shown to be a serious soil contaminant and once perc has contaminated the soil it matriculates to neighboring ground water. A recent example of this within the City of Huntington Beach was the contamination at the Newland Center caused by Newland Cleaners. Perc contamination is required to be remediated as mandated by CAUEPA. In regards to Seacliff Cleaners,has the developer or the cleaner taken samples of the soil underneath and surrounding Seacliff Cleaaners?If a soil report has been filed with the City could you please let me know where I can obtain a copy. If soil samples have not been taken could you please explain by written correspondence why there have not been any tests performed and when the City is planning to require samples be obtained from the site. Thank you. I look forward to receiving your correspondence. VNry truly�s runtington ossmanill Lane Beach, Ca. 92648 ,"s;-r,��;-MENT NO. , i APR—AP-.?8 THU 10 : 10 AM THE. FUNNY.COMPANY9 714 960+1642 P. O1 11gatla0tea Beech Tenoffe%W. P.O.Box ass HurAinpoo Bach,CA 9264H ft*N(714)336-41 a3 Fax(714)%0.1642 moil RDTomorsowasol coin April 30, 1998 Chairman Tom Livengood Planning Commission City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Dear Mr. Chairman and members of the Planning Commission, We concur with your decision to continue the Seacliff Village Project and would like to make the following comments: The applicant has not fully explained the circulation within and around the project. Based upon our own analysis, it appears that to relocate the Lucky market next to Main Street is a mistake. The main entrance to the proposed shopping center will be from Goldenwest which will require drivers to traverse through the entire center to gain accdss to the most important, and intense use of the center. The proximity of the Lucky store next to Main street poses potential for vehicular accidents, not only with other vehicles, but also to the pedestrians trying to enter and exit the store at that location. We do not believe that it is in the best interests of this community to allow a reduction to the required parking. The applicant has not signed a single anchor stare. Future use could be even more intense and require more parking than what Is proposed. For those reasons we do not support the staffs rebuttal which concerns excess storage facilities being counted as retail space. Parking is the key in every project. Changing the industrial area into mixed use or residential is also not supported by HBT. A few years ago the city was requested by McDonnell Douglas to change the zoning of that entire industrial area into residential. Because the city preserved that tax base.we now enjoy the benefit of the hottest teasing industrial area in the county! To reduce our industrially-zoned land and turn them into residential areas will further decrease our City's ability to meet current and future infrastructure needs. O`HMENTNO. APR-30-98 THU 10 : 10 AM THE. FUNNY. COMPANY9 714 960+1642 P. 02 Although the various school districts have their own agendas which do not always match those of the city, we do agree with Mr. Staunton, who as principal of Huntington Beach Union High School said the applicant should be required to provide a mechanism for the purchase of a fence as described during the public hearing. In any event, the impacts of this shopping center to the school should not be ignored. The number and location of proposed drive-thru, fast food establishments is questionable. We do not support an increase in the number of these facilities. If there were a market for more, or for the"national chains,' those uses would have located within the center in the previous years. We believe that to allow more will degrade the "upscale" image that the applicant is trying to achieve along with the adjoining neighborhoods. Further, to add"national chains"would be undo competition to those tenants who have made a success from a'mom-and-pop" operation along with the destruction of the neighborhood character which exists there today. Much has been said about what can be accomplished to require the applicant to work with the existing tenants. We congratulate you on having staff create a condition to require a "relocation plan.' We don't have to remind you that this center is a neighborhood destination which serves neighborhood needs. Those tenants asking for help and consideration are the same tenants who have made this center their"home" and have survived with all the downfalls the center has experienced since its inception. To ignore the tenants would be unthinkable and goes against the applicant's so-called "Center with a Heart," as described in their presentation. Before any decision is rendered, the entire acreage must be planned--as called for in the specific plan. How can you as the decision-makers or the community make any kind of future plans or judgments without the proper information forthcoming from the applicant? In one breath, the applicant is requesting a change from industrial zoning to mixed use, but his own consultant spent most of his time talking about residential for the area. Which is it to be? We have seen, time and again, plans that have been approved for one use turned into entirely different projects within just a couple of years—and by then, any evidence to the contrary is conveniently forgotten or pushed aside. The residents who spoke in support of Patti's Preschool and the Church of Religious Science should likewise not be ignored. If this community can make decisions concerning pieces of art then we regyest that the same consideration be made for the PEOPLE who make up this community, it's neighborhoods and businesses alike. We question the validity and the justification of turning a neighborhood center into one of regional size. Commercial enterprise certainly will bring needed sales tax revenue into city coffers, but what happens if you asked to approve another future, failing center? We already have plenty of those. .ty (A I'M E N T N 0. APR-30-98 THU 10 : 11 AM THE. FUNNY.COMPANY9 714 960+1642 P.03 One issue that hasn't been mentioned is that the applicant, Shea, has not built(to our knowledge) anything other than those from the"ground up." This is to say that they have not had to deal with existing tenants nor had to consider either(1) phasing of construction, or(2)the remodeling of an existing center. During your study sessions on Small Lot Developments, one of the"industry experts"called upon by the city said that builders should be able to show you their resume of similar projects. Where is Shea's? We also question the validity of the applicant's use of Ocean Ranch In Laguna Niguel as a shining example of their work. That center is certainly new and trendy, but many of the merchants within the site are complaining about the lack of customer traffic and about the overall layout of that center. If you haven't checked It out, we suggest that you do so—we havel Although the applicant's presentation of a slide show was entertaining, it lacked all substance. We certainly hope that Shea will be able to answer all the questions and have the ability to deliver more than empty rhetoric. Our community's future is too important to be based solely upon nice photographs and computer-generated overhead projections. All things considered, this is the very same company, who against community input--which includes remarks made by a representative of the State's Fish and Game, proceeded to disk weeds on their property. Those weeds, we remind you, could have provided concrete evidence of wetlands to Federal and State Biologists. Although the action was legal, it was unethical. Are we now to believe that Shea has the community's best interests in mind? Thank you very much for allowing us the opportunity to voice our concerns. Sincerely, Sally Graham President, HBT SG:J A CHIMENT NO. RECEIVED MAY 0 7 1998 April 4, 1998 • ORANGE COUNTY EMPLOYMEh7 _ ADVOCACY Ms . Mary NETWORK_ Senior Planner, City of"Hafftington Beach Dept . of Community Development 2000 Main Street Huntington Beach, CA 92648 Dear Ms . Broeren, Area Board A I am writing this letter as a representative from OCEAN, the Orange County Employment Advocacy Braille Institute Network. OCEAN is a professional association made up of job developers and employment coordinators California Elwyn from social service agencies throughout Orange County. We assist in finding and maintaining Chapman Education Center employment for disabled adults . Every year OCEAN has an Employer Awards Luncheon Coastline Regional Occupational Program to recognize and award employers that do an extra special job of employing disabled people. At our Esperanza Supported Employment _99 7 Awards Luncheon a small preschool from Huntington Beach was nominated for an award and Goodwill Industries won.! This was Patti ' s Preschool located in the Seacliff Shopping Center. It was recently brought Horizons to my attention that this area is up for a redevelopment plan which would result in closure and relocation of Patti ' s Preschool . OCARC It would he a loss to your community to have an ProjectIndependence incredibly employer such as Patti ' s Preschool have to relocate, not mention the disappointment and Rehabilitation Institute of So.California loss of opportunity that the disabled population would suffer. Saddleback Community Enterprises Patti ' s Preschool has been recognized by a number St.Jude Brain Injury Network community groups . They include California State Department of Rehabilitation, Orange County State of California Department of Rehabilitation Reg onal Center, representatives of elected officials in Orange County, Social Service Employment programs and Ocean_ committee members . United Cerebral Palsy Association I encourage you to evaluate the reasons behind institu-ing this serious charge. Huntington Beach Edison High School Westview Vocational Services Sincerely, Edith Goss Chair Person 196 Working Together to Help People with Disabilities to Secure Gainful and Stable Employment (714) 731-4787 (TACHMENT N0. '87-6 " .J �.. OCEAN would like to recognize the following Orange County employers who were nominated for the "Outstanding Employer" Awards. They are deserving not only of our respect, but also d our continued patronage for all they do in our community. Z Albertson's of Laguna Niguel—#16?7 Z W Welcome to the Sixth Annual Anaheim Marriott = Employer Recognition Bally's of Irvine Book Star—#1841 F--- Awards Luncheon Del Taco ZE Sponsored by: California Elwyn Hoag Memorial Hospital Presbyterian Goodwill Industries of Orange County Home Depot of Fullerton Project Independence Home Depot of Huntington Beach Westview Vocational Services Home Depot of Tustin OCEAN display viewing and networking Home Depot of Westminster Welcome.........................................................Deborah Hernandez IKEA Luncheon OpeningRemarks..................................................Laurel Erickson Incom Communications Corporation Featured Speaker....................................................R*r Johnson Marshall's of Laguna Hills Presentation of Awards........Laurel Erickson and Rafer Johnson McDonald's of Placentia ClosingRemarks............................................Deborah Hernandez Neocrin Company Congratulations to our Outstanding Employer Award recipients: Regal Rents of Santa Ana PATTI'S PRE-SCHOOL Shamrock Supply Co. Outstanding Small Employer SMS CARMEL'S Super Crown Outstanding Medium Employer SVUSD Nutrition Center CLAIM JUMPER CORPORATE Taco Bell—#16812 MOBIL OIL CORPORATION U.S.DIVERS Taco Bell of Anaheim Outstanding Large Employers Teacher Created Materials MCDONALD'S OF WESTMINSTER Thrifty's of Fountain Valley Outstanding All-Around Employer Wahoo's Fish Tacos ITEM B = 2 ADDITIONAL CORRESPONDENCE .7 Center for Conscious f lovian <<`►v'`'"' " JUDITH ANNETTE MILBURN AND ASSOCIATES 2223 Main St., Suite 41, Seacliff Village Shopping Center Huntington Beach, CA 92648 (714) 969-4202 April 28, 1998 RECEIVE ® To: Huntington Beach Community Development DepartmeRly 071998 Tom Livengood Haydee V. Tillotson DEPARR Fred Speaker COMPUNITY�DEVELOPMENT Gerald Chapman Philip Inglee Bob Biddle Edward Kerins From: Judith-Annette Milburn, Ph.D. Re: Destruction of Seacliff Village S pping Center I am sorry that I am unable to attend this meeting but my client appointments could not be rescheduled. As owner/director of The Center for Conscious Living, a psychological counseling center, I have been located in Seacliff Village Shopping Center since June 1985. I have sadly come to accept that my office does not fit in the new retail center being planned, and with regret I am in the process of looking for new space. I realize that there is no legal obligation for Koll-Shea to be concerned about the current tenants; however, there is the issue of appropriate treatment of current tenants who wish to return as well as those of us who are being forced out. When I rented Suite 41 it had never been rented and had not been built out. As part of my rental agreement, I had to pay for the extensive build out costs, which were pro rated over a period of time. What I am asking for is some financial reimbursement for this cost as well as for the cost and inconvenience of having to relocate and undergo the financial burden of re-creating another office suite appropriate for my needs, which includes, not only an office, but also for a sizable group room. It occurs to me that this financial reimbursement might occur in the form of either forgiving rent or greatly reducing it during my last months of occupancy in the current shopping center. Thank you for your consideration of these matters. Psychologist, License No. PB 005649 April 11, 1998 To: Huntington Beach PlanningCommission ommission From: Roxana Ross 1212 Park St., Huntington Beach, CA 92648 Re: Seacliff Village Shopping Center Plans As residents of Huntington Beach since 1976 my family and I vigorously oppose the demolition of Seacliff Village. Seacliff is an architecturally beautiful group of buildings. It is a gem in our community. And it works well on a variety of levels,as a church,for small businesses, groceries, home business and office needs. What a shame to tear it down in favor of an L--shaped strip mall! I understand the City needs to increase its revenues from business/commercial and that the proposed mall would double the space available to business. It will also double the rental fees to small businesses that already have a more reasonable rental rate in the currently good existing buildings. Seems the problem in the existing structure is access to the rear buildings. If the back area was opened up more to accomodate parking and access there would be a better flow of traffic and customers. There is a lot of construction going on directly behind the center. Is this part of the land that will be part of the new center?If so it could be opened up for more circular access. I disagree with the land use proposals described in the Independent. A senior retirement home would be too close to the high school. There are already 2 or 3 senior facilities close by on Delaware and Main St. A Senior complex won't bring in much tax revenue will it? Also construction of new homes won't bring in retail revenues.There are already too many new homes being built nearby on Edwards Hill, Gothard and Main St. areas. I strongly doubt that we need more home improvement stores when we have Home Depot on Golden West. Considering the existing dynamics of the area, I see a need for more youth, and family entertainment and services in Seacliff. 1. Home office service and supplies including copying, real estate, notary, faxing, 92648 local bill paying facility. 2. Computer facility for e-mail,internet i.e. a cyber-cafe type of store. 3. Youth oriented businesses to serve the high population of elementary, middle and high school students in this area. Possibly an indoor soccer or hocky rink, baseball batting cages, slot car racing facility. There is a strong need for good early childhood care that is currently in the center. 4. Increase the size of the market to meet the needs of new residents in big fancy homes nearby. 5. Build a fee parking structure to accomodate local residents during 4th of July and for high school events and youth facilities. Could provide a beach shuttle service during summer or OP surfing events. 6, Move the farmer's market/weekly street fair to Seacliff to reduce congestion downtown and increase business at Seacliff. 7. Consider a small amusement park or something with animals or birds. Example the Rain Forest Cafe at South Coast Plaza would be a great draw for this area 8. Better signage to identify the interior stores at Seacliff. f 400 Seacliff is between the Downtown redevelopment zone and the rejuvenated Five-Points shopping center. When Five-Points was improved,it simply had a face lift to update old boring buildings. Good stores to draw people came in like Loehman's,Trader Joe's and other discount,food,entertainment shops. I doubt that the rents increased significantly. Downtown draws the surfers, youth, tourists. Shops doing well are restaurants, youth and beach clothing stores, theater, Coffee House and gyms Seacliff needs to find a balance and a uniqueness to remain viable. Tearing everything down and building something that will rent for three times as much will not help its viability. A plan for services that appeal to our increasing affluent population is needed along with youth services and activities that are not being fully provided for. Seacliff s unique orientation to nature should be maintained. It sets it apart. Seacliff currently serves the families of this community. If we build on the "natural environment" theme and encourage businesses that contribute to families and that theme it can succeed and contribute to the tax base. We need a shopping center that is family friendly where parents and kids can eat, play and shop in a beautiful environment. We don't need another strip mall. I pray and hope that Seacliff Village is not demolished. It may be a small gem in our community, but its architecture and family friendly atmosphere are unique and seem to set a beautiful example of the mix of natural preservation and business support that Huntington Beach as a city is striving for. RECEIVED MAY 0 71998 05 May 1998 DEPARTMENT OF COMMUNITY DEVELOPMENT Planning Department,Building and Safety City of Huntington Beach 2000 Main Street Huntington Beach, California 92648 Attention: Planning Commissioners. Alkool dev 4Pp2!4=eE'rV Oe'rT,e1O5i_1 Subject: SeaCliff 50, Shea Properties Development Alquist-Priolo Earthquake Fault Zoning Act City of Huntington Beach Dear Commissioner: I have been a resident of Huntington Beach since 1975 and have a great interest in seeing the revitalization of the Sea Cliff Shopping Center. I am also a Registered Geologist and Certified Engineering Geologist in the State California, and I am well aware of the surface faulting hazard that exists in the City of Huntington Beach, which was mostly built before State regulators mapped the faulting hazard within the City. Thus, existing SeaCliff Shopping Center was built across the Newport-Inglewood fault zone. My interest is that the new SeaCliff 50•Shopping Center be planned responsibly so that the faulting hazard is addressed properly. To that end I bring to your attention six key points in the State laws that restrict land uses and will affect the proposed development on the SeaCliff 50 site: • State law prohibits construction of structures for human occupancy across active fault traces. The Newport-Inglewood fault is active by State definitions. • Structures for human occupancy are structures inhabited for 2,000 person hours per year (e.g. one person for 2,000 hours or 50 people for 40 hours). All proposed SeaCliff 50 structures fall under this XF950501CTYHBI.D6C Name 05 May 1998 Page 2 category (California Code of Regulations, Title 14, Division 2, Section 3601e). • Faults that must be investigated before planning and constructing buildings for human occupancy in the vicinity are designated under the Alquist-Priolo Earthquake Fault Zoning Act. The Alquist-Priolo Zone related to the Newport-Inglewood fault zone is designated on the accompanying site plan of the SeaCliff 50 site. Suspected fault traces are also shown. State law requires that the entire zone be investigated where development is proposed. • Planning usually requires at least a 50-foot wide structure set back from active fault traces. Fault zones such as the Newport-Inglewood fault zone are made up of multiple fault traces. Thus, the building exclusion zone is the width of the fault zone plus 50 feet on either side. Within the Holly SeaCliff area, the exclusion zone (designated as open park space) is as wide as 275 feet as it approaches SeaCliff 50 from the West. See attached map of Holly SeaCliff set back zone and the SeaCliff 50 site plan. • Investigation of a fault trace location by geologists is a difficult procedure and requires the greatest of care and experience. State guidelines for investigating the faulting hazard are included with this letter for your information so that the complexity of the procedure can be appreciated and you can evaluate Shea's efforts in meeting these standards. • Cities are responsible for implementing the laws related to the surface faulting hazards. Also, cities are required by law to file with the California Division of Mines and Geology any fault studies XF95050/CnWBI.DOC Name 05 May 1998 Page 3 conducted to satisfy the planning and construction requirements related to the surface faulting hazard. Under the State laws, the City of Huntington Beach is responsible for implementing regulations, which are intended to prevent construction of buildings for human occupancy across active fault traces. On the current Shea development plan, there appears to be planned future "Commercial Development" within what has been designated as the"Alquist-Priolo Fault Zone". This is a clear violation of State law and the Planning Commission should reject such plans without further consideration. No development should ever be allowed within the designated fault zone and set backs. And no promises of future development within such zones should be considered in the density planning or in offers to prospective businesses. As a professional geologist, I have concerns about the placement of the Home Improvement and the Market as proposed. The major fault zone projecting from the Holly SeaCliff development trends directly at both planned buildings. In addition, the major fault zone located last year across from the City Hall adjacent to Yorktown trends toward the same buildings and toward the fault zone mapped within Holly SeaCliff. If those fault zones connect within the SeaCliff 50 site, they will do so beneath the Home Improvement and Market buildings. At the present time, there is no geologic information filed with the proposed Shea development plan to justify the location of the fault zone or zones that cross the property. Before the Planning Commission considers the Shea proposal any further, a detailed geologic report should be filed with the appropriate supporting field investigations and documentation to support findings and provide a sound technical basis for site planning. Until that time, planning efforts are meaningless. I also recommend that the City hire a recognized expert in seismic geology to peer review any geologic reports submitted by the developer and their consultants. XF93050/CTYHB2.D0C f 1 Name 05 May 1998 Page 4 I am concerned, as a professional geologist, about the health and safety of Huntington Beach residents and businesses. In my opinion, the Planning Commission must understand the risks that surface faulting poses to habitable structures and carefully review the Shea plans in that context as well as the context of aesthetics and functional layout of buildings. The SeaCliff 50 site is one of the last projects in the City affected by the presence of the Newport-Inglewood fault zone. I urge the City Planning Commission to very carefully review the developer's plans and assure the citizens that all laws and regulations are met especially with regard to the faulting hazard. Please contact me during the day at 969-0800 if you have questions. I would be pleased to meet and discuss the faulting issues with you. Sincerely, Paul D. Guptill Registered Geologist No. 3490 Certified Engineering Geologist No. 1081 1132 Pacific Cove Lane Huntington Beach CA 92648 XF95050/CTYHB2.DOC �50 pi se n e- Sea Ct� K olp ti i O� •uU C • ull Trcic SUt*NW DRIVE • • ELF = '� 1'1,1 .sc.. .—.. —.. ..—.se—. - —-• � J-1L.1_C` � - - n fuTwE r _ I _ COMMERCIAL dK WT NINE ". s .._�.._..� �� •®rWrilw.rW all # t r ran 4, r.rre r ,o,r r.ns.rM tiw rwor� w.«.a i wrr r. m A r�rr.+a WYI ll rY/aa _ '•. EXISTING _ •\ q v I' C =�a',w ci/ira.�"iruwi'ni". SINGLE _ ~«tuwl FAMILY u�—�L RESIDENTIA trD r�T s YO1 y OFFICES Imo` (�A —PiY r I.M }1 r • M Y r Y rewwr,w,lard= 1/ / 1 •' ■ice � //C,/ ,�.'a..F. 5 I I o I o�Ntlr/aaNr w. -------------- J7RRS w FARM Numom tar w.. ".• EXISTING HIGH SGHOOL ,-EXISTING CIVIC GEN HUNTINCTON SEACLIFF 50 SITE PLAN CNFA VIf'KFRS IIFVFI(1PAAFNT w����w ..x.,.r.+v.o.a H+w •w.i«/ .c.ur "� a. �� of _CTIONAI DISTRICT MAP 3-6-11 -.IONA1 DISTRICT MAP 2-6-11 L CITY OF CITY OF j -3UNTINGTON BEACH T ,� MNGTO BEACH ���e �� (RANGE COUNTY, CALIFORNIA Polly So-Ck f GE COUNTY, CALIFORNIA USE OF PROPERTY MAP USE OF PROPERTY MAP �Q I l 1,0[n 9 i S�e�t� GAR p i4./V d e AVE.WE GARFIELO — AVE. t L i;i I t l Ill II; t ' V <` ;I LIA �Tojz : -71 �Lu I .� Tre j. ate F-C CF-E __ EHI +. l-- -.- .___� 4 ,'erg / u 1!'111:�•• u< 1 � xw.a.•:ri. ,_a,:_•t _-.x.v. ._,a ::•. ;.-,a._ •t• .:�' � rtv.-.- �.•t. {W. • � Mtn �� ,l �• Ir�il�.::l t Jl1i� � �— .• NC. ;gin-__�:--1 CF-R q��;:N�r -� t r E m g 5Kt° -AN 41 ` �H 4�=�,���:. AC •y:ems. •O4, z s t« y - ••c.� • s' -�___Vim,^1��� � - 2���I!:�:i - :: rc•'c �sf •�� _ `\~� ; tt '-1'�—'1` 4�-15 o� fq ti 8 7 DATE: May 9, 1996 STATES 1111111 & HOLOOY BOARD GUIDELINES FOR EVALUATING THE HAZARD OF SURFACE FAULT RUPTURE GUIDELINES FOR EVALUATING THE HAZARD OF SURFACE FAULT RUPTURE (Adopted by the State Mining and Geology Board on May 9, 1996) These guidelines are to assist geologists withstand serious damage under the who investigate faults relative to the stress of surface fault rupture. Thus the hazard of primary surface rupture. evaluation of a site for the hazard of Subsequent to the passage of the Alquist- surface fault rupture is a difficult and Priolo Earthquake Fault Zoning Act delicate procedure. (1972), it became apparent that many fault investigations conducted in Because of the complexity of evaluating California were incomplete or otherwise surface and near surface faults and inadequate for the purpose of evaluating because of the infinite variety of site the potential of surface fault rupture. It conditions, no single investigative method _ was further apparent that statewide will be the best, or even useful, at all standards for investigating faults would be sites. Nonetheless, certain investigative beneficial. methods are more helpful than others in locating faults and evaluating the recency The investigation of sites for the possible of activity. hazard of surface fault rupture is a deceptively difficult geologic task. Many The evaluation of a given site with active faults are complex, consisting of regard to the potential hazard of surface multiple breaks. Yet the evidence for fault rupture is based extensively on the identifying active faults traces is generally concepts of recency and recurrence of subtle or obscure and the distinction faulting along existing faults. In a general between recently active and long-inactive way, the more recent the faulting the faults may be difficult to make. Once a greater the probability for future faulting structure is sited astride an active fault, (Allen, 1975). Stated another way, faults the resulting fault-rupture hazard cannot of known historic activity during the last be mitigated unless the structure is 200 years, as a class, have a greater relocated, whereas when a structure is probability for future activity than faults placed on a landslide, the hazard from classified as Holocene age (last 11,000 landsliding often can be mitigated. years) and a much greater probability of Further, it is impractical from an future activity than faults classified as economic, engineering, and architectural Quaternary age (last 1.6 million years). point of view to design a structure to However, it should be kept in mind that 1 certain faults have recurrent activity The following annotated outline provides measured in tens or hundreds of years guidelines for a comprehensive fault whereas other faults may be inactive for investigation that may .be applied to any thousands of years before being project site, large or small. Fault reactivated. Other faults may be investigations may be conducted in characterized by creep4ype rupture. The conjunction with other geological and magnitude, sense, and nature of fault geotechnical investigations [see DMG rupture also vary for different faults or Notes 42 and 44]. Although not all even along different segments of the investigative techniques need to be or can same fault. Even so, future faulting be employed in evaluating a given site, generally is expected to recur along pre- the outline provides a checklist for existing faults (Bonilla, 1970, p.68). The preparing complete and well-documented development of a new fault or reactivation reports. Since most reports on fault of a long-inactive fault is relatively investigations are filed with and reviewed uncommon and generally need not be a by local and state government agencies, it concern in site development. is necessary that the reports be documented adequately and written As a practical matter, fault investigations carefully to facilitate that review. The should be directed at the problem of importance of the review process is locating existing faults and then emphasized here; because it is the attempting to evaluate the recency of their reviewer who must evaluate the adequacy activity. It is pointed out that data are of reports, interpret or set standards obtained both from the site and outside where they are unclear, and advise the the site area. The most direct method of governing agency as to their acceptability evaluating recency is to observe (in a (Hart and Williams, 1978) (Appendix D). trench or road cut) the youngest geologic unit faulted and the oldest unit that is not The scope of the investigation is faulted. Recently active faults may also dependent not only on complexity and be identified by direct observation of economics of a project, but also on the young, fault-related geomorphic (i.e., level of risk acceptable for the proposed topographic) features in the field, on structure or development (Joint aerial photographs, or on remotely Committee on Seismic Safety, 1974, p.9). obtained images. Other indirect and more Obviously, a more detailed investigation interpretive methods are discussed in should be made for hospitals, high-rise Slemmons (1977), Bonilla (1982), buildings, and other critical or sensitive Wallace (1977), Taylor and Cluff (1973), structures than for low occupancy Sherard and others (1974), Hatheway and structures such as wood frame dwellings Leighton (1979), the National Research that are comparatively safe. The Council (1986), the Utah Section of the conclusions drawn from any given set of Association of Engineering Geologists data, however, must be consistent and (1987), and Slemmons and dePolo unbiased. Recommendations must be (1992), but no comprehensive manual on clearly separated from conclusions, since the subject of fault investigation and recommendations are not totally evaluation exists at this time. Many other dependent on geologic factors. The final useful references exist and are listed in decision as to whether, or how, a given the bibliographies of the references cited project should be developed lies in the here. hands of the owner and the governing 2 body that must review and approve the 3. Surface observations, including project. mapping of geologic and soil units, geologic structures, geo- morphic features, springs, SupQested Outline for Geologic Reports deformation of manmade on Faults structures due to fault creep, both on and beyond the site. The following subjects should be addressed, or at least considered, in any 4. Subsurface investigations. geologic report on faults. Some of the investigative methods listed below should a. Trenching and other be carried out well beyond the side being excavations to permit investigated. However, it is not expected detailed and direct obser- that all of the methods identified would be vation of continuously ex- used in a single investigation posed geologic units, soils and structures; must be of I. Text adequate depth and be carefully logged (see Taylor A. Purpose and scope of investigation and Cluff, 1973). B. Geologic setting. b. Borings and test pits to permit collection of data on C. Site description and conditions. geologic units and ground Include information on geologic water at specific locations. unites, graded and filled areas, Data points must be vegetation, existing structures, and sufficient in number and other factors that may affect the spaced adequately to permit choice of investigative methods valid correlations and and the interpretation of data. interpretations. D. Methods of Investigation 5. Geophysical investigations. 1. Review of published and These are indirect methods that unpublished literature and require a knowledge of special records concerning geologic geologic conditions for reliable units, faults, groundwater interpretations. They should barriers, and other factors. seldom, if ever, be employed alone without knowledge of the 2. Stereoscopic interpretation of geology (Chase and Chapman, aerial photographs and other 1976). Geophysical methods remotely sensed images to alone never prove the absence detect fault-related topography, of a fault nor do they identify the vegetation and soil contrasts, recency of activity. The types of and other lineaments of equipment and techniques used possible fault origin. should be described. 3 a. Seismic reflection 3. Probability of or relative potential for future surface b. Seismic refraction displacement. The likelihood of future ground rupture seldom c. Ground-penetrating radar can be stated mathematically, but may be stated in d. Other (e.g., magnetic in- semiquantitative terms such as tensity, electrical resistivity, low, moderate, or high, or in gravity) terms of slip rates determined for specific fault segments. 6. Other methods should be - included when special condition 4. Degree of confidence in and permit, or requirements for limitations of data and critical structures demand, a conclusions. more intensive investigation. F. Recommendations. a. Aerial reconnaissance over- flights 1. Setback distances from haz- ardous faults, if appropriate. b. Geodetic and strain State and local law may dictate measurements, micro- minimum standards. seismicity monitoring, or other monitoring techniques. 2. Need for additional studies. c. Radiometric analysis (14C, 3. Risk evaluation relative to the K Ar), stratigraphic cor- proposed development-opinions relation (fossils, mineralogy), are acceptable. But remember soil profile development, that the ultimate decision as to paleomagnetism (Magneto- whether the risk is acceptable stratigraphy), or other age- lies with the governing body. dating techniques to identify the age of faulted or II. References unfaulted units or surfaces. A. Literature and records cited or reviewed; citations should be E. Conclusions complete. 1. Location and existence (or B. Aerial photographs or images absence) of hazardous faults on interpreted-list type, date, scale, or adjacent to the site. source, and index numbers. 2. Type of faults and nature of C. Other sources or information, anticipated offset, including including well records, personal sense and magnitude of communications, and other date displacement, if possible. sources. 4 111. Illustrations-these are essential to the IV. Appendix: Supporting data not understanding of the report and to reduce included above (e.g., water well the length of text. data) A. Location map-identify site locality, significant faults, geographic V. Authentication: Signature and features, regional geology, seismic registration number of investigating epicenters, and other pertinent geologist. data; 1:24,000 scale is recommended. REFERENCES B. Site development map-show site boundaries, existing and proposed Allen, C.R., 1975 Geologic criteria for structures, graded areas, streets, evaluating seismicity: Geological exploratory trenches, borings, Society of America Bulletin, v.86,p. geophysical traverses, and other 1041-1057. data; recommended scale is 1 inch Bonilla, M.G., 1970 Surface faulting and equals 200 feet, or larger. related effects in Wiegel, R.L., editor, Earthquake Engineering, C. Geologic map-shows distribution of Prentice-Hall, Inc. Englewood geologic units (if more than one) Cliffs, N.J., p. 47-74. (Contains an faults and other structures, extensive bibliography on surface geomorphic features, aerial photo faulting, fault patterns and types, lineaments, and springs; on width of fault zones, and creep). _ topographic map 1:24,000 scale or Bonilla, M.G., 1982m Evaluation of larger, can be combined with III (A) potential surface faulting and other or III (B). tectonic deformation; U.S. Geological Survey Open-File D. Geologic cross-sections, if needed Report 82-732, 58 p. to provide 3-dimensional picture. California Department of Conservation, Division of Mines and Geology, E. Logs of exploratory trenches, and 1986 (revised), Guidelines to borings-show details of observed geologic and seismic reports: DMG features and conditions; should not Note 42, 2 p. be generalized or diagrammatic. California Department of Conservation, Trench logs should show Division of Mines and Geology, topographic profile and geologic 1986 (revised), Guidelines for structure at a 1:1 horizontal to preparing engineering geologic vertical scale. reports: DMG Note 44, 2 p. Chase, G.W., and Chapman, R.H., 1976, F. Geophysical data and geologic Black-box geology-uses and interpretations. misuses of geophysics in 5 engineering geology; CALIFORNIA appendix (Summarizes fault GEOLOGY, v. 29, p. 8-12 evaluation techniques; extensive Hart, E.W., 1992 (revised), Fault-rupture bibliography). hazard zones in California; Slemmons, D.B., and dePolo, C.M., 1992, California Department of Evaluation of active faulting and Conservation, Division of Mines associated hazards in Studies in and Geology, Special Publication Geophysics-Active Tectonics: 42, 32 p. (Revised periodically; National Research Council, p. 45- information on state law and zoning 62. program for regulating develop- Taylor, C.L., and Cluff, L.S., 1973, Fault ment near hazardous faults. activity and its significance Hart, E.W., and Williams, J.W., 1978, assessed by exploratory Geologic review process; excavation in Proceedings of the CALIFORNIA GEOLOGY, v.31, no Conference on Tectonic Problems 10, p. 235-236. of the San Andreas Fault System; Hatheway, A. W., and Leighton, F.B., Stanford University Publication, 1979, Trenching as an exploratory Geological Sciences, v. XIII, tool in Hatheway, A. W., and September 1973, p. 239-247. McClure, C.R., Jr., Editors, Utah Section of the Association of Geology in the siting of nuclear Engineering Geologists, 1987, power plants; Geologic Society of Guidelines for evaluating surface American Reviews in Engineering fault rupture hazards in Utah: Utah Geology, v. IV, p. 169-195. Geological and Mineral Survey _ Joint Committee on Seismic Safety, Miscellaneous Publication N, 2 p. California Legislature, 1974, Wallace, R.E., 1977, Profiles and ages of Meeting the earthquake challenge: young fault scarps, north-central California Division of Mines and Nevada: Geological Society of Geology, Special Publication 45, America Bulletin, v. 88., p. 1267- 223 p. 1281 National Research Council, 1986, Studies in geophysics-active tectonics: National Academy Press, Washington, D.C., 266 p. (contains several articles evaluating active faulting). Sherard, J.L., Cluff, L.S., and Allen, C.R., 1974, Potentially active faults in dam foundations: Geotechnique, institute of Civil Engineers, London, v. 24, no. 3, p. 367-428. Slemmons, D.B., 1977, State-of-the-art for assessing earthquake hazards in the United States: Report 6, faults and earthquake magnitude: U.S. Army Engineer Waterways Experiment Station Miscellaneous paper S-73-1, 129 p. with 37 p. 6 JEROME M. BAME ATTORNEY AT LAW 10055 SLATER AVENUE, SUITE 250 FOUNTAIN VALLEY, CALIFORNIA 92708 • TELEPHONE (714) 960-4329 V FAX (714) 965-7816 �41Z May 8, 1998 004, p y 0 40 81 Hand Carried to the Huntin ton Beach PlanningDepartment 998 v`'t �F 01 To: The Planning Commission ,�9F�r City of Huntington Beach Huntington Beach City Hall 2000 Mail Street, 3rd Floor Huntington Beach, CA 92648 Re: H.B. Conditional Use Permit No. 97-56, and related matters PLANNING COMMISSION HEARING ON MAY 12, 1998 PERTAINING TO THE SEACLIFF VILLAGE SHOPPING CENTER Our clients: Mr. and Mrs. Robert Lee Subject Businesses: JOSE McCOY'S and MAIN STREET PIZZA In the Seacliff Village Shopping Center Huntington Beach, California Dear Members of the Huntington Beach Planning Commission: This communication to you is on behalf of my clients Mr. and Mrs. Robert Lee, who are the proprietors of the JOSE McCOY RESTAURANT and the MAIN STREET PIZZA RESTAURANT located at, and currently operating in, the Seacliff Village Shopping Center in Huntington Beach ("Center"). As you continue to consider the matter of H.B. Conditional Use Permit No. 97-56, and related matters and issues, we respectfully request that you consider the fact that the tenants within this Center appear to fall within (at least) two different categories. First Category: Those tenants having Leases in which the term of their Lease has expired. We believe that most of the tenants that have addressed your Commission at your previous April 28 Planning Commission meeting fell within this category. Those particular tenants in this category presumably are occupying their premises pursuant to the "Hold Over" Clause in their Leases, and are on a month-to-month tenancy. Mr. and Mrs. Robert Lee -1- JOSE McCOY'S and MAIN STREET PIZZA Second Category: Those tenants having Leases in which the term of their Lease has NOT expired. My clients, Mrs. and Mrs. Lee, are within this second category. Both of Mr. and Mrs. Lee's Leases (their Lease at the Jose McCoy Restaurant and their Lease at the Main Street Pizza Restaurant) have several years yet to run before their Leases expire. Please be aware of the fact that my clients have already communicated the message to their Landlord that (a) they do NOT intend to be displaced during the term of their Leases, (b) they do not intend to be relocated during the term of their Leases, and (c) they will not permit their businesses, nor this Center, to be disturbed so as to adversely impact their currently operating businesses. Mr. and Mrs. Lee have written Lease agreements that give them specific LEGAL RIGHTS that entitle them to maintain this position. The course of action currently being pursued by the Applicant Owner (proposed Developer) of this Center is in direct violation of Mr. and Mrs. Lee's contractual Lease rights. The current Owner (proposed Developer) of this Center recently acquired this Center knowing full well of my clients' Leases and, in doing do, assumed those Leases. Therefore, the Owner (Developer) of this Center is legally bound to honor my clients' Leases and to abide by all of the terms, conditions and provisions of my clients' Lease agreements. My clients request that, if the Planning Commission is inclined to "approve" this Applicant's Conditional Use Permit No. 97-56, and related matters, then, in that event, the Commission make its approval conditioned upon or subject to the FULL RELEASE of those current tenants in this Center that have existing Leases with unexpired terms. Consider for a moment, if you will, how YOU would feel if YOU, as an individual owner of a small business, put your life blood and savings into developing your business - had a binding Lease agreement that gives you a specific number of years in which to earn back that investment - only to have a new Purchaser of your Shopping Center - your new Landlord - wanting to tear down your Center, displace and destroy your business --- YEARS BEFORE YOUR WRITTEN LEASE WAS TO EXPIRE. What would YOU do? My clients are prepared to enforce the terms of their Leases to prevent the Owner (proposed Developer) of their Center from (i) interfering with their businesses, (ii) doing anything that would adversely impact their Mr. and Mrs. Robert Lee -2- JOSE McCOY'S and MAIN STREET PIZZA businesses, and (iii) most certainly, displace their businesses -- during the balance of the unexpired terms of their Leases. Further, if the City (or any other third party) facilitates their Landlord in doing any of the aforementioned, the City (or that third party) will be included in any legal action my clients are required to .take in order to protect the legal-contractual lights afforded them under their current Leases. IN SUMMARY: Again, to reiterate, if the Planning Commission is inclined to approve this Applicant's Conditional Use Permit No. 97-56, and related matters, then, in that event, Mr. and Mrs. Lee respectfully request that the Commission MAKE THAT APPROVAL CONDITIONED UPON OR SUBJECT TO THE FULL RELEASE OF THOSE CURRENT TENANTS IN THE SEACUFF VILLAGE SHOPPING CENTER THAT HAVE EXISTING LEASES WITH UNEXPIRED TERMS. Respectfully, JEROME M. BAME JMB/aa Mr. and Mrs. Robert Lee -3- JOSE McCOY'S and MAIN STREET PIZZA LAW OFFICE OF RICHARD J_ SILBER A PROFESSIONAL CORPORATION 2134 MAIN STREET, SUITE 130 SEACLIFF OFFICE PARK HUNTINGTON BEACH, CALIFORNIA 92648 RECEIVED (714) 960-7646 FACSIMILE (714) 960-7640 MAY 111998 -VLF"1.OF COMM.VGVGL. May 11, 1998 PLIMNING DIMM TO: CITY OF HUNTINGTON BEACH PLANNING COMMISSION RE: SEACLIFF VILLAGE SHOPPING CENTER [2124 Main St.] TENANT CONSIDERATIONS AND CONCERNS Pursuant to the request of several Seacliff Merchants [including the "Donut Shop",Dave's Cleaners, SeaCliff Travel, & Hall Photography (Sandra Ewers, Owner)], I respectfully follow up my 04/28/98 presentation to the Commission, by requesting on behalf of such Merchants, that the Commission consider the following factors prior to issuance of its report and recommendation [demolishment & reconstruction of SeaCliff Shopping Center]: 1. At least two (2) current tenants have either been forced to close [Express Office Supply], or to relocate [Shoe Repair] because Shea Vickers Development Co. failed to take meaningful measures to protect their business interests as on-going tenants of SeaCliff Shopping Center. 2. Other nearby Shopping Centers [Five Points & Golden West/ Warner] have maintained continuity of existing merchants and services during reconstruction. 3. No current business or service will survive, if forced to relocate for up to twelve (12) months [become "merchants of the street"], and then return to the "new" Seacliff Shopping Center [at an unspecified location and uncertain/unaffordable rent]. 4. The "public" attributes of the SeaCliff Shopping Center [current and new] must be considered by the Planning Commission before proposed Zoning Amendments are approved: a. The Shopping Center is open and available to the public [public accessibility is welcomed; and public areas are maintained by the Center, and set aside for public usage]. b. The severe loss, burden, and impact upon the "public" that will be immediately created due to the destruction of the current Shopping Center should be considered [except for a few business establishments, all current merchants and services will be forced to vacate for at least twelve (12) months]. 1 C. It is therefore requested that prior to the approval of the proposed Zoning Amendments, that the Commission be fully satisfied there will be an uninterrupted continuity of service to the "public" by the current merchants, and that the current Seacliff merchants and services will not become "merchants of the street S pectfully sub fitted, hard J. ilber cc: SeaCliff Merchants c:...\seadiff pin 2 RECEIVED May 9, 1998 MAY 1 a 1998 City of Huntington Beach Deg OF NISION Department of Community Development 2000 Main Street Huntington Beach, California 92648 Re: General Plan Amendment No. 97-42oning Text Amendment No. 97-21/Local Coastal Program Amendment No. 97-4/Conditional Use Permit No. 97- 56/Negative Declaration No. 97-16 (SeaCliff Village) To the Department: It is my understanding that the developers of said property are seeking permission to avoid compliance with certain regulations which would result in the following: ❑ Change the permitted use and density ❑ Redesignate four acres from industrial to mixed use ❑ Increase maximum permissible retail development from 200,000 square feet to 260,000 square feet ❑ Change the office/commercial floor area from 100,000 square feet to an area governed by a floor-area-ratio of 0.35 — which could increase this floor area to a possible 140,000 square feet ❑ Provide 133 parking spaces less than required by zoning code Some residents of Huntington Beach, such as my wife and I, feel these changes are unwarranted, the increased retail and commercial area is not desirable, and the resultant level of traffic and congestion may damage the quality of life in this area. In order to minimize the impact of new development, I suggest that the developer be required to comply with all regulations and laws as presently written, deny permission for any additional drive-through establishments on the property, and take responsibility for the public art already in place at SeaCliff. There is also a technical concern worth noting. Local residents have an appreciation for the present traffic levels at and around the shopping center. The technical material presented to date compares the traffic generated by the new construction not with these levels but with the maximum development permitted by present zoning. We need, in practical terms, a description of the increased traffic to be generated by this development compared to present levels. Will the end result be as congested and dangerous as at the Five Points Shopping Center? May 9, 1998 Page 2 1 suspect that it will for the following reasons: ❑ The new development would essentially double the floor area of the businesses served and -- if successful -- possibly triple the traffic experienced today. ❑ The new SeaCliff design breaks the parking lot into multiple sectors, making it difficult to get from an area of no vacant parking to vacant parking somewhere across the development. ❑ The joint use concept (different businesses using the parking at different hours) is a fallacy. Most stores in the shopping center will be open from late afternoon into the early evening and during the day on Saturday -- generally peak times for all these businesses. ❑ The proposed reduction of 133 parking spaces in conjunction with the traffic generated by one or more drive-through establishments may contribute to a generally unsafe and congested condition. In order to put these concerns to rest, I suggest that a new traffic study be conducted which addresses these concerns. In order to maintain objectivity, this report should be managed by the Department of Community Development but paid for by the developer. In a community already over-run with second-rate strip malls, it is important that we proceed with improvements in a cautious and restrained manner. Sincerely, Ja es S. Robinson, A.I.A. Licensed Architect 1028 Lake Street Huntington Beach 92648 \seacliff.doc CONDITIONAL USE PERMIT NO. 97-56 New Conditions As Suggested by the Applicant 1. The applicant shall fund all costs associated with the removal and delivering of the existing art to the City of Huntington Beach. Final installation shall be determined by the Seacliff Public Art Committee and the City Council. 2. The applicant shall provide $100,000 in relocation/displacement relief to the existing shop tenants subject to the final decisions to terminate leases and begin demolition. The economic relief shall include $2,000.00 and two months of rent abatement to each existing shop tenant. 3. Temporary facilities utilized during the reconstruction of the shopping center to house existing tenants shall be administratively reviewed and approve_d by the Planning Director expeditiously and without additional fees. 4. The public art requirement shall be satisfied through the preservation of the existing art as identified in the first item. TEN CONDITIONS IDENTIFIED BY SHEA PROPERTIES Planning Commission Meeting May 12, 1998 Condition City Suggested Condition of Shea Suggested Modification City Response No. Approval (5/12/98) (5/12/98) lh. A maximum of one drive-through For the first three years,a Staff recommends suggested establishment shall be located on a maximum of three drive-through condition remain. street frontage restaurants in total and a maximum of two per street shall be permitted. Two additional drive-through, non-restaurant uses may be permitted based upon Zoning Administrator and Design Review Board approval. lj. The removable bollards depicted on The bollards and site furniture Staff recommends suggested the site plan shall be recessed in the depicted on the site plan shall be condition remain. ground and shall be able to be raised subject to architectural design to allow for closure of the"Main approval. Street"area.(DRB) 1 Ob. Construct new and/or reconstruct as Construct new and/or Staff recommends suggested necessary landscape medians on reconstruct as necessary condition remain. Yorktown Avenue,Goldenwest landscape medians on Street and Main Street. A 14' wide Goldenwest Street and Main raised median shall be constructed Street. The median on on Yorktown Avenue. This median Yorktown shall be defined may be constructed within the existing roadway width. (PW) through median striping. Condition City Suggested Condition of Shea Suggested Modification City Response No. Approval (4/28/98) (5/12/98) 10j. Any new or existing overhead Any new or existing overhead utilities Staff recommends suggested utilities shall be undergrounded per shall be undergrounded per City condition remain. The proposed City Ordinance. (PW) Ordinance excepting high capacity modification is not necessary. lines. 1 Om. A pavement evaluation shall be A pavement evaluation shall be Staff recommends suggested performed for Main Street, performed for Main Street, condition remain. The proposed Goldenwest Street, Stewart Street, Goldenwest Street,Stewart Street, modification is not necessary. Clay Avenue and Yorktown Avenue Clay Avenue and Yorktown Avenue to provide for a 20 year life.(PW) on a half-street basis for those portions adjacent to the site to provide for a 20 year life. l Ov. All perimeter,streetscape, All perimeter,streetscape,community All perimeter,streetscape, community open space,greenbelt open space,greenbelt areas,Arterial community open space,greenbelt areas,Arterial Highway medians Highway medians and other required areas,Arterial Highway medians and other required landscape landscape improvements,with the and other required landscape improvements,with the exception exception of the frontage on Stewart improvements,with the exception of the frontage on Stewart and and Goldenwest north of Clay,shall of the frontage on Stewart and Goldenwest north of Clay,shall be be completed prior to final inspection Goldenwest north of Clay,shall be completed prior to final inspection and occupancy of the first building or completed prior to final inspection and occupancy of the first building. Owner may provide a Letter of and occupancy of the first building (PW) Credit or bond in a form or subject to approval by the acceptable to the City,prior to City,Owner may provide a final inspection to insure Letter of Credit or bond in a improvements will be completed. form acceptable to the City, prior to final inspection to insure improvements will be completed. Page 1 of 2 13-2 TEN CONDITIONS IDENTIFIED BY SHEA PROPERTIES Planning Commission Meeting May 12, 1998 Condition City Suggested Condition of Shea Suggested Modification City Response No. Approval (4/28/98) (5/12/98) 12. Reuse of Buildings 1 and 6,after Delete condition in its entirety. Delete condition in its initial occupancy,shall be subject to entirety. conditional use permit approval by the Zoning Administrator. INFORMATION ON SPECIFIC CODE REQUIREMENTS 4. All applicable Public Works fees All applicable Public Works fees shall All applicable Public Works shall be paid. (PW) be paid. Fee credits will be fees shall be paid. Fee provided for the cost of public credits shall be allowed for improvements required by public improvements per Conditions 10 a-m. City Ordinances and Codes. 5. Traffic Impact Fees shall be paid at Traffic Impact Fees shall be paid at Traffic Impact Fees shall be the time of final inspection or the time of final inspection or issuance paid at the time of final issuance of a Certificate of of a Certificate of Occupancy of each inspection or issuance of a Occupancy of each building. (PW) building. Fee credits will be Certificate of Occupancy of provided for the cost of public each building. Fee credits improvements required by shall be allowed for public Conditions 10 a-m. improvements per City Traffic Impact Fee Ordinance. General Plan and Zoning City Suggested Shea Suggested City Response Amendment Item Amendment Modification(4/28/98) (5/12/98) Limited Public Use and 0.35 0.76 0.35 OR Commercial FAR 0.50 if no variances or special permits for parking, setbacks or open space. Page 2 of 2 + t d n �ntoneac rt n f C:bm oni men a TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Mary Beth Broeren, Senior Planner DATE: May 12, 1998 SUBJECT: GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-21LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97- 56/NEGATIVE DECLARATION NO. 97-16 (Seacliff Village Shopping Center) (CONTINUED FROM THE APRIL 28, 1998 MEETING) LOCATION: 2124 Main St. (North of Yorktown Ave., between Goldenwest and Main Sts.) ATTACHED IS THE PLANNING COMMISSION STAFF REPORT FROM THE APRIL 28, 1998 PLANNING COMMISSION MEETING ATTACHMENT 19 i + r JDNVIRONMENTAL CHECYLUST FOB. h kr r r + v r -CITY OF HUNTINGtONBEACH PLANNING DIVISION 1. PROJECT TITLE: HOLLY SEACLIFF SPECIFIC PLAN AMENDMENT- SEACLIFF SHOPPING CENTER Concurrent Entitlements: Conditional Use Permit 97-56 General Plan Amendment 97-04 Zone Text Amendment 97-02 2. LEAD AGENCY: City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Contact: Mary Beth Broeren, Senior Planner Catherine O'Hara, Contract Planner Phone: (714) 536-5271 3. PROJECT LOCATION: 2124 Main Street(Seacliff Shopping Center) and environs, at northeast corner of Golden West Street and Yorktown Avenue. (See attachment 1, Vicinity Map.) 4. PROJECT PROPONENT: Shea Vickers, L.L.C. 655 Brea Canyon Road Walnut, CA 91788 Walnut, CA 91788 Contact: Jim Yoder Phone: (909) 594-0943 5. GENERAL PLAN DESIGNATION: Mixed Use and Industrial 6. ZONING: Holly Seacliff Specific Plan(HSSP) Environmental Assessment No.97-16 Page 1 of 51 ATTIA;HNILN i ii�'3- 12- f �7. PROJECT DESCRIPTION: Amend the Holly Seacliff Specific Plan and General Plan to modify the li: of allowable uses and densities for an approximate 50 acre site designated for mixed use development (known as Seacliff Village Shopping Center) and to re-designate approximately four acres of vacant land located north of and adjacent to the site from industrial land use to a mixed use designation. In conjunctic with the request, the applicant intends to redevelop the existing shopping center and construct an approximate 260,000 square foot shopping center on 30 acres of the site while master planning the remainder of the site to accommodate approximately 10 acres of future residential units and 10 acres of future mixed use. The applicant currently envisions the future mixed use portion to include senior care facilities, medical offices and day care facilities. 8. Related Environmental Documentation Environmental Impact Report No. 89-1 was prepared and certified for the HSSP, including the proposed area of development. Subsequent to EIR 89-1, a Master EI was prepared for the City's General Plan Update. (Adopted May 13, 1996.) EIR 89-1 analyzes the potent impacts of development in conformance with the Holly Seacliff Specific Plan. The Master EIR analyzes t potential impacts from buildout of the entire City's adopted Land Use Element, including the 50 acre proji site and four acre light industrial site. As indicated in the table below,the proposed uses and densities differ from the uses and densities assumed the previously prepared EIR 89-1 and Master EIR. Land Us Car end -'iltdElQe toposed` 6EA�Anatps i s1"d1'.e t n ene. �Lln yYt t}i9r nvlrottmen� natys"es= i" i;i 'a>-�, r"a" t' � e�, * IN MIXED USE-Commercial 200,000 Sq.Ft. 258,800 Sq. Ft.* 258,800 Sq.Ft.* Retail MIXED USE-Commercial 100,000 For Future Development** 6,000 Sq.Ft.** Office MIXED USE—Residential 475 Dwelling Units For Future Development 165 units MIXED USE—Other N/A. For Future Development 475 assisted living beds INDUSTRIAL 65,890 Sq.Ft. N/A I N/A (*A portion of the 258,822 retail space may be developed as office uses such as banks, real estate offices, etc. ** Day care facilities and medical offices.) For purposes of environmental analysis, certain maximum amounts of development are assumed as listed above for the parcels to be developed in the future. Actual development of the uses will be subject to additional entitlement processing and environmental review prior to construction. Environmental Assessment No. 97-16 focuses on the proposed amendments, how the amendments differ from the assumptions studied in the previously approved environmental documents for the site, and what their potential environmental impacts, cumulative or otherwise, might be on the environment. This EA document identifies previously adopted, applicable mitigation measures, and conditions of approval for development of the site to ensure that all potential impacts resulting from development in accordance witl the proposed amendments are reduced to a level less than significant. 9. OTHER AGENCIES WHOSE APPROVAL IS REQUIRED (AND PERMITS NEEDED): N/A Environmental Assessment No.97-16 Page 2 of 51 ATTACHNILN I NO. 12,2 ENVIRONMENTAL FACTORS POTENTIALL x AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" or is "Potentially Significant Unless Mitigated,"as indicated the checklist on the following pages. ❑ Land Use&Planning ❑ Transportation/Circulation ❑ Public Services ❑ Population&Housing ❑ Biological Resources ❑ Utilities& Service Systems ❑ Geological Problems ❑ Energy&Mineral Resources ❑ Aesthetics ❑ Water ❑ Hazards ❑ Cultural Resources i ❑ Air Quality ❑ Noise ❑ Recreation ❑ Mandatory Findings of Significance DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, ❑ and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be 0 prepared. I find that the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s)on the environment,but that at least one effect(1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and(2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a"potentially significant impact"or is"potentially significant unless mitigated." An ENVIRONMENTAL IMPACT ❑ REPORT is required,but it must analyze only the effects that remain to be addressed. Signature Date Catherine O'Hara Planner Printed Name Title Environmental Assessment No.97-16 Page 3 of 51 ATTACHMENT NO. 12, 3 EVALUATION OF EN , IRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except"No Impact"answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A"No Impact"answer is adequately supported if the referenced information sources show that the impact simply does not apply to the projec A"No Impact"answer should be explained where it is based on project-specific factors as well as general standard! 2. All answers must take account of the whole action involved. Answers should address off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. "Potentially Significant Impact"is appropriate, if an effect is significant or potentially significant,or if the lead agency lacks information to make a finding of insignificance. If there are one or more"Potentially Significant Impact"entries when the determination is made,preparation of an Environmental Impact Report is warranted. 4. Potentially Significant Impact Unless Mitigated"applies where the incorporation of mitigation measures has reducf an effect from"Potentially Significant Impact"to a"Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level(mitigation measures from Section XVII,"Earlier Analyses,"may be cross-referenced). 5. Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has be( adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6. References to information sources for potential impacts(e.g.,general plans,zoning ordinances)have been incorporated into the checklist. A source list has been provided in Section XVII. Other sources used or individuals contacted have been cited in the respective discussions. 7. The following checklist has been formatted after Appendix I of Chapter 3,Title 14,California Code of Regulations; but has been augmented to reflect the City of Huntington Beach's requirements. (Note: Standard Conditions of Approval-The City imposes standard conditions of approval on projects which are considered to be components of or modifications to the project,some of these standard conditions also result in reducin or minimizing environmental impacts to a level of insignificance. However,because they are considered part of the project,they have not been identified as mitigation measures. For the readers' information, a list of applicable standard conditions identified in the discussions has been provided as Attachment No. 3. SAMPLE QUESTION.• Potentially Significant Potentially Unless Less Than ISSUES(and Supporting Information Sources): Significant Mitigation Significant Impact Incorporated Impact No Impact Would the proposal result in or expose people to potential impacts involving: Landslides or Mudflows9 (Sources: 1, 6) O O 0 Discussion: The attached source list explains that I is the Huntington Beach General Plan and 6 is a topographical map of the area which show that the area is located in a flat area (Note: This response probably would not require further explanation). Environmental Assessment No. 97-16 Page 4 of 51 ATTACMINKENT NO. IZ,q Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact I. LAND USE AND PLANNING. Would the Proposal: a) Conflict with general plan designation or zoning? ❑ ❑ ❑ p (Sources: 2,4,5,6) b) Conflict with applicable environmental plans or ❑ ❑ p ❑ policies adopted by agencies with jurisdiction over the project? (Sources: 4,6,8) c) Be incompatible with existing land use in the ❑ ❑ ❑x ❑ vicinity? (Sources: 1,2) d) Affect agricultural resources or operations(e.g., ❑ ❑ ❑ p impacts to soils or farmlands, or impacts from incompatible uses)? (Sources: 2,4) e) Disrupt or divide the physical arrangement of an ❑ ❑ ❑ p established community (including a low-income or minority community)? (Sources: 1,2,4) Discussion: The project site is located in the HSSP planning area at the northwest corner of Yorktown and Main. Surrounding land uses include industrial to the north, institutional (Huntington Beach High School) across Yorktown to the south,residential and future commercial across Goldenwest to the west and commercial and residential across Main Street to the east. The 50 acre site is partially developed with the 125,000 square foot Seacliff Shopping Center. Plans call for the shopping center to be demolished and replaced with a newly designed shopping center and ancillary uses on 30 acres. Future development will occur on the remaining 20 acres and is expected to include office uses and senior care facilities and an area of residential development. Per the HSSP and General Plan,the site is currently approved for a mixture of land uses under the Mixed Use designation. A four acre portion north of the Mixed Use property along Goldenwest is designated for industrial uses. The proposal would increase the maximum allowable amount of commercial square footage by 60,000 square feet in the mixed use area, and add to the list of allowable uses to include senior care facilities, day care facilities and churches. In addition,the land use designation on four acres of land located at the north end of the site would be changed from Industrial to Mixed Use to accommodate future residential development. The proposed development will require a Zone Text Amendment to the HSSP to allow for the increase in commercial square footage and to add to the list of allowable uses. A General Plan Amendment to the Land Use Element and Land Use Map is required to change the land use designation on four acres of vacant land from Industrial to Mixed Use, increase the maximum allowable commercial retail square footage and amend the Mixed Use list of allowable uses. The addition of commercial square footage is Environmental Assessment No.97-16 Page 5 of 51 ATTACHMENT NO. �?5 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact compatible with the existing and approved future land uses. In addition, the relatively small amount of increased square footage can be readily incorporated into the site. The addition of senior care facilities such as assisted living is also compatible with the Mixed Use designation. This type of land use is quasi- commercial/residential. If properly designed, it can be readily integrated into the development mix. The proposal to re-designate four acres of land from Industrial to Mixed Use will result in a loss of Industrial land use area for the City. This is in conflict with General Plan Objective No. ED 2.5 which states: "Revitalize,renovate, and expand available industrial lands and facilities while attracting new industrial uses." However, the industrial uses located adjacent to the proposed property to the north and across Stewart Street to the east are marginal at present and the future success of industrial land uses at this location is questionable. Furthermore,the proposed residential use is compatible with the existing and proposed residential uses across Goldenwest to the west and will serve as a buffer between these single family residential uses and industrial uses along Stewart. Because the proposed residential uses are in close proximity to existing and planned industrial land uses, appropriate set backs, screening and sensitive site plan orientation must be incorporated into those projects when they are developed to avoid future land use conflicts. The proposal will not result in an impact to agricultural resources or operations, nor will it disrupt or divide the physical arrangement of an established community. With the conditions of approval listed in Attachment 5 (la, 2, 6e and 12),no significant, adverse land use or planning impacts are anticipated by the proposed development. II. POPULATION AND ROUSING. Would the proposal: a) Cumulatively exceed official regional or local ❑ ❑ ❑ p population projections? (Sources: 2,3,4,6) b) Induce substantial growth in an area either directly ❑ ❑ ❑ ❑x or indirectly (e.g.,through projects in an undeveloped area or extension of major infrastructure)? (Sources: 1,2,3) c) Displace existing housing, especially affordable ❑ ❑ ❑ p housing? (Sources: 1,2,3) Discussion: Previous environmental analyses for the site assumed that 475 dwelling units would be developed. The current proposal is to develop future residential units and senior care facilities consistent with the maximum thresholds analyzed in the General Plan Master EIR. Consequently, the maximum potential growth inducing impacts of the proposed development will be the same or less than previously assumed. No existing housing will be displaced by the proposed development. No Environmental Assessment No.97-16 Page 6 of 51 ATTACHMENT NO. l� Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact significant adverse population and/or housing impacts are anticipated. (See Mitigation Measure PH-1 from EIR 89-1,Attachment 4) M.GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (Sources: 1,2,4,6,16,17,18) ❑ ❑ ❑ p b) Seismic ground shaking?(Sources: ❑ ❑ ❑x ❑ 1,2,4,6,16,17,18) c) Seismic ground failure, including liquefaction? ❑ ❑ ❑ p (Sources: 1,2,4,6,16,17,18) d) Seiche, tsunami, or volcanic hazard? (Sources: ❑ ❑ ❑ p 1,2,4,6,16,17,18) e) Landslides or Mudflows? (Sources: ❑ ❑ ❑ p 1,2,4,6,16,17,18) f) Erosion, changes in topography or unstable soil ❑ ❑ p ❑ conditions from excavation, grading, or fill? (Sources: 1,2,4,6,16,17,18) g) Subsidence of the land? (Sources: 1,2,4,6,16,17,18) ❑ ❑ ❑ p h) Expansive soils? (Sources: 1,2,4,6,16,17,18) ❑ ❑ ❑ p i) Unique geologic or physical features? ❑ ❑ ❑ p (Sources:1,2,4,6,16,17,18) Discussion: Approximately half of the project site is developed with the Seacliff Shopping Center and ancillary uses. The remainder of the site is vacant,but has been rough graded in the past. The vacant portions are slated for development pending approval. The developed portions will be redeveloped. No significant topographical features exist on the site. Further grading of the site will take place, including implementation of an approved soil remediation plan, subject to permits. Reservoir Hill,which is a man made feature,will be graded along with the rest of the site to be lowered to a grade consistent with the Goldenwest profile. The site is located within the Alquist-Priolo Special Studies Zone and the Methane Overlay District. EIR 89-1 included a thorough discussion of geologic and soils issues for the area and required further site specific studies prior to development as mitigation measures. Geology,hydrology and soils remediation studies have been prepared for the site (See Section XVII -Earlier Analysis.) Environmental Assessment No.97-16 Page 7 of 51 ATTACHMENT NO. 121 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Recommendations from the studies include a fault set back zone, soil remediation measures and grading techniques. The adopted mitigation monitoring plan for EIR 89-1 and results of requisite studies will be applied to this project as appropriate. With the mitigation measures listed in Attachment 4 (LU-7, ER-3- 6, HY-2) and conditions of approval listed in Attachment 5 (5d, 6a, 6e, 6f), no significant adverse geologic impacts are anticipated. IV.WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or ❑ ❑ p ❑ the rate and amount of surface runoff? (Sources: 2,4,6) b) Exposure of people or property to water related ❑ ❑ ❑ ❑x hazards such as flooding? (Sources: 2,7) c) Discharge into surface waters or other alteration of ❑ ❑ ❑ p surface water quality(e.g.,temperature, dissolved oxygen or turbidity)? (Sources: 2,9,3) d) Changes in the amount of surface water in any ❑ ❑ ❑ p water body? (Sources: 2,4) e) Changes in currents, or the course or direction of ❑ ❑ ❑ p water movement? (Sources: 2,4) f) Change in the quantity of ground waters,either ❑ ❑ ❑ p through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? (Sources: 2,3,4) g) Altered direction or rate of flow of groundwater? ❑ ❑ ❑ p (Sources:2,3,4) h) Impacts to groundwater quality? (Sources: 3,7,8) ❑ ❑ ❑ x❑ i) Substantial reduction in the amount of groundwater ❑ ❑ ❑ otherwise available for public water supplies? (Sources: 2,3,4) Discussion: The project site currently includes improved, impervious surfaces and undeveloped Environmental Assessment No.97-16 Page 8 of 51 ATTACHMENT NO. 121 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact surfaces. It is located in Flood Zone x where only minimal flooding would be anticipated in a 100 year storm. The proposed development will result in an increase in impervious surfaces on the site. Stormwater flow from the site will be accommodated by on site improvements connecting to the existing storm drain system that will also be improved by constructing a new storm drain in Goldenwest Street and joining it to the existing drain at Palm Avenue and 22nd Street. In accordance with NPDES, a Water Quality Plan will be prepared to mitigate water quality impacts during construction, and after project completion. Groundwater supplies will not be impacted by the proposed development. With the mitigation measures from EIR 89-1 listed in Attachment 4 (ER-1,HY-1-3), and conditions of approval listed in Attachment 5 (5a, 6f, 6h, 9h),no significant adverse water quality impacts are anticipated from the proposed development. V. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an ❑ ❑ ❑ x❑ existing or projected air quality violation? (Sources: 12,3,4,6,12) b) Expose sensitive receptors to pollutants? (Sources: ❑ ❑ © ❑ 2,3,4,6,12) c) Alter air movement,moisture, or temperature? ❑ ❑ ❑ 19 (Sources: 2,3,4,6,12) d) Create objectionable odors? (Sources: 2,3,4,6,12) ❑ ❑ ❑ p Discussion: Short Term Impacts - Construction equipment emissions and fugitive dust generation associated with earth moving activities may impose short-term deterioration of local ambient air quality. EIR 89-1 included a thorough discussion of short-term air quality impacts from build out of the HSSP and includes mitigation measures to reduce impacts to a level of insignificance. Long Term Impacts - The primary source of long term air quality impacts from the site is vehicular emissions. According to trip generation analyses conducted for the proposed development(prepared by LSA Associates,Inc., dated March 12, 1989)it is anticipated that roughly the same average daily trips will be generated by the proposed development as that assumed the City's Master EIR prepared for the General Plan Update. It can,therefore, be assumed that the emissions and air quality impacts from the proposed project will be similar or slightly less than that previously anticipated in the Master EIR. With the implementation of EIR 89-1 mitigation measures listed in Attachment 4 (AQ 1-2)and conditions of approval listed in Attachment 5 (8a-e),potential air quality impacts will be reduced to a level of insignificance. Environmental Assessment No. 97-16 Page 9 of 51 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact VI.TRANSPORTATIONXERCULATION Would the proposal result in: a) Increased vehicle trips or traffic congestion? ❑ ❑ ❑x ❑ (Sources: 2,3,4,6,12) b) Hazards to safety from design features (e.g., sharp ❑ ❑ ❑ p curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Sources: 2,3,4,6,12) c) Inadequate emergency access or inadequate access ❑ ❑ ❑ to nearby uses? (Sources: 1,2,3,4,6,12) d) Insufficient parking capacity on-site or off-site? (Sources: 2, 5,6) ❑ ❑ ❑ e) Hazards or barriers for pedestrians or bicyclists? ❑ ❑ ❑x ❑ (Sources: 2,5,6) f) Conflicts with adopted policies supporting ❑ ❑ ❑ alternative transportation(e.g.,bus turnouts,bicycle racks)? (Sources: 1,2,4) g) Rail,waterborne or air traffic impacts? (Sources: ❑ ❑ ❑ 19 1,2,4) Discussion: System Wide Impacts -A trip generation analysis was prepared for the proposed development and EA 97-16 assumptions. (Prepared by LSA,Inc., dated March 12, 1998.) The study compares the average daily trips anticipated to be generated by the proposed development to that amount anticipated by buildout of the General Plan for the site and analyzed in the Master EIR. The proposed development is anticipated to generate approximately the same amount of trips (15 fewer daily trips) overall than that anticipated by the General Plan Build Out scenario. Consequently,no additional traffic/circulation impacts from the proposed amendments are anticipated to impact the City's existing or planned circulation system. Design features (e.g., limiting the proposed second driveway north of Yorktown Avenue along Goldenwest Street to a"left-turn in"and"right-turn out"only)has been incorporated into the project design to maximize traffic flow and safety. The proposed development is consistent with the City's adopted General Plan Circulation Element and supporting policies. Traffic generated by the proposed development can be accommodated by the City's existing circulation system and will not impose significant circulation impacts. Environmental Assessment No.97-16 Page 10 of 51 ATTA C H M E_1-4 T N0. 12. IC Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Internal Circulation Plan- Attachment 2 indicates the proposed internal circulation plan for the site, including Clay Avenue and Stewart Streets. Clay Avenue will provide access off of Goldenwest Street into the residential and commercial areas. Through access to Stewart Street via Clay Avenue is not proposed. Stewart Street will extend south of Garfield Avenue,turn east approximately 400 feet and end in a cul-de-sac. An analysis of the proposed internal circulation system was prepared by LSA Associates, Inc., dated November 12, 1997. The study concluded that the proposed circulation system is consistent with the City's Circulation Element and HSSP. The study analyzed the possibility of linking Clay Avenue to Stewart Street through the residential development area and concluded that the linkage is not necessary for optimal internal circulation, and in fact, would be detrimental. The study concluded that such a linkage would allow increased traffic in the residential and commercial areas, including trucks that would be traveling to the industrial areas south of Garfield and east and west of Stewart. The extension of the Stewart Street cul-de-sac to the east is necessary to provide access to the industrial properties on the north side of Clay and would also provide an optional access point for the parcel to the south when that develops. The project will provide parking,pedestrian and bicycle access and emergency access in accordance with the adopted HSSP and Zoning Ordinance. Short-Term/Temporary Impacts -During construction,there may be a slight increase in trips per day on the adjacent arterials due to construction activities, as well as, construction related lane closures. Temporary lane closures during construction may result in short-term interruptions to traffic circulation, including pedestrian and bicycle flow. A construction vehicle control plan will be devised prior to commencement of construction and will be implemented during construction to minimize impacts and ensure ongoing safety. With the EIR 89-1 mitigation measures listed in Attachment 4 JR-1-8)and conditions of approval listed in Attachment 5 (lb, Ig, Ih, II, 9b-g, 9I, 9k-1),no significant circulation impacts are anticipated. VMBIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered,threatened or rare species or their ❑ ❑ ❑ ❑x habitats (including but not limited to: plants,fish, insects, animals, and birds)? (Sources: 2,4,6,15) b) Locally designated species (e.g., heritage trees)? ❑ ❑ ❑ 19 (Sources: 2,4,6,15) c) Locally designated natural communities (e.g., oak ❑ ❑ ❑ 19 forest, coastal habitat, etc.)? (Sources: 2,4,6,15) d) Wetland habitat (e.g.,marsh,riparian and vernal ❑ ❑ ❑ p pool)? (Sources: 2,4) Environmental Assessment No.97-16 Page 11 of 51 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact e) Wildlife dispersal or migration corridors? ❑ ❑ ❑ ❑x (Sources: 2,4) Discussion: The proposed development is not located in the vicinity of sensitive animal resources and does not include areas used for cultivation of an agricultural crop. No sensitive plant resources exist on site. The site does contain mature domestic trees and shrubs. A Consulting Arborist's Report was prepared to document the type, number and characteristics of the existing trees and shrubs on site, and make recommendations for preservation and/or transplantation. The recommendations of the report are included as conditions of approval for the proposed project. The proposed project will not result in a change in the diversity of, or provide a barrier to, any plant or animal species. With the conditions of approval listed in Attachment 5 (5c, 6d),no significant adverse impacts to biological resources are anticipated. VIII. ENERGY AND NUNERAL RESOURCES. Would the proposal a) Conflict with adopted energy conservation plans? ❑ ❑ ❑ p (Source: 2,4,6) b) Use non-renewable resource in a wasteful and inefficient manner? (Sources: 2,4,6) ❑ ❑ ❑ p c) Result in the loss of availability of a known mineral resource that would be of future value to the region ❑ ❑ ❑ p and the residents of the State? (Sources: 2,4,6) Discussion: The project is not located in an area with known mineral resources with regional value and will not cause any increases in the rate of use of non-renewable energy/fuel resources. The project is not in conflict with any adopted energy conservation plans. Therefore,no significant, adverse impacts to natural resources are anticipated. (See Attachment 4,NR-1-2, PS 15-19, WF-1 and Attachment 5, if) IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of ❑ ❑ ❑ p hazardous substances (including,but not limited to: oil,pesticides, chemicals or radiation)? (Sources:2,3) b) Possible interference with an emergency response ❑ ❑ ❑ x❑ plan or emergency evacuation plan? (Sources: Environmental Assessment No.97-16 Page 12 of 51 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact 2,4,6) c) The creation of any health hazard or potential ❑ ❑ ❑ p hazards? (Sources: 2,4,6) d) Increased fire hazard in areas with flammable ❑ ❑ ❑ p brush, grass, or trees? (Sources: 2,4,6) Discussion: The proposed project will not involve the use of any hazardous materials. The project may result in minor, temporary lane closures along the surrounding, adjacent arterials during construction. These temporary closures could impede emergency fire and police response and evacuation procedures. As a condition of approval, a construction circulation plan will be prepared. The Plan will include provisions for adequate emergency response during construction, as well as coordination between the Public Works Department, contractor, Police and Fire departments. With the conditions of approval listed in Attachment 5 and EIR 89-1 mitigation measures identified in Attachment 4 (AE-5, OF-2,4,5,HH-1-8,10),and condition of approval listed in Attachment 5 (6e),no significant health hazards or potential hazards related to hazardous materials are anticipated. X. NOISE. Would the proposal result in: a) Increases in existing noise levels? (Sources: ❑ ❑ p ❑ 1,2,3,10) b) Exposure of people to severe noise levels? ❑ ❑ p ❑ (Sources: 1,2,3,10) Discussion: Short-Term Noise-Residential uses near the project may experience short term audible noise level increases during construction. The construction activities will be required to comply with Chapter 8.40 Noise of the Huntington Beach Municipal Code. Long-term Noise: Long term noise levels will not be impacted by the proposed development and are projected to be within the acceptable levels established in the City's Municipal Code and Noise Element. With the implementation of the mitigation measures listed in Attachment 4 (NO-1 thru 4) and conditions of approval listed in Attachment 5 (Code Requirement No. 11),no short or long term, adverse noise impacts are anticipated to be generated by the proposed project. M.PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (Sources: 2,3,4,6,14) ❑ ❑ ❑ Environmental Assessment No.97-16 Page 13 of 51 Ai 01J. IZ, 13 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact b) Police Protection? (Sources: 2,3,4,6,14) ❑ ❑ ❑ p c) Schools? (Sources: 2,3,4,6) ❑ ❑ ❑ p d) Maintenance of public facilities, including roads? (Sources: City of Huntington Beach,2,3,4,6) ❑ ❑ ❑ ❑x e) Other governmental services? (Sources: City of Huntington Beach, 2,3,4,6) ❑ ❑ ❑ p Discussion: Police and Fire-EIR 89-1 and the Master EIR for the General Plan Update analyzed potential impacts on Police and Fire services and facilities vis-A-vis buildout of the Land Use Element scenario. Cumulative impacts were also analyzed. The proposed increase in commercial square footage and change in land use of four acres from Industrial to Mixed Use will not cause the need for additional police and fire services or facilities. Cumulative development will be accommodated by the City's existing and planned services. School Impacts - Previous assumptions for buildout of the site included 475 dwelling units. This environmental analysis assumes fewer residential units, including senior care facilities. The school population impacts associated with senior care facilities and commercial development are expected to be minimal. The project will be subject to state mandated school impact fees to mitigate any impacts to its facilities. Maintenance-The project will not require any substantial increase in City personnel or maintenance operations. With the mitigation measures adopted with EIR 89-1 listed in Attachment 4 (PS-4, 11,12) and conditions of listed in attachment 5 (z 1-13),no significant adverse impacts to public services are anticipated. XILUTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (Sources: 2,3,4) ❑ ❑ ❑ x❑ b) Communication systems? (Source: 2,3,4) ❑ ❑ ❑ c) Local or regional water treatment or distribution ❑ ❑ ❑ p facilities: (Sources 2,3,4,14) d) Sewer or septic tanks? (Sources: 2,3,4) ❑ ❑ ❑ ❑x Environmental Assessment No.97-16 Page 14 of 51 ATTACHMENT NO. 12.1' Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact e) Storm water drainage? (Sources: 2,3,4) ❑ ❑ ❑ p f) Solid waste disposal? (Sources: 2,3,4) ❑ ❑ ❑ p g) Local or regional water supplies? (Sources: 2,3,4) ❑ ❑ ❑ 19 Discussion: On-site Storm water catch basin improvements, as well as, off-site improvements will be included in the project per conditions of approval to accommodate anticipated runoff. All on site utilities will be placed underground. The sewage anticipated to be generated by the development will be accommodated by the City's existing system. Per the proposed project's conditions of approval, a sewer study will be provided prior to the issuance of a building permits to ensure that connections and on site facilities are designed to accommodate the development's anticipated sewage generation. Solid waste disposal, local and regional water supplies,natural gas and communication systems will not be impacted by the proposed project. The proposed project has been designed so as not to impact the existing water line that currently runs beneath Clay Street,west of Main Street. Per City Water Division plans,this water line will be relocated. Relocation of the line will be coordinated with the proposed development. Phase I and Phase II Water System Modeling studies were completed for the site. (Prepared by Boyle Engineering Corporation, 12/19/97 and 1/27/98.) Recommendations were made to ensure adequate fire flow at all times for the future development. The recommendations are included as conditions of approval for the project. With the mitigation measures listed in Attachment 4 (AE-3, ER-1,HY-2, HY-3, LG-1-6,PS-13-14, WF-2 thru 14, SF 1,2,5-8)and conditions of approval listed in Attachment 5 (1 c, 6g, 6h, 9h, 9j),no significant, adverse impacts to utilities and service systems are anticipated. XIII.AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (Sources: ❑ ❑ ❑ p 2,4,6,19) b) Have a demonstrable negative aesthetic effect? ❑ ❑ ❑ p (Sources: 2,4,6,19) c) Create light or glare? (Sources: 2,4,6) ❑ ❑ ❑ 0 Discussion: Goldenwest to the west of the property and Main Street to the east are listed as Landscape Corridors in the City's General Plan. Landscaping will be provided in accordance with the HSSP. The proposed improvements will not obstruct any significant view opportunities or create a permanently visually offensive site. Per the HSSP, a visual intrusion study was prepared which examines views Environmental Assessment No.97-16 Page 15 of 51 AITACnMENT NO.I�t5 Potentially ' Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact from the residential development across Goldenwest to the proposed shopping center. The study illustrates that there will not be view impacts to these residences. During construction, appropriate screening and maintenance will be provided. With the implementation of mitigation measures listed in Attachment 4 (AE-3, AE-4,BR-2,BR-8) and conditions of approval listed in Attachment 5 (ld, le, If, 6c, 9n, 9x, 1 Oc), no significant adverse aesthetic impacts are anticipated. XIV.CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (Sources: 2,4,6) ❑ ❑ ❑ ❑x b) Disturb archaeological resources? (Sources: 2,4,6) ❑ ❑ p ❑ c) Affect historical resources? (Sources: 2,4,6) ❑ ❑ ❑ p d) Have the potential to cause a physical change, ❑ ❑ ❑ which would affect unique ethnic cultural values? (Sources: 2,4,6) e) Restrict existing religious or sacred uses within the ❑ ❑ ❑ 19 potential impact area? (Sources: 2,4,6) Discussion: The project site is not identified as having historic or cultural significance. The existing commercial center incorporates a sea bird motif, including statuary, signage and walkway imprints. While the artwork does not have significant historical value per CEQA standards, community sentiment to preserve some of the statuary has been expressed. When the existing commercial center is demolished, the developer will donate the site's existing statuary(all that can be adequately preserved) to the City. The City has plans to incorporate the preserved art work into public places as feasible and appropriate. No significant, adverse negative cultural resource impacts are anticipated. (9z,13).bb) XV.RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional ❑ ❑ ❑ parks or other recreational facilities? (Sources: 1, 2) b) Affect existing recreational opportunities? ❑ ❑ . ❑ IN (Sources: 1) Discussion: The project will not result in impact to, or loss of, existing or planned recreational facilities. The residential portion of the project is expected to be less than that previously analyzed. In addition,the development must comply with open space requirements of the City. Therefore,the same Environmental Assessment No.97-16 Page 16 of 51 ATTAC11iVitj''! I NO. 12.I10 Potentially ' Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact or less recreational facilities and services demands are anticipated. No significant, adverse environmental impacts are anticipated. Environmental Assessment No.97-16 Page 17 of 51 ATTACHMENT NO. i2, -7 Potentially ' Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the ❑ ❑ ❑ p quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (Sources: 2, 7) Discussion: The project is not located in the areas of any wildlife or biological resource areas and will not substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels,threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal. No significant, adverse impacts are anticipated from the proposed project. b) Does the project have the potential to achieve short- ❑ ❑ ❑ p term,to the disadvantage of long-term environmental goals? (Sources: 3) Discussion: The project will not achieve short term goals to the disadvantage of long-term environmental goals. See discussion of items no.I-XV above. c) Does the project have impacts that are individually limited, but cumulatively considerable? ❑ ❑ ❑ ❑x ("Cumulatively considerable"means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects, and the effects of probable future projects.) (Sources: 3,5,6,7,8) Discussion: No. See discussion of items no. I-XV above. d) Does the project have environmental effects,which will cause substantial adverse effects on human ❑ ❑ ❑x ❑ beings, either directly or indirectly? (Sources:2, 6) Discussion: No. See discussion of items no. I-XV above. Environmental Assessment No.97-16 Page 18 of 51 ATTAC.,HN1[ENi N0. 12,1 X"VH. EARLIER ANALYSIS Earlier analyses may be used where,pursuant to tiering,program EIR,or other CEQA process,one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(cx3)(D). Earlier Documents Prepared and Utilized in this Analysis Reference# Document Title Available for Review at: 1 Project Vicinity Map Attachment No. 1 2 Site Plan Attachment No.2 A. Proposed Site Plan B. Currently Approved Site Plan 3 Project Narrative Attachment No.3 4 City of Huntington Beach General Plan,Environmental Impact City of Huntington Beach Community Report for General Plan Update and Technical Appendices. Development Dept.,Planning/Zoning Information Counter,3`a Floor 2000 Main St.,Huntington Beach 5 City of Huntington Beach Zoning and Subdivision Ordinance " 6 Holly Seacliff Specific Plan and Holly Seacliff Specific Plan EIR " 89-1 7 FEMA Flood Insurance Rate Map(November 3, 1993) 8 Air Quality Handbook,South Coast Air Quality Management " District 9 Trip Generation,4th Edition " Institute of Transportation Engineers 10 City of Huntington Beach Municipal Code City of Huntington Beach City Clerk Office,2nd Floor 2000 Main St.,Huntington Beach 11 City of Huntington Beach City of Huntington Beach Community CEQA Procedures Handbook Development Dept.,Planning/Zoning Information Counter,3`d Floor 2000 Main St.,Huntington Beach 12 Site Specific Traffic Study-Trip Generation,Prepared by LSA, " dated 3/12/98. 13 Site Specific Traffic Study-Local Circulation,Prepared by LSA, dated 12/12/97. 14 Phase I(12/19/97)and Phase II(1/27/98)Water Flow Analyses- " Prepared by Boyle Engineering. 15 Consulting Arborist's Report,dated January 1998 " Environmental Assessment No.97-16 Page 19 of 51 16 Geotechnical Study « 3945.01 3/4/96,Levine,Fricke and Recon 17 Remediation and Soils Study Phase II Investigation Activities,LF 3945.00-100, 1/17/96 Levine and Fricke 18 Alquist Priolo Zone Evaluation « Project No. 1971017-08,6/20/97 Leighton and Associates 19 Visual Intrusion Study, 1/21/98 Environmental Assessment No.97-16 Page 20 of 51 Attachment No. 1 PROJECT VICINITY MAP Environmental Assessment No.97-16 Page 21 of 51 AT iACHM'E-INT NO. 12,7, 4O ppp— S Lu 1•ii 'pF C SLATER AVENUE N 3 TALBERT AVENUE 3 CeMALo rqi_ W PARK 0 flux AVENUE {'' kti f}'{•`'�::�f�'�•'' GARFIELD AVENUE A�` •tom-•:�:•:•t:ill':•::.:'• •'••:•: :•:{.•}.}:{;'. }: ::: ti••' YOWOWN AVENUE A •f'.* :{�':`�`• HIGH � SCHOOL CIVIC CENTER AYgHUE SFACLIFr ADAMS AVENUE COUNTRY CLUB us of O o CO 0 U Z a=e O 4 O at m EXH CITY OF H U NTI NGTON BEACH VICINITY I Attachment No.2 A. PROPOSED SITE PLAN B. APPROVED SITE PLAN Environmental Assessment No.97-16 Page 23 of 51 Ai 12.2,3 ICY CSMART I Q �' oQ. , I• • rn t � MtMlGM111C.11rOMMt I `{I I - • � � ;, Q R�Ilr^ wm M. wummr N. Ti IF F11.1 -t . 1 ® � i 1.�01L�pC11Vt10N ovmmm • WamPlow MIXED USE MASTER PLAN HUNTINCTON SEACLIFF 50 (FOR ILLUSTRATIVE MOSES ONLY) -�-� SHFA Vl KW DMOPMENT ;94�aorecnn�s Nm ""•«•"••••,�•,^^' ••••"M •� "" •• O� 13 .jo VAe. I IT DRIVElion IIIIIIlw:3 fill 1l •/ • I� I •� i .r....; ; ••_ I�I�ITITiIU II '� tea. •t '�"*� , I• �1 ® • 1D.' _ 1t 11 MrM •r I i I OIIIIIII��{I •-• ,n ` .s..•••• = II r _ I V, ��" r.g I I11 ~ 4 ryrr rM EXISTINS i i •\ Wld t ' 0 �, SINSLE I ♦ MW{cs"I"Comamul FAMILY RESIDENTI/W 1 I I ..•r wll W Mrr. �� � Iri1•.N^_ III I •• .o.•�, EXISTINS "'• .:.r—...... QQ r q9 �Y 67 _ OFFICES .. .... .Ir II11 F 4 ® .T• / m" '��`((� .sue '. j2� .��• r w W..r.r... r- y �� •.�. � � wm trM r ram.. 1 'r• f � •�, « I Inu warnal . / • ..•wrr•a..r rrrwrr.ra r..r _y� , f w.�ww...r..wrr•r....0 r...r F.N U3 w•rd.....ir.ii.�. r�r �wrr..• YORKTOM AVERS ...• IrrF.7N v�� rLIR/{. .••i i���.�a�. SITE PLAN HUNTINGTON SEACLIFF 50 - ' - --- -- - - - - XA*CwrWn=AmftAWfiW « « 1«• 3 13 S JS.1 EG FN D CEIWIN BERM 11911MEMIAL I ...�. aw r LOMOtM111Y!!!1!lNIUl1 Q YlMUYO[NYIY AtlI!lMIML y_ HI.rtY T Fl \�• CHI Y.. eomm""DwYn RL•3 y�� IJ laalnvlaorlllll► M R41 EL DELAN , rlounnu AREA r - A33 1 — AMH PLANNING AREA W -- - ; pg _ t F3 _ "'•"- , 1 PLANNING Will RL•1 AMH MlIONl011M000 PAlKf pg 7 L ...0 6 J M•1 1 HILL 4, RM ■o rH wa tIH RM RM os j ♦ �- 111 A� _ o canum�• . N EXHIBIT 3 4 CITY OF HUNTINGTON BEACH L DEVELOPMENT PLAN n•n�n n wl rail, a nn nre.r? n nrE f r,nrzsnrr-nra nn n rxn ..l1111111 / 1 LYLY Attachment No.3 PROJECT NARRATIVE Environmental Assessment No.97-16 Page 27 of 51 ki Irtia.lt�f;Vii.-i`� 1 Ira ' t y SHEAc ^ BUSINESS PROPERTIES W7 Brea Canyon Roe Suite P.O.Box 15:2 Monday, June 30, 1997 Walnut•Caliromi 91788-153 (909)598-900 FAX(909)869-086 Mr. Ray Silver Ms. Melanie S. Fallon Mr.Howard Zelefsky City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 RE: Written Narrative for Huntington SeaCliffAoolication NEC Golden West Street and Yorktown Avenue Huntington Beach, California Dear Ray,Melanie, and Howard: Shea Vickers Development LLC is pleased to present its application for the redevelopment of Huntington SeaChiffi This application is being initiated to request a Conditional Use Permit, Zoning Text Amendment and Environmental Assessment for the project. The project area is bounded by Golden West Street, Yorktown Avenue, Main Street, Stewart Street and Clay Avenue(scheduled to be abandoned in accordance with the City's traffic plan). The following is a summary of surrounding uses: Across Golden West Street-west of site Residential-medium and low density Across Yorktown Avenue- south of site Public - school bus yard/repair garages, civic, City Hall and Huntington Beach High School Across Main Street-east of the site General office, Sea Cliff Office Park, and, high density residential Across Stewart Street and Clay Avenue - Industrial uses and oil operations north of site Page 1 Prov/d/ng exceptlorW bVng and working environments (IS�- Cj A T C l I The population served by the proposed commercial use of the project will live within one to five miles of the project boundary area. The following is a summary of the estimated patron trade area: 2 Mile 3 Mile 5 Mile Specialized Radius Radius Radius Trade Area Trade Area Trade Area Trade Area January 1997 Updated 63,553 132,527 287,906 225,160 Population January 1999 Projected 66,932 136,316 291,807 229,035 Population Total Population at Build- 75,606 148,957 311,584 248,687 Out of all Units Proposed Average Persons per 2.58 2.77 2.79 2.77 Household (1995) Median Household Income $56,616 $56,928 $58,361 $60,136 (1996) Median Value of Housing $281,465 1 $264,974 1 $262,911 1 $266,442 (1996) Source: Derrigo Demographic Studies' Marketing Demographic Analysis Report, January 1997. The products and services found in the commercial portion of the property are planned to include: supermarket, drug store, home improvement store, office supply store, food park, restaurants, financial uses, medical office use, assisted living and a compliment of shops with a wide range of neighborhood and community-oriented goods and services. The commercial portion of the project will provide unique, needed goods and services for the immediate, neighborhood area as well as the broader-based, community area; both of which will promote strong, stable sales and outstanding incremental sales tax revenue for the City of Huntington Beach. In addition, Huntington SeaCliff consists of residential detached housing on approximately 10 acres of the property with the balance of the property consisting of commercial uses. Hours and days of operation vary depending on the use; however, they will be consistent with similarly merchandised shopping centers. Typical small businesses operate six to seven days a week from 9:00 AM to 7:00 PM. or later. Food uses provide a broader operating hour range from 5:00 AM. to 12:00 P.M. or later, as in the case of coffee houses, bagel stores and so forth. The Supermarket, Drug Store, Office Supply Store and Home Improvement Store uses typically operate during hours consistent with their respective chain operations; it's possible that a 24-hour operation standard may be utilized by several tenants. Page 2 SHEA, 1 age .29 A T TAvHN1Ezlt•IT IN0. ► 2- c The number of employees range greatly depending on use. The following is a brief estimated summary of employees based on the proposed tenant mix: Supermarket 25-50 employees depending on the time of day and season. Anchor tenants - drug, office supply, home 15-50 employees depending on the time of im rovement day and season. Smaller merchants 1-2 employees per store Food establishments 1-4 employees per store, depending on the operator. Based upon the proposed retail mix, the following summary estimates anticipated tenant sales from the new project: P z�� . Sales PSFJ-P v F, �2, :l `�ARU ' ,th, `�•' ,ii �• Q }�'art?�';f;i Supermarket 55,000 $550 $450 $30 250 000 $24 750 000 Drug 17,000 $500 $400 $8 500 000 $6 800 000 Home Improvement 54,000 $300 $200 $16 200 000 $10 800 000 Office Supply Store 24 000 $375 $275 $9 000 000 $6,600 000 Pads 53,000 $450 S400 $23 850 000 $21 200 000 Shops 35,000 1 $250 $150 1 $8 750 000 1 $5 250 000 Totals $96 550,000 S75,400,000 The proposed uses do not pose any significant environment issues as shown in the enclosed environmental assessment application and traffic study. In addition, proposed uses are consistent with the Holly Seacliff Specific Plan as reflected in the attached matrix; further, they do not exceed traffic standards established under the General Plan. We look forward to cooperating with the City and Community Planning Department to formalize the final Environmental Assessment Report for the project. Shea Vickers takes great pride in submitting this application to the City of Huntington Beach for its review and approval. We have endeavored to create a unique, beautiful, functional and well-merchandised commercial center that is appropriate for an under- served community. The housing component of the project will greatly compliment the high-quality housing underway in the immediate area, and deliver a standard consistent with our company's 125 year reputation of integrity and customer satisfaction. We are confident, with your support and consideration, that Huntington SeaCliff will be a successful community project which we all will be proud of for years to come. In concert with the planned re-development of Sea Cliff Village, the Owner's would like to propose the donation of the outdoor art collection including all murals, exhibits and Page 3 SHG/,\ Pale_ 30 I I displays. We appreciate Councilwomen Dettloff' and the City's interest in retaining these items for a variety of City uses including display at the new Interpretive Center and at various entrances to the City. We are happy to cooperate and understand the City will take on the responsibility necessary for this acquisition. In addition, we're prepared to participate, at the City's request, on any task force charged to coordinate and complete the disposition of the materials. We urge the City to commence its research and bidding processes to remove and relocate the collection. Thank you for your time and consideration with respect to this application. We look forward to working with the City through the entitlement process with the goal of opening new businesses at Huntington SeaCliffin the First Quarter of 1999. Sincerely, VICKERS L N=L.L.C. ,Z�C — 2��g es . Yoder Ronald C. Metzler tail Dev opment alter Vice President, Community Development ck Godar i resident Commercial Property Group AMIc as Page Page. SHCZA Ai 1 AUi f,tiiiZi`d 1 �'v . Attachment No.4 EIR 89-1 MITIGATION MEASURES Environmental Assessment No.97-16 Page 32 of 51 A, NJ. 12ti 32 EIR 89-1 Applicable Mitigation Measures For Seacliff 50 HSSP and GPA (Environmental Assessment 97-16) a LU-7 Detailed grading plans for all developments on-site should be submitted to and approved by the Planning Department prior to the issuance of grading permits. Such plans should show all natural on-site and the areas to be graded. AE-3 As required in the Public Services and Utilities section of this EIR, new utility lines including, but not limited to, electric (excludes SCE 66KV transmission lines), telephone, street lighting and cable television should be placed underground. The applicant should be responsible for complying with this requirement and should make the necessary arrangements with the utility companies for the installation of such facilities. AE-4 Landscaping of future projects should be designed to minimize visual impacts on adjacent parcels. Special consideration should be given to orientation of the projects residences (i.e. windows and decking) so as to respect the privacy of adjacent and nearby homes. AE-5 Whenever feasible, oil production facilities on-site should be eliminated or consolidated to reduce their number. Facilities remaining on-site should be painted, camouflaged or otherwise screened by perimeter walls, plantings or like treatments to reduce their unsightliness to future residents. ER-1 Subdrains should be installed where necessary. Location and size of subdrains, if any are required, should be determined after preliminary geotechnical & grading information is made available. ER-2 The design of structures should comply with the requirements of The City of Huntington Beach code and the standard practices of the Structural Engineers Association of California. ER-3 A detailed geologic fault investigation should be undertaken to delineate any additional active trace of the Newport/Inglewood fault. A setback zone should be established to prevent the construction of habitable structures within 50 feet on either side of any active fault trace Therefore, as is the case in the western portion of the property, where the fault zone as exposed in the sand borrow pit is 80 feet wide, the ultimate setback zone should have a total width of 180 feet ER-4 Prior to future development, additional information on particle size, density, and ground water levels should be obtained to accurately assess the potential for liquefaction due to seismic shaking in the alluvial areas. ER-5 As future development occurs, continued subsidence rate monitoring for the region of the subject site is necessary to determine if subsidence rates are declining with current water-injection methods being used at operating oil and as withdrawal. ER-6 The use of post-tensioned slabs should be considered in the foundation design in order to eliminate distress to structures and slabs from minor regional subsidence Although this measure will provide for a more rigid slab, it will by no Environmental Assessment No.97-16 Page 33 of 51 means eliminate distress to foundations resulting from the rapid subsidence of the land from continued oil and gas withdrawal. ER-8 During and after project construction, adequate surface drainage should be ER-8 maintained by the applicant, in order to eliminate bluff erosion. Surface water (continued) should be carried quickly away from the top of the bluff and not allowed to pond or run down the slope face. HY-1 Prior to approval of future Specific Plans or grading permits, a detailed areawide flood control/hydrology/hydraulic study should be prepared by a licensed civil engineer as required by the City and completed by the applicant(per the current County of Orange Hydrology Requirements) to further quantify and detail the combined drainage impacts of development within the watershed area. These detailed studies may be used to adjust the suggested conduit sizes proposed for the EIR and shown on Exhibit 14. A separate detailed study should be completed for each tributary area. These studies shall be completed prior to the approval of future Specific Plans or at the time of grading permit. HY-2 All future discretionary permits should be consistent in preserving areawide natural drainage patterns along with preserving and enhancing the goals, objectives and policies of the General Plan Open Space and Conservation Element. The permits should ensure that development provide for facilities needed to accommodate runoff from a 100- ear storm. HY-3 Individual projects should be required to construct or upgrade on-site and off-site drainage facilities needed to drain the site according to City requirement. This should include, limited improvements to existing earth swales so as to convey nuisance flows as well as floodwater, required storm drain conduits, storm drain crossings under Goldenwest Street, Ellis Avenue and other proposed streets; and any other facilities determined as needed in the more detailed hydrology studies. PH-1 The applicant should strive to develop a variety of housing types and sizes at a range of prices in order to comply with the General Plan Housing Element policies for affordable housing as well as the needs identified in the RHNA. TR-1 Arterial links within the project study area shall be improved to their ultimate width, consistent with the proposed Circulation Element for the General Plan Amendment request. A listing of the ultimate arterial widths within the project study area are as presented below- Ellis Ave.:Edwards St. to Gothard St.-primary 4 lane divided arterial. Gothard St to project east boundary-secondary 4 lane undivided arterial. Garfield Ave.:Seapoint St to Main St. -major 6 lane divided arterial. Yorktown Ave.:Goldenwest St to Main St -primary 4 lane divided arterial. Edwards St:Ellis Ave. to Garfield Ave. -secondary 4 lane undivided arterial. Goldenwest St:Yorktown Ave. to Ellis Ave. -major 6 lane divided arterial. Gothard St:Ellis Ave. to Main St -secondary 4 lane undivided arterial. Main St.:Huntington St to Yorktown Ave. -primary 4 lane divided arterial. These improvements should include all necessary curbs, gutters and median requirements per the City of Huntington's standard plans. In addition, all residential collectors, industrial collectors and residential streets should be improved to their ultimate width consistent with the proposed Circulation Element for the General Plan Amendment project TR-2 Intersections within the study area should be constructed to the lane geometries identified in Table 18. TR-3 Prior to the first Specific Plan or Tract Map approval, a fair share funding program for the construction of the cross-gap connector from Edwards to Bolsa Chica as a modified secondary arterial and the Seapoint Ave. extension from Garfield to Coast Hwy. should be determined In the determination of this fair share funding program, a credit should be given for the segment of the cross- gap connector and Seapoint Ave. constructed within the project boundary. Environmental Assessment No.97-16 Page 34 of 51 TR-4 The arterial and intersection improvements required to occur commensurate with Planning Area development are as follows: (for details per Planning Area see Mitigation Measures in EIR). TR-5 At the time of Specific Plan or Tract Map approval for a given Planning Area or portion thereof, a traffic study shall be completed to determine whether the incremental increase in traffic from the Specific Plan or Tract Map area causes TR-5 any of the intersections under investigation to result in unacceptable levels of (continued) service. If unacceptable levels of service result, this traffic analysis shall determine the portion of the ultimate intersection improvements which are required, the phasing of the improvement and the funding source If the project requires intersection improvements which are greater than the projects fair share, a reimbursable agreement shall be required of those subsequent developments whcih contribute to the need for said improvement TR-6 Prior to Tract Map approval, a signal warrant analysis shall be conducted for any project with access points to the major arterial streets stem. TR-8 Prior to any Specific Plan or Tract Map approval, the Orange County Transit District shall be consulted for the need to construct bus stops, turnouts and shelters. AQ-1 To minimize dust generation during grading operations, SCAQMD rule 403 should be adhered to which will require watering during earth moving operations. To further reduce the emissions, grading should not occur when wind speeds exceed 20 mph. AQ-2 There should be support and compliance with the AQMP for the basin to achieve regional air quality. The AQMP improvement of mass transit facilities and implementation of vehicular usage reduction programs. Energy conservation measures are also included. Specific measures which may be appropriate for the proposed project include: Encourage the use of alternate transportation models by promoting public transit usage including the designation of the transportation corridor and providing secure bicycling facilities. Provide public transit accommodations such as bus turnout lanes, park and ride areas, and bus shelters. Provide energy conserving street lighting. Provide traffic signal synchronization where feasible. NO-1 Enforcement of the City of Huntington Beach Noise Ordinance should be implemented which limits the hours of construction to normal weekday working hours. NO-2 Measures should be designed to satisfy the requirement that 65 CNEL not be exceeded in residential outside living areas. Where residential buildings are to be located within these 65 CNEL contours, mitigation measures should be undertaken to reduce noise levels. Mitigation through the design and construction of a noise barrier(wall, berm or combination walVberm) is the most common way of alleviating traffic noise impacts. The effect of a noise barrier is critically dependent on the geometry between the noise source and the receiver. A noise barrier effect occurs when the "line of sight" between the source and receiver is penetrated by the barrier. A barrier which does not break the line of sight is not an effective barrier, while one whcih just interrupts the line of sight achieves a 5 d6 reduction in noise. The greater the penetration the greater the noise reduction, increasing building setbacks should also be used to attenuate noise down to acceptable levels. NO-3 The City of Huntington Beach should require that the housing portion of this project comply with the State of California Noise Insulation standards. The code requires that "interior community noise levels (CNEL) with window closed, NO-3 attributable to exterior sources, shall not exceed an annual CNEL of 45 dB in (continued) I any habitable room." Any measures, such as window upgrades, can be Environmental Assessment No.97-16 Page 35 of 51 specified at the time of building permit application. NO-4 At the time of building permit application, the design should again be reviewed to ensure that sound irrigation is included in the design. LGA A phased landscaping program should be developed in conjunction with all future Specific Plans to ensure landscaping commensurate with residential and nonresidential occupancy to adequately screen on-site light and glare impacts. LG-2 All outdoor lighting should be consistent with the standards established by future Specific Plans to minimize off-site light intrusion. LG-3 All outdoor lighting should be hooded and directed downward to minimize direct light and glare impacts on public rights of way and surrounding properties. LG-4 Appropriate types and heights of street lights should be consistently established in future Specific Plans. Street lighting should be standardized throughout the project area LG-6 Nonresidential building materials should be consistent with architectural standards incorporated into future Specific Plans. These standards should address the minimization of glare. BR-2 The Specific Plan should address revegetation on all graded areas where structures on other improvements are not built In public open space areas, consideration should be given to the use of native or naturalized species which require little irrigation and provide wildlife habitat, with a gradual transition to more ornamental species along the development edge. BR-8 The effects of night lighting can be mitigated by the following measures: 1) use of low intensity street lamps at the development edge, 2) use of low elevation lighting poles, and 3) shielding by internal silvering of the globe or internal opaque reflectors. The degree to which these measures are utilized should be dependent upon the distance of the light source to the urban edge. Use of private sources of illumination around homes should also be restricted to prohibit area lighting on lots adjacent too ens ace areas. NR-1 Building construction should comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative code. Energy conservation features should include: A. Installation of thermal insulation in walls and ceilings which meet or exceed State of California, Title 24 requirements. B. Insulation of hot water pipes and duct systems. C. Use of natural ventilation where possible. D. Use of natural gas for space heating and cooking. E. Installation of attic fans or other ventilation devices. F. Orientation to sunlight and use of overhangs. G. Landscaping with deciduous trees, to provide shade in the summer months and allow sunlight through in the winter months. NR-2 It is recommended that the developer consult with both the Southern California Gas Company and Southern California Edison during the building design phase for further energy conservation measures. A. Installation of thermal insulation in walls and ceilings which meet or exceed State of California,Title 24 requirements. OF-2 All new development proposals should be accompanied by: —A plan which addresses the requirements for abandoned wells. —The abandoned plans for existing wells. These plans must satisfy the requirements of the City of Huntington Beach and Division of Oil and Gas. OF-4 As future development occurs, cont'd subsidence rate monitoring for the region of the subject site is necessary to determine if subsidence rates are declining with current water injection methods being used at operating oil production facilities. Environmental Assessment No. 97-16 Page 36 of 51 OF-5 The use of post-tensioned slabs should be considered in the foundation design OF-5 in order to eliminate distress to structures and slabs from minor regional (continued) subsidence. Although this measure will provide for a more rigid slab, it will by no means eliminate distress to foundations resulting from the rapid subsidence of the land from continued oil and gas withdrawal. HH-1 Prior to grading and development, a site reconnaissance should be performed including a phased Environmental Site Assessment to evaluate areas where contamination of the surface soils may have taken place. The environmental assessment should evaluate existing available information pertinent to the site and also undertake a limited investigation of possible on-site contamination. Phase I should include: A. Review of available documents pertinent to the subject site to evaluate current and previous uses. B Site reconnaissance to evaluate areas where contamination of surface soils may have taken place. C. Excavation and testing of oil samples to determine presence of near surface contamination of soil. D. Subsurface exploration to determine presence of sumps on-site. Testing of possible drilling fluids for heavy metals. E. Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells. F. Testing of air samples for gas vapors, methane gas and sulfur compounds. HH-2 The actual site characterization and remedial action plan would be developed as part of a later phase. upon completion of the Environmental Assessment, a Remedial Action Plan can be developed. This plan should address the following items: A. Treatment of possible crude oil contaminated soils. A possible solution to this condition would be aeration of the contaminated soils to release the volatile gases and then incorporation of the treated soils into the roadway fills (sub rade). HH-3 Prior to development, a thorough site study for the presence of surface and shallow subsurface methane gas should be performed. Any abnormal findings would require a Remedial Action Plan and further studies to assure sufficient mitigation of the hazardous areas prior to building construction. All structures should have a gas and vapor barrier installed underneath the slabs and foundations. Gas collections and ventilation systems should be installed over abandoned wells which are underneath or within 10 ft. of any structure, and over wells which show evidence of surface emissions of methane gas. Additionally, following construction of structures, an organic vapor analysis should be conducted and the results evaluated to assure that acceptable air quality is maintained within buildings and residences. HH-4 The presence of methane gas on-site should be the subject of future studies that include the following tasks: A. Drilling of test wells to monitor for subsurface methane bearing strata near the surface in the development area. B. Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps. C. Vapor monitoring of shallow vapor probes placed at strategic locations on the site and collection of soil vapor samples. D. Vapor survey areas adjacent to known abandoned oil wells. E. Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. HH-5 Oil wells scheduled for abandonment should be completed in accordance with the standards and specifications of the City of Huntington Beach and the California Division of Oil and Gas. Wells which have previously been Environmental Assessment No.97-16 Page 37 of 51 Hi irwi-WOC11 ! NJ. IZ. abandoned must be re-abandoned to the most current requirements of the City of Huntington Beach and the Division of Oil and Gas. HH-6 Existing oil production lines are located throughout the site. Treatment of these lines will depend on proposed land use and development. Utility lines should be HH-6(continued) relocated and/or removed with the trench being filled with compacted fill. HH-7 An inventory of all hazardous materials used and stored by industries located within the project area should be maintained and recorded for use by the City Fire Department This inventory should be included the location at which each hazardous material is used. HH-8 The use, storage and disposal of hazardous materials should be enforced by the City of Huntington Beach to provide the greatest possible protection to the public from accidental occurrences. HH-10 Prior to development, a review of available public health records should be performed to evaluate possible health risk sites in the vicinity of the subject site. PS-4 The City should budget for additional officers to correspond with phasing of development in the project area. PS-11 Developers should pay school impact fees to finance construction of necessary school facilities. PS-12 The Huntington Beach Union High School District should coordinate its expansion plans with phasing of development within the project areas and surrounding area. PS-13 To reduce the proposed projects' impacts on waste disposal facilities, project designs should develop a means of reducing the amount of waste generated both during construction and when the project in use. Potential ways of reducing project waste loads include implementation of recycling programs, and utilization of low water use landscaping. PS-14 The developer should contact the solid waste disposal firm during the design stage to ensure the most efficient and economical means for rubbish removal. The design should include rubbish enclosures, projected travel areas, and turnabouts where necessary. Provisions for recycling should be included in future project designs. PS-15 Building construction should comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. PS-16 It is strongly recommended that developers consult with Southern California Gas Company and the Southern California Edison Company for further energy conservation measures. PS-17 Developers should submit to SCG and SCE planning divisions all tract maps and improvement plans for the project so that proper planning, phasing and sizing of needed mains and service lines can be designed. PS-18 Building construction should comply with the standards and specifications of the General Telephone Company and Time Warner Communications. PS-19 Developers should submit GTE and Rogers Cable TV Company all tract maps and improvement plans for the project so that proper planning, phasing, sizing and material ordering for service lines can be made. WF-1 Development of the proposed project should occur concurrently with development of the City's water system improvements to allow for adequate water service to the site. WF-2 All proposed development should comply with the phasing and design of water facilities as shown on the water facilities map so as to provide adequate looped systems to service the adjoining properties. WF-3 As future development occurs prior to the issuance of Use and Occupancy permits, developers should construct the necessary water service lines to individual residences and lots. WF-4 As future development occurs, no permits for Use and Occupancy should be Environmental Assessment No.97-16 Page 38 of 51 A TTACHkkENT NO. 17- S.l issued until the Reservoir Hill booster pump station and the increase in storage capacity are complete and operating to the satisfaction of the City Water Division so as to provide adequate water service to each development WF-5 The following water conservation measures shall be implemented by developers as required by state law and by the City Water Division. A. Low flush toilets B. Low flow showers and faucets. WF-5 C. Insulation of hot water lines in water recirculating systems (continued) D. Compliance with water conservation provisions of the appropriate plumbing code. WF-6 Irrigation systems which minimized water waste should be used to the greatest extent possible. Such measures should involve such features as the following: A. Raised planters and berming in conjunction with closely spaced low volume low angle (22-1/2 degree)sprinkler heads. B. Drip irrigation. C. Irrigation systems controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. WF-7 Developers and the City should provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance for domestic and Irrigation water conservation procedures. WF-8 Landscaping should use only low water demand (drought tolerant species) and irrigation systems designed to minimize water waste. The use of mulch extensively in all landscaped areas is strongly recommended. WF-9 Minimize use of lawns and utilize water season, drought tolerant grasses. WF-10 Use pervious paving material whenever feasible to reduce surface water runoff and aid in groundwater recharge. WFA 1 Control slopes and grades to discourage water waste through runoff WF-12 As future development occurs, no permits for Use and Occupancy should be issued until additional water supplies as detailed in the 1988 Water Master Plan are implemented by the City Water Division so as to provide adequate water supplies to each development. WF-13 Developers should consult the City Water Division during design and construction phases for further water conservation measures to review irrigation designs and drought tolerant plant use. WF-14 As development occurs, prior to approval of future building permits, complete landscape and irrigation plans should be submitted to and approved by the Water Division. SF-1 Detailed sewer studies should be prepared by a licensed civil engineer as required by the City so as to precisely calculate the required sewer main sizes. These calculations may be used to adjust the suggested pipe sizes proposed for the EIR and should be completed for each tributary area prior to the approval of Specific Plans. SF-2 All proposed development should comply with a phasing plan and the design of sewer facilities as shown on the sewer facilities map. This would provide adequate connections to service adjoining and upstream properties. All required easements for sewer facilities should be in place prior to the issuance of a building permit of the subject property. SF-5 All industrial and commercial users should take on-site measures to reduce the load strength of their sewage discharge. SF-6 Developers should pay the required connection fees to either OCSD No. 3 or OCSD No. 11, whichever is higher at the time of connection to County Trunk lines. SF-7 Each development should be responsible for the construction of sewer facilities within their project and/or off-site facilities necessary to serve the development Environmental Assessment No.97-16 Page 39 of 51 SF-7 If it is required to oversize these facilities so as to serve other future projects, the Cont. developer can enter into a reimbursement agreement with the City so that future developers pay their fair share when they develop. This reimbursement procedure is per the City Ordinance Code. SF-8 Discretionary permits should not be approved for development of an area until adequate sewer service alignments and capacities are demonstrated G•\oharalmit01.doc g ATTACHMENT NO. Attachment No. 5 PROJECT SPECIFIC CONDITIONS OF APPROVAL Environmental Assessment No.97-16 Page 41 of 51 Ai ihVrjMENT NO. 1.. SUGGESTED CONDITIONS OF APPROVAL (EA 97-16) 1. The comprehensive site plan and shopping center site plan and elevations received and dated shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials as approved by the Design Review Board b. Parking lot striping detail shall comply with Article 960 of the Huntington Beach Ordinance Code and Title 24, California Administrative Code. (Code Requirement) c. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers i a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) d. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes,but is not limited to,heating,air conditioning,refrigeration equipment,plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in term of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) e. Depict all gas meters,water meters,electrical panels, air conditioning units,mailbox facilities and similar items on the site plan and elevations. If located on a building,they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive,not interfere with sidewalk areas and comply with required setbacks. f. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. g. Revise the main entrance on Yorktown Avenue to reflect a one way out rather than a two way. (PW) h. Eliminate the most southerly drive on Goldenwest Street. (PW) i. A maximum of one drive-thru establishment shall be located on each of the Goldenwest and Main frontages. No drive-thru establishments shall be located on Yorktown. 2. Development of the future residential and future mixed use parcels shall be subject to Planning Commissior approval of the appropriate entitlements. Environmental Assessment No.97-16 Page 42 of 51 ATTACHMENT NO. 12.Ll 3., Prior to submittal for building permits for Buildings 1-11,the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the workinl drawing sets used for issuance of building permits (architectural, structural, electrical,mechanical and plumbing). b. Submit three (3) full-size copies of the site plan and one 8 1/2"x 11"reduction and the processing fee t< the Planning Division for addressing purposes. All buildings associated with the center shall be addressed at this time. c. Submit copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. d. All Fire Department requirements shall be noted on the building plans. (FD). e. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) f. A planned sign program for all shopping center signage shall be submitted to the Department of Community Development. Said program shall be approved prior to the first sign request. 4. Prior to submittal for building permits for Buildings A-J,the following shall be completed: a. A conditional use permit and design review board application shall be reviewed and approved by the Design Review Board and Zoning Administrator for each building. b. Conditions of approval 3a-3f shall apply if not already completed. 5. Prior to issuance of grading permits,the following shall be completed: (PW) a. In accordance with NPDES requirements, a"Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. On-site storm water to be collected in grated catch basins and run through clarifies. This is to be submitted prior to/with first plan check. b. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance within public right-of-way(excludes medians). Environmental Assessment No.97-16 Page 43 of 51 c. All existing trees on site shall be inventoried by a Professional Consulting Arborist. The trees shall b quantified, identified, analyzed for health and safety, and if they are proposed to remain shall have recommendations for their preservation based upon the site plan,precise grading plan and landscape architect's plans. Said plans shall include all berming proposals and retaining walls with limits of footings indicated. All existing trees shall be horizontally located and shown on the engineer's existir topo plan and/or the precise grading plan. The Arborist as well as the findings of his/her report shall 1 approved by the City Landscape Architect. The ultimate landscape plan shall include the replaeemen all healthy mature trees on the site at a two for one ratio with 36" box trees or the palm equivalent. d. Provide a Alquist Priola Study for fault area prior to/with first plan check submittal. Verify fault and setback lines. 6. Prior to issuance of building permits,the following shall be completed: a. A grading plan,prepared by a Registered Civil Engineer, shall be submitted to the Department of Pub Works for review and approval. (PW) b. A parcel map shall be approved and recorded with the County Recorder's Office. (PW) c. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set sh, include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifie the location,type, size and quantity of all existing plant materials to remain, existing plant materials tc be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and copy of the entitlement conditions of approval. The landscape plans shall be in conformance with the Huntington Beach Ordinance Code and Holly Seacliff Specific Plan. The landscape plans shall also reflect the previously approved street scene along the west side of Goldenwest St. (PW) (Code Requirement) d. Soil tests for agricultural suitability,fertility and appraisal from the site to be landscaped shall be submitted for review and approval by Park,Tree and Landscape Division.. Test results and corrective recommendations by the testing laboratory shall be included in the Landscape P,jan Specifications for Construction. (PW) e. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties,foundations,retaining walls,streets, and utilities. (PW) (Code Requirement) f. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for approval. (Include on and off-site;proposed and existing). A new storm drain, for purposes of draining the site, shall be constructed in Goldenwest Street joining the existing drain @ Palm Avenue and 22nd Street(PW) Environmental Assessment No.97-16 Page 44 of 51 ATTACHMENT NO. /Z-LN g. A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. (Include on and off-site;theoretical calcs and flow test of existing flows.) (PW ) h. The developer shall submit a hydraulic computer modem analysis for a fire flow demand as determined by the Fire Department. The City of Huntington Beach Water Division must be contracted to perform the analysis with the existing City of Huntington Beach Water System Model (BoyleNet)for a fee to be paid a minimum of 30 days in advance. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure,the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right of way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW ) i. A master association shall be formed to maintain all improvements including landscape planting and irrigation continuously for the duration of the projects. The standards for arboricultural practices shall be as described in the City"Arboricultural and Landscape Standards and Specifications." (PW) j. The subject property shall enter into irrevocable reciprocal driveway easement(s), between the subject site and adjacent properties. The owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Department of Community Development a minimum of 45 days prior to building permit issuance. The document shal be approved by the Department of Community Development and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy of the recorded document shall be filed with the Department of Community Development. (Code Requirement) k. An interim parking and/or building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employee customers and contractors during the project's construction phase and that adjacent properties will not 1 impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. I. At least 60 days prior to building permit issuance, CC&Rs shall be submitted to the Department of Community Development. The CC&Rs shall reflect the mixed use development limitations,including list of permitted uses and any conditions of approval for the project and all development,performance and management standards. The CC&Rs shall be approved by the City Attorney and must be in recordable form. The CC&Rs shall be recorded in the Office of the County Recorder. A copy of the recorded document shall be filed with the Department of Community Development. m. Provide building code analysis to show compliance to allowable area(Chapter 5 of Uniform Building Code)for each building. n. Provide floor plan of each building and analysis to show compliance to exiting requirement(Chapter 11 of Uniform Building Code). Environmental Assessment No.97-16 Page 45 of 51 A I-fACHME 1 NO. /a t-4 7. Prior to combustible construction, fire hydrants,number to be determined by the Fire Department,will be installed. Shop drawings will be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) 8. During construction,the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%)by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 9. Prior to final building permit inspection and approval or certificate of occupancy,the following shall be completed: a. Install street lights per Public Works Standards. (PW) b. Construct new and/or reconstruct as necessary medians on Yorktown Avenue, Goldenwest Street and Main Street. A 14' wide raised landscaped median shall be constructed on Yorktown Avenue. This median may be constructed within the existing roadway width. (PW) c. Street improvements shall include traffic signal interconnect conduit and cable per Public Works Standards on all frontage arterial streets. (PW) d. The intersection of Yorktown Avenue at Goldenwest Street shall be modified per the Holly-Seacliff Specific Plan,providing dual southbound left-turn lanes on Goldenwest Street. (PW) e. The following traffic signals shall require modifications: (1) Goldenwest Street @ Summit Street, (2) Goldenwest Street @ Yorktown Avenue,and(3)Main Street @ Yorktown Avenue. These modification shall be per Public Works Department Standards. (PW) f All street and/or utility improvements within arterial streets shall require the preparation of a construction traffic control plan per Public Works Department Standards. (PW) g. Signing and striping plans on all arterial streets fronting the development shall be prepared and installer per Public Works Department Standards. (PW) h. The existing cross gutter at Main Street and Yorktown Avenue shall be removed and the water collectec into the new storm drain to be constructed in Yorktown Avenue. (PW) Environmental Assessment No.97-16 Page 46 of 51 A f TACNIVIE IT NO. 12.2� i. Frontage improvements on Yorktown Avenue, Goldenwest Street,Main Street, Clay Avenue (as required) and Stewart Street shall be constructed per Public Works Standards. (PW) j. Any new or existing overhead utilities shall be undergrounded. (PW) k. Clay Avenue shall be cul-de-saced between Main Street and Stewart Street per the approved tentative map. (PW) 1. Construct a knuckle and improvements on Stewart Street. (PW) m. A pavement evaluation shall be performed for Main Street, Goldenwest Street, Stewart Street, Clay Avenue and Yorktown Avenue to provide for a 20 year life. (PW) n. The developer shall submit a composite utility plan of all public utilities within the public right-of-way, showing water system improvements and all other underground utilities(existing and proposed)to each structure. The plan shall include driveway locations and identify irrigation areas,including stationed service connections for water and sewer to each building,public and private fire hydrants,valves and other appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances,Public Works Standards and Water Division design criteria. Individual phasing plans shall be approved by the Public Works Water Division prior to any construction. (PW) o. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. All backflow devices shall be painted to match surrounding aesthetics,and be screened from view to the satisfaction of the City of Huntington Beach Fire Department,Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. (PW) p. Irrigation will require a separate service,meter, and backflow device. The developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) q. The Developer shall construct the on-site fire prevention system according to the City of Huntington Beach Fire Department and Water Department requirements and standards. (PW) r. All water systems (public or private) constructed shall be designed, installed, and inspected to meet minimum requirements of the City Water Division. (PW) s. All proposed commercial buildings shall have separate services and meters for domestic,fire protection, and irrigation. The domestic water service and meter size shall be a minimum of 2". All lines and mete: sizes shall meet minimum requirements set by the Uniform Plumbing Code(UPC)and Fire Code. (PW) Environmental Assessment No.97-16 Page 47 of 51 ATTACHMENT NO. 1ZU t. The existing water lines in Clay Avenue shall remain in a paved City right-of-way or easement. The easement and pavement shall extend a minimum of 10 feet north of the most northerly water line to 10 feet south of the most southerly water line remaining in Clay Avenue. he easement shall be continuou between Goldenwest Street and Main Street on existing Clay Avenue. The developer shall be responsible for any corresponding pipeline relocation if Clay Avenue is re-aligned. Water lines in Cla, Avenue not meeting City of Huntington Beach Standards shall be relocated to other streets or dedicate easements. All relocation's will require the approval of the City of Huntington Beach Water Division. (PW) i u. City water mains shall be located within paved travel lanes only. Turfblock or other landscape suppor surfaces are not acceptable. Ground cover,hardscape and/or softscape shall be subject to approval by the Water Division. If public water lines lie within private streets or other private property,the developer,(and any subsequent homeowners association) shall enter into a Special Utility Easement Agreement with the City,which shall address repairs to any enhanced pavement,walls,fencing, curb, gutter, landscaping, etc.by other than City forces (at no cost to the City), if City water mains require maintenance or repair. (PW) v. The developer shall enter into a Agreement with the City of Huntington Beach Water Division prior to plan approval. The Agreement shall state that if the proposed site should ever become gated in the future, additional Water Division requirements shall be imposed. (PW) w. The developer shall process the abandonment of all waterline easements not used to the 42"waterline realignment. In addition,the developer shall provide an all weather road surface,maintained as a free and unencumbered travelway within a minimum 10' wide easement. No medians shall be permitted within the easement and no structure shall be located within 10' off the easement. (PW) x. All perimeter, streetscape,community open space, greenbelt areas, Arterial Highway medians and othe required landscape improvements,with the exception of the frontage on Stewart at Goldenwest north c Clay, shall be completed prior to final inspection and occupancy of the first building. (PW) y. The existing freestanding signs shall be removed z. All Fire Department required improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: (FD) 1) Automatic sprinkler systems shall be installed throughout to comply with City of Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 2) A Class III set standpipe system(combination)will be installed to comply with City of Huntingtor Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Coc Standards. Environmental Assessment No.97-16 Page 48 of 51 4) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: manual pulls;water flow, valve tamper and trouble detection; 24 hour supervision;voice communication; graphic display; audible alarms and annunciation. 5) Elevators will be sized to accommodate an ambulance gurney. Minimum 6'8"wide by 4'3"deep with minimum of 42"opening. 6) Fire lanes will be designated and posted to comply with City Specification No.415. 7) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be determined by the Fire Department. 8) Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. 9) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification#401. Include the circulation plan and dimension of all access roads(24' or 27' fire lanes,turnarounds ad 17' by 45' radius turns). 10)Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. 11)Submit to the Fire Department for approval of a Fire Protection Plan containing requirements of Fire Department Specification#426. 12)The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. 13)The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. aa. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. bb. All building spoils, such as unusable lumber,wire,pipe, and other surplus or unusable material, shall b, disposed of at an off-site facility equipped to handle them. 10. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted and marked. (FD) b. Service roads and fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required,the applicant will be liable for expenses incurred. (FD) Environmental Assessment No.97-16 Page 49 of 51 AFTACHMEN T NO. I 1 c. Illumination at and of rear of buildings shall be maintained at one foot candle. (PD) 11. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevatior and floor plans are proposed as a result of the plan check process. Building permits shall not be issued unti the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission m� be required pursuant to the HBZSO. 12.New construction shall not be permitted to exceed 200,000 square feet until Zoning Text Amendment No. 97-2 and General Plan Amendment No. 97-4 have been approved by the City Council, and California Coastal Commission, and is in effect. INFORMATION ON SPECIFIC CODE REOUIREMENTS: L Conditional Use Permit No. 97-56/General Plan Amendment No. 97-4/Zone Text Amendment No. 97- 2/Negative Declaration No. 97-16/Local Coastal Program Amendment No. 97-4 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 97-56/General Plan Amendment No. 97-4/Zone Text Amendment No. 97- 2/Negative Declaration No. 97-16/Local Coastal Program Amendment No. 97-4 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-56/General Plan Amendment No. 97-4/Zone Text Amendment No. 97-2/Negative Declaration No. 97-16/Local Coastal Program Amendment No. 97-4,pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. (PR) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy of each building. (PW) 6. A construction permit shall be required for all work within the City right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying each building. 8. State-mandated school impact fees shall be paid prior to issuance of building permits. Environmental Assessment No.97-16 Page 50 of 51 ATTACHMENT NO. 12,5 1 ) 9. The Water Ordinance#14.52,the"Water Efficiency Landscape Requirement"applies for projects with 2,500 square feet of landscaping or larger. 10. The development shall comply with all applicable provisions of the Municipal Code,Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances,and standards, except as noted herein. 11. Construction shall be limited to Monday-Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12.All signs shall conform to the Holly Seacliff Specific Plan and HBOC. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 13. The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Exemption/Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two(2)days of the Planning Commission's action. Environmental Assessment No.97-16 Page 51 of 51 Al IAGHMENT NO. iL!LJ r r Responses to Comments Negative Declaration No.97-16 I. INTRODUCTION This document serves as the Response to Comments on the Negative Declaration No.97-16. This document contains all information available in the public record related to the Negative Declaration as of Wednesday,April 14, 1998,and responds to comments in accordance with Section 15088 of the California Environmental Quality Act(CEQA)Guidelines. This document contains five sections. In addition to this Introduction,these sections are Public Participation and Review,Comments,Responses to Comments and Appendix. The Public Participation section outlines the methods the City of Huntington Beach has used to provide public review and solicit input on the Negative Declaration. The Comments section contains those written comments received from agencies,groups,organizations,and individuals as of Wednesday,April 14, 1998. The Response to Comments section contains individual responses to each comment. It is the intent of the City of Huntington Beach to include this document in the official public record related to the Negative Declaration. Based on the information contained in the public record,the decision makers will be provided with an accurate and complete record of all information related to the environmental consequences of the project. lI. PUBLIC PARTICIPATION AND REVIEW The City of Huntington Beach notified all responsible and interested agencies and interested groups, organizations,and individuals that a Negative Declaration had been prepared for the proposed project. The City also used several methods to solicit input during the review period for the preparation of the Negative Declaration. The following is a list of actions taken during the preparation,distribution,and review of the Negative Declaration. 1. An official twenty(20)day public review period for the Negative Declaration was established by the City. It began on Thursday,March 26, 1998 and ended on Wednesday,April 14, 1998. Public comment letters were accepted by the City of Huntington Beach through Wednesday,April 14, 1998. 2. Notice of the Negative Declaration was published in the Huntington Beach Independent on Thursday, March 26, 1998. Upon request,copies of the document and related information were distributed to agencies,groups,organizations,and individuals. 3. A letter regarding the availability of the Negative Declaration was sent to approximately 100 interested individuals and organizations. A copy of the cover letter and the distribution list is available for review and inspection at the City of Huntington Beach,Planning Department,2000 Main Street,Huntington Beach,California 92648. III. COMMENTS Copies of all written comments received as of Wednesday,April 14, 1998 are contained in appendix A of this document. All comments have been numbered and are listed on the following pages. All comments from letters received have been retyped verbatim in a comment-response format for clarity. Responses to Comments for each comment which raised an environmental issue are contained in this document. IV. RESPONSE TO COMMENTS ATTACHMENT NO. 2- The Negative Declaration No.97-16 was distributed to responsible agencies,interested groups, organizations,and individuals. The report was made available for public review and comment for a period of twenty days. The public review period for the Negative Declaration established by the City commenced on March 26, 1998. Copies of all documents received as of April 14, 1998 are contained in appendix A of this report. Comments have been numbered with responses correspondingly numbered. Responses are presented for each comment which raised a significant environmental issue. Several comments to not address the completeness or adequacy of the Negative Declaration,do not raise significant environmental issues,or request additional information. A substantive response to such comments is not appropriate within the context of the California Environmental Quality Act(CEQA). Such comments are responded to with a"comment acknowledged"reference. This indicates that the comment will be forwarded to all appropriate decision makers for their review and consideration. Response to Comments Draft Negative Declaration No.97-16 Page 2 Letter of Comment from City of Huntington Beach Environmental Review Board,dated April 14, 1998. The following responses pertain to those comments directed at Draft Negative Declaration No.97-16. A complete copy of the letter is attached hereto and will be forwarded to the appropriate decision making bodies for consideration prior to taking final action on the proposed amendments. HBEB-1: Comment: Aesthetics—the new shopping center will be much larger and have a different appearance from the existing one. However,the Assessment does not describe measures that will be taken so that the appearance of the new shopping center will blend in with the surrounding area. There is little information provided as to the height and colors of the new buildings,landscaping schemes,or other measures to mitigate unsightly visual impacts. There is no discussion of the fate of existing trees or mitigation measures to be taken if mature trees are removed. The businesses may present noise,light,glare and air pollution problems that are incompatible with the surrounding residential neighborhood if not properly mitigated. The property lighting during the evening and early morning can create light and glare nuisances for these residents. Response: Building Design: The proposed project lies within the Holly Seacliff Specific Plan area and is subject to the design standards(e.g.,setbacks,height,scale,floor area ratio,etc.)and guidelines(e.g.,color and materials)established by the Holly Seacliff Specific Plan which was adopted by City Council and the subject of previously Certified EIR 89-1. The purpose of EA 97-16 was to analyze the proposed changes to the Holly Seacliff Specific Plan(i.e.,incremental increase in square footage and other proposed land use changes)as the initial 200,000 square feet was analyzed in EIR 89-1. Scaled drawings regarding site design,architecture,set backs,landscaping,parking,etc.for the proposed commercial center are available for review at the City of Huntington Beach Community Development Department,2000 Main Street on the third floor at the zoning counter. These detailed site plans have gone before the City's Design Review Board for consideration and will be forwarded to the Planning Commission and City Council for public hearing and final approval along with the environmental assessment and concurrently requested entitlements. In addition,a visual intrusion study was conducted for the proposed commercial center and how it may impact nearby residences. The study concluded that as a result of proposed landscaping and buffering,along with existing fences and grade changes,no significant visual impacts will be imposed upon nearby residences. Mature Tree Preservation: A consulting arborist's report was prepared to document the type,number and characteristics of the existing trees and shrubs on site,and make recommendations for preservation and/or transplantation. The recommendations of the report are included as conditions of approval for the proposed project. Noise,Light and Glare:EA 97-16 acknowledges that short term,temporary noise impacts may occur during construction. Hours and days of operation of construction activities shall be limited in accordance with the Chapter 8.40,Noise of the City's Municipal Code. No long tern noise impacts are anticipated. Conditions of approval and design features have been incorporated into the proposed commercial development so as to minimize potential light and glare impacts to a level of insignificance. Light will be directed downward,and low glare lamps shall be required. Air Pollution: As noted in EA 97-16,and EIR 89-1 prepared for the Holly Seacliff Specific Plan,short term air quality impacts are anticipated due to construction vehicle emissions and fugitive dust from construction activities. Mitigation measures from EIR 89-1 and conditions of approval are recommended to be included in the project to reduce potential short term air quality impacts to a level of insignificance. (EIR Mitigation Measures AQ 1-2 and Conditions of Approval 8 a-e.) The primary source of potential Response to Comments Draft Negative Declaration No.97-16 Page 3 i iIiLnMEN I NO. {,Z-S long term air pollutants is anticipated to be from automobile emissions. According to trip generation analyses conducted for the proposed development,roughly the same number of vehicular daily trips will be generated by the proposed development as that assumed in EIR 89-1 and subsequent EIR prepared for the City's General Plan Update. Consequently,the potential for air quality impacts from the development resulting from the proposed amendments is not anticipated to exceed the level of impact indicated in EIR 89-1. HBEB-2: Comment: Traffic Impacts—significant public comments were received regarding potential traffic impacts that may result from demolition and construction activities as well as the operation of the new shopping center. Concerns were raised about plans that would have vehicles traverse through pedestrian areas,circulation of traffic within the shopping center,and the ability of vehicles to enter and exit the development without creating traffic problems on the surrounding streets. There were also issues raised about traffic flows during outdoor festivals and other events at the new development and plans for compact car parking spaces throughout the development when many nearby residents drive mid-size,full size and sport utility vehicles. Response: It is anticipated that the proposed project will generate a maximum of 15,762 daily trips at buildout. The City's General Plan and accompanying EIR assumed that a maximum of 15,892 trips would be generated by the site. The proposed project will have no greater traffic impact than that previously assumed and planned for the site. The City's circulation system has been designed to accommodate the anticipated traffic. Therefore,no significant traffic impacts are anticipated. Minor traffic enhancement measures such as controlled ingress and egress points have been included in the project design or through conditions of approval. Pedestrian safety measures,internal circulation and adequate parking per City standards are included in the project. Future special events on the site,if any,will require permits subject to City approval and appropriate mitigation measures and conditions. No compact spaces are proposed for the project at this time. HBEB-3: Comment: Water-the document indicates that Reservoir Hill along Clay Street will be lowered to a grade consistent with Goldenwest Street. No mention is made about the removal of the reservoir,new water storage locations to replace the reservoir,and any soils or geologic problems that may have been caused by leaks in the reservoir. Response: The need to replace Reservoir Hill facilities was assumed in EIR 89-1 which identified the need to replace the existing booster station in a new location. This facility has been constructed. Additionally,a new water reservoir is to be constructed on Edwards to serve the Holly Seacliff area. All drainage from the site will be accommodated by the City's existing storm drain system augmented by the drainage improvements that will be incorporated into the project as conditions of approval. Geologic and soils studies are required for the proposed project,including soil remediation and clean up. HBEB-4: Comment: Noise-should businesses operate during the late evening or early morning hours,the noise could disrupt nearby residents. Trucks delivering goods to the businesses during the early morning hours may also generate noise that could disturb adjacent residential neighborhoods. No measures were cited to mitigate the impacts from such noise. Response to Comments Draft Negative Declaration No.97-16 Page 4 Response: As stated in EA 97-16,noise levels from the proposed development are anticipated to be well within the maximum acceptable levels established in the City's Municipal Code and Noise Element of the General Plan. Your comments regarding business hours of operation,delivery hours and location of truck bays will be forwarded to the appropriate decision making body and shall be regulated through implementation of Chapter 8.40,Noise of the City's Municipal Code and standard conditions of approval. HBEB-5: Comment: Public Review-it was expressed by the members of the public,who were primarily residents living adjacent to the project site,that the developer has had several meetings with neighborhood groups about the project. They said that these meetings consisted of question and answer sessions or requests for suggestions about how to implement certain elements of the project. The public members stated that they had never seen a comprehensive document presenting the full project development plans,including those of the new shopping center,and have not had an opportunity to present their comments and concerns in a public forum. There were also concerns expressed that the Environmental Assessment was being"rammed" through the process with a minimum comment period and no public meeting to discuss the comprehensive project. The Environmental Board recommends that Environmental Assessment 97-16 be released for a second public comment period and a public meeting be held in which the project is presented in its entirety and the attendees provide their comments and concerns. Should environmental impacts be identified during this second comment period that cannot be mitigated,an environmental impact report will be necessary. Response: In accordance with the California Environmental Quality Act,a 20 day public review and comment period was provided for the draft Negative Declaration. Notice was provided in the Huntington Beach/Fountain Valley Independent. A direct mailing of the notice was also provided to interested parties. In addition, interested parties were notified of the in-house Environmental Assessment Committee meeting held to determine the completeness of the proposed Draft Negative Declaration No.97-16 prior to release for public review. All other comments are acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking final action on the proposed amendments. Response to Comments Draft Negative Declaration No.97-16 Page 5 r Letter of comment from South Shore Video,dated April 14,1998. The following responses pertain to those comments directed at Draft Negative Declaration No.97-16. A complete copy of the letter is attached hereto and will be forwarded to the appropriate decision making bodies for consideration prior to taking final action on the proposed amendments. SSV-1 through SSV-6 These comments are acknowledged and will be forwarded to the appropriate decision makers for consideration prior to taking action on the proposed amendments. (See attached letter.) SSV-7 Comment: Now,regarding the environmental assessment number 97-16,issue I Land Use and Planning,paragraph e, should be upgraded to"Potentially Significant Impact". The demolition of the existing shopping center would greatly disrupt the established community of merchants currently operating in the center. The demolition will cause most or all the businesses to be displaced,either permanently or temporarily. In fact, in several cases cause them to close permanently. This in any case will cause great financial hardship to the established community of tenants at Seacliff Village—according to Section I,paragraph e,of the Environmental Assessment Number 97-16 they would be greatly"disrupted and divided". Thereby representing a significant impact and one of grave proportion! Response: The Seacliff Shopping Center,in and of itself,is not considered to be a community by definition. Consequently,item I.,e.of Draft Negative Declaration No.9716 was checked as"No Impact". The economic impacts of the proposed redevelopment of the Seacliff Shopping center on its existing tenants does not fall under the regulatory purview of the California Environmental Quality Act and is,therefore, not considered in the discussion of environmental impacts contained in Draft Negative Declaration No.97- 16. Your comment is acknowledged and will be forwarded to the appropriate decision makers for consideration prior to taking action on the proposed amendments. Response to Comments Draft Negative Declaration No.97-16 Page 6 AfFACNMENT NO. 12,6�7- Letter of comment from Huntington Seacliff Homeowners'Association letter of comment dated April 13,1998. The following responses pertain to those comments directed at Draft Negative Declaration No.97-16. A complete copy of the letter is attached hereto and will be forwarded to the appropriate decision making bodies for consideration prior to taking final action on the proposed amendments. HSHA-1 Comment: Paragraph I.a.has"Potentially Significant Impact"since the entire project is not being considered at this time. There is no way to evaluate the true environmental impact without looking at the uses for the entire 50 acre tract. Also impacts should be measured combining the projected retail center at the corner of Goldenwest and Garfield with the Seacliff 50 project. Response: Environmental Assessment 97-16 evaluates potential uses for the entire 50 acre site. The commercial center is proposed for development in the immediate future. The remainder of the site is planned for development at some point in the future and will require additional entitlements and environmental review prior to development. For purposes of this environmental analysis,cumulative impacts of development of the entire site,as well as,adjacent areas has been taken into consideration when evaluating potential impacts. HSHA—2 Comment: Paragraph I.c.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." The proposal will result in an impact to the physical arrangement of an established industrial community accessed from Garfield and from Stewart. It will also result in a diminished value for the existing industrial uses as they will become incompatible with the mixed use proposed and it will be more difficult for them to obtain capital for their businesses. Reducing industrial uses is against the intent of the General Plan for the City and residential does not pay its fair share for the services required. Response• The existing industrial uses in the vicinity of the proposed development will remain. A vacant parcel of land currently designated for industrial uses is proposed to be re-designated to Mixed Use to accommodate proposed residential uses. Approved planning documents for the area allow for Mixed Use adjacent to Industrial uses. The proposal will not disrupt access to the existing industrial uses,nor will it result in any physical impact to the existing industrial uses. The proposal to re-designate four acres of land from Industrial to Mixed Use will result in a loss of acreage that can accommodate industrial land uses. General Plan Objective No.ED 2.5 states"Revitalize,renovate and expand available industrial lands and facilities while attracting new industrial uses." Your concern regarding the removal of industrial acreage and resulting economic impacts is acknowledged and will be forwarded to the appropriate decision makers for consideration prior to taking action on the proposed amendments. HSHA-3: Comment: II.Population and Housing Discussion:Development of senior care facilities should be specified in this negative declaration as to the size and the impact even if the development will be planned for the future as it affects the way the adjacent shopping center will accommodate this use. The current design of the shopping center presents the back of Response to Comments Draft Negative Declaration No.97-16 Page 7 JTACHMENT NO. ,S t the stores and market to the senior care facility site and no provision has been made to make the shopping center accessible for the residents of the senior care facility. Response: Environmental Assessment No.97-16 evaluates the impacts of the incremental increase in the commercial center proposed at this time,as well as potential future land uses and densities.A senior care facility may be developed in the future. If so,site design and architecture for such a project would be evaluated under separate entitlement,with additional environmental review,prior to development. Issues such as buffers between adjacent uses,pedestrian and vehicular linkages,landscaping,design and architecture will be evaluated at that time. However,the proposed master plan for the site demonstrates sufficient opportunities for access between properties. HSHA-4: Comment: IIl.Geologic Problems Paragraph I111 should be upgraded to"Potentially Significant Impact." With the potential for an earthquake during construction,extra requirements must be made for shoring any trenching. The active earthquake fault running through the site must be considered. Major earth removal must be stabilized away from the earthquake fault zone. Response: Through mitigation measures adopted with EIR 89-1 and conditions of approval for this project,potential impacts from earthquake hazards will be reduced to a level of insignificance. (Mitigation Measures LU-7, ER-3 through 6,HY-2 and Conditions of Approval 5d,6a,6e,6f.) HSHA-5: Comment: IV.Water Paragraph IV.a. should be upgraded to"Potential Significant Impact"due to potential changes in drainage patterns with possible effect on groundwater flow. The upper Seacliff residential neighborhood has a fairly high water table. The massive earth movement at Reservoir Hill may create additional subsurface problems in this area unless drainage measures are addressed to prevent absorption of water into the leveled shopping center site which previously had substantial elevation changes and will now be lower at Summit Drive. Several lots in the neighborhood already have constant groundwater seepage to the surface. The concern is:would this be aggravated with potential slab failures? Response: Drainage from the site will be accommodated by the existing drainage system with on site and off site improvements included as conditions of approval. Previous studies conducted regarding near surface waters indicate that water table depths in the development area are greater than 30 feet and do not pose a significant risk for slab failures due to high ground water. (See City of Huntington Beach General Plan, Figure EH-3.) HSHA-6: Comment: V.Air Quality Paragraph V.b.should be upgraded to"Potentially Significant Unless Mitigation is Incorporated"due to past experiences during construction with surrounding tracts. Grading and construction of the Peninsula neighborhood in Seacliff resulted in major airborne allergens affecting residents to west for several years. The grading and construction between Goldenwest and Gothard from Garfield to Talbert resulted in major airborne allergens affecting residents and business operators as far west as Beach Blvd. The office park at Response to Comments Draft Negative Declaration No.97-16 Page 8 11i NO. 1-s Seacliff and the Pacific Ranch residential development will be similarly affected by this construction due to the prevailing winds blowing west to east,northeast. Mitigation should be employed with strict monitoring requirements than were employed at these other major developments. Response: Air Quality impacts during construction will be reduced to a level of insignificance through implementation of EIR 89-1 mitigation measures and conditions of approval. (Mitigation Measures AQ 1- 2 and Conditions of Approval 8a-e.) HSHA-7: Comment: Discussion: Under Long Term Impacts,increasing the size of the shopping center from 125,000 sq. ft.to 200,000 to 250,000 sq.ft.will result in a Potentially Significant Impact on vehicular emissions. As planned,this is the second largest shopping center in Huntington Beach and it will serve an expanded local area,as well as,serving regional customers. Additional impacts will occur when the other twenty acres of the tract are developed. These impacts are not addressed in the current traffic study or air quality evaluations. Additional traffic flow will affect both transportation-corridor needs as well as air quality. Response: EIR 89-1 and amendments analyzed,among other things,the potential air quality impacts of building out the Holly Seacliff Specific Plan as approved. A Master EIR adopted in 1996 also analyzed the potential air quality impacts of building out the City in accordance with the existing General Plan,including the proposed area of development. According to project specific traffic analyses,the proposed development on the entire site will generate slightly fewer vehicular trips than the amount that could be generated if the site is built out as currently permitted. It can therefore be assumed that the vehicular emissions that may be generated as a result of buildout of the proposed amendments will be the same or slightly less than that amount assumed by previously certified environmental impact reports applicable to the project site. Per CEQA Sections 15162 and 15177,no further environmental review is required. HSHA-8: Comment: Discussion continued:The future senior assisted care facility will require vehicular access to the shopping center as the current shopping center design does not accommodate direct pedestrian access for this future use by elderly and frail adults. Response: See response HSHA-3 above. HSHA-9: Comment: VI.Transportation/Circulation Paragraph VI.a.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." The shopping center site proposes major earth removal at Summit Dr.and Goldenwest and storm drain installation on Goldenwest. There will be major disruption of traffic at Goldenwest and Summit for the duration of construction. A plan for minimizing this disruption is needed,as this is a major access intersection existing residents in Seacliff and the Peninsula neighborhoods. Especially with the heavy summer beach traffic on Goldenwest,the ingress and egress to Summit Drive west of Goldenwest will be seriously impacted. Response to Comments Draft Negative Declaration No.97-16 Page 9 )A , �i ACHMENT NO. I Response: Through mitigation measures adopted with EIR 89-1 and conditions of approval for this project short term traffic impacts due to construction will be minimized. (Mitigation Measures TR 1-8 and Conditions of Approval Nos. Ib, Ig, Ih, 1I,9b-g,9k-1.) HSHA-10: Comment: Paragraph VI a.(continued)The traffic study is limited to only the first thirty acres of development on the site. This seriously misrepresents the potential traffic impacts of this project. Response: Trip generation and circulation analyses of the proposed development were prepared. (LSA study dated 11/12/97 and LSA study dated 11/10/97.) The projected traffic from buildout of the proposed development plan for the entire site(50 acres)was compared with the amount of traffic that was previously anticipated to be generated by the 50 acre site,as currently planned. Traffic generation by use was analyzed as well, along with traffic circulation within and outside of the proposed development area. The trip generation analysis concluded that cumulative trip generation from the proposed amendments is anticipated to be slightly less(approximately 130 fewer trips per day)than that amount anticipated by current land use designations. The circulation analysis concludes that all circulation facilities within the project vicinity are forecast to operate with satisfactory levels of service at buildout of the General Plan. While it is recognized that the proposed residential uses will generate almost twice as many trips as a typical industrial use,the cumulative impacts of the development will not be significant. Furthermore,mitigation measures from EIR 89-1 and conditions of approval have been incorporated into the project to minimize traffic impacts to a level of insignificance. (EIR Mitigation Measures TR 1-8 and Conditions of Approval Ib,1g,Ih,IL9b- g,9I,9k-1.) HSHA-11: Comment: Paragraph VI.a.(continued)Currently traffic traveling south on Goldenwest,even when traffic is fairly light,goes past Yorktown to Little Harbor and makes a U-turn to avoid waiting for the Goldenwest to Yorktown left-turn signal. Because of current driving patters,traffic flow and interactions with all the connectors to Goldenwest should be evaluated between Palm and Garfield. Because this behavior is observed during all traffic periods,it is felt a second left-turn lane will not correct this existing problem. We recommend,as a minimum,a No U-turn sign be erected at southbound Goldenwest and Little Harbor, with deletion of the left turn lane when fiscally possible. Response: Your comment is acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. HSHA-12: Comment: Paragraph VI.a.(continued)System Wide Impacts will be noticeable at Summit Dr.for left hand turns from northbound Goldenwest and from Summit Dr.for left hand turns to northbound Goldenwest. The left-hand turn lane at Southbound Goldenwest turning left to Yorktown has significant delays currently at peak hours due to traffic going to schools. This need will be increased due to the need to travel around the shopping center to access the market for traffic coming from Goldenwest requiring a second left-hand turn lane as suggested in 9d on pg.46. Response: See Response to HSHA-10 Response to Comments Draft Negative Declaration No.97-16 Page 10 .ilf�A ENT NO. 12. 1 HSHA-13: Comment: Paragraph VI.b.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated" The proposed design causes traffic to wind through the center since the anchoring tenant will be on the opposite side of the center,further from most local shoppers. The traffic problems on site will be significant as the existing and future residential is primarily located west of the center and the market is on the east side of the center. Trips on Yorktown will increase as traveling through the center would require slower speeds and more turns. There would be less frequent trips to the major businesses proposed on west side of site,the hardware and office supply stores. Response: See Response to HSHA-10. HSHA-14: Comment: Paragraph VI.c.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." Design features include a plaza for outdoor use at southwest section of site. Traffic entering center at Summit and traveling south and then east toward the market will be Potentially Significantly Impacted Unless Mitigation is Incorporated if the area is blocked off and there are no alternative on site routes for vehicular access from west side of site to east side of site if an outdoor show or display is in this area requiring traffic diversion. This will be especially aggravated by on site use for outdoor shows or displays in this area requiring traffic diversion. Vehicular access when plaza is used for events must accommodate emergency uses and be held to higher standards of safety as there will be increased pedestrian use of site during an event. Response: The site plan provides alternative circulation patterns. Future on site special events will be subject to permit per City Zoning Ordinance. Your comment is acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. HSHA-15: Comment: Paragraph VI.c.(continued)It appears that Stewart Street could provide a shopping center entrance to ease noise and traffic problems on Goidenwest or Main,especially with deliveries. Current analysis does not address truck access for delivery to the market and major stores. Response: Provisions for truck deliveries have been incorporated into the site design of the proposed commercial use. Your comments regarding the suggested Stewart entrance will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments and entitlements. HSHA-16: Comment: Paragraph VI d.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." Insufficient parking capacity will occur on site if compact parking spaces are used to provide the minimum total number of parking spaces required for this shopping center. There are more fullsize and less compact cars than when parking was planned. As discussed earlier in this letter,suggested guidelines for this may be found in changes already incorporated by both Westminster and Fountain Valley. Response to Comments Draft Negative Declaration No.97-16 Page 11 A-TTAr,HMENT NO. Response: Per Section 9606.1 of the Huntington Beach Ordinance Code,the applicant is requesting a nine percent (9%or 133 fewer stalls)reduction in parking requirements. Cited justification for the request includes the following: 1).The center is a joint use project where the different businesses will have varying operating and peak hours;2).Up to a third of the building space of the two proposed major tenants will be dedicated to non-sales/public areas;3).Some of the tenants will be non-retail uses with lower parking ratio requirements,and 4).No compact spaces are proposed. Your comment is acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. HSHA-17: Comment: Changes in elevation at Yorktown requiring stairs between Yorktown and the level of the site where the market is located will not accommodate bicyclists and the current bicycle land on Yorktown between Main Street and Yorktown will also be impacted. How will handicapped access be provided to all areas of the shopping center other than by vehicles? Response: Per conditions of approval,the plans shall comply with ADA requirements to provide required access. HSHA-18: Comment: Discussion:Per the City"Proposed Text Amendments Priority List 9.a.,mitigation should require an upgrade to the existing wall on the west side of Goldenwest from Little Harbor to Summit. By your own suggested standards,an"eight foot wall in residential zones when abutting arterial highways"should be required. Response: Your comment is acknowledged and will be forwarded to the appropriate decision makers for consideration prior to taking final action on the proposed amendments and entitlement requests. HSHA-19: Comment: X.Noise Paragraph X.b.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." We agree with"Suggested Conditions of Approval Li."that limits the site to a maximum of two drive through establishments. We recommend that both be located on Main since there is an existing commercial buffer on that side of the site. We further recommend that no matter what location is selected for drive through establishments,pick-up windows and ordering stations be located to the interior of the property to add a sound buffer for surrounding uses. Response: See responses to HBEB-1 and HBEB4. Your comment is acknowledged and will be forwarded to the appropriate decision makers for consideration prior to taking final action on the proposed amendments and entitlement requests. HSHA-20: Comment: XI.Public Services Response to Comments Draft Negative Declaration No.97-16 Page 12 ATTACHMENT NO. 12,6 r � Paragraph XIA.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated" due to increased road use(wear and tear)and traffic in the immediate area due to the larger size of this shopping center Response: As noted in Response HSHA-10,anticipated traffic from buildout of the proposed amendments is not projected to be any more than previously assumed by EIR 89-1,nor is additional"wear and tear"on the streets projected. The potential impacts are not considered to be significant. HSHA-21: Comment: Discussion:There is no indication that this plan was reviewed by the current Fire or Police Chief. With the rapidly increasing residential build-up and the larger than planned commercial request pending for the comer of Goldenwest and Garfield,this area and project are not substantially the same as originally planned in EIR 89-1. This change should drive a new review by both departmental chiefs and public safety. Once again,because the analysis does not include the entire development of the fifty acre site,the impacts appear minimized. Response: Potential impacts from the buildout of the proposed amendments on the entire 50 acre site are analyzed in Negative Declaration No.97-16. In accordance with standard development review procedures,all City departments who would be potentially be impacted by the proposed amendments,as well as agencies outside the City,reviewed the proposed plans and provided input as appropriate. The potential cumulative impacts of the proposed amendments included in this evaluation,as well as those from entitlement permits currently under review by the City(including the proposed Greenbriar/Montecito development plans), were considered. The cumulative impacts will be equal to,or slightly less than previously anticipated from development of these sites due to an overall reduction in density and potential population and traffic generation. HSHA-22: Comment: Discussion: (continued): We believe this shopping center should include the following measures: 1. To discourage student use during school hours,no public telephones along Yorktown. Ex:The new high school in Mission Viejo had to ask shopping center to remove public telephones adjacent to campus due to students using them to obtain drugs. The phones were placed across the street further from the school so students could not get to them undetected during their 35 minute lunch hours. 2. Once again,we support minimizing drive through establishments to help the school maintain its closed campus policy. Response: Your comment has been acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. HSHA-23: Comment: XIII Aesthetics Paragraph XIH.b.&c.should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." The homes in Seacliff which side or back to Goldenwest will be affected by increased light Response to Comments Draft Negative Declaration No.97-16 Page 13 rTTAC',H&pilENT N0. 12.(� r � from the planned buildings proposed along Goldenwest. We agree with Suggested Conditions of Approval 1.f. We further suggest that landscaping on the west side of Goldenwest from Yorktown to Summit be redesigned to allow for both a sight and sound buffer to minimize impact on existing residents. Response: See Response to HBEB-1. Your suggestions are acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. HSHA-24: Comment: Discussion:Another aesthetic issue of concern to us is the"urban agrarian"architectural style proposed by the developer. The Seacliff 50 Shopping Center should be designed to complement and blend with the surrounding community. The Seacliff Village design,with its rough cut wood and seabirds design,is an excellent example of how architecture can convey a"seacliff'theme. The"urban agrarian"style,with rounded roofs brings to mind airplane hangers and Quonset huts. This style seems to be very much out of place in this location. A good example of an ocean-oriented design is the Cape Cod style employed at Seaport Village in Long Beach. With the historic design of the nearby high school,and Mediterranean flair in the surrounding neighborhoods,certainly something more suitable can be adopted. Response: Your comment has been acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. HSHA-25: Comment: XVI Mandatory Findings of Significance Paragraph XVI c. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." The project has limited impact if it is built in phases,as planned,but the cumulative effect of not designing the center to accommodate access for future Senior Assisted Care facility residents or the medical offices. Again,a look at the whole project is a must! Response: See responses HSHA 3, 7, 10,20 and 21. Response to Comments Draft Negative Declaration No. 97-16 Page 14 Ai TACHMENT NO. 2,( i Letter of Comment from Dale E.Brandon,D.D.S.,dated April 7, 1998 The following responses pertain to those comments directed at Draft Negative Declaration No.97-16. A complete copy of the letter is attached hereto and will be forwarded to the appropriate decision making bodies for consideration prior to taking final action on the proposed amendments. DEB-1: Comment: Throughout the document,the original Holly Seacliff Specific Plan and General Plan are quoted to justify decisions made on this project,yet the application seeks to increase commercial usage square footage by approximately 25%(a substantial increase from the original vision). Increased traffic and pollution from the commercial side cannot be fully mitigated by the decrease in the number of dwelling units(the traffic patterns are different and at different times of day). If,indeed,the original Specific Plan were flawed enough to allow a 25%change,it certainly must be flawed in other areas and should require further,very exhaustive study before any determination on this project can be made. Response: In accordance with the California Environmental Quality Act(CEQA),EIR 89-1 and the Master EIR for the City's 1996 General Plan Update focused on the potential environmental effects or impacts that buildout of the 50 acre subject site might generate. Both documents based their analyses upon a hypothetical development scenario that could be permitted by the present General Plan and Holly Seacliff Specific Plan land use and density designations. Per CEQA Guidelines,Section 15162,Draft Negative Declaration 97-16 focuses its analysis on the proposed amendments,how the amendments differ from the assumptions studied in the previously approved environmental documents for the site,and what their potential environmental impacts,cumulative or otherwise,might be on the environment. The process for preparing Draft Negative Declaration No.97-16 included numerous project specific studies to evaluate potential impacts such as traffic,public services and facilities,geologic hazards,aesthetic,biological,etc. (See Section XVII—Earlier Analysis,of Draft Negative Declaration No.97-16 for complete listing and availability.) After thorough review,it was concluded that the potential environmental site specific and cumulative effects of the assumed development scenario that could be permitted by the proposed amendments will be no greater than those environmental impacts previously assumed and analyzed in EIR 89-1. DEB-2: Comment: Additionally,I feel further investigation should be undertaken as to the types of businesses that will be allowed,i.e. fast food,etc.,so close to Huntington Beach High School. These businesses present a potential major source of trouble for the school,the developer,the neighbors,and the City police department. Response: Your comment has been acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. DEB-3: Comment: The 475 assisted living beds tentatively proposed for a portion of the project(although I understand not a part of the request at this time)not only generate major traffic problems,but also major parking problems Response to Comments Draft Negative Declaration No.97-16 Page 15 ATTACHMENT NO. �„� r t due to the high ratio of staff to residents required for this type of facility. The paramedic services of the city will be further strained by the high number of elderly citizens concentrated in the area(my own mother resides in such a facility,so I know first hand the problems involved). Response: See response to DEB-1. DEW4: Comment: Huntington Beach can scarcely afford to lose even one acre of land zoned for industrial usage;this type of tax base is the underpinning for city services—using very few and paying generously. To rezone from industrial to residential(which utilizes a high degree of city services)would be a serious mistake. Response: Your comment has been acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. DEB-5: Comment: Next,we come to the issue of Reservoir Hill. The comment is made in the document that this is a"man- made feature",which I assume must exempt it from protection from destruction. Our local pier is also a "man made feature",yet when it was endangered,I saw community support for its preservation;Reservoir Hill deserves the same fate as a justifiable city landmark. Response: See response to HBEB-3. Your comment has been acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. DEB-6: Comment: While I realize the document under consideration strictly concerned with physical environmental issues, ... Response: Your comment has been acknowledged and will be forwarded to the appropriate decision making body for consideration prior to taking action on the proposed amendments. Response to Comments Draft Negative Declaration No.97-16 Page 16 ATTACHMENT N0. 2. " , I r APPENDIX Letters of Comment Response to Comments Draft Negative Declaration No.97-16 Page 17 Ai IAt HMEN i No. 12.US RPR-15-1998 07".39 FKL" DT5C — Cypress 4 lu 93741540 P.02i06 TO: Mary Beth Broeren, Senior Planner City of Huntington Beach FROM: John Scandura, Board Membe City of Huntington Beach En ental Board SUBJECT: ENVIRONMENTAL ASSESS141ENT No.97-16 DATE: April 14, 1998 The Environmental Board has reviewed the subject assessment and respectfully submits its comments and recommendations The Environmental Assessment was conducted to analyze impacts associated with a project to amend the Holly Seacliff Specific Plan. This project would modify the list of allowable uses and densities for an approximately 50-acre site These modifications would include re-designating four acres from industrial land use to mixed use, redevelopment of the existing Seacliff Village Shopping Center into an approximately 260,000 square foot shopping center, and master planning 20 acres for residential and mixed use The Environmental Board discussed the Environmental Assessment and received public comments at it's meeting on April 9, 1998 A copy of written comments submitted to the Board by members of the public is attached. Based upon its review and the public comments received, the Board believes that the environmental assessment may be incomplete in several areas. The demolition of the existing mall and construction of a new one will result in noise, dust and air pollution impacts to the local area The new shopping center will be much larger, have a different appearance from the current one, and may not blend in with the surrounding land uses Increased retail space may result in greater traffic that affects the existing streets, surrounding residential neighborhoods and businesses, and Huntington Beach High School Finally,the 20-day public comment period with no public hearing may be insufficient for the public to review and comment on a project of such a large magnitude The Board's specific comments are as follows A tics- the new shopping center will be much larger and have a different appearance from the existing one However,the Assessment does not describe measures that will be taken so that ,1 �j the appearance of the new shopping center will blend in with the surrounding area There it little f'C information provided as to the height and colors of the new buildings, landscaping schemes, or other measures to mitigate unsightly visual impacts There is no discussion of the fate of existing trees or mitigation measures to be taken if mature trees are removed The businesses may present noise,light,glare, and air pollution problems that are incompatible with the surrounding residential neighborhood if not properly mitigated The property lighting during the evening and early morning can create light and glare nuisances for these residents TraMc hugactr-significant public comments were received regarding potential traffic impacts that may result from demolition and construction activities as well as the operation of the new shopping center. Concerns were raised about plans that would have vehicles traverse through pedestrian areas, circulation of traffic within the shopping center,and the ability of vehicles to enter and exit the development without creating traffic problems on the surrounding streets There ATTACHMENT NO, 11. q Ht'K-15—ly9El �:40 rrc�p'i ll 15L — t ypress a i u JSI41540 F 1d.5/1bb r � were also issues raised about traffic flow during outdoor festivals and other events at the new development and plans for compact car parking spaces throughout the development when many nearby residents drive mid-size, full size, and sport utility vehicles Water-the document indicates that Reservoir Hill along Clay Street will be lowered to a grade consistent with Goldenwest Street No mention is made about the removal of the reservoir,new water storage locations to replace the reservoir, and any soils or geologic problems that may have been caused by leaks in the reservoir Noise- should businesses operate during the late evening or early morning hours,the noise could disrupt nearby residents. Trucks delivering goods to the businesses during the early morning hours may also generate noise that could disturb adjacent residential neighborhoods No measures were cited to mitigate the impacts from such noise Public Review-it was expressed by the members of the public,who were primarily residents living adjacent to the project site, that the developer has had several meetings with neighborhood groups about the project. They said that these meetings consisted of question and answer sessions or requests for suggestions about how to implement certain elements of the project. The public members stated that they had never seen a comprehensive document presenting the full project development plans, including those of the new shopping center, and have not had an opportunity to present their comments and concerns in a public forum. There were also concerns expressed that the Environmental Assessment was being "rammed"through the process with a minimum comment period and no public meeting to discuss the comprehensive project. The Environmental Board recommends that Environmental Assessment 97-16 be released for a second public comment period lasting no less than 30 days. The Board strongly recommends that during this second public comment period a public meeting be held in which the project is presented in its entirety and the attendees provide their comments and concerns Should environmental impacts be identified during this second comment period that cannot be mitigated, an environmental impact report will be necessary ATTACHMENT NO• Z,'1 APR-15-1998 07:40 FKurl uISC — cypress 4 iu y.sr4154e r.e4ieb Environmental Assessment No.97-16 Response by April 5-10 OBSERVATIONS ON SEACWF50 (1sr READING DRAFT) 1. REZONE INDUSTRIAL TO MIXED USE:How will the difference in revenue from industrial on the 65,990 sq ff industrial be offset if the parcel is rezoned by a General Plan Amendment to mixed use or residential? 2. Why is the zoning change to mixed use instead of residential? 3 Placing residential uses on the four acres is not compatible because access to the development is not addressed and providing access from Goldenwest directly would seriously impede traffic flow. Access to this land must be from Stewart or from Summit Dr to prevent future problems upon development and the access should be spelled out as a condition of approval. 4. INCREASE IN COMMERCIAL SIZE:Why would a 60,000 sq ft increase in the maximum allowable amount of commercial square footage benefit the community when the proposed design makes no allowance to provide space available for the existing tenants except for Lucky Market? Any increase in the size of the retail should require mitigating measures directed at retaining the local businesses displaced from Seacliff Village.This is supposed to be a neighborhood,not a regional shopping center We want to see local business owners integrated from the old shopping center into the new shopping center.The community will be diminished by a loss of neighborhood services. 5 A large office supply-type use does not accommodate local post office use currently serving the local community This is a more regional use that belongs near Huntington Center by the freeway.The community is diminished by loss of local pout office use. 6 Minimum size shop is 1000 sq,8.,too large for a shoe repair or small neighborhood use and there is no existing space for such services within a two mile radius. 7 Parking requirements have changed over last ten years as leas compact cars are sold and more frill size cars requiring larger parking spaces per car.No additional commercial should be approved unless the parlung is brought in line with all parking in standard size spaces,not compact spaces 8. By developing the retail portion first,no provision has been made to make access compatible for a fuaue senior care assisted use to north of rear of the new market The shopping center direct access by elderly shoppers residing in this facility are not addressed in the current design so the uses are not compatible as the retail is currently designed Land Uscand Planning:Potentially Significant Impact Unless Mitigation is Incorporated. The proposal will result in an impact to the physical arrangement of an established industrial community accessed from Garfield and from Stewart.It will also result in a diminished value for the existing industrial uses as they will become incompatible with the mixed use proposed and it will be more diffitcult for them to obtain capital for their businesses.Reducing industrial uses is against the intent of the General Plan for the city and residential does not pay its fair share for the services required P- n and FQgg g 1. The designation of mixed use fsorn industrial will increase growth in the four acres proposed for residential as it will be a more intensive use and it will have a greater impact on arterial traffic than an industrial use.It will also provide less potential tax to support replacement of hilkastructurg than an industrial use Development of senior care facilities should be specified in this negative declaration as to the an and the impact even if the development will be planned for the flnture as it affects the way the adjacent shopping center will accommodate this use.The current design of the shopping center pre==the back of the stores and market to the senior care facility site and no provision has been made to make the shopping center accessible for the residents of the senior cane fatality These is potentially significant impact on the infrastructure and the schools within the city with the cif residential use.H 475 housing inns were planned,how will the schools aid cture be paid for with the loss of tax revenue from leas than 475 lousing units as retail and care facilities do not provide a way for the schools to recover the projected revenue m w was originally planned? 04/07/98 1 ER97-16 ATTACHMENT NO. ILI FWR-15-1996 07:41 FKUM U I tDL L ypress 4 l u 9.5'(41n4W F.M/Ob Environmental Assessment No.97-16 Response by April 5-10 (ecologic Problems III f:The shopping center site proposes major earth removal at Summit Dr and Goldenwest and storm drain installation on Goldenwest This is potentially significant unless mitigation is incorporated.There will be major disruption of traffic at Goldenwest and Summit for the duration of construction. A plan for minimizing this disruption is needed as this is a major access intersection for existing residential at Seacliff and the Peninsula neighborhoods.With summer heavy traffic on Goldenwest,the ingress and egress to Summit Dr.west of Goldonwest will be seriously impacted III f There will be a Potentially Significant Impact ff there is an earthquake during construction Extra requirements must be made for shoring any trenching due to the active earthquake fault tinning through the site.Major earth removal must be stabilized away from the earthquake fault zone. IV a,e,tg:There maybe a Potential Significant impact on drainage.The Seacliff residential neighborhood has a fairly high water table. The massive earth movement at Reservoir Hill may create additional subsurface problems m this area unless drainage measures are addressed to prevent absorption of water into the leveled shopping center site which previously had substantial elevation changes and will now be lower at Summit Dr. V. �i Grading and Construction of the Peninsula neighborhood in Seacliff resulted in mayor anborn allergens affecting residents to west for several years. The grading and construction between Goldenwest and Gothard from Garfield to Talbert resulted in major airborn allergens alerting residents and business operators as far west as Beach Blvd. The office park at Seacliff and the Pacific Ranch residential development will be similarly affected by this construction due to the prevailing winds blowing west to east,northeast.Impact is Potential Significant Unless more Mitigation is incorporated than was employed at these other mayor developments. IA=Term Imvacts Increasing the size of the shopping center from 125,000 sq.ft.to 200.000 to 250,000 sq 8.will result in a Potentially Significant Impact on vehicular emissions as this is planned as the second largest shopping center in Huntington Beach and it will serve an expanded area and will also serve regional uses if the planned large big box type stores are in the design and there are less smaller uses. The f cure senior assisted care facility will require vehicular access to the shopping center as the current shopping center design does not accommodate direct pedestrian access for this fit m use by elderly and frail adults. VI. a The proposed design will result in Potentially Significant Impact to Goldenwest and Yorktown as the existing shopping center does not require traffic to travel asroas the shopping center to access the market and the local shops.The traffic problems onsite will be significant as f existing and fuhn reddeitU is primarily located west of the center and the market is on the east side of the center. Trips on Goldesivve and Yorktown will increase as traveling through the center would require slower speeds and more umrm. There world be less frequent trips to the mayor businesses proposed on west side of site,the hardware and office supply uses. b. Design features include a plaza for outdoor use at southwest section of site. Traffic entering Deafer at Summit and traveling south and then east toward the market will be Potentially Significantly Impaled Unless Mitigation is Incorporated if the am is blocked off and there are no alternative onsite routes for vehicular access from west side of site to east side of site if an outdoor show or display is in this area requiring traffic diversion. c. See b.Vehicular access when plaza is used for an event will be Pouad&y Significant Unless Mitigation is Incorporated as traffic patterns must accommodate emergency uses and be held to higher standards of use as there will be increased use of site during an event 04/07/98 2 ER97-16 ATTACHMENT NO. 12-13 RPR-15-19% 07:42 (-Kum DTSC — Cypress 4 lu 93741540 P.06i06 Environmental Assessment No.97-16 Response by April 5-10 z d Potentially Sig dficant impact of Insufficient parkin capacity will occur oasite if comnact RAXURr ,paces are used to provide the minimum total numbs ofpg amces EMWmd fbr tWs shoto- M9 center.There are more fullsize and_le_ss compact cars than when garti+ug wasp nned e Changes in elevation at Yorktown requiring stairs between Yorktown and the level of the site where the market is located will not accommodate bicyclists and the current bicycle lane on Yorktown between Main St.and Yorktown will also be impacted.How will handicapped access be provided to all areas of the shopping center other than by vehicles? System Wide Impacts will be noticeable at Summit Dr for left hand turns from northbound Goldenvom and from Summit Dr for left hand turns to northbound Goldenwest. The lefthand turn lane at Southbound Goldenwest turning left to Yorktown has significant delays currently at peak hours due to traffic going to schools and this will be increased due to the need to travel around the shopping center to access the market for traffic coming from Goldenwest.requiring a second lefthand turn lane as suggested in 9d on pg.46 X. Noise a.Impact is Potential Significant unless Mitigation is Incorporated to Homes in Seachff backing and siding to Goldenwest.They can significantly hear the existing drive through microphones from the existing restaurant on Goldenwest inside their homes when windows are open and in their yards.Drive through facilities on Goldenwest with microphones on the Goldenwest side of the building will increase the long-term noise nuisance. A7 Fabler Services ab. Fire and police protection will be Potentially Significant Unless Mitigation is Incorporated as due to the larger size of the proposed development and the potential event uses in the plaza areas will increase the need for public services as a greater number of people will be at this location. c The long-term projections of need for schools will be less than anticipated due to the lower residential density,thus less anticipated funding and then will be increased security personnel needed from schools to monitor students going off-campus.This shopping center should include the following measures: 1. No drive-thin fast food facilities on Yorktown to discourage vehicular use by students during school hours. 2. No public telephones along Yorktown to discourage student use during school hours. Ex:New high school in Mission Viejo had to ask shopping Deafer to remove public telephones adjacent to campus due to students using them to obtain drugs. The phones were placed across the street flusher from the school so snrdents cottld not get to them undetected during their 35 minute lunch hours. Xid:There will be Potentially Significant Impact Unless Mitigation is Incorporated to the roads and arafc in the immediate area due to the larger size of this shopping center,the increased travel time required to access the center from the west and northwest by customers and increased travel time required to access schools nearby. The homes in Seacliff which side or back to Goldenwest will be affected by the increased traffic and noise and light from the planned buildings proposed along Goldenwest. 2M The project has limited impact if it is built in phases as planned but the cumulative effect of not designing the center to accommodate access for future Senior Assisted Care facility residents adjaoani in the design will be considerable. Trip generation repot should be reviewed as to the effect on traffic on Goldenwest because of mM*" develoomcnt also occurring at SW Corner of GoldenweS and GuAdd.To see of both ggiections are asi mte for their imact.The W+eve effect of development on both side of Goldemvest is cousidemble and should be evaluated for the total imp 04/07/98 3 ER97-16 TOTAL P.06 South Shore Video 2119 Main Street#4 Huntington Beach, CA 92648 R (714) %0-4262 C F APR- S 1998 April 14, 1998 CpMMV��Y7)EVF�OF opmENT Mary Beth Broeren, Senior Planner City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Dear Ms Broeren, I am a resident and business owner in Huntington Beach for the past 15 years. I am very concerned about the plans for the demolition and reconstruction of the Seacliff Village Shopping Center—As outlined in your Environmental Assessment number 97-16. I would like to comment in general about the project as it affects my business in Seacliff Village. This project as it stands today will affect my life immensely! You see, I own South Shore Video in Seacliff Village and this project means my entire financial life could be killed off so that the developer, Shea Vickers, L.L.C. and the city of Huntington Beach can both make more money from this project. A larger shopping center will mean more rent to Shea Vickers, L.L.C. and create more tax dollars for the city. Meanwhile, being a current business owner in Seacliff Village, I am expendable and I become the cost so that you the City of Huntington Beach and Shea Vickers, L.L.C. can make more money. .l0 Additionally, as a resident I am concerned about the proposed size of the center. The current shopping center is approximately 125,000 square feet and the developer is proposing a 260,000 square foot center. This proposal is 60,000 square feet more than currently permitted by the city's general plan. This may or may not be okay. However, a shopping center of this magnitude so deep inside a neighborhood community could significantly affect and change the lives of so many people within this community— That it may risk changing it for the worse. In order to reduce that risk and prevent the eventual deterioration of the community, the City Planning Department really needs to listen to what the community is saying about this development. Otherwise, potentially the current residents surrounding the development could move from the area in search of the quality of life they once had ri there. That would definitely deteriorate our community and ironically, they would have been the very people for which the project was built! AIJACHMENT NO. �Z�` -2- April 14,1998 Since the first community meeting about this project on February 19*, 1998, my store (South Shore Video) has served as a forum of sorts, a community soundboard. A place where literally thousands of people in the community have discussed the future of"their" shopping center. It is inescapably phenomenal how many people really care. (To you, they might be referred to as the silent majority) I would like to share with you some of the most common thoughts and concerns I have heard. In no particular order they are: • It is so beautiful it will be sad to see it go. • We need a new center. • Lucky market is too small it needs to expand. • What is going to happen to the stores that are here now? 0 • Businesses should be allowed to stay open during construction or be compensated for downtime and losses. • The existing stores should be given the first priority in choosing space in the new center. • We want South Shore Video instead of a large chain store. • We want small independent stores, not the chain stores, like everywhere else. • Won't it be a lot more congested around here? • When is all this going to happen? These are always among the most commonly expressed thoughts during conversations in ve store It has really been incredible having literally 100's of conversations a day about s same subject for the last three months. I think there is a lot the City of Huntington ach and Shea Vickers, L.L.C. can derive from these concerns. e is that the city needs to ask Shea Vickers L.L.C. to develop a plan that enables the ,xiffent tenants of Seacliff Village to have first priority placement in the new center. Thus, eeping the established circle of businesses intact, which in turn will satisfy the rr mmunities need for small retailers to remain and will offset and create a nice mixture of all local businesses and large retail chain stores Mis is possible and I know that it can be accomplished! You, the City of Huntington Beach and Shea Vickers L.L.C. can have this happen if you wanted it to. Anything can happen if you want it to I am willing to do whatever it takes to have this happen and I I am willing to work cooperatively with all parties to accomplish this goal. A TACHMEW NOJZ I -3- Apn1 14,1998 The overall feeling I get from everyone is that, if there is going to be a new shopping center with new stores, why can't those new stores be born from the old ones. The community does not want to allow a large national chain store to come in and take over. Where the smaller store, that forged the way, left off and was forced out! I have also included copies of three letters from members of the community to show support for the thought's and ideas discussed in my letter today. I know that several letters regarding this project were mailed to you, I want to assure you that the letters enclosed are new and have not been mailed to you before. Now, regarding the environmental assessment number 97-16, issue I. Land Use and Planning, paragraph e, should be upgraded to "Potentially Significant Impact". The demolition of the existing shopping center would greatly disrupt the established community of merchants currently operating in the center. The demolition will cause most or all the businesses to be displaced, either permanently or temporarily. In fact, in several cases cause them to close permanently. This in any case will cause great financial hardship to the established community of tenants at Seacliff Village - according to Section I, paragraph e, of the Environmental Assessment Number 97-16 they would be greatly "disrupted and divided". Thereby representing a significant impact and one of grave proportion! Thank-you very much for your attention and I hope that you seriously consider the thoughts and ideas expressed in this letter. I look forward to hearing from you regarding this matter. Sincerely, Mitch S. Pool Owner South Shore Video ATTACHMEN I NO. I�� Huntington Seadi f f �' Homeowners' Association April 13, 1998 Catherine O'Hara, Planner / Crty of Huntmgton Beach 01? Q 2000 Main Street 141998 Huntington Beach, CA 92648 Co,A�7p�R�E��VTOF Dear Ms. O'Hara, The following are concerns gathered though meetings of our Huntington Seacliff 50 Committee regarding the Environmental Assessment Number 97-16. The first section are general questions that have no specific reference in the environmental assessment. The second part of this correspondence specifically addresses the Environmental Impacts and city suggested Mitigation Measures that are a part of the detailed assessment. First,the project description, (as currently approved),stretches the bounds of this rebuilt center remaining a neighborhood shopping plaza. With 58,000 additional square feet of commercial space,this project should be considered a regional center,with greater potential neighborhood impact than is being stated.We also noted, since the developer has elected to initially develop only 30 acres of this site,traffic plans have dropped medical office traffic from trip generation. Because of this kind of omission and other changes that will most certainly occur,we are specifically asking that the city require the entire tract be planned and approved at one time. This will be the only way to evaluate the full environmental impact to the surrounding neighborhoods, and Huntington Beach as a whole. Please ensure a holistic approach to development of what is now being billed as the second largest shopping center in Huntington Beach. _ r General questions that remain are as follows: • Regarding rezoning portions of the property from Industrial to Mixed Use,how will the difference in potential revenue from Industrial (on the 65,890 square feet)be offset if the parcel is rezoned to Mixed Use or Residential? • Why is the zoning change to Mixed Use instead of Residential,as the developer has stated they intend to use the property? • Allowing residential uses on the four acres generates serious questions in our minds, because access to the development is not currently being addressed in the environmental impact. Providing neighborhood access from Goldenwest would seriously impede traffic flow, especially considering the size of the proposed commercial development in the Montecito/Greenbriar proposals. To prevent future problems with development and to keep traffic flowing,we believe access should be spelled out as a condition of approval. • Why would a 60,000 square foot increase in the maximum allowable amount of commercial square footage benefit the community when the proposed design makes no allowance to provide space available for the existing tenants except for Lucky Market? 04/13/98 1 ER97-16 -ATTACHMENT NO. IgI" Smaller service vendors, such as the shoe repair shop,are currently planning to relocate away from the area because their needs are not being addressed We believe any increase in the size of the retail space allowed should require mitigating measures directed at retaining the local businesses currently at Seacliff Village.We strongly believe the community will be diminished by a loss of neighborhood services. • A large office supply-type use does not accommodate the local post office use currently serving the community.The community is diminished by the loss of a local post office. • Minimum shop size in the planned center is 1000 square feet,too large for a shoe repair or small neighborhood use. There is no existing space for such services within a two-mile radius. • Parking requirements have changed over the Iast ten years as less compact cars are sold and full size cars require larger parking spaces. Future parking requirements in commercial projects should address this demographic change,as our neighboring communities already have. • By developing the retail portion first,provisions are not being addressed to ensure compatible access for future senior-assisted-care housing to the north and east of the new market. Specific concerns regarding the Evaluation of Environmental Impacts are as fellows: I. Land Use and Planning: Paragraph I.a.has"Potentially Significant Impact"since the entire project is not being considered at this time. There is no way to evaluate the true environmental impact without looking at the uses for the entire 50 acre tract. Also impacts should be measured combining the projected retail center at the comer of Goldenwest and Garfield with the Seacliff 50 project. Paragraph I.c. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated."The proposal will result in an impact to the physical arrangement of an established industrial community accessed from Garfield and from Stewart. It will also result in a diminished value for the existing industrial uses as they will become incompatible with the mixed use proposed, and it will be more difficult for them to obtain capital for their businesses. Reducing industrial uses is against the intent of the General Plan for the city and planned residential property does not pay its fair share for the city services required. II. Population and Housing Discussion:Development of senior care facilities should be specified as to the size and the impact even if the development will be planned for the future, as it affects the way the adjacent shopping 3 center will accommodate this use. The current design of the shopping center presents the back of the stores and market to the senior-care facility site,and no provision has been made to make the shopping center accessible to the residents of the senior-care facility. III. Geologic Problems Paragraph III. f. should be upgraded to"Potentially Significant Impact."With the potential for an earthquake during construction,extra requirements must be made for shoring any trenching. The active earthquake fault running through the site must be considered. Major earth removal must be stabilized away from the earthquake fault zone. 04/13/98 2 OW-16 ATTACHMENT NO. 1Z:�A f r IV. Water Paragraph IV. a. should be upgraded to"Potential Significant Impact"due to potential changes in drainage patterns with possible effect on groundwater flow. The Upper Seachff residential neighborhood has a fairly high water table. The massive earth movement at Reservoir Hill may -� create additional subsurface problems in this area unless drainage measures are addressed to prevent absorption of water into the leveled shopping center site which previously had substantial elevation changes and will now be lower at Summit Drive. Several lots in the neighborhood already have constant groundwater seepage to the surface. The concern is:would this be aggravated with potential slab failures? V. Air Quality Paragraph V. b. should be upgraded to"Potentially Significant Unless Mitigation is Incorporated" due to past experiences during construction with surrounding tracts. Grading and construction of the Peninsula neighborhood in Seacliff resulted in major airborne allergens affecting residents to A -LP the east for several years. The grading and construction between Goldenwest and Gothard from Garfield to Talbert resulted in major airborne allergens affecting residents and business operators as far east as Beach Blvd. The office park at Seacliff and the Pacific Ranch residential development will be similarly affected by this construction due to the prevailing winds blowing west to east-northeast. Mitigation should be employed with strict monitoring requirements than were employed at these other major developments. Discussion: Under Long Term Impacts,increasing the size of the shopping center from 125,000 square feet to 200,000 to 250,000 square feet,will result in a Potentially Significant Impact on vehicular emissions. As planned,this is the second largest shopping center in Huntington Beach and it will serve an expanded local area,as well as,serving regional customers. Addition impacts fl' will occur when the other twenty acres of the tract are developed. These impacts are not addressed in the current traffic study or air quality evaluations. Additional traffic flow will affect both transportation-corridor needs as well as air quality. Discussion continued: The fixture senior-assisted-care facility will require vehicular access to the shopping center as the current shopping center design does not accommodate direct pedestrian access for this future use by elderly and frail adults. VI. Transportation/Circulation Paragraph VI. a. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated."The shopping center site proposes major earth removal at Summit Drive and Goldenwest and storm drain installation on Goldenwest. There will be major disruption of traffic at Goldenwest and Summit for the duration of construction. A plan for minanizing this disruption is needed,as this is a major access intersection for existing residents in Seachff and the Peninsula neighborhoods. Especially with the heavy summer beach traffic on Goldenwest,the ingress and egress to Summit Drive west of Goldenwest will be seriously impacted, Paragraph VI. a. (continued)The traffic study is limited to only the first thirty acres of development on the site. This seriously misrepresents the potential traffic impacts of this project. Paragraph V1. a. (continued) Currently traffic traveling south on Goldenwest,even when traffic is fairly light,goes past Yorktown to Little Harbor and makes a U-turn to avoid waiting for the Goldenwest to Yorktown left-turn signal. Because of current driving patterns,traffic flow and interactions with all the connectors to Goldenwest should be evaluated between Palm and Garfield 04/13/98 3 ER97-16 ATTACHMENT NO. )Z. Because this behavior is observed during all traffic periods, it is felt a second left-tum lane will not correct this existing problem. We recommend, as a minimum,a No U-Turn sign be erected at southbound Goldenwest and Little Harbor,with deletion of the left turn lane when fiscally possible. Paragraph VI. a (continued) System wide impacts will be noticeable at Summit for left-hand turns from northbound Goldenwest and from Summit for left hand turns to northbound Goldenwest. The A,,y left-hand turn lane at Southbound Goldenwest turning left to Yorktown has significant delays currently at peak hours due to traffic going to schools. This will be increased due to the need to travel around the shopping center to access the market for traffic coming from Goldenwest requiring a second left hand turn lane as suggested in 9d on pg. 46. Paragraph VI. b. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated."The proposed design causes traffic to wind through the center since the anchoring tenant will be on the opposite side of the center,further from most local shoppers. The traffic A �?) problems onsite will be significant as the existing and firture residential is primarily located west of the center and the market is on the east side of the center. Trips on Yorktown will increase as traveling through the center would require slower speeds and more turns. There would be less frequent trips to the major businesses proposed on west side of site,the hardware and office supply stores. Paragraph VI. c. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated"Design features include a plaza for outdoor use at southwest section of site. Traffic entering center at Summit and traveling south and then east toward the market will be seriously impacted if the area is blocked off and there are no alternative onsite routes for vehicular access from west side of site to east side. This will especially be aggravated by on site use for outdoor shows or displays in this area requiring traffic diversion. Vehicular access when the plaza is used for events must accommodate emergency uses and be held to higher standards of safety as there will be increased pedestrian use of the site during those periods. Paragraph VI. c. (continued) It appears that Stewart Street could provide a shopping center fl '� entrance to ease noise and traffic problems on Goldenwest or Main, especially with deliveries. Current analysis does not address truck access for delivery to the market and major stores. Paragraph VI. d. should be upgraded to"Potentially Significant Impact Unless Mitigations is Incorporated"Insufficient parking capacity will occur onsite if compact parking spaces are used to provide the minimum total number of parking spaces required for this shopping center. There are more fish-size and fewer compact cars than when parking was planned. As discussed earlier in this letter, suggested guidelines for this may be found in changes already incorporated by both Westminster and Fountain Valley. Paragraph VI. e. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated."Changes in elevation at Yorktown requiring stairs between Yorktown and the level of the site where the market is located will not accommodate bicyclists,and the current bicycle lane on Yorktown between Main and Yorktown may also be impacted. Discussion: Per the city"Proposed Text Amendments Priority List 9.a.,"mitigation should require 1� an upgrade to the existing wall on the west-side of Goldenwest from Little Harbor to Summit. By your own suggested standards,an"eight foot wall in residential zones when abutting arterial highways"should be required. 04/13/98 4 ER97-16 ATTACHMENT NO. Z. 5 1 f * + X. Noise Paragraph X.b. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated."We agree with "Suggested Conditions of Approval I.i."that limits the site to a maximum of two drive-thru establishments. We recommend that both be located on Main since there is an existing commercial buffer on that side of the site. We further recommend that no matter what location is selected for drive-thm establishments,pick-up windows and ordering stations be located to the interior of the property to add a sound buffer for surrounding uses. M. Public Services 12P Paragraph 3a.d.should be upgraded to "Potentially Significant Impact Unless Mitigation is 11' Incorporated"due to increased road use(wear and tear)and traffic in the immediate area due to the larger size of this shopping center. Discussion: There is no indication that this plan was reviewed by the current Fire or Police Chief. With the rapidly increasing residential build-up and the larger-than-planned commercial request pending for the comer of Goldenwest and Garfield,this area and project are not substantially the same as originally planned in EIR 89-1. This change should drive a new review by both departmental chiefs and public safety. Once again, because the analysis does not include the entire evelopment of the fifty-acre site,the impacts appear minimized. Discussion(continued): We believe this shopping center should include the following measures: 1. To discourage student use during school hours,no public telephones should be installed along P Yorktown. Example:The new high school in Mission Viejo had to ask a shopping center to remove public telephones adjacent to the campus because students were using them to obtain drugs.The phones were placed across the street further from the school so students could not get to them undetected during their 35 minute lunch hours. 2. Once again we support minimizing drive-&m establishments to help the school maintain its closed campus policy. XIII Aesthetics Paragraph XIII. b. &c. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated" The homes in Seacliff which side or back to Goldenwest will be affected by increased light from the planned buildings proposed along Goldenwest. We agree with Suggested Conditions of Approval 1.£.We further suggest that landscaping on the west side of Goldenwest from Yorktown to Summit be redesigned to allow for both a sight and sound buffer to minimize impact on existing residents. Discussion: Another aesthetic issue of cancem to us is the`urban agrarian"architectural style proposed by the developer. The Seacliff 50 Shopping Center should be designed to complement and blend with the surrounding community. The Seacliff Village design,with its rough cut wood and seabirds design,is an excellent example of how architecture can convey a"seacliff'theme. The`urban agrarian"style,with rounded roofs brings to mind airplane hangers and Quonset huts. This style seems to be very much out of place in this location. A good example of an ocean- oriented design is the Cape Cod style employed at Seaport Village in Long Beach. With the historic design of the nearby high school, and Mediterranean flair in the surrounding neighborhoods, certainly something more suitable can be adopted. 04/13/98 5 ER97-16 ATTACHMENT NO. IZ-1 XVI Mandatory Findings of Significance Paragraph XVI c. should be upgraded to"Potentially Significant Impact Unless Mitigation is Incorporated." The project has limited impact if it is built in phases,as planned,but the cumulative effect of not designing the center to accommodate access for future Senior Assisted Care facility residents or the medical offices. Again,a look at the whole project is a must! We're looking forward to your response on these very important issues. Our point-of- contact for this letter is: John Edwards, 6712 Lawn Haven,Huntington Beach, CA, 92648, (714)536-9852. Please contact him with specific questions and your response. Thank you in advance for your help and assistance. Sincerely, Gordon Smith Chair,Seacliff 50 Committee Info copies: Mary Beth Broeren, Senior Planner John Scandara, Envfto tal Board 04/13/98 - 6 ER97-16 ATTACHMENT NO. I Z. T r 1 i DALE E. BRANDON, D.D.S. SUITE 47A AT SEACLIFF VILLAGE• 2223 MAIN STREET HUNTINGTON BEACH, CALIFORNIA 92648 714-536-1496 RECEIVED April 7, 1998 A P R U 81998 Catherine O'Hara DEPAR TMENT OF Planner, City of Huntington Beach COMMUNITY DEVELOPMENT Dear Ms. O'Hara: I just finished reading the 51 page Notice of Proposed Negative Declaration No. 97-16- Seacliff Shopping Center Site. I must disagree with several points and wish to draw them to your attention. Throughout thr document, the original Holly Seacliff Specific Plan and General Plan are quoted to justify decisions made on this project,yet the application seeks to increase commercial usage square footage by approximately 25%(a substantial increase from the original vision). Increased traffic and pollution from the commercial side cannot be fully mitigated by the decrease in the number of dwelling units(the traffic patterns are different and at different times of day). If,indeed,the original Specific Plan were flawed enough to allow a 25%change, it certainly must be flawed in other areas and should require further ,very exhaustive study before any determination on this project can be made. Additionally, I feel further investigation should be undertaken as to the types of businesses that will be allowed, i.e. fast food,etc, so close to Huntington Beach High School. These businesses present a potential major source of trouble for the school,the developer,the neighbors, and the city police department. The 475 assisted living beds tentatively proposed for a portion of the project(although I understand not a part of the request at this time)not only generate major traffic problems, but also major parking problems due to the high ratio of staff to residents required for this type of facility. The paramedic services of the city will be further strained by the high number of elderly citizens concentrated in the area(my own mother resides in such a facility,so I know first hand the problems involved). Huntington Beach can scarcely afford to lose even one acre of land zoned for industrial usage;this type of tax base is the underpinning for city services-using very few and paying generously. To rezone from industrial to residential (which utilizes a high degree of city services) would be a serious mistake. ATTACHMENT NO. I DALE E. BRANDON, D.D.S. SUITE 47A AT SEACLIFF VILLAGE•2223 MAIN STREET HUNTINGTON BEACH, CALIFORNIA 92648•714-536-1496 t Next, we come to the issue of Reservoir Hill. The comment is made in the document that this is a "man-made feature", which I assume must exempt it from protection from destruction. Our local pier is also a "man-made feature",yet when it was endangered, I saw community support for its preservation;Reservoir Hill deserves the same fate as a justifiable cith landmark. While I realize the document under consideration is strictly concerned with Physi environmental issues,I would be remiss if I didn't raise the issue of community environmental issues. The Seacliff area is a community unto itself,just as is downtbIWn and several other local areas within our great city. The ill-will being generated by the developers with their"heavy handed"methods of dealing with the present tennants of Seacliff Village and their loyal customers is a devisive wedge being driven into the heart of the local area. The fact that no attention has been given by the developer to helping financially in the relocation of the existing tennants,some of whom have supported the Seacliff community, and have been supported by them, for over 20 years, simply re-emphasizes the feeling that the city has "caved in"to big business and big developers to the detriment of the local citizenry as a whole. I have been in business in Huntington Beach for 30 years,the past 22 in Seacliff Village, and will do whatever I can, as will other merchants, to ensure that our customers boycott the new development to show "community spirit" and desire for "just and ethical"treatment from developers and the city structure that is supposed to protect its citizens from the harms of outside influences. I know the 1500 local families on my mailing list represent a small percentage of the population of Huntington Beach,but they and others like them can ensure the failure of the "new" Seacliff development. I strongly_advise that all of these issues be adressed. incerely, ATTACHMENT NO. , u4�;�-;� ^-Pa'jP J)I"" r .�� City of Huntington Bea • P.O.Box 190-2000 Main Street Huntington Beach,California 92648 HUNTINGTON BEACH From the desk of. Connie Brockway, CMC City Clerk Telephone: (714) 536-5404 Fax: (714) 374-1557 �V? f .-c2dh�7�'r►�.eo cc.i,t..�` �c,,,,c�,�q ,��.�iO �,�A�+ c�,c�,� • J� City of Huntington Beach P.O.Box 190-2000 Main Street 4' Huntington Beach,California 92648 HUNTINGTON BEACH From the desk of. Connie Brockway, CMC City Clerk Telephone: (714) 536-5404 Fax: (714) 374-1557 41 7', �"-� ctk NOTICE OF PUBLIC HEARING �o,�� BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH -)OoLo wq/u NOTICE IS HEREBY GIVEN that on Monday, June 15, 1998, at 7:00 PM in the City Council Chambers, 2000 Main Street, Huntington Beach,the City Council will hold a public hearing on the following item: APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-21/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGE): Appellant: Robert and Eleanor Lee Applicant: Jim Yoder, Shea Vickers Development Request: To construct a new 259,000 square foot shopping center and to master plan the remainder of the site for future residential and mixed development. A general plan amendment and zoning text amendment are requested to modify the General Plan and Holly-Seacliff Specific Plan to accommodate the proposed project and to change the designation of approximately four(4)acres of land from Industrial to Mixed Use. Location: 2124 Main Street(north of Yorktown Avenue, between Goldenwest and Main Streets) Project Planner: Mary Beth Broeren NOTICE IS HEREBY GIVEN that an initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act. It was determined that the above item would not have any significant environmental effect and, therefore, a negative declaration is warranted. This environmental assessment is on file at the City of Huntington Beach Community Development Department, 2000 Main Street, and are available for public inspection and comment by contacting the Community Development Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at City Hall or the Main City Library (7111 Talbert Avenue) after June 11, 1998. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning Division at 536-5271 and refer to the above item. Direct your written communications to the City Clerk. Connie Brockway, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 ON BEACH 1, �� VIUNICATION 4/� HUNTINGTON BEACH /7p� �}k � •�,„t,::k ��L�<'�""�'La.c-C. � � t tn+c ,t t k,,•o,•;�+ i+ni},.'�l 1 k ,^,}; k ,'k'l�� TO: �L7 FROM: 4 DATE: SUBJECT: SCHOOL SITES AND IN SIZE In order to insure all propertyy uw„M.3�„�.._.._.., ___r____ oposed project are notified of any city public hearing, the following expanded notification requirements shall apply. FOR PUBLIC SCHOOL SITES: Public notification requirements for zoning and general plan applications pursuant to the HBZSO,which includes an area map and mailing labels for all property ovmers, shall be expanded as follows: A. Zoning Map Amendments and General Plan Amendments shall be 1,000 ft. radius from the perimeter of the public school site. B. Any other required zoning application for reuse,change of use, or expansion of use on a public school site not adjoining an arterial highway shall be 1,000 ft.radius from the perimeter of the public school site. C. Any other zoning application for reuse,change of use,or expansion of use on a public school site adjacent to an arterial highly shall be 500 ft. radius from the perimeter of the public school site. D. In addition to the above,any properly that abuts a local street beyond the expanded radius where the local street serves as the primary accessway from the school site to an arterial road shall be included. Also,the applicant needs to be encouraged to conduct their own community meeting(publicly noticed by sending out announcements/flyers)before submitting an application to the city. The purpose is to inform the public of the project proposal and receive public input. This will establish a communication line and aid the applicant in designing a project that is compatible with the neighborhood. SITES GREATER THAN FIVE ACRES IN SIZE: Public notification requirements for Zoning Map Amendments and General Plan Amendments shall be 1,000 ft. radius from the perimeter of the site. �oLF� 1 Ad /a�+' pa/ • 1y fnf q cc: City Councilmembers, Planning Commissioners,Melanie Fallon, Ray Silver N' `� (&%e sN,emos\vs-os dal i 06 �-�uy�� �cv vlrcte� le, Oro J� City of Huntington Beach P.O.Box 190-2000 Main Street Huntington Beach,California 92648 HUNTINGTON BEACH ee C From the desk of: Connie Brockway, CMC City Clerk Telephone: (714) 536-5404 Fax: (714) 374-1557 7` I , J� ► City of Huntington Beach P.O.Box 190-2000 Main Street ' Huntington Beach,California 92648 JHUNTINGTON BEACH From the desk of. Connie Brockway, CMC City Clerk Telephone: (714) 536-5404 Fax: (714) 374-1557 o� /'.-(�- L(/ [.� cam•-/E /' L CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH V"c ,,*,,-,4 IAA 11'��DRM"I I TO: Planning Staff FROM: Howard Zelefsky, Planning Director DATE: September 15, 1995 1 SUBJECT: PUBLIC NOTIFICATION FOR PUBLIC SCHOOL SITES AND SITES GREATER THAN FIVE ACRES IN SIZE In order to insure all property owners potentially impacted by a proposed project are notified of any city public hearing, the following expanded notification requirements shall apply. FOR PUBLIC SCHOOL SITES: Public notification requirements for zoning and general plan applications pursuant to the HBZSO,which includes an area map and mailing labels for all property ovmers, shall be expanded as follows: A. Zoning Map Amendments and General Plan Amendments shall be 1,000 ft. radius from the perimeter of the public school site. B. Any other required zoning application for reuse,change of use,or expansion of use on a public school site not adjoining an arterial highway shall be 1,000 ft. radius from the perimeter of the public school site. C. Any other zoning application for reuse, change of use,or expansion of use on a public school site adjacent to an arterial highway shall be 500 ft.radius from the perimeter of the public school site. D. In addition to the above,any property that abuts a local street beyond the expanded radius where the local street serves as the primary accessway from the school site to an arterial road shall be included. Also,the applicant needs to be encouraged to conduct their own community meeting(publicly noticed by sending out announcements/flyers)before submitting an application to the city. The purpose is to inform the public of the project proposal and receive public input. This will establish a communication line and aid the applicant in designing a project that is compatible with the neighborhood. SITES GREATER THAN FIVE ACRES IN SIZE: Public notification requirements for Zoning Map Amendments and General Plan Amendments shall be 1,000 ft. radius from the perimeter of the site. cc: City Councilmembers,Planning Commissioners,Melanie Fallon, Ray Silver (w%ea memos\95-05 doc) 0 b 16 1,e Ot - Xa4 � • �vv-c,aad� Oo a.. p NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday,June 15, 1998, at 7:00 PM in the City Council Chambers, 2000 Main Street, Huntington Beach,the City Council will hold a public hearing on the following item: APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN ' AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-21/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGE): Appellant: Robert and Eleanor Lee Applicant: Jim Yoder, Shea Vickers Development Request: To construct a new 259,000 square foot shopping center and to master plan the remainder of the site for future residential and mixed development. A general plan amendment and zoning text amendment are requested to modify the General Plan and Holly-Seacliff Specific Plan to accommodate the proposed project and to change the designation of approximately four(4) acres of land from Industrial to Mixed Use. Location: 2124 Main Street(north of Yorktown Avenue, between Goldenwest and Main Streets) Project Planner: Mary Beth Broeren NOTICE IS HEREBY GIVEN that an initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act. It was determined that the above item would not have any significant environmental effect and, therefore, a negative declaration is warranted. This environmental assessment is on file at the City of Huntington Beach Community Development Department, 2000 Main Street, and are available for public inspection and comment by contacting the Community Development Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at City Hall or the Main City Library(7111 Talbert Avenue) after June 11, 1998. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning Division at 536-5271 and refer to the above item. Direct your written communications to the City Clerk. Connie Brockway, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 o EtCe_ Wo tes Office of the City CCerk Huntington Beach, CaCifornia SDI I ' o� SSSU I I ce�e( KIate'► CITY COUNCIUREDEVELOPMENT AGENCY PUBLIC HEARING REQUEST SUBJECT: '�. OtX-tf . &,f— aj '-+ 31- 1 -LI tJo. 3t'1--2-1 Loc C,4 Gza s a-P o,91 DEPARTMENT: C-)Y,,wy-k , � �e A 1 MEETING DATE: to I CONTACT: -& A. Ou PHONE: N/A YES NO Is the notice attached? ( ) ( ) Do the Heading and Closing of Notice reflect City Council(and/or Redevelopment Agency)hearing? ( ) ( ) Are the date,day and time of the public hearing correct? ( ) ( ) If an appeal, is the appellant's name included in the notice? ( ) ( ) If Coastal Development Permit,does the notice include appeal language? ( ) ( ) Is there an Environmental Status to be approved by Council? ( ) ( ) ( Is a map attached for publication? ( ) ( ) Is a larger ad required? Size ( ) ( ) Is the verification statement attached indicating the source and accuracy of the mailing list? ( ) ,V ( ) Are the applicant's name and address part of the mailing labels? ( ) ( ( ) Are the appellant's name and address part of the mailing labels? )K) ( ) ( ) If Coastal Development Permit, is the Coastal Commission part of the mailing labels? ( ) ( ) If Coastal Development Permit,are the Resident labels attached? ( ) ( ) Is thc33343 report attached? (Economic Development Dept. items only) Please complete the following: 1. Minimum days from publication to hearing date 2. Number of times to be published 3. Number of days between publications NA Form 1349 OR-NO CHARGE CLTA Gttatanlee Face Page (Revised 12/15195) Your Ref:111-130-16-23INCLUSIVE&023-010-10,25,27 !t r •1 /s First American Title Insurance Company SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS GUARANTEE, First American Title Insurance Company a corporation, herein called the Company, GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Title Insurance Company By PARKER S. KENNEDY, PRESIDENT W 144rpXl By: James F. Gominsky, Assistant Vice President ISSUING OFFICE: 114 East Fifth Street, (P.O. Box 267) Santa Ana,California 92702 (714)558-3211 OR-NO CHARGE Your Ref:111-130-16-23INCLUSIVE&023-010-10,25,27 SCHEDULE A PROPERTY OWNER'S NOTICE GUARANTEE LIABILITY: $N/A FEE: $N/C Name of Assured: SHEA BUSINESS PROPERTIES Date of Guarantee: JUNE 19, 1997 1. That, according to the last equalized "Assessment Roll"in the Office of the Orange County Tax Assessor- a. The persons listed as "Assessed Owner" are shown on the assessment roll as owning real property within 300' feet of the property identified on the assessment roll as Assessor's Parcel Number 111-130-16-23 INCLUSIVE & 023-010-10,25,27. b. The Assessor's Parcel Number and any addresses shown on the assessment roll are attached hereto. (5 coptinued) to the Assured shall not exceed the least of: If a payment on account of a claim does not fully in the above paragraph, unless prohibited by law or (a)the amount of liability stated in Schedule A or cover the loss of the Assured the Company snall be governmental regulation, shall terminate any liability of in Part 2; subrogated to all rights and remedies of the Assured the Company under this Guarantee to the Assured for (b) the amount of the unpaid principal indebted- after the Assured shall have recovered its principal, that claim. ness secured by the mortgage of an Assured mortgagee, interest,and costs of collection. as limited or provided under Section 6 of these 12. Arbitration. 6. Options to Pay or Otherwise Settle Claims: Conditions and Stipulations or as reduced under Section Termination of Liability. 9 of these Conditions and Stipulations, at the time the Unless prohibited by applicable law, either the In case of a claim under this Guarantee, the loss or damage assured against by this Guarantee Company or the Assured may demand arbitration pur- Company shall have the following additional options: occurs,together with interest theron;or suant to the Title Insurance Arbitration Rules of the (a) To Pay or Tender Payment of the Amount of (c)the difference between the value of the estate American Arbitration Association. Arbitrable matters Liability or to Purchase the Indebtedness. or interest covered hereby as stated herein and the value may include, but are not limited to, any controversy or out The Company shall have the option to pay or settle of the estate or interest subject to any defect, lien or claim between n to thusGuarantee,anyd the Assuredo arising ing the or compromise for or in the name of the Assured any encumbrance assured against by this Guarantee. gy Company in connection with its issuance or the breach claim which could result in loss to the Assured within g. Limitation of Liability. of a Guarantee provision or other obligation.All arbitra- the coverage of this Guarantee,orto pay the full amount ble matters when the Amount of Liability is$1,000,000 of this Guarantee or, if this Guarantee is issued for the (a) If the Company establishes the title, or or less shall be arbitrated at the option of either the benefit of a holder of a mortgage or a lienholder, the removes the alleged defect, lien or encumbrance, or Company or the Assured. All arbitrable matters when Company shall have the option to purchase the indebt- cures any other matter assured against by this the amount of liability is in excess of$1,000,000 shall edness secured by said mortgage or said lien for the Guarantee in'a reasonably diligent manner by any be arbitrated only when agreed to by both the Company amount owing thereon,together with any costs,reason- method, including litigation and the completion of any and the Assured. The Rules in effect at Date of able attorneys' fees and expenses incurred by the appeals therefrom, it shall have fully performed its Guarantee shall be binding upon the parties.The award Assured claimant which were authorized by the obligations with respect to that matter and shall not be may include attorneys'fees only if the laws of the state Company up to the time of purchase. liable for any loss or damage caused thereby. in which the land is located permits a court to award Such purchase, payment or tender of payment of (b)In the event of any litigation by the Company or attorneys'fees to a prevailing party.Judgment upon the the full amount of the Guarantee shall terminate all lia- with the Company's consent, the Company shall have award rendered by the Arbitrator(s) may be entered in bility of the Company hereunder. In the event after no liability for loss or damage until there has been a final any court having jurisdiction thereof. notice of claim has been given to the Company by the determination by a court of competent jurisdiction, and The law of the situs of the land shall apply to an Assured the Company offers to purchase said indebted- disposition of all appeals therefrom,adverse to the title, arbitration under the Title Insurance Arbitration Rules. ness,the owner of such indebtedness shall transfer and as stated herein. assign said indebtedness, together with an collateral A copy of the Rules may be obtained from the g g y (c) The Company shall not be liable for loss or Company upon request. security,to the Company upon payment of the purchase damage to any Assured for liability voluntarily assumed price. by the Assured in settling any claim or suit without the 13. Liability Limited to This Guarantee; Upon the exercise by the Company of the option prior written consent of the Company. Guarantee Entire Contract. provided for in Paragraph (a)•the Company's obligation to the Assured under this Guarantee forthe claimed loss 9• Reduction of Liability or Termination of (a)This Guarantee together with all endorsements, or damage,other than to make the payment required in Liability. if any, attached hereto by the Company is the entire that paragraph,shall terminate,including any obligation All payments under this Guarantee, except pay- Guarantee and contract between the Assured and the to continue the defense or prosecution of any litigation ments made for costs, attorneys' fees and expenses Company. In interpreting any provision of this for which the Company has exercised its options under pursuant to Paragraph 4 shall reduce the amount of Guarantee, this Guarantee shall be construed as a Paragraph 4,and the Guarantee shall be surrendered to liability pro tanto. whole. the Company for cancellation. (b) Any claim of loss or damage, whether or not (b)To Pay or Otherwise Settle With Parties Other 10. Payment of Loss. based on negligence, or any action asserting such Than the Assured or With the Assured Claimant. claim,shall be restricted to this Guarantee. (a) No payment shall be made without producing To pay or otherwise settle with other parties for or this Guarantee for endorsement of the payment unless (c) No amendment of or endorsement to thisGuarantee can be made except by a writing endorsed in the name of an Assured claimant any claim assured the Guarantee has been lost or destroyed,in which case hereon or attached hereto signed by either the against under this Guarantee,together with any costs, proof of loss or destruction shall be furnished to the President, a Vice President,the Secretary, an Assistant attorneys' fees and expenses incurred by the Assured satisfaction of the Company. Secretary,or validating officer or authorized signatory of claimant which were authorized by the Company up to (b)When liability and the extent of loss or damage the time of payment and which the Company is obligat the Company. has been definitely fixed in accordance with these ed to pay. Conditions and Stipulations,the loss or damage shall be 14. Notices,Where Sent. Upon the exercise by the Company of the option payable within thirty(30)days thereafter. provided for in Paragraph (b)the Company's obligation All notices required to be given the Company and to the Assured under this Guarantee for the claimed loss 11. Subrogation Upon Payment or Settlement. any statement in writing required to be furnished the or damage,other than to make the payment required in Whenever the Company shall have settled and Company shall include the number of this Guarantee and shall be addressed to the Company at 114 East Fifth that paragraph,shall terminate, including any obligation P Y to continue the defense or prosecution of any litigation Paid a claim under this Guarantee, all right of any act ofroga- Street, Santa Ana,California 92701. lion shall vest in the Company unaffected by any act of for which the Company has exercised its options under the Assured claimant. Paragraph 4. The Company shall be subrogated to and be 7. Determination and Extent of Liability. entitled to all rights and remedies which the Assured would have had against any person or property in This Guarantee is a contract of Indemnity against respect to the claim had this Guarantee not been issued. actual monetary loss or damage sustained or incurred If requested by the Company,the Assured shall transfer by the Assured claimant who has suffered loss or dam- to the Company all rights and remedies against any per- age by reason of reliance upon the assurances set forth son or property necessary�in order to perfect this right in this Guarantee and only to the extent herein of subrogation.The Assured shall permit the Company described,and subject to the Exclusions From Coverage to sue,compromise or settle in the name of the Assured of This Guarantee. and to use the name of the Assured in any transaction The liability of the Company under this Guarantee or litigation involving these rights or remedies. SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurances are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects,liens,encumbrances,adverse claims or other matters against the title,whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not the matters excluded under(1)or(2)are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under(1), (2)or(3)are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule(A), (C)or in Part 2 of this Guarantee,or title to streets,roads,avenues,lanes,ways or waterways to which such land abuts,or the right to main- tain therein vaults,tunnels, ramps or any structure or improvements;or any rights or easements therein,unless such property,rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2)which result in no loss to the Assured;or(3)which do not result in the invalidity or potential invalidity of any judicial or non- judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity,legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. 4. Company's Option to Defend or Prosecute may be necessary or desirable to establish the title to The following terms when used in the Guarantee Actions;Duty of Assured Claimant to the estate or interest as stated herein,or to establish the mean: Cooperate. lien rights of the Assured. If the Company is prejudiced (a)the "Assured":the party or parties named as Even though the Company has no duty to defend by the failure of the Assured to furnish the required the Assured in this Guarantee, or on a supplemental or prosecute as set forth in Paragraph 3 above: cooperation,the Company's obligations to the Assured writing executed by the Company. (a) The Company shall have the right, at its sole under the Guarantee shall terminate. (b) "land": the land described or referred to in option and cost,to institute and prosecute any action or 5. Proof of Loss or Damage. Schedule(A)(C)or in Part 2,and improvements affixed proceeding,interpose a defense, as limited in(b),or to In addition to and after the notices required under thereto which by law constitute real property.The term do any other act which in its opinion may be necessary Section 2 of these Conditions and Stipulations have "land"does not include any property beyond the lines of or desirable to establish the title to the estate or interest been provided to the Company,a proof of loss or dam- the area described or referred to in Schedule (A)(C) or as stated herein, or to establish the lien rights of the age signed and sworn to by the Assured shall be fur- in Part 2,nor any right,title,interest,estate or easement Assured, or to prevent or reduce loss or damage to the Wished to the Company within ninety(90)days after the in abutting streets, roads,avenues, alleys, lanes,ways Assured.The Company may take any appropriate action Assured shall ascertain the facts giving rise to the loss f or waterways. under the terms of this Guarantee,whether or not it shall or damage.The proof of loss ct damage shall describe (c) "mortgage": mortgage, deed of trust, trust be liable hereunder, and shall not thereby concede lia- the matters covered this Guarantee which constitute deed,or other security instrument. bility or waive any provision of this Guarantee. If the the basis of loss or damage and shall state,to the extent (d) "public records": records established under Company shall exercise its rights under this paragraph, it shall do so diligently. possible,the basis of calculating the amount of the loss state statutes at Date of Guarantee for the purpose of or damage. If the Company is prejudiced by the failure imparting constructive notice of matters relating to real (b)If the Company elects to exercise its options as of the Assured to provide the required proof of loss or property to purchasers for value and without knowledge. stated in Paragraph 4(a) the Company shall have the damage, the Company's obligation to such Assured (e)"date":the effective date. right to select counsel of its choice(subject to the right under the Guarantee shall terminate. In addition, the of such Assured to object for reasonable cause)to rep- Assured may reasonably be required to submit to exam- 2. Notice of Claim to be Given by Assured resent the Assured and shall not be liable for and will not ination under oath by any authorized representative of Claimant. pay the fees of any other counsel,nor will the Company the Company and shall produce for examination, pay any fees,costs or expenses incurred by an Assured inspection and copying, at such reasonable times and An Assured shall notify the Company promptly in in the defense of those causes of action which allege places as may be designated by any authorized repre- writing in case knowledge shall come to an Assured matters not covered by this Guarantee. sentative of the Company, all records, books, ledgers, hereunder of any claim of title or interest which is (c)Whenever the Company shall have brought an checks, correspondence and memoranda, whether adverse to the title to the estate or interest, as stated action or interposed a defense as permitted by the pro- bearing a date before or after Date of Guarantee,which herein, and which might cause loss or damage for visions of this Guarantee,the Company may pursue any reasonably pertain to the loss or damage. Further, if which the Company may be liable by virtue of this litigation to final determination by a court of competent requested by any authorized representative of the Guarantee. If prompt notice shall not be given to the w jurisdiction and expressly reserves the right, in its sole Company, the Assured shall grant its permission, in nate with regard to the matter or matters for which Company,then all liability of the Company shall which discretion,to appeal from an adverse judgment or order. writing, for any authorized representative of the Com- prompt notice is required;provided,however,that failure (d) In all cases where this Guarantee permits the pany to examine, inspect and copy all records, books, to notify the Company shall in no case prejudice the Company to prosecute or provide for the defense of any ledgers, checks, correspondence and memoranda in rights of any Assured under this Guarantee unless the action or proceeding, an Assured shall secure to the the custody or control of a third party,which reasonably Company shall be prejudiced by the failure and then Company the right to so prosecute or provide for the pertain to the loss or damage. All information desig- only to the extent of the prejudice. defense of any action or proceeding, and all appeals nated as confidential by the Assured provided to the therein, and permit the Company to use, at its option, Company pursuant to this Section shall not be disclosed 3. No Duty to Defend or Prosecute. the name of such Assured for this purpose. Whenever to others unless, in the reasonable judgment of the requested by the Company, an Assured, at the Company, it is necessary in the administration of the The Company shall have no duty to defend or prosecute Company's expense,shall give the Company all reason- claim. Failure of the Assured to submit for examination any action or proceeding to which the Assured is a able aid in any action or proceeding,securing evidence, under oath, produce other reasonably requested party, notwithstanding the nature of any allegation in obtaining witnesses, prosecuting or defending the information or grant permission to secure reasonably such actionor proceeding. action or lawful act which in the opinion of the Company necessary information from third parties as required G U A R A N T E E S � AMERIc FirstAmerican Title Insurance Company H o C 1U h Form No 1282(Rev 12/15/95) �r NOTICE OF APPEAL TO PLANNING COMMISSION ACTION per, OF /9,p Date of Planning Commission Action TO: Planning Dept (2 copies) DATE: .5 2, 9 City Attorney (1 copy) FILED BY 4�4-dEr 9� REGARDING: �I� , 4• .0 _ o� -c _- r,Cc� P�.M.. - 9,-56, , ,�Q�, ��. Q.y cs.��2,.,.,, �—�/, •-1 Qom,..o�.. 9 7 Tentative Date for Public Hearing: 7 (o cj Copy of Appeal Letter attached. LEGAL NOTICE AND A.P. MAILING LIST MUST BE RECEIVED IN THE CITY CLERK'S OFFICE 15 DAYS PRIOR TO THE PUBLIC HEARING DATE Connie Brockway City Clerk x5227 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, June 15, 1998, at 7:00 PM in the City Council Chambers, 2000 Main Street, Huntington Beach,the City Council will hold a public hearing on the following item: APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-21/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGE): Appellant: Robert and Eleanor Lee Applicant: Jim Yoder, Shea Vickers Development Request: To construct a new 259,000 square foot shopping center and to master plan the remainder of the site for future residential and mixed development. A general plan amendment and zoning text amendment are requested to modify the General Plan and Holly-Seacliff Specific Plan to accommodate the proposed project and to change the designation of approximately four(4) acres of land from Industrial to Mixed Use. Location: 2124 Main Street(north of Yorktown Avenue, between Goldenwest and Main Streets) Project Planner: Mary Beth Broeren NOTICE IS HEREBY GIVEN that an initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act. It was determined that the above item would not have any significant environmental effect and, therefore, a negative declaration is warranted. This environmental assessment is on file at the City of Huntington Beach Community Development Department, 2000 Main Street, and are available for public inspection and comment by contacting the Community Development Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at City Hall or the Main City Library (7111 Talbert Avenue) after June 11, 1998. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning Division at 536-5271 and refer to the above item. Direct your written communications to the City Clerk. Connie Brockway, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH -A,LXa NOTICE IS HEREBY GIVEN that on Monday, June 15, 1998, at 7:00 PM in the City Council Chambers, 2000 Main Street, Huntington Beach,the City Council will hold a public hearing on the following item: -- APPEAL OF PLANNING COMMISSION'S APPROVAL OF GENERAL PLAN � - AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-21/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGE): Appellant: Robert and Eleanor Lee Applicant: Jim Yoder, Shea Vickers Development Request: To construct a new 259,000 square foot shopping center and to master plan the remainder of the site for future residential and mixed development. A general plan amendment and zoning text amendment are requested to modify the General Plan and Holly-Seacliff Specific Plan to accommodate the proposed project and to change the designation of approximately four(4) acres of land from Industrial to Mixed Use. Location: 2124 Main Street(north of Yorktown Avenue, between Goldenwest and Main Streets) Project Planner: Mary Beth Broeren NOTICE IS HEREBY GIVEN that an initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act. It was determined that the above item would not have any significant environmental effect and, therefore, a negative declaration is warranted. This environmental assessment is on file at the City of Huntington Beach Community Development Department, 2000 Main Street, and are available for public inspection and comment by contacting the Community Development Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at City Hall or the Main City Library (7111 Talbert Avenue) after June 11, 1998. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing If there are any further questions please call the Planning Division at 536-5271 and refer to the above item. Direct your written communications to the City Clerk. Connie Brockway, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 &® D D MEETING DATE: June 15, 1998 DEPARTMENT SUBJECT: REQUESTING: Community Development Appeal GPA 97-4„ ZTA 97-21. LCPA 97-4, Shea Vickers Development TODAY'S DATE May 28, 1998 VERIFIED BY ADMININSTRATION: � APPROVED BY: Ray Silver City Administrator 5/28/98 9:17 AM 111\130-28 - 40-07 111-140-08 City o tington Beach Mores Lingle MolaiWeaver City Hall _250 Pacific e. 1-9061 Crystal St . Huntingtn Bch CA 48 Long Beach CA 90 Huntington Beach CA 92648 11 111-140-09 1 -140-10 111-140-14 Linda University Loma City o 'ngton Beach John A. Thomas %Foundation Adm. City Hall 6741 Pimlico Cir Loma Linda Calif CA 92350 Huntingtn Bch CA 92 Huntington Beach CA 9264e l2 !V 111-140-15 111-140-16 111-140-18 Albert Wilma M Trust Walter Nichols Dabney Dagmar Killingsworth Jon 23943 Fair Weather Dr. 19731 Coastline Lane 4221 Linden Ave. Canyon Lake CA 92587 Huntington Beach CA 92648 Long Beach CA 90807 111-140-28 111-140-29 1 -140-30 M s II Llc MS i s II Llc MS Vi II Llc 1999 Avenue a Stars 1999 Aven�CA9 rs 1999 Avenue he Stars Los Angeles CA 900 Los AngelLos Angeles CA 90 11-140-31 11 -140-32 1 1-140-33 MS II c MS Viet II Llc MS Vi II Llc 1999 Ave of �'-'J-Stars No. 1999 Avenue o e Stars 1999 Avenue The Stars Los Angeles CA Los Angeles CA 90 Los Angeles CA 067 1 0-34 111-140-35 111- -23 MS Vicke Llc Paul H. Geil Plc 1999 Avenue o e Stars 1601 W: Rosecrans Ave.- 23 Corporate P a Dr. N Los Angeles CA 900 Gardena CA 90249 Newport Beach CA 9 0 111-150-24 i3 111-150-25 111- 6 Willis M. Elliott Jane Ransford Plc 19411 Worchester Lane 2725 Hilltop Dr. 23 Corporate P Dr. N Huntington Beach CA 92646 Newport Beach CA 92660 Newport Beach CA 9 0 111-150-27 111-150-39 111-1 0 Plc Southridge Homes Plc 23 Corporate Plaza Dr. Nq. 18281 Gothard St . No. 102 23 Corporate P a Dr. N Newport Beach CA 92660 aso Huntington Beach CA 92648 Newport Beach CA 660 Jim Yoder �S Jack Goddard Z° Ron Metzler Shea Properties Shea Properties Shea Hcmes 667 Brea Canyon Rd. Ste. 30 667 Brea Canyon Rd. Ste. 30 PO Box 1509 Walnut, CA 91789 Walnut, CA 91788 Brea, CA 92823-1509 2320215 2320218 2325144 Edward Schwartz Andrew La Pointe Trust Carlos Chairez 19422 Sunner Breeze Ln. 1055 Laguna Ave. 19420 Sandpebble Cir. Huntington Beach, CA 92648 Carlsbad, CA 92008 Huntington Beach, CA 92648 93716020 Patricia Rasmussen t/ 7351 Coho Dr. #104 Huntington Beach, CA 92648 `" � � to 023-01 - n23-020-03 0 -020-0 5 MS Vickers L artnership School Huntington Beach U„ hoo ntington Beach ?999 Ave of The S s No. 10251 Yorktown Ave. 10251 York Ave . Los Angeles CA 90067 Huntington Beach CA 92646 Huntington Beac 9264 020-06 023- 7 023- -14 3choo tington Beach Un MS Vickers Llc City of 'ngton Beach =0251 Yorkt ve. 19999 Ave of Th tars No 2000 Main St . Huntington Beach 646 Los Angeles CA 9006 Huntington Beach CA 264 1 111-130-01 it -02 111-130-05 Weir Oil Co Inc Weir Oil Richard K. Ashby "_Ol 20Th St . 401 20Th St ., 7072 Garfield Ave . Huntington Beach CA 92648 Huntington Beach CA 48 Huntington Beach CA 92648 z 111-130-06 111-130-07 - 30-08 Helen V. Petersen Dolores K. Lingle Do lore Lingle 8755 Kings Hill Dr. 4250 Pacific Ave. 4250 Pacific e. Salt Lake City UT 84121 Long Beach CA 90807 Long Beach CA 90 3 111-130-09 -130-10 111 0-11 Bobbie G. Williams MS Vic II City o ington Beach 2676 Orange Ave. 1999 Avenue o e Stars 2000 Main St. Signal Hill CA 90806 Los Angeles CA 90 Huntington Beach 264 I 111-130-12 11 - -14 111-130-15 City of 'ngtoneach Bobbie G. iams Wilvian J. Renner 2000 Main St . 2676 Orange Ave. 807 Frankfort Ave. Huntington Beach �AB 8 Signal Hill CA 9080 Huntington Beach CA 9264% 4 111-130-16 f 111-130-17 1 0-18 MS Vickers II Shea Vickers Development Shea Vic Development 1999 Avenue of The Stars 655 Brea Canyon Rd. 655 Brea Cany d. Los Angeles CA 900672'`" Walnut CA 91789 Walnut CA 91789 30-19 1 0-20 ill 0-21 Shea V1 Development L Shea Vic Development Shea Vic �dopm'e nt 655 Brea Canyo 655 Brea Canyon 655 Brea Walnut CA 91789 Walnut CA 91789Walnut CA 0-22 1 1-130-23 11 -130-24 �nea Vic evelopment L MS i I Llc Weir Oi o Inc '55 Brea Canyon 1999 Avenue o Stars 401 20Th St . 'alnut CA 91789 Los Angeles CA 90067 Huntington Beach 9264 5 ti?-130-25 1 -130-26 111 0 227 Donald A. Weir Weir i Weir Oil nc 10120Thst No . A 401 20Th St . 401 20Th St . H .:nting`on Beach CA 92648 Huntington Beach CA-22648 Huntington Beach Cr S2 ^_ 023-202-11 2S 023-202-12 _"S 023-202-13 Glen A. Ketcham Natalie M. Hearn Paul L. Dugmore 19461 Summer Breeze Lane 19451 Summer Breeze Lane 14441 Summer Breeze Lane Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264$ Zy 023-202-14 023-202-15 3b 023-202-16 Diana Hekimian Dona L. Hannigan Homes-Huntington Seacliff 19421 Summer Breeze Lane 2243 Martin No. 220 P.O. Box C-19560 Huntington Beach CA 92648 Irvine CA 92612 Irvine CA 92713 Z3 31 023-202-17 023-202-18 023-202-19 Israel Reyes Lynn H. Aase Gerald W. Galleher 19442 Summer Breeze Lane 1055 Laguna Dr. 19462 Summer Breeze Lane Huntington Beach CA 92648 Carlsbad CA 92008 Huntington Beach CA 9264Z 023-202-20 'Z1 02 02-21 023-202-22 Georgetta Wolff Homes- ton Seacliff Fred Moore 19472 Summer Breeze Lane P.O. Box C-19 19482 Summer Breeze Lane Huntington Beach CA 92648 Irvine CA 92713 Huntington Beach CA 9264 023-202-23 023-251-07 3q 023-251-08 Gary E. Washer Reuben A. Ortega Jae W. Choi 19502 Summer Breeze Lane 6951 Lawn Haven Dr. 6961 Lawn Haven Dr. Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92641 023-251-09 30 023-251-10 3� 023-251-11 Michael C. Springman Edward A. Hoover Rip A. Sanders 6971 Lawn Haven Dr. 6972 Lawn Haven Dr. 6962 Lawn Haven Dr. - Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264` 023-251-12 31 023-251-20 1-10 023-251-21 Camps Trust Eileen Anne Druiff Jack R. Distaso 6942 Lawn Haven Dr. 6961 Church Cir 6971 Church Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 023-251-22 3Z 023-251-23 023-251-24 George R. Hill Thomas E. Mc Cown Paul H. Colonna 6982 Church Cir 6972 Church Cir 6952 Church Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 023-251-25 33 023-251-33 �Z 023-251-34 Michael L. Taylor Robert A. Ingram Glen V. Hesprich 6942 Church Cir 6951 Garden Cir 6971 Garden Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 023-251-35 3-1 023-251-43 `�� ^'" ''a' -^ ^ Edward J. Lieber Peter D. Doyle 6981 Garden Cir 6941 .Church Cir Huntington_ Beach CA 92648 Huntington Beach CA 92648 � SPA 9-7--y � �y 937-16-012 937-16-013 937-16-014 Margaret M. Stapenhorst 7SLunes R. Pasternak Melvin S . Phukop 4110 Ne 137th Cir '7351 Coho Dr. No. 201 P.O. Box 4792 Vancouver WA 98686 Huntington Beach CA 92648 Palm Desert CA 92261 S"s' ('s' 937-16-015 937-16-016 937-16-017 Charles Lee Buddecke Leslie Lynn Trout Bruce Jon Hanson 819 Grandview Ave. 7351 Coho Dr. No. 102 7351 Coho Dr. No. 204 Fullerton CA 92832 Huntington Beach CA 92648 Huntington Beach CA 9264 SL 937-16-018 937-16-019 937-16-020 Emil Pansini Rachel Kievman Cindy M. Maynard 15 Monte Carlo 7351 Coho Dr. No. 205 7351 Coho Dr. No. 104 Irvine CA 92614 Huntington Beach CA 92648 Huntington Beach CA 9264 50 67 937-16-021 937-16-022 937-16-023 Timothy W. Lien Abolghassem Madani Constance A. Warbrick 20411 Densmore Lane 414 17th St. 7351 Coho Dr. No. 208 Huntington Beach CA 92646 Huntington Beach CA 92648 Huntington Beach CA 9264 Si (mil 937-16-024 937-16-025 937-16-026 Andrew J. Boaz Maren Eriksen Sandra K. Thomson 7351 Coho Dr. No. 106 7351 Coho Dr. No. 207 7322 Yellowtail Dr. No.a Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 937-16-028 937-16-029 John Thomas Foster Charles Lamah �l 23395 Gondor Dr. 700 S. Aldenville Ave. Lake Forest CA 92630 Covina CA 91723 Y� -w 937-16-030 937-16-032 Sang H. Choe Nancy N. Steinfeldt 1426 E. Desert Flower Lan( 7322 Yellowtail Dr. No.� Phoenix AZ 85048 Huntington Beach CA 9264 937-16-033 937-16-034 71 937-16-035 Diane Bedwe Ets-Hokin John B. Martin Vicki D. Anderson 7322 Yellowtail Dr. No. 2Cb 7322 Yellowtail Dr. No.10t 22802 Dominita Rd. Huntington Beach CA 92648 Huntington Beach CA 92648 Laguna Niguel CA 92677 937-16-036 (oZ 937-16-037 7L937-16-038 Kenneth M. Certain Eugene H. Ernst Tyler Brinker 7341 Coho Dr. No. 101 7341 Coho Dr. No. 102 8122 Wadebridge Circle Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 937-16-039 U-5 937-16-040 �z Richard Terrence Driskill Anthony W. Guilbault 438 Main St . No. C 7341 -Coho Dr. No. 105 sntington Beach CA 92648 Huntington Beach CA 92648 ��,4 9 7 `f - 937-16-072 Q37-16-073 937-16-074 David M. Brahms Gjerard T. Street Audrie Lee 7321 Coho Dr. No. 202 7321 Coho Dr. No. 201 7321 Coho Dr. No. 101 Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264E nti �ZS / 937-16-076 937-16-077 John E. Scheffler Thomas G. Castle 22152 Capistrano Lane 7321 Coho Dr. No. 204 Huntington Beach CA 92646 Huntington Beach CA 9264--d IN, / 937-16-078 937-16-080 J. Harvey Marklinger Selma J. Merles 11152 Petal Ave. 852 Santiago Rd. Fountain Valley CA 92708 Costa Mesa CA 92626 ll7 � 937-16-081 937-16-158 937-16-159 Kathleen D. Simmons James S. Lorincz Louis A. Lardas 27403 Hyatt Ct . 19451 Pomono No. 107 19451 Pompano Lane No.168 Laguna Niguel CA 92677 Huntington Beach CA 92648 Huntington Beach CA 92641 lIy Izg I 937-16-161 937-16-162 Kenneth J. Turnbull Richard J. Meyer 19451 Pompano Lane No. 130. 19451 Pompano Lane No.11) Huntington Beach CA 92648 Huntington Beach CA 92641 937-16-163 Simpson Trust 19451 Pompano Lane No. 112 Huntington Beach CA 92648 IZs.) 937-16-170 937-16-172 Dean S. Pekmezian Carla M. Singer 1607 Brentwood Dr. 614 17th St . Marietta GA 30062 Huntington Beach CA 92648 12� � 937-16-173 937-16-175 Dwayne E. Crawford Phoenix Capital Bancorp 7311 Coho Dr. No. 204 18351Beachblvd No. J Huntington Beach CA 92648 Huntington Beach CA 9264� IZL 7 �� 937-16-176 Raymond C. Brez S222 Oriole Ave. Fountain Valley CA 92708 Iz5 937-16-179 Eric S . Friedland �7281 Coho Dr. No. 201 RUn.tington Beach CA 92648 �`► 937-16-042 8y 437-16-043 A37-16-044 I;ichard A. Rawe kelly A. Blackwood Dorothy Marian Johnson 1341 Coho Dr. No. 107 7341 Coho Dr. No. 108 7302 Yellowtail Dr. No.aW 4antington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264,� 8�1' 1S1 X 137-16-045 937-16-046 937-16-047 Cklarles Shortridge Gerth William Tietgen Sewall Maile Nakashima 19761 Deep Harbor Dr. 274 Bowling Green Dr. 7302 Yellowtail Dr. No.303 Runtington Beach CA 92648 Costa Mesa CA 92626 Huntington Beach CA 92648 937-16-049 937-16-050 Daiva Kazimiera Jusionis John J. Kimes 7302 Yellowtail Dr. No. 2dq 13191 Contessa Huntington Beach CA 92648 Tustin CA 92782 937-16-051 937-16-052 Michael D. Nelson Marsha J. Pryer 7302 Yellowtail Dr. No. 206 26946 Fortrose Huntington Beach CA 92648 Mission Viejo CA 92691 si 937-16-054 937-16-055 937-16-056 Ronald S. Backlund Frank A. Huff Maria R. Gonzalez 7282 Yellowtail Dr. No. 201 7282 Yellowtail Dr. No. 201 7282 Yellowtail Dr. No.101 Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92648 937-16-058 937-16-059 Vicki Lynn Lucas Jamie Pavlat 7282 Yellowtail Dr. No. IW 7282 Yellowtail Dr. No.,;Oq Huntington Beach CA 92648 Huntington Beach CA 92648 103 1 937-16-061 937-16-062 Andre Javardian John W. Donnelly 19481 Pompano Lane No. 101 7282 Yellowtail Dr. No.10q Huntington Beach CA 92648 Huntington Beach CA 92648 937-16-063 , 937-16-064 937-16-065 Charlene Miller Doris E. Harder Jan Wine 7282 Yellowtail Dr. No. 205 7331 Coho Dr. No. 101 19501Ranchln No. 108 Funtington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92648 aL wZ 937-16-066 937-16-067 grchard L. Sturrus Seashore Management 1331 Coho Dr. No. 103 5552 Lincoln Ave. No. 103 RUntington Beach CA 92648 Cypress CA 90630 93 lO3 q37-16-069 937-16-070 937-16-071 I,vid De Koker Beulah E. Topper James R. Shirley P..O. Box 535 4728 Birchwood Cir 7331 Coho Dr. No . 108 Goaxden Grove CA 92842 Carlsbad CA 92008 Huntington Beach CA 92645 937-16-184 Sandra D. Kline 2522 Farnsworth Dr. Livermore CA 94550 137-16-185 937-16-186 Yail G. Walker Leon L. Heimkes 1281 Coho Dr. No. 206 7191 Heil Ave. Kmtington Beach CA 92648 Huntington Beach CA 92647 1`'. IS'4 137-16-188 937-16-189 937-16-190 Joseph N. Langdon Mary E. Brady Vernon G. Nelson 1262 Yellowtail Dr. No. 28.a 7262 Yellowtail Dr. No.Q# 7262 Yellowtail Dr. No.i01 Euntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92648 337-16-191 937-16-192 Sent A. Christensen Evelynn M. Cates 7262 Yellowtail Dr. No. 203 19671 Beach Blvd. No. 415 3untington Beach CA 92648 Huntington Beach CA 92648 iMy BSI, 937-16-194 937-16-195 937-16-196 Joyce C. Babbidge 02— Fred G. Boyd Carole Bonnet 7262 Yellowtail Dr. No.Wp 5290 La Fiesta 7262 Yellowtail Dr. NoJOy Huntington Beach CA 92648 Yorba Linda CA 92887 Huntington Beach CA 92641 NJ �S 7 937-16-197 937-16-198 Martin A. Gallegos S. & L. Pioneer 7262 Yellowtail Dr. No. 205 2955 Main St . No. 200 Huntington Beach CA 92648 Irvine CA 92614 C-7 937-16-203 937-16-204 937-16-205 Richard E. Theer Monica Bradley Maria R. Sugranes L2737 Waterman Dr. 7291 Coho Dr. No. 107 8582 Whitesails Cir Raleigh NC 27614 Huntington Beach CA 92648 Huntington Beach CA 9264� 93716023 93716027 93716031 Rachel Sanford Jane Sample Kuhn Tr. Harold Rose 7351 Coho Dr. #208 7322 Yellowtail Dr. #201 8201 Taylor Dr. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 93716041 93716048 93716053 Toshihiko Nagaoka Michael Mayeaux Jo Ann Kitagawa 7341 Coho Dr. #106 7302 Yellowtail #102 2645 Alaekea St. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Lihue, HI 92648 Brad604 S5arx3berg \-e.r�► C��sv 7282 Yellowtail #202 ��� ' � ^ �' 21� G-vles� HuntirMon Beach, CA 92648 (k`'�k``��"r' �"���` qLu%- .Aduals who attended the 2/19/98 (,,,,nmunity Meeting(that are not covere, .a other lists) 9 7--' Robert Thompson t b% Linda DeGruccio � Gene& Carolyn Knupke 6402 Alexandria Dr. 19541 Sandcastle Ln. 18706 Santa Carmelast Huntington Beach, CA 92648 Huntington Beach, CA 92648 Fountain Valley,Ca 92708 Palmer&Pat Pilette Jul Kathy Hinsche � Ron&Nancy Berger 6702 Country Cir. 6781 Evening Hill Dr. 6792 Lawn Haven Huntington Beach, CA 92648 Huntington Beach,CA 92648 Huntington Beach, CA 92648 Frank&Diane Rassi 111' Mr. &Mr.s.Ed Vachor 1 19 Jim Martin 19351 Surfdale Ln. 6832 Bar Harbor 7542 Taylor Dr. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, Ca 92648 Gil Nixon 1-11 Eleanor Borlsenhagen Jay Fowler 6861 Lawn Haven 623 13th St. 19762 Sea Canyon Cir. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Hank Wolford 1-17- Susan May (16) Mr. &Mrs.Puttner 6981 Livingston 6271 Tumberry Cir. 6672 Gate Hill Huntington Beach, Ca 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Anne D'Nicola (13 Lee &Diane Denton CL Alan Rogers 625 13th St 6941 Garden Cir. 6771 Morning Tide Huntington Beach, Ca 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Victoria White +1y Carol Csenar 1,63 Mr. &Mrs.Keeley 19524 Sandcastle Ln. 6842 Lawn Haven Dr. 6742 Morning Tiide Dr. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Gerard Caterina +1S' Bob Kaitz id! Shirley GeLf?„d 119 15th St 6611 Pageant Dr. 1711 Shipley St Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Joyce Harris n Karen Jackie ),;4 Fran Kaluzny 6641 Morning Tide 6702 Lawn Haven Dr. 6851 Evenin?Hill Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 labels form WAY0,,-d <Vm,}h ?_jCAna-4'6 Y2eAr%I,3Dj+ &L c h' CA �.�nk� 1� c h CA (3ILloy£f ' I-zWLA"K .,riduals who attended the 2/19/98 community Meeting (that are not covereu on other lists) David&Margaret Carlberg Jeff Golden Brasher 17422 Lido Ln. 6722 Harbor Key Cir. 19661 Quiet Bay Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 ?,ris &Ron Jacobson )q` Ermani&Virginia Don Lee Charles 19321 Surfdale Ln. 19171 Quiet Sands Cir. 1018 England 42 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Claude Yacole Oil Rick Nelson Nay Kim Ung 6792 Presidente 9668 Bickley 8242 Tyler Cir. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, Ca 92646 Jo Ritchel Jerri Hesprich Bonnie Tomaine 19221 Delaware#3 6971 Garden Cir. 6812 Scenic Bay Lane Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 :R Jim McLaughlin Barbara Okonek E1 - 8777 Coral Springs#1-F 7401 Seabluff Dr.#106 Huntington Beach, CA 92646 Huntington Beach, CA 92648 Carolyn Mirton Z" Caroll&Bob Eck 2'� Kathy 7 1925 Lake St 1927 Lake St. 9451 Nantucket Huntington Beach, Ca 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92646 Jim&Maria Xanthakis Hassein Mohamad Z"' James Larkin 18586 Main St Ste. 200 19342 Shady Harbor Cir. 21332 Breton Ln.. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Patricia Younis Z'� Jim Staunton Z" Marilynn Woodford 6932 Livingston Huntington Beach Union High Sch. 354 Magpie Ln. Huntington Beach, CA 92648 1905 Main St. Foutain Valley,CA 92708 Huntington Beach, CA 92648 Judith Martin 2'3 Clark Beardslee zj' Gordon Smith 15555 Huntag. Village Ln. 9197 6671 Shetland Cir. 19682 Island Bay Ln. Huntington Beach, CA 92647 Huntington Beach, CA 92648 Huntington Beach, CA 92648 g labels fern '1�z S r!.-•'� p-�Yl r3/ C3 -� C c�-pP �ic l ►-�V�:r�-�-.�� �X�G.!� �� �Z�c�� �Jn-�; r.C.� CSC.(.`%�.� �� = 023-251-45 ZzI 023-251-46 023-251-47 Robert J. Krakower 'cott L. Thompson 'assan Alkhouli 19424 Sandpebble Cir -L9430 Sandpebble Cir -L9429 Sandpebble Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264� 023-251-48 023-251-49 023-251-50 Robert R. Land David L. Mc Connell Morton Markowitz 19425 Sandpebble Cir 19419 Sandpebble Cir 19415 Sandpebble Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264� 2Z 023-271-28 Beachwalk Homeowners Assn 31 Journey No. 250 Aliso Viejo CA 92656 George Taylor Julie Knox �3�� Carol Madden 19322 Shady Harbor Cir 7402 Coho Dr. #104 20311 Allport Ln. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92646 Dave & Jeanne Hayward �3S 6552 Crista Palma Dr. ��" Rank Kevin Kelly Huntington Beach, CA 92647 1832 Main St. 20421 Seven Seas in. Huntington BEach, CA 92648 Huntington Beach, CA 92646 Rebecca Tennant Steve & Heather Nowak Robert & Sandra Weis 617 Huntington St. 5902 Carbeck Dr. 7532 Seaspring Unit 205 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 � SQL J Z,a Mr. & Mrs. Joe Romero 237Colleen Wilson Hunt Lawn Haven Beach, CA 92648 Huntington gton Beach, , Huntington tirx3ton Beach, 92648 4�-�,k► �`a2cn�l� 13; 93716057 93716060 David Clark John Fechter Tr. 7282 Yellowtail #203 18861 Gregory In. Huntington BEach, CA 92648 Huntington Beach, CA 92648 13716067 93716068 93716070 'aul Schoen Siw Bennett Becky Conway 05 N. St. Crispen 7331 Coho Dr. #105 4728 Birchwood Cir. area, CA 92821 Huntington Beach, CA 92648 Huntington Beach, CA 92648 13716075 93716079 93716160 )olores Calgi Terrence Ciannone Linda Garrett '321 Coho Dr. #203 7321 Coho Dr. #206 19451 Pompano Ln.#109 [untington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 13716160)eborah Ady G Pf1 9 Z 1/4, '311 Coho Dr. #202 [untirrpcnBeach, CA 92648 /� c'-,nn f- Richard Silber J(J2�Z U 2134 Main St. Huntington Beach, CA 92648 O,,A� pep r. &C,c,kj l� q 2 U N 9 Sl9luud\Sla9El$ 93716198 93716199 93716200 Lanceworth Powell Kristen Perry Mary Underwood 13 Paradise Cove 7291 Coho Dr. #102 7291 Coho Dr. #103 Laguna Niguel, CA 92677 Huntington Beach, CA 92648 Huntington Beach, CA 92648 93716201 93716102 Greg Peterson Ethel Girard Manuel Abeyta 17311 Norcon Cir. 7291 Coho DR. #104 7291 Coho Dr. #105 Huntington Beach, CA 92649 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Tom DeGuelle Bob Traver Robert Generoli 8192 Kingfisher 7402 Coho Dr. #105 202 Lincoln Huntington Beach, CA 92646 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Nick Ttmaino Sandra Ewers Jim Larkin C312 Scenic Bay Ln. 7742 Alhambra 18351 Beach Blvd. Huntington Beach, CA 92648 Huntington Beach, CA 92644 Huntington Beach, CA 92648 Terry Torline 423 22nd St. Huntington Beach, CA 92648 ndly �P s �.- h� ►cam �Gf�,4 97-V C/I and JACK EBNER ZY� �y OMADAWN WELLS FARCO BANK-AU9827 ROBERT do ELEANOR LEE 2223 MAIN ST,STE 47B PROPERTY MGMT.DEPT. MAIN STREET PIZZA HUNTINGTON BCH,CA 92648 111 BUTTER ST.,22ND FLOOR 2117 MAIN ST.,STE D-8 SAN FRANCISCO,CA 94163 HUNTINGTON BCH.,CA 92648 BRANDON S.KNIOHT DR.RODERICK L RA711 ROBERT do ELEANOR LEE EXPRESS OFFICE SUPPLY BAZIL CHIROPRACTIC McCOY'S BUROERS It TACOS 2117 MAIN ST,STE 10 2223 MAIN ST STE 46A 19371 WOODLANDS LANE HUNTINGTON BCH.CA 92648 HUNTINGTON BCH.,CA 92648 HUNTINGTON BCH.,92648 Z4(. -- - -- ---- i - - - -- G&M OIL MARYANN BASILIO-FERRIS DONG HO SHIM 16868 A STREET SEACLIFF SHOE REPAIR SEACLIFF CLEANERS HUNTINGTON BCH.,CA 92648 2119 MAIN ST..STE C-2 8521 PALERMO DRIVE HUNTINGTON BCH,CA 92648 HUNTINGTON BCH.,CA 92648 'W. PATRICIA K.YOUNG JERRY CONYERS DR.DALE I-BRANDON PA�TI S PRE-SCHOOL GREAT WESTERN BANK 12091 WOODBINE DRIVE / 2221 MAW ST STE 53 9200 OAKDALE AVE,4TH FL SANTA ANA,CA 92705 HUNTINGTON BCH.,CA 92648 CHATSWORTH.CA 91311 - JUDTTH-ANNETTE MILBURN,PhD SANDRA EWERS DIANN DAVISSON&TERRY ESELUN CENTER FOR CONSCIOUS LIVING HALL PHOTOGRAPHY SAIL PROPERTIES 2223 MAIN ST STE 41 2223 MAIN ST.,STE 40 � 2213 MAIN STD STE 33 HUNTINGTON BCH-CA 92648 HUNTINGTON BCH.,CA 92648 HUNTINGTON BCH..CA 92648 zy'1 ZSY KENNETH R.VAN ORDSTRAND LEONARD H.STEIN LUCY GHARIBIAN SEACLIFF TRAVEL BAGELS GALORE THE CUTTING ROOM 2201 MAW ST.,STE 0-25 2123 MAIN ST.,STE E-15 10220 DURANGO RIVER COURT HUNTINGTON BCH,CA 92648 HINTINGTON BCH-CA 92648 FOUNTAIN VALLEY,CA 92708 TIME WARNER COMMUNICATIONS JAE CHOI CHURCH OF RELIGIOUS SCIENCE 959 SOUTH COAST DR„STE 300 SEACLIFF FLORIST 2205 MAN STREET COSTA MESA,CA 92648 6961 LAWNHAVEN DRIVE HUNTINGTON BCH,CA 92648 HUNTINGTON BCH-CA 92648 JENMPER C.BOOTH DR.HIRONOBU MORI MITCH POOL WARRIOR OF LIGHT 2223 MAIN STREET.STE 48 SOUTH SHORE VIDEO 619 18TI I STREET IIUN-TNGTON BCH-CA 92648 617 HUNTINGTON STREET I HUNMGTON BCH,CA 92643 HUNTINGTON BCH.,CA 92648 LUCKY STORES,INC. DIVISION REAL ESTATE I-L-LNAGER 93716169 93716170 Brian Hansy Douglas Romeo 6565KIrOTTAVE`LJE 7311 Coho #201 7311 Coho Dr. #203 BUENA PAM CA90622 Huntington BEach,CA 92648 Huntington BEach, CA 92648 93716174 93716177 93716178 Andrew Einhorn Ronald Steen Alan S. Canmack 7311 Coho #103 7311 Coho Dr. #205 7281 Coho Dr. #202 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Pa-'-= I C"vPfl I 1 PUBLIC' 'BRING NOTIFICATION CHECKLIST"B" i..-+ILING LABELS -April 13, 1998 PI Director 22 Jerry Buchanan 29 rf) Country View Estates HOA 37 City of er HB City Elementary School Dist. Gerald Chapman 8200 Westminste lvd. 20451 Craimer Lane 6742 Shire Circle Westminster,CA 926 Huntington Beach, CA 92648 Huntington Beach CA 92648 g Director 23 am Jones 30 HB Hampton HOA 37 City o Beach Oc L w Elementary Keystone Pacific Prop.Mangmt.Inc. 211 EightSt. School n 4100 Newport Place,Suite 350 Seal Beach,C�907 17200 Pinehurst L Newport Beach,Ca 92660 Huntington Beach CA _ 7 California Coastal Commission 24 on Frazier 311 raham 38 Theresa Henry r'1 W er School District Meadow ea South Coast Area Office 14121 Ce d Avenue 5161 Gelding Cir 200 Oceangate, loth Floor Westminster CA 9 Huntington Beach,CA 49 Long Beach, CA 92802-4302 LyS. N California Coastal Commission 24 Patricia Koch 32 CheU le Browning 38 South Coast Area Office HB Union High School Disrict Meadow ea 200 Oceaagate, loth Floor 10251 Yorktown Avenue 16771 Roosevelt Long Beach,CA 92802-4302 Huntington Beach,CA 92646 Huntington Beach, CA 92 ----Fobert Joseph 25 33 Company 39 Cal istrict 12 730 El C Way#200 4343 Von 25o1 Pullman Tustin, CA 92680 Newport Beach, 6 Santa Ana, CA 927 . Director 26 GQIdenwest College 34 93716180 Lima olid Waste Ea£Agy. Attn: en Zoy Jensen O.C.He are Agenry 15744 Golden �-C- 647 7281 Coho Dr. #101 P.O.Box 355 Huntington Beac Huntington BEach, CA 92648 Santa Ana, CA 92702 P a k� Ne rowth Coordinator 27 Counry Harbors,Beach 35 (4'e-c-A e-5 `'� Huntingzo.. ash Post Office and Par 6771 Warner Ave. P. O.Box 4048 �� Huntington Beac a , h, CA. 47 Santa Ana,.CA 92702-40 -Marc Ecker 28 untMgt on Beach Mall 36 NCa.v. Foua Valley Attn: Rogers-Laude ' Elementary _ of District 7777 Edinger #300 A�'�Z w���-+�4�.. �.221 L 17210 Oak Street Huntington Beach Fountain Valley CA 92 D- n__:e DisHno 29 Country View Estates HOA 37 2; � 93716181 HB City Elementary School Dist. Carrie Thomas E.J. Raburn PO Box 71 6642 Trotter Drive 7281 Coho Dr. #203 Huntington Beach, CA 92626 Huntington Beach CA 92648 Huntington BEach, CA 92648 s:1a'-eIs\pnnibis 93716182 93716183 Denise Hribar Laurie Gaylord 7281 Coho Dr. #102 7281 Coho Dr. #204 Huntington Beach, CA 92648 Huntington BEach, CA 92648 PUBLIC 'ARING NOTIFICATION CHECKLIST"B" ...AILING LABELS -April 13, 1998 President 1 n Harbor POA 10 FANS 16 H.B.Chamber of Commerce ,"AP.O.Box 771 Carol Ann Wall 2210 Main Street,Suite 200 Sunset Beach,CA 9 Chambers Newsletter Publishers Huntington Beach,CA 92648 P.O.Box 5458 Huntington Beach, CA 92646 Judy Legan 2.-e William D.Holman 11 lls- Edna Littlebury 17 Orange County Assoc.of Realtors I' PLC Gldn St.Mob.Hm.Owners Leag. 25552 La Paz Road 23 Corporate Plaza,Suite 250 11021 Magnolia Blvd. Laguna Hills, CA 92653 Newport Beach CA 92660-7912 Garden Grove, CA 92642 ent 3 Mr.Tom Zanic 12 -tX Pa ' Coast Archaeological 18 Amigos sa Chica New Urban West Society,La . P. O.Box 3748 520 Broadway Ste. 100 P.O.Box 10926 Huntington Beach,CA 5 Santa Monica,CA 90401 Costa Mesa,CA 9262 Attn:Jane Gothold -Sua et Beach Community Assoc. 4 Pres.,H.B.Hist.Society 13 271 Cs aEXof Orange/MAA 19 Pat Tlue , ident C/O Newland House Museum Micha el t e,Dir. PO Box 215 19820 Beach Blvd P.O.Box 4048 Sunset Beach,CA 90742 Huntington Beach,CA 92648 Santa Ana, CA 92702-404 President 501 Chairperson 14 bt CoastZ of Orange/EMA 19 Huntington Beach Tomorrow Historical Resources Bd. Thomas ws PO Box 865 Comm.Services Dept. P. O. Box 4043 Huntington Beach,CA 92648 2000 Main St. Santa Ana, CA 92702400 Huntington Beach,CA 92648 Julie Vandermost 6 ' on Aging 15 Pl Department 19 BIA-OC Ztt 1706 Orang Orange Co X EMA 9 Executive Circle#100 Huntington Beach, 8 P. O.Box 4048 Irvine Ca 92714-6734 \ Santa Ana, CA 92702 8 ~79 and Spicer 7 Jeff Metzel 16 Coua f Oraage/EMA 19 SCAG Seacliff HOA Tim ter 818 West 7th, �9001 19391 Shady Harbor Circle P.O. 4048 Los Angeles, C Huntington Beach,CA 92648 Santa Ana,CA 92702 213 bra E.T.I. Corral 100 8 John Roe 16 Pl ning Dir. 20 Mary Bell Seadiff HOA City o - Mesa 20292 Eastwood Cir. 19382 Surfdale Lane P. O.Box 1200 Huntington Beach, CA 92646 Huntington Beach,CA 92643 Costa Mesa, CA 92629*-4r200 ZIA Mark Tomko 9 Lou Mannone 16 �' Planning Dir. 21 Environmental Board Chairman Seacliff HOA City o ntain Valley 165:1 Los Verdes Lane 19321 Ocean Bluff Circle 10200 Slater Hu::i:-oa Beach, CA 92649 Huntington Beach CA 92648 Fountain Valley, C-A,92708 glabels,pnnlbls 93716187 93716193 Roy Turnwall Nejat Kirmaci 7281 Coho Dr. #205 7262 Yellowtail #204 Huntington BEach, CA 92648 Huntington BEach, CA 92648 11-130-28 - 40-07 111-140-08 'ity o tington Beach -)lores Lingle It Mola�Weaver 'i�y Hall _l50 Pacific e. 19061 Crystal St. :sntingtn Bch CA 48 Long Beach CA 90 Huntington Beach CA 9264$ 11 .11-140-09 1 -140-10 111-140-14 ,inda University Loma City o 'ngton Beach John A. Thomas oundation Adm City Hall 6741 Pimlico Cir ,oma Linda Calif CA 92350 Huntingtn Bch CA 92 Huntington Beach CA 9264d 12 !L" Z Lll-140-15 111-140-16 111-140-18 dbert Wilma M Trust Walter Nichols Dabney Dagmar Killingsworth Jon >3943 Fair Weather Dr. 19731 Coastline Lane 4221 Linden Ave. �anyon Lake CA 92587 Huntington Beach CA 92648 Long Beach CA 90807 Lll-140-28 111-140-29 1 -140-30 �f s II Llc MS 1 s II Llc MS V1 II Llc L999 Avenue o e Stars 1999 Avenue The Stars 1999 Avenue he Stars Los Angeles CA 900 Los Angeles CA 9 Los Angeles CA 90 11-140-31 11 -140-32 1 1-140-33 MS II Llc MS Vicc II Llc MS Vi II Llc 1999 Ave of Stars No. 1999 Avenue o e Stars 1999 Avenue The Stars Los Angeles CA 90 Los Angeles CA 90 Los Angeles CA 067 1 a0-34 111-140-35 11:- 611--_23 MS Vicke Llc Paul H. Geil Pl1999 Avenue o e Stars 1601 W: Rosecrans Ave." 23rporate P a Dr. N Los Angeles CA 900 Gardena CA 90249 Nert Beach CA 9 0 111-150-24 i3 111-150-25 111- 6 Willis M. Elliott Jane Ransford Plc 19411 Worchester Lane 2725 Hilltop Dr. 23 Corporate P Dr. N Huntington Beach CA 92646 Newport Beach CA 92660 Newport Beach CA 9 0 111-150-27 ty 111-150-39 111-1 a0 Plc Southridge Homes Plc 23 Corporate Plaza Dr. Nq. 18281 Gothard St . No. 102 23 Corporate P a Dr. N Newport Beach CA 92660 d5° Huntington Beach CA 92648 Newport Beach CA 660 Jim Yoder jS Jack Goddard Z° Ron Metzler Shea Properties Shea Properties Shea Homes 667 Brea Canyon Rd. Ste. 30 667 Brea Canyon Rd. Ste. 30 PO Box 1509 4 lnut, CA 91789 Walnut, CA 91788 Brea, CA 92823-1509 2320215 2320218 2325144 Edward Schwartz Andrew La Pointe Trust Carlos Chairez 19422 Summer Breeze Ln. 1055 Laguna Ave. 19420 Sandpebble Cir. Huntington Beach, CA 92648 Carlsbad, CA 92008 Huntington Beach, CA 92648 93716020 Patricia Rasmussen 7351 Coho Dr. #104 �,�� V�r� y C Huntington Beach, CA 92648 i 23-01 n23-020-03 -020-05 :S Vickers L artnership �hool Huntington Beach U. hoo ntinton Beach .999 Ave of The s No. 10251 Yorktown Ave. 10251 York�- v,os Angeles CA 90067 Huntington Beach CA 92646 Huntington264 -020-06 023- 7 023- -14 >choo tington Beach Un MS Vickers Llc City of 'ngton Beach 0251 Yorkt ve. 19999 Ave of Th tars No 2000 Main St . untington Beach 646 Los Angeles CA 9006 Huntington Beach CA 264 1 Lll-130-01 11 -02 111-130-05 r;zir Oil Co Inc Weir Oil Richard K. Ashby :01 20Th St. 401 20Th St. 7072 Garfield Ave. funtington Beach CA 92648 Huntington Beach CA 48 Huntington Beach CA 92648 z L11-130-06 111-130-07 - 30-08 3elen V. Petersen Dolores K. Lingle Do ore- Lingle 3755 Kings Hill Dr. 4250 Pacific Ave. 4250 Pacific e. Salt Lake City UT 84121 Long Beach CA 90807 Long Beach CA 90 • 3 111-130-09 -130-10 111 0-11 Bobbie G. Williams MS Vic II City o ington Beach 2676 Orange Ave. 1999 Avenue o e Stars 2000 Main St. Signal Hill CA 90806 Los Angeles CA 90 Huntington Beach 264 1 111-130-12 11 - -14 111-130-15 City o= ington Beach Bobbie G. iams Wilvian J. Renner 2000 Main St . 2676 Orange 807 Frankfort Ave. 8 Signal Hill CA Ave;9080 Huntington Beach CA 9264% Huntington Beach (�-; 4 111-130-16 f 111-130-17 1 0-18 MS Vickers II Shea Vickers Development Shea Vic Development 1999 Avenue of The Stars 655 Brea Canyon Rd. 655 Brea Cany d. Los Angeles CA 90067Z`'" Walnut CA 91789 Walnut CA 91789 - 30-19 1 0-20 111 0-21 Shea V1 s Development L Shea Vic Development Shea Vic Development 655 Brea Canyo 655 Brea Canyon 655 Brea Canyo d. Walnut CA 91789 Walnut CA 91789 Walnut CA 91789 0-22 1 1-130-23 11 -130-24 3izea Vic evelopment L MS i I Llc Weir Oi o Inc :55 Brea Canyon 1999 Avenue o Stars 401 20Th St . ;alnut CA 91789 Los Angeles CA 90067 Huntington Beach 9264 • 5 t1?-130-25 1 -130-26 111 0-27 Donald A. Weir Weir Oi Weir Oil nc 10120Thst No. A 401 20Th St . 401 20Th St . Huntington Beach CA 92648 Huntington Beach C'h6a8 Huntington Beach CA--9_264 i23-202-11 z5 023-202-12 tlen A. Ketcham Ncctalie M. Hearn Paul L. Dugmore .9461 Summer Breeze Lane 19451 Summer Breeze Lane 14 441 Summer Breeze Lane iuntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264$ )23-202-14 023-202-15 023-202-16 liana Hekimian Dona L. Hannigan Homes-Huntington Seacliff L9421 Summer Breeze Lane 2243 Martin No. 220 P.O. Box C-19560 4untington Beach CA 92648 Irvine CA 92612 Irvine CA 92713 Z7 3? 023-202-17 023-202-18 023-202-19 Israel Reyes Lynn H. Aase Gerald W. Galleher 19442 Summer Breeze Lane 1055 Laguna Dr. 19462 Summer Breeze Lane Huntington Beach CA 92648 Carlsbad CA 92008 Huntington Beach CA 9264T 023-202-20 02 02-21 023-202-22 Georgetta Wolff Homes- ton Seacliff Fred Moore 19472 Summer Breeze Lane P.O. Box C-19 19482 Summer Breeze Lane Huntington Beach CA 92648 Irvine CA 92713 Huntington Beach CA 9264 023-202-23 ZI 023-251-07 3q 023-251-08 Gary E. Washer Reuben A. Ortega Jae W. Choi 19502 Summer Breeze Lane 6951 Lawn Haven Dr. 6961 Lawn Haven Dr. Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9260 023-251-09 023-251-10 3� 023-251-11 Michael C. Springman Edward A. Hoover Rip A. Sanders 6971 Lawn Haven Dr. 6972 Lawn Haven Dr. 6962 Lawn Haven Dr: Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 023-251-12 31 023-251-20 Lja 023-251-21 Camps Trust Eileen Anne Druiff Jack R. Distaso 6942 Lawn Haven Dr. 6961 Church Cir 6971 Church Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 023-251-22 37- 023-251-23 ` 1 023-251-24 George R. Hill Thomas E. Mc Cown Paul H. Colonna 6982 Church Cir 6972 Church Cir 6952 Church Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 023-251-25 33 023-251-33 '4 023-251-34 Michael L. Taylor Robert A. Ingram Glen V. Hesprich 6942 Church Cir 6951 Garden Cir 6971 Garden Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 023-2S1-35 3-) 023-251-43 -1 -1 _AA Edward J. Lieber Peter D. Doyle 6981 Garden Cir 6941 .Church Cir Huntington Beach CA 92648 Huntington Beach CA 92648 937-16-012 937-16-013 yi /-1b-U14 Margaret M. Stapenhorst 3ames R. Pasternak Melvin S. Phukop 4110 Ne 137th Cir -7351 Coho Dr. No. 201 P.O. Box 4792 Vancouver WA 98686 Huntington Beach CA 92648 Palm Desert CA 92261 S"s' &5' 937-16-015 937-16-016 937-16-017 Charles Lee Buddecke Leslie Lynn Trout Bruce Jon Hanson 819 Grandview Ave. 7351 Coho Dr. No. 102 7351 Coho Dr. No. 204 Fullerton CA 92832 Huntington Beach CA 92648 Huntington Beach CA 9264 SL &:I 937-16-018 937-16-019 937-16-020 Emil Pansini Rachel Kievman Cindy M. Maynard 15 Monte Carlo 7351 Coho Dr. No. 205 7351 Coho Dr. No. 104 Irvine CA 92614 Huntington Beach CA 92648 Huntington Beach CA 9264 5-1 0 937-16-021 937-16-022 937-16-023 Timothy W. Lien Abolghassem Madani Constance A. Warbrick 20411 Densmore Lane 414 17th St. 7351 Coho Dr. No. 208 Huntington Beach CA 92646 Huntington Beach CA 92648 Huntington Beach CA 9264 sti W 937-16-024 937-16-025 937-16-026 Andrew J. Boaz Maren Eriksen Sandra K. Thomson 7351 Coho Dr. No. 106 7351 Coho Dr. No. 207 7322 Yellowtail Dr. No.-D Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 937-16-028 937-16-029 John Thomas Foster Charles Lamah ]1 23395 Gondor Dr. 700 S. Aldenville Ave. Lake Forest CA 92630 Covina CA 91723 Y\ '70 937-16-030 937-16-032 Sang H. Choe Nancy N. Steinfeldt 1426 E. Desert Flower Lane 7322 Yellowtail Dr. No.� Phoenix AZ 85048 Huntington Beach CA 9264 937-16-033 937-16-034 71937-16-035 Diane Bedwe Ets-Hokin John B. Martin Vicki D. Anderson 7322 Yellowtail Dr. No. 2Cb 7322 Yellowtail Dr. No JA 22802 Dominita Rd. Huntington Beach CA 92648 Huntington Beach CA 92648 Laguna Niguel CA 92677 UZ 7Z 937-16-036 937-16-037 937-16-038 Kenneth M. Certain Eugene H. Ernst Tyler Brinker 7341 Coho Dr. No. 101 7341 Coho Dr. No. 102 8122 Wadebridge Circle Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264 937-16-039 U-5 937-16-040 vz Richard Terrence Driskill Anthony W. Guilbault 438 Main St . No. C 7341 -Coho Dr. No. 105 _untington Beach CA 92648 Huntington Beach CA 92648 7 `f ,37-16-072 Q37-16-073 937-16-074 )avid M. Brahms Crerard T. Street Audrie Lee '321 Coho Dr. No. 202 7321 Coho Dr. No. 201 7321 Coho Dr. No. 101 [untington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264� 937-16-076 937-16-077 John E. Scheffler Thomas G. Castle 22152 Capistrano Lane 7321 Coho Dr. No. 204 Huntington Beach CA 92646 Huntington Beach CA 9264-s ?37-16-078 937-16-080 T. Harvey Marklinger Selma J. Merles L1152 Petal Ave. 852 Santiago Rd. Fountain Valley CA 92708 Costa Mesa CA 92626 111 e )37-16-081 937-16-158 937-16-159 Kathleen D. Simmons James S. Lorincz Louis A. Lardas 27403 Hyatt Ct . 19451 Pomono No. 107 19451 Pompano Lane No.108 Laguna Niguel CA 92677 Huntington Beach CA 92648 Huntington Beach CA 92641 12g I 937-16-161 937-16-162 Kenneth J. Turnbull Richard J. Meyer 19451 Pompano Lane No. 13Q 19451 Pompano Lane No.1 1 E Huntington Beach CA 92648 Huntington Beach CA 92648 937-16-163 Simpson Trust 19451 Pompano Lane No. 112 Huntington Beach CA 92648 937-16-170 937-16-172 Dean S. Pekmezian Carla M. Singer 1607 Brentwood Dr. 614 17th St. Marietta GA 30062 Huntington Beach CA 9264% IZr 1 937-16-173 937-16-175 Dwayne E. Crawford Phoenix Capital Bancorp 7311 Coho Dr. No. 204 18351Beachblvd No. J Huntington Beach CA 92648 Huntington Beach CA 92641 IZt 7 �� 937-16-176 12aymond C. Brez 9222 Oriole Ave. Fountain Valley CA 92708 IZ5 937-16-179 Eric S . Friedland �I281 Coho Dr. No. 201 Huntington Beach CA 92648 ay 37-16-042 q37-16-043 937-16-044 ichard A. Rawe kelly A. Blackwood [frothy Marian Johnson 341 Coho Dr. No. 107 7341 Coho Dr. No. 108 7302 Yellowtail Dr. No.34Z U.ntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264t� 8,5' 9S' X 37-16-045 937-16-046 937-16-047 tiarles Shortridge Gerth William Tietgen Sewall Maile Nakashima 9761 Deep Harbor Dr. 274 Bowling Green Dr. 7302 Yellowtail Dr. No.a03 Huntington Beach CA 92648 Costa Mesa CA 92626 Huntington Beach CA 92649 937-16-049 937-16-050 Daiva Kazimiera Jusionis John J. Kimes 7302 Yellowtail Dr. No. 26q 13191 Contessa Huntington Beach CA 92648 Tustin CA 92782 )37-16-051 937-16-052 4ichael D. Nelson Marsha J. Pryer 7302 Yellowtail Dr. No. 206 26946 Fortrose 3untington Beach CA 92648 Mission Viejo CA 92691 S1 337-16-054 937-16-055 937-16-056 Ronald S. Backlund Frank A. Huff Maria R. Gonzalez 7282 Yellowtail Dr. No. 201 7282 Yellowtail Dr. No. 201 7282 Yellowtail Dr. No.101 Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92648 937-16-058 937-16-059 Vicki Lynn Lucas Jamie Pavlat 7282 Yellowtail Dr. No. 101 7282 Yellowtail Dr. No..-Oy Huntington Beach CA 92648 Huntington Beach CA 9264$ !W ►) 937-16-061 937-16-062 Andre Javardian John W. Donnelly 19481 Pompano Lane No. 101 7282 Yellowtail Dr. No.loy Huntington Beach CA 92648 Huntington Beach CA 92648 937-16-063 937-16-064 937-16-065 Charlene Miller Doris E. Harder Jan Wine . 7282 Yellowtail Dr. No. 205 7331 Coho Dr. No. 101 19501Ranchln No. 108 Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264$ aL WZ 937-16-066 937-16-067 gf_chard L. Sturrus Seashore Management -1331 Coho Dr. No. 103 5552 Lincoln Ave. No. 103 RUntington Beach CA 92648 Cypress CA 90630 w3 93 7-16-069 13 937-16-070 937-16-071 avid De Koker Beulah E. Topper James R. Shirley P. O. Box 535 4728 Birchwood Cir 7331 Coho Dr. No . 108 Garden Grove CA 92842 Carlsbad CA 92008 Huntington Beach CA 92645 G1104 937-16-1t94 Sandra D. Kl ine 2522 Farnsworth Dr. Livermore CA 94550 37-16-185 937-16-186 ail G. Walker Leon L. Heimkes 281 Coho Dr. No. 206 7191 Heil Ave. untington Beach CA 92648 Huntington Beach CA 92647 37-16-188 937-16-189 937-16-190 'oseph N. Langdon Mary E. Brady Vernon G. Nelson 262 Yellowtail Dr. No. 28A 7262 Yellowtail Dr. No.034 7262 Yellowtail Dr. No.►01 :'untington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92641 37-16-191 937-16-192 !ent A. Christensen Evelynn M. Cates '262 Yellowtail Dr. No. 203 19671 Beach Blvd. No. 415 :untington Beach CA 92648 Huntington Beach CA 92648 )37-16-194 937-16-195 937-16-196 Poyce C. Babbidge Fred G. Boyd Carole Bonnet 7262 Yellowtail Dr. No.196, 5290 La Fiesta 7262 Yellowtail Dr. No./Oy iuntington Beach CA 92648 Yorba Linda CA 92887 Huntington Beach CA 92648 NJ �S? 337-16-197 937-16-198 4artin A. Gallegos S. & L. Pioneer 7262 Yellowtail Dr. No. 205 2955 Main St. No. 200 iuntington Beach CA 92648 Irvine CA 92614 D-7 137-16-203 937-16-204 937-16-205 tichard E. Theer Monica Bradley Maria R. Sugranes L2737 Waterman Dr. 7291 Coho Dr. No. 107 8582 Whitesails Cir Zaleigh NC 27614 Huntington Beach CA 92648 Huntington Beach CA 92643' )3716023 93716027 93716031 ''achel Sanford Jane Sample Kuhn Tr. Harold Rase '351 Coho Dr. #208 7322 Yellowtail Dr. #201 8201 Taylor Dr. untington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 3716041 93716048 93716053 bshihiko Nagaoka Michael Mayeaux Jo Ann Kitagawa 341 Coho Dr. #106 7302 Yellowtail #102 2645 Alaekea St. untington Beach, CA 92648 Huntington Beach, CA 92648 Lihue, HI 92648 ,3716054 t�► v s� �� � MO-A,r T ,rad Sandberg ��� �°` 2i6 Cede r� es� '282 Yellowtail #202 "�'� �'��� Iuntington Beach, CA 92648 l k�n�'��,r• geo�C l��CA q�` { ,.•k.A5}-ten �cu c�h�(,a qZ � .,riduals who attended the 2/19/98 C .nmunity Meeting(that are not coverer ,a other lists) 9 7 J f (� Robert Thompson 1 G% Linda DeGruccio � Gene & Carolyn Knupke 6402 Alexandria Dr. 19541 Sandcastle Ln. 18706 Santa Carmelast Huntington Beach, CA 92648 Huntington Beach, CA 92648 Fountain Valley, Ca 92708 Palmer&Pat Pilette '� Kathy Hinsche. " � Ron&Nancy Berger " 6702 Country Cir. 6781 Evening Hill Dr. 6792 Lawn Haven Huntington Beach,CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Frank&Diane R.assi 11' Mr. &Mr.s.Ed Vachor 179 Jim Martin 19351 Surfdale Ln. 6832 Bar Harbor 7542 Taylor Dr. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, Ca 92648 Gil Nixon 1-11 Eleanor Borlsenhagen Igo Jay Fowler 6861 Lawn Haven 623 13th St. 19762 Sea Canyon Cir. Huntington Beach, CA 92648 Huntington Beach,CA 92648 Huntington Beach, CA 92648 Hank Wolford nZ Susan May (16) Mr. &Mrs.Puttner 6981 Livingston 6271 Tumberry Cir. 6672 Gate Hill Huntington Beach, Ca 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Anne D'Nicola ('13 Lee&Diane Denton t�L Alan Rogers 625 13th St 6941 Garden Cir. 6771 Morning Tide Huntington Beach, Ca 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Victoria White 11,1 Carol Csenar 153 Mr. &Mrs.Keeley 19524 Sandcastle Ln. 6842 Lawn Haven Dr. 6742 Morning Tiide Dr. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Gerard Catering 1l; Bob Kaitz 1 ! Shirley GeLfa,=�! 119 15th St 6611 Pageant Dr. 1711 Shipley St. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Joyce Harris n i. Karen Jackle pc65 Fran Kaluzny 6641 Morning Tide 6702 Lawn Haven Dr. 6851 Evening Hill Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 k►mbe.�� Wat CL'" Zvi Sr•�h ��c,t-iaYr17 1(2 rnl O14 g"labelsform 2Z'"� �" q9LtoLW a2(.0 ,iduals Who attended the 2/19/98 community Meeting (that are not covereu on other lists) � David&Margaret Carlberg Jeff Golden Brasher 17422 Lido Ln. 6722 Harbor Key Cir. 19661 Quiet Bay Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Aris&Ron Jacobson' Eri Tani&Virginia Don - - . Lee Charles 19321 'Surfdale Ln. 19171 Quiet Sands Cir. 1018 England 42 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Claude Yacole � Rick Nelson Zak, Nay Kim Ung 6792 Presidente 9668 Bickley 8242 Tyler Cir. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach,Ca 92646 Jo R.itchel ``3 Jerri Hesprich z1n Bonnie Tomaine 19221 Delaware#3 6971 Garden Cir. 6812 Scenic Bay Lane Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 . Jim McLaughlin Barbara.Okonek 8777 Coral Springs#1-F 7401 Seabluff Dr.#106 Huntington Beach, CA 92646 Huntington Beach,CA 92648 Carolyn Mirton Z" Caroll&Bob Eck z` 1 Kathy? 1925 Lake St. 1927 Lake St. 9451 Nantucket Huntington Beach, Ca 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92646 Jinn&Maria Xanthakis Hassein Mohamad Za James Larkin 18586 Main St. Ste.200 19342 Shady Harbor Cir. 21332 Breton Ln.. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 . Patricia Younis Z''� Jim Staunton Z" Marilynn Woodford 6932 Livingston Huntington Beach Union High Sch. 354 Magpie Ln. Huntington Beach, CA 92648 1905 Main St. Foutain Valley,CA 92708 Huntington Beach, CA 92648 Judith Martin Clark Beardslee �'z Gordon Smith 15555 Hunt ag. Village Ln. 4197 6671 Shetland Cir. 19682 Island Bay Ln. Huntington Beach, CA 92647 Huntington Beach, CA 92648 Huntington Beach, CA 92648 g:lacels:form L_'✓t 5.on ��: -Jk�� &.ctc.L; C� a21�`1� ;!.,�.,-1-,r•�-�r� �2c�J.�,Ci� 023-251-45 t2-1 023-251-46 023-251-47 Robert J. Krakower 'Cott L. Thompson 'assan Alkhouli 19424 Sandpebble Cir i9430 Sandpebble Cir �9429 Sandpebble Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92645 023-251-48 023-251-49 023-251-50 Robert R. Land David L. Mc Connell Morton Markowitz 19425 Sandpebble Cir 19419 Sandpebble Cir 19415 Sandpebble Cir Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 9264� Z.Z 023-271-28 Beachwalk Homeowners Assn 31 Journey No. 250 Aliso Viejo CA 92656 George Taylor Julie Knox �3t) Carol Madden 19322 Shady Harbor Cir 7402 Cohn Dr. #104 20311 Allport Ln. Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92646 Dave & Jeanne Hayward ZiY Kathi Rank Kevin Kelly 6552 Crista Palma Dr. 1832 Main St. 20421 Seven Seas Ln. Huntington Beach, CA 92647 Huntington BEach, CA 92648 Huntington Beach, CA 92646 Rebecca Tennant 2zq Steve & Heather Nowak Robert & Sandra Weis 617 Huntington St. 5902 Carbeck Dr. 7532 Seaspring Unit 205 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 z Mr. & Mrs. Joe Romero 237 Colleen Wilson 6891 Lawn Haven Dr. 18941 Silverbit Ln. Huntington Beach, CA 92648 Huntington Beach, 92648 93716057 93716060 David Clark John Fechter Tr. 7282 Yellowtail #203 18861 Gregory Ln. Huntington BEach, CA 92648 Huntington Beach, CA 92648 3716067 93716068 93716070 Sul Schoen Siw Bennett Becky Conway 35 N. St. Crispen 7331 Coho Dr. #105 4728 Birchwood Cir. rea, CA 92821 Huntington Beach, CA 92648 Huntington Beach, CA 92648 3716075 93716079 93716160 alores Calgi Terrence Ciannone Linda Garrett 321 Coho Dr. #203 7321 Cohb Dr. #206 19451 Pompano Ln.#109 antington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 3716160 ,, ,, ' p aborah Ady C G PA 9 7 311 Coho Dr. #202 antim,,P n Beach, CA 92648 y fir,n"c. Richard Silber C^ �. 2134 Main St. q 2(p L(9 Huntington Beach, CA 92648 sjglugd\sjaqEj 2 3716198 93716199 93716200 anceworth Powell Kristen Perry Mary Underwood 3 Paradise Cove 7291 Coho Dr. #102 7291 Coho Dr. #103 aguna Niguel, CA 92677 Huntington Beach, CA 92648 Huntington Beach, CA 92648 3716201 93716102 Greg Peterson thel Girard Manuel Abeyta 17311 Norcon Cir. 291 Coho DR. #104 7291 Coho Dr. #105 Huntington Beach, CA 92649 :unti.ngton Beach, CA 92648 Huntington Beach, CA 92648 [ran DeGuelle Bob Traver Robert Generoli 3192 Kingfisher 7402 Coho Dr. #105 202 Lincoln iuntington Beach, CA 92646 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Vick Tcamai.no Sandra Ewers Jim Larkin C312 Scenic Bay Ln. 7742 Alhambra 18351 Beach Blvd. 'iuntington Beach, CA 92648 Huntington Beach, CA 9264'4 Huntington Beach, CA 9264$ Terry Torline 423 22nd St. Huntington Beach, CA 92648 snaC Gf�,4 97--t/ C/I JACK EBNER WELLS FARGO BANK-AU9827 �..--- OMADAWN 2223 MAIN ST.,STE 47B PROPERTY MOMT.DEPT. MAIN STREET PIZZA HUNTINGTON BCH.,CA 92648 111 BUTTER ST.,22ND FLOOR 2117 MAIN ST.,STE D-8 SAN FRANCISCO.CA 94163 HUNTINGTON BCH,CA 92648 Lwy - - Z51 — -- - --------- BRANDON S.KNIGHT DR.RODERICK J.BAZIL ROBERT&ELEANOR LEE EXPRESS OFFICE SUPPLY BAZIL CHIROPRACTIC McCOY'S BURGERS&TACOS 2117 MAIN ST,STE 10 2223 MAIN ST,STE 46A 19371 WOODLANDS LANE HUNTINGTON BCH..CA 92648 HUNTINGTON BCH.,CA 92648 HUNTINGTON BCH,92648 Z46 -- - -- --- •------- Zf.:S -- -- - -- - G&M OIL MARYANN BASILIO-FERRIS DONG HO SHIM 16868 A STREET SEACLIFF SHOE REPAIR SEACLIFF CLEANERS HUNTINGTON BCH.,CA 92648 2119 MAIN ST,STE C-2 8521 PALERMO DRIVE HUNTINGTON BCH,CA 92648 HUNTINGTON BCH.,CA 92648 PATRICIA K.YOUNG JERRY CONYERS DR-DALE E.BRANDON PA '7CHOOL GREAT WESTERN BANK 12091 WOODBINE DRIVE 221 M STE 53 9200 OAKDALE AVER 4TH FL SANTA ANA,CA 92705 HUNTINGTON SCH.,CA 92648 CHATSWORTH.CA 91311 - JUDITH-ANNETTE MILBURN.PhD SANDRA EWERS DIANN DAVISSON&TERRY ESELUN CENTER FOR CONSCIOUS LIVING HALL PHOTOGRAPHY SAIL PROPERTIES 2223 MAIN ST.,STE 41 2223 MAIN ST,STE 40 � 2213 MAIN ST-STE 33 HUNTINGTON BCH-CA 92648 HUNTINGTON BCH,CA 92648 HUNTINGTON BCH,CA 92648 zy� 2S`S KENNETH R.VAN ORDSTRAND LEONARD H.STEIN LUCY GHARIBIAN SEACLIFF TRAVEL BAGELS GALORE THE CUTTING ROOM 2201 MAIN ST.,STE G-25 2123 MAIN ST.,SM E-15 10220 DURANGO RIVER COURT HUNT-INGTON BCH-CA 92648 HUNTINGTON BCH_CA 92648 FOUNTAIN VALLEY,CA 92709 z S� -CIA TIME WARNER COMMUNICATIONS JAE CHOI CHURCH OF RELIGIOUS SCIENCE 959 SOUTH COAST DR.,STE 300 SEACLIFF FLORIST 2205 h(AIN STREET COSTA MESA,CA 92648 6961 LAWNHAVEN DRIVE HUNTINGTON BCH.,CA 92648 HUNTINGTON BCH.,CA 92648 JENNIFER C.BOOTH DR.HIRONOBU MORI MI TCH POOL WARRIOR OF LIGHT 2223 MAIN STREET,STE 48 SOUTH SHORE VIDEO 619 18T'II STREET IiUN77ti'GTON BCH-CA 92648 617 HUNTINGTON STREET � HUNTINGTON BCH.,CA 92643 HUNTINGTON BCH.,CA 92648 • 2S2 LUCKY STORES,INC. DMSION REAL ESTATE?1 NAGER 93716169 93716170 Brian Homsy Douglas Romeo 6565KNOTTAYE,IIJE 7311 Coho #201 7311 Coho Dr. #203 BUENA PAIM CA90622 Huntington BEach,CA 92648 Huntington Beach, CA 92648 93716174 93716177 93716178 Andrew Einhorn Ronald Steen Alan S. Cammack 7311 Coho #103 7311 Coho Dr. #205 7281 Coho Dr. #202 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Huntington Beach, CA 92648 P&'-: I C--v P},I 1 i k 5z Pau 4'c_, corms L►I. PUBLIC: i,,-dLING LABELS-April 13, 1998 Pl Director 22 Jerry Buchanan 29 4) Country View Estates HOA 37 City� o% er HB City Elementary School Dist. Gerald er Shire Chapman 8200 Westminste lvd 20451 Craimer Lane 6742 Westminster, CA 926 Huntington Beach,CA 92648 Huntington Beach CA 92648 g Director 23 ames Jones 30 HB Hamptons HOA 37 City o Beach Oc iew Elementary Keystone Pacific Prop.Mangmt.Inc. 211 Eight S�907 School distn 4100 Newport Place, Suite 350 Seal Beach, 17200 Pinehurst Newport Beach,Ca 92660 Huntington Beach CA _ 7 California Coastal Commission 24 on Frazier 31 raham 38 Theresa Henry W er School District Meadow ea South Coast Area Office 14121 Ce d Avenue 5161 Gelding Cir 200 Oceangate, 10th Floor Westminster CA 9 Huntington Beach,CA 49 Long Beach, CA 92802-4302 California Coastal Commission 24 Patricia Koch 32 a le Browning 38 South Coast Area Office HB Union High School Disrict Meadow ea 200 Oceangate, loth Floor 10251 Yorktown Avenue 16771 Roosevelt Long Beach,CA 92802-4302 Huntington Beach,CA 92646 Huntington Beach,CA 92 ---.Zgbert Joseph 2533 K Company 39 Cal istrict 12 7,� C Way200 4343 Voa 2501 Pullman Tustin,CA 92680 Newport Beach,CA 6 Santa Ana,CA 927 Director 26 ldenwest College 34 93716180 olid Waste En£Agy. Attn: ens Zoy Jensen O.C.Hem,__ are Agenry 15744 Golden St. 7281 Coho Dr. #101 P.O.Box 355 Huntington Beach C 647 Huntington BEaeh, CA 92648 Santa Ana,CA 92702 z Ne rowth Coordinator 27 County Harbors,Beach 35 Huatmgto.. ch Post Office and Par t. �s ec-4�5 IGl 6771 Warner Ave, P. O.Box 4048 �� �Y- Huntington Beach, CA 47 Santa Ana, CA 92702-40 �t n -'Marc Ecker 28 untington Beach Mall 36 ? Foun ' Valley Attn: Rogerslaude E!ementary _ of District 77777 Edinger #300 Lu 17210 Oak Street Huntington Beach Fountain Valley CA 92 y� ri- D__::e DIshno 29 Count ViewE HOA 37 D' states � 93716181 HB City Elementary School Dist. Carrie Thomas E.J. Raburn PO Box 71 6642 Trotter Drive 7281 Coho Dr. #203 Huntington Beach, CA 92626 Huntington Beach CA 92648 Huntington BEaeh, CA 92648 g•la�els\pnnicls 93716182 93716183 Denise Hribar Laurie Gaylord 7281 Coho Dr. #102 7281 Coho Dr. #204 Huntington Beach, CA 92648 Huntington BEach, CA 92648 runLL%- t-►aua.... ...AILING LABEIS -April 13, 1998 President 1 u M arbor POA 10 FANS 16 H.B. Chamber of Commerce P.O.Box Carol Ann Wall 2210 Main Street,Suite 200 Sunset Beach,CA 9 Chambers Newsletter Publishers Huntington Beach,CA 92648 P.O.Box 5458 Huntington Beach,CA 92646 Judy Legan 2 William D:Holman 11 Vs- Edna Littlebury -.17 Orange County Assoc.of Realtors PLC Gldn St.Mob.Hm.Owners Leag. 25552 La Paz Road 23 Corporate Plaza,Suite 250 11021 Magnolia Blvd. Laguna Hills, CA 92653 Newport Beach CA 92660-7912 Garden Grove,CA 92642 ent 3 Mr.Tom Zanic 12 ZX Pa ' Coast Archaeological 18 F os sa Chica New Urban West Society,Box 3748 520 Broadway Ste.100 P.O.Box 10926 ngton Beach, CA 5 Santa Monica,CA 90401 Costa Mesa,CA 926 Attn:Jane Gothold L. Beach Community Assoc. 4 Pres.,H.B.Hist.Society 13 Zil of Orange/EMA 19 Pat Tlu ideat C/O Newland House Museum Michael e,Dir. PO Box 215 19820 Beach Blvd. P.O.Box 4048 Sunset Beach,CA 90742 Huntington Beach,CA 92648 Santa Ana, CA 927021 4 President 5 Chairperson 14 2s ConsrX of Orange/EMA 19 Huntington Beach Tomorrow Historical Resources Bd. Thomas ws PO Box$65 Comm.Services Dept. P. O.Box 4048 'Huntington Beach,CA 92648 2000 Main St. Santa Ana, CA 92702 Huntington Beach,CA 92648 Julie Vandermost 6 C on Aging 15 PlanmjA&Department 19 IL BIA-OC 1706 Omag Orange Co—aazX EMPi 9 Executive Circle#100 Huntington Beach, 8 P. O.Box 404E Irvine Ca 92714-6734 ` Santa Ana, CA 92702 8 and Spicer 7 Jeff Metzel 16 9 Coun f Orange/EMA 19 SCAG Seacliff HOA Tim Miller 818 West 7th, loor 19391 Shady Harbor Circle P.O.Box 4048 Los Angeles,CA 9001 Huntington Beach,CA 92648 Santa Ana,CA 92702 E.T.I. Corral 100 8 John Roe 16 Plaaning Di. 20 Mary Bell Seacliff HOA City oFcoszklmesa 20292 Eastwood Cir. 19382 Surfdale Lane P. O.Box 1200 Huntington Beach, CA 92646 Huntington Beach,CA 92648 Costa Mesa, CA 9262 - 00 Mark Tomko 9 Lou Mannone 16 y' Pla ng Dir. 21 Environmental Board Chairman Seacliff HOA City o ntain Valley 165:1 Los Verdes Lane 19821 Ocean Bluff Circle 10200 Slater Hu :ing:on Beach, CA 92649 Huntington Beach CA 92648 Fountain Valley, .2708 g:labeis%pi•,nibis 93716187 93716193 Roy Turnwa•1 Nejat Kirmaci 7281 Coho Dr. #205 7262 Yellowtail #204 Huntington BEach, CA 92648 Huntington BEach, CA 92648 6ZI'2� 6' f4 97--c�nice (. ( w(q g NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, June 15, 1998, at 7:00 PM in the City Council Chambers, 2000 Main Street, Huntington Beach, the City Council will hold a public hearing on the following item: APPEAL OF GENERAL PLAN AMENDMENT NO. 97-4/ZONING TEXT AMENDMENT NO. 97-21/LOCAL COASTAL PROGRAM AMENDMENT NO. 97-4/CONDITIONAL USE PERMIT NO. 97-56/NEGATIVE DECLARATION NO. 97-16 (SEACLIFF VILLAGES Appellant: Robert and Eleanor Lee Applicant: Jim Yoder, Shea Vickers Development Request: To construct a new 259,000 square foot shopping center and to master plan the remainder of the site for future residential and mixed development. A general plan amendment and zoning text amendment are requested to modify the General Plan and Holly-Seacliff Specific Plan to accommodate the proposed project and to change the designation of approximately four (4) acres of land from Industrial to Mixed Use. Location: 2124 Main Street(north of Yorktown Avenue, between Goldenwest and Main Streets) Project Planner: Mary Beth Broeren NOTICE IS HEREBY GIVEN that an initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act. It was determined that the above item would not have any significant environmental effect and, therefore, a negative declaration is warranted. This environmental assessment is on file at the City of Huntington Beach Community Development Department, 2000 Main Street, and are available for public inspection and comment by contacting the Community Development Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at City Hall or the Main City Library (7111 Talbert Avenue) after June 11, 1998. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning Division at 536-5271 and refer to the above item. Direct your written communications to the City Clerk. Connie Brockway, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 Coi...,a Brockway,City Clerk r ",`�•,� L,�, , City of Huntington Beach Office of the City Clerk P.O. Box 190 Huntington Beach, CA 92648 N M -'r -.P".1 1`�► �lJ?jo�l Q ��11N6Tpp, l.Q�q\ p.larv.�Jr�s G�, ack'UV, 91 TARV691 926483008 1397 18 06/29/98 FORWARD TIME E%cP RTN TO SEND a3011 SE CT � TARVER pit �f `�� �► �S ISSAQUAH WAS98029-7234 �pdMTY LEGAL NOTICE- PUBLIC HEARING 1�'�'z��►� ir.�t'o 1I,!„��l,I,II,,,!„II„I,Il����� Ill�l��ll�„I,I„II.„„l,11 1 { VV J ` v� J f CL j Brockway, City Clerk Y City of Huntington Beach Office of the City Clerk - P.O. Box 190 Huntington Beach,CA 92648 t�'►u o3a5 M cM wn ,��yl►TlNsrp', — � y NGUY671 926483008 1498 18 06/29/98 -= t RETURN TO SENDER NGUYENMOVED LEFT NO ADDRESS ��6i �i� : ►* ��` UNABLE TO FORWARD �ChNT� `�`� RETURN TO SENDER LEGAL NOTICE- PUBLIC HEARING =1 4.&J5.-ad z awn 11.I„„1,1,11,,,!if fill 1JI1,,,1,tt11,1„II, ,1,1„ll,,,,,l,tt Connie Brockway, City Clerk City of Huntington Beach Office of the City Clerk �� � « P.O. Box 190 «r Huntington Beach, CA 92648 i ==% `� =j w I �; 93716031 Harold se . 82 aylor Dr. I tington Beach, CA 92648 � TIN6tp,�, col ''�s�. ►c,:.4`'`��� RETURN RETURN �'� cp1INTI ��' y- 1, [� EARING TO S 1DER +s.�rxr,�s-c—r_'r..t_. '---'r_• :-:.w� .—a.�.t�:::..::..:�.,. - -su Connie Brockway, City Clerk City of Huntington Beach �;,T C. Office of the City Clerk P.O. Box 190 = , ,',;., •� r Huntington Beach CA 92648 (' O s ; ._--�— �= x.•x #���— PCs q , ;r �s K d fi METER l ` C_ i ,3 023-202-16 rp Homes-Huntington Seacliff ° lr� P.O. Box C-19560 Irvine CA 92713 � T IN6rpp, LUSK560* 926232003 1597 2i 06/05/98 FORWARD TIME EXP RTN TO SEND 16592R_HALEBAVEUSK SERENGETI � IRVINE LA 92606-5005 TY � LEGAL NOTICE- PUBLIC HEARING "J"e.F�^e.�:. `^�+���r•lra3""•L I'i tl:l.,•.i;1 �;1,,.1, 1:�:e�.ttl,..:tttl:i.•rla; l:i. i]. .tit:�� t Connie Brockway, City Clerk City of Huntington Beach US E'S TAG; Office of the City Clerk P.O. Box 190 Huntington Beach, CA 92648 = x x #.54= �La 4U_ C i, H METER ti S` _ 5 3 ` 937-16-021 ZU mothy W. Lien �0411 Densmore Lane ZIBUG Huntington Beach cA 92646— G I (J-0 act-`'""_"�"'• B�' LIE=N'S11 ')Z-),b/$ 1416 1397 30 06/OS/'7`6 FORWARD TIME EEXP RTN VO SEND LIEN 1-IUNTINGTONN CIR BEACH CA 92646-7247 ��►iNtr ��` R LEGAL NOTICE- PUBLIC HEARING ���°��, �,y�o ��.���������-� !1,{„Eif,I,{{,„{„f{„{,!{�!!!„ill,ll,I14,414i,11i!l441I•f! Connie Brockway, City Clerk City of Huntington Beach , h !, Office of the City Clerk 1 r P.O. Box 190 v •n _l JuIV Huntington Beach,CA 92648 ✓_ i — h j �"ti)vi i,LutnA c r. zl 023-271-28 y� � Beachwalk Homeowners AsSL 31 Journey No. 250 Aliso Viejo CA 92656 w SEA5031 926563014 1597 06 06/05/98 FORWARD TIME EXP RTN TO SEND 9 � ggSEABREEZE MGMT CO ALISORVIIE.JOTCA 92656-1423 �Nty LEGAL NOTICE __P'U1BLIC HEARING I1y,IlE!lI41,IIIIIIE,II,4IMIll,,E11{!{!,�{f,S{!{!!{{!!4S41f{1 I1It {{ I11IIIlI11IlI1►tlt►tIItllltttllllIIIItI ULr%%l ri S LIM 9NI H 0118f1d -30110N 1d931 LD b 7 /7 8P9E6 III b .an ,sbb�s �1a� •�MpSp� S 9Z oj, j,���f (,t�1 FS09rlF6 f �� oC Q f� l , 'i j55 a31yWH �� v �v� ���• r-b5 z�r.� A mze VO vess uoi6upunH v810 Apo 041 Jo e0wo s n y v o 113 `"� 4oeeg uoj6uiiunH io Apo �,_,�✓ )IJeIO 40'AeAqoo.Ig eiuuo0 Office of the City Clerk G a, J. City of Huntington Beach f L U�� �Sj�,-E • SEP18'98 , ��� �` P.O.BOX 190 CALIFORNIA92648 �' � ` - xD t�1 I�1f�1LED `�, f 15r Gi'9S�'G010 93716053 KITAGAWA, JO ANN M ��o9F9� ,:RTiiAD, JO ANN M -A-�-' 'cpSc�G�(F. ��FS ALAEKEA ST CQ �y LIHUE HI 96766-9607 NOTICE OF APPEAL TO PLANNING COMMISSION ACTION OF 5/i z /9,p Date of PlanningCommission Action TO: Planning Dept (2 copies) DATE: .2,2 9 City Attorney (1 copy) �o FILED BY s,4 REGARDING: Tentative Date for Public Hearing: 7 (, 9� cil Copy of Appeal Letter attached. LEGAL NOTICE AND A.P.MAILING LIST MUST BE RECEIVED IN THE CITY CLERK'S OFFICE 15 DAYS PRIOR TO THE PUBLIC HEARING DATE Connie Brockway City Clerk x5227