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Ward Garfield Specific Plan - RV Storage - 19118 Ward Street
a .• City of Huntington Beach 2000 Main Street • Huntington Beach, CA 92648 ' ® OFFICE OF THE CITY CLERK o JOAN L. FLYNN CITY CLERK NOTICE OF ACTION WARD GARFIELD SPECIFIC PLAN — RV STORAGE June 23, 2010 Michael C. Adams Michael C. Adams Associates 21190 Beach Boulevard Huntington Beach CA 92648 APPLICANT: Michael C. Adams Associates 21190 Beach Boulevard Huntington Beach CA 92648 SUBJECT: GENERAL PLAN AMENDMENT NO. 09-002/ZONING MAP AMENDMENT NO. 09-002/ZONING TEXT AMENDMENT NO. 09- 007/CONDITIONAL USE PERMIT NO. 09-024/NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) REQUEST: To establish a new Specific Plan (SP 16) at the southeast corner of Garfield Avenue and Ward Street to allow four distinct uses: electrical substation and utilities, landscape nursery, wireless communication facilities, and recreational vehicle storage. The request includes the following entitlements: GPA: To amend the land use designation and add a Specific Plan suffix ("sp") to the existing Public land use designation. ZMA: To amend the existing Zoning Map from the current Residential Low Density designation to the Ward Garfield Specific Plan No. 16 designation.ZTA: To establish the Ward Garfield Specific Plan No. 16 document. CUP: To permit a 557-space recreational vehicle storage facility on 13.52 acres of the total 43.60-acre specific plan area, and ND: To analyze the potential environmental impacts associated with the project and legislative amendments. LOCATION: 19118 Ward Street (43.60-acre site southeast of the intersection of Ward Street and Garfield Avenue.) PROJECT PLANNER: Jane James Sister Cities: Anjo, Japan • Waitakere, New Zealand (Telephone-714-536-5227) 4 A public hearing was held on June 21, 2010 to consider your request and the following action was taken by the Huntington Beach City Council: 1) Denied Negative Declaration No. 09-006; 2) Denied General Plan Amendment No. 09-002; 3) Denied Zoning Map Amendment No. 09- 002; 4) Denied Zoning Text Amendment No. 09-007; and, 5) Denied Conditional Use Permit No. 09-024. Attached are Findings for Denial for Negative Declaration No. 09-006, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024, and pages 8 through 9 of the June 21, 2010 City Council Action Agenda. If there are any further questions, please contact Jane James, Senior Planner at (714) 536-5596. J n L. Flynn, CIVIC City Clerk JF:pe c: Scott Hess, Director of Planning and Building Jane James, Senior Planner Appellant— Mayor Pro Tern Jill Hardy Attachments: Findings for Denial (ND 09-006; ZMA 09-002; ZTA 09-007; CUP 09-024) Action Agenda for 6-21-10, pages 8 through 9 NOA GPA 09-002 ZTA 09-007 ZMA 09-002 CUP 09-024 ND 09-006-DENIED Ward Garfield Specific Plan RV Storage-FINAL Page 2 FINDINGS FOR DENIAL NEGATIVE DECLARATION NO. 09-006 ZONING MAP AMENDMENT NO. 09-002 ZONING TEXT AMENDMENT NO. 09-007 CONDITIONAL USE PERMIT NO. 09-024 FINDINGS FOR DENIAL -NEGATIVE DECLARATION NO. 09-006: 1. The Negative Declaration No. 09-006 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 thirty (30) days. Any comments received during the comment period were considered by the City prior to action on the Negative Declaration and General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024. 2. The City determines that elements of the project's design features, standard code requirements, and conditions of approval, do not avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. The City has concerns with potential impacts related to land use compatibility, traffic, and health and safety issues. 3. There is substantial evidence in light of the whole record before the City that the project, although redesigned and reduced in scope, may have an effect on the environment. FINDINGS FOR DENIAL—ZONING MAP AMENDMENT NO. 09-002 AND ZONING TEXT AMENDMENT NO. 09-007: 1. Zoning Map Amendment No. 09-002 amends the existing zoning designations within the 43.60 acre project area from RL (Residential Low Density) to Ward Garfield Specific Plan No. 16. Zoning Text Amendment No. 09-007 establishes the Ward Garfield Specific Plan No. 16 document. The City determines that the proposed Specific Plan is not consistent with the goals and policies of the Land Use Element of the General Plan by establishing recreational vehicle storage as a permitted use on Southern California Edison right-of-way. Although the Specific Plan identifies design/architectural standards, consistent with the intent of the goals and polices of the Community District and Subarea Schedule and the Urban Design Element, the Specific Plan does not achieve compatibility between the proposed recreational vehicle storage use and surrounding residential uses. 2. In the case of general land use provisions, the Zoning Map and Zoning Text Amendments are consistent with the uses authorized in, and the standards prescribed for, the zoning district for which they are proposed. However, the proposed land uses identified in the Ward Garfield Specific Plan SP No. 16 allow for limited commercial uses adjacent to residential uses and contrary to good zoning practice it creates incompatible conditions. 3. Although a community need may be demonstrated for the change proposed, the Specific Plan does not provide the standards and design guidelines necessary to develop a high NOA GPA 09-002 ZTA 09-007 ZMA 09-002 CUP 09-024 ND 09-006-DENIED Ward Garfield Specific Plan RV Storage-FINAL Page 3 quality recreational vehicle storage facility compatible with surrounding land uses. The Specific Plan does not ensure setbacks, buffers, and landscape design requirements to achieve the desired compatibility with surrounding residential developments. 4. The City determines that adoption of the zoning map amendment and Specific Plan No. 16 will not be in conformity with public convenience, general welfare and good zoning practice because the Specific Plan provides standards for future development that will transform the character of the project area in a non-beneficial way. The City determines that the project will not be consistent with the goals of the City's General Plan. The Specific Plan development standards do not result in development that is compatible with and sensitive to the surrounding residential area. FINDINGS FOR DENIAL -CONDITIONAL USE PERMIT NO. 09-024: 1. Conditional Use Permit No. 09-024 for the establishment, maintenance and operation of an approximately 395 space recreational vehicle storage facility with a 480 sq. ft. modular office building, remote controlled sliding gate, five parking spaces for visitors and employees, vehicle wash station, dump station for gray and black water, security lighting, landscaping, and fencing on 10.71 acres of a total 43.60 acre site will be detrimental to the general welfare of persons working or residing in the vicinity. The City determines that the recreational vehicle storage facility will be detrimental to the value of the property and improvements in the area and that even with a redesigned layout and reduction in size, the use is too intensive for the adjacent residential neighborhood. The City finds that there is not an appropriate transition between residential and commercial uses and the proposed project will not be compatible with the adjacent residential uses. 2. The conditional use permit will not be compatible with surrounding residential uses because there are concerns with reduction in home values, noise, lighting, potential increases in crime, traffic, health, and safety issues. 3. Although the proposed recreational vehicle storage facility may comply with the provisions of the newly established specific plan and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance, the City finds that the separation between the recreational vehicle storage facility and the existing residential properties is inadequate to properly buffer the uses. 4. The granting of the conditional use permit will adversely affect the General Plan and the project is not consistent with the following goals of the General Plan: A. Land Use Element Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. The proposed project adds a vehicle storage use beneath the existing overhead power and is out of character with the surrounding residential uses in the vicinity. NOA GPA 09-002 ZTA 09-007 ZMA 09-002 CUP 09-024 ND 09-006-DENIED Ward Garfield Specific Plan RV Storage-FINAL Page 4 D) Authorize the Mayor and City Clerk to execute a construction contract in a form approved by the City Attorney. Approved 7-0 19. Approve to dissolve the Charter Review Commission Recommended Action: Approve to dissolve the Charter Review Commission. Approved 7-0 20. Refinancing of the City's Section 108 Loans through the Department of Housing and Urban Development City Council/Redevelopment Agency Recommended Action: Approve the refinancing of the Section 108 Loans and Authorize the City Administrator/Executive Director and City Clerk/Secretary of the Redevelopment Agency to execute all Agreements, after the City Attorney has approved to form. Approved as amended by Late Communication to correct language noted above. Approved 7-0 PUBLIC HEARING 21. Approve General Plan Amendment (GPA) No. 09-002 and adopt Resolution No. 2010-27; Zoning Map Amendment(ZMA) No. 09-002 and approve for introduction Ordinance No. 3875; Zoning Text Amendment (ZTA) No. 09- 007 and adopt Resolution No. 2010-28; Conditional Use Permit (CUP) No. 09-024, and Negative Declaration No. 09-006 (Ward Garfield Specific Plan - RV Storage) (Appeal of Planning Commission's Approval of CUP and ND) (Continued from May 17, 2010) Planning Commission and Staff Recommended Action A) Appfeve Deny Negative Declaration No. 09-006 with findings for approval; and, B) Appfeue Deny General Plan Amendment No. 09-002 and adept Deny Resolution No. 2010-27, "A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 09-002;" and, C) Approve Deny Zoning Map Amendment No. 09-002 with findings of approval; after the City Clerk ready by title, approve Deny for introduction Ordinance No. 3875, "An Ordinance of the City of Huntington Beach Amending District Map 5 (Sectional District Map 5-6-10) to Rezone the Real Property Generally Located at the Southeast Corner of Ward Street and Garfield Avenue from RL (Residential Low Density) to Specific Plan No. 16 (Zoning Map Amendment No. 09-002);" and, D) Apprave Deny Zoning Text Amendment No. 09-007 with findings for -8- approval and adept Deny Resolution No. 2010-28, "A Resolution of the City Council of the City of Huntington Beach Approving the Adoption of Specific Plan No. 16 (Zoning Text Amendment No. 09-007);" and, E) Approve Deny Conditional Use Permit No. 09-024 with findings and suggested conditions of approval. City Clerk Joan L. Flynn announced seven Late Communications. 28 Speakers Denial of Ward Garfield Specific Plan— RV Storage, Approved 7-0 22. Approve Zoning Text Amendment (ZTA) No. 2010-003 and approve for introduction Ordinance No. 3881 amending Chapter 233 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) relating to the number of political signs and placement of temporary signs Recommended Action: Approve Zoning Text Amendment No. 2010-003 with Suggested Findings for Approval; and, after the City Clerk reads by title, approve for introduction Ordinance No. 3881, "An Ordinance of the City of Huntington Beach Amending Chapter 233 of the Huntington Beach Zoning and Subdivision Ordinance Relating to Signs." Approved 7-0 COUNCILMEMBER COMMENTS (Not Agendized) Mayor Green and Councilmembers Dwyer, Carchio, Coerper and Bohr reported ADJOURNMENT— 10:02 PM Adjournment to Tuesday, July 06, 2010, at 4:00 PM in Room B-8, Civic Center, 2000 Main Street, Huntington Beach, California. INTERNET ACCESS TO CITY COUNCIUREDEVELOPMENT AGENCY/PUBLIC FINANCING AUTHORITY AGENDA AND STAFF REPORT MATERIAL IS AVAILABLE PRIOR TO CITY COUNCIL MEETINGS AT httP✓/www.surfcityr hb.orp -9- Council/Agency Meeting Held:_ �U Deferred/Continued to: "w ❑Approved ❑ Conditionally ApprovedCA�ynLie y Cler 's ign re Council Meeting Date: June 21, 2010 Dep- t ID Number: PL 10-016 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: Honorable Mayor and City Council Members SUBMITTED BY: Fred A. Wilson, City Administrator PREPARED BY: Scott Hess, AICP, Director of Planning and Build' V,-/ SUBJECT: APPROVE GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024 AND NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN — RV STORAGE) (Appeal of Planning Commission's Approval of CUP and ND) (Continued from May 17, 2010) Statement of Issue: Transmitted for your consideration is General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and an appeal of the Planning Commission's approval of Conditional Use Permit No. 09-024 and Negative Declaration No. 09-006 by Mayor Pro Tern Jill Hardy. The project represents a request by Michael C. Adams Associates to adopt the Ward Garfield Specific Plan encompassing 43.60 acres at the southeast corner of the Ward Street and Garfield Avenue intersection and establish a 395 space (reduced from 557 spaces) recreational vehicle storage lot on a portion of the site. The Planning Commission and staff recommend approval of the request. �rso�u AX S . 90/0, �7 Rio- Financial Impact: Not applicable /U0TlTool-07�� Recommended Action: Motion to: 3J-7 — Ajo7 a) "Approve Negative Declaration No. 09-006 with findings for approval (ATTACHMENT NO. 1) " b) "Approve General Plan Amendment No. 09-002 and adopt Resolution No. 2010-27 , A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 09-002 (ATTACHMENT NO. 2)," c)"Approve Zoning Map Amendment No. 09-002 with findings of approval (ATTACHMENT NO. 1) and adopt Ordinance No. 3875 , An Ordinance of the City of Huntington Beach Amending District Map 5 (Sectional District Map 5-6-10) to Rezone the Real Property Generally Located at the Southeast Corner of Ward Street and Garfield Avenue from RL (Residential Low Density) to Specific Plan No. 16 (Zoning Map Amendment No. 09-002) (ATTACHMENT NO. 3)," d) "Approve Zoning Text Amendment No. 09-007 with findings for approval (ATTACHMENT NO. 1) and adopt Resolution No. 2010-28 A Resolution of the City Council of the City of Huntington Beach Approving the Adoption of Specific Plan No. 16 (Zoning Text Amendment No. 09-007) (ATTACHMENT NO. 4)," e) "Approve Conditional Use Permit No. 09-024 with findings and suggested conditions of approval (ATTACHMENT NO. 1)." Alternative Action(s): The City Council may make the following alternative motion(s): a) "Continue General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006 and direct staff accordingly." b) "Deny General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006 with findings for denial." REQUEST FOR COUNCIL ACTION MEETING DATE: 6/21/2010 DEPARTMENT ID NUMBER: PL 10-016 Analysis: This item was originally scheduled for a public hearing before the City Council on March 15, 2010. However, the applicant requested a continuance to April 19, 2010 in order to address two issues: 1) compatibility concerns raised by the residents and 2) the City's requirement for a 13 foot wide dedication for street widening on Ward Street. On April 19, 2010 the City Council continued the item again at the applicant's request to May 17, 2010. On May 17, 2010, the applicant requested and was granted a third continuance to June 21, 2010 stating that they needed additional time to respond to the issues. The applicant has now presented new information on both the compatibility issue and the street dedication and improvement issue. Specifically, the applicant has revised their proposed plan and reduced the amount of recreational vehicle storage proposed and is no longer opposing the required street dedication. A detailed description of both issues can be found below. Revised Plan The applicant's revised plans reduce the amount and location of the proposed recreational vehicle storage area to north of Yorktown Avenue only (Attachment No. 6). This proposed change removes the proposed vehicle storage east of the eight single family residences on Aragon Circle. In the applicant's new proposal this area between the Aragon residents and the Santa Ana River Channel would remain in use for Southern California Edison (SCE) transmission towers and overhead wires and the land use designation would allow for SCE uses, landscape nursery, and wireless communication facilities. Recreational vehicle storage would be strictly prohibited south of Yorktown Avenue. Should the landscape nursery choose to remain in operation in the area south of Yorktown Avenue, the RV storage operator has designed an access gate on the south side of the storage lot. The RV storage operator would allow landscape nursery employees to traverse the RV storage facility during the day for long term storage and maintenance of potted plants and landscape materials. The following is a comparison between the previously proposed RV storage plan and the newly proposed plan: Previous Plan Revised Plan 13.52 acres for RV storage 10.71 acres for RV storage + remainder for landscape nursery use 557 RV parking spaces 395 RV parking spaces RV storage between SCE substation and RV storage between SCE substation and Arevalos Park Yorktown Ave. RV storage between Aragon Cir. residents Landscape nursery between Aragon Cir. and Santa Ana River Channel residents and Santa Ana River Channel The proposed specific plan language has been amended to prohibit RV storage south of Yorktown Avenue. Staff supports the applicant's proposal for a reduced project area to improve compatibility issues between the RV storage lot and the single family residents on Aragon Circle. REQUEST FOR COUNCIL ACTION MEETING DATE: 6/21/2010 DEPARTMENT ID NUMBER: PL 10-016 Street Widening One of the reasons for the applicant's requested continuances was because the City requires 13 feet of additional property dedication for roadway widening along Ward Street between the north side of the RV storage entrance and Garfield Avenue. Although the RV storage operator was willing to pay for and improve the requested roadway width, SCE testified that they were unable to grant the additional easement area. After discussions with the City, however, SCE made the determination to dedicate the additional right-of-way and allow the RV storage operator to improve it. A 20 foot wide street dedication is also required on Ward Street for the length of the RV storage entry driveway. All parties previously agreed to the need and requirements of the street widening at the project entrance and this area was not in dispute. With the new information provided by SCE regarding the 13 foot wide section from the entrance north to Garfield Ave., Ward Street will now be widened to a four lane roadway with two lanes in each direction should the proposed RV storage project be approved. The four lane roadway improvements will bring Ward Street into conformance with the General Plan Circulation Element. A full discussion of all other land use and compatibility issues can be found in the Request for Council Action dated March 15, 2010 (Attachment No. 7). Environmental Status: In accordance with the California Environmental Quality Act (CEQA), staff prepared Negative Declaration No. 09-006 and determined that no significant impacts are anticipated as a result of the proposed project that could not be reduced to a level of insignificance with proper design, engineering, code requirements and conditions of approval. On December 14, 2009 the Environmental Assessment Committee reviewed Environmental Assessment No. 09-006 and approved the processing of a negative declaration. Subsequently, Negative Declaration No. 09-006 was prepared pursuant to Section 240.04 of the HBZSO and the provisions of the California Environment Quality Act (CEQA). Staff determined that no potentially significant impacts are anticipated and that no mitigation measures are necessary. The Planning Department advertised draft Negative Declaration No. 09-006 for thirty (30) days commencing on Thursday, December 17, 2009, and ending Friday, January 22, 2010. The required thirty day advertisement was extended by one week to allow additional review time during nationally observed holidays. A total of six comment letters were received and are further discussed in the February 9, 2010 Planning Commission Staff Report (included in Attachment No. 7). On February 9, 2010 the Planning Commission approved Negative Declaration No. 09-006 finding that the environmental assessment was adequate and prepared in accordance with the requirements of CEQA. The appeal from Mayor Pro Tern Hardy included Negative Declaration No. 09-006 so that the City Council could consider all the entitlements concurrently. Subsequent to the Planning Commission action, no new substantial environmental information has been presented that would result in changes to the conclusions of the Negative Declaration. The reduction in RV storage area does not result in any new impacts or render the analysis in the Negative Declaration inadequate. Staff and REQUEST FOR COUNCIL ACTION MEETING DATE: 6/21/2010 DEPARTMENT ID NUMBER: PL. 10-016 the Planning Commission believe that Negative Declaration No. 09-006 presents a complete analysis of the potential environmental issues associated with the proposed project. Prior to any action on General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024, it is necessary for the City Council to review and act on Negative Declaration No. 09-006. Staff and the Planning Commission are recommending that the Negative Declaration be approved with findings. Strategic Plan Goal: Enhance Economic Development Attachment(s): ® . . 1. Suggested Findings for Approval for Negative Declaration No. 09-006, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09-007 and Suggested Findings and Conditions of Approval for Conditional Use Permit No. 09-024 (Staff and Planning Commission Recommendation 2. Resolution No. 2010-27 , A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 09-002 (Planning Commission and Staff Recommendation) 3. Ordinance No. 3875 An Ordinance of the City of Huntington Beach Amending District Map 5 (Sectional District Map 5-6-10) to Rezone the Real Property Generally Located at the Southeast Corner of Ward Street and Garfield Avenue from RL (Residential Low Density) to Specific Plan No. 16 (Zoning Map Amendment No. 09-002) (Planning Commission and Staff Recommendation 4. Resolution No. 2010-28 A Resolution of the City Council of the City of Huntington Beach approving the Adoption of Specific Plan No. 16 (Zoning Text Amendment No. 09- 007 (Planning Commission and Staff Recommendation 5. Revised Narrative received and dated May 25, 2010 6. Revised Plans received and dated May 25, 2010 7. Request for Council Action dated March 15, 2010 8. Communication Received after March 3, 2010 9. Power Point ATTACHMENT # 1 ATTACHMENT NO. 1 SUGGESTED FINDINGS AND CONDITIONS OF APPROVAL, NEGATIVE DECLARATION NO. 09-006 ZONING MAP AMENDMENT NO. 09-002 ZONING TEXT AMENDMENT NO. 09-007 CONDITIONAL USE PERMIT NO. 09-024 SUGGESTED FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO. 09-006: 1. The Negative Declaration No. 09-006 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 thirty (30) days. Any comments received during the comment period were considered by the City Council prior to action on the Negative Declaration and General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024. 2. Elements of the project's design features, standard code requirements, and conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. 3. .There is no substantial evidence in light of the whole record before the City Council that the project, as mitigated through the code requirements and conditions of approval for Conditional Use Permit No. 09-024 will have a significant effect on the environment. SUGGESTED FINDINGS FOR APPROVAL—ZONING MAP AMENDMENT NO. 09-002 AND ZONING TEXT AMENDMENT NO. 09-007: 1. Zoning Map Amendment No. 09-002 amends the existing zoning designations within the 43.60 acre project area from RL (Residential Low Density) to Ward Garfield Specific Plan No. 16. Zoning Text Amendment No. 09-007 establishes the Ward Garfield Specific Plan No. 16 document. The proposed Specific Plan is consistent with the goals and policies of the Land Use Element of the General Plan by allowing dual use of the Southern California Edison right-of-way without disrupting electrical service and establishing recreational vehicle storage as a permitted use. With the revised plans proposed by the applicant, Specific Plan No. 16 will be amended to prohibit recreational vehicle storage south of Yorktown Avenue (between the single family residences on Aragon Circle and the Santa Ana River Channel). The Specific Plan also identifies design/architectural standards, consistent with the intent of the goals and polices of the Community District and Subarea Schedule pertinent to the adoption of the Specific Plan and consistent with the Urban Design Element. The Ward Garfield Specific Plan No. 16 is consistent with the objectives, policies, general land uses and programs specified in the General Plan as well as the proposed General Plan Amendment No. 09-002. The Specific Plan No. 16 allows the Attachment No. 1.1 continuation of existing uses of electrical substation and transmission towers and lines, landscape nursery, and wireless communication facilities while establishing development standards for a new recreational vehicles storage use. The development standards ensure that new construction will comply with the intent of the Specific Plan to achieve compatibility between the proposed use and surrounding uses. 2. In the case of general land use provisions, the Zoning Map and Zoning Text Amendments are consistent with the uses authorized in, and the standards prescribed for,the zoning district for which they are proposed. The proposed land uses identified in the Ward Garfield Specific Plan SP No. 16 allow for continued public uses in conjunction with limited commercial uses consistent with City standards and good zoning practice. 3. A community need is demonstrated for the change proposed. The proposed Specific Plan provides the standards and design guidelines necessary to develop a high quality recreational vehicle storage facility compatible with surrounding land uses. The Specific Plan will ensure a consistency in development standards, a high quality of architectural design, and landscape design requirements to achieve the desired compatibility with surrounding developments. 4. Adoption of the zoning map amendment and Specific Plan No. 16 will be in conformity with public convenience, general welfare and good zoning practice because the Specific Plan provides standards for future development that will transform the character of the project area in a beneficial way consistent with the goals of the City's General Plan. The Plan development standards work together to provide development that is compatible with and sensitive to the surrounding area and to development within the Specific Plan itself. The proposed standards pertaining to height, setbacks, parking, and type of building construction are not significantly different than existing code or what has been approved in the area in the recent past. The standards of the Specific Plan as they relate to land use allow for limited types of uses to be established in this unique area, which minimizes impacts. SUGGESTED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 09-024: 1. Conditional Use Permit No. 09-024 for the establishment, maintenance and operation of an approximately 395 space recreational vehicle storage facility with a 480 sq. ft. modular office building, remote controlled sliding gate, five parking spaces for visitors and employees, vehicle wash station, dump station for gray and black water, security lighting, landscaping, and fencing on 10.71 acres of a total 43.60 acre site 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 in that the proposed project will provide additional screen walls, intensified landscaping, and limitations on heights of vehicles stored adjacent to residential properties. These design features and recommended conditions of approval provide an appropriate transition between residential and commercial uses. Based upon the conditions imposed,the proposed project will be compatible with the adjacent residential, public, and commercial uses. 2. The conditional use permit will be compatible with surrounding uses because the massing and scale is designed to be harmonious with adjacent land uses including a reduced height of stored vehicles Attachment No. 1.2 nearest to adjacent mobile homes and the prohibition of stored vehicles adjacent to single family homes. The architectural design of the modular building provides a high quality residential feel and the site layout, including location of entry gate, dump station, wash station, landscaping, and associated parking is in keeping with the surrounding residential and commercial developments. The recreational vehicle storage use will have minimal impact on City services because the use is mostly self-contained, operates during daytime hours, and onsite staff is available to tend to daily needs. 3. The proposed recreational vehicle storage facility will comply with the provisions of the newly established specific plan and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance including minimum building setbacks, parking and landscape requirements; and maximum building height, fence height, and any specific condition required for the proposed use in the district in which it would be located. 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 Public-specific plan overlay on the subject property. The project helps to satisfy a growing need for recreational vehicle storage now that oversized vehicles are limited to on-street parking for 72 hours. In addition, it is consistent with the following goals and policies of the General Plan: A. Land Use Element Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. Goal L U 10: Achieve the development of a range of commercial uses. Objective LU 13.1: Provide for the continuation of existing and development of new uses, such as governmental administrative, public safety, human service, cultural, educational, infrastructure, religious, and other uses that support the needs of existing and future residents and businesses. Policy LU 13.1.8" Ensure that the City's public buildings, sites, and infrastructure improvements are designed to be compatible in scale, mass, character, and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located, and work with non-City public agencies to encourage compliance. B. Utilities Element Objective U5.1: Ensure that adequate natural gas, telecommunication, and electrical systems are provided. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers. The new facility provides needed storage for recreational vehicles within the community given the City's restrictions on parking of oversized vehicles on City streets and on private property. The proposed specific plan Attachment No. 1.3 development and design standards require an aesthetically pleasing building structure with enhanced landscaping and screening fencing. SUGGESTED CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 09-024: 1. The site plan, floor plans, and elevations received and dated May 25, 2010 shall be the conceptually approved design with the following modifications: a. A total wall, fence, and screen wall height of eight feet from the highest adjacent grade shall be achieved between the recreational vehicle storage facility and the mobile home park along the westerly property line. The screen wall shall consist of a combination of the existing solid masonry wall and ornamental fencing or some other alternative agreed to by the mobile home park owner. b. The applicant shall demonstrate that the electronic remote controlled sliding gate will operate on smooth concrete and shall be the quietest design available. c. The applicant shall coordinate with the City's Landscape Architect for placement of trees along the westerly property line to achieve the maximum screening benefit possible. For example,trees shall be clustered to provide screening adjacent to open areas of the residential properties as a priority over placement behind carports or other solid structures. 2. Incorporating sustainable or"green"building practices into the design of the proposed structures and associated site improvements is highly encouraged. Sustainable building practices may include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design(LEED) Program certification (http://www.us bg c.org/DisplayPage.aspx?CategoryID=19) or Build It Green's Green Building Guidelines and Rating Systems (http://www.buildit reg en.org/index.cfm?fuseaction=guidelines). 3. Prior to issuance of grading permits, the following shall be completed: a. At least 14 days prior to any grading activity, the applicant/developer shall provide notice in writing to.property owners of record and tenants of properties immediately adjacent to and across the street from within a 1,000-foot radius of the project site as noticed for the public hearing. The notice shall include a general description of planned grading activities and an estimated timeline for commencement and completion of work and a contact person name with phone number. Prior to issuance of the grading permit, a copy of the notice and list of recipients shall be submitted to the Planning and Building Department. 4. The use shall comply with the following: a. Conditional Use Permit No. 09-024 shall not become effective until General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09-007 have been approved by the City Council, and is in effect. b. Storage of vehicles shall be limited to recreational vehicles such as campers, motor homes, boats, 5th wheels, trailers, toy haulers,jet skis and wave runners on trailers, and similar type Attachment No. 1.4 vehicles and towing apparatus. Leasing of storage space to commercial vehicles, delivery trucks, or construction vehicles shall be prohibited. c. The hours of operation shall be limited to the following: Remote Gate Access Hours: Monday through Friday from 7:00 AM to 7:00 PM Saturday through Sunday from 7:00 AM to 5:00 PM Office Hours, Vehicle Wash Station and Dump Station Hours: Daily from 8:00 AM to 5:00 PM Should a tenant desire to enter the site outside of the remote gate access hours, special arrangements may be made with the office personnel to accommodate those needs; no access shall be granted after 10:00 PM or before 6:00 AM except for special extenuating circumstances. d. There shall be no loudspeaker or amplified announcements. e. Light packs may be mounted on the perimeter fencing but shall be mounted no more than six feet off the ground. Lights shall be shielded on the top and shall be directed to cast light downward and inward toward the property so as to prevent glare and spillage onto adjacent residential properties. f. Lights shall be dimmed to the lowest security level from 10:00 PM to 7:00 AM daily. g. There shall be no on-site repair of vehicles, no on-site living, no on-site camping, no storage of tow-aways, no vehicle dismantling, and no operation of an impound yard. h. Tenants shall be informed upon leasing of storage space that there shall be no revving or testing of engines or motors on the premises, and no idling of vehicles for more than five minutes is permitted. i. Landscaping and/or vines shall be initially planted at the maximum size to create immediate screening and shall be permanently maintained for maximum screening potential throughout the ornamental fencing adjacent to the residential properties along the westerly property line. j. All of the storage spaces along the entire westerly property line shall be limited to vehicles with a maximum height of eight feet. These spaces should be leased last by the project operator. k. The architectural style, quality, and detail of the proposed elevations and skirting of the modular office building shall be permanently maintained. 1. There shall be no recreational vehicle storage south of the centerline of Yorktown Avenue. 5. The development services departments (Planning and Building, Fire, and Public Works) shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning and Building may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have Attachment No. 1.5 reviewed and approved the proposed changes for conformance with the intent of the City Council's action. 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 provisions of HBZSO Section 241.18. INDEMNIFICATION AND HOLD HARMLESS CONDITION: The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project. The City shall promptly notify the applicant of any claim, action or proceeding and should cooperate fully in the defense thereof. Attachment No. 1.6 ATTACHMENT #2 1 RESOLUTION NO. 2o1 o-27 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 09-002 WHEREAS, General Plan Amendment No. 09-002 proposes to amend the Land Use Element of the City's General Plan to redesignate an approximate 43.60 acre piece of real property located at the southeast comer of Garfield Avenue and Ward Street, as more particularly described as Exhibits "A" and "B" attached hereto, from P (Public) to P-sp (Public-specific plan overlay); 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. 09-002 and recommended approval of said entitlement 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. 09-002; and The City Council finds that said General Plan Amendment No. 09-002 is necessary for the changing needs and orderly development of the community, is necessary to accomplish refinement of the General Plan, and is consistent with other elements of the General Plan. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: 1. That the real property that is the subject of this Resolution (hereinafter referred to as the "Subject Property") is generally located southeast of Garfield Avenue and Ward Street in the City of Huntington Beach, and is more particularly described in the legal description and sketch attached hereto as Exhibits "A" and "B," respectively, and incorporated by this reference as though fully set forth herein. 2: That General Plan Amendment No. 09-002, which amends the General Plan Land Use Designation for the subject from P (Public) to P-sp (Public-specific plan overlay), is hereby approved. The Director of Planning and Building is hereby directed to prepare and file an amended Land Use Map. A copy of said map, as amended, shall be available for inspection in the Planning and Building Department. N((10 TAn 44191 1 Resolution No.2010-27 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 20 Mayor REVIE APPROVED: INITIA APPROVED: City d strator Director of Planning and Building APPROVED AS TO FORM: Ci A+oe M - -da--1U Attachments: Exhibit A: Legal Description Exhibit B: Sketch of Property _ " cz ' ��F.3aJs - . yea ,� Ag: $j-�yw 4 T! 44191 2 Resolution No.2010-27 EXHIBIT"A" LEGAL DESCRIPTION FOR OVERALL SITE BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST '/4 OF THE SOUTHEAST 1/4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89°35'38"E, A DISTANCE OF 106.94 FEET;THENCE S 26049'15" W,A DISTANCE OF 2.26 FEET;THENCE S 24°29'15" W, A DISTANCE OF 1,051.77 FEET;THENCE S 20'57'04"W,A DISTANCE OF 663.67 FEET; THENCE S 20°02'5T'W,A DISTANCE OF 1,127.51 FEET;THENCE S 16°06'05"W, A DISTANCE OF 707.49 FEET,THENCE N 73042'02" W,A DISTANCE OF 180.00 FEET,THENCE N 16°06'05" E,A DISTANCE OF 661.94 FEET;THENCE N 89°30'19" W,A DISTANCE OF 3.60 FEET,THENCE N 20003'10"E,A DISTANCE OF 971.76 FEET;THENCE N 00°06'07"E,A DISTANCE OF 404 94 FEET;THENCE N 89°53'53"W,A DISTANCE OF 514.50 FEET;THENCE N 00006'07"E, A DISTANCE OF 1,319.96 FEET;THENCE S 89'35'38"E,A DISTANCE OF 1,320.11 FEET TO THE POINT OF BEGINNING. CONTAINS 43.60 ACRES,MORE OR LESS. hN tN4 A , Resolution No.2010-27 EXHIBIT "So, OVERALL SITE 106.94' 1320.11' S 8935'38" E 400 200 0 P.O.B. 5� S.E. COR. S W. 4 SCALE 1"=400' S.E. 114 SEC 3 .5.10 2.26' 26'49'15" W pj o 43.60 AC CO t2 O z 514.50' N 89 53'S3" W w oh _ N d '^ G rn � `o v- o 0 C', v h ^ TAKEN h NCO 3.60' N 8930'19' W W � � o �o ,o CIO Z 8000 � ,�420z4 W ATTACHMENT #3 ORDINANCE NO. 3875 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING DISTRICT MAP 5 (SECTIONAL DISTRICT MAP 5-6-10) TO REZONE THE REAL PROPERTY GENERALLY LOCATED AT THE SOUTHEAST CORNER OF WARD STREET AND GARFIELD AVENUE FROM RL (RESIDENTIAL LOW DENSITY) TO SPECIFIC PLAN NO. 16 (ZONING MAP AMENDMENT NO. 09-002) WHEREAS, pursuant to the California State Planning and Zoning Law, the Huntington Beach Planning Commission and Huntington Beach City Council have held separate, duly noticed public hearings to consider Zoning Map Amendment No. 09-002, which rezones the property generally located at the southeast corner of Ward Street and Garfield Avenue from RL(Residential Low Density)to Specific Plan No. 16; and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented, the City Council finds that the aforesaid amendment 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. That the real property that is the subject of this Ordinance (hereinafter referred as the "Subject Property") is generally located at the southeast corner of Ward Street and Garfield Avenue and is more particularly described in the legal description and sketch attached hereto as Exhibits A and B, respectively, and incorporated by reference as though fully set forth herein. SECTION 2. That the zoning designation of the Subject Property is hereby changed from RL (Residential Low Density) to Specific Plan No. 16. SECTION 3. That Huntington Beach Zoning and Subdivision Ordinance Section 201.04B District Map 5 (Sectional District Map 5-6-1 0) is hereby amended to reflect Zoning Map Amendment No. 09-002 as described herein. The Director of Planning and Building is hereby directed to prepare and file an amended map. A copy of said District Map, as amended, shall be available for inspection in the Office of the City Clerk. , ` y 10-2441/44198 1 Ordinance No.3875 SECTION 4. This ordinance shall take effect thirty days after passage. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of ,20 ATTEST: City Clerk Mayor REVIE APPROVED: INITIAT A APPROVED: City 1 strator Direct r of Pfanning and Building APPROVED AS TO FORM: C ty Attorney Nk\) a- - �'� lv ATTACHMENTS Exhibit A: Legal Description Exhibit B: Sketch U a 10-2441/44198 2 Ordinance No.3875 EXIMIT"A" LEGAL DESCRIPTION FOR OVERALL SITE BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST '/4 OF THE SOUTHEAST '/4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 40 WEST;THENCE S 89°3538"E,A DISTANCE OF 106.94 FEET;THENCE S 26°49'15" W, A DISTANCE OF 2.26 FEET;THENCE S 24'29'15"W, A DISTANCE OF 1,051.77 FEET;THENCE S 20057'04"W,A DISTANCE OF 663.67 FEET; THENCE S 20002'57"W,A DISTANCE OF 1,127.51 FEET;THENCE S 16'06'05"W,A DISTANCE OF 707.49 FEET, THENCE N 73042'02" W,A DISTANCE OF 180.00 FEET, THENCE N 16006'05" E,A DISTANCE OF 661.94 FEET;THENCE N 89030'19"W,A DISTANCE OF 3.60 FEET,THENCE N 20003'10"E,A DISTANCE OF 971.76 FEET;THENCE N 00006'07"E,A DISTANCE OF 404.94 FEET;THENCE N 89°53'53"W,A DISTANCE OF 514.50 FEET;THENCE N 00006'OT'E, A DISTANCE OF 1,319.96 FEET;THENCE S 89035'38" E,A DISTANCE OF 1,320.11 FEET TO THE POINT OF BEGINNING. CONTAINS 43.60 ACRES,MORE OR LESS. S .- a a 1l frlllr-�' E`:-- h Ordinance No. 3875 EXHIBIT "B„ OVERALL SITE 106.94' 1320.11' S 893538" E 400 200 0 S 89 35 38" E P.O.B. S.E. COR. S.W. 1f4 SCALE: 1"=400' S E. 114 SEC 3 .5.10 2.26' 26'49'15" W LU 0 43.60 AC CO � o � o z 514.50' N 895353" W W <y v o R , 0 Z r � A , � h � CO Z .3.60' N 89 30'19" W p o� o CO Af 8000 ATTACHMENT #4 RESOLUTION NO. 2010-28 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING THE ADOPTION OF SPECIFIC PLAN NO. 16(ZONING TEXT AMENDMENT NO. 09-007) WHEREAS, Zoning Text Amendment No. 09-007 has been prepared and analyzed in the Planning Commission Staff Report dated February 2,201 0; and Zoning Text Amendment No. 09-007 is a request to adopt Specific Plan No. 16-Ward Garfield to establish design and development standards on an approximate 43.60 acre parcel of land located southeast of Garfield Avenue and Ward Street; and The Planning Commission held a public hearing pursuant to Government Code Section 65353 on February 9, 2010 to consider said Zoning Text Amendment; and The Planning Commission is required to make a recommendation to the City Council on the amendment to the General Plan pursuant to Government Code Section 65354. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: I. The proposed Specific Plan is consistent with the adopted Land Use Element of the General Plan. 2. The proposed Specific Plan enhances the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved. 3. The deviations from the base district provisions that otherwise would apply are justified by the compensating benefits of the Specific Plan. 4: The amended Specific Plan includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems. 5: The Specific Plan No. 16, attached hereto as Exhibit "A" and incorporated by this reference as thoroughly set forth herein, is hereby adopted and approved. s a ., 1 10-2441/44202 Resolution No.2010-28 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 20 Mayor REVIE APPROVED: O INITIATE AND vAPROVED: City dAtstrator Directo4f Planning and Building APPROVED AS TO FORM: jCiAttorkiey NQ-ag2k- to Attachment: Exhibit A: Specific Plan No. 16-Ward Garfield RV k A01- 2 10-2441/44202 Resolution No.2!R2 y:\ \ . TA \ an ~ M» \% / : s � �s4k MS tl:��. E. „� ''` .x` s ,P r.. .. t.,s•- ,,k �,. :^:., -.a, a :c,-,r; ._,...,N r ..9 .s� ."r3 `a?t. .� ,i. :t. � '�,. ,-. .�.: _�,� ,:...m°' ,-.'.r �. .,.�. .. � . �' .?e y�.g., a ",C. .. �:<., t •.r.:.w,�. ,...., 'ss3, ..r" M..., E*� r'. x. k,r e, ���-��.•4z'=aa. ��.«s"'. zF-.-_,a -:' da$.vl, b ..... -.. � '.; s c'�r �. >. . .a a•" r-c,,, 6^., ,r>.d, �� , d"w�,q, g' *�. a�.>�.,;,�..- 'k.• .:,. .`�.v „ #� v. ,..,. k .., .. ,.�..>:., .1,:a :.,,..C` .:1st.. �.��,+>,.:.-.,�I►., ,,..ems x..rs.,.,als 5,-- '� .,is. .: ��'4�tv.,�t::a �.��..�,3 ;".a 4s.z'�>•w a'z�„,� G`",-.k„�.; F vx9,�,3.�,"�, ."f_2,.,.'<ck _.. .;;.�•. �_i. �,�u:.:�i -.�d �t4 �t � t '�: y ,..,:� ��.:�•t tia�.., �"�C�un?�:�� �. _:;'i*' x.W-s'RYA � 1 :'.. `°�5�cy. _'' `�".:.�"�• -3`s�' �� �a 4�:K u ,.4;t"r `��.rv. :��5.. '� x ;,;. >'' � ,�� ���c r..=.I�:. nE a.S*3;.i.. a�„7 law � l4ii�3t�'i ,.-�,v'�r �c.;p' t '�-:.� 1 .b,��i '� �.,�.:;�I � �ry�t:in� ;➢; ;.t€'lla���Ea�r } r. � �77 � �Pii lif418F�� ®� w`F I•b` f h !: ' _ , t � a � �y����'��s���r�✓,� �i�,�P�� ��d}rig°Jfs bs '`-0`w, a�� .. � '�y � ttt � !; t ` 'ss - ��i fi;: ;.� .,,., u',w a::k. �7�at?��.y71�t$e�,l:ed�:.ne S'E§ `, .. _..�'f✓3�'ixs:: .�il.. :�� �� ��-'-�..e7 s�; _ lw J Miliii 4e.- �:�.t,� z c,:,.§.. �t.., ,<. .;,a.v;,_-� ;`E_.a,� .: �+.�;.. s 2.?;..,..z s. �� a,+,..v�.:*..^�"?`ra>�.,_.;�,S.,'�r.:,.•.... `x -.a:.kna:"".t�x�� ° as�t ., v v;3zzc, .m ; r ITT, �,�� n WARD/GARFIELD SPECIFIC PLAN City of Huntington Beach, California SPECIFIC PLAN NO. 16 NO ACT1014 TAKEN Prepared by: Michael C. Adams Associates June 2010 Adopted Resolution No. List of Exhibits SECTION ONE — INTRODUCTION SECTION FIVE — DESIGN GUIDELINES Exhibit 1.1 Aerial Photograph.............................................. 4 Exhibit 5.1 Images of the Area..........................................31 Exhibit 5.2 Development Standards Chart........................35 SECTION TWO — PROJECT AREA DESCRIPTION Exhibit 5.3 Proposed RV Storage Office Elevations..........38 Exhibit 2.1 Area Photographs ............................................. 7 Exhibit 5.4 Landscape Design Guidelines.........................39 Exhibit 2.2 Vicinity Map.............................................. ......... 8 Exhibit 5.5 Lighting Design Detail......................................40 Exhibit 2.3 Current Zoning Map .......................................... 9 Exhibit 5.6 Fencing Design Detail .....................................40 SECTION THREE — IMPLEMENTATION Exhibit 3.1 Site Area Photograph...................................... 12 APPENDIX Legal Description (Overall Site) ...............................Exhibit A SECTION FOUR — SPECIFIC PLAN CONCEPT Boundary Map (Overall Site) ...................................Exhibit B Exhibit 4.1 Planning Area Map.......................................... 18 Closure Calculations (Overall Site) .........................Exhibit C Exhibit 4.2 Images of Planning Area 1 .............................. 18 Legal Description (Planning Area 1) ........................Exhibit D Exhibit 4.3 Map of Planning Area 1 ................................... 20 Boundary Map (Planning Area 1) ............................ Exhibit E Exhibit 4.4 Proposed Entry for RV Storage....................... 22 Closure Calculations (Planning Area 1) .................. Exhibit F Exhibit 4.5 Site Plan (Planning Area 1)............................. 21 Legal Description (Planning Area 2) ........................Exhibit G Exhibit 4.6 Images of Planning Area 2.............................. 22 Boundary Map (Planning Area 2) ............................Exhibit H Exhibit 4.7 Map of Planning Area 2................................... 23 Closure Calculations (Planning Area 2) ................... Exhibit I Exhibit 4.8 Aerial Photograph of Planning Area 2 ............. 23 Legal Description (Planning Area 3) .........................Exhibit J Exhibit 4.9 Site Plan (Planning Area 2)............................. 23 Boundary Map (Planning Area 3) ............................Exhibit K Exhibit 4.10 Images of Planning Area 3 ............................ 24 Closure Calculations (Planning Area 3) .................. Exhibit L Exhibit 4.11 Map of Planning Area 3................................. 25 Exhibit 4.12 Site Plan (Planning Area 3) ........................... 25 Exhibit 4.13 Access/Circulation Plan................................. 26 k TAs" ,, �ININ WAR®/GARF/EL® SPECIFIC IC PLAN 3 yy,f c, v t x r Y z.'8i �•sm 'a"w t r ^�w, s :u ^ 1 Y: � \�„t �.� � ��, .& may � ".s're�-u`��e�''�- °Y ^ �,r•uszF Y ,�". tt i b W ?®T ` ,N f :•..z"sa .rt, v .7r .''£` },,s rvAaab.�' .�"' ���� � "" " �''Y.+ i s4 "4 —aim SF t ' ,? " � ^ti rw ,w'`"r'd�y¢^�'#,'6`a th .r" " .'• '�S t ,, ;,q ,r"`�"s ,•,k; ;.� ¢ j '''• ¥� ,@ �18w'�dA¢ svb?` , ` .te" S .�iy r" $"'" J5 ^'',i °any k kar .``'' �` �'" a ¢ ,,ppii ' ;, r` rs Yam` �-wa.�..'�"n• ,Ry., a y £ .h '+s. e.,. tr ' -+�' .. � �c ;r 'f'r' .,,*t rat �" t to +,. kt y .a•»''y".E:''`^7^"'€ i`'�.',4`'`:nc�`s .s ..;Fb s. i ti.. Introduction 1.0 PURPOSE 11.1 AUTHORITY AND PROCEDURE The purpose of the Ward/Garfield Specific Plan is to establish the California State law authorizes cities with complete General Plans planning concept, development regulations and administrative to prepare and adopt Specific Plans(Government Code Sections procedures necessary to achieve an orderly and compatible 65450 et. Seq.). Specific Plans are intended to be a bridge development of the area, and to implement the goals, policies and between the local General Plan and individual development objectives of the Huntington Beach General Plan. proposals. Specific Plans contain both planning policies and regulations, and may combine zoning regulations, capital The Ward/Garfield Specific Plan identifies the location, character improvement programs, detailed development standards and other and intensity for a proposed recreational vehicle storage facility, regulatory methods into one document which can be tailored to and existing nursery facilities and the Southern California Edison meet the needs of a specific area. Ellis Substation along the Santa Ana River Channel at the eastern boundary of the City. Local planning agencies or their legislative bodies may designate areas within their jurisdictions as ones for which a Specific Plan is The Specific Plan is regulatory in nature and serves as zoning for "necessary or convenient"(Government Code Section 65451). A the Ward/Garfield site. Subsequent development plans and other Specific Plan may either be adopted by ordinance or resolution entitlement requests for the specific plan area must be consistent (Government Code Section 65507). Adoption of the with the Specific Plan and Huntington Beach General Plan. Ward/Garfield Specific Plan shall be consistent with the provisions of the Huntington Beach Zoning and Subdivision Ordinance, Chapter 215. The most recent version of the Huntington Beach General Plan was adopted by the City on May 13, 1996 which designates the A 6� project area as Public. The proposed Ward/Garfield Specific Plan � M is consistent with the goals and policies of the Huntington Beach General Plan. The preparation, adoption and implementation of "Ar,, the Ward/Garfield Specific Plan by the City of Huntington Beach is authorized by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. WAR®/GARF®EL® SPECIFIC PLAN 5 Introduction 1.2 SCOPE AND FORMAT The Ward/Garfield Specific Plan is divided into five sequential Section Five presents a detailed description of the Development sections. Regulations, which are necessary to guide and control new projects and carry out the goals and policies of the Specific Plan Section One is the Introduction and describes the purpose and and the City's General Plan. intent of the document along with a brief explanation of Specific Plan procedures and authorization. An Appendix has been compiled that contains the legal descriptions of the entire site, as well as legal descriptions of each Section Two is the Project Area Description and is intended to of the Planning Areas. establish the reasons why the Specific Plan process is logical and necessary for this portion of the City. This section presents a general description of the Specific Plan area including designated land uses, zoning and existing activities. In addition, special characteristics and existing conditions, which make this area unique, have been identified. Section Three presents the Implementation process and discusses how individual projects and improvements will be reviewed and approved. This section outlines the project approval procedures and the methods by which the Specific Plan can be modified or amended. R it Section Four describes the Specific Plan Concept. The design KE concept evolves from the objectives outlined in Section One and TA the existing conditions discussed in Section Two, along with input from meetings with the neighborhood and public in general, and special studies conducted by and for the City. WARDIGARFIELD SPECIFIC PLAN 6 Section 2 Project Area Description i t'..�L f X �a l tl 1 ati� t L i � " t s u y W ran Rz yy yK, su Looking East Looking South Utility Lines Looking Southwest Looking East Looking South Exhibit 2.1 Area Photographs SECTION TWO 41 PROJECT AREA DESCRIPTION r , `rVv WARD/GARFiELD SPECIFIC PLAN 7 Project Area Description 2.0 LOCATION The Ward/Garfield Specific Plan encompasses 43.60 acres along the eastern boundary of the City of Huntington Beach. The area is generally bounded on the north by Garfield Avenue (City of s sea " wesrnnuvsreR Fountain Valley); on the west by Ward Street, the existing Mariner's Pointe mobilehome park and eight single family _ I residences on Aragon Circle; on the east by the Santa Ana River C I channel; on the south by the Mariner's Pointe mobilehome park and Arevalos Park. •-- SITE �wn` y LOCATION 2.1 GENERAL PLAN DESIGNATION r The Ward/Garfield Specific Plan site is currently designated as Public (P) in the City's General Plan. A concurrent General Plan owm Amendment will attach a Specific Plan Overlay (P-sp) to the primary designation allowing for the specific uses. i A The General Plan objective for Specific Plan Overlay areas (LU 15.1) is to ensure that large scale, mixed use and multi-phased Legend ' development projects and significant land use and activity districts City Boundary !°" achieve a consistent character, are compatible with their Specific Plan Area surrounding environment and benefit the City. 1& VI(/frRDIGARFIELD SPECIFIC PLAN p, Exhibit 2.2 Vicinity Map TA K" , E*N111 WARDIGARF'®EL® SPECINC PLAN Project Area Description 2.2 ZONING The Ward/Garfield Specific Plan area is currently zoned RL 4 (Residential Low Density adopted by the City Council in December of 1964 (Ordinance No. 1106). The adoption of this Specific Plan will supersede the existing RL zoning and establish an amended set of development regulations. r 11 } f 2.3 CURRENT LAND USES The Ward/Garfield Specific Plan site currently consists of several activities. The primary use within the Specific Plan is the Southern California Edison Ellis Substation, which occupies approximately 12.95 acres (Planning Area 2). Village Nurseries Landscape Center currently operates on the area surrounding the enclosed substation and on the remaining 30.65 acres of the site. (Planning Areas 1 & 3). ' f AV t�MMa : � � .. C F` Exhibit 2.3 Current Zoning Map WARDIOARF®EL® SPECIFIC PLAN 9 :a kEhk IProject Area Description two modular buildings joined to serve as an office. There are ten 2.4 PLANNING HISTORY TAKEN employees and laborers employed at the nursery. The Southern California Edison Company is a public utility The wholesale nursery is open daily to the public with hours of regulated by the California Public Utilities Commission(CPUC) operation generally between 7AM-5PM. Customer access is and is in the business of generating, transmitting and distributing provided off of Garfield Avenue with business related access from electrical power to its customers throughout the Southern Ward Street. On-site parking is currently provided along Garfield California region inclusive of the proposed site. It provides Avenue for approximately 20 cars with additional on-street curb licenses and leaseholds to its operators as a normal course of parking for public use. In addition, equipment stored at the site business with a proposed leasehold for Huntington Beach RV consist of cart movers, small trucks and delivery equipment. Storage, its newest operator at the site, and Village Nurseries Landscape Center. Village Nurseries will consolidate their operation into Planning The Southern California Edison(SCE) Ellis Substation(19118 Area 3 in order to accommodate the new recreational vehicle Ward Street)has been in operation since the 1950s. The site storage operation. No additional facilities are proposed for the consists of transmission equipment and power distribution lines nursery operation. along with the substation office building. The onsite operations are power distribution services with approximately eight to ten The new recreational vehicle storage operation will address a employees. The facility is manned between 7:00 AM and 5:00 PM community-wide need for this type of activity. Home storage of daily. The office building is approximately 2,000 sq. ft. in size. A recreational vehicles is a growing problem in the City. On-street separate service truck parking building is also located on site. parking for oversized vehicles is limited to 72 hours by the City's Municipal Code. This allows the recreational vehicle owner time Access to the SCE Substation site is provided from Ward Street to pack and unpack their vehicles prior to use, and attempts to through the area leased to the nursery operation. The SCE facility limit the impact to on-street parking. However, this practice has is not open to the public. On-site parking currently accommodates been an issue of conflict in many neighborhoods. In addition, on- 10 cars. Additionally, equipment stored at the site consists of site oversized vehicle parking is very difficult to accomplish service trucks and necessary distribution services equipment. consistent with the City's current regulations. The proposed recreational vehicle storage facility will provide a new convenient Village Nurseries Landscape Center (10500 Garfield Avenue)has alternative to address the issue. Similar facilities in other been in operation at the site since the 1970s (previously known as communities have proven to be successful. Nina's Nursery). The nursery has operated through 5-year renewable lease agreements with Southern California Edison and The surrounding community consists primarily of residential consists of wholesale of plants and trees (in ground and potted). activities. The Mariner's Pointe mobilehome park at 19350 Ward The business operates out of an open wood structure adjacent to Street developed in the 1960's and consists of 98 mobilehome WAR®/GARP/EL.® SPECIFIC PLAN 10 Project Area Description spaces. The mobilehome park abuts the Edison property to the south and partially on the west. There is a single family residential tract developed in the 1970's located south of the mobilehome park. The cul-de-sac, Aragon Circle has eight homes that abut the Edison property. Directly south is Arevalos Park, a 2.62 acre public park owned by Southern California Edison but leased and maintained by the City of Huntington Beach. The park facilities, although part of the Edison parcel, are not included within the Specific Plan. TA � - WARD/GARF®ELD SPECIFIC PLAN 9 'IP�t Pi f, 15 r IN SKH "a a "`r ir Wl Ik}1C1't'` 1� `' r rYlt4trkp liY a a "` +� Ne,' r z '?13f 4e, 3k 15'-"4 i ;4 P C _ ^' •' t� 4 I[t(s11 SY tj x _ a ,j. 'tt,. s gfr ~,X t g a ws Nf nya k jt q AR, ^t `aaf`!u § �. i6 ��.. + `I s�t %l'i�IIt ram . '�u^ x'N2rill,13r�"i �- s*4� 4 i�i r W tt l� t s r x• f- `~ #� v. �- ��:?.���r"�a a' �s��z"�''t rr�z�` /r z'r� ': 6 I r"i t 1 tuv f,A" 3 r't er ppp£ {t 4 7e' }fMi A t�+ C@ s gg�� t G ¢ „ t t a g ` i `} ° A R$ ��f ���� S^ �a� to n .A s t w 1 # t 4"� ' � .•.is rah , � .i ®1ix v a1 F.i x ' rA ,Y ,rl:kFS dtv,1 3fh 1 ! f t Y T .F ae`�'�I I ! i' ll, `fit zt r �i<' yy� k I � to t 1 j 'z` sf "f,a ,j s it t yavpa` an, &1 a,a t It #�. N1, ;isiki ar ss (V1UttS>fL�15# i �� x # 9 arf ofu reti ;oq1 eP sa+u a aR k`'r n i/ '•€ a* � S 3 y Yu #� a G ,t + i iil jfl ei kit L a s t ,+N Rs x° 1 g aT t. Ir°5 3rS y i {w� -: i✓'t kid,gg '#0.e- C r ,i. M. ft h A "'-, y r'f, Implemenitn¢®®n 4k"J 3.0 ADMINISTRATION ° N The City's Planning Director shall administer the provisions of the provided in the Huntington Beach Zoning and Subdivision Ward/Garfield Specific Plan in accordance with the State of Ordinance. Any request for a subdivision of a parcel shall require California Government Code, Subdivision Map Act, the submittal of a Tentative Map. Huntington Beach Municipal Code,the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), and the City's General Plan. Subsequent requests for minor or ancillary uses in conjunction with the original use may be approved by the Planning Director. The Specific Plan development procedures,regulations, standards The Director also has the authority to determine if any application and specifications shall supersede the relevant provisions of the shall require review by the Design Review Board. City's Zoning Code (Huntington Beach Zoning and Subdivision Ordinance), as they currently exist or may beamended in the future. Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City's 3.3 ENVIRONMENTAL DETERMINATION adopted regulations in effect at the time of an individual request. The extent and intensity of all anticipated development activity for the Ward/Garfield Specific Plan area has been identified in the 3.1 METHODS AND PROCEDURES Specific Plan and analyzed in an Environmental Assessment accompanying this Specific Plan. The methods and procedures for implementation of the Specific Plan shall be on a project-by-project basis. The adoption of the Development project requests consistent with the Specific Plan Specific Plan alone will not require any improvements to the shall not be subject to additional environmental review unless project area. Physical improvements will only coincide with the otherwise required by CEQA. However, the Planning Director approval of new development projects. The Specific Plan is a may request an additional environmental assessment for unique or regulatory document and is not intended to be a Development unusual circumstances that have not been previously addressed in Agreement. the initial environmental review. The City shall impose any applicable environmental mitigation 3.2 APPLICATION PROCEDURE measures, as specified in the environmental review as conditions of approval on individual projects. Such conditions of approval The Specific Plan requires that all requests for initial development shall describe the time period and manner in which the mitigation or establishment of a use must be accompanied by an application measure must be satisfied. for a Conditional Use Permit to the City's Zoning Administrator as WAR®/GAIRP/EL® SPECIFIC PLAN 13 o 0-n A A 4; Implementation 3.4 REQUEST FOR DEVIATION TIA. 'E Not be detrimental to the general health, welfare, safety The Ward/Garfield Specific Plan Development Regulations are and convenience of the neighborhood or City in general, intended to encourage projects that create an aesthetically pleasing nor detrimental or injurious to the value of property or appearance, enhance the environment, and facilitate an adaptation improvements of the neighborhood or of the City in to the surrounding environment. general; and Deviations pertain only to the Development Regulations of the Be consistent with objectives of the Specific Plan in Specific Plan and may be granted for special circumstances. achieving a project adapted to the area and compatible with Requests for Deviation may include but are not limited to building the surrounding environment; and height, setbacks, parking, and landscaping. Be consistent with goals and policies of the City's General The Planning Director may consider deviation requests up to ten Plan, and comply with State and Federal Law. (10) percent of any single standard. Deviations greater than ten (10) percent or deviations for projects subject to entitlement review must be approved by a Variance, subject to the procedures 3.5 SPECIFIC PLAN AMENDMENTS outlined in the City's Zoning and Subdivision Ordinance. The Specific Plan can be amended. The Planning Director shall Deviations may be allowed when, in the opinion of the Planning have the discretion to determine if requests for modification to the Director, significantly greater benefits from the project can be Specific Plan are minor or major. Minor modifications may be provided than would occur if all the minimum requirements were accomplished administratively by the Director. Major met. These benefits may include: additional landscaping, greater modifications will require the processing of a Zoning Text setbacks, concentrated or intensified landscaping, and Amendment, subject to the City's processing regulations in place unique/innovative designs. at the time of the request. The Planning Director may approve the Request for Deviation in Minor modifications are simple amendments to the exhibits and/or whole or in part upon making the following findings: text that are intended to clarify and not change the meaning or intent of the Specific Plan. Major modifications are amendments Promote better design, environmental and land planning to the exhibits and/or text that are intended to change the meaning techniques and contribute to the economic viability of the or intent of the Specific Plan. community, through aesthetically pleasing architecture, landscaping and site layout; and WARDIGARFIELD SPECIFIC PLAN 114 Implementation 3.6 SEVERABILITY If any section, subsection, sentence, clause, phrase, or portion of this title, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title, or any future amendments or additions hereto. The City hereby declares that it � , ffi%R would have adopted these titles and each sentence subsection, '' g p clause,phrase, or portion or any future amendments or additions ' thereto, irrespective of the fact that any one or more sections, subsections, clauses,phrases, portions or any future amendments TAKIT or additions thereto may be declared invalid or unconstitutional. ' WARDIC:ARFIEL,® SPEC/P/C PLAN 15 Section F®ar Specific Plan Concept PA*El d _ C7 TANA UP' Y,4_. 4 4 4 v 4 / I i PA-2 f --------------- I �. mg PAA +? I Mon' �f TA ! i SO ce ( i � lamso 1 OR i. SIM i _ i raxrawA� a � �, PA-1 BORDER r Pa+/ PA-2 BORDER PA-3 BORDER BORDER LEGEND SECTION FOUR SPECIFIC PLAN CONCEPT WAR®/GARFIEL® SPECIFIC PLAN 16 Section Four Specific Plan Concept 4.0 DEVELOPMENT CONCEPT The Ward/Garfield Specific Plan development concept provides The Specific Plan recognizes that the primary use of the property for an RV Storage facility within a portion of the Southern revolves around the Southern California Edison Ellis Substation California Edison right-of-way that runs along the Santa Ana and ancillary transmission lines. The Specific Plan anticipates the River Channel on the eastern boundary of the City of Huntington continuation of the electrical facilities with the opportunity for Beach. The development concept also recognizes existing uses separate leases by SCE. Any modifications and/or expansion of including Village Nurseries, a retail/wholesale business, the Ellis the existing facility shall continue to be regulated by the provisions electrical substation and associated transmission lines, and of the Specific Plan and the Huntington Beach Zoning and wireless communication facilities on existing transmission towers. Subdivision Ordinance. The Specific Plan is designed to allow for development in a manner that is compatible with the existing commercial nursery and public utility uses. The surrounding area has been developed with residential uses over an extended period of time, including ¢ the adjacent Mariner's Pointe mobilehome park, and single family homes to the south and west. w ::. � a The Ward/Garfield,Specifc Plan provides the framework and '� guidelines necessary to create a unique, high quality RV Storage TA -, NU facility while recognizing standards for the existing uses. An illustrative Site Plan has been prepared showing complete build out of the area utilizing the various guidelines described in the Specific Plan. The plan provides a conceptual layout identifying the RV Storage, Nursery and Southern California Edison uses, parking design, access points, and landscaping. It is only intended for illustrative purposes to present an image of how the site may be developed and is not to be construed as the definitive plan for the area. WAR®/GARF®EL® SPECIFIC PLAN 17 Specific Plan Concept GARFIELD AVE. 4.1 PLANNING AREAS PA-3 PA-2 The purpose of identifying separate Planning Areas (Exhibit 4.1) is to delineate the proposed RV Storage facility while allowing for the continuation of current activities. This approach recognizes proposed development and establishes sufficient flexibility to provide for future opportunities. Three distinct Planning Areas are Cn �Q- identified to provide opportunities for three different and distinct activities. � I �Q YORKTOWN AVE. TA KEN"' Exhibit 4.1 Planning Area Map WARDICARF/ELD SPECIFIC FLAN 18 Specific Plan Concept c p' n' k O ma`s Exhibit 4.2 Images of Planning Area 1 WAR®/GARF/EL® SPECIFIC PLAN '9 Specific Plan Concept 4.2 PLANNING AREA 1 _ _ _ GARFIELD AVE. Planning Area 1 (13.52 acres) is devoted to the Huntington Beach RV Storage facility located on the southerly portion of the Specific PA-a Pn.2 Plan area, although RV storage is prohibited south of Yorktown Avenue; this area south of Yorktown Avenue may be used for landscape nursery. PA-1, also referred to as "the 7" due to its lot PA-1 configuration, will consist of 395± RV parking spaces, an 800 sq. `w ft. modular rental office with restroom, and associated perimeter fencing and lighting. There will be a washing facility and dump station for grey and black water, and a trash enclosure inside the facility. The new RV Storage facility is designed to provide access from cry Ward Avenue with a large queuing area(approx. 120 ft.)to an automated remote gate system. The site also provides a large YORKT- - turnaround area in front of the gate (Exhibit 4.5). Existing transmission towers and electrical lines will continue to exist above the RV parking stalls. There will be no on-site vehicle repair at the facility. Exhibit 4.3 Map of Planning Area 1 An ornamental security fencing system with vertical landscaping material is proposed along the existing residential properties to minimize view impacts to the parked RV's, boats and jet-skis. pq The fencing system will provide the needed security for the RV Storage facility as well as provide security to the rear yards of the residential properties. Permitted uses in Planning Area 1 will be limited to RV Storage TAKEN (north of Yorktown Avenue only), Landscape Nurseries, Wireless Communication facilities, and electric utilities. WAR®/GARF®EL® SPECIFIC PLAID 20 Specific Plan Concept EDISON j r ELECT.POLE PA-3 1a MASONRYwALL WGATE E(TTOATE • \ I f r': PA-1 > ELECT.PaE I SUNDAY i r r l r�! ,�i•:: o • DR. 1 ,t ttt ELEcT TOYYBRS ; f fj: Cn O O tl i ` '. J ENTRY GATE + r. ENrnr PA-1 r / I A 2W ,E a (jam j ELECT.POLE -EIECT.POIE AB080.FT. ',. RENTALOFFICE Exhibit 4.4 Proposed Entry for RV Storage t'r' f,;k 6 r I at } 7 t4 ^R PA-I ,al. , TA Em Nrii` Exhibit 4.5 PA-1 Site Plan WARDIGAIRFIEL® SPECIFIC FLAN 21 Specific Plan Concept OR 1 t Entry to Ellis Substation Looking west `�i€��"�'� ��""�$���'Fs�x ivy i"�% �`' a"u �a''4%*e �' ��',,•';u �r . �y �T M f � „J 4 Y � a R � 'f�x *S 5•k 5 a Exhibit 4.6 Images of Planning Area 2 WAR®/GARF®EL® SPECIFIC PLAN 22 111"I"i 1f,114,11-11, a a Specific Plan Concept 4.3 PLANNING AREA 2 `� A Planning Area 2 (12.95 acres) consists of the existing Southern California Edison Ellis Substation at 19118 Ward Street. No change is proposed to this area. The structures at the Ellis Substation include an approximately 2000 sq. ft. building with an ancillary service truck bay. Existing access is provided from Ward Avenue through a portion of the nursery and to a security keypad entry system. The access will be provided in perpetuity. There are 10 on-site parking spaces for the current 8-10 employees that staff the substation on a daily basis. The Specific Plan designates Planning Area 2 solely for the SCE Ellis Substation. Exhibit 4.8 PA-2 Aerial Photograph GARFIELD AVE. PX2 BORDER ( P�BID .................................. ................... L PA-1 �. �, ��oisovsu�nrioni�o 0 evoevo /,,'/ F_ ............ .................. M 0 0 0 co YORKTOWN AV j� Exhibit 4.7 Map of Planning Area 2 Exhibit 4.9 PA-2 Site Plan WARDIGARFIELD SPECIFIC PLAN 23 do Specific Plan Concept fi q E rl i S{; 7 Pry s d.i"-;•, iTb i' p .t ;} 'yy$., y4 ",A' Exhibit 4.10 Images of Planning Area 3 r n�' :� n �? � . 'r-A I rt,- E NN WARDIGARF/EL® SPECIFIC PLAN 24 Specific Plan Concept 4.4 PLANNING AREA 3 Planning Area 3 is a 17.13 acre area that surrounds the SCE Ellis GIVOFPp11NTNN VNIEY Substation. PA-3 is currently occupied by Village Nurseries OMNNE WON YQN fA ONGe 1tlCf Landscape Center at 10500 Garfield Avenue. The commercial —' landscape nursery currently leases the property from SCE. Primary access for the nursery is provided at the terminus of Garfield Avenue with business related access from Ward Avenue via the Ellis Substation driveway entry. Permitted uses will be limited to RV storage, landscape nurseries, wireless communication facilities, and electric utilities. All future modifications will be subject to the provisions of the Specific Plan. GARFIELD AVE. ' PA-3 �� r j iwraMimMiNiue awNNwoN�o" Pn S40- Exhibit 4.12 PA-3 Site Plan �a =Q fx � GOT YORKTOWN AVE. TAKEly Exhibit 4.11 Map of Planning Area 3 WAR®/GARF/EL® SPECIFIC PLAN 25 m' '„ '" Specific Plan Concept is .. "�t,'� � �`-.—�---�•�.�—QAR�'IELDAI7E. -6^" 4.5 ACCESS AND CIRCULATION Access to the Ward/Garfield Specific Plan area from the San Diego Freeway (Interstate 405) can be obtained from the Euclid off-ramp, west on Ellis Avenue to Ward Street, and southbound on Ward Street to Garfield Avenue. Access is also available via VH Garfield or Yorktown Avenues to Ward Street and the Specific Plan area. Primary vehicular access to the project site is provided via three driveways on Ward Street, a Collector Arterial Street, and one �'� driveway on Garfield Avenue, a Primary Arterial that terminates VH4 PO east of Ward Street at the Santa Ana River Channel. Pedestrian access to Village Nurseries is provided from Garfield Avenue. PM' The intersection of Ward Street and Garfield Avenue is at the boundary of Huntington Beach and Fountain Valley. PA-' ~ PIMIT wc" The entire site is owned by Southern California Edison that leases PPEDSSTRM portions of their property to private operators. Vehicular access to the Ellis Substation(PA-2) will continue to be provided from Ward Street through a portion of Village Nurseries property (PA- 3) and will be provided in perpetuity. Ward Street and Garfield Avenue, adjacent to the project area, are designated for Class II �! bike trail systems. Internal circulation is currently provided by a system of private accessways serving as access to individual activity areas within the project site. Circulation will be further enhanced by a proposed entryway to the new recreational vehicle storage facility from Ward Street. The RV parking facility is designed with asphalt parking stalls and drive aisles. VV Exhibit 4.13 Access/Circulation Plan WARDIGAI RFiEL® SPECIFIC PLAN 26 Specific Plan Concept Access at the south end of the RV parking facility (at Yorktown Avenue) is for emergency vehicles, SCE vehicles, and landscape nursery vehicles only. Access at the south end of Planning Area 1 (at Arevalos Park) is for emergency vehicles only. All new ingress and egress to and from the site shall be provided at locations approved by the City. All internal accessways shall be privately owned and maintained. The standards for such drives, including width and construction, shall meet the requirements of the City. T A �t 4 . WAR®IGARF®EL® SPECIFIC PLAN 27 °r Specific Plan Concept 4.6 PUBLIC FACILITIES � ,Y :�� � .� �,a' Sewer System Public facilities analyses of infrastructure requirements and The City of Huntington Beach is responsible for the review and detailed design, construction and phasing will be completed as approval of the collection of wastewater within the project area, required by the City of Huntington Beach Department of Public and the Orange County Sanitation District(OCSD) is responsible Works. Future development within the Specific Plan area will be for the treatment of wastewater. responsible for the construction of public facilities improvements concurrent with individual project development, subject to review The City system ultimately is collected by the Sanitation District and approval of the Director of Public Works. via their trunk and distribution lines to convey sewage to their plant. Any new sewer lines within the property will be contained in private roads or in easements that may ultimately be dedicated Water System to the City of Huntington Beach. The sewer system will be designed to City sewer standards for possible future public Domestic water for the property will be provided by the Public acceptance and maintenance. Works Water Division of the City of Huntington Beach. The Water Division provides water to all of the customers within the There are currently no sewer facilities available on Ward Street at City of Huntington Beach. the entry to the RV Storage Facility. Sewer facilities are available on Ward Street north of the site entry and within the Mariner's The Water Division has use of both underground and imported Pointe Mobilehome complex. The RV Storage facility will water sources to service the area. The underground supply comes include a office building with restroom facilities and a dump from nine existing wells, and imported water delivered to the City station that will require a sewer connection. These existing sewer of Huntington Beach by the Metropolitan Water District(MWD) at connections drain to the Orange County Sanitation District plant at three locations. The Specific Plan area is part of the City's Master Brookhurst and PCH. Plan for Water Service. Storm DrainageMater Quality All water improvements shall be designed to the City of Huntington Beach water standards for future City acceptance and The City of Huntington Beach and the Orange County Flood Control approval. Locations of fire hydrants and apparatuses will be District(OCFCD)are the agencies responsible for the flood control reviewed for each project by the Fire Department and Water system in the project vicinity. There are no storm drain systems that Division of the City of Huntington Beach to ensure adequate fire exist within or along the project site. The proposed RV Storage flow and pressure. facility will involve installing impervious surfaces on a large portion of the site. The new drainage pattern will be very similar WARDIGARFIEL® SPECIFIC PLAN 28 Specific Plan Concept to the existing drainage pattern, except drainage will be directed away from the Edison towers and drainage devices will be added Electricity to the project to aid in an infiltration process. At the entrance of the site,the use of new curb and gutter will direct drainage toward Electrical service to the area is provided by the Southern Ward Street. At the northeast portion of the site, drainage will California Edison Company. Existing transmission and occur through V-gutters which will then direct the flows to an distribution lines are adequate to service current and potential infiltration trench located along the eastern property line of the future needs. project. The majority of the area along the Santa Ana River Channel will drain toward the east property line where an infiltration trench will collect all of the runoff from this area. Natural Gas Stormwater systems eventually discharge into coastal ocean water. Natural gas service in the Specific Plan area is provided by the They may also discharge into wetlands or streams. Stormwater Southern California Gas Company. Adequate facilities exist for discharging from the site shall be of sufficient quality and volume to current and projected future needs. maintain or enhance the functional capacity of the receiving waters. Where new storm drains are necessary to accommodate the development,they shall be sited and designed to discharge in the least environmentally sensitive location. The on-site water retention and percolation system will minimize run-off into the 'Cit s .z -r p Y Y �`Ezl stormwater system. All drainage and runoff will comply with the National Pollution Discharge Elimination System (NPDES) TA requirements. K"lik Storm Drains and/or Catch Basins shall be marked"No dumping- drains to Ocean" or with other appropriate local insignia. These marking shall be maintained for the life of the project. 4.7 UTILITIES There are several public utility service providers in the Ward/Garfield Specific Plan area as described below. Adequate facilities exist for the current service needs of the area as well as the anticipated additional facilities. WARDIGARF®EL® SPECIFIC PLAN 29 Specific Plan Concept Telephone Telephone service in the Specific Plan area is provided by Verizon. Coordination with the service provider for the installation of new service will be necessary. Cable Television Cable television service within Huntington Beach is provided by Time Warner Communications. Coordination with the cable company for the installation of new service will be necessary, however not anticipated as part of this proposal. Solid !Taste Disposal Rainbow Disposal Company currently provides solid waste disposal services for the area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. WAR®/GARFIEL® SPECIFIC PLAN 30 Section Five Development Regulations x a� x Exhibit 5.1 Images of the Area SECTION FIVE DEVELOPMENT REGULATIONS WARDIGARFIELD SPECIFIC PLAN 31 4u Development Regulations !f,`11,,,i,,, 5.0 PURPOSE TA4 EN 0 Construction. All construction shall comply with the The purpose of this section is to provide specific development provisions of the current Uniform Building Code and as regulations and standards that will be applied to individual subsequently amended and the applicable sections of the development projects in each Planning Area of the Specific Plan. Huntington Beach Municipal Code. Upon adoption by the City of Huntington Beach, the Specific Plan will be the zoning document for the project area. 6.2 DEFINITIONS 5.1 GENERAL PROVISIONS For the purposes of the Specific Plan, words,phrases and terms shall have the meanings as defined below. Terms not specifically The provisions contained herein shall govern the design and defined in the Specific Plan shall have the same definition as used development of the Ward/Garfield Specific Plan area. Standards in the City of Huntington Beach Zoning and Subdivision and/or criteria for development and activities not specifically Ordinance. addressed in this Specific Plan may require referral to the current provisions of the Huntington Beach Zoning and Subdivision When consistent with the context, words used in the present tense Ordinance and Municipal Code. include the future tense; words used in a singular number include the plural number; and words of the masculine gender include the Whenever an activity has not been specifically listed as being feminine and neuter gender. The word"shall" is always permitted in a particular Planning Area of the Specific Plan, it mandatory and the word"may" is permissive. shall be the duty of the Planning Director to determine if it is consistent with the intent of this Specific Plan and compatible with Accessory Building other permitted uses. In the case of any conflicting provisions,the A detached building on the same lot as a main building or activity, regulation and policies of the Specific Plan shall prevail. In the use of which is incidental to that of the main activity. addition, all projects must comply with the following policies and requirements. Accessory or Ancillary Use A use that is appropriate, subordinate, and customarily incidental Policies and Requirements to the main use of the site and which is located on the same site as the main use. 0 Grading. All grading shall comply with the applicable sections of the HBMC and shall be approved by both the Planning Director and Director of Public Works. WARDIGARFIELD SPECIFIC PLAN 32 Development Regulations Building Height Street Building height is the vertical dimension measured from the top of A public or approved private thoroughfare or road easement which the highest roof to the top of the subfloor/slab directly underneath. affords the principal means of access to abutting property. Deviations Structure An adjustment in one or more Development Regulations in order Any building or portion thereof, wall fence, etc., extending forty- to accommodate special circumstances and/or unique architectural two (42) inches in height above the grade. features. Use Entryway The purpose for which land or building is arranged, designed, or The point of ingress and egress from a public or private street to intended, or for which it is occupied or maintained. the project. Zone Modification (Minor) A district as defined in the State Conservation and Planning Act, An amendment to the exhibits and/or text that is intended to clarify shown on the official zoning maps and to which uniform and not change the meaning or intent of the Specific Plan. Minor regulations apply. modifications require action by the Planning Director. Modification (Major) An amendment to the exhibits and/or text that is intended to change the meaning or intent of the Specific Plan. Major ` modifications require a Zoning Text Amendment and action by the Planning Commission and City Council. T' Aln, ' Setback Line The line that defines the width or depth of the required yard. Such line shall be parallel to the property line and/or Planning Area boundary line and removed therefrom by the perpendicular distance described as the setback. Specific Plan Specific Plan shall mean the Ward/Garfield Specific Plan as adopted by the City Council of the City of Huntington Beach. WAR®/GARF/EL® SPECIFIC PLAN 33 Development Regulations ® The RV Storage facility is prohibited south 5.3 DEVELOPMENT STANDARDS of Yorktown Avenue. o Landscape Nursery uses; The Development Standards shall serve as the mechanism for the o Wireless communication facilities subject to current implementation of the Ward/Garfield Specific Plan. The standards requirements set forth in the HBZSO; set forth in this section will assure that future development within o Electric utilities and incidental structures including the project is implemented in a manner consistent with the intent electrical transmission lines and towers. of the Specific Plan. The standards contained herein provide flexible mechanisms to anticipate future needs and achieve ® Planning Area 2 Permitted Uses. compatibility between land uses and the surrounding community. o Electrical Substation; Standards and guidelines are designed to be compatible with the o Electrical transmission lines; existing land use categories of the City. The primary land uses in o Transmission towers; the Specific Plan allow for existing electric utilities, low-activity o Switching buildings (existing Southern California commercial, and recreational vehicle storage. Development Edison Ellis Substation) with private access road. Standards shall be established for each Planning Area in order to accommodate the existing and proposed uses. ® Planning Area 3 Permitted Uses. o Landscape Nursery uses; Permitted Uses o Recreational Vehicle Storage and accessory buildings; Permitted uses shall be established in each Planning Area and shall o Wireless communication facilities subject to current be required to meet all applicable provisions of the Specific Plan. requirements set forth in the HBZSO; All requests for initial development or establishment of a use must o Electric utilities and incidental structures including be accompanied by an application for a Conditional Use Permit to electrical transmission lines and towers. the City's Zoning Administrator as provided in the Huntington Beach Zoning and Subdivision Ordinance. a : r © Planning Area 1 Permitted Uses. ��"� �` � �� �, o Recreation Vehicle Storage and accessory 'Aa, 4� buildings;° 't The RV Storage facility may include a washing facility and dump station for grey and black water. The dump station will require all applicable City and County permits. WARDIGARFlEL® SPECIFIC PLAN 34 Development Regulations DEVELOPMENT STANDARDS PA-1 PA-2 PA-3 (HB RV Storage) SCE Ellis Substation Nurse Maximum Building Height 15 ft, 15 ft. 20 ft. Minimum Building Setback Front 100 ft. 0 ft.* 15 ft. Side 15 ft. 0 ft.* 0 ft.* Street Side n/a n/a 15 ft. Rear 15 ft. 0 ft.* 0 ft.* *Setbacks shall comply with California Building Code Required Off-Street Parking 5 spaces for office use 5 spaces for office use 1:1000 sq. ft. of display area; +1:300 sq. ft. of office area Landscaping Min. 8% of site; concentrated in Min. 8% of site; concentrated in Min. 8% of site; concentrated in areas of public view areas of public view areas of public view Fencing Max. 8 ft. in height with ornamental Max. 8 ft. in height Max 8 ft. in height fencing design and integrated landscaping Other Development Standards Wireless Communication Facilities (WCF) shall comply with the requirements set forth in the HBZSO. Exhibit 5.2 Development Standards Chart 4 { . ' , AR®/GARF/EL® SPECIFIC PLAN TAIK 35 va :: Developm ent Regulations let 45 R Maximum Building Height A 4 Additional setbacks are required by the terms of the lease The maximum allowable building height shall be established in agreement with the property owner, from the electrical each Planning Area. transmission towers which cross the property. A "no-park or build zone"of 100 feet is required for a non-polymer tower and 50 feet • Planning Areas I and 2. Building height shall be limited is required for a polymer tower. to fifteen (15) feet. Parking • Planning Area 3. Building height shall be limited to twenty (20) feet to allow for greenhouse structures. All developments will be required to meet the minimum on-site parking standards of the Huntington Beach Zoning and Subdivision Building Setbacks Ordinance unless otherwise noted on Exhibit 5.2. In addition,the following shall apply: Setbacks shall be established in each Planning Area. The provisions outlined shall not apply to existing structures or - Existing uses at the time of Specific Plan adoption shall perimeter fencing. However, any expansion of nonconforming be deemed in compliance with parking standards of the structures shall comply with current requirements set forth in the Specific Plan. Any alteration or expansion of those HBZSO. In addition, recreational vehicles are not considered activities may require additional parking. structures, and are therefore not subject to setback provisions. - Proposed uses and activities shall provide the following: ® Planning Area 1. The minimum setback from any exterior property line shall be fifteen(15) feet. The minimum front • Planning Area I setback shall be 100 feet. - A minimum of five (5)public parking spaces shall be provided for RV Storage office uses. No additional * Planning Area 2. There are no minimum setbacks for the parking is required to be provided for the RV Storage use. Ellis Substation facility provided structures comply with the California Building Code (CBC). No changes to the • Planning Area 2 substation are proposed. - A minimum of five (5) employee parking spaces shall be provided for the Ellis Substation use. * Planning Area 3. The minimum setback for structures along public streets shall be 15 feet, with no setback • Planning Area 3 requirement along interior property lines provided - A minimum of I space for every 1000 sq. ft. of public structures comply with the California Building Code display area shall be provided,plus a minimum of I space (CBC). for every 300 sq. ft. of office area shall be provided. WARDIGARFIELD SPECIFIC PLAN 36 0 Development Regulations # will establish a strong outline and framework for guiding future 5.4 DESIGN GUIDELINES i`5h development projects. The Design Guidelines establish the character and style for The successful integration of effective site planning techniques, development within the project area. The Guidelines with the basic design elements on individual projects, will enhance accommodate individual development identities and promote the visual experience in the Specific Plan area. Future interrelationships between the varying land uses and community development within the project area will be in accordance with features. The major elements of the Design Guidelines include: many of the established existing design concepts, in order to site planning, building architecture, landscaping, fencing, signing achieve an overall project area compatibility. Site layout shall and lighting. All development proposals within the Specific Plan respect and preserve the natural and existing site features. area shall conform to the Citywide Design Guidelines, as well as 1. There should be a minimum queuing area for two bus-sized those outlined in the Specific Plan. recreational vehicles in front of the security gate to avoid The Design Guidelines are intended to be consistent with the any traffic impacts on Ward Street. Design Element of the General Plan and the City's adopted Design Guidelines, The Design Guidelines are general and may be 2. There should be a minimum landscape buffer of five (5) interpreted with some flexibility in their application to specific feet between residential properties and any recreational projects. Variations may be considered for projects with special vehicle/trailer. No recreational vehicle/trailer taller than design characteristics that still meet the objectives of the eight(8) feet high shall be parked along the westerly Guidelines. The Design Guidelines shall be used to promote a property line adjacent to residential uses. high level of design quality while at the same time provide some flexibility, necessary to encourage creativity on the part of 3. The dumping station and vehicle washing areas should be individual project designers. located away from the residential properties to minimize noise impacts. Site Planning 4. Parking lot lighting and security lighting should be appropriately shielded so as to not spill over into The Specific Plan allows for a combination of uses, all of which residential areas. will revolve around the primary electrical utility use. The Design 5. Uses should be located away from existing transmission Guidelines section provides the measure by which basic concepts towers and poles to the greatest extent. for coordinated site planning can be realized. Care must be taken in each project area to provide convenient access and to minimize 6. The RV storage facility shall be prohibited south of impacts to surrounding uses. Effective site planning techniques Yorktown Avenue. WARDIGARFIELD SPECIFIC PLAN 37 Development Regulations Architectural Guidelines The Architectural Guidelines are intended to establish a compatible character, style and quality for all development projects within the Specific Plan. This compatibility of character ''� " is not intended to discourage individual innovation and creativity, -= but to simply provide a framework within which an overall sense of community and place will be reinforced. Each building shall be FBI co designed and sited with sensitive regard to climate, context, and N proper use of materials and form in an honest expression of lffffffl MINI function as well as aesthetics. Attention shall be given to incorporating the design, colors, and materials of signage into the overall design of the entire development in order to achieve conformity. 1. Architectural features and/or complementary colors and materials should be incorporated into the design of all exterior surfaces of the buildings in order to create an u- aesthetically pleasing project. 2. Building architecture and general appearance of the N proposed development should enhance the orderly harmonious development of the area and the community as m a whole. 3. Modular structures may be permitted provided they appear to be permanently installed with proper skirting. All utilities including air conditioning units and electrical Exhibit 5.4 Proposed Building Elevations (RV Storage Office) meters should be screened from street view. , , T A �� AR®I ARFIEL® SPECIFIC PLAN! f� 38 a ,4 16 fi Development Regulations qua PA-3 will be required to comply with the City's Landscaping M; 16 Landscape Guidelines requirements at the time of future development. The Landscape Guidelines for the Specific Plan are an integral component of the overall project design. The Landscape Concept Signs is composed of several design and implementation elements with a strong emphasis placed on minimizing impacts to surrounding All signs in the project area shall conform to the provisions of the residential views. These elements include intensified perimeter City's Zoning and Subdivision Ordinance and shall be consistent with landscaping to serve as a buffer to adjacent activities. The the guidelines of the Specific Plan. Guideline proposes landscape materials used to screen views of the RV storage use while providing an adequate buffer between the parked vehicles and adjacent residences. Lighting 1. Plant materials shall be selected to create an adequate All illumination of streets,drive aisles and parking areas shall be buffer by allowing planting along and through the proposed coordinated to provide consistent and non-obtrusive illumination security fencing. intensity. Emphasis shall be placed on areas of vehicular and pedestrian activity. 2. Trees shall be selected based upon the size of the planting area, to allow for mature growth without causing future 1. Light fixtures and standards should be energy efficient and damage to the improvements. directed away from adjacent properties. 3. Landscaping around the project area shall provide a 2. No lighting should spill across property lines. consistent edge treatment using a limited variety of plant materials. 3. All lighting should be dimmed to security levels between 10:00PM and 7:OOAM A preliminary landscape plan shall be submitted concurrent with the Entitlement application. The plan shall include provisions to provide a buffer between the projects and adjacent uses. A Security System professional arborist shall be consulted to determine how existing trees can be saved during design and construction. Security cameras will be installed for the RV Storage facility. The 24- hr. security system will operate in conjunction with the lighting All landscaping will conform with the City's standard landscape system to minimize view and light/glare impacts to surrounding plans and specifications and landscape requirements set forth in properties. the Zoning and Subdivision Ordinance. Existing uses in PA-2,and WARDIGARFIELD SPECIFIC PLAN 39 Development Regulations Reddan dk—d dundnw hmuahq,dmw frame mod ModwmO mounft hm .W Co med h&dwM mmk 1 tahim meet. r►eV3ft•ftW*,r Fencing LAA hNn]!alAbdHtd.Ulhe . # b r't . dcJgaa Cable mPJI�IIP. 3i sY .n\6 d�U•N3 Ap- r � 4YVTa1 dnNpn. Walls and fences shall be provided as a means to secure the open HopRdduurmdudp.,Ye�+,,._ ;. commercial businesses including the RV Storage and Nursery ?Y tC"x N facilities and the SCE Ellis Substation. Any new fencing shall be solid block,decorative,or ornamental in nature and constructed to neYyae ad,mm dAmlasnWn minimize visual impacts from the adjacent residential properties. Existing chain-link fencing shall be permitted to remain. Appl tdf. .tomuome FiYm pimhfunhid u1 iqudaad fm abac and belun•hodmtd&kftmuutdlnq hrerLM. Increased fencing height may be necessary to provide security to the RV Storage facility. All new fencing over six(6)feet in height shall ,�,� qq be integrated with permanently maintained landscaping material along or within the fencing system. M 9 V is �Ai s Exhibit 5.5—Lighting Detail 011 ra4 51 ojry � M �_4 Exhibit 5.7 Fencing Design Detail WARDIGARF/EL® SPECIFIC PLAN 40 Aonendix P li%to WARDIGARFIELD SPECIFIC PLAN 4' Resolution No.2010-28 EXMTT"A" LEGAL DESCRIPTION FOR OVERALL..SITE BEING THAT PORTION OF THE RANCHO LAS BOLSAS,IN THE CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF-CALIFORNIA,MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOU Tf IEAST'CORNER OF THE SOUT 4WEST'/4 OF THE SOUTHEAST 1/4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89°35'38"E,A DISTANCE OF 106.94 FEET,THENCE S 26049'15"W,A DISTANCE OF 2,26 FEET;THENCE S 24°29'15"W, A DISTANCE OF 1,051.77 FEET;THENCE S 20°57'04"W,A DISTANCE OF 663.67 FEET; THENCE S 20002'5T'W,A DISTANCE OF 1,127.51 FEET;THENCE S 16°06'05"W,A DISTANCE OF 707A9 FEET,THENCE N 73042'02"W,A DISTANCE OF 180.00 FEET,THENCE N 16°06'05" E,A DISTANCE OF 661.94 FEET;THENCE N 89°30'19"W,A DISTANCE OF 3.60 FEET,THENCE N 20003'10"E,A DISTANCE OF 974.76 FEET;THENCE N 00°06'OT'E,A DISTANCE OF 404.94 FEET;THENCE N 89°53'53"-W,A DISTANCE OF 514.50 FEET;THENCE N 00106'OT'E,A DISTANCE OF 1,319.96 FEET;THENCE S 89035'38"E,A DISTANCE OF 1,320.11 FEET TO THE POINT OF BEGINNING. CONTAINS 43.60 ACRES,MORE OR LESS_ 4-87 Resolution No.2010-28 r EXHIBIT "B" OVERALL SITE 106.94' 1320.11' S 89 35'38" E 400 200 O S 8935 38" E P.0 B_ SE COR. SW. 1J4 SCALE. 1'=400' S E 1/4 SEC 3Z1.5.10 226' 26 49'15" W Oh Q, w � 0 � o 43.60 AC CO � a z 514.50' N 89 53 53" W W � o rr cp o p v- Q z �4 K d CO 3.60' N 8930'19" W o � h 8Q�� N 4-88 Resolution No.2010-28 EXHIBIT"C" CLOSURE CALCULATIONS FOR OVERALL SITE North:2194445.6319 East:6034643.8029 Line Course:S 16-06-05.W Length:707.49 North:2193765.8950 East:6034447.5890 Line Course:N 73-42-02 W. Length: 186.00 North:2193816.4133 East:6034274.8236 Line Course:N 16-06-05 E Length:.661.94 North:2194452.3870 East:6034458.4047. Line Course:N 89-30-19 W Length:3.60 North:2194452.4181 East:6034454.8048 Line Course:N 20-03-10 E Length:974.76 North:2195368.0854 East:6034789.0360 Line Course:N 00-06-07 E Length:404.94 ' �F North:2195773.0247 East:6034789.7565 Y _ _ 3. Line Course:N 89-53-53 W Length:514.50 North:2195773.9402 East:60342752573 T Line Course:N 00-06-07 E Length: 1319.96 North:2197093.8981 East:6034277.6058 � = n ; Line Course: S 89-35-38 E Length. 1320.11 North.2197084.5413 East:6035597.6827 Line Course:S 89-35-38 E Length: 106.94 North:2197083.7833 East:6035704.6200 Line Course: S 26-49-15 W Length:2.26 North:2197081.7664 East:6035703.6003 .Line Course: S 24-29-15 W Length: 1051.77 North:2196124.6013 East:6035267.6472 Line Course:S 20-57-04 W Length:663,67 North:2195504.8093 East:6035030.3379 Line Course:S 20-02-57 W Length: 1127.51 North:2194445.6277 East:6034643.7977 Perimeter.9039.45 Area: 1,899,210 sq. ft.43.60 acres Mapcheck Closure-(Uses listed courses,radii,and deltas) Error Closure:0.0066 Course: S 51-25-51 W Error North: -0.00411 East:-0.00516 Precision 1: 1,369,613.64 i - -- 4-89 -------------- Resolution No.2010-28 t EXMIT"D" LEGAL DESCRIPTION FOR PLANNING AREA 1 BEING THAT PORTION OF THE RANCHO LAS BOLSAS,IN THE CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST V4 OF THE SOUTHEAST% OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89'35'38"E,A DISTANCE OF 106.94 FEET,THENCE S 26049'15"W,A DISTANCE OF 2.26 FEET;THENCE S 24°29'15"W, A DISTANCE OF 1,-051.77 FEET;THENCE S 20°57'04"W,A DISTANCE OF 159.89 FEET TO THE TRUE POINT OF BEGINNING;THENCE S 20.57'W'W,A DISTANCE-OF 503.78 FEET;THENCE S 20-02'57"W,A DISTANCE OF 1,127.51 FEET;THENCE S I6'06'05"W,A DISTANCE OF 707.49 FEET;THENCE N 73-42'02"W, A DISTANCE OF 180.00 FEET,THENCE N 16°06'05"E,A DISTANCE OF 661.94 FEET;THENCE N 89°30'19"W,A DISTANCE OF 3.60 FEET;THENCE N 20003'10"E,A DISTANCE OF 974.76 FEET;THENCE N 00006'0T'E,A DISTANCE OF 404.94 FEET;THENCE N 89-53'53"W,A DISTANCE OF 514.50 FEET,THENCE N 00-06'07"E,A DISTANCE OF 203.00 FEET;THENCE S 89053'53"E,A DISTANCE OF 934.86 FEET TO THE TRUE POINT OF BEGINNING. CONTAINS 13.52 ACRES,MORE OR LESS. ? ,- -,r5 in 4-90 r Resolution No_2010-28 EXHIBIT "Ell 4 P LAN N I N G AREA 1 106.94' S 8935'38" E P.0 B. 400 200 Q S E COR_ S W 1 4 S E. 114 SEC 3 .5.10 2.26' SCALE_- 1"=400' 1 26 49'15" W 1 o o, TRUE P.O.B. 934.86' h h 0 o S 895353" E N 514.5013.52 A - z N 89 53 53" W W h h � o y L y,, 3 g Tivi � fin- 3�„k 5'l ` iaF (d A q N rt�Zc, h 3.60' N 89 30'19" W W � a- - g o � 0 8p 00 �34,9 4-91 Resolution No.2010-28 , E�tIDBTT"F" CLOSURE CALCULATIONS FOR PLANNING AREA 1 North:219592-2.1564 East:6037729.4680 Line Course:S 16-06-05 W Length:707A9 North:2195242A195 East:6037533.2542 Line Course:N 7342-02 W Length: 180.00 North:2195292.9378 East:6037360.4887 Line Course:N 16-06-05 E Length:661.94 North:2195928.9115 East:6037544.0698 4 Fix Line Course:N.89-30-19 W Length:3.60 North:2195928.9426 East:6037540.4699 Line Course:N 20-03-10 E Length:974.76 a North:2196844.6099 East:6037874.7011 1' Line Course:N 00-06-07 E Length:404.94 11 s s North:2197249.5493 East:6037875.4216 -Line Course:N 89-53-53 W Length:514.50 North:219725OA647 East:6037360.9224 Line Course:N 00-06-07 E Length:203.00 .North:2197453.4644 East:6037361.2836 Line Course:S 89-53-53 E Length:934.86 North:2197451.8010 East:6038296.1421 Line Course:S 20-57-04 W Length:503.78 North:2196981.3280 East:6038116.0049 Line Course:S 20-02-57 W Length: 1127.51 North:2195922.1465 East:6037729.4647 Perimeter:621638 Area: 588,943 sq.fL 13.52 acres Mapcheck Closure-(Uses listed courses,radii,and deltas) Error Closure:0.0104 Course: S 18-18-13 W Error North: -0.00991 East:-0.00328 Precision 1:597,728.85 r 9 4-92 • Resolution No.2010-28 EXHIBIT"G" LEGAL DESCRIPTION FOR PLANNING AREA 2 BEING THAT PORTION OF THE RANCHO LAS BOLSAS,IN THE CITY OF HUNTiNGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST%<OF THE SOUTHEAST%. OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89035'38"E,A DISTANCE OF 241.36 FEET;THENCE S 00"22'09"W,A DISTANCE OF 251.90 FEET TO THE TRUE POINT OF BEGINNING;THENCE N 89035'2T'W,A DISTANCE OF 780.26 FEET;THENCE S 00°23'4T' W,A DISTANCE OF 770.41 FEET;THENCE S 89-33'55"E,A DISTANCE OF 582.24 FEET; - . THENCE N 36002'30"E,A DISTANCE OF 111.18 FEET;THENCE N 22"08'47"E,A DISTANCE OF 359.97 FEET;THENCE N 00022'09"E,A DISTANCE OF 345.94 FEET TO THE TRUE POINT OF BEGINNING. CONTAINS 12.95 ACRES,MORE OR LESS. 5 4-93 Resolution No-2010-28 a EXHIBIT "H" PLANNING AREA 2 400 200 0 241.36' SCALE_- . 1."--460' S 89 3538" E P.O.B. S.E. COR_ S.W 114 S.E. 114 SEC 3 .5.10 o� rno TRUE P_0.$. 780.26' cn N 89'V27" W v- AC � o 0 12.95 o 582-24' S 89 33'S5" E x � 4-94 y Resolution No.2010 28 , EXHIBIT"I" CLOSURE CALCULATIONS FOR PLANNING AREA 2 North:2196855.8602 East:6037823.9861 Line Course:N 00-22-09 E Length:345.94 North:2197201.7931 East:6037826.2151 Line Course:N 89-35-27 W Length:780.26 North:2197207.3651 1East:6037045.9750 Line Course:S 00-23-47 W Length:770.41 North:2196436.9735 East:6037040.6451 Line Course:S 89-33-55 E Length:582.24 North:2196432.5559 East:6037622.8683 Line Course.N 36-02-30 E Length: It 1.18 North:2196522.4549 East:6037688.2837 Line Course:N 22-08-47 E Length:359.97 North:2196955.8676 East:6037823.9831 Perimeter:2949.99 Area:564,061 sq. ft. 12.95 acres Mapcheck Closure-(Uses listed courses,radii,and deltas) Error Closure:0.0080 Course:N 22-09-46 W Error North:0.00739 East:-0.00301 _ Precision 1:368,750700 y e i F f Resolution No.2010-28 x EXH]OBIT"J" LEGAL DESCRIPTION FOR PLANNING AREA 3 BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED AS-FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST V.OF THE SOUTHEAST'/. OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89'35'38"E,A DISTANCE OF 106.94 FEET;THENCE S 26°49'15"W,A DISTANCE OF 2.26 FEET;THENCE S 24�29'15"W, A DISTANCE OF 1,051.77 FEET;THENCE S 20-57'04"W,A DISTANCE OF 159.89 FEET; THENCE N 89-53'53"W,A DISTANCE OF 934.86 FEET;THENCE N 00°06'07"E,ADISTANCE OF I,116.95 FEET;THENCE S 89035'38"E,A DISTANCE OF 1,32011 TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THAT PORTION OF THE ABOVE DESCRIBED LAND KNOWN AS PL2,MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST'/4 OF THE SOUTHEAST!/4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89'35'38"E,A DISTANCE OF 241.36 FEET;THENCE S 00022'09"W,A DISTANCE OF 251.90 FEET TO THE TRUE POINT OF BEGINNING;THENCE N 89035'2T'W,A DISTANCE OF 78026 FEET;THENCE S 00'23'47" W,A DISTANCE OF 770.41 FEET,THENCE S 89-33'55"E,A DISTANCE OF.582.24 FEET, THENCE N 36002'30"E,A DISTANCE OF 111.18 FEET;THENCE N 22008'47"E,A DISTANCE OF 359.97 FEET;THENCE N 00022'09"E,A DISTANCE OF 345.94 FEET TO THE TRUE POINT OF . BEGINNING. CONTAINS 17.13 ACRES,MORE OR LESS. y nz 4-96 Resolution No.2010-28 EXHIBIT Yll PLANNING AREA 3 400 200 0 SCALE 1"-400' P.O.B. S.E. COR S W. 11/4 S-E_ 114 SEC 32.5.10 106.94' 1320.11' S 893538" E S 89 3538" E 17.13 AC 226 26'49'15" W . .o 934.86' N 89-53 53" W s n 4-97 Resolution No.2010-28 CLOSURE CALCULATIONS FOR PLANNING AREA 3 North:2196301.1102 East:6037240.3725 Line Course:S 89-35-38 E Length. 10.6.94. North:2196300-3522 East:6037347.3098 Line Course:S 26-49-15 W Length:2.26 North:2196298.3353 East:6037346.2901 Line Course:S 24-29-15 W Length: 1051.77 North:2195341.1702 East:6036910.3370 Line Course:S 20-57-04 W Length: 159.89 North:2195191.8512 East:6036853.1649 Line Course:N 89-53-53 W Length:934.86 North:2195193.5146 East:6035918.3064 Line Course:N 00-06-07 E Length: 1116.95 North:2196310.4628 East:6035920.2937 Line Course:S 89-35-38 E Length: 1320.11 North:2196301.1060 East:6037240-3706 Perimeter_4692.79 Area: 1,310,268 sq. ft.30.08 acres Mapcheck Closure-(Uses listed courses, radii,and deltas) Error Closure:0.0046 Course: S 24-18-36 W Error North:-0.00420 East:-0.00190 Precision 1: 1,020,169.57 A ` 7 U` 4-98 ATTACHMENT #55 RECEIVED NARRATIVE MAY 2 5 2010 (revised May 24,2010) Dept. of Planning &Building LOCATION: 19118 Ward Street (Southeast corner of Ward St. and Garfield Avenue) REQUEST: GPA: To add a Specific Plan suffix to the existing Public (P) designation ZMA: To change the RL zoning designation to the Ward Garfield Specific Plan ZTA: To adopt the Ward Garfield Specific Plan CUP: To establish a 395 space RV Storage Facility on approx. 10.71 acres. EXISTING CONDITIONS: The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison who currently leases portions of the property to landscape nursery uses. The Ellis Substation which occupies approximately 13 acres is centrally located on the site. No changes to the substation are proposed. Existing improvements include an approximately 2000 sq. ft. substation building with an ancillary service truck bay, an approximately 500 sq. ft. landscape nursery office, greenhouse structures, electrical transmission utilities, and paved surfaces for parking and access. Two driveways provide access to the site via Ward Street and one driveway off Garfield Avenue. PROPOSED PROJECT: The applicant is requesting a General Plan Amendment and Zoning Map Amendment to adopt a new specific plan allowing for the establishment of an RV Storage facility on approximately 10.71 acres toward the south end of the project site. The area also referred to as "the 7" due to its lot configuration, will consist of 395± RV parking spaces, an 800 sq. ft. modular rental office with restroom, and associated perimeter fencing and lighting. There will be a washing area, dump station, and trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist above the RV parking facility. The new RV Storage facility is designed with access from Ward Street with a large queuing area to an automated remote gate system. Approximately 8.1% of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing abutting residential properties. The 2.80 acre area between the RV Storage facility and existing Arevalos Park will remain as a nursery use. The proposed RV Storage hours of operation: Remote Gate Access Hours: Monday— Friday: 7AM-7PM Saturday, Sunday 7AM-5PM Office Hours: Daily from 8AM — 5PM There will one daytime office manager and 2-4 employees that work throughout the day. ZONING AND GENERAL PLAN: Existing zoning: RL Proposed zoning: Ward Garfield Specific Plan Existing General Plan designation: P (Public) Proposed General Plan: P-sp (Public—specific plan) ENVIRONMENTAL STATUS: A draft Environmental Checklist has been completed and submitted along with this request. PROJECT AREAS: Total Area (entire Specific Plan): 43.60 AC Total Area (Planning Area 1): 13.52 AC Area as RV Storage Facility 10.71 AC Area as Nursery use 2.80 AC Total Area (Planning Area 2): 12.95 AC Total Area (Planning Area 3): 17.13 AC SURROUNDING USES: North — OCSD (Fountain Valley) East—Santa Ana River Channel (OCFCD) West— Mobile home park/Single family residences South — Mobile home park/Arevalos Park ATTACHMENT #6 RECEIVED HOR o, WY.'" �mYwnvar I MAY 2 5 2010 � kl llu � �4 I � Y�'ll Fd'•r+�dl 34Pw1'InNa I('i wpm a�mrwas rirvMEuem,i.,,aa. r`aetlrnmme -. eaV A1,vcLLM4Y r011,Pnt l ARMA _ �I ept. of Planning "" a 31.2 °pS 'dinePEcffN;INFORMAYtM' At.weRwc"osm ms �?0°" J I_ _ N4NA, ullw RoimRa.w,w..,.m.w Pm ....w.Ysr'.°n' ....x .xa. e>,r..w.. m,. �a�� A 114eot. 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I[ D �� P r I . g�H@� x[pp AAAppp I�9 1 ®.' oil BI P ❑ 'oQ o fi _ } o COSTq MESA �s s ®® IBM ®® ®® ® Wt mull Nam mm®fA� _ t �!- ,.:-- 'r• �� tom® ® ® ®® �'®� '...Sr ' �� '.� � a •wyt, sN-t \ 1 t -- I. �,-�1ars-- ear�,o_•--_ ry��1 ��`` ........... PAS m 7,00110 t to- Yq kTt _ teeamm- _- —_—_ WARa St t{ •^w 477---- I f T--——gg - �€94 rp� a6" $ sN4 '3 toylnl`�..;.�0 4• ,�'"''"',. I.,ffiI' e q i31 •SEi ozlxiiiPSe` I ,;I+,II�It!h@NVh9k�'......:.::...:.:'. `t :: v ::::�::.::::•.., .. .:::....:: "'t I eI pq 1 8 mI a Tu a MASTER PLAN �.-,�...:..<:.>:Ri ,:. SNd[aiF-oiiii>i.as`is -y.. t OVERILLL SITE SUMMARV(PA-1l PA-3/PAd1 SIB- - PARI(ING -SITE - DIATION`- SITE PI xKxtt''A''NT NURSERY LOGTONANOI£r�)xtuuatER 33 I Ownor: Y mt,¢epn .m aiPxmrtre)vi.twao.�FrZONxx¢ a cw+tMxemMxx�ot�mzama.' � 4 SwOw,CeIMN.ENem .Pvwtltx.u.cl x. An,:t $ )pY CMvhW SYrR xaw �,xeMx',en io)u aMG .Pe.tsPYo, - ()1)0 B31 2 nBY9 P—) IPA,- a 11SUMMARV� (PA•RI SUMMARY (PA3I SUMMARY I w'P,.xl`Po'emom'CCIN pl cPxoPosmiaxixrxuexaav)icrv. Psr.9wur�p A OVERALL SUMMARY. rA.t PanwxoPr,ewwcm xYlw>wYaA)vxocxoicsRure morosm miom xxxr. ® � AP JtwGAMSAvotlYa 311Y0 BCCiBM _ )o Epsox Nsxwprt HwaNbn Beatl,,Gn01Y 0 MiII C R,Wi C.AYmu AI.GP. ��P•t-T m�siscr.naR nw ':1 owr EI. ©UIaEME'� SITE SN-3 MANUF.HOUSING COMMUN. SITE aN4 SINGLE FAMILY RESIDENCE SIFE SNS PRIVATE SCHOOL 1 WMM Gwalla "°`rs.+.iwxsNW,EFeiq rowaxnot�.avnuwry m.x,xmxm Rwry �tlloxul COMRN: _ ,waRae°P.s,oxl.. xJ1Oxow*ux�u�:ipa»ss ow.on,rw7 .x. Pxo+n.:naRePAt.xx •vaasaoa.P.xP�,r..eenvi�+maaot I slP,a w.Geo)ss s� SLMIANI AREYALOS PARK r " xu,�y>Pxj:,uaotm (382)ea�tsta (SN (SN4)SUM�Y •SI SUMMARY w_rxsrnrnRt m tssmxm r�iinnc�A j1 IH9 ��YARG SXEEIIii... 3_ LEGEND rnw�c ,u b)sx O •oixmx exN,cPi,Aos.tesox.0 u - �-]( i\ 1 ,�,,w ra• wreoxi prvijiu wioumfErz "•NOTAPMI"'W`P_ 0 0� � nPurc oP>,� ISN�I SUMMARY cw�vrw.crauoxePmiricau,zwvuwi `\� Ln)IPresnErwr desi wxoeaoaYrxIr'x�W�R•,.mt tI t uioaecr�.s• ® gn 9muP ___oawrAorowm,.® .axv ._ __ wtrx soo,xeW '�NOTA PART^ —TA PI '-NOTA PARr'- caw nwuswsox.ixe vwr.¢wsnw,sooxze ��-7 Torm w„wueo ,:wssor.x eae KRE ParcActwz,m MCEs9 - i I-I PPov oesreaosrxswAvxx,wasHuax YA \'� '.y. 1 1 '`\+,,.. ousP•Pnw r Irvl " :�+ NSP.mwu Woierm warn-,axr .2 t wwuavrn*evl —s SITE SN-1 PLANT NURSERY ( I /5J yp YY.teo9 PUN sM -Y m ) wean ar ciPuxsaPw wmeo9 Lvmon evwacR ISN•2PSUMMARV "'NOTA PART'"' arrtswx.nxs ,R��) o1 .ta PWNINPn SIZI�c Ys�rircwax osmunP � �px/ aza,.to Trurva.susu. ward garfield specific plan-specific plan#16 huntington beach-ry storage facility `- 19118 ward street,hun8ngton beach,califomia 92646 O W.Pa<.Pnan aoE SHSST for:Southem CelNomie Edison,14799 Chestnut Street,Westminster,Ca.,92683 VICINITY MAP .00 ax—deslgn group 18600 main street•suhe 110,huiuington beach,mlifomia 92648-6006 714.841-7147 . --�.ow"�ra:Aw,.�in�aw�,�+vse�wrw�y...,-.ew�mserm�m~.�rrr•..r.rwsweu�avmm,auwwawra,.e,w,.rwer.0 ^�e••,r••w r,emrr-+mnw:+e4w�.rw>ir.�r�+�e+.���.ns-�m�-'ti�a+w,ueP.,�.,o�sN�.sd+now.mtP ro n090tx RECEIVED o o t j ❑ ❑ ❑ t*Y 2 512010 J r. o o Copt.of PlOnning 0 0 & ui g 0 0 � c NO DEDICATIONS ON - ❑ ❑ EDISON SUBSTATION J GMFIELD AVE Iti' ♦ • -, ._._. 1 _� � ._. � ._-. Al lU1lV Q U Q ♦ SNJ SN- Z2 La ❑ ro z ro� U O PROPOSED RV YARD : A O M EXIST. MOBILE N. *° �1UU HOMES -WARD .. - a,.a<„u am"'e,� �:O ❑ 4 - WARD ST :1° RESIDENTIAL xRononxr 6aa�Er.rr axAromana,l— RESIDENTIAL I RESIDENTIAL TRACT-HB SITE A-t RVPAR OISON NMo9owo,E9 Einar. eyvoE oe.mEewonxxxu--- TRACT-He I TRACT-HB < a----� iMSC mRm R11991 w.ws 2 ox PxWcee .o® rNwna �'� k 1.10 o',..°x�'p6"'" rw z 4a . - I �,,,��„ 1�.°.I �eaa,waansa,ewxpiroaerziarwn° (PA-n SUMMARyI�rvl xnartx9awE Owra I fix[ LOCATION NlO LENOTN MNMER F� � � � � . � � � p x�poxx9x°p�..o,.,ax.9�,roxp,.ry ����m�^� Rlea9wEwanOxmmuataoulx) �E18EMENTCONrWUIapIOWE3i I_ ;I o n MR .ww ro.MM 9,� ama e�nxR�x .Ro«P1 ww• O O1 a I a 4 I � .I_ ❑ .�xx�...rx.,,r olxoxm xanuxn ❑ SITE PAJ EOISON SUBSTATIOtij InnnOReouxowEa p1 O6 > yy rEx¢Nrvouuo tl i+r ewEwweal,xoR1NN, oolxl F d -_ ❑ wwaommMMwMxnr rm,Noa.npro° (PA-113UMMARYrv� o u o,a cJ s ❑xnr romr>vero,maw 9Mwsv * � 01 ii I. ❑ WARD STREET PLAN SCALE I'=40'-W g ❑�M0 SRE PAJ PIANTNURSERY � 'ii o w.w ro M,ro�x axx :S 9�roxwn T I,rv. . ©��wwxM«pvc.loxexxx rvwr 1 AJI SUMMARY PA-3 a PA-1 -V� l i A E wawa, Dort wu �° g.STREET ulrartmuin eurt.noxrcutwn rowuax �_ LEGEND I! p o PA-e 5IaMllwwxn p9ro - li II I�I� Vp;', _ I vi it Il_ a II ICi- C li _..". w x<. "w ry rc,w�MRmMMx I• u wxwM: °� °� EnlwNvnoaElOruxE 6 design group El _ _ _ ..w.oreox.wnpxrwworFn...n,x.xe p - w ,s,u..,wxEx,9Mrg xwe ® w NFTPA.a FRwNrAce °N .Ma,.aEo°x.9 ° '❑` E'rvaiO 1NarrA,ola r�0a._ a' GUSING COMMUN.m - � � � � � - SITE SNJ MANUF.H rwi nx X OF PARCEL d lDC nON w311E�D ® �' i,ww�iw M �ad'm�ww"+e�sarox��un rmornry PLNI.6lRM. rz�e pwoc¢ip.,ma �yyanw, .i emw ram, 69]=.°9 —e.e— I I PLAN NOTES ,96,.99 TRN,6.636Mn M ° DEDICATION REQUEST ENLARGED STR.PLAN AT PA-1&ANGUL.CURB O2 ward Barfield specific plan -specific plan#16 � huntington beach-ry storage facility 19118 ward street,huntington beach,California 92646 3H�T for:Southern CalRomia Edison,14799 Chestnut Street,Westminster,Ca.,92683 .O �� axceaa dealgn group 18600 main street,suite 110,huntington beach,calitomla 926=006 714.841-7147 �ama M1xi.-pn�ww��am.Vws.'�ww�rvxrvvexxw�x�w�.wws�eN�m mo.bi,sw+.+ruwpwveivuae oEvav reax.e,nwwwx.nvsei.v.w.rwm-wnw�irv���a owa m.e.e.-nm..00,v.++ev.w.wum:gro�p.a.we-iei��w.mw"�mmzn'iai wx.�r.�aw+a.,a Mx�w..wo�mv�tw�wa�Rw'r.roio M-rv°&Diz RECEIVED cv------- e g PAZ❑' TOTAL PARKING SPACES MAY 0 �, I I - a t9xp baa..aav ,9,�b Y 2 5 201 'I P OSON PRE Tp,e c.11 a1B zr Mb I 1 O PAa❑ /'I T,w"�.e+i:a .1 1.1 u�.wgeYb Dept. Of Planning F�,s:� �.�. t ; I " PANaN�a AGa " s33 & Building m I SITE PA.1 WPARKING il� - I I _sxa .. �r I IPA-tNSUMMARV _ - rvwr x° r.sxr,oNiawnw x.xtm. it j — ® i f PM Q Yh°e uwmw N His i o tP l. b x°,M RGx a® w�.,tY.thP.,�,mTxx�ww H 8T EE AYD IP AN1 J I ° P a I o P °�� 9TREETIAYOUT I9EOTM1Nl cauvewwmx I ��� ® p,,,_ - owP�oN,w,PM�Pt>,a�x�x�Y�m,�,w,,,w�w t. ✓G� I C��*N.�.al.� ��� N NEW WARD STREET CONFIG.AT PMI FRONTAGE I rsoroe.n eUG ' °Psww ®�� -. e SC2 I 1`f PA-1 I ❑ °��tw,°wo w.v.rarss T°,xw,xx°ownsa . I `b +'i- I o m wrtwwm.rwa.,.s Ywr,num.w,aa PA-1 R.O.W.AT WARD STREET(SC2) .Yo•wDxrDrwAYATPA.,rRDNA°a va I I ❑ ° .°w °:.° It I p w,wxww°x�.T.,h,xP...xQ.t.w OVERALL SITE PLAN NOTES LEGEND Pao m - -- e --- --- � FENCE PROFILE-(COLOR FOILAGE GREEN)' /A7\ Y,°roYE am.TwEsrww.AYR�ExrrovA,Pk>�P� V� r ;f�� I m,„+,. .. atraFtx4tINGroNeaACNaanaN+coNFenrM�EAvax-' - � ❑ k � I OVERALL SITE PLAN PA-1 �..F.. design group FENCE PROFILE OMEGA II 01 see xOTEYts-TO6e°smni nesrw,vc AteNcsar rosxa c°xnx°Ou3cr Oxwtma0) EOISON PROPERTY ---------- ----------_— - .tO.Os PW13UeM. ' 1PNIS.StISY.YP O1.ar f0 WANNIKKl Yt ward garfield specific plan -specific plan#16_ huntington beach-ry storage facility 19118 ward street,hurdington beach,california 92646 aNEer for:Southern Califomla Edison,14799 Chestnut Street,Westminster,Ca.,92683 J O_ -uceu dealgn group 18600 mein aVeet,-suite 110,hun8ngton beach;nallfomia 92648-6006- 714.841-7147 - - - - "- -" "I -,.,.,•n m...,...w.�..,w.t.,.,.w.r.m.t...a.,-,w..-.,�........n..+.,,.,... ......P.r.a...�.�mwt,w�Pw....w..x,..,..,.. .wst.°.r«n°..n.oPw ...-w«m..m.....».ww..,..a..wh..-.,.m,,.�.b..w�..°,�x-,..,.,..e..w...ro.,..woam.�°.a. .e,. ro w°ao,s RECEIVED e ---omuuwa ,w,vero sq ar „ PA-2 ___ _.__.. ._ —- - ___. morn mcrnx _.. _.__._.. r l �(/ Phi Dept. of Planning -�,�niurw.wma,ucxws I I Phi] " ''I I _ - 4 , & Building LEGEND 1 � i I I II � PA1 e a a �/ yypp �rumwrxrwaa�..a� _ •., c Mawr .sw �nA� &woE° n •.I f- _I{wl -- ���� uweurr �l �I _ I -JI J c - Yl �r I �� .wrw rtn,.rvoerwfcsuw Ld '*6 '���'JJ r awtm fi �,a - I I I' - I-D � \ � 1.'�. '1 _ ❑, pi .cr"vw wlLwuxwm a� _ y I -T-�—T, 1 y� []xcumaummmoera.r<wrvwoowmvura -- I �d�:T., -- I j I II 1 �E ❑ , ,� / O raw,ammro.,.muw xrr�,.sec�rrvreouwo.mrF I Ph1 I ❑s � ar�xcrponcemwwxwNma mx I w 0 raPenn w..ewrwaumaa s,mw,l I I . ,• a n�.,.,o, .awe -.- '.., ,wa,m --:; ,..-I. e - .❑a�a.,.m.��n,.,�.ww I , I H D PAR«=ONE, o� Lim -� � El SN3 A PAi it f Sys Ell w.sauo p,wm"nwce� a 19 ELTCHSEE°ei Si _ _ _ _/ �, __MAT HESEEW,S, xrwu ®� 45 eYSCE LOCATIONSTD DETERMINED C=11#a 6Y�LE ATALL WOOD PoLELES,AN(:HORS 8 ocATlon s PART.SITE PLAN NOTES n=„xaz Nao,rwar.m.c«"moara.ma.�.rm. «• PARKING STALL LEGEND 0-0-1 PARTIAL SITE PLAN-PLANNING AREA PA-1 v-r TRANe.SU TRANe.SV ward garfield specific plan -specific plan#16 MA"` huntington beach-ry storage facility 19118 ward street,huntington beach,cal'domia 92646 SHEET for:Southern Calh'omia Edison,14799 Chustnut Strout,Westminster,Ca.,92683 a,�O mcesa design group 18600 maln street,su8e 110,hun9ngton beach,califomia 92648.6066 -714.641.7147 - 1 RECEIVED MAY 2 5 2010 rMTCHl1NE SEE OM,NI _ . -� __ _____________ , --- A --� MATCHLWE SEE Set50 Dept.of Planning D " &Building E E /❑ a /�.'...�. z k A S EEC ,D AA S , A ° LEGEND Y C e Mw�r..,l:�"�"MOAiM:na"uaAorH�n D a __ °axanura A.a aoa S rurt SN-3 A PA-1 � axc,erxtovar.m SB 6�� ncpore mronwn°xir / EE '/'' l ,rosrwrEMu-re,vwwceHx¢ se A - � �C(/�J A _EEEE O Wom;�,arawvaaurvvn can E oA��aoaro�M A °'/ ura.arvc AA �HmrFAn utunewsYmw rw�avrvxa AA /EEE /, /,: Au a✓AaaYrenro 23 � ��Rta r�nvawnmlmrwxw II Q evaea R1 1�'� Q Memw PA-, :` /• Q re.,raEmYMNrerwonaM,aYo - � eo � +.(� �� �M�ain.xra°uruw r°n�ewu oEraa�alJ - ".. y _ riuwpnavm vvwmm�waxo�o a ® L r /,/: _ vinrrwiu,°evrAe,mF,oe,owm,mw.® i PART.SITE PLAN NOTES L17 E41AAE EL Et t. -- ---- �1LL/1- -__ A PARKING STALL LEGEND YORKTOWN AVE. ®�°as A issas,ax Ph, ' ®design group LAI PLANT NURSERY 1° �°- PARTIAL SITE PLAN-PLANNING AREA PA-1 ® 04 °S.,Od3 RAN.SUBY. SYSM. 13.01.W ,MNS.aAIY.R c,.a.,s RAxaNsu ezm 1° ward garfield specific plan -specific plan#16 huntington beach-ry storage facility 19118 ward street,hun8ngton beach,califomia 92646 ITT for:Southem Calllomia Edlson,14799 Chestnut Street.Westminster,Ca.,92683o 1.51 excess daslgn group 18600 main street,suite 110,huntington beach,caliromla 9260-6006 714.841-7147 RECEIVED MAY 2 5 2010 MATCHNNE SEE W1.51 _ _O A �-rr-- i _ _MATCH LINE SEE ON_ j Dept. of Planning D;r i YGRKTGwN AVE. �B�e &Building E r Al \ r j SITE SN{SINGLE FAMILY RESIDENCE F-.---------- - q r Al 1=21 Aer'SN ]'.. LEGEND �n5 C--; ®r„aB�B�wrBBtH.eA�,BNBE�rB As 1117 SHANGRI-LALN. 1 CJ O �ProoweA..�,._=.or mxwwahwn+r A] PA-1 O aaanxa HET' '� 'i a wrvnm nanaowwmwas a HE —.— •oSNS- �I ❑�m �m�orwreaw„r esr o ce o� w�or � aril o PART.SITE PLAN NOTES design group PARTIAL SITE PLAN-PLANNING AREA PA-1 04 D9.10.08 BUW.SUBM 09.26.�8 TRANS.SU ,2a409 TBA,t3.SUSM.Y2 nANNINSN 0201.1B BANS.9UBM. ward garfield specific plan -specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,California 92646 SHEET for:Southern California Edison,14799 Chestnut Street,Westminster,Ca.,926a3 01.52 aceesa dNlgn group 18600 main street,suae 110,huna 8-6 ngton beach,California 9264006 714.841-7147 - n...Na... he wmo,2 RECEIVED °aN" CITY OF FOUNTAIN VALLEY FLAY 2 5 2 010 OCSD WASTE FACILITY GARFIELDAVE ` �' '.'� 908•%'OBE 13M Ot' ISSAW GARFELDAVE Dept. of Planning k _._ --- - & Building05 --------- ---- - -- --- - - - — atlB,Bn00wgmtlempN'IErawawtle llOF -�p Bf' ; .__ -- --- _ -- — - ---- --- - -__ --- __..� �xw n,n Q d 2 I , COT osursrs0 J El1', II IBOar rxuvosEnl PA-3 ' - LEGEND armaoxn / Z7o� © - - - OOO �n 7 ❑ - / PA-M sianir uVrx�rx—ISNn—oerr. rnm Egg «I cBx,Bnurearw.woeme� _ ,ss'm'ao�m ura + ...... ,. uw � � � II ...,... � 6 D - _- pi RBS— '. - --. R �Bomou rowBR,a,.s�, 0 ••• aRBr sou. : ;:; ��: - -_. :• :..:•:...":::r. _ J ___ J ,o i saAxs osweABeA ssaunosrwr _-0 B ............. ........ ISITE PA FAISLIN SUBSTATION '� � / x�w�we .aroawm,xxo,Eem� ♦rx.,evx,N ®rmmrxxo- rwroin wwxom rax . % xmrFnwMa.e,wwrw,fs n �'. raxwq (PAJI SUMMARY TANADR �� I1fl�L __ _ _",'ll __ter 1� �� //i 0 Eva,ma Ew,rnnnwxmnrrw exr.onuuu, wi ow,uxv aumrox'nro Y' 7I� / �/i Oyfyx,�ro�y, SrrEFPAJ PLANT NURSFRV z I, M �' , / usr a,wtxtrer�xaw,®cx,Nerc,wxiw roovn nvwo[nawx¢ ra w AJ SUMMARY rt rx ( v,,ve wn t>Fvwmxs IP 1 .. , wremEMmxam+.nox wnu,r I /) - - // �Krxwxauoxai I wmnmwMu M I „ .urr.0 roewwxw mw !/ ncmxcwnPwww a.xan I Pawin,xa mww: U ❑ EE Al I ®�xw,xx,�wxrox..wx, __ _ __ .oM.waE� �MmA„xE�.w,�s,xxxr I 7771 xx�,nr.wE w� § � desi n rou P r AY 9 9 SITE PLAN NOTES MATCHLIN E SEE 04/1.51 I MATCHLINE SEE 04/1.51 :: -. oe.to.°s InAN.suBM. PA-1 SITE PLAN PA-2 AND PA-3 ® 04 TR"NB..0. 110a,OB 1PAIIS SUBN.f Ot. fM� PN}U11 IMYt 01.01.f0 SIIBM. ward garfield specific plan -specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,california 92646 SHEET for:Southern California Edison,14799 Chestnut Street,Westminster,Ca.,92683 1.53 0 axessa design group 18600 main street,suite 110,huntington beach;calil 92648-6006 714.641-7147^ - - RECEIVED - I - MAY 2 5 2010 -r 1_ E) _- - - r f s, f ////� MAwNER'SPOINTE Dept. of Planning L � ® ,93ea WARD ST. la NOT APART I & [I7uilding 59 NINON wTA K , SITE SECTION PLANNING AREA PA-1 AND SN-3 SCALE:N.T.S. suNUAr wawa r —� MARINER'S POINTS e✓�,� {(/�� u / J�r; NOT A PART tf� µ SNS i PA, 91010 pm 8 1B ,vne,uerx o B .Mm o w o^•^w SITE SECTION PLANNING AREA PA-1 AND SN-3 MARINER'S POINTE scALE:N.r.s 03 ® NOTA PART 1 4 OOP se Uarue o„+r.rw,oxov fff �wax SfTE�aN3 DINERS POINTS COMMUNITY � iECI, i. ,� 1�^- �e'�ix,a,m„w,m,mvmrm,ow»a�mamgM• •�wmxaecnnwrt ,nnw,,w 10 ® SN3rHi �/ wr,woowvuxvoaf um wfrro,Fa,w IBKJII SSUUMMARY i�J�,'�'j�" %i///A •�,._...,, i 7ff � o,,.,,...,p,m.recucw.wmw,00wwF.,.®o.A.�. % 0 ,wvam,un ,an -NOTA PART•• p/� , H wamo / y 0 ..•.,.,o ,oaEwo,.LL":w,mwv,m LEGEND - EE YOPNTOWN AYE ' ' / Q uxurwmta[NaA design group SNd r--�`� SITE PLAN NOTES PLW 9UBM. 01 SITE PLAN-MARINER'S POINTS AREA SN-3 scALE+'W 01 � TMN��BMa OtA,.10 PIIHrIXBR 0201.10 TRANS.SUBM. ward garfield specific plan -specific plan#16 """�� huntington beach-ry storage facility 19118 ward street,huntington beach,ealifomia 92646 SHEET for:Southern CalNomin Edlum,14799 Chestnut street,Westminster,Ca.,92883 1.54 �axcue dplgn group 18600 main abast,sidle 110,huntington beach,California 92648-6006 714.841-7147 RECEIVED P� r 1 , ITEWMIRWPARKP .1 14*ONLY ro t� =* MAY 2 5 2010 Dept. of Planning Y' SITE ISN-11 AREVALOS PARK —TAPART— <t &Building A,T SN-4 _ {tfii {{' (8N-113UMMARVswu ®ye_ x * ❑ •/D""vS.*' M4 SIZE(SN41 PLANT NURSERY I —A PARK SNxAGaNALN �r;F'y. �t um W?Y' A' S � rzwnuMCElMuuan,aaw, flrnsv3Uxxwi Rmw.,viwx.x,uFieWx ---------- i pyJ` !;: SITE SNP SINGLE FAMILY RESID. —MOTAPART— I sru .---------------- 18NdI3UMMAR K5� rc�w,w�wsr /.c�IM1Y -- ® SRE SNfi PRNATE i SCHOOL —NOTAPAR+—oP++cu ids°°'w'o d wm W.pmP1P- NIEVAL08 PMMU( ��x�v�xumawn , ® ONE Ps I - ISX31vM xw Axxrvnre w.uec,munxcmary f1 ax,rn rwrxrfc,mermPoxrn mmrxucrwx xf�"° 11 n'f SN 1 i LEGEND IM �m r nA SHALOM OR�g9 F�Ir"mt1'y'�1 - 1r �' Dt - ---___'®•s Y Qi wmxoNva uremn++uxi '*,��� �NuaEw�ev�y rymesEwewmw.rsroisava, { N ©Dmxwo _.-Pa+ARCMPA.PI �•^ ^ O [gmn �x�inunexen,erteiwx,M earar LIRA S11NI114�"��III - +T L" uexuroaauoro�NNwmmnwm �Lrt�rtu;£.:�qmp;•:.} o m ��.�,M.M.,.-xm..,�- o +�t SITE PLAN NOTES ®design group niMw� -- SITE PLAN SN-1,SN-2,SN-4&SN-5 scAEr sD �1 i««.� RAN 3.6 aY.p V I svP.m RAwINon ozs+.+D Twws.sueM ward garfield specific plan -specific plan#16 R" huntington beach-ry storage facility 19118 Ward street,huntington!leach,cal'rfornia 92646 SHEET fw-Souelern California Edbon,14799 Chestnut Street,Westminster,Ca.,92683 1.55 D aacess design group 18600 main street,suite 110,huntington beach,c 111omla 92648-6006 714.841-7147 wE�wnTM.m w�a�.w a rsse,n+�w�m.,�..ro~r-.Mierxti—rre•nvew�as¢xaxamr.ew..r,rsr.r.e.ra —m,�Mw,a.a�—.�—e�mn'tlm a�.m♦�Aar.n�-mxe®�-u.—�.wrrso.r tis�s m�.,�r orm:�n,�dNay.xno ro-rv06012 73'-0" PROPOSED RIGHT WAY 60'-0" EXIST RIGHT OF WAY 131-0" MAY 2 5 201 40'-0"±TO EXIST. EDISON PL 20'-0" ADDITIONAL Dept, of Plannl ig EX. TRAFFIC EASE. 1 DEDIC./ &Building EASEMENT. ., . a , IZ N I Y, ❑ ❑ W'� ❑ , 10 WUJI - iQ 1 U W ZI . " ' I � Z. I Of g J SBL-2 SBL-1 CLI NBL-1 ,I , IX w � Y Z w ml m Zll g W LLJ ❑ ❑ 1 ❑ I / > 10-0 10-0 10 0 10 " z 8'-0" 5'-0" 10'-0" " . '-0". 5-0 i5-0 { J W z U a LL 1 � Ig u, Y Y V I W ml I I I I �w�w� ,. :..... 40'-0"± EXIST STREET SURFACE B1 I I (6'CMU WALL EXIST. CURB&GUTTER NEW CURB&GUTTE ( STREET LAYOUT (PLAN) � W FA a Z Le Z I j "'I o I w o i W NEW CONC. CURB j w SBL-2 SBL-1 CL NBL-1 NBL-2 ! z UJI EXIST.A/C PAVE. NEW.A/C PAVE. NEW WALK. EXIST.WALK STREET LAYOUT (SECTION) LOOKING NORTH B1 SHADED AREA DENOTES AREA OF PROPOSED NEW FLATWORK 62 FINAL STREET CONFIGURATION TO BE DETERMINED BY THE CITY OF HUNTINGTON BEACH PUBLIC WORKS DEPARTMENT NEW WARD STREET CONFIG. AT PA-3 FRONTAGE design group WARD GARFIELD SPECIFIC PLAN #16 HUNTINGTON BEACH RV YARD 19118 WARD ST,HUNTINGTON BEACH,CA 92646 S c 80'-0" PROPOSED RIGHT WAY MAY 2 5 010 60'-0" EXIST RIGHT OF WAY 20'-011 ' ICJ Dept. of PI nina 40'-0"±TO EXIST. EDISON PL 20'-0" AL ADDITIDED®NON &Buildir g EX. TRAFFIC EASE. a EASEMENT. r � ' w,N a f N' Z ®� X:.O ❑ ❑ W'- ❑ I ❑=_ W W Ji 141 1' W . Y 4 , - 1N Q w 1 = I� z. Q r SBL-2 SBL-1 CL NBA-1 NBL 2 v W m I 4.. ME W 11 ❑ ❑ : ❑ 1 LL z 8-0 7 LU -0 10-0 10-0 10-0 10-0 _ 10f.0 17'-0"; 8' R o — LU 1 W o J ❑ ❑ I ❑ is ❑ . a 1 »- 40'-0"± EXIST STREET SURFACE —4 61 C6'CMU WALL EXIST. CURB&GUTTER NEW CURB&GUTTE STREET LAYOUT (PLAIN) EL w ii F ii XIo WD i 0 1 W NEW CONC. CURB j Q w SBL-2 SBL-1 CL NBL-1 NBL-2 ! " EXIST.A/C PAVE. NEW.A/C PAVE. NEW WALK. EXIST.WALK STREET LAYOUT (SECTION) LOOKING NORTH 61 SHADED AREA DENOTES AREA OF PROPOSED NEW FLATWORK B2 FINAL STREET CONFIGURATION TO BE DETERMINED BY THE CITY OF HUNTINGTON BEACH PUBLIC WORKS DEPARTMENT NEW WARD STREET CONFIG. AT PA-1 FRONTAGE ID design group WARD GARFIELD SPECIFIC PLAN #16 HUNTINGTON BEACH RV YARD SC2 19118 WARD ST,HUNTINGTON BEACH,CA 92646 ATTACHMENT #7j Council/Agency Meeting Held: Deferred/Continued to: ❑Approved ❑ Conditionally Approved 0 Denied City Clerk's Signature -T Council Meeting Date: 3/15/2010 Department ID Number: PI10-08 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: HONORABLE MAYOR AND CITY CO IL MEMBERS SUBMITTED BY: FRED A. WILSON, CITY ADMINIST R PREPARED BY: SCOTT HESS, AICP, DIRECTOR OF LANNING AND BUILDI SUBJECT: APPROVE GENERAL PLAN AMENDMENT NO. 09-002, ZONING- MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024 AND NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN — RV STORAGE) (Appeal of Planning Commission's Approval of CUP and ND) Statement of Issue,Funding Source,Recommended Action,Alternative Action(s),Analysis,Environmental Status, Attachment(s) Statement of Issue: Transmitted for your consideration is General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and an appeal of the Planning Commission's approval of Conditional Use Permit No. 09-024 and Negative Declaration No. 09-006 by Mayor Pro Tern Jill Hardy. The project represents a request by Michael C. Adams Associates to adopt the Ward Garfield Specific Plan encompassing 43.60. acres at the southeast corner of the Ward Street and Garfield Avenue intersection and establish a 557-space recreational vehicle storage lot on a portion of the site. The Planning Commission and staff recommend approval of the request. Funding Source: Not applicable. 4-1 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 Recommended Action: PLANNING COMMISSION AND STAFF RECOMMENDATION: Motion to: 1. "Approve Negative Declaration No. 09-006 with findings for approval (ATTACHMENT NO. 1)" 2. "Approve General Plan Amendment No. 09-002 and adopt Resolution No. 2010-27 , A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 09-002 (ATTACHMENT NO. 2)." 3. "Approve Zoning Map Amendment No. 09-002 with findings of approval (ATTACHMENT NO. 1) and adopt Ordinance No. 3875 ,An Ordinance of the City of Huntington Beach Amending District Map 5 (Sectional District Map 5-6-10) to Rezone the Real Property Generally Located at the Southeast Corner of Ward Street and Garfield Avenue from RL (Residential Low Density) to Specific .Plan No. 16 (Zoning Map Amendment o. 09-002) (ATTACHMENT NO. 3)." 4. "Approve Zoning Text Amendment No. 09-007 with findings for approval (ATTACHMENT NO. 1) and adopt Resolution No. 2010-28 A Resolution of the City Council of the City of Huntington Beach Approving the Adoption of Specific Plan No. 16 (Zoning Text Amendment No. 09-007) (ATTACHMENT NO. 4)." 5. "Approve Conditional Use Permit No. 09-024 with findings and suggested conditions of approval (ATTACHMENT NO. 1)." Planning Commission Action, February 9, 2010 MOTION MADE BY SCANDURA, SECONDED BY SHIER-BURNETT, TO APPROVE NEGATIVE DECLARATION NO. 09-006 CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, LIVENGOOD, DELGLEIZE NOES: FARLEY ABSENT: NONE ABSTAIN: NONE MOTION MADE BY SCANDURA, SECONDED BY MANTINI TO APPROVE GENERAL PLAN AMENDMENT NO. 09-002 BY APPROVING DRAFT RESOLUTION AND FORWARD TO CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, DELGLEIZE NOES: FARLEY, LIVENGOOD ABSENT: NONE ABSTAIN: NONE GARCAs\20101PL10-08 (Ward Garfield SP-RV Storage).doc -2- 3/2/2010 1:41 PM 4-2 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 MOTION MADE BY SCANDURA, SECONDED BY MANTINI, TO APPROVE ZONING MAP AMENDMENT NO. 09-002 WITH FINDINGS FOR APPROVAL BY APPROVING DRAFT RESOLUTION AND FORWARD TO CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, DELGLEIZE NOES: FARLEY, LIVENGOOD ABSENT: NONE ABSTAIN: NONE MOTION MADE BY SCANDURA, SECONDED BY DELGLEIZE TO APPROVE ZONING TEXT AMENDMENT NO. 09-007 WITH FINDINGS FOR APPROVAL AND FORWARD THE DRAFT ORDINANCE TO CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, DELGLEIZE NOES: FARLEY, LIVENGOOD ABSENT: NONE ABSTAIN: NONE MOTION MADE BY SCANDURA, SECONDED BY MANTINI TO APPROVE CONDITIONAL USE PERMIT NO. 09-024 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA NOES: FARLEY, LIVENGOOD, DELGLEIZE ABSENT: NONE ABSTAIN: NONE MOTIONS PASSED Alternative Action(s): The City Council may make the following alternative motion(s): 1. "Continue General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006 and direct staff accordingly." 2. "Deny General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006 with findings for denial." GARCAs\2010\PL10-08(Ward Garfield SP-RV Storage).doc -3- 3/2/2010 1:41 PM 4-3 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 Analysis: A. PROJECT PROPOSAL: Applicant: Michael Adams, Michael C. Adams Associates, 21190 Beach Boulevard, Huntington Beach, CA 92648 Property Owner: Frank Salomone, Southern California Edison, 14799 Chestnut Street, Westminster, CA 92683 Location: 19118 Ward Street, 92646 (43.60-Acre Site Southeast of the Intersection of Ward Street and Garfield Avenue) Negative Declaration No. 09-006 analyzes the potential environmental impacts associated with the establishment of a new Specific Plan zoning document and construction of a 557- space recreational vehicle storage lot (Attachment No. 6). General Plan Amendment No. 09-002 represents a request to amend the General Plan land use designation from the existing P (Public) designation to the proposed P-sp (Public — specific plan overlay) designation. The amendment would recognize the proposed specific plan zoning document (Attachment No. 2). Zoning Map Amendment No. 09-002 represents a request to amend the existing zoning map from the current RL (Residential Low Density) designation to the Ward Garfield Specific Plan No. 16 (SP 16) designation (Attachment No. 3). Zoning Text Amendment No. 09-007 represents a request to establish the Ward Garfield Specific Plan No. 16 document (Attachment No. 4). The proposed Ward Garfield Specific Plan No. 16 proposes to designate three separate planning areas for the entire 43.60 acre site as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation Planning Area 3 (17.13 Acres): Village Nurseries No changes to the hours of operation or the facility operations for Planning Area 2 or Planning Area 3 are proposed, other than to consolidate the current Village Nursery operations from Planning Area 1 to Planning Area 3. Conditional Use Permit No. 09-024 represents a request to construct a recreational vehicle storage lot. The proposed recreational vehicle storage lot will consist of 557 recreational vehicle (RV) parking spaces, a 480 sq. ft. modular rental office with restroom, landscaping, and GARCM\2010TI-10-08(ward Garfield SP-RV Storage).doc -4- 312120101:41 PM 4-4 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 associated perimeter fencing and lighting. There will be a dump station for grey and black water, a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The recreational vehicles may include campers, motor homes, boats, 5th wheels, trailers, toy haulers, jet skis and wave runners on trailers, and similar type vehicles and towing apparatus. The applicant does not propose to lease storage space to commercial vehicles, trucks, or construction vehicles. Approximately six different parking stall sizes will be provided throughout the site ranging in size from 10 ft. by 20 ft. to 11ft. by 40 ft. No on- site living in the vehicles will be permitted and no vehicular repair will be allowed on-site. Approximately one person will be employed during regular business hours while a second person will perform security duties at other hours. The new RV Storage facility is designed to provide access from Ward Street with a large off- street queuing area to an automated remote gate system. The remote gate system will be designed to allow tenants to activate the gate opening at a substantial distance away, while still traveling on Ward Street, so that it is open when they actually arrive. Furthermore, the gate will be setback approximately 120 feet from the street so that at least three large motor homes would be able to queue without impacting through traffic on Ward Street. Should the gate be closed and inoperable, vehicles are also provided with a sufficient turn around space to reenter the public street system without the need for backing up. The proposed hours of operation for the RV storage office use are as follows: Remote Gate Access Hours: Monday through Friday from 7:00 AM to 7:00 PM Saturday through Sunday from 7:00 AM to 5:00 PM Office Hours: Daily from 8:00 AM to 5:00 PM Originally, the applicant stated that special arrangements may be made with the office personnel to accommodate tenants desiring to enter the site outside of the remote gate access hours. However, the Planning Commission further defined these arrangements and limited special access to no later than 10:00 PM and no earlier than 6:00 AM. Approximately 8.8% of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing abutting existing residential properties. Construction is expected to take approximately two months. The applicant has indicated a need for recreational vehicle storage in the City of Huntington Beach due to the regulations restricting parking of oversize vehicles for more than 72 hours on City streets. As homeowners can no longer store their vehicles on the street and have limited options for storing large vehicles on private property there is a need for designated storage within the community. GARCAs12010TI-10-08(Ward Garfield SP-RV Storage).doc -5- 3/2/2010 1:41 PM 4-5 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBEIR:PL10-08 B. BACKGROUND The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison (SCE)who currently leases portions of the property to landscape nursery uses. A subdivision will be required to establish lease lines for the current and proposed uses. The subject property is located on one parcel as well as a portion of a second parcel. The approximately 13 acre SCE Substation consists of transmission equipment and power distribution lines along with the substation office building. The onsite operations are power distribution services with approximately eight to ten employees. The facility is staffed between 7:00 AM and 5:00 PM daily. The office building is approximately 2,000 square feet in size. A separate service truck parking building is also located on site. Access to the SCE substation is provided from Ward Street-through the area leased to the nursery operation. No changes to the substation are proposed. Village Nurseries Landscape Center has been in operation at the site since the 1970s (previously known as Nina's Nursery). The nursery has operated through five-year renewable lease agreements with SCE and consists of wholesale and retail sales of in- ground and potted plants and trees. The business operates out of an open wood structure adjacent to two modular buildings joined to serve as an office. There are ten employees and laborers employed at the nursery. The wholesale/retail nursery is open daily to the public with hours of operation generally between 7:00 AM and 5:00 PM. Customer access is provided from Garfield Avenue with business related access from Ward Street. On-site parking is currently provided along Garfield Avenue for approximately 20 cars. In addition, equipment stored at the site consists of cart movers, small trucks, and delivery equipment. Village Nurseries will consolidate their operation into the area surrounding the SCE substation in order to accommodate the new recreational vehicle storage operation. No additional facilities are proposed for the nursery operation. On September 22, 2009, the applicant held an open house meeting to introduce the project to area residents and interested parties. Notices were sent to property owners of record and occupants within 1,000 ft. radius of the subject property. There were approximately four members of the surrounding community in attendance. The applicant gave an overview of the project and answered questions. The neighbors that attended discussed compatibility between the proposed recreational vehicle storage and the adjacent mobile home park. C. PLANNING COMMISSION MEETING AND RECOMMENDATION: The Planning Commission held a public hearing on February 9, 2010 to consider the Ward Garfield Specific Plan and recreational vehicle storage conditional use permit. A total of 13 people spoke. Four of the speakers represented the applicant or property owner and were in favor of the project although they asked the Planning Commission to consider further reductions in the required dedication and street improvement along Ward Street. The other 4-6 G:1RCAs120101PL10-08(Ward Garfield SP-RV Storage).doc -6- 3/2/20101:41 PM REQUEST FOR ACTION MEETING DATE: 311512010 DEPARTMENT ID NUMDER:PL10-08 nine speakers were residents immediately adjacent to or nearby the proposed recreational vehicle storage lot and were opposed to the project. These speakers primarily cited potential negative impacts associated with noise, lighting, hours of operation, loss of privacy, exhaust fumes, increased crime, fencing obstructions, decrease in property values, and loss of view. Discussion ensued with a thorough review of the proposed RV storage facility and compatibility issues by the Planning Commission. The Planning Commission also discussed the need for dedication and street improvements on Ward Street and how the widening would affect the SCE property and ability to service the SCE transmission towers. The Planning Commission discussed the proposed RV storage hours of operation and determined that unlimited access outside of the programmed remote controlled gate hours was unacceptable. The Commission approved a change in the recommended conditions of approval to allow tenants to make occasional special arrangements to access the site prior to 7:00 AM or after 7:00 PM but stated that no access should be allowed before 6:00 AM or after 10:00 PM, except when there are extenuating circumstances. The Planning Commission approved staffs recommendation for street dedication and improvement along Ward Street, amended the hours of operation as noted above, and approved the proposed Negative Declaration, General Plan Amendment, Zoning Map Amendment, Zoning Text Amendment, and Conditional Use Permit. D. APPEAL: The Planning Commission's approval action on the General Plan Amendment, Zoning Map Amendment, and Zoning Text Amendment are automatically forwarded to the City Council. for consideration. On February 19, 2010, Mayor Pro Tern Hardy appealed the Planning Commission's approval of Conditional Use Permit No. 09-024 and Negative Declaration No. 09-006 citing concerns with land use compatibility between the RV storage lot and the adjacent residential uses and to allow the City Council to review all the entitlements concurrently (Attachment No. 5). The land use compatibility issues are further discussed below. E. STAFF ANALYSIS AND RECOMMENDATION: The primary issues to consider are as follows: • The appropriateness of adding the "specific plan" suffix to the Public General Plan land use designation; • The proposed zone change from Residential Low Density to Specific Plan No. 16; • The new land use concepts, development standards, and overall language of the proposed Specific Plan; • The land use compatibility of the proposed 557-space recreational vehicle storage with the surrounding properties; and • Compliance of the proposed 557-space recreational vehicle storage with the provisions of the HBZSO and the proposed Specific Plan. GARCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -7- 3/2/2010 1:41 PM 4-7 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 General Plan Amendment.- The proposed General Plan Amendment would change the existing General Plan land use designation from P (Public) to P-sp (Public-specific plan overlay). General Plan Land Use Schedule Table LU-2a lists the typical permitted uses in the Public category as, "Governmental administrative and related facilities, such as public utilities, schools, public parking lots, infrastructure, religious and similar uses." The Public designation allows for continuation of the primary land use, electrical substation, towers, and transmission lines_ The "sp" suffix allows the adoption of a specific plan to include ancillary uses of landscape nursery, wireless communication facilities and to establish a new use, recreational vehicle storage. The subject site, along with the AES power plant and the other SCE transmission corridors are designated 4G on the General Plan Land Use Sub-Area Map. Sub-Area 4G specifies design and development standards in accordance with Policy LU 13.1.8, which seeks to, "Ensure that the City's public buildings, sites, and infrastructure improvements are designed to be compatible in scale, mass, character, and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located, and work with non-City public agencies to encourage compliance." The adoption of the specific plan overlay and the specific plan zoning document furthers this goal by incorporating design and development standards into the zoning requirements to promote compatibility between uses. Zoning Map Amendment: The City's Zoning Map would be changed to reflect the Specific Plan zoning designation for the 43.60 acres in the proposed Specific Plan boundary. The amendment to the Zoning Map will provide consistency with the proposed General Plan Land Use designation of P-sp (Public-specific plan overlay). Development of the property under the existing Residential Low Density zoning is not likely as SCE has not indicated any proposal to remove or relocate the existing electrical utilities in the near future. Additionally, due to the unique narrow and long shape of the property and limited access to the public street system, residential development would be difficult to achieve. Thus, development of the property to the current RL zoning is not reasonably foreseeable. Zoning Text Amendment The proposed Zoning Text Amendment would adopt the Ward Garfield Specific Plan. The Specific Plan is intended to recognize the existing unique combination of utilities, landscape nursery, and wireless communication uses on-site while allowing for one additional use to be established. The Specific Plan contains the proposed zoning regulations for the Specific Plan area and would supersede the existing Residential Low Density zoning. 4-8 G:\RCAs\2010\PL10-08(Ward Garfield SP-RV Storage).doc -8- 3/212010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 The Specific Plan divides the 43 acre site into three distinct planning areas and limits the allowable uses to four categories. The specific plan includes a discussion of the following issue areas: purpose of the specific plan; a description of the area; implementation procedures; access and circulation; public facilities, such as, water system, sewer system, storm drainage and water quality; utilities including electricity, natural gas, telephone, cable television, and solid waste disposal; design and development standards; definitions; and allowable uses. The three Planning Areas are as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation Planning Area 3 (17.13 Acres): Village Nurseries Allowed Uses The proposed SP 16 establishes the uses described above in each Planning Area. Wireless communication facilities already exist in Planning Area 2 and 3 and would be permitted in Planning Area 1 pursuant to the wireless communication development standards of the HBZSO. Recreational vehicle storage would be allowed pursuant to approval of a conditional use permit by the Planning Commission. Conditional Use Permit No. 09-024 is being processed concurrently with this application. w Development Standards and Regulations The development standards for building height, setbacks, parking, landscaping, and fencing within Planning Areas 2 and 3 are reflective of existing uses and operations in those areas and will not render the existing substation or the consolidation of the landscape nursery non- conforming. Other than the consolidation of the landscape nursery from Planning Area 1 into existing operations in Planning Area 3, the existing uses will continue their current operations and will not result in any noticeable changes to the surrounding community. There are two issues within the proposed SP 16 that are different from the established requirements of the HBZSO. The first is parking and the second is the use of a modular office building in lieu of permanent construction. According to the parking standards in the HBZSO for a vehicle storage lot, the proposed project would require 118 parking spaces. Based on input from the proponent, parking spaces are only necessary to accommodate office staff and the occasional visitor to the site. Parking to accommodate tenants of the vehicle storage areas is not necessary. In this case, a tenant arriving in a passenger car to retrieve a motor home, for example, would either temporarily park in a nearby empty stall or in the adjacent drive aisle and drive the motor home out of the parking space. The tenant would then park the passenger car in the vacated motor home space. The reverse process would occur when the motor home is GARCAs12010TL10-08(ward Garfield SP-RV Storage).doc -9- 312/2010 1:41 PM 4-9 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 returned for long-term storage. Vehicles picking up recreational vehicles such as boats or wave runners on trailers would simply hook up the trailer and drive away. Therefore, the applicant has proposed a minimum parking requirement of five parking stalls to serve the office use and staff and the Planning Commission support this request. The HBZSO only allows modular buildings for temporary construction offices. The applicant proposes to utilize a 480 sq. ft. modular or manufactured building for the office use on-site. The original submittal included a portable restroom facility on the exterior of the building but at staffs suggestion, the restroom has been relocated to the interior of the building. The proposed elevations of the modular building depict an architecturally enhanced structure with siding, covered porch, sloped roof, decorative columns, window trim, and stone skirting. The newly proposed SP 16 allows a modular building unit for the RV storage office building provided that permanent skirting is installed to give the appearance of permanent construction. Additionally, all the modular building elevations should be enhanced and all utilities including air conditioning units and electrical meters shall be screened from view. Staff and the Planning Commission support the use of a modular building for the office use because of the enhanced elevations design proposed, consistent with the recommended specific plan. Conditional Use Permit/Land Use Compatibility: As already stated, no changes are proposed in Planning Areas 2 or 3 so discussion on compatibility is limited to the changes proposed within Planning Area 1. Furthermore, Planning Areas 2 and 3 are separated from other surrounding residential uses by Ward Street to the west and from the Orange County Sanitation District by Garfield Avenue to the north. Residential uses at Mariner's Point Mobile Home Park and eight single family residences on Aragon Circle directly abut the proposed RV storage facility in Planning Area 1 to the south and west. The change in land use from landscape nursery to vehicle storage has the potential to impact these residential uses with regards to hours of operation, lighting, fencing, noise, and visual appearance. The facility will not be in operation during nighttime hours. The applicant's proposed hours of operation are listed above under Project Proposal. In general, upon leasing a space in the facility a tenant will be provided with a remote controlled gate opener to enter the site to store or retrieve vehicles. The opener will be programmed to open the facility at only the hours specified although tenants may make arrangement to enter the facility outside of the established hours. As described earlier, the Planning Commission's action further limits access to the site outside of the proposed operating hours. The remote controlled gate opener will be capable of activating the gate from a substantial distance away, while the vehicle is still traveling on Ward Street. This technology allows the gate time to fully open prior to the vehicle arriving on-site and eliminates vehicle idling noise within the driveway approach at the site entrance. No amplified or pager system is proposed, thereby minimizing annoyance to adjacent residences. A condition of approval requires the applicant to submit details on the design of the proposed entry gate and to provide proof of the quietest design available. G:1RCAs120101PL10-08(Ward Garfield SP-RV Storage).doc -10- 3/2/2010 1:41 PIN 4-10 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 The proposed RV facility will introduce security lighting along the perimeter of the facility by mounting shielded light packs on the perimeter fencing. The proposed lighting uses "Dark Sky" technology that is designed to direct light down and in toward the facility and prevent light spillage onto the adjacent residential properties. An illustration of the proposed lighting technology is included on pages 39-40 of the draft SP 16. The wall mounted light packs will provide lighting without being intrusive on adjacent residential properties because they will be no higher than existing fencing surrounding the property and will direct lighting inward. No lights on light poles are proposed. The project will be subject to compliance with City codes requiring that lighting be shielded and. directed so as to prevent glare and spillage onto adjacent residential properties. The Development Standards of SP 16 also require all on-site lighting to be dimmed to minimal security levels from 10:00 PM to 7:00 AM. No on-site repair or maintenance of vehicles is proposed by the applicant and none will be permitted. Likewise, on-site living within the stored vehicles or camping on-site will be prohibited. Adjacent residents have indicated concern with testing of engines, revving of motors, turning on and off power and other noise intrusions. Because of the close proximity to residential units, staff recommends very specific conditions of approval to prohibit on-site repair, maintenance, testing or revving of engines and motors, vehicle dismantling, on-site living, and camping. Furthermore, staff recommends that all of the vehicles must be operable and that there shall be no storage of tow-aways, commercial vehicles, construction trucks or equipment within the facility. Planning Area 1 is surrounded by existing chain link fencing on the north and east sides. An existing five to six foot high solid masonry wall surrounds Mariner's Pointe Mobile Park and the eight single family residences to the west. The applicant proposes to install a higher fence to secure the site and to screen the view of the parked vehicles from the residential properties. The applicant proposes a two to three foot high panel of ornamental fencing mounted on approximately six foot high posts immediately adjacent to the existing block walls within a planter on the westerly property line. The intent of the proposed fencing is to allow vines to grow through the ornamental fencing and provide a total screen fence of eight feet high. A five foot wide landscape planter is also proposed along the westerly property line. Staff is concerned that high profile vehicles will still be visible from the residential properties even with the eight foot high vine covered screen panels and five foot wide planter. Therefore, staff and the Planning Commission recommend a condition of approval that the applicant design the placement of screen trees to maximize their screening capability. For example, trees may be better clustered in groups adjacent to open areas of the residential lots rather than planted in a regimented fashion. Also, one tree planted behind a carport adjacent to the mobile home park will not have as much impact as two trees planted closer together at the sides of the carport. To further protect the views of the residential lots, staff and the Planning Commission recommend that the applicant limit the height of the stored vehicles along the entire westerly property line. To this end, all vehicle spaces along the west property line adjacent to the GARCAs12010TU0-08(Ward Garfield SP-RV Storage).doc -11- 3/2/2010 1:41 PM 4-11 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL'i0-08 Mariner's Pointe Mobilehome Park and the eight single family residences on Aragon Circle shall be leased to vehicles with a maximum height of eight feet. The operator shall lease/fill the spaces adjacent to the residential units last and with only low-profile (less than eight feet in height)vehicles. Submittal and approval of a tentative parcel map and final parcel map will be required.pnor to issuance of a grading permit for the project. Both Ward Street and Garfield Avenue are not improved to the ultimate right-of-way identified in the Circulation Element of the General Plan. Public Works has determined that dedication and improvement on Garfield Avenue are not required at this time, however, dedication and improvement along Ward Street are required for a four lane undivided roadway. In accordance with Public Works requirements, the property owner will dedicate 20 feet of right-of-way at the RV storage entrance from Ward Street for full street width improvements. The applicant and SCE have identified existing utility improvements at the substation that prevent improvement to the ultimate right-of-way width for Ward Street between the RV project entrance and Garfield Avenue. Public Works staff has agreed to a reduced street section improvement plan for a 13 foot dedication resulting in new curb, gutter, striping for two lanes in each direction, and a left turn pocket in the RV project entrance. The reduced street section achieves the four lane undivided roadway improvements as identified in the General Plan. However, at the Planning Commission meeting, the applicant stated that SCE would not agree to the 13 foot dedication and instead requested that the street improvements taper from the 20 dedication at the project entrance back to current improvements (zero feet dedication) north of the entry to Garfield Avenue. A representative from SCE indicated that the transmission tower at the corner of Ward Street and Garfield Avenue is currently maintained from the large unimproved dirt area at the edge of pavement and street improvements would eliminate the dirt "shoulder" area. The applicant's request prohibits a four lane roadway and Ward Street would remain at two lanes with an unimproved dirt area for this section. City traffic engineering staff indicated, however, that SCE could still maintain the existing tower in this location with a temporary lane closure and minimal disruptions to traffic. Staff and the Planning Commission recommend that the additional 13 feet of dedication and improvement for a four lane roadway on Ward Street be required to improve traffic conditions and achieve a four lane roadway as depicted in the General Plan without negatively affecting SCE's operations at the site. The applicant also requests that construction of the sidewalk be delayed for three years after project opening; staff and the Planning Commission concur with this request. With the incorporation of these design elements and conditions of approval, staff and the Planning Commission believe the proposed use is compatible with adjacent land uses. GARCAs12010TI-10-08(Ward Garfield SP-RV Storage).doc -12- 3/2/2010 1:41 PM 4-12 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL-10-08 E. SUMMARY The proposed project is compatible with surrounding uses in terms of hours of operation, landscaping, screening, access, design criteria, and other development standards with the recommended conditions of approval regarding operations at the site. Staff and the Planning Commission recommend approval of the Ward Garfield Specific Plan and the Recreational Vehicle Storage facility (General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006) based upon the following: — The proposed General Plan amendment to add the "Specific Plan" suffix to accommodate the proposed specific plan document allows dual use of the Southern California Edison right-of-way without disrupting the utility service provider and is compatible with surrounding land uses. — The project will provide needed storage for recreational vehicles while allowing continuation of existing electrical utilities and transmission infrastructure, landscape nursery, and wireless communication facilities. — The project is designed to be compatible with adjacent land uses and with conditions of approval imposed will minimize potential impacts through site design, landscaping and screen fencing, operational standards, and compliance with applicable codes and regulations. Strategic Plan Goal: Strategic Plan Goal: Enhance economic development. The proposed project will be consistent with good zoning practice and allows dual use of the SCE property. Environmental Status: In accordance with the California Environmental Quality Act (CEQA), staff'. prepared Negative Declaration No. 09-006 and determined that no significant impacts are anticipated as a result of the proposed project that could not be reduced to a level of insignificance with proper design, engineering, code requirements and conditions of approval. On December 14, 2009 the Environmental Assessment Committee reviewed Environmental Assessment No. 09-006 and approved the processing of a negative declaration. Subsequently, Negative Declaration No. 09-006 (Attachment No. 6)was prepared pursuant to Section 240.04 of the HBZSO and the provisions of the California Environment Quality Act (CEQA). Staff determined that no potentially significant impacts are anticipated and that no mitigation measures are necessary. The Planning Department advertised draft Negative Declaration No. 09-006 for thirty (30) days commencing on Thursday, December 17, 2009, and ending Friday, January 22, 2010. The required thirty day advertisement was extended by one week to allow additional review time during nationally observed holidays. A total of six comment letters were received and are further discussed in the February 9, 2010 Planning Commission Staff Report (Attachment No. 7). GARCAs\2010\PL10-08(Ward Garfield SP-RV Storage)_doc -13- 3/212010 1:41 PM 4-13 REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 On February 9, 2010 the Planning Commission approved Negative Declaration No. 09-006 finding that the environmental assessment was adequate and prepared in accordance with the requirements of CEQA. The appeal from Mayor Pro Tern Hardy included Negative Declaration No. 09-006 so that the City Council could consider all the entitlements concurrently. Subsequent to the Planning Commission action, no new substantial environmental information has been presented that would result in changes to the conclusions of the Negative Declaration. Staff and the Planning Commission believe that Negative Declaration No. 09-006 presents a complete analysis of the potential environmental issues associated with the proposed project. Prior to any action on General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024, it is necessary for the City Council to review and act on Negative Declaration No. 09-006. Staff and the Planning Commission are recommending that the Negative Declaration be approved with findings. Attachment(s): XiJOn®- a 1. agge is ed-Findings for Approval for Negative Declaration No. 09-006, Zoning Map Amendment-N0_09-002, and Zoning Text Amendment No.oo 09-007 and SuggesteFinding nd-Conditions of Approval for Conditional Use Permit No. 09-024 (St'aff-and Planning Commission Recommendation) 2. -Resolution Noy. 2-01,0z 27, A Resolution of the City Council of the City -1 of Hunting ont Beach-approving Genet al-P_!an Amendment No. 09-002 (Planning Commission and Staff ecoR mme dat of—n-) - 3. Ordinanc -No._ 3875 An Ordinance of the City of Huntington e ch--Amending District,Map 5 (Sectional District Map 5-6-10) to Rezone the Real-Property Generally_Lqcated at the Southeast Corner of Ward Street and Garfield Avenue-from RL(Residential Low Density) to Specific Plan No. 16 (Zoming Map Amendment No: 0� 9-0_02) (Planning Commission and Staff Recommendat on)-__ _ 4. -ResolutionNo�-20.1..0_-28 A Resolution of the City Council of the City fo Huntington_Beach approving_th_e Adoption of Specific Plan No. 16 (Zoning Text Amen-' d e t-No-09=.7) (Puirming-Commission and Staff Recommendation) 5. Appeal Memo from Mayor Pro Tern Jill Hardy dated February 17, 2010 6. Negative Declaration No. 09-006 7. Planning Commission Staff Report dated February 9, 2010 8. Late Communications from 2/9/2010 Planning Commission Meeting 9. Power Point G:1RCAs120101PL10-08(Ward Garfield SP-RV Storage).doc -14- 3/2/2010 1:41 PM 4-14 ATTACHMENT #5 CITY OF HUNTIN T N BEACH City Council Interoffice Communication TO: Joan Flynn, City Clerk FEB 2 2 2010 FROM: Jill Hardy, Mayor Pro Tern Huntington veach PLANNING DEPT DATE: February 17, 2010 SUBJECT: APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF CONDITIONAL USE PERMIT NO. 09-024 AND NEGATIVE DECLARATION NO. 09-006 WARD GARFIELD SPECIFIC PLAN NO. 16—RECREATIONAL VEHICLE STORAGE) I hereby appeal the Planning Commission's approval of Conditional Use Permit No. 09- 024 and Negative Declaration No. 09-006 for a 557-space recreational vehicle storage lot at the southeast corner of Ward Street and Garfield Avenue. The primary reason for my appeal is land use compatibility issues with adjacent residential uses and to enable the Council to review all the entitlements concurrently. On February 9, 2010, the Planning Commission approved General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09- 007 along with the conditional use permit and negative declaration at a noticed public hearing. The Planning Commission's action recommends that the City Council amend the general plan land use designation and establish the Ward Garfield Specific Plan No. 16. Pursuant to Section 248.18 of the Huntington Beach Zoning and Subdivision Ordinance, the City Council shall hear an appeal from the decision of the Planning Commission_ SH_HF_jj N � s cc_ Honorable Mayor and City Council Chair and Planning Commission Fred Wilson, City Administrator Bob Hall, Deputy City Administrator _ -o Scott Hess, Director of Planning and Building - Jim Engle, Director of Community Services `'' - �: ;J Herb Fauland, Planning Manager c� w Robin Lugar, Deputy City Clerk J G° Jane James, Senior Planner Linda Wine,Administrative Assistant 4-100 ATTACHMENT #6 INTENTIONALLY LEFT BLANK 4-102 I. PROTECT TITLE: WARM GARFIELD SPECIFIC PLAN (Huntington Beach RV Storage) Concurrent Entitlements: General Plan Amendment No. 09-002 Zoning Map Amendment No. 09-002 Zoning Text Amendment No.09-007 Conditional Use Permit No. 09-024 2. LEAD AGENCY: City of Huntington Beach 2000 Main Street Huntington Beach,CA 92648 Contact: Jane James, Senior Planner Phone: (714) 536-5271 3. PROJECT LOCATION: Southeast corner of Garfield Avenue and Ward Street (generally bounded by Ward Street, Garfield Avenue, Santa Ana River Channel,Arevalos Park and Mariner's Pointe Mobilehome Park) 4. PROJECT PROPONENT: Huntington RV Storage, LLC Contact Person: Doc Rivers Phone: (805) 501-3508 5. GENERAL PLAN DESIGNATION: Existing: P(Public) Proposed: P-sp(Public-Specific Plan) 6. ZONING: Existing: RL(Residential Low Density) Proposed: Ward Garfield Specific Plan No. 16 7. PROJECT DESCRIPTION: Proposed Proms The Ward Garfield Specific Plan No. 16 development concept provides for a recreational vehicle storage facility within a portion of the SCE right-of-way that parallels the Santa Ana River Channel on the eastern boundary of the City. The development concept also recognizes the existing Village Nurseries,electrical substation and utilities,and wireless communication facilities. -I- 4-103 The applicant requests a General Plan Amendment, Zoning Map Amendment,Zoning Text Amendment, and Conditional Use Permit to adopt a new specific plan allowing for the establishment of an Recreational Vehicle(RV) Storage facility on approximately 13.52 acres at the south end of the project site. The proposed project will also require submittal of a tentative and final parcel map to establish lease lines at the subject property. It is not necessary to process the subdivision at this time, but it will be required prior to issuance of a grading permit. Specifically,the applications proposed at this time are as follows: General Plan Amendment No 09-002: To add a Specific Plan suffix("sp") to the existing Public land use designation Zoning Map Amendment No. 09-002: To amend the zoning map from the current Residential Low Density designation to the Ward Garfield Specific Plan No. 16 designation. Zoning Text Amendment No. 09-007: To establish the Ward Garfield Specific Plan No. 16 document. Conditional Use Permit No. 09-024: To permit recreational vehicle storage on 13.52 acres of the total 43.60 acre specific plan area. The proposed RV storage lot will consist of 557f RV parking spaces,a 480 sq. ft. modular rental office with restroom, and associated perimeter fencing and lighting. There will be a dump station for grey and black water,a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The recreational vehicles may include campers,motorhomes, boats,trailers,toy haulers,jet skis,and similar type vehicles and towing apparatus. Approximately six different parking stalls sizes will be provided throughout the site ranging in size from 10 ft. by 20 ft. to 11 ft. by 40 ft_ No on-site living in the vehicles will be permitted and no vehicular repair will be allowed on-site. Approximately one person will be employed during regular business hours while a second person Will perform security duties at other hours. The new RV Storage facility is designed to provide access from Ward Street with a large off-street queuing area to an automated remote gate system. The remote gate system will be designed to allow tenants to activate the gate opening at a substantial distance away,while still traveling on Ward Street, so that it is open when they actually arrive. Furthermore,the gate will be setback approximately 120 feet from the street so that at least three large motorhomes would be able to queue without impacting through traffic on Ward Street. Should the gate be closed and unopenable, vehicles are also provided with a sufficient turn around space to reenter the public street system without the need for backing up. The proposed hours of operation for the RV storage office use are as follows: Office Hours: Sunday through Friday from 8:00 AM to 5:00 PM Saturday from 7:00 AM to 6:00 PM Remote Gate Access Hours: Daily from 5:00 AM to 7:00 PM Should a tenant desire to enter the site outside of the remote gate access hours, special arrangements may be made with the office personnel to accommodate those needs. -2- 4-104 Approximately 8.8%of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing abutting existing residential properties. Construction is expected to take approximately two months. The proposed Ward Garfield Specific Plan No. 16 proposes to designate three separate planning areas for the entire 43.60 acre site as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2(12.95 Acres): Southern California Substation Planning Area 3 ( 17.13 Acres): Village Nurseries No changes to the hours of operation or the facility operations for Planning Area 2 or Planning Area 3 are proposed,other than to consolidate the current Village Nursery operations from Planning Area 1 to Planning Area 3- Exj9tgg Conditions The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison(SCE)who currently leases portions of the property to landscape nursery uses. A subdivision will be required to establish lease lines for the current and proposed uses. The subject property is located on one parcel as well as a portion of a second parcel. The approximately 13 acre Ellis Substation consists of transmission equipment and power distribution lines along with the substation office building. The onsite operations are power distribution services with approximately eight to ten employees. The facility is manned between 7:00AM and 5:OOPM daily. The office building is approximately 2,000 square feet in size. A separate service truck parking building is also located on site. Access to the SCE substation is provided from Ward Street through the area leased to the nursery operation.No changes to the substation are proposed. Village Nurseries Landscape Center has been in operation at the site since the 1970s (previously known as Nina's Nursery). The nursery has operated through 5-year renewable lease agreements with SCE and consists of wholesale of in ground and potted plants and trees. The business operates out of an open wood structure adjacent to two modular buildings joined to serve as an office. There are ten employees and laborers employed at the nursery. The wholesale nursery is open daily to the public with hours of operation generally between 7:OOAM and 5:OOPM. Customer access is provided from Garfield Avenue with business related access from Ward Street. On-site parking is currently provided along Garfield Avenue for approximately 20 cars. In addition,equipment stored at the site consists of cart movers, small trucks,and delivery equipment. Village Nurseries will consolidate their operation into the area surrounding the SCE substation in order to accommodate the new recreational vehicle storage operation. No additional facilities are proposed for the nursery operation. S. SURROUNDING LAND USES AND SETTING: The site is surrounded by the Orange County Sanitation District uses to the north across Garfield Avenue(City of Fountain Valley); the Santa Ana River Channel to the east; Arevalos Park and single family residences to the south; Mariner's Pointe Mobilehome Park to the southwest;and single family residences to the west across Ward Street- 9. OTHER PREVIOUS RELATED ENVIRONMENTAL DOCUMENTATION: None -3- - 4-105 10.OTHER AGENCIES WHO'S APPROVAL IS REQUIRED (AND PERMITS NEEDED) permits, financing approval, or participating agreement): California Public Utilities Commission ENVIRONMENTAL FACTORS POTENTIALLY 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 by the checklist on the following pages. ❑ Land Use/Planning ❑ Transportation/Traffic ❑ Public Services ❑ Population/Housing ❑ Biological Resources ❑ Utilities/Service Systems ❑ Geology/Soils ❑ Mineral Resources ❑ Aesthetics ® Hydrology/Water Quality ❑ Hazards and Hazardous Materials ❑ Cultural Resources ❑ Air Quality ❑ Noise ❑ Recreation ❑ Agriculture Resources ❑ Mandatory Findings of Significance DETERMINATION 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 MITIGATED NEGATIVE DECLARATION will be 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"potentially significant impact"or a"potentially significant unless mitigated impact"on the environment,but at least one impact(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. An ENVIRONMENTAL.IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects(a)have been analyzed adequately in an earlier EM or NEGATIVE DECLARATION pursuant to applicable standards,and(b)have been avoided ❑ or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project,nothing further is required. -4- 4-106 Si n ture Date Jane James Senior Planner Printed Name Title EVALUATION OF ENVIRONMENTAL IMPACTS: I. 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 project. A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards. 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 reduced 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 XVIII,"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 been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D)_ Earlier analyses are discussed in Section XVIII 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 XVIII. Other sources used or individuals contacted have been cited in the respective discussions. 7. The following checklist has been formatted after Appendix G 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 and Code Requirements-The City imposes standard conditions of approval and code requirements on projects which are considered to be components of or modifications to the project,some of these standard conditions also result in reducing 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 and code requirements identified in the discussions has been provided as Attachment No. 4.) -5- 4-107 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? (Sources: 1, 6) El Discussion: The attached source list explains that 1 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). -6 4-108 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact 1. LAND USE AND PLANNING. Would the project: a) Conflict with any applicable land use plan,policy,or El El FRI El regulation of an agency with jurisdiction over the project (including, but not limited to the general plan,specific plan,local coastal program,or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect?(Sources: 1,2,5,23) Discussion: The subject property is currently designated as Public(P) in the City's General Plan and RL (Residential Low Density)in the Huntington Beach Zoning&Subdivision Ordinance(HBZSO). The existing land uses include an electrical substation and a landscape nursery business under the existing electrical transmission lines. Southern California Edison,a public utility company and the landowner of the subject site, has authorized submittal of the application to the City of Huntington Beach. The applicant is simultaneously applying to SCE for approval of the proposed improvements for RV storage. Therefore,the proposed project is not anticipated to conflict with any policies or regulations of SCE. The proposed RV Storage lot will require a General Plan Amendment to add a specific plan suffix and Zoning Map and Zoning Text Amendments to establish a specific plan to allow the additional use- The project proponent wishes to establish recreational vehicle storage under the existing overhead power lines. Southern California Edison(SEC)does not permit construction of permanent improvements beneath the power lines but storage of movable vehicles would be allowed so SCE access to the electrical can always be maintained- According to General Plan Table LU-3,the specific plan overlay,"Permits underlying land uses and requires that a Specific or Development Plan be formulated for large scale,mixed-use multi-phased development projects which provides greater specificity for land use and infrastructure plans,design,and development standards,and phasing/implementation-" Maintaining the current Public General Plan Land Use designation and adding the specific plan suffix is consistent with the following General Plan goals objectives,and policies: Land Use Element Objective LU13.1: Provide for the continuation of existing and development of new uses,such as governmental administrative, public safety,human service,cultural,educational, infrastructure,religious, and other uses that support the needs of existing and future residents and businesses. Utilities Element Objective U5.1: Ensure that adequate natural gas,telecommunication,and electrical systems are provided. Policy U5.1.4: Require the review of new and or expansions of existing industrial and utility facilities to ensure that such facilities will not visually impair the City's coastal corridors and entry nodes. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers. Additionally the proposed use will not visually impair coastal areas or entry nodes as the site is located on the eastern edge of the City,away from visually sensitive areas. -5- 4-109 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): impact Incorporated Impact No Impact The HBZSO classifies recreational vehicle storage under the Commercial land use category as follows: Vehicle Storatre.The business of storing or safekeeping of operative and inoperative vehicles for periods of time greater than a 24 hour period, including, but not limited to,the storage of parking tow-aways, impound yards,and storage lots for automobiles,trucks, buses and recreational vehicles,but not including vehicle dismantling. The HBZSO allows Vehicle Storage uses in both General Commercial and Industrial zoning categories. The specific plan is proposed to allow very specific uses on the property and to exclude other typical commercial and industrial uses because they would be not be appropriate adjacent to the residential and park uses nearby. The specific plan limits the allowable land uses to electrical substation and utilities, landscape nursery, RV storage,and wireless communication facilities. The other uses described above in the Vehicle Storage category,such as storage of parking tow-aways and impound yards,would not be permitted. Development of the property under the existing Residential Low Density zoning is not likely as SCE has not indicated any proposal to remove or relocate the existing electrical utilities in the near future. Additionally, due to the unique narrow and long shape of the property and limited access to the public street system, residential development would be difficult to achieve_ Thus,development of the property to the current RL zoning is not reasonably foreseeable. The project site is not subject to provisions of the City's Local Coastal Program as the property is not located within the coastal zone boundaries. Less than significant impacts are anticipated. b) Conflict with any applicable habitat conservation plan or natural community conservation plan?(Sources: 1,2) Discussion: The project is proposed in an urbanized area and will coincide with existing electrical utilities. The project will not conflict with any habitat conservation plan or natural community conservation plan of the City of Huntington Beach,as there are no such plans adopted for the area. c) Physically divide an established community? (Sources: 1,4,5) Discussion: The proposed development will occur on an existing parcel with direct access to an existing public street. No public access ways through the subject property exist. No new roadways,rail lines,bridges or other off-site improvements with the potential to physically divide an established community are proposed or required for the specific plan. The project does require dedication and improvement along the east side of Ward Avenue between the site entrance and Garfield Avenue. An existing dirt right-of-way will be improved with sidewalk,curb,gutter,and bike lane. A second travel lane and a striped median will be added, however the roadway improvements will not physically divide an established community. Less than significant impacts are anticipated. II. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area,either [] El El 9 directly(e.g.,by proposing new homes and businesses) or indirectly(e_g., through extensions of roads or other infrastructure)? (Sources: 1, 5, 15,23) -6- 4-110 ' Potentially Significant Potentially Unless Less Than Significant Mitigation Significant" ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The proposed project will result in the establishment of a new RV storage facility that will not stimulate population growth in the area. The new business will provide storage facilities for existing RV owners in the area and no impact to population growth is anticipated_ b) Displace substantial numbers of existing housing, ❑ ❑ ❑ necessitating the construction of replacement housing elsewhere? (Sources: 5,23) c) Displace substantial numbers of people,necessitating ❑ ❑ ❑ 0 the construction of replacement housing elsewhere? (Sources: 5, 23) (Discussion: b)—c)The project site is currently occupied by the Ellis electrical substation and Village Nurseries Landscape Center. The proposed project provides for the establishment of a new RV Storage facility on a portion of the nursery. No residential uses or structures exist on the project site. Therefore,the proposed project will not displace existing housing or inhabitants and no impacts are anticipated. IILGEGLGGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury,or death involving: i) Rupture of a known earthquake fault,as delineated ❑ ❑ ❑ on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault?(Sources: 1, 14, 17) Discussion: According to the Limited Geotechnical Report by TGR Geotechnical, Inc.,received and dated August 24,2009,the project site is not known to be traversed by an active fault and is not located within the Alquist-Priolo Earthquake Fault Zone. The nearest faults are the San Joaquin Hills Blind Thrust Fault located 0.5 miles away and the Newport-Inglewood fault located approximately 2.5 miles southwest of the project site. No impacts are anticipated. ii) Strong seismic ground shaking?(Sources: 1, 14, 17) ❑ ❑ ® ❑ Discussion: The project site is located in a seismically active region of Southern California. Therefore,the site could be subjected to strong ground shaking in the event of an earthquake. Structures built in Huntington Beach are required to comply with standards set forth in the California Building Code(CBC)and standard City codes,policies and procedures which require submittal of a detailed soils analysis prepared by a Licensed Soils Engineer. The required soils analysis must include on-site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, foundations,retaining walls,streets, utilities,and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof; and a report prepared by an engineering geologist indicating the ground surface acceleration from earth movement for the subject property. All structures shall be constructed in compliance with the g-factors as indicated by the geologist's report_ Calculations for footings and structural members to -7- 4-111 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact withstand anticipated g-factors must be submitted to the City for review prior to the issuance of building permits. Conformance with CBC requirements and standard City code requirements will ensure potential impacts from seismic ground shaking are reduced to a less than significant level. iii) Seismic-related-ground failure, including El El FRI liquefaction? (Sources: 1, 14, 17) Discussion: Liquefaction is a seismic phenomenon in which loose,saturated,fine-grained granular soils behave similarly to a fluid when subjected to high-intensity ground shaking. Liquefaction occurs when these ground conditions exist: 1)Shallow groundwater;2)Low density, fine,clean sandy soils;and 3)High- intensity ground motion. These soils may acquire a high degree of mobility,which can lead to lateral movement,sliding,consolidation and settlement of loose sediments,sand boils and other damaging deformations. This phenomenon occurs only below the water table,but,after liquefaction has developed, it can propagate upward into overlying non-saturated soil as excess pore water dissipates_ One of the primary factors controlling the potential for liquefaction is depth to groundwater. Typically, liquefaction has a low potential where groundwater is greater than 40-feet deep and is virtually unknown below 60 feet. The subject site is located in an area of high to very high potential for liquefaction according to Figure EH-7 of the General Plan(1996)and the TGR Geotechnical Report. Other published data(State of California Seismic Hazard Zones Official Map,Newport Beach Quadrangle)from the California Division of Mines and Geology, published in April 7, 1997, indicates that the project site is located in an area identified as having a potential for soil liquefaction. However,the proposed improvements to the area primarily include surface RV parking and one 480 square foot modular building for daytime office use. As described in Section III a)ii)above, construction will comply with CBC standards to reduce impacts to less than significant. iv) Landslides? (Sources: 1, 14, 17) FRI Discussion: According to the City of Huntington Beach General Plan,the site is not in an area susceptible to slope instability. The site is on a flat parcel of land and although a minor slope abuts the property to the east along the flood control channel,no significant slopes or other landforms susceptible to landslides exist in the vicinity of the property. Moreover,the California Division of Mines and Geology has not mapped any earthquake-induced landslides at,or in the vicinity of,the site which would be indicative of the potential for slope instability at or in the vicinity of the site. Less than significant impacts are anticipated. b) Result in substantial soil erosion,loss of topsoil,or El ❑ ® ❑ changes in topography or unstable soil conditions from excavation,grading,or fill? (Sources: 1, 17) Discussion: The project and vicinity are urbanized and have relatively flat topography. The project site has been previously graded and developed with structures,parking surfaces and roadways. Although the proposed project has the potential to result in erosion of soils during construction activities,erosion will be minimized by compliance with standard City requirements for submittal of an erosion control plan prior to issuance of building permits, for review and approval by the Department of Public Works. Implementation of the proposed project would not require significant alteration of the existing topography of the project site. Less than significant impacts would occur and no mitigation measures would be required. 4-112 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact c) Be located on a geologic unit or soil that is unstable,or ❑ ❑ that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading,subsidence, liquefaction or collapse? (Sources: 1, 14, 17) Discussion: Refer to Responses III.a) iii)and III_a)iv for discussion of liquefaction and landslides, respectively. Subsidence is large-scale settlement of the ground surface generally caused by withdrawal of groundwater or oil in sufficient quantities such that the surrounding ground surface sinks over a broad area. Withdrawal of groundwater,oil,or other mineral resources would not occur as part of the proposed project and,therefore,subsidence is not anticipated to occur. Adherence to the design recommendations of soils studies and grading plans as required by the City will ensure that no or less than significant geology related impacts will occur. d) Be located on expansive soil,as defined in Table 18-1-B ❑ ❑ of the Uniform Building Code(1994),creating substantial risks to life or property? (Sources: 1, 17) Discussion: The project site is located in an area of moderate to high expansive soil conditions(Figure EI-I- 12,City of Huntington Beach General Plan). Proposed improvements associated with the project include an asphalt parking area,a small modular office building, landscaping and perimeter fencing. All improvements will be required to comply with standard conditions of approval including submittal and approval of grading plans_ All impacts from expansive soils are anticipated to be less than significant. e) Have soils incapable of adequately supporting the use of ❑ [] ❑ n septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of wastewater(Sources: 1,5) Discussion: The City of Huntington Beach Public Works Department has determined that the public sewer system can accommodate the proposed development. No septic tanks or alternative waste water disposal systems are necessary. IV.HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge ❑ ❑ ® ❑ requirements? (Sources: 19,20) Discussion: Water quality standards and waste discharge requirements will be addressed in the project design and development phase pursuant to a Storm Water Pollution Prevention Plan(SWPPP)and Water Quality Management Plan(WQMP),prepared by a Civil or Environmental Engineer in accordance with the National Pollution Discharge Elimination System(NPDES)regulations and approved by the City of Huntington Beach Department of Public Works. The SWPPP and WQMP will establish Best Management Practices(BMPs)for construction and post-construction operation of the facility,including source,site and treatment controls to be installed and maintained at the site. The WQMP and SWPPP are standard requirements for development in the City of Huntington Beach,and with implementation,will ensure compliance with water quality standards and water discharge requirements,which will reduce project impacts to a level that is less than significant. A -9- _ 4-113 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Preliminary WQMP has been submitted by the applicant,which identifies source, site and treatment controls for the reduction of pollutants to the surrounding water sources such as landscaped areas,use of low maintenance vegetation and installation of natural filter systems. As described in Section IV c-e)below, the applicant proposes to install three gravel infiltration pits to serve as both a water quality BMP and detention for 100-year storm events. Because the proposed RV storage site consists primarily of a parking lot for stored vehicles, leaking oil may occur and collect on the asphalt. The Preliminary WQMP proposes that run-off from the parking lot will enter a vegetative strip for pre-treatment prior to entering the gravel pit for percolation, Final WQMP and S WPPP must be approved prior to issuance of grading permits. In addition,the Department of Public Works has identified numerous standard requirements applicable to the various project components, including the proposed parking areas and RV dump station to ensure no significant impact to water quality would occur. b) Substantially deplete groundwater supplies or interfere IJ El N El substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g.,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (Sources: 19,20) Discussion. The Huntington Beach Public Works Department prepared a Master Plan for the City's water system in 2000. The Master Plan addresses water supply issues within the City and pertinent surrounding areas. The Utilities Division of the Public Works Department has reviewed the project plans and did not identify any concerns regarding impacts to ground water supplies or groundwater recharge due to the nature of the proposed uses. The project would likely result in a decrease in water consumption previously planned for in the Master Plan as the residential zoning designation will be eliminated and replaced with four specific uses. All four specific land uses are lower in water consumption rates than single family residential and,therefore, do not present a significant impact to water supplies. In addition,the project is subject to compliance with the City's Water Ordinance,including the Water Efficient Landscape Requirements,as well as Title 24 conservation measures such as low flow fixtures,which ensure water consumption is minimized. The estimated water demand for the proposed project can be accommodated by the City's water service capacity and does not represent a significant impact. Based on the Fire Department's requirement for a private on-site fire hydrant system,a hydraulic water analysis is required to identify any off-site water improvements necessary to adequately protect the property per the Fire Department requirements. If necessary,the applicant shall be required to upgradelimprove the City's water system per Water Standards to meet the water demands to the site and/or mitigate the impacts of the property at no cost to the City. The applicant shall provide the City with a site plan showing the existing and proposed on-site and off-site water improvements(including pipelines sizes, fire hydrants,meters,and backflow device locations). The applicant shall be responsible to pay the City for performing the analysis using the City's hydraulic water model. Based on standard conditions of approval,the water model shall be completed prior to submittal of final parcel map. Less than significant impacts are anticipated. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would -10- 4-114 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact result in substantial erosion or siltation on or off-site? (Sources:4, 5, 19,20) d) Substantially alter the existing drainage pattern of the El El ® [] site or area, including through the alteration of the course of a stream or river,or substantially increase the rate or amount or surface runoff in a manner which would result in flooding on or off-site? (Sources:4, 5, 19,20) e) Create or contribute runoff water which would exceed 0 the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (Sources: 19,20) Discussion.(c-e)The project site,in its existing condition,is almost entirely pervious with the landscape nursery business occupying the majority of the site. The proposed RV Storage facility will include the installation of approximately 10-11 acres of asphalt for the parkin_g and access to the recreational vehicles stalls. The existing drainage pattern of the site is divided into three sub-areas. One, El,at the very entrance of the site along Ward Street is approximately 1 acre of self-contained drainage_ This 1 acre drains towards two Edison towers located near the center of this drainage area. Drainage is collected and infiltrated into the gravel area surrounding each of these towers. The second drainage sub-area,E2,contains approximately 3.5 acres and is located at the northeast portion of the site. Much like sub-area El,E2 drains toward two Edison towers located near the center of the sub-area where drainage is collected and infiltrated into the gravel surrounding each of the towers. The final drainage sub-area,E3,drains toward the east property line where it eventually infiltrates into the existing soil. Because there are no drainage devices located on the existing property,ponding does occur during larger storms. The proposed post-development drainage pattern is very similar to the existing drainage pattern,except drainage will be directed away from the Edison towers and drainage devices will be added to the project to aid in the infiltration process. The proposed drainage pattern will be subject to City of Huntington Beach Department of Public Works approval. Area P1,at the very entrance of the site will use curb and gutter to direct drainage towards Ward Street. Area P2,containing the northeast portion of the site,will collect drainage through v-gutters that will then direct the flows to an infiltration trench located along the eastern property line of the project. The final drainage sub-area,P3,drains toward the east property line where an infiltration trench will collect all of the runoff from this sub-area- The proposed grading for this project was designed to limit the offsite runoff to less than that of the existing condition,while adding Best Management Practices(BMPs)to achieve the necessary stormwater and water quality requirements. The project site is bordered to the east by the Santa Ana River Channel maintained by the Orange County Flood Control District. No direct connection to the channel is proposed. Although the existing drainage pattern is expected to be altered during the construction phase,erosion and siltation during construction will be minimized to a less than significant level by employing Best Management Practices(BMPs)for erosion control,pursuant to a City approved Storm Water Pollution Prevention Plan(SWPPP)and Water Quality - r 4-115 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Irupact Management Plan(WQMP)_ Required SWPPP,WQMP and hydrology and hydraulic studies,to be submitted in accordance with City of Huntington Beach standard development requirements,will identify BMPs for construction and operation ensuring no significant impact associated with polluted runoff. Less than significant impacts are anticipated. f) Otherwise substantially degrade water quality? El El (Sources: 19,20) Discussion: See discussion under Section lV(a). g) Place housing within a 100-year flood hazard area as El El [] mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Sources: 5,8) Discussion: The proposed project site consists of electrical utilities,a landscape nursery and a proposed RV parking facility_ No housing is proposed. The subject site is designated as Flood Zone X on the Flood Insurance Rate Map(FIRM),which is not subject to Federal Flood Development restrictions and no impacts are anticipated. h) Place within a 100-year flood hazard area structures [] which would impede or redirect flood flows? (Sources: 5, 8) Discussion: The proposed project site is designated as Flood Zone X in the Flood Insurance Rate Map (FIRM),which is not subject to Federal Flood Development restrictions. The project site is not situated within the 100-year flood hazard area as mapped in the FIRM and no impacts are anticipated. i) Expose people or structures to a significant risk of loss, (] (] [] injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Sources: 1,8) Discussion: The project site is not located within a flood hazard zone. The site, along with the entire eastern end of the city is bordered to the east by the Santa Ana River Channel maintained by the Orange County Flood Control District. While the project includes storage of recreational vehicles and one small office building, no on-site living or residential uses will be permitted. There are no impacts anticipated from the failure of a levee or dam. j) Inundation by seiche,tsunami,or mudflow? (Sources: (] [] El 9 1, 7, 14, 16) Discussion: The elevation of the site above mean sea level(approximately 20 feet)and its distance from the ocean(approximately 3 %2 miles)and other large bodies of water suggest that the probability of experiencing adverse effects from tsunamis and seiches is low at the site. According to Figure EH-8 of the General Plan the site is not located within a potential tsunami run-up area and no impacts are anticipated. k) Potentially impact stormwater runoff from construction (] (] 0 El activities? (Sources: 19,20) -12- t 4-116 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact incorporated Impact No Impact Discussion: See discussion under Section IV(a)and W(e). 1) Potentially impact stormwater runoff from post- ❑ ❑ ® ❑ construction activities? (Sources: 19,20) Discussion: See discussion under Section iV(a)and W(e). m) Result in a potential for discharge of stormwater ❑ ❑ ❑K ❑ pollutants from areas of material storage,vehicle or equipment fueling,vehicle or equipment maintenance (including washing),waste handling,hazardous materials handling or storage,delivery areas, loading docks or other outdoor work areas? (Sources: 19,20) Discussion: The proposed RV parking lot will introduce vehicle fuels onto the project site in a different way than the landscape nursery previously used the site. The parked vehicles will contain vehicle fuel in the fuel tanks but no fueling systems are proposed in conjunction with the storage facility. A vehicle wash station and a dump station for gray and black water are proposed_ The City of Huntington Beach Public Works Department has indicated that the vehicle wash station must be directed to the sanitary sewer(upon approval by the Orange County Sanitation District),to an engineered infiltration system,or to an equally effective alternative. The dump station must tie directly to the sanitary sewer. In accordance with standard City of Huntington Beach development requirements,hydrology and hydraulic studies for both on-site and off-site facilities, Storm Drain,Storm Water Pollution Prevention Plans(SWPPP)and Water Quality Management Plans(WQMP)conforming with the current National Pollution Discharge Elimination System(NPDES) requirements,prepared by a Licensed Civil Engineer,shall be submitted to the Department of Public Works for review and approval. Specific requirements and measures to be incorporated into the required studies and plans are identified in Attachment No.4,City Policies,Standard Plans,and Code Requirements of the Huntington Beach Zoning&Subdivision Ordinance and Municipal Code. Refer to response in Section IV(a) for further discussion. Less than significant impacts are anticipated. n) Result in the potential for discharge of stormwater to ❑ ❑ ® ❑ affect the beneficial uses of the receiving waters? (Sources: 19,20) Discussion: See discussion under Section IV(a)and IV(e). o) Create or contribute significant increases in the flow ❑ ❑ ® ❑ velocity or volume of stormwater runoff to cause environmental harm? (Sources: 19,20) Discussion: See discussion under Section IV(e). p) Create or contribute significant increases in erosion of ❑ ❑ ® ❑ the project site or surrounding areas? _(Sources: 19,20) Discussion: See discussion under Section IV(e). -13- 4-117 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact V. AIR QUALITY. The City has identified the significance criteria established by the applicable air quality management district as appropriate to make the following determinations. Would the project: a) Violate any air quality standard or contribute El El 0 El substantially to an existing or projected air quality violation? (Sources:9,21) Discussion: See discussion under Section V.e.below. b) Expose sensitive receptors to substantial pollutant El 0 concentrations? (Sources: 4,9,21) Discussion: See discussion under Section V.e.below. c) Create objectionable odors affecting a substantial El number of people? (Sources: 5,6) Discussion: See discussion under Section V.e. below. d) Conflict with or obstruct implementation of the 9 El applicable air quality plan? (Sources:9,21) Discussion: See discussion under Section V_e.below. e) Result in a cumulatively considerable net increase of El 11 ® [] any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Sources:9,21) Discussion: Discussion a—e: The proposed project consists of development of an approximately 13-acre parcel for a 557- space RV storage facility and associated site improvements. The City of Huntington Beach is located within the South Coast Air Basin, which is regulated by the South Coast Air Quality Management District (SCAQMD). The entire Basin is designated as a national-level nonattainment area for Ozone,Carbon Monoxide(CO), respirable particulate matter(PM10)and fine particulate matter(PM2.5). The Basin is also a State-level nonattainment area for Ozone,PMio and PMZ.5. Sensitive receptors in the area include residents in nearby developments west as well as recreation users of the trail to the east and park and school uses to the southwest. The proposed zoning text amendment will not have any impacts on air quality. Impacts from objectionable odors could potentially occur during construction of the project. However, impacts would be intermittent and short-term and would not persist once construction was completed. Vehicle storage uses in general are not sources of objectionable odors. Potential odors would be limited to the gray and black water dump station,which is tied by vacuum seal directly to the sanitary sewer and located at the -14- 4-118 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): impact Incorporated Impact No Impact northeast corner of the property,away from sensitive uses. Other potential odors would be limited to typical office use wastes,which are stored in refuse containers and picked up on a weekly basis. As such, impacts from odors would be less than significant. The 2007 Air Quality Management Plan(AQMP) is the region's applicable air quality plan and was prepared to accommodate growth,to reduce the high levels of pollutants within the areas under jurisdiction of the SCAQMD,to return clean air to the region,and minimize the impact on the economy. Projects that are considered to be consistent with the General Plan are considered to be consistent with the AQMP. Although the proposed project is proposing a general plan amendment to add the specific plan overlay,there is no additional growth in population size and no additional residential units as a result of the project. Therefore, the proposed project would not conflict with the AQMP and impacts would be less than significant- Short-term: The construction of the project may result in short-term air pollutant emissions from the following activities:the commute of workers to and from the project site;dismantling of shade structures at the landcape nursery;relocation of boxed nursery material from Planning Area 1 to Planning Area 3;grading activities; delivery and minimal hauling of construction materials and supplies to and from the project site; fuel combustion by on-site construction equipment;and dust generating activities from soil disturbance. Emissions during construction were calculated using URBEMIS2007 program(version 9.2.4). The allotment of equipment to be utilized during each phase was based on defaults in the URBEMIS2007 program and was modified as needed to represent the specifics of the proposed project. The URBEMIS model calculates total emissions,on-site and offsite, resulting from each construction activity which are compared to the SCAQMD Regional Thresholds. A comparison of the project's total emissions with the regional thresholds is provided below_ A project with daily construction emission rates below these thresholds is considered to have a less than significant effect on regional air quality. Regional Significance Threshold(Lbs/day) CO VOC NOx Pm, PM,_, SOZ Estimated Construction Emissions for proposed 26.89 6.07 50.05 91.76 20.95 0.01 project Significance Threshold 550 75 100 150 55 150 Exceed Threshold? NO NO NO NO NO NO Based on the aforementioned table construction of the project would not exceed the regional emissions thresholds nor would it expose sensitive receptors to substantial pollutant concentrations. Therefore,a less than significant impact is anticipated. -15- 4-119 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact. No Impact Regional Significance Threshold(Lbs/day) CO VOC NOx PMio PMZ_5 SOZ Estimated Operational Emissions for proposed 270.91 21.21 51.07 1.85 1.13 0.25 project Significance Threshold 550 55 55 150 55 150 Exceed Threshold? NO NO NO NO NO NO Long-term: Post-construction emissions were also calculated using the URBEMIS2007 program version (9.4.2). The program was set to calculate emissions for the proposed 557-space RV storage lot. The default URBEMIS2007 variables were used for the calculations. Based on the aforementioned table post-construction emissions from the proposed project would not exceed the regional thresholds nor would it expose sensitive receptors to substantial pollutant concentrations. Therefore,a less than significant impact is anticipated. In addition,the project does not come close to exceeding established thresholds for any.pollutant including the identified nonattainment pollutants(Ozone,CO,PMio and PM2S)and ozone precursors(NOxand VOC) both for construction and post-construction and therefore,would not contribute a cumulatively considerable increase in these pollutants. Greenhouse Gases AB 32 codifies the state's goal to reduce its global warming by requiring that the state's greenhouse gas (GHG)emissions be reduced to 1990 levels by 2020.This reduction will be accomplished through an enforceable statewide cap on greenhouse gas emissions that will be phased in starting in 2012.In order to effectively implement the cap,AB 32 directs the California Air Resources Board(GARB)to develop appropriate regulations and establish a mandatory reporting system to track and monitor greenhouse gas emissions levels. In addition,the State Office of Planning and Research(OPR)has until January 1,2010 to adopt CEQA guidelines for evaluation of greenhouses gases. A draft of the proposed amendments to the CEQA guidelines was released in April 2009 and states that a local agency must develop its own significance criteria based on local conditions,data and guidance from other sources_ The proposed project would result in a total of approximately 34.19 tons of COZ emissions during construction. Post-construction COz emissions would be approximately 4,502.22 tons/year. Therefore,the project would produce GHG emissions. Other GHG emissions could result from increases in electricity and natural gas usage and solid waste production,all of which would minimally occur with the proposed project. Although,the amount of post-construction GHG emissions from the project(4,502.22 tons/yr)represents a negligible percentage of the overall state of California GHG emissions(484,400,000 tons/yr-2004),since there are no thresholds of significance established yet,any contribution of GHG emissions can be considered significant. The proposed project incorporates design features that promote energy efficiency and a reduction in GHG emissions,both directly and indirectly. For instance,the project is proposing to utilize a storm drain system designed to capture high-volume and low-volume flows and allow them to percolate into the ground thereby reducing the amount of water that enters the storm drain system and drought tolerant landscaping. In -16- 4-120 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact addition,the project is required to comply with all applicable City codes and requirements pertaining to energy efficiency and water use efficiency as well as applicable requirements for construction equipment that would limit truck and equipment idling times,exhaust and dust. The identified project design features and applicable requirements are consistent with the GHG reduction strategies recommended by the California Climate Action Team(CCAT),the California Air Pollution Control Officers Association(CAPCOA)and the California Attorney General's office. Therefore,due to the project's small contribution to GHG emissions in addition to project design features that would reduce GHG emissions, impacts would be less than significant. VI. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic which is substantial in ❑ ❑ El relation to the existing traffic load and capacity of the street system(e.g.,result in a substantial increase in either the number of vehicle trips,the volume to capacity ratio on roads,or congestion at intersections? (Sources: 1, 11,22) Discussion:The project's potential to generate a substantial increase in traffic was assessed by comparing a similar RV Storage facility in Anaheim(Anaheim RV Storage)owned and operated by the proponent. The Huntington Beach facility is proposed to operate similarly to the Anaheim facility with the difference being capacity. The Anaheim facility has a capacity for 288 RV spaces while the Huntington Beach facility proposes 557 spaces or just under double the size. The analysis concludes that the proposed project is anticipated to generate approximately 160 net new weekday daily vehicle trips,a maximum of 12 net new weekday AM peak hour vehicle trips,and a maximum of 20 net new weekday PM peak hour vehicle trips. The weekend operations result in an average of approximately 58 vehicle trips generated per weekend day with an average of three AM peak hour trips and 10 PM peak hour trips. The projected traffic generation rates do not exceed the applicable City of Huntington Beach and State of California Department of Transportation Engineers(Caltrans)traffic impact thresholds (100 peak hour trips)for requiring a Traffic Impact Study. Accordingly,based on City of Huntington Beach and Caltrans traffic impact analysis guidelines, no significant increase in traffic is expected as a result of the proposed project. Based on information in the City's General Plan and Department of Public Works,Traffic Division,the adjacent intersection(Garfield Avenue and Ward Street)currently operates at LOS B during the AM peak hour and LOS C during the PM peak hour. The segment of Ward Street between Yorktown Avenue and Garfield Avenue,operates at LOS B,while the segment of Garfield Avenue between Brookhurst Street and Ward Street operates at LOS C. The City's current policy for acceptable level of service at traffic-controlled intersections is LOS D;and LOS C for roadway segment links. This project is forecast to generate 160 new daily trips, which will not result in a change in LOS at any of the surrounding intersections or street segments and they will continue to operate at acceptable LOS standards_ The project will be subject to payment of traffic impact fees for each net new added daily trip. Construction traffic resulting from development of the project may result in short-term interruptions to traffic circulation, including pedestrian and bicycle flow. Additionally,relocation of shade structures and potted landscape materials from Planning Area 1 to Planning Area 3 will result in an increase in truck trips on a short term basis. The relocation of the nursery and consolidation of nursery operations within Planning Area 3 is expected to last approximately one week. Based on the scope of the RV storage construction,approximately -17- 4-121 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact two months duration, the short-term interruptions to traffic are not considered to be significant_ b) Exceed,either individually or cumulatively,a level of ❑ ❑ nic El service standard established by the county congestion management agency for designated roads or highways? (Sources:1, 11,22) . Discussion: Please refer to discussion item VI(a)above. c) Result in a change in air traffic patterns,including either El 0 El 191 an increase in traffic levels or a change in location that results in substantial safety risks? (Sources: 12) Discussion: Although the City is located within the Planning Area for the Joint Forces Training Center in Los Alamitos,the project site is not located within the height restricted boundaries identified in the Airport Environs Land Use Plan or within two miles of any known public or private airstrip_ The proposed project does not propose any structures with heights that would interfere with existing airspace or flight patterns. No impacts would occur. d) Substantially increase hazards due to a design feature ❑ ElOX [l (e.g.,sharp curves or dangerous intersections)or incompatible uses? (Sources: 5) Discussion: The project site is located at the intersection of two existing arterial highways that provide access to the site. No new roadways or intersections are proposed although improvements to Ward Street will be required. The project is subject to compliance with City standards for vision clearance at street/driveway intersections,minimum drive aisle widths and truck turning radii designed to ensure hazards are minimized,as well as a Traffic Construction Mitigation Plan during construction of the project. The project's proposed driveway access and on-site and off-site circulation has been evaluated by the Departments of Fire,Planning and Public Works and with the required Ward Avenue improvements, found to be consistent with City standards for safe access and circulation. e) Result in inadequate emergency access? (Sources: 5) ❑ El 0 [] Discussion: The proposed site plan has been reviewed by the Departments of Fire and Public Works for conformance with City requirements for emergency access. The projeefs proposed driveway access and on- site circulation has been found to be consistent with City standards for emergency access and circulation. During construction,construction equipment and construction worker's vehicles will be contained on-site and will not block streets or potentially impede emergency access. Less than significant impacts are anticipated. f) Result in inadequate parking capacity? (Sources: 2, 5, El El0 23) -18- 4-122 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The proposed RV storage project results in a low demand for parking spaces. Recreational vehicle users typically drive a passenger vehicle to the tot,pull out the recreational vehicle and park the passenger vehicle in the space until return from their trip. Alternatively,vehicles may enter the site,hook-up the recreation vehicle trailer or toy hauler and leave the site. Therefore,additional parking spaces for the vehicle storage area are not necessary. Parking adjacent to the office building for visitors, potential customers, one employee,and patrolling security personnel is necessary. Accordingly, five parking spaces are provided adjacent to the office building and will be sufficient for the anticipated demand. The proposed project complies with parking requirements specified in the Ward Garfield Specific Plan and will not result in an inadequate parking capacity. No variances to parking standards are proposed or required,and no unique circumstances exist that would suggest that the minimum parking standards applicable to the project are inadequate. Accordingly,no parking related impacts are anticipated. g) Conflict with adopted policies supporting alternative El [] El transportation(e.g.,bus turnouts,bicycle racks)? (Sources:1,2,23) Discussion: The proposed development does not exceed the thresholds established in Section 230.36 of the HBZSO—Transportation Demand Management, based on employment generation factors contained therein and the applicant's employment projections. The thresholds established in Section 230.36 serve as a basis to identify projects with the potential for significant traffic and air quality impacts and which warrant implementation of transportation demand strategies_ According to Section 231.20 of the HBZSO,the proposed RV storage project would require 23 bicycle parking stalls. However,that standard is based on commercial and industrial business with up to 50,000 square feet of building area and one bike stall is required for every 25 parking spaces. 1n this case,a high demand of bicycle riders to the RV storage lot is not anticipated,therefore,the minimum of three bicycle racks as required by the HBZSO should be sufficient. No impacts are anticipated_ VII. BIOLOGICAL. RESOURCES. Would the project a) Have a substantial adverse effect,either directly or through habitat modifications,on any species identified as a candidate,sensitive,or special status species in local or regional plans,policies,or regulations,or by the California Department of Fish and Game or U.S,Fish and Wildlife Service? (Sources: 1, 10, 18) Discussion: The project site and all surrounding properties are currently developed with quasi-public, residential,and public park land uses. The project site does not support any unique, sensitive, or endangered species and is not shown in the General Plan as a generalized habitat area. The applicant commissioned a Fairy Shrimp Habitat Assessment by Bonterra Consulting(December 1,2009) to determine whether the project site supported potential fairy shrimp habitat. The assessment concluded that there was no natural ponding identified that would support fairy shrimp,and that other than runoff from the existing landscape nursery irrigation system,there was no substantial habitat to support the Riverside or San Diego fairy shrimp. Less than significant impacts to biological resources are anticipated. -19- E 4-123 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact b) Have a substantial adverse effect on any riparian habitat (] E] QEl or other sensitive natural community identified in local or regional plans,policies, regulations,or by the California Department of Fish and Game or US Fish and Wildlife Service? (Sources: 1, 10) Discussion: The project site is currently occupied by the Ellis Substation and Village Nursery Landscape Center. The project site does not contain any riparian habitat or sensitive natural community identified in local or regional plans,policies, regulations,or by the California Department of Fish and Game or US Fish and Wildlife Service. The project will not result in any loss to endangered or sensitive animal or bird species and does not conflict with any habitat conservation plans. See Discussion VII.(a)above. Less than significant impacts are anticipated. c) Have a substantial adverse effect on federally protected (] [] wetlands as defined by Section 404 of the Clean Water Act(including, but not limited to,marsh,vernal pool, coastal,etc_)through direct removal, filling, hydrological interruption,or other means? (Sources: 1, 10) Discussion: The project does not contain any wetlands-, therefore, no impacts are anticipated. d) Interfere substantially with the movement of any native (� [] El 0 resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or impede the use of native wildlife nursery sites? (Sources: 1, 10) Discussion: The project area is surrounded by residential and quasi-public uses. The site does not support any fish or wildlife and will not interfere with the movement of any fish or wildlife species nor impede the use of native wildlife nursery sites_ e) Conflict with any local policies or ordinances protecting (] [] []X biological resources,such as a tree preservation policy or ordinance? (Sources: I,2,3) Discussion: The site contains an existing landscape nursery that will be relocated to a smaller area of the site. -The site does not contain any trees which may be considered mature and which could be impacted by construction. Construction of the project will be subject to standard requirements for the submittal of a landscape plan. No other biological resources exist on the site. f) Conflict with the provisions of an adopted Habitat (l Conservation Plan,Natural Community Conservation Plan,or other approved local, regional,or state habitat conservation plan? (Sources: 1, 10) -20- 4-124 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The project site does not support any unique or endangered plant or animal species and is not a part of any adopted Habitat Conservation Plan,Natural Community Conservation Plan,or other approved local,regional,or state habitat conservation plan;therefore, no impacts to any habitat or wildlife area are anticipated. VIII. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral [] resource that would be of value to the region and the residents of the state? (Sources: 1) Discussion: The proposed project will not result in the loss of a known mineral resource. The project site is not designated as a known mineral resource recovery site in the General Plan. No impacts are anticipated. b) Result in the loss of availability of a locally-important [] mineral resource recovery site delineated on a local general plan,specific plan,or other land use plan? (Sources: 1) Discussion: The project site is not designated as an important mineral resource recovery site in the General Plan or any other land use plan. Development of the project is not anticipated to have any impact on any mineral resource recovery.No impacts to mineral resources are anticipated_ IX.HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the ❑ ❑ El environment through the routine transport,use,or disposal of hazardous materials? (Sources: 3,6, 10) Discussion: The SCE substation,towers,and electrical transmission lines will remain in place and continue to operate as they do today. The landscape nursery will be consolidated from its current location on the site to a smaller portion of the site and will then continue its existing operation. The RV storage project will not engage in the routine transport,use,or disposal of hazardous materials. However,the stored vehicles will contain vehicle fuel in their fuel tanks and the site will offer a vacuum sealed dump station for gray and black water. The dump station will be tied directly to the sanitary sewer,subject to approval by the Orange County Sanitation District. In any event,all hazardous materials use and storage are subject to review by the Departments of Building&Safety and Fire in conjunction with standard building permit and certificate of occupancy inspection processes. Refer to Section IV a)and c-e)for further discussion on hazardous material related to water quality. Less than significant impacts are anticipated_ b) Create a significant hazard to the public or the El (� (] environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Sources: 1,6, 13) Discussion: The project site is not located in a methane district. No impacts resulting from hazards involving the release of hazardous materials during construction or during operation of the facility is anticipated. -2 L- 4-I25 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact incorporated Impact No Impact c) Emit hazardous emissions or handle hazardous or acutely hazardous material, substances,or waste within ❑ ❑ one-quarter mile of an existing or proposed school? (Sources: 1,4) Discussion: The southern portion of the project site is located adjacent to Arevalos Park,which abuts the existing Pegasus School site. The SCE substation,towers,and electrical transmission lines will remain in place and continue to operate as they do today. The landscape nursery will be consolidated from its current location on the site to a smaller portion of the site and will then continue its existing operation. No acutely hazardous emissions,substances or waste will be emitted or handled during operations of the RV Storage facility. Development of the RV storage lot and consolidation activities of Village Nurseries will be required to comply with Fire Department specifications. Vehicle fuel will be present on-site while the business is in operation,however, it will be contained within the parked vehicles,no on-site fueling station is proposed as part of the facility,and less than significant impacts are anticipated_ d) Be located on a site which is included on a list of ❑ ❑ ❑ hazardous materials sites compiled pursuant to Government Code Section 65962.5 and,as a result, would it create a significant hazard to the public or the environment? (Sources: 1, 13) Discussion: The site is not listed on the State's Hazardous Waste and Substances Site List. No impacts are anticipated. e) For a project located within an airport land use plan or, ❑ ❑ ❑ 191 where such a plan has not been adopted,within two miles of a public airport or pubic use airport,would the project result in a safety hazard for people residing or working in the project area? (Sources: 10, 12) Discussion: Although the City is located within the Planning Area for the Joint Force Training Center, Los Alamitos, the project site is not located within the height restricted boundaries identified in the Airport Environs Land Use Plan or within two miles of any known public or private airstrip. The proposed project does not propose any structures with heights that would interfere with existing airspace or flight patterns. No impacts would occur. f) For a project within the vicinity of a private airstrip, ❑ ❑ ❑ would the project result in a safety hazard for people residing or working in the project area? (Sources: 10, 12) Discussion: The project site is not located near any private airstrips. No impacts are anticipated. g) Impair implementation of or physically interfere with an ❑ ❑ ❑ adopted emergency response plan or emergency evacuation plan? (Sources: 1, 16) -22- 4-126 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion:The project has been reviewed by the Fire Department and is designed to be in compliance with fire access and circulation requirements.The specific plan and proposed development of a portion of the site will not interfere or conflict with an adopted emergency response plan or evacuation plan. No impacts are anticipated to any emergency response or evacuation plans. h) Expose people or structures to a significant risk of loss, 11 ❑ (� injury,or death involving wildland fires,including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Sources: 1) Discussion: The project is located in an urbanized area and is not near any wildlands. No impacts are anticipated. X. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in ❑ (l 9 El excess of standards established in the local general plan or noise ordinance,or applicable standards of other agencies? (Sources: 1, 10) Discussion: Refer to Section(d)below. b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (Sources: 1, 10) Discussion: Refer to Section(d)below. c) A substantial permanent increase in ambient noise levels El 11 9 El in the project vicinity above levels existing without the project?(Sources: 1, 10) Discussion: Refer to Section(d)below. d) A substantial temporary or periodic increase in ambient ® 11 El noise levels in the project vicinity above levels existing without the project? (Sources: 1, 10) Discussion: a)—d) The SCE substation, towers,and electrical transmission lines will remain in place and continue to operate as they do today. The landscape nursery will be consolidated from its current location on the site to a smaller portion of the site and will then continue its existing operation. The RV storage project will generate short-term noise impacts during construction, including noise generated -23- dz �7 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact by earth-moving equipment,trucks and power tools. However,the project will be subject to compliance with Chapter 8.40—Noise,of the Huntington Beach Municipal Code which restricts all construction activities to the hours between 7:00 AM and 8:00 PM Monday-Saturday. Construction activities are prohibited Sundays and Federal holidays. Accordingly,construction related noise impacts are expected to be less than significant. The projeces potential to generate noise related impacts after completion of construction include the vehicle trips to and from the RV storage facility. The noise levels from the RV's are anticipated to be below City of Huntington Beach daytime(7:OOAM to 10:OOPM)noise ordinance limits for anticipated daytime noise sources_ The facility will not be in operation during nighttime hours. Standard office hours are 8:OOAM to 5:OOPM (Sunday-Friday); 7:OOAM to 6:OOPM(Saturday). Remote gate hours will be programmed from 5:OOAM to 7:OOPM,allowing tenants to enter the site to store or retrieve vehicles. The tenants will access the facility with a remote control transmitter to open the gate while still on Ward Street. The remote system allows efficient access to the site and eliminates vehicle idling noise within the driveway approach at the site entrance. No amplified or pager system is proposed,therefore minimizing annoyance to adjacent residences. Additionally, no vehicular repair or living within the vehicles will be permitted. Noise impacts are expected to be less than significant. e) For a project located within an airport land use plan or, El 11 where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? (Sources: 10, 12) Discussion: The City of Huntington Beach is included in the Planning Area for the Joint Forces Training Center in Los Alamitos. However,the site is located a considerable distance from the Training Center,such that the project would not be impacted by flight activity and noise generation from the Center. No impacts are anticipated. f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in [] the project area to excessive noise levels? (Sources: 10, 12) Discussion: The project is not located within the vicinity of a private airstrip. No impacts are anticipated. XJ.PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: a) Fire protection? (Sources: 1, 16) ® [] b) Police Protection? (Sources:l, 16) El -24- 4-128 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: a)-b) The proposed project has been reviewed by Huntington Beach Fire Department and Police Department staff. The project site is located approximately one and one-half miles from the Bushard Fire Station and approximately three miles from the Main Police Station. Estimated emergency first response times are within the 80 percent/Five minute response time objective established in the City's Growth Management Element. Estimated emergency first response times from the Main Police Station are within acceptable service levels. The proposed project can be adequately served by existing Fire and Police protection service levels. Because the site is currently developed with a landscape nursery and electrical utilities,the City already provides service. The addition of the RV storage lot to the specific plan area is expected to slightly increase service demand for the project site. However,this increase is expected to be minimal and less than significant impacts are anticipated. c) Schools? (Sources: 1) 9 El Discussion: The project will provide for continued operation of existing uses on the project site and the proposed RV Storage facility. No significant increase in the number of persons employed at the site is planned or anticipated_ The applicant will also be required to pay school district fees for the net increase in the floor area proposed. Based on the negligible increase of employees and the requirement for payment of school fees, less than significant impacts are anticipated. d) Parks? (Sources: 1) ❑ ❑ ® El Discussion: The project is not expected to have any significant impact on park facilities,since the proposed project will provide for operation of low level commercial uses and existing utilities. No significant increase in the number of people employed at the site is planned or anticipated. The project will'be subject to payment of park fees in compliance with the HBZSO. No significant impacts to park services are anticipated. e) Other public facilities or governmental services? El ElQ [� (Sources: 1) Discussion: The project has been reviewed by the various City Departments, including Public Works, Building and Safety,Fire,Police and Planning for compliance with all applicable City codes. With implementation of recommended conditions of approval,and compliance with City specifications,no significant impacts to public services are anticipated_ XII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the [] 9 El applicable Regional Water Quality Control Board? (Sources: 1) b) Require or result in the construction of new water or El C3 9 El wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? (Sources: 1, 10,Dept_ of Public Works) -25- 4-129 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact c) Require or result in the construction of new storm water El 0 drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? (Sources: 1, 10,Dept.of Public Works) d) Have sufficient water supplies available to serve the El F1. project from existing entitlements and resources,or are new or expanded entitlements needed? (Sources: 1, 10, Dept.of Public Works) e) Result in a determination by the wastewater treatment El. provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Sources: 1, 10,Dept.of Public Works) f) Be served by a landfill with sufficient permitted capacity ElQ (� to accommodate the project's solid waste disposal needs? (Sources: 1, 10) g) Comply with federal,state,and local statutes and El F1Q regulations related to solid waste? (Sources: 1, 10) h) Include a new or retrofitted storm water treatment El N El control Best Management Practice(BMP),(e.g.water quality treatment basin,constructed treatment wetlands?) (Sources: 19,20) -26- - — 4-130 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: a)-h) The project will provide for the continued operation of the Ellis Substation and the Village Nurseries Landscape Center together with the establishment of a new RV Storage facility. The new RV facility is expected to result in a decrease in the total number of people employed at the site as the size of the landscape nursery will be reduced by approx. 14 acres. There will not be an increase the amount of wastewater or solid waste generated at the site,however,the City of Huntington Beach Public Works Department has determined that currently there are no public sanitary sewer facilities on Ward Street in the project vicinity to serve the development. A public sanitary sewer main shall be designed and constructed to run southerly on Ward Street to Sunday Drive and turn westerly to connect to the manhole just west of the intersection of Ward Street and Sunday Drive. The developer shall be required to submit a hydrology and hydraulic study for both on-site and off-site facilities and a project WQMP for review and approval by the Public Works Department. The studies and the proposed drainage improvements shall include on-site,privately maintained Best Management Practices (BMPs)to control the quality of run-off water from the development. All utility connections to the project site will be in accordance with applicable City standards. Solid waste collection service for the City of Huntington Beach is provided by Rainbow Disposal,under an exclusive long-term contract with the City. Collected solid waste is transported to a transfer station where the solid waste is sorted and processed through a Materials Recovery Facility where recyclable materials are removed. The remaining solid waste is transferred to the Frank R.Bowerman Landfill located in the City of Irvine. The landfill has a remaining capacity in excess of 30 years based on the present solid waste generation rates,and the project is not expected to generate a substantial amount of daily waste products in the long term nor as a result of construction_ Based on this and the nature of uses proposed,the project is not anticipated to noticeably impact the capacity of existing landfills that will serve the use and the project will be required to comply with federal,state,and local statutes and regulations related to solid waste. The 2000 City of Huntington Beach Water Master Plan analyzes demands and anticipated impacts of future developments based on the Land Use Element designations. The proposed project includes a request to amend the General Plan,establish a specific plan designation,and eliminate the current RL Low Density Residential zoning designation_ The proposed specific plan limits the allowable on-site land uses to four distinct uses: electrical substation and utilities,landscape nursery,RV storage,and wireless communication facilities. These limited uses result in a significantly less demand on water resources than the approximately 91 single family residential units that would be permitted under the current zoning. Less than significant impacts are anticipated. XIII. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? IJ 11 El Q (Sources: 1) Discussion: The proposed project site is not situated adjacent to or in the vicinity of any scenic vista designated by the City or the State. As a result,no impacts are expected. -27- 4-131 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact b) Substantially damage scenic resources, including,but ❑ ❑ ❑ not limited to,trees,rock outcroppings,and historic buildings within a state scenic highway? (Sources: 1) Discussion: The site is not adjacent to a state scenic highway,nor are there any significant trees,rock outcroppings,or historic buildings in the vicinity of the subject site. No impacts will result. c) Substantially degrade the existing visual character or ❑ El ® ❑ quality of the site and its surroundings? (Sources: 5) Discussion: The site is adjacent to the existing Mariner's Pointe mobile home park and existing single family residences that currently view the landscape nursery and electrical transmission towers and lines. The SCE substation will continue its current operation and will not result in any changed visual character for the surrounding uses. The Village Nurseries business will be consolidated from its current location to a smaller portion of the site and will also not result in a changed visual character. The proposed RV Storage facility includes the installation of approximately eight ft.high ornamental fencing along the residential properties as well as a five foot wide landscape buffer. To minimize the view impacts to the residences,the proponent proposes to install intensified landscaping material to grow through the fencing and the residential units are currently surrounded by an existing six foot high masonry wall. While large profile recreational vehicles including motor homes and boats may be present on site,the landscape buffer and eight ft.high ornamental fence will serve to screen the view of the vehicles. Additionally,the site is only minimally visible from the surrounding public street system on Ward Street and the primary view of the property is currently large SCE towers. No chain-link fencing is proposed. One 480 sq.ft.modular office building with a maximum height of 18'-6"is proposed to be centrally located on the RV storage property and is not anticipated to result in view impacts to the residents. Increased landscaping is proposed at the entry of the RV facility,concentrated along Ward Avenue,in front of the security gate and fencing system. Less than significant impacts are anticipated. d) Create a new source of substantial light or glare which ❑ ❑ ® ❑ would adversely affect day or nighttime views in the area? (Sources: 1) Discussion: The site is presently occupied by the Ellis Substation and Village Nurseries Landscape Center. The proposed RV facility will introduce security lighting along the perimeter of the facility. The proposed lighting uses"Dark Sky"technology that is designed to direct light down toward the ground and prevent light spillage onto the adjacent residential properties. The project will be subject to compliance with City codes requiring that lighting be shielded and directed so as to prevent glare and spillage onto adjacent residential properties. No significant impacts are anticipated. XIV. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of ❑ ❑ ❑ 9 a historical resource as defined in 815064.5? (Sources: -28- 4-132 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact 1,2) b) Cause a substantial adverse change in the significance of ❑ ❑ ❑ an archaeological resource pursuant to S 15064.5? (Sources: 1, 2) c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ FRI resource or site unique geologic feature? (Sources: 1, 2) d) Disturb any human remains, including those interred ❑ ❑ ❑ outside of formal cemeteries? (Sources: 1,2) (Discussion: a)—d) The project is not located in the vicinity of any known archeological, historic or other cultural resource_ The site does not include any historic structures,no archaeological or paleontological resources have been identified,and the site has previously been disturbed and graded. No impacts are anticipated. XV. IECREATI<ON_ Would the project: a) Would the project increase the use of existing ❑ ❑ ® ❑ neighborhood,community and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Sources: 1,2, 10) Discussion: The project consists entirely of low-level commercial development and existing utilities. No residential uses are proposed. There are fewer employees anticipated with the new RV facility than with the existing nursery. Consequently,no increase in resident or daytime population with the potential to significantly impact use of parks or other recreational facilities would occur. b) Does the project include recreational facilities or require ❑ ❑ ® ❑ the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Sources: 1,2, 10) Discussion: The specific plan does not include any recreational facilities or directly require the construction or expansion of recreational facilities. The RV storage project will be subject to payment of the City's park fee pursuant to the HBZSO. Payment of the park fee is considered a fair share contribution towards the development of additional recreational facilities in the City and serves to offset any project impacts. c) Affect existing recreational opportunities?(Sources: 1,2, ❑ ❑ ® ❑ 4, 10) Discussion: The project includes development of a RV Storage facility on a site currently developed with an electric substation and landscape nursery. No existing recreational opportunities exist on the site and none will be affected by the proposed project. The site is adjacent to Arevalos Park to the south and a bicycle and walking trail at the top of the slope to the east along the Santa Ana River Channel_ The proposed project will -29- 4-133 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact NCO Impact not interfere with the existing recreational trait and will not impede access to the trail as none currently exists within the project site. Two SCE towers are located between the proposed RV storage lot and Arevalos Park and serve as a buffer between the two uses. During construction of the RV storage lot,all construction materials and equipment will be contained with the project site area although construction noise may be a temporary impact to Arevalos Park. Due to the short two month construction duration, less than significant impacts are anticipated. XVI. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997)prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland,Unique Farmland,or ❑ ❑ ❑ Farmland of Statewide Importance(Farmland),as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? (Sources: 1,2,4, 10) b) Conflict with existing zoning for agricultural use,or a ❑ ❑ ❑ Williamson Act contract? (Sources: 1,2,4, 10) c) Involve other changes in the existing environment ❑ [] [] which,due to their location or nature,could result in conversion of Farmland,to non-agricultural use? (Sources: 1,2,4, 10) Discussion: a)-c) The project site does not serve as farmland and is not identified as farmland on the State's Important Farmlands map. The project will not impact property that was used for agriculture in the past, nor could the subject site be potentially utilized for agricultural purposes in the future based on its current residential zoning designation and utility and landscape nursery use_ No impacts are anticipated. XVII.MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the ® E] El 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: t) -30- 4-134 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The proposed project is not situated within or in the vicinity of a wildlife resource habitat. As analyzed in this initial study,the project is located in areas previously developed that do not support any unique,sensitive,or endangered species. No impacts to any habitat or wildlife area are anticipated. b) Does the project have impacts that are individually El El FRI limited,but cumulatively considerable? ("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: 1-24) Discussion: No impacts beyond those anticipated in the General Plan DEK which considers the potential cumulative impacts of projects anticipated under the current General Plan Land Use designations,are expected_ Although the zoning of the site is proposed to change from Residential Low Density to Specific Plan No. 16, the General Plan land use designation will remain Public. The proposed specific plan overlay will limit permitted uses to four specific uses: electrical substation and utilities, landscape nursery, recreational vehicle storage,and wireless communication facilities. The project is proposed in an urbanized area with limited development potential. Consequently,no significant cumulative impact resulting from the proposed project when viewed in connection with probable future projects is anticipated. c) Does the project have environmental effects which will (] El 9 El cause substantial adverse effects on human beings,either directly or indirectly? (Sources: 1-24) Discussion: As discussed above in Sections I through XVI,no significant impacts that may cause substantial adverse effects on humans, associated with the project,are anticipated. 1 -31- 4-135 XVIII. EARLIER ANALYSIS. Earlier analyses may be used where,pursuant to tiering, program EM,or other CEQA process,one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)(3)(D). Earlier Documents Prepared and Utilized in this Analysis: Reference It Document Title Available for Review at: 1 City of Huntington Beach General Plan City of Huntington Beach Planning Dept., Planning/Zoning Information Counter, 3rd Floor 2000 Main St. Huntington Beach 2 City of Huntington Beach Zoning and Subdivision " Ordinance 3 City of Huntington Beach Municipal Code 4 Project Vicinity Maps See Attachment#I P1aWAAV%JCavxav�tssl�t 5 Reduced Project Plans See V�GWei W"Al ful 6 Project Narrative �� u 7 City of Huntington Beach Geotechnical Inputs Report City of Huntington Beach Planning Dept., Planning/Zoning Information Counter, 3`d Floor 2000 Main St. Huntington Beach 8 FEMA Flood Insurance Rate Map(February 18,2004) 9 CEQA Air Quality Handbook " South Coast Air Quality Management District(1993) 10 City of Huntington Beach CEQA Procedure Handbook " 11 Trip Generation Handbook,76'Edition, Institute of Traffic " Engineers 12 Airport Environs Land Use Plan for Joint Forces Training Base Los Alamitos(Oct_ 17,2002) 13 Hazardous Waste and Substances Sites List 14 State Seismic Hazard Zones Map -27- 4-136 Reference# Document Title Available for Review at: 15 Huntington Beach Water Master Plan, December 2000 16 City of Huntington Beach Emergency Management Plan 17 Limited Geotechnical Investigation and Feasibility Percolation Study for Proposed RV Parking prepared by TGR Geotechnical, [nc.(August 17,2009) 18 Results of Fairy Shrimp Habitat Assessment prepared by Bonterra Consulting(December 1,2009) 19 Preliminary WQMP prepared by Blue Peak Engineering,Inc. " (August 10,2009) 20 Preliminary Hydrology Study prepared by Blue Peak Engineering,Iric.(August 10,2009) 21 Ur URBEMIS Air Quality Assessment(December 2009) " 22 Door King Traffic Counter Anaheim RV Storage Facility " (July 2009) 23 Draft Ward Garfield Specific Plan No_ 16 23 City Policies,Standard Plans and Code Requirements -28- 4-137 J yy.7 L6Ta 1'IIIIIIIIIII IItlAlllll S*] �.�. _ ���rl�1 �>�n�w�s�U 1,u�M.rr rtY"A S51AL_^�._:►;1„tl � _;;�� �������1 e>.�>, �, �°o1�re�Y°I���i� w��p°l�i�■fgi■:®eapi�■ona���i�t i 11 .. �� � II i {. � �I2 II - em•m-erase l F Jr\5�S'?xc>�sa,m a�-,xn1.1n s1xd rNrc'aer..rta,a 1, 9 ze&�^Y.D uvrart„nTY vA�n�dx��r Js,Faamss,t w,,,,a.,t.,x,rcm Effil I71RG.9d e.A I �'�. ���I�— �Qp�I'=1 YCW�It•JOii�pllll� a;IlHC lll nlnel lsr -3 s__•.j.•nI•Y•Yl•Yl• I I'-w'R`=.1 �wPP.�YII RRII ■■ IIIIIIi11'111.^.,^, 11:"11 I.:Y��� d � ryn �,r5 � � ,, Y p.�� ��i .d14AYat.r1.d11ala,lr�►�e i naulnUn-=�1911alleeul��__�-_°'�._=';`I - I.l::! �f �.I� a ,.,.,•.,�).11l ti �.[��.tIF.;,. 6 T%�^ 1 — .,�.._u...,.i��q��c_ �� i OI,IYPI71e1'IYIIIA� .. ..��_�': 'ar,`' �:^A�e v�'^.-;.IOF _ uuYn e7lgiy/nidluiG uYnla � 1 •, r �� - _ - 1 y tpI i cues a Fa XYP! 4'A d •�•••` '(^`; i iO iw i„i1 - Y n I -I 1y� � � ' -L� � .�,� t2t'C� h�'�� �r :a. -r?•%.�n�rr:�/nXe.X`_���e.8. v'an® l..n: �"'Ilnvairnrnlw y" s• �z'....sal'sLI� n,,�''.([6' I ii r fr at �' Intl ,9 1 v�ut ncda. asn 1 "1 �}� I'_ - e� _+CI �_ IBAiIY% �'.,� '•- __�Inu o i.dcr^a rl.�-I(` .a 1 / n .1 Imo. �!,�,,..b,n .a 1 nv .I '}7 Q E�"�°r5': 1IIQ�� eb _ _:) i: r-•no; {``-I'_-.n...- -��i rviB 'o.4.,.ap,1Y" I i'�''�J vs,'� ,rrsn n�. � n�'��1 iailindn Au u , n � Yeviuue^a ..Xgeap/nliii�,�,jre•cwurm+ vfa --�•r � I� d "b����jY� I Idl f eden'r.nani MAa4P �a�'I_-`�7��010 illllYlifd8r?,XX -t I X-a I d,y)a Nt>A1 11 III} I 1�fI�I/ 0 / e u NIIIIr n oven sadl xa d}, pp-� ,��{1 ! 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I ., � �v�(tii)uatj� K" u.r°��P ��i :x� � 'yak ., - NS M ! � y ,* r, � 1 br i 7 I 'w1���H r"Attt •-• I:;: i l-y. ,y, S•iF,.,a ' ,� ur1 :J .. f: rA:' {� w L ,�," t ��}, r i�Pb' 'r;#tf i �+. 3 � ^i( �. � 4► t'e� ,$ � a. i� � (1F1�+cu.� {1, 'w c _ f` .•!f ,KIPnhUlu ln.^: ytt y,yt t�/j1�:a � 1F( x+ ( - P � � �(y� �� .. x� ; 1���Ir, �.x Pfb 1 F'�� a v/ �ySF x� t�s .x,rr• r '�6 ,x � �,y:�yt YrR r �. v N amglY.r1 't n.. a X ��'r r't ,,, ~t'�) .'P �; r-;:r �:?'7SJ ate, w a Maurlu�lnt5 S ` _4, « ,n is s�(� ,E • ; , ( 'ti"(d y �1 sAt:Ir i ��_.i n!.'� •V I �r INTENTIONALLY LEFT BLANK 4-140 ATTACHMENT #7 � INTENTIONALLY LEFT BLANK 4-142 1, City of Huntington Beach Planning and Building Department STAFF REPORT HUNTWGTON BEACH TO: Planning Commission FROM: Scott Hess, AICP, Director of Planning and Building BY: Jane James,Senior Planner CA DATE: February 9,2010 SUBJECT: NEGATIVE DECLARATION NO. 09-006, GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024 (WARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) APPLICANT: Michael Adams, Michael Adams Associates, 21190 Beach Boulevard,Huntington Beach, CA 92648 PROPERTY OWNER: Frank Salomone, Southern California Edison, 14799 Chestnut Street, Westminster,CA 92683 LOCATION: 19118 Ward Street, 92646 (43.60-Acre Site Southeast of the Intersection of Ward Street and Garfield Avenue) STATEMENT OF ISSUE: Negative Declaration (ND) No. 09-006 analyzes the potential environmental impacts associated with construction of the project and legislative amendments. • General Plan Amendment (GPA) No. 09-002 represents a request to amend the General Plan Land Use designation to add a Specific Plan suffix ("sp") to the existing Public land use designation. o Zoning Map Amendment (ZMA) No. 09-002 represents a request to amend the existing zoning map from the current Residential Low Density designation to the Ward Garfield Specific Plan No. 16 designation. Zoning Text Amendment (ZTA) No. 09-007 represents a request to establish the Ward Garfield Specific Plan No. 16 document. Conditional Use Permit (CUP) No. 09-024 represents a request to construct an approximately 557- space recreational vehicle storage lot that consists of- - Remote controlled electronic sliding metal gate - 480 square foot modular office building - Five parking spaces for employees and visitors - Vehicle wash station - Dump station for gray and black water - Security lighting, landscaping, and fencing #9-2 4-143 Staffs Recommendation: Approve Negative Declaration No. 09-006 based upon the following: The project will have no significant adverse environmental impacts. Approve General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007,and Conditional Use Permit No. 09-024 based upon the following: The proposed General Plan amendment to add the "Specific Plan" suffix to accommodate the proposed specific plan document allows dual use of the Southern California Edison right-of-way without disrupting the utility service provider and is compatible with surrounding land uses. — The project will provide needed storage for recreational vehicles while allowing continuation of existing electrical utilities and transmission infrastructure, landscape nursery, and wireless communication facilities. — The project is designed to be compatible with adjacent land uses and with conditions of approval imposed will minimize potential impacts through site design, landscaping and screen fencing, operational standards, and compliance with applicable codes and regulations. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 09-006 with findings(Attachment No. 1);" B. "Approve General Plan Amendment No. 09-002 by approving the draft City Council Resolution No. (Attachment No. 2)and forward to the City Council for adoption;" C. "Approve Zoning Map Amendment No. 09-002 with findings for approval (Attachment No_ 1) by approving the draft City Council Ordinance No. (Attachment No. 3) and forward to the City Council for adoption;" D. "Approve Zoning Text Amendment No. 09-007 with findings for approval (Attachment No. 1) by approving the draft City Council Resolution No. (Attachment No. 4) and forward to the City Council for adoption;" E. "Approve Conditional Use Permit No. 09-024 with findings and suggested conditions of approval (Attachment No. 1)." PC Staff Report—02/09/10 2 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 4-144 ■mmom■ . ■E■ % H !E E B .• EI lj EE 7' Pi Qf EE 1 3In J C lie C a j • t i .t � 4• � �� l -c`� J i VICINITY MAP MAP AMENDMENT NO.09-0021 ZONING TEXT AMENDMENT NO.09-007/CONDITIONAL NEGATIVE DECLARATION NO. 09-006/GENERAL PLAN AMENDMENT NO.09-002 ZONING -024 (WAR.D GARFIELD SPECIFIC PLAN RV STORAGE— 19118 WARD ST) USE PERMIT NO. 09 • sl 1 !• 1 i . ' • 1• 11 • 1• 1 lei '1• 1 �1,• !Is ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Deny Negative Declaration No. 09-006 / General Plan Amendment No. 09-002 / Zoning Map Amendment No. 09-002 /Zoning Text Amendment No. 09-007 /Conditional Use Permit No. 09-024 with findings for denial." B. "Continue Negative Declaration No. 09-001 / General Plan Amendment No. 09-002 / Zoning Map Amendment No. 09-002 /Zoning Text Amendment No. 09-007 / Conditional Use Permit No. 09-024 and direct staff accordingly." PROTECT PROPOSAL: Negative Declaration No. 09-006 analyzes the potential environmental impacts associated with the establishment of a new Specific Plan zoning document and construction of a 557-space recreational vehicle storage lot(Attachment No. 10). General Plan Amendment No. 09-002 represents a request to amend the General Plan land use designation from the existing P (Public)designation to the proposed P-sp(Public—specific plan overlay)designation. The amendment would recognize the proposed specific plan zoning document(Attachment No. 2). Zoning Map Amendment No. 09-002 represents a request to amend the existing zoning map from the current RL (Residential Low Density) designation to the Ward Garfield Specific Plan No. 16 (SP 16) designation(Attachment No. 3). Zoning Text Amendment No. 09-007 represents a request to establish the Ward Garfield Specific Plan No. 16 document (Attachment No. 4). The proposed Ward Garfield Specific Plan No. 16 proposes to designate three separate planning areas for the entire 43.60 acre site as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2(12.95 Acres): Southern California Substation Planning Area 3 (17.13 Acres): Village Nurseries No changes to the hours of operation or the facility operations for Planning Area 2 or Planning Area 3 are proposed, other than to consolidate the current Village Nursery operations from Planning Area 1 to Planning Area 3. Conditional Use Permit No. 09-003 represents a request to construct a recreational vehicle storage lot. The proposed recreational vehicle storage lot will consist of 557 recreational vehicle(RV)parking spaces, a 480 sq. ft. modular rental office with restroom, landscaping, and associated perimeter fencing and lighting. There will be a dump station for grey and black water, a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The recreational vehicles may include campers,motor homes, boats, 5t`wheels,trailers,toy haulers,jet skis and wave runners on trailers,and similar type vehicles and towing apparatus. The applicant does not propose to lease storage space to commercial vehicles, trucks,or 4—14EC Staff Report—02/09/10 4 1Osr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 construction vehicles. Approximately six different parking stall sizes will be provided throughout the site ranging in size from 10 ft. by 20 ft. to 1 lft. by 40 ft. No on-site living in the vehicles will be permitted and no vehicular repair will be allowed on-site. Approximately one person will be employed during regular business hours while a second person will perform security duties at other hours. The new RV Storage facility is designed to provide access from Ward Street with a large off-street queuing area to an automated remote gate system. The remote gate system will be designed to allow tenants to activate the gate opening at a substantial distance away, while still traveling on Ward Street, so that it is open when they actually arrive. Furthermore, the gate will be setback approximately 120 feet from the street so that at least three large motor homes would be able to queue without impacting through traffic on Ward Street. Should the gate be closed and inoperable, vehicles are also provided with a sufficient turn around space to reenter the public street system without the need for backing up. The proposed hours of operation for the RV storage office use are as follows: Remote Gate Access Hours: Monday through Friday from 7:00 AM to 7:00 PM Saturday through Sunday from 7:00 AM to 5:00 PM Office Hours: Daily from 8:00 AM to 5:00 PM Should a tenant desire to enter the site outside of the remote gate access hours, special arrangements may be made with the office personnel to accommodate those needs. Approximately 8.8%of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing abutting existing residential properties. Construction is expected to take approximately two months. The applicant has indicated a need for recreational vehicle storage in the City of Huntington Beach due to the regulations restricting parking of oversize vehicles far more than 72 hours on City streets. As homeowners can no longer store their vehicles on the street and have limited options for storing large vehicles on private property there is a need for designated storage within the community. Background: The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison(SCE) who currently leases portions of the property to landscape nursery uses. A subdivision will be required to establish lease lines for the current and proposed uses. The subject property is located on one parcel as well as a portion of a second parcel. The approximately 13 acre SCE Substation consists of transmission equipment and power distribution lines along with the substation office building. The onsite operations are power distribution services with approximately eight to ten employees. The facility is staffed between 7:OOAM and 5:OOPM daily. The office building is approximately 2,000 square feet in size. A separate service truck parking building is PC Staff Report—02/09/10 5 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;NDR19-N67 also located on site. Access to the SCE substation is provided from Ward Street through the area leased to the nursery operation. No changes to the substation are proposed. Village Nurseries Landscape Center has been in operation at the site since the 1970s(previously known as Nina's Nursery). The nursery has operated through 5-year renewable lease agreements with SCE and consists of wholesale and retail sales of in-ground and potted plants and trees. The business operates out of an open wood structure adjacent to two modular buildings joined to serve as an office. There are tent employees and laborers employed at the nursery. The wholesale/retail nursery is open daily to the public with hours of operation generally between 7:OOAM and 5:OOPM. Customer access is provided from Garfield Avenue with business related access from Ward Street. On-site parking is currently provided along Garfield Avenue for approximately 20 cars. In addition,equipment stored at the site consists of cart movers,small trucks, and delivery equipment. Village Nurseries will consolidate their operation into the area surrounding the SCE substation in order to accommodate the new recreational vehicle storage operation. No additional facilities are proposed for the nursery operation. On September 22, 2009, the applicant held an open house meeting to introduce the project to area r6sidents and interested parties. Notices were sent to property owners of record and occupants within 1,000 ft. radius of the subject property. There were approximately four members of the surrounding community in attendance. The applicant gave an overview of the project and answered questions. The neighbors that attended discussed compatibility between the proposed recreational vehicle storage and the adjacent mobile home park. Study Session: Compatibility issues between the proposed RV storage and the adjacent residential uses in terms of lights, hours of operation, on-site living, and vehicular repair were the primary issues raised at the Planning Commission Study Session meeting on Tuesday,January 12, 2010. A brief discussion was also held regarding the letters and type of comments received during the comment period for Negative Declaration No. 09-06. The compatibility issues are discussed in detail in the Analysis section of this report. The comment letters and their responses are discussed in the Environmental Status section below. 4-14 V Staff Report—02/09/10 6 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 ISSUES: Subest Property and Surrounding Land Use, Zoning and General Plan Designations: LOCATION GENERAL PLAN ZONING LAND USE Subject Property: P(Public) RL(Residential Low SCE Substation, Density) transmission towers and lines; Village Nurseries; Wireless facilities North of Subject Fountain Valley— Fountain Valley—Specific Orange County Property(across Specific Plan Plan Sanitation District Garfield)in the City of Fountain Valley: East of Subject Undesignated Undesignated Santa Ana River Channel Property: South and West RM-15 (Residential RMP (Residential Mobile Mariner's Point (across Ward Street) Medium Density)and Home Park)and RL Mobilehome Park, of Subject Property: RL Arevalos Park,and single family resid. A broad range of uses exist in the vicinity of the project site. The Orange County Sanitation District is located north of the subject property across Garfield Avenue in the City of Fountain Valley. The Santa Ana River Channel parallels the site to the east and a mix of residential units including mobile home park and single family dwellings are located west and south of the project site. A public park, Arevalos Park, is located under the SCE transmission lines further south of the proposed RV storage. General Plan Conformance: The project applicant proposes to amend the existing General Plan to add a Specific Plan suffix to the existing Public Land Use designation. The Public designation is consistent with the primary use of electrical substation and transmission towers and lines by SCE. The new"sp"suffix would then allow the proposed zoning map amendment and zoning text amendment for the ancillary uses of RV storage, landscape nursery, and wireless communication under Specific Plan No. 16 to proceed. The proposed project and general plan land use designation(as amended) are consistent with the following applicable Goals,Objectives and Policies of the General Plan Land Use and Utilities Elements: A. Land Use Element Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. Goal LU 10: Achieve the development of a range of commercial uses. PC Staff Report—02/09/10 7 10sr16;GPA09-002;MA 09-02;ZTA 09-07;CUP09-024;ND49-149 Objective LU 13.1. Provide for the continuation of existing and development of new uses, such as governmental administrative, public safety, human service, cultural, educational, infrastructure, religious,and other uses that support the needs of existing and future residents and businesses. Policy LU 13.1.8: Ensure that the City's public buildings, sites,and infrastructure improvements are designed to be compatible in scale, mass, character,and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located,and work with non-City public agencies to encourage compliance. B. Utilities Element Objective U5.1: Ensure that adequate natural gas, telecommunication, and electrical systems are provided. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers. The new facility provides needed storage for recreational vehicles within the community given the City's restrictions on parking of oversized vehicles on City streets and on private property. The proposed specific plan development and design standards require an aesthetically pleasing building structure with enhanced landscaping and screening fencing. Zoning Compliance: The subject property is currently designated as RL(Residential Low Density) in the Huntington Beach Zoning& Subdivision Ordinance(HBZSO). The current land uses of electrical substation and transmission facilities as well as landscape nursery are not consistent with the residential designation. The HBZSO classifies recreational vehicle storage under the Commercial land use category as follows: Vehicle Storage.The business of storing or safekeeping of operative and inoperative vehicles for periods of time greater than a 24 hour period, including, but not limited to, the storage of parking tow-aways, impound yards, and storage lots for automobiles, trucks, buses and recreational vehicles, but not including vehicle dismantling_ The HBZSO allows Vehicle Storage uses in both General Commercial and Industrial zoning categories. However, amending the zoning map designation to either CG or I would allow numerous other land uses that are typically permitted in either category. The specific plan is proposed to allow very specific uses on the property and to exclude other typical commercial and industrial uses because they would not be appropriate adjacent to the residential and park uses nearby. The specific plan limits the allowable land uses to electrical substation and utilities,landscape nursery, RV storage,and wireless communication facilities. The other uses described above in the Vehicle Storage category, such as storage of parking tow- aways and impound yards,would not be permitted_ Although the HBZSO does not include specific development standards for recreational vehicle storage, the proposed SP 16 development standards meet or exceed similar standards of the HBZSO for general commercial construction for minimum building setbacks, landscape requirements,maximum building 4—15bC Staff Report—02/09/10 8 1 Osr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 height and maximum floor area ratio. One notable exception, however, is that the HBZSO does not permit modular buildings to be used in permanent facilities. The newly proposed SP 16 allows a modular building unit for the RV storage office building provided that permanent skirting is installed to give the appearance of permanent construction. Additionally,all the modular building elevations should be enhanced and all utilities including air conditioning units and electrical meters shall be screened from view. The HBZSO requires parking at a ratio of 1 space/5,000 sq. ft. of lot area but no less than five total parking spaces. In this case, the 13.52 acre RV storage site would require 118 parking spaces. The proposed SP 16 depicts a minimum requirement of five parking stalls to accommodate the recreational vehicle storage business. Further discussion on the proposed parking can be found in the Analysis section of this report. No variance(s)to applicable development standards is requested or required. In addition,a list of City Code Requirements, Policies,and Standard Plans of the Huntington Beach Zoning & Subdivision Ordinance and Municipal Code has been provided to the applicant(Attachment No. 9)for informational purposes only. Urban Design Guidelines Conformance: Storage of recreational vehicles is considered a commercial use and is permitted in both commercial and industrial zoning designations. The proposed RV storage project has been designed in accordance with the City's Urban Design Guidelines for industrial uses because most of the guidelines regarding screening of storage space and outdoor uses are listed there. The project includes an entryway that is substantially setback from the public street with enhanced landscaping concentrated toward the street frontage. The storage facility will be screened by new fencing surround the site and by increased landscaping along the west property line. Based on standards of the City's Urban Design Guidelines, the project design provides an appropriate dual use underneath the high tension power lines and also serves as a transition between the mobile home park and single-family homes to the south and west and the electrical substation to the north. Environmental Status: Staff has 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, engineering, code requirements and conditions of approval. On December 14, 2009 the Environmental Assessment Committee reviewed Environmental Assessment No. 09-006 and approved the processing of a negative declaration. Subsequently,Negative Declaration No. 09-006 (Attachment No. 10) was prepared pursuant to Section 240.04 of the HBZSO and the provisions of the California Environment Quality Act(CEQA). Staff determined that no potentially significant impacts are anticipated and that no mitigation measures are necessary. The Planning Department advertised draft Negative Declaration No. 09-006 for thirty(30) days commencing on Thursday, December 17, 2009, and ending Friday,January 22,2010. The required thirty day advertisement was extended by one week to allow additional review time during nationally observed holidays. A total of six comment letters were received;one from California Department of Transportation indicating that they have no comments,one from the Department of Toxic Substances Control indicating the project may require soils sampling and may require remediation if any contamination or hazardous wastes are encountered during construction; one from the Orange County Public Works requesting an PC Staff Report—02/09/10 9 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;N3P2--P�q update to the greenhouse gas discussion and describing permitting requirements for hydrologic and hydraulic analyses;one from William Bruce concerning placement and height of the ornamental fencing, height of vehicles stored along the west property line,and hours of operation; and one from Tim and Debbi Henigman stating that the visual impacts to the adjacent residential areas are important to consider, that increases in noise and lighting will be significant impacts, and that fencing and high profile motor homes will visually impair current view opportunities(Attachment No.12). Land use compatibility issues are further discussed in the Analysis section of this report. Comments from the Environmental Board (Attachment No. 1 I)are discussed below. Environmental Board Comments: The Environmental Board was notified of draft Negative Declaration No. 09-006 at their January 7,2010 meeting and provided a comment letter on January 23, 2009(Attachment No. 10). The Environmental Board's letter includes the following comments: • Proposed Usage—should be for RV storage only and shall not be used as a"bullpen" for construction or other heavy equipment vehicles. The applicant has stated that leasing will be limited to recreational vehicles, such as,campers, motor homes,boats, 5th wheels,trailers,toy haulers,jet skis and wave runners on trailers, and similar type vehicles and towing apparatus and will not include commercial vehicles. Staff suggests a condition of approval that limits the type of vehicles allowed on site to recreational vehicles described above. • Impact on Ward Street—Improvements to Ward Street are important but construction impacts should be considered. — Prior to issuance of an encroachment permit the Public Works Department will require submittal and approval of Traffic Control Plans,prepared by a Licensed Civil or Traffic Engineer,in accordance with the latest edition of the City of Huntington Beach Construction Traffic Control Plan Preparation Guidelines to minimize disruptions to traffic and adjacent properties to the greatest extent feasible. • Sewer Main on Sunday Drive—Construction impacts should be considered. — See response to Impact on Ward Street above. • Vegetation and"Heat Island" Issues—Effect of change from greenhouse structures to parking lot — According to the U.S. Environmental Protection Agency,the term"heat island" describes built up areas that are hotter than nearby rural areas. In this case,although the site will change from greenhouse structures to asphalt concrete(AC)paving the paved area will be occupied by large vehicles, usually light in color. The surface of the large AC pad, therefore,will be broken up by uses that also naturally reflect sunlight away from the ground. Landscaping will be planted around the perimeter of the site and concentrated at the entry way for additional absorption. Screen trees will be planted along the westerly property line to buffer the effects of the project to the adjacent residential uses. • Entry Gate—A chain-guided, "wheel on rail"design maybe too noisy Based on staff s experience with past projects, sliding and swinging gates at project entries mostly create noise when the gate wheels roll over uneven surfaces like decorative pavers or bricks. It is usually not the electronic mechanism that creates that greatest nuisance but the bumping noise of 4—15 YC Staff Report—02/09/10 10 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 the wheels. In this case, smooth concrete is proposed at the entry and staff recommends a condition of approval for the applicant to provide details on the design of the proposed entry gate and to provide proof of the quietest design available. Prior to any action on General Plan Amendment No. 09-002,Zoning Map Amendment No.09-002, Zoning Text Amendment No. 09-007,and Conditional Use Permit No. 09-024,it is necessary for the Planning Commission to review and act on Negative Declaration No. 09-006. Staff, in its initial study of the project, is recommending that the negative declaration be approved with findings. Coastal Status: Not applicable. Redevelopment Status: Not applicable. Desijn Review Board: Not applicable Subdivision Committee: Not applicable. Other Departments Concerns and Requirements: Comments from other City Departments have been transmitted to the applicant separately and have been compiled into a code requirements letter transmitted to the applicant(Attachment No. 9). In addition, the evaluation of environmental factors included in draft Negative Declaration No.09-006 reflect and is based in part on consultation with the Departments of Community Services,Fire,Police,and Public Works. Southern California Edison,a public utility company and the landowner of the subject site,has authorized submittal of the application to the City of Huntington Beach and has informed the City that they are a responsible agency. The applicant is simultaneously applying to SCE for approval of the proposed improvements for RV storage. Therefore,the proposed project is not anticipated to conflict with any policies or regulations of SCE. The Public Works Department requires submittal and approval of a tentative parcel map and final parcel map prior to issuance of a grading permit for the project. Both Ward Street and Garfield Avenue are not improved to the ultimate right-of-way identified in the Circulation Element of the General Plan. Public Works has determined that dedication and improvements on Garfield Avenue are not required at this time, however, dedication and improvement along Ward Street is required. The applicant and property owner, SCE,have identified existing utility improvements at the substation that prevent improvement to the ultimate right-of-way width for Ward Street between the RV project entrance and Garfield Avenue. Public Works staff has agreed to a reduced street section improvement plan resulting in new curb, gutter, striping for two lanes, and a left turn pocket into the RV project entrance within the available right-of- way. The applicant has requested that construction of the sidewalk be delayed for three years after project opening and Public Works' recommended conditions of approval reflect concurrence with this request. Public Notification: Legal notice was published in the Huntington Beach/Fountain Valley Independent on January 28, 2010, and notices were sent to property owners of record and occupants within a 1,000 ft.radius of the subject property,individuals/organizations requesting notification(Planning Department's Notification Matrix), applicant, and interested parties. PC Staff Report—02/09/10 11 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;NRQ9-9(fi3 As of February 2,2010,one letter signed by twelve residents on Aragon Circle and one letter from a local real estate agent have been received(Attachment No. 13). The residents on Aragon Circle state that their "...property values will be adversely affected by the proposal, specifically by the noise, increased traffic, night time lighting, the potential for increased crime,restricted views,proposed fencing and the view of high profile RVs and boats from,"their properties. The Aragon Circle residents further state that there should be no changes in land use for the area between Aragon Circle and the Santa Ana River Channel. The letter from the local real estate agent states that the proposed RV storage facility would diminish values of homes in the area,particularly on the east side of Aragon Circle. Application Processing Dates: DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): Draft Negative Declaration: December 1,2009 Within 180 days of complete application: June 1,2010 General Plan Amendment,Zoning Text Amendment, Not Applicable Zoning Map Amendment: November 13,2009 Conditional Use Permit: November 13, 2009. Within 60 days from Neg Declaration Approval Pursuant to the California Environmental Quality Act,the lead agency must complete and approve the project within 180 days (June 1, 2010)of accepting the application as complete. ANALYSIS: The primary issues for the Planning Commission to consider are the appropriateness of adding the "specific plan" suffix to the Public General Plan land use designation; the proposed zone change from Residential Low Density to Specific Plan No. 16; the new land use concepts, development standards, and overall language of the proposed Specific Plan; the land use compatibility of the proposed 557-space recreational vehicle storage with the surrounding properties; and compliance of the proposed 557-space recreational vehicle storage with the provisions of the.HBZSO and the proposed Specific Plan. General Plan Amendment. The proposed General Plan Amendment would change the existing General Plan land use designation from P (Public)to P-sp(Public-specific plan overlay). General Plan Land Use Schedule Table LU-2a lists the typical permitted uses in the Public category as,"Governmental administrative and related facilities, such as public utilities,schools,public parking lots,infrastructure,religious and similar uses." The Public designation allows for continuation of the primary land use,electrical substation, towers,and transmission lines. The "sp"suffix allows the adoption of a specific plan to include ancillary uses of landscape nursery, wireless communication facilities and to establish a new use, recreational vehicle storage. 4—15VIC Staff Report—02/09/10 12 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 The subject site, along with the AES power plant and the other SCE transmission corridors are designated 4G on the General Plan Land Use Sub-Area Map. Sub-Area 4G specifies design and development standards in accordance with Policy LU 13.1.8, which seeks to,"Ensure that the City's public buildings, sites,and infrastructure improvements are designed to be compatible in scale,mass,character,and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located, and work with non-City public agencies to encourage compliance." The adoption of the specific plan overlay and the specific plan zoning document furthers this goal by incorporating design and development standards into the zoning requirements to promote compatibility between uses. Zoninz Mau Amendment. The City's Zoning Map would be changed to reflect the Specific Plan zoning designation for the 43.60 acres in the proposed Specific Plan boundary. The amendment to the Zoning Map will provide consistency with the proposed General Plan Land Use designation of P-sp(Public-specific plan overlay). Development of the property under the existing Residential Low Density zoning is not likely as SCE has not indicated any proposal to remove or relocate the existing electrical utilities in the near future. Additionally, due to the unique narrow and long shape of the property and limited access to the public street system, residential development would be difficult to achieve. Thus,development of the property to the current RL zoning is not reasonably foreseeable. Zoninz Text Amendment The proposed Zoning Text Amendment would adopt the Ward Garfield Specific Plan. The Specific Plan is intended to recognize the existing unique combination of utilities, landscape nursery,and wireless communication uses on-site while allowing for one additional use to be established- The Specific Plan contains the proposed zoning regulations for the Specific Plan area and would supersede the existing Residential Low Density zoning. The Specific Plan divides the 43 acre site into three distinct planning areas and limits the allowable uses to four categories. The specific plan includes a discussion of the following issue areas: purpose of the specific plan;a description of the area; implementation procedures;access and circulation; public facilities,such as, water system, sewer system, storm drainage and water quality; utilities including electricity, natural gas, telephone, cable television, and solid waste disposal; design and development standards;definitions;and allowable uses. The three Planning Areas are as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation Planning Area 3 (17.13 Acres): Village Nurseries PC Staff Report—02/09/10 13 1 Osr 16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;NQR9-4Q5 ■ Allowed Uses The proposed SP 16 establishes the uses described above in each Planning Area. Wireless communication facilities already exist in Planning Area 2 and 3 and would be permitted in Planning Area I pursuant to the wireless communication development standards of the HBZSO. Recreational vehicle storage would be allowed pursuant to approval of a conditional use permit by the Planning Commission. Conditional Use Permit No.09-024 is being processed concurrently with this application. ■ Development Standards and Regulations The development standards for building height, setbacks, parking, landscaping, and fencing within Planning Areas 2 and 3 are reflective of existing uses and operations in those areas and will not render the existing substation or the consolidation of the landscape nursery non-conforming. Other than the consolidation of the landscape nursery from Planning Area 1 into existing operations in Planning Area 3, the existing uses will continue their current operations and will not result in any noticeable changes to the surrounding community. There are two issues within the proposed SP 16 that are different from the established requirements of the HBZSO. The first is parking and the second is the use of a modular office building in lieu of permanent construction. According to the parking standards in the HBZSO for a vehicle storage lot, the proposed project would require 118 parking spaces. Based on input from the proponent,parking spaces are only necessary to accommodate office staff and the occasional visitor to the site. Parking to accommodate tenants of the vehicle storage areas is not necessary. In this case,a tenant arriving in a passenger car to retrieve a motor home,for example, would either temporarily park in a nearby empty stall or in the adjacent drive aisle and drive the motor home out of the parking space. The tenant would then park the passenger car in the vacated motor home space. The reverse process would occur when the motor home is returned for long- term storage. Vehicles picking up recreational vehicles such as boats or wave runners on trailers would simply hook up the trailer and drive away. Therefore,the applicant has proposed a minimum parking requirement of five parking stalls to serve the office use and staff supports this request. The HBZSO only allows modular buildings for temporary construction offices. The applicant proposes to utilize a 480 sq. ft.modular or manufactured building for the office use on-site. The original submittal included a portable restroom facility on the exterior of the building but at staff s suggestion,the restroom has been relocated to the interior of the building. The proposed elevations of the modular building depict an architecturally enhanced structure with siding, covered porch, sloped roof,decorative columns,window trim,and stone skirting. The newly proposed SP 16 allows a modular building unit for the RV storage office building provided that permanent skirting is installed to give the appearance of permanent construction. Additionally, all the modular building elevations should be enhanced and all utilities including air conditioning units and electrical meters shall be screened from view. Staff supports the use of a modular building for the office use because of the enhanced elevations design proposed, consistent with the recommended specific plan. 4-15PC Staff Report—02/09/10 14 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 Conditional Use Permit/Land Use Compatibility: As already stated,no changes are proposed in Planning Areas 2 or 3 so discussion on compatibility is limited to the changes proposed within Planning Area 1. Furthermore, Planning Areas 2 and 3 are separated from other surrounding residential uses by Ward Street to the west and from the Orange County Sanitation District by Garfield Avenue to the north. Residential uses at Mariner's Point Mobile Home Park and eight single family residences on Aragon Circle directly abut the proposed RV storage facility in Planning Area I to the south and west. The change in land use from landscape nursery to vehicle storage has the potential to impact these residential uses with regards to hours of operation, lighting, fencing, noise, and visual appearance. The facility will not be in operation during nighttime hours. The applicant's proposed hours of operation are listed above under Project Proposal. In general,upon leasing a space in the facility a tenant will be provided with a remote controlled gate opener to enter the site to store or retrieve vehicles. The opener will be programmed to open the facility at only the hours specified although tenants may make arrangements to enter the facility outside of the established hours. The remote controlled gate opener will be capable of activating the gate from a substantial distance away, while the vehicle is still traveling on Ward Street. This technology allows the gate time to fully open prior to the vehicle arriving on-site and eliminates vehicle idling noise within the driveway approach at the site entrance. No amplified or pager system is proposed,therefore minimizing annoyance to adjacent residences. As discussed under the response to the Environmental Board,staff recommends a condition of approval requiring the applicant to submit details on the design of the proposed entry gate and to provide proof of the quietest design available. The proposed RV facility will introduce security lighting along the perimeter of the facility by mounting shielded light packs on the perimeter fencing. The proposed lighting uses"Dark Sky"technology that is designed to direct light down and in toward the facility and prevent light spillage onto the adjacent residential properties. An illustration of the proposed lighting technology is included on pages 39-40 of the draft.SP 16. The wall mounted light packs will provide lighting without being intrusive on adjacent residential properties because they will be no higher than existing fencing surrounding the property and will direct lighting inward. No lights on light poles are proposed. The project will be subject to compliance with City codes requiring that lighting be shielded and directed so as to prevent glare and spillage onto adjacent residential properties. The Development Standards of SP 16 also require all on-site lighting to be dimmed to minimal security levels from 10:00 PM to 7:00 AM. No on-site repair or maintenance of vehicles is proposed by the applicant and none will be permitted. Likewise, on-site living within the stored vehicles or camping on-site will be prohibited_ Adjacent residents have indicated concern with testing of engines,revving of motors,turning on and off power and other noise intrusions. Because of the close proximity to residential units, staff recommends very specific conditions of approval to prohibit on-site repair,maintenance,testing or revving of engines and motors, vehicle dismantling, on-site living,and camping. Furthermore, staff recommends that all of the vehicles must be operable and that there shall be no storage of tow-aways,commercial vehicles, construction trucks or equipment within the facility. PC Staff Report—02/09/10 15 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;NQ#%- §7 Planning Area 1 is surrounded by existing chain link fencing on the north and east sides. An existing five to six foot high solid masonry wall surrounds Mariner's Pointe Mobile Park and the eight single family residences to the west. The applicant proposes to install a higher fence.to secure the site and to screen the view of the parked vehicles from the residential properties. The applicant proposes a two to three foot high panel of ornamental fencing mounted on approximately six foot high posts immediately adjacent to the existing block walls within a planter on the westerly property line. The intent of the proposed fencing is to allow vines to grow through the ornamental fencing and provide a total screen fence of eight feet high. A five foot wide landscape planter is also proposed along the westerly property line. Staff is concerned that high profile vehicles will still be visible from the residential properties even with the eight foot high vine covered screen panels and five foot wide planter. Therefore,staff recommends a condition of approval that the applicant design the placement of screen trees to maximize their screening capability. For example, trees may be better clustered in groups adjacent to open areas of the residential lots rather than planted in a regimented fashion. Also, one tree planted behind a carport adjacent to the mobile home park will not have as much impact as two trees planted closer together at the sides of the carport. To further protect the views of the residential lots,staff recommends that the applicant limit the height of the stored vehicles along the entire westerly property line. To this end, all vehicle spaces along the west property line adjacent to the Mariner's Pointe Mobilehome Park and the eight single family residences on Aragon Circle shall be leased to vehicles with a maximum height of eight feet. The operator shall lease/fill the spaces adjacent to the residential units last and with only low-profile(less than eight feet in height) vehicles. With the incorporation of these design elements and conditions of approval,staff finds the proposed use compatible with adjacent land uses. Summary Staff believes that the proposed project is compatible with surrounding uses in terms of hours of operation, landscaping, screening, access,design criteria, and other development standards with the recommended conditions of approval regarding operations at the site. Staff recommends approval of the Ward Garfield Specific Plan and the Recreational Vehicle Storage facility(General Plan Amendment No. 09-002,Zoning Map Amendment No. 09-002,Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006) because it would allow dual use of the SCE property and would carry out the goals,policies and objectives of the General Plan. ATTACHMENTS: 1. 2. 3. 4_ 5. Existing/Proposed General Plan Designations(with surrounding designations) 6. Existing/Proposed Zoning Designations(with surrounding designations) 7. Project Narrative dated and received August 14,2009 8. Project Plans dated and received January 14,2010 9. Code Requirements Letters from Planning dated January 29,2010(for informational purposes only) 4—15 PC Staff Report—02/09/10 16 10sr 16;GPA09-002-ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 gative" ' t Ne. 09 006 11. Environmental Board comment letter received January 23, 2010 12. Other comment letters received(various dates)on Negative Declaration No. 09-006 13. Other comment letters dated and received February 2, 2010 SH:MBB:JJ:lw PC Staff Report—02/09/10 17 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;NDOAM9 INTENTIONALLY LEFT BLANK 4-160 City of Fountain Valley Subject Site: Amend General Plan from P to P-sp , ; _ ► � o` RL-7-rmp me RM-1� RL-7 RL-7-rmp Q'� ra (� ZL- (�� c -.---._..__ _.... ...__._......._ L'? t P a P(RL) r Ad Rrr 1 n CURRENT AND PROPOSED GENERAL PLAN DESIGNATIONS GENERAL PLAN AMENDMENT NO. 09-002,ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO.09-007, CONDITIONAL USE PERMIT NO.09-024, NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLANIRECREATIONAL VEHICLE STORAGE) e V �it•_-4a K <3,_ 4-161 City of Fouptain Valley Subject Site: Amend Zoning from RLjo Ward Garfield Specific Plan No. 16 �Ll 0 � a X' RL �Ei .� one C-- � - i PjLr � da J nnnn CURRENT AND PROPOSED ZONING DESIGNATIONS GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO.09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO.09-024, NEGATIVE DECLARATION NO.09-006 1.0YARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) 4-162 � NARRATIVE LOCATION: 19118 Ward Street (Southeast corner of Ward St. and Garfield Avenue) REQUEST: GPA: To add a Specific Plan suffix to the existing Public(P) designation ZMA: To change the RL zoning designation to the Ward Garfield Specific Plan ZTA: To adopt the Ward Garfield Specific Plan CUP: To establish a 557 space RV Storage Facility on approx. 13.52 acres. EXISTING CONDITIONS: The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison who currently leases portions of the property to landscape nursery uses. The Ellis Substation which occupies approximately 13 acres is centrally located on the site. No changes to the substation are proposed. Existing improvements include an approximately 2000 sq. ft_ substation building with an ancillary service truck bay, an approximately 500 sq_ft. landscape nursery office,greenhouse structures, electrical transmission utilities, and paved surfaces for parking and access. Two driveways provide access to the site via Ward Street and one driveway off Garfield Avenue. PROPOSED PROJECT: The applicant is requesting a General Plan Amendment and Zoning Map Amendment to adopt a new specific plan allowing for the establishment of an RV Storage facility on approximately 13.52 acres at the south end of the project site. The area also referred to as'the 7"due to its lot configuration, will consist of 557± RV parking spaces, an 800 sq. ft_ modular rental office with restroom, and associated perimeter fencing and lighting. There will be a washing area, dump station, and trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist above the RV parking facility. The new RV Storage facility is designed with access from Ward Street with a large queuing area to an automated remote gate system. Approximately 8.8% of the site would be landscaped with the majority of the landscaping installed in more visible areas at nn D the front entry and within the proposed ornamental fencing LW k�gv abutting residential properties. AUG 14 Z009 The proposed RV Storage hours of operation.- Sunday—Friday: 8AM-5PM Huntington Beach Saturday 7AM-6PM PLANNING DEPT There will one daytime office manager and 2-4 employees that work throughout the day- ATTACHMENT MENT NO. 1- -r-7163 ZONING AND GENERAL PLAN: Existing zoning: RL Proposed zoning:Ward Garfield Specific Plan Existing General Plan designation: P (Public) Proposed General Plan: P-sp(Public-specific plan) ENVIRONMENTAL STATUS: A draft Environmental Checklist has been completed and submitted along with this request. PROJECT AREAS: Total Area (entire Specific Plan): 43.60 AC Total Area(Planning Area 1): 13.52 AC Total Area(Planning Area 2): 12.95 AC Total Area(Planning Area 3): 17.13 AC SURROUNDING USES: North-OCSD(Fountain Valley) East-,Santa Ana River Channel (OCFCD) West-Mobile home park/Single family residences South-Mobile home park/Arevalos Park August 12.2009 ATTACHMENT NCB. 7. Z 4-164 11 I A ti l "�S C.. •f j AmA{PmA�{nA �"����^ �'• �e• • - r OYOKLNIlIM.PMAIM PAYYlAeAq `..+lr{w: r l��I r uWlw.tlw,W afro MoowwlMll,neP.MrylylW " \ ♦r..eM,owl�l,rNY�nOr•rr 1bM NAM.IMVWMIWNIOudN •I� vr? \ ��hinnM���ldMlM�ll,Ydt�tl,w�I�Y�1ld�`1WrM�i K I\lA I I ,1'�.....�.," »'i,iYMlb"'d11,lLfnaN4�mwllyalpnyp���!�dE. 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".i..r..a° L MMKOAP:.e • n ENLARGED PRELIMINARY LANDSCAPE PLAN ENTRY ® 04 a«gagroup pgy� . •..° oxiePO PMM MM. ^i.• Q°ZfLO. iMM.BlotAl �$ tr4L0 Aw.F.lAld �L ward garfield specific plan-specific plan#16 — huntington beach-ry storage facility 19118 ward street,huntlngton beach,ca8fomla 02848 °M«' • for:8"em Cnllfomis Edlsan,14709 ChMlnu1 Street,Weslmineter,Ce„92W m A ssasss design group 18800 maln elmet suss 110,nuntlr: beech,astllomlo 9284&BOOe 714.8414147 �} m•w.,.,.err..sw.....�..w....wr.,.....�u».r..u...sa,erw.re.r..r.r..n.,..«.w...a....u.ww...w+w.+...+..r..ar,.+,+w.wren..awr,,..�zuuaeu«r.....r..�...,w,�..,...w.,w.w...,n,rr+. ,w now,x ' N Ja City ®f Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 0 DEPARTMENT OF PLANNING January 29,2009 Mike Adams and Associates 21 t90 Beach Boulevard Huntington Beach,CA 92648 SUBJECT: GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024, ENVIRONMENTAL ASSESSMENT NO. 09-006 (WARD GARFIELD SPECIFIC PLAN NO. 16) 19118 WARD STREET PROJECT IMPLEMENTATION CODE REQUIREMENTS Dear Mr.Adams, In order to assist you with your development proposal, staff has reviewed the project and identified applicable city policies, standard plans, and development and use requirements, excerpted from the City of Huntington Beach Zoning&Subdivision Ordinance and Municipal Codes. This list is intended to help you through the permitting process and various stages of project implementation. It should be noted that this requirement list is in addition to any"conditions of approval"adapted by the Planning Commission. Please note that if the design of your project or site conditions change, the list may also change. If you would like a clarification of any of these requirements, an explanation of the Huntington Beach Zoning& Subdivision Ordinance and Municipal Codes, or believe some of the items listed do not apply to your project, and/or you would like to discuss them in further detail, please contact me at iiames@surfcity-hb.org or 714-536-SS96 and/or the respective source department(contact person below)_ Sincerely, J ie Jain Os Senior Planner Enclosure cc: Gerald Caraig,Building and Safety Department—714-374-1575 Darin Maresh,Fire Department—714-536-5531 Bob Milani,Public Works—714-374-1735 Herb Fauland,Planning Manager Jason Kelley,Planning Department Property Owner Proiect File AT N®. q-f (g:jj\ward garfield\Code Requirements Letter 120309) Phone 714-536-5271 Fax 714-374-1540 www.surfcity-hb.otb-187 He HUNTINGTON BEACH n PLANNING DEPARTMENT HUNTINGTON BEACH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JANUARY 19, 2010 PROJECT NAME: WARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) PLANNING APPLICATION NO. PLANNING APPLICATION NO. 2009-197 ENTITLEMENTS: GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024, NEGATIVE DECLARATION NO.09-006(WARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) DATE OF PLANS: JANUARY 14, 2010 PROJECT LOCATION: 19118 WARD STREET PLAN REVIEWER: JANE JAMES TELEPHONE/E-MAIL: 714-536-5596/jjames@surfcity-hb.org PROJECT DESCRIPTION: TO PERMIT THE ESTABLISHMENT OF A NEW 557 SPACE RECREATIONAL STORAGE FACILITY ON A 13.52 ACRES IN CONJUNCTION WITH THE ADOPTION OF THE WARD GARFIELD SPECIFIC PLAN NO 14 FOR A 43.60 ACRE PORTION OWNED BY SOUTHER CALIFORNIA EDISON. THE GPA IS TO ESTABLISH THE SPECIFIC PLAN OVERLAY;THE ZMA IS TO AMEND THE ZONING FROM RL TO SPECIFIC PLAN NO. 14, THE ZTA IS TO ADOPT SPECIFIC PLAN NO. 14 AND THE CUP IS TO ESTABLISH THE RV STORGAE FACILITY. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation_ A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval_ If you have any questions regarding these requirements, please contact the Plan Reviewer. CONDITIONAL USE PERMIT NO. 09-024: 1_ The site plan,floor plans, and elevations approved by the Planning Commission shall be the conceptually approved design with the following modifications: ATTACHMENT NO 9- 2 4-188 Page 2 of 5 a. Parking lot striping shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. b_ 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 right-of-ways. 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. c. All exterior mechanical equipment shall be screened from view on all sides_ Rooftop mechanical equipment shall be setback a minimum of15 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 proposed screening must be submitted for review and approval with the application for building permit(s)_ d. Depict the location of all gas meters,water meters, electrical panels, air conditioning units, mailboxes(as approved by the United States Postal Service), and similar items on the site plan and elevations. If located on a building, they shall be architecturally integrated with the design of the building, non-obtrusive, not interfere with sidewalk areas and comply with required setbacks_ e. All parking area lighting shall be energy efficient and designed so as not to produce glare on adjacent residential properties_ Security lighting shall be provided in areas accessible to the public during nighttime hours, and such lighting shall be on a time-clock or photo-sensor system. (HBZSO 231.18(C) 2. Prior to issuance of demolition permits, the following shall be completed: a. The applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District(SCAQMD)and any other local, state, or federal law regarding the removal and disposal of any hazardous material including asbestos, lead, and PCB's_ These requirements include but are not limited to:survey, identification of removal methods, containment measures, use and treatment of water, proper truck hauling, disposal procedures, and proper notification to any and all involved agencies. b_ Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos survey shall be completed. c. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District. d. The City of Huntington Beach shall receive written verification from the South Coast Air Quality Management District that the Notification procedures have been completed. e. All asbestos shall be.removed from all buildings prior to demolition of any portion of any building- 3- Prior to issuance of grading permits, the following shall be completed: a. A tentative parcel map shall be submitted and approved pursuant to Title 25 of the Huntington Beach Zoning and Subdivision Ordinance. Said map shall be recorded prior to issuance of a building permit unless other timing is specified in Public Works' code requirements. b_ At least 14 days prior to any grading activity, the applicant/developer shall provide notice in writing to property owners of record and tenants of properties within a 1000-foot radius of the project site as noticed for the public hearing_The notice shall include a general description of planned grading activities and an estimated timeline for commencement and completion of work ATTACHMENT NO. 9. 3 189 Page 3 of 5 and a contact person name with phone number. Prior to issuance of the grading permit,a copy of the notice and list of recipients shall be submitted to the Planning Department. c. Blockwall/fencing plans(including a site plan, section drawings,and elevations depicting the height and material of all retaining walls, walls, and fences)consistent with the grading plan shall be submitted to and approved by the Planning Department. Double walls shall be avoided to the greatest extent feasible. Applicant shall coordinate with adjacent property owners and make reasonable attempts to construct one common property line wall. If coordination between property owners cannot be accomplished, the applicant shall construct an eight(8)foot tall solid CMU or combination of existing CMU with new decorative elements located entirely within the subject property and with a two(2) inch maximum separation from the property line. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls located on the subject property. Any removal of walls on private residential property and construction of new common walls shall include approval by property owners of adjacent properties. The plans shall identify materials, seep holes and drainage. 4. Prior to submittal for building permits,the following shall be completed: a. One set of project plans,revised pursuant to Condition of Approval No. 1,shall be submitted for review, approval and inclusion in the entitlement file, to the Planning Department. b. Zoning entitlement conditions of approval, code requirements identified herein and code requirements identified in separately transmitted memorandum from the Departments of Fire and Public Works shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing)and shall be referenced in the sheet index_ The minimum font size utilized for printed text shall be 12 point. c. Submit three(3)copies of the site plan and the processing fee to the Planning Department for addressing purposes. d. Contact the United States Postal Service for approval of mailbox location(s). 5_ Prior to issuance of building permits,the following shall be completed: a. An interim parking and building materials storage plan shall be submitted to the Planning Department 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 plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. b. A gated entryway(access control devices)plan shall be submitted to the Planning Department. The gated entryway shall comply with Fire Department Standard No. 403. In addition, the gated entryway plan shall be reviewed by the United States Postal Service. Prior to the installation of any gates, such plan shall be reviewed and approved by the Planning, Fire and Public Works Departments. c. An"Acceptance of Conditions"form shall be properly executed by the applicant and an authorized representative of the owner of the property, recorded with the County Recorder's Office, and returned to the Planning Department for inclusion in the entitlement file. Conditions of approval shall remain in effect in the recorded form in perpetuity, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. ATTACHMENT NO. 7-4 4-190 Page 4 of 5 d. All new commercial and industrial development and all new residential development not covered by Chapter 254 of the Huntington Beach Zoning and Subdivision Ordinance, except for mobile home parks, shall pay a park fee, pursuant to the provisions of HBZSO Section 230.20- Payment of Park Fee. The fees shall be paid and calculated according to a schedule adopted by City Council resolution (City of Huntington Beach Planning Department Fee Schedule). 6. During demolition,grading, site development, and/or construction, the following shall be adhered to: a. Construction equipment shall be maintained in peak operating condition to reduce emissions._ b. Use low sulfur(0.5%)fuel by weight for construction equipment. c. Truck idling shall be prohibited for periods longer than 10 minutes. d. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. e. Discontinue operation during second stage smog alerts_ f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/grading activity. g. All Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday-Saturday 7:00 AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays_ 7. The structure(s)cannot be occupied,the final building permit(s)cannot be approved, and utilities cannot be released until the following has been completed: a. All improvements must be completed in accordance with approved plans, except as provided for by conditions of approval. b. The applicant shall re-stripe the parking lot to conform to provisions of Chapter 231 of the Huntington Beach Zoning& Subdivision Ordinance. c. Compliance with all conditions of approval specified herein shall be verified by the Planning Department. d. 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. e. A Certificate of Occupancy must be approved by the Planning Department and issued by the Building and Safety Department_ 8. The use shall comply with the following: a. See Conditional Use Permit No. 09-024 for a complete list of conditions of approval regarding the use_ 9. Within three years from issuance of final building permit inspection or Certificate of Occupancy, the following shall be completed: any delayed improvements to the public street system as determined by the Department of Public Works. 10.The Development Services Departments(Building & Safety, Fire, Planning and Public Works)shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning may approve minor amendments to plans and/or conditions of ATTACHMENT NO. 9.5 4-191 Page 5 of 5 approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action_ 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 provisions of HBZSO Section 241.18. 11.The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. 12.This Conditional Use Permit No. 09-024 shall not become effective until General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09-007 have been approved by the City Council and are in effect. 13.This Conditional Use Permit No. 09-024 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 Planning and Building Department a minimum 30 days prior to the expiration date. 14.The Planning Commission reserves the right to revoke Conditional Use Permit No. 09-024 pursuant to a public hearing for revocation, if any violation of the conditions of approval, Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 15.The project shall comply with all applicable requirements of the Municipal Code, Building &Safety Department and Fire Department, as well_as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 16.Construction shall be limited to Monday-Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 17.The applicant shall submit a check in the amount of$50.00 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 Planning Department within two(2)days of the Planning Commission's approval of entitlements. 18.All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Planning Commission. 19.All permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO_ Prior to installing any new signs, changing sign faces, or installing promotional signs, applicable permit(s) shall be obtained from the Planning Department_ Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs_ ATTACHMENT NO. 9 4-I92 0 La � CITY OF HUNTINGTON BEACH PUBLIC WORKS DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JANUARY 25, 2010 PROJECT NAME: RV STORAGE FACILITY, WARD GARFIELD SPECIFIC PLAN NO. 14 ENTITLEMENTS: GPA 09-02, ZMA 09-02,ZTA 09-07,CUP 09-24, EA 09-06 PLNG APPLICATION NO: 2009-0197 DATE OF PLANS: AUGUST 14, 2009 (DECEMBER 1, 2009-REVISED PRELIMINARY WQMP& HYDROLOGY STUDY) PROJECT LOCATION: 19118 WARD STREET PROJECT PLANNER: JANE JAMES,SENIOR PLANNER TELEPHONE/E-MAIL: 714-536-5596/JJAMESCo)SURFCITY-HB.ORG PLAN REVIEWER: BOB MILANI, SENIOR CIVIL ENGINEER L_W TELEPHONE/E-MAIL: 714-374-1735/BOB.MILANIfa.SURFCITY-HB.ORG PROJECT DESCRIPTION: TO PERMIT THE ESTABLISHMENT OF A NEW 557 SPACE RECREATION VEHICLE STORAGE FACILITY ON AN APPROXIMATELY 13.52 ACRE PROPERTY 1N CONJUNCTION WITH THE ADOPTION OF THE WARD GARFIELD SPECIFIC PLAN FOR A 43.6 ACRE PORTION OWNED BY SOUTHERN CALIFORNIA EDISON. The following is a list of code requirements deemed applicable to the proposed project based on plans as stated above. The items below are to meet the City of Huntington Beach's Municipal Code(HBMC), Zoning and Subdivision Ordinance(ZSO), Department of Public Works Standard Plans (Civil, Water and Landscaping) and the American Public Works Association (APWA) Standards Specifications for Public Works Construction (Green Book), the Orange County Drainage Area management Plan (DAMP), and the City Arboricultural and Landscape Standards and Specifications. The list is intended to assist the applicant by identifying requirements which shall be satisfied during the various stages of project permitting, implementation and construction. If you have any questions regarding these requirements, please contact the Plan Reviewer or Project Planner. TENTATIVE PARCEL MAP THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO RECORDATION OF THE FINAL PARCEL MAP: 1. A Tentative Parcel Map shall be submitted to the Planning Department for review and approval. (SMA 66424, ZSO 253.14) ATTACHMENT NO. 1. 7 4-193 Page 2 of 9 2. A Final Parcel Map shall be submitted to the Department of Public Works for review and approval and shall include a title report to indicate the fee title owner(s) as shown on a title report for the subject properties. The title report shall not be more than six (6) weeks old at the time of submittal of the Final Parcel Map. (SMA 66424,ZSO 253.12) 3. The Final Parcel Map shall be consistent with the approved Tentative Parcel Map. (ZSO 253.14) 4. The following.dedications to the City of Huntington Beach shall be shown on the Final Parcel Map: (ZSO 230.084A&253.10K) a. A 13-foot right-of-way dedication for public street and public utilities purposes along the entire Ward Street frontage of APN 155-301-02 per Public Works Standard Plan No. 102. (GP,ZSO 230.84) b. A blanket easement over the RV Storage private streets and/or access ways for Police and Fire Department emergency access purposes. 5. A reproducible Mylar copy and a print of the recorded Final Parcel Map shall be submitted to the Department of Public Works at the time of recordation. 6. The engineer or surveyor preparing the Final Parcel Map shall comply with Sections 7-9- 330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18 for the following item: c.. Tie the boundary of the map into the Horizontal Control System established by the County Surveyor. d. Provide a digital-graphics file of said map to the County of Orange. 7. Provide a digital-graphics file of said map to the City per the following design criteria: e. Design Specification: i. Digital data shall be full size (1:1) and in compliance with the California coordinate system - STATEPLANE Zone 6 (Lambert Conformal Conic projection), NAD 83 datum in accordance with the. County of Orange Ordinance 3809. ii. Digital data shall have double precision accuracy (up to fifteen significant digits). iii. Digital data shall have units in US FEET. iv_ A separate drawing file shall be submitted for each individual sheet. V. Digital data shall be in compliance with the Huntington Beach Standard Sheets,drawing names,pen color and layering conventions. vi. Feature compilation shall include, but shall not be limited to: Assessor's Parcel Numbers(APN), street addresses and street names with suffix. f. File Format and Media Specification: i_ Shall be in compliance with one of the following file formats (AutoCAD DWG format preferred): • AutoCAD(version 2000,release 4)drawing file: `_DWG • Drawing Interchange file: __DXF ii_ Shall be in compliance with the following media type: ATTACHMENTNO. 1. 6 IFA 4-194 Page 3 of 9 • CD Recordable(CD-R)650 Megabytes 8. All applicable Public Works fees shall be paid. Fees shall be calculated based on the currently approved rate at the time of payment. (ZSO 250.16) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A DEMOLITION PERMIT: 9. Applicant shall provide a consulting arborist report on all the existing trees. Said report shall quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any)shall be protected and how far construction/grading shall be kept from the trunk. (Resolution 4545) a. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent (13'-14' of trunk height for Queen Palms and 8'-9'of brown trunk). THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A GRADING PERMIT: 10. The Final Parcel Map shall be recorded with the County of Orange. 11. The following dedications to the City of Huntington Beach shall be shown on the Precise Grading Plan. (ZSO 230.084A) a. A 13-foot right-of-way dedication for public street and public utilities purposes along the entire Ward Street frontage of APN 155-301-02 per Public Works Standard Plan No. 102. (GP,ZSO 230.84) 12. An Improvement Plan prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (MC 17.05/ZSO 230.84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: a. New curb, gutter and sidewalk along the entire Ward Street frontage of APN 155-301-02 per City Standard Plan Nos.202 and 207. (ZSO 255.04) b_ New pavement for the easterly side of the Ward Street frontage (From existing edge of pavement to the new gutter edge) per City Standard Plan No. 103. (ZSO 255.04) c. The proposed driveway approaches on Ward Street shall be constructed per City Standard Plan No. 211. (ZSO 230.84) d_ Street lights shall be installed along the entire Ward Street project frontage of APN 155-301-02. Street lighting plans shall be prepared by a Licensed Civil or Electrical Engineer in accordance with the City of Huntington Department of Public Works guidelines_ (ZSO 230.84) e. A curb return shall be installed on the southeast corner of Garfield Avenue and Ward Street. Due to possible conflicts with the existing high voltage electrical tower at this corner, a modified curb return design shall be submitted to the Department of Public Works for review and approval. (ZSO 230.84) f. An ADA compliant access ramp at the southeast corner of Garfield Avenue and Ward Street per Caltrans Standard Plan A88A. (ZSO 230.84, ADA) ATTACHMENT NO. cl-I 4-195 Page 4 of 9 g. Currently, there are no public sanitary sewer facilities on Ward Street in the project vicinity to serve the development. A public sanitary sewer main shall be designed and constructed to run southerly on Ward Street to Sunday Drive and turn westerly to connect to the manhole just to west of the intersection of Ward Street and Sunday Drive. (ZSO 255) 13. A Precise Grading Plan prepared by a Licensed Civil Engineer,shall be submitted to the Department of Public Works for review and approval. (MC 17.05/ZSO 230.84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: a. A new domestic water service and meter shall be installed per Water Division Standards, and sized to meet the minimum requirements set by the California Plumbing Code-(CPC)(MC 14.08.020) b. A separate irrigation water service and meter shall be installed per Water Division Standards.(ZSO 232) c_ A separate backflow protection device shall be installed per Water Division Standards for domestic, irrigation, and fire water services. (Resolution 5921 and Title 17) d. A new sewer lateral shall be installed and be sized to accommodate the proposed RV Storage office building restroom and dump/wash station. (ZSO 230.84) 14. A Signing and Striping Plan for Ward Street shall be prepared by a Licensed Civil or Traffic Engineer and be submitted to the Department of Public Works for review and approval. The plans shall be prepared according to the City of Huntington Beach Signing and Striping Plan Preparation Guidelines_ (ZSO 230.84) 15. Based on the Fire Department's requirement for a private on-site fire hydrant system, a hydraulic water analysis is required to identify any off-site water improvements necessary to adequately protect-the property per the Fire Department requirements. The developer shall be required to upgraderimprove the City's water system per City Water Standards to meet the water demands to the site and/or otherwise mitigate the impacts of the property at no cost to the City.The developer shall provide the City with a site plan showing the existing and proposed on-site and off-site water improvements (including pipeline sizes,fire hydrants, meters, and backflow device locations)_ The developer shalt be responsible to pay the City for performing the water analysis using the City's hydraulic water model. (SMA 66428.1(d)and ZSO 255.04(E)) 16. The existing 36 inch steel reclaimed waterline that crosses the development portion of the site is an Orange County Water District (O_C.W.D.) Facility. This O.C_W.D. waterline and related facilities shall be shown on all the development plans for the project. The construction of any improvements over the waterline and its related facilities shall be coordinated and approved by O.C.W.D. prior to the issuance of a Precise Grading Permit. 17. A Landscape and irrigation Plan, prepared by a Licensed Landscape Architect shall be submitted to the Public Works Department for review and approval by the Public Works and Planning Departments. (ZSO 232.04) a. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent (13'-14' of trunk height for Queen Palms and 8'-9'of brown trunk)_ ATTA'HMENIT NO. 7. 10 4-196 Page 5 of 9 b. "Smart irrigation controllers" and/or other innovative means to reduce the quantity of runoff shall be installed. (ZSO 232.04D) c. Standard landscape code requirements apply. (ZSO 232) 18_ All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (ZSO 232.04B) 19. Landscaping plans should utilize native, drought-tolerant landscape materials where appropriate and feasible. (DAMP) 20. The Consulting Arborist(approved by the City Landscape Architect)shall review the final landscape tree planting plan and approve in writing the selection and locations proposed for new trees and the protection measures and locations of existing trees to remain_ Said Arborist report shall be incorporated onto the Landscape Architect's plans as construction .notes and/or construction requirements. The report shall include the Arbonst's name, certificate number and the Arborist's wet signature on the final plan. (Resolution4545) 21. There are no existing public storm drain facilities on Ward Street in the project vicinity. A hydrology and hydraulic analysis for all necessary on and off-site drainage improvements shall be submitted to the Department of Public Works for review and approval (10, 25, and 100-year storms and back to back storms shall be analyzed). In addition, if on-site detention is proposed, this study shall include 24-hour peak back-to- back 100-year storms for detention analysis and shall include ponding exhibits. The drainage improvements shall be designed and constructed as required by the Department of Public Works to mitigate impact of increased runoff due to development, or deficient,downstream systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. (ZSO 230.84) 22_ Prior to the issuance of any grading or building permits for projects that will result in soil disturbance of one or more acres of land, the applicant shall demonstrate that coverage has been obtained under California's General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NO[) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID)Number. Projects subject to this requirement shall prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) conforming to the current National Pollution Discharge Elimination System (NPDES) requirements shall be submitted to the Department of Public Works for review and acceptance. A copy of the current SWPPP shall be kept at the project site and another copy to be submitted to the City. (DAMP) 23_ A Project Water Quality Management Plan (WQMP)conforming to the City of Huntington Beach's Project WQMP Preparation Guidance Manual dated June 2006 and prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and acceptance and shall include the following: a. Discusses regional or watershed programs(if applicable). b. Addresses Site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or"zero discharge'areas, and conserving natural areas. C. Incorporates the applicable Routine Source Control BMPs as defined in the Drainage Area Management Plan. Source Control BMPs shall be implemented ATTACHMENT NO. 9. 11 4-197 Page 6 or9 as appropriate to protect groundwater quality from target pollutants associated with this type of development such as antifreeze, oil and grease leaks from RVs and boats and any other pollutants identified by the applicant. (DAMP) d. Incorporates Treatment Control BMPs as defined in the DAMP. e. Generally describes the long-term operation and maintenance requirements for the Treatment Control BMPs. f. Identifies the entity that will be responsible for long-term operation and maintenance of the Treatment Control BMPs. g. Describes the mechanism for funding the long-term operation and maintenance of the Treatment Control BMPs. h. Includes an Operations and Maintenance (O&M)Plan for all structural BMPs. i. After incorporating plan check comments of Public Works, three final WQMPs (signed by the owner and the Registered Civil Engineer of record) shall be submitted to Public Works for acceptance. After acceptance, two copies of the final report shall be returned to applicant for the production of a single complete electronic copy of the accepted version of the WQMP on CD media that includes: i) The 11" by 17"Site Plan in .TIFF format(400 by 400 dpi minimum). ii) The remainder of the complete WQMP in .PDF format including the signed and stamped title sheet, owner's certification sheet, Inspection/Maintenance Responsibility sheet, appendices, attachments and all educational material_ j. The applicant shall return one CD media to Public Works for the project record file. 24. indicate the type and location of Water Quality Treatment Control Best Management Practices (BMPs) on the Grading Plan consistent with the Project WQMP. The WQMP shall follow the City of Huntington Beach; Project Water Quality Management Plan Preparation Guidance Manual dated June 2006_ The WQMP shall be submitted with the first submittal of the Grading Plan. 25. In order to protect groundwater resources and to avoid clogging from excessive siltation and debris,any structural infiltration BMP shall meet the following requirements: a. The vertical distance from the bottom of the infiltration system to the seasonal high groundwater shall be at least 10 feet- b. The infiltration system shall be located at least 100 feet horizontally from any water supply wells. C. The infiltration BMP shall be preceded by an acceptable pretreatment BMP device such as grit chambers, swales with check dams, filter strips or sediment forebays/traps. Such pretreatment device shall be appropriately designed to remove target pollutants associated with this type of development prior to discharge to the infiltration BMP. 26. The proposed on-site designated vehicle wash area shall not drain to the storm drain system. Wash water from this area shall be directed to the sanitary sewer (upon approval by the Orange County Sanitation District), to an engineered infiltration system, or to an equally effective alternative. Pre-treatment may also be required_ (DAMP) ITT 4 HIRVIENT NO. I .t z 4-198 Page 7 of 9 27. The on-site sewer dump station shall be constructed to have a minimum of forty-eight inch (48") by forty-eight inch (48") concrete floor graded and sloping downward to the sewer riser equipped with a cap to prevent stormwater from entering the system. The sewer disposal point shall have a concrete containment wall installed around the disposal point, no less than six inches (6") in height. A standard RV/boat sewer dump instruction sign approved by the Department of Public Works shall be posted at the station. 28_ A suitable location, as approved by the City, shall be depicted on the grading plan for the necessary trash enclosure. The area shall be paved with an impervious surface, designed not to allow run-on from adjoining areas, designed to divert drainage from adjoining roofs and pavements diverted around the area, and screened or walled to prevent off-site transport of trash. The trash enclosure area shall be covered or roofed with a solid, impervious material. Connection of trash area drains into the storm drain system is prohibited_ The trash enclosure area shall be connected to the sanitary sewer. (DAMP) 29. A detailed soils and geological 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, over excavation, engineered fill, dewatering, settlement, protection of adjacent structures, chemical and fill properties, liquefaction, retaining walls, streets, and utilities and infiltration rates for existing onsite soils. The soils report shall specifically address the required pavement sections necessary to accommodate long-term parking of heavy vehicles such as RVs and boats. (MC 17.05.150) 30_ The applicant's grading/erosion control plan shall abide by the provisions of AQMD's ` Rule 403 as related to fugitive dust control. (AQMD Rule 403) 31. The name and phone number of an on-site field supervisor hired by the developer shall be submitted to the Planning and Public Works Departments. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading- related concerns. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/She will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number, regarding grading and construction activities, and "1-800-CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No.403. 32. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading. THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLIED WiTH DURING GRADING OPERATIONS: 33. An Encroachment Permit is required for all work within the City's right-of-way. (MC 12.38.010/MC 14.36.030) 34- The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material in excess of 5000 cubic yards is required_ This plan shall include the approximate number of truck trips and the ATTACHEN T NO. 9 3 4-199 Page 8 of 9 proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction-related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (MC 17.05.210) 35. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations. (California Stormwater BMP Handbook,Construction Wind Erosion WE-1) 36. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday.only.(MC 17.05) 37. Wet down the areas that are to be graded or that is being graded, in the late morning and after work is completed for the day. (WE-1/MC 17.05) 38. The construction disturbance area shall be kept as small as possible. (California Stormwater BMP Handbook,Construction Erosion Control EC-1)(DAMP) 39. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (DAMP) 40. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets_(DAMP) 41. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (AQMD Rule 403) 42. Wind barriers shall be installed along the perimeter of the site. (DAMP) 43. All construction materials, wastes, grading or demolition debris and stockpiles of soils, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent transport into surface or ground waters by wind, rain, tracking, tidal erosion or dispersion. (DAMP) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 44. A Precise Grading Permit shall be issued. (MC 17.05) 45. Traffic impact fees for the commercial development shall be paid at the applicable rate at the time and prior to Building Permit issuance. The current rate is $163 per net new added daily trip and is adjusted annually on December 1_The new added daily trips shall be calculated by City staff or determined from applicant provided traffic survey data of a similar site. (MC 17.65) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: 46. Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, shall be prepared in accordance with the latest edition of the City of Huntington Beach Construction Traffic Control Plan Preparation Guidelines and submitted to the Department of Public Works for review and approval. (Construction Traffic Control Plan Preparation Guidelines) ATTACHMENT NO.7. ,j 4-200 Page 9 of 9 THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO FINAL INSPECTION OR OCCUPANCY: 47. Complete all improvements as shown on the approved grading, improvement, and landscape plans. (MC 17.05) 48_ All new utilities shall be undergrounded. (MC 17.64) 49. All applicable Public Works fees shall be paid at the current rate unless otherwise stated, per the Public Works Fee Schedule adopted by the City Council and available on the city web site at http://www.surfcity-hb.org/files/users/public works/fee schedule.pdf. (ZSO 240.06/ZSO 250.16) 50. The current tree code requirements shall apply to this site. (ZSO 232) a. Existing trees to remain on site shall not be disfigured or mutilated, (ZSO 232.04E) b. General tree requirements, regarding quantities and sizes. (ZSO 232.08E and C) 51. All landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect. (ZSO 232.04D) 52. Applicant shall provide City with CD media TIFF images (in City format) and CD (AutoCAD only) copy of complete City Approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record_ 53. The Water Ordinance #14.52, the "Water Efficient Landscape Requirements" apply for projects with 2500 square feet of landscaping and larger. (MC 14.52) 54_ Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy,the applicant shall: a. - Demonstrate that all structural Best Management Practices(BMPs)described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications- b. Demonstrate all drainage courses, pipes, gutters, basins, etc. are clean and properly constructed. C. Demonstrate that applicant is prepared to implement all non-structural BMPs described in the Project WQMP. d. Demonstrate that an adequate number of copies of the approved Project WQMP are available for the future occupiers. f�TTn�HMENT N®. 4-201 JJ HUNTINGTON BEACH FIRE DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS HUNTINGTON BEACH DATE: SPETEMBER 10, 2009 PROJECT NAME: WARD RV STORAGE ENTITLEMENTS: CONDITIONAL USE PERMIT NO. 09-024 PROJECT LOCATION: 19118 WARD STREET, HUNTINGTON BEACH, CA PLANNER: JANE JAMES, ASSOCIATE PLANNER TELEPHONE/E-MAIL: (714) 536-5596/jjames@surfcity-hb.org PLAN REVIEWER-FIRE: DARIN MARESH, FIRE DEVELOPMENT SPECIALIST TELEPHONE/E-MAIL: (714)536-5531/dmaresh@surfcity-hb.org PROJECT DESCRIPTION: TO PERMIT THE ESTABLISHMENT OF A NEW 557 SPACE RECREATIONAL STORAGE FACILITY ON A 13.52 ACRES IN I NCONJUNCTION WITH THE ADOPTION OF THE WARD GARFIELD SPECIFIC PLAN NO 14 FOR A 43.60 ACRE PORTION OWNED BY SOUTHER CALIFORNIA EDISON_ THE GPA IS TO ESTABLISH THE SPECIFIC PLAN OVERLAY;THE ZMA IS-TO AMEND THE ZONING FROM RL TO SPECIFIC PLAN NO. 14,THE ZTA IS TO ADOPT SPECIFIC PLAN NO. 14 AND THE CUP IS TO ESTABLISH TH RV STORGAE FACILITY. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated August 20, 2008. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any,will also be provided upon final project approval. if you have any questions regarding these requirements, please contact the Plan Reviewer-Fire: DARIN MARESH, FIRE DEVELOPMENT SPECIALIST_ PRIOR TO DEMOLITION, GRADING, SITE DEVELOPMENT, ISSUANCE OF GRADING PERMITS, BUILDING PERMITS, ANWOR CONSTRUCTION, THE FOLLOWING SHALL BE REQUIRED: Fire Apparatus Access Fire Access Roads shall be provided and maintained in compliance with City Specification # 401, Minimum Standards for Fire Apparatus Access. Driving area shall be capable of supporting a fire apparatus (75,000 Ibs and 12,000 lb point load). Minimum fire access road width is twenty- four feet(24') wide, with thirteen feet six inches (13' 6") vertical clearance. Fire access roads 4-202 ATTACHMENT NO. Page 2 of 4 fronting commercial buildings shall be a minimum width of twenty-six feet (26')wide, with thirteen feet six inches (13' 6") vertical clearance. For Fire Department approval, reference and demonstrate compliance with City Specification #401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Fire Access Road Turns and Corners shall be designed with a minimum inner radius of seventeen feet (17') and a minimum outer radius of forty five feet (45') per City Specification## 401 Minimum Standards for Fire Apparatus Access. For Fire Department approval, reference and demonstrate compliance with City Specification #401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Reciprocal Access. Existing designated 24 foot wide fire apparatus access roads (shared as a 12712' reciprocal fire apparatus access road/driveway shall be preserved and maintained in compliance with City Specification #401, Minimum Standards for Fire Apparatus Access. Overhead clearance of 13' 6" shall be maintained and obstructions such as roof eves shall not project into the designated fire lane minimum overhead clearance. (FD) Fire Lanes, as determined by the Fire Department, shall be posted, marked, and maintained per City Specification #415, Fire Lanes Signage and Markings on Private, Residential, Commercial and Industrial Properties. The site plan shall clearly identify all red fire lane curbs, both in location and length of run. The location of fire lane signs shall be depicted. No parking shall be allowed in the designated 24 foot wide fire apparatus access road or supplemental fire access per City Specification #415. For Fire Department approval, reference and demonstrate compliance with City Specification #401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Secured Vehicle Entries shall utilize KNOX®activated access switches (Knox switches for automated gates, Knox padlocks for manual gates), and comply with City Specification #403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. Reference compliance in the plan notes. (FD) Secured Automated Vehicle Entry Gates (Residential) shall utilize a combination "Strobe- Activated Switch" and "Knox Manual Key Switch", and comply with City Specification #403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. Reference compliance with City Specification #403 Fire Access for Pedestrian or Vehicular Security Gates & Buildings in the plan notes. (FD) Fire Hydrants and Water Systems Private Fire Hydrants are required. Hydrants must be portrayed on the site plan. Hydrants shall be installed and in service before combustible construction begins. Installation of hydrants and service mains shall meet NFPA 13 and 24, 2002 Edition, Huntington Beach Fire Code Appendix B and C, and City Specification #407 Fire Hydrant Installation Standards requirements. Private ATTACHMENT NO. 03 Page 3 of 4 fire hydrants shall not be pressurized by Fire Department Connections to the sprinkler system. The system design shall ensure that recirculation of pressurized water from the hydrant, thru the FDC and back through the sprinkler system supply to the hydrant does not occur. Installation of the private fire service main, including fire department connections, shall meet NFPA 13 and 24, 2002 Edition requirements. Maximum allowed velocity of fire flow in supply piping is 12 fps. The maintenance of private fire hydrants is the responsibility of the owner or facility association. Shop drawings shall be submitted to and approved by the Fire Department. For Fire Department approval, portray the fire hydrants and reference compliance with City Specification#407 Fire Hydrant Installation Standards in the plan notes. (FD) Private Fire Service Piping(FSP)Application for permit shall be made for private on-site Fire Service Piping (FSP), including but not limited to, private fire service mains and underground sprinkler laterals. Maximum allowed velocity of fire flow in supply piping is 12 fps. Additionally, application for permit shall be made for fire protections systems (sprinklers, alarms, chemical, fire pumps, etc.) as applicable. Permits may be obtained at the City of Huntington Beach Department Fire Department by completing a Fire Permit Form (available at Fire Administration) and submitting such plans and specifications as required by the bureau of fire prevention. A permit constitutes permission to begin work in accordance with approved plans and specifications. The permit fee includes plan checking and inspections by an authorized fire prevention inspector. Development reviews/approvals by the bureau of fire prevention during planning do not constitute approval to perform FSP or fire protection system work, unless otherwise noted. (FD) Private Fire Service Connection to.the Public Water Supply- Separate plans shall be submitted to the Public Works Department detailing the connection, piping, valves and back-flow prevention assembly(DDCA)for approval and permits. Approval by Public Works and the Fire Department must be completed prior to issuance of a grading permit. The dedicated private fire water service off-site improvements shall be shown on a precise grading plan, prepared by a Licensed Civil Engineer. (FD) Fire Protection Systems Fire Extinguishers shall be installed and located in all areas to comply with Huntington Beach Fire Code standards found in City Specification #424. The minimum required dry chemical fire extinguisher size is 2A 10BC and shall be installed within 75 feet travel distance to all portions of the building. Extinguishers are required to be serviced or replaced annually. (FD) GIS Mapping Information a. GIS Mapping Information shall be provided to the Fire Department in compliance with GIS Department CAD Submittal Guideline requirements. Minimum submittals shall include the following: ATTACHMENT#ENT NO. 9. i' 6 4-204 Page 4 of 4 ➢ Site plot plan showing the building footprint. ➢ Specify the type of use for the building ➢ Location of electrical, gas, water, sprinkler system shut-offs. ➢ Fire Sprinkler Connections (FDC) if any. ➢ Knox Access locations for doors, gates, and vehicle access. ➢ Street name and address. Final site plot plan shall be submitted in the following digital format and shall include the following: ➢ Submittal media shall be via CD rom to the Fire Department. ➢ Shall be in accordance with County of Orange Ordinance 3809. ➢ File format shall be in .shp, AutoCAD, AUTOCAD MAP (latest possible release ) drawing file - .DWG (preferred) or Drawing Interchange File - .DXF. ➢ Data should be in NAD83 State Plane, Zone 6, Feet Lambert Conformal Conic Projection. ➢ Separate drawing file for each individual sheet. In compliance with Huntington Beach Standard Sheets, drawing names, pen colors, and layering convention. and conform to City of Huntington Beach Specification #409 —Street Naming and Addressing_ For specific GIS technical requirements, contact the Huntington Beach GIS Department at (714) 536-5574. For Fire Department approval, reference compliance with GIS Mapping Information in the building plan notes. (FD) THE FOLLOWING CONDITIONS SHALL BE MAINTAINED DURING CONSTRUCTION: a. Fire/Emergency Access And Site Safety shall be maintained during project construction phases in compliance with HBFC Chapter 14, Fire Safety During Construction And Demolition. (FD) b. Fire/Emergency Access And Site Safety shall be maintained during project construction phases in compliance with City Specification#426, Fire Safety Requirements for Construction Sites. (FD) Fire Department City Specifications may be obtained at: Huntington Beach Fire Department Administrative Office City Hall 2000 Main Street, 51'floor Huntington Beach, CA 92648 or through the City's website at www.surfcity-hb.org If you have any questions, please contact the Fire Prevention Division at (714) 536-5411. S:XPrevention\1-Developmentll-Planning Department-Planning Applications.CUP's\A-1-12-2008 CUP Commerciai.doc ATTAR MENT NO. q. r� 4-205 • J� CITY OF HUNTINGTON BEACH DEPARTMENT OF BUILDING & SAFETY HUNTINGTON BEACH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: SEPTEMBER 10, 2009 PROJECT NAME: RV PARKING ENTITLEMENTS: PLANNING APPLICATION NO. 2009-197; GPA NO. 09-002; ZMA NO. 09- 002; ZTA NO. 09-007; CUP NO.09-024; EA NO. 09-006 PROJECT LOCATION: 19118 WARD STREET PROJECT PLANNER: JANE JAMES, SENIOR PLANNER DATE OF PLANS: AUGUST 14, 2009 PLAN REVIEWER: JASON KWAK, PLAN CHECK ENGINEER TELEPHONE/E-MAIL: (714) 536-5278/jkwak(a)-surfcity-hb.orq PROJECT DESCRIPTION: To permit the establishment of a new 557 space recreation vehicle storage facility on an approximately 13.52 acre property in conjunction with the adoption of the Ward Garfield Specific Plan for a 43.6 acre portion owned by Southern California Edison. The following is a list of code requirements deemed applicable to the proposed project based on plans received as stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project pera tting and implementation. This list is not intended to be a full and complete list and serves only to highlight possible building code issues on the proposed preliminary plans. Electrical, plumbing, and mechanical items are not included in:this review. If you have any questions regarding these comments,.please contact the plan reviewer. I.SPECIAL CONDITIONS: 1. None If.CODE ISSUES BASED ON PLANS&DRAWINGS SUBMITTED: 1. Project shall comply with the current state building codes adopted by the City at the time of permit application submittal. Currently they are 2007 California Building Code(CBC),2007 California Mechanical Code, 2007 California Plumbing Code, 2007 California Electrical Code, 2007 California Energy Code and the Huntington Beach Municipal Code (HBMC). Compliance to all applicable state and local codes is required prior to issuance of building permit_ ATTACHMENT NO. I- zo 4-206 CITY OF HUNTING`fON BEACH ENVIRONMENTAL HOARD PO Box 190 Huntington Beach, CA 92648 January 22, 2010 ju' { Jane James, Associate Planner City of Huntington Beach 2000 Main Street Huntington Beach, CA .92648 Subject: Draft Negative Declaration No. 09-001 Dear Jane: At the January 7, 2010 meeting of the City of Huntington Beach Environmental Board the draft Negative Declaration for the "Ward Garfield Specific Plan No. 16— Recreational Vehicle Storage"was studied. The Board agrees that the proposed facility is desirable for the community, provided certain issues are properly addressed. The Board offers the following recommendations for your consideration: Proposed Usage (RV Storage Only). The Environmental Board is concerned that the proposed facility be designated for use as an RV storage facility ONLY, and that the site not be allowed to be used as a "bullpen"for construction or other heavy equipment vehicles. If the facility is allowed to engage in such industrial use, there would be a potentially significant impact upon the surrounding community, all of which is designated and utilized as single-family residential. At the Environmental Board's January meeting, we were informed that further inquiry would be made regarding this question. We look forward to further information in this regard. Impact on Ward Avenue. The proposed project will have its entrance from Ward Street, between Tana Street and Sunday Drive. This section of Ward Street is a .two-lane road, close to the intersection with Garfield Avenue. This intersection is rated by the city at Level of Service (LOS)"C." The proposed negative declaration contemplates no significant impact to traffic on Ward Street. However, at our January meeting, we were informed that approval of the project would be contingent on certain improvements to Ward, notably a widening of the street and the installation of a dedicated left-hand turn lane for entry into the facility. The board strongly agrees that such improvements to Ward are important factors in mitigating potential impact to the surrounding community. However, the board also notes that the relevant section of Ward Street is lined with single family homes. The impact to the residents of this area should be considered when planning for improvements on Ward Street. ATTACHMENT NO. 11 1 4-207 Sewer Main on Sunday Drive. The proposed negativc declaration notes that"a public sanitary sewer main shall be designed and constructed to run southerly on Ward Street to Sunday Drive and turn westerly to connect to the manhole just west of the intersection of Ward Street and Sunday Drive." The Board notes that this section of Sunday Drive is a residential street, lined with single-family homes on both sides. The board urges consideration of the impact of this sewer main construction on the residents of Sunday Drive, and recommends that measures be taken to mitigate any potential negative impacts to the residents there_ Vegetation and "Heat Island" Issues. The site designated for development is currently occupied by multiple greenhouse facilities. Such use naturally reflects sunlight away from the ground, helping to cool the surrounding area. As the board understands the design, the proposed development is essentially a large concrete pad_ This use will have the opposite effect, absorbing sunlight and heating the immediate area. In addition, there is little provision made for vegetation to be utilized at the site to mitigate this effect. The board recommends further study of the potential impact of the proposed project with regards to expected light and heat absorption, and how such absorption will impact the immediate area, especially the mobile home park immediately adjacent to the proposed facility. Entry Gate. The proposed negative declaration indicates that an entry gate will be installed approximately 120 feet up the entry driveway from Ward Street_ Considering that the facility will be open for entry beginning at 5:00 a.m., the Board inquires as to the kind of gate the developer plans to install at the facility. if the proposal is for a chain-guided, "wheel-on-rail`design, the noise accompanying such design may have a significant impact upon the adjacent mobile home facility, as well as the single family homes abutting Ward Street. The board encourages the installation of a system which utilizes as quiet a design as possible. Please do not hesitate to contact us directly if you have any questions in relation to this matter. Sincerely, OVD. Bob Smith, Ph.D. City of Huntington Beach Environmental Board 2 ATTA(-;HME T NG. 1? 4-208 STATE OF CAIJFORNIA—BUSIN rRANSPORTAT(ON AND HOUSING AGENCY ARNOLD SCHWARZ.F.NEGGER Governor DEPARTMENT OF TRANSPORTATION District 12 �* 3337 Michelson Drive,Suite 380 Irvine,CA 92612-8894 Tel:(949 724-2267 Fax: 949 724-2592 Flex your power ( �, Be energy efficient., January 21,2010 Ms.Jane James File: IGR/CEQA City of Huntington Beach SCH#: 2009121048 2000 Main Street Log 9: 2429A Huntington Beach,CA 92648 1-405, SR-39 Subject: Ward Garfield Specific Plan(Huntington Beach RV Storage) Dear Ms.James: Thank you for the opportunity to review and comment on the Draft Negative Declaration for -the Ward Garfield Specific Plan (Huntington Beach RV Storage) Project. The Ward Garfield Specific Plan No. 16 development concept provides for a recreational vehicle storage lot that will consist of 557f parking spaces, a 480 square foot modular rental office with restroom, and associated perimeter fencing and lighting. The project site is located on the southeast corner of Garfield Avenue and Ward Street within a portion of the SCE right-of-way that parallels the Santa Ana River channel in the City of Huntington Beach. The California Department of Transportation, District 12 is a commenting agency on this project,and has no comment at this time. Please continue to keep us informed of this project and any future developments which could potentially impact State transportation facilities. If you have any questions or need to contact us, please do not hesitate to call Zhongping(John)Xu at(949)724-2338. Sincerely, MARYAM MOLAVI Acting Branch Chief, Local Development/Intergovernmental Review c: Terry Roberts,Office of Planning and Research ENT NO "Caltrans improves mobility across California" ATTA r ■M • 1Z. I 4-209 L" 72JJanuary 22,20 to Jane James Senior Planner City of Huntington Beach Planning Departmen 2000 Main Street Huntington Beach,California 92648 RE:Draft Negative Declaration for the Ward Garfield Specific Plan Project Dear Ms_James, We are Huntington Beach homeowners who could potentially be affected by the above project. Our comments to the Draft Negative Declaration are as follows: Visually Sensitive Areas: From page 5. Policy U5.1.4: Require the review of new and or expansions of existing industrial and utility facilities to ensure that such facilities will not visually impair the City's coastal corridors and entry nodes. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers.Additionally the proposed use will not visually impair coastal areas or entry nodes as the site is located on the eastern edge of the City,away from visually sensitive areas. Comment: It is equally important to ensure that the proposed RV Storage facility not visually impair the view currently enjoyed by.Glen Mar homeowners and residents of Mariner's Pointe mobile home park. Noise From page 22 The project's potential to generate noise related impacts after completion ofconstruction include the vehicle trips to and from the RV storage facility.The noise levels from the RV's are anticipated to be below City of Huntington Beach daytime(7:OOAM to 10:OOPM)noise ordinance limits for anticipated daytime noise sources. The facility will not be in operation during nighttime hours.Standard office hours are 8:00AM to 5:OOPM (Sunday-Friday);7:OOAM to 6:OOPM(Saturday).Remote gate hours will be programmed from 5:OOAM to 7:OOPM,allowing tenants to enter the site to store or retrieve vehicles.The tenants will access the facility with a remote control transmitter to open the gate while still on Ward Street.The remote system allows efficient access to the site and eliminates vehicle idling noise within the driveway approach at the site entrance.No amplified or pager system is proposed,therefore minimizing annoyance to adjacent residences.Additionally,no vehicular repair or living within the vehicles will be permitted.Noise impacts are expected to be less than significant. ATTACHMENT NCB. 1 Z .2 4-210 Comment: Eloise is an issue. The residents of the mobile home park and the Glen Mar homeowners currently hear very little noise on the east side of our properties. Since the remote access gate is proposed to operate from 5:00 AM until 7:00 PM,the noise levels in our backyards,which are now very quiet,would increase for 14 hours a day, more if a tenant schedules an`after hours' appointment. Lighting: From page 27 Discussion:The site is presently occupied by the Ellis Substation and Village Nurseries Landscape Center.The proposed RV facility will introduce security lighting along the perimeter of the facility.The proposed lighting uses"Dark Sky"technology that is designed to direct light down toward the ground and prevent light spillage onto the adjacent residential properties.The project will be subject to compliance with City codes requiring that lighting be shielded and directed so as to prevent glare and spillage onto adjacent residential properties.No significant impacts are anticipated. Comment: We strongly disagree with the assessment that there would be no significant impacts. The residents most affected by this project currently enjoy the benefits of very little light pollution bordering the east side of our property. If`security lighting'means lighting the night sky from dusk to dawn,we vehemently object and would ask that the lights bordering the residents be left off during night time hours. Many of the homes that would border this proposed RV Storage facility have as many as 3 bedrooms that face east. Continual lighting of the night sky would be a constant annoyance. Aesthetics: From page 29 Discussion:The site is adjacent to the existing Mariner's Pointe mobile home park and existing single family residences that currently view the landscape nursery and electrical transmission towers and lines. The SCE substation will continue its current operation and will not result in any changed visual character for the surrounding uses_The Village Nurseries business will be consolidated from its current location to a smaller portion of the site and will also not result in a changed visual character. The proposed RV Storage facility includes the installation of approximately eight ft.high ornamental fencing along the residential properties as well as a five foot wide landscape buffer.To minimize the view impacts to the residences,the proponent proposes to install intensified landscaping material to grow through the fencing and the residential units are currently surrounded by an existing six foot high masonry wall.While large profile recreational vehicles including motor homes and boats may be present on site, the landscape buffer and eight ft.high ornamental fence will serve to screen the view of the vehicles. Additionally,the site is only minimally visible from the surrounding public street system on Ward Street and the primary view of the property is currently large SCE towers.No chain-link fencing is proposed. AT(A HMENT NO. 12.3 4-211 Comment: Fencing of any type and/or the parking of high profile motor homes will visually impair the view currently enjoyed by residents of Mariner's Pointe mobile home park and the Glen Mar homeowners that border the proposed RV storage facility. As a result property values will be adversely affected. A possible compromise would be to require the owners of the storage facility to reserve the parking spaces between the residential area and the Santa Ana River be reserved for low profile vehicles such as boats; that are less than 6 ft in height and reduce the height of the ornamental fence to 6 ft,matching the existing masonry fence_ There is no mention of the irrigation and drainage considerations required to properly maintain the landscaping. `Intensified landscaping' is a vague term. The plants to be used should be specified by name,and agreed to by the residents of Mariner's Pointe mobile home park and the Glen Mar homeowners. Thank you for the opportunity to comment on this proposal. Tim&Debbi Henigman 19502 Aragon Cr. Huntington Beach,CA 92646 ATTA HMENT NO. l2 . 4-212 T�Jam. � .� �, <<j�G•�t u� \ L.�o...i.i4i'� -AA IN CA <s :zkrc-c�) CA 4-213 O R A N G E C O U N T Y Jess A.Carbajat, Director 300 N.Flower Street Santa Ana,CA P.O. Box 4G48 Public W. , orks Santa Ana,CA 92702-4048 Our Community. Our Commitment. Telephone: (714)834-2300 Fax. (714)834-5188 NCL 09-043 January 21, 2010 Ms. Jane James, Senior Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach, CA 92648 SUBJECT: Ward Garfield Specific Plan Project Dear Ms. James: The County of Orange has reviewed the Draft Negative Declaration for the Ward Garfield Specific Plan Project located in the City of Huntington Beach and offers the following comments concerning CEQA guidelines, hydrology and floodplain issues. CEQA Guidelines It is recommended the following be addressed in the Proposed Negative Declaration: Page 16: The discussion on "greenhouse gas" related changes in State CEQA Guidelines needs to be updated, since the Negative Declaration refers to actions that will occur in 2009, which is now past. Hydrology&t Floodplain 1. The Draft Negative Declaration states that the subject project, currently an undeveloped site, will increase the amount of impervious surfaces by approximately 11 acres. Therefore, hydrologic and hydraulic analyses may need to be performed to evaluate and compare quantitatively the runoff volumes, peak flow rate increases, adequacy of existing storm drains and off-site channels that will ultimately carry these discharges. The analyses are needed to ensure that post-project conditions along upstream or downstream OC and/or OCFCD drainage facilities are not worsened as a result of the project. ATTACHMENT NO. 12 . 4-214 Jane James January 21, 2010 Page 2 2. Should the hydrologic and hydraulic analyses indicate that upstream and/or downstream conditions are worsened, appropriate mitigation measures should be proposed in consultation with OC Public Works/Flood Programs. 3. All hydrologic and hydraulic studies must conform to the current guidelines and criteria as specified in the Orange County Hydrology Manual (OCHM), Addendum No. 1 to the OCHM and the Orange County Flood Control Design Manual. If you have any questions, please contact Chris Uzo Diribe at(714) 834-2542_ Sincerely, Michael Balsamo, Manager Land Use Planning ATTACHMENT NO. �2 4-215 Department of Toxic Substances Control p o .� Maziar Movassaghi,Acting Director Linda S_Adams 5796 Corporate Avenue i Arnold Schwarzenegge Secretary for Cypress,California 90630 Governor Environmental Protection r u:i1i't January 4, 2010 -. 4 Ms. Jane James Senior Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach, California 92649 NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION FOR THE WARD GARFIELD SPECIFIC PLAN NO-16 (RECREATIONAL VEHICLE STORAGE) PROJECT (SCH # 2009121048), ORANGE COUNTY Dear Ms. James: The Department of Toxic Substances Control (DTSC) has received your submitted draft Initial Study (IS) and proposed draft Mitigated Negative Declaration (MND)for the above-mentioned project. The following project description is stated in your document: "The Ward Garfield Specific Plan No.16 development concept provides for a recreational vehicle (RV)storage facility within a portion of the Southern California Edison (SCE) right-of-way that parallels the Santa Ana River Channel on the eastern boundary of the City of Huntington Beach (City). The proposed RV storage will consist of 557+/- RV parking spaces, a 480 square feet modular rental office with restroom, and associated perimeter fencing and lighting. There will be a dump station for grey and black water, a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the City. The site is surrounded by the Orange County Sanitation District uses to the north across Garfield Avenue (City of Fountain Valley); the Santa Ana River Channel to the east; Arevalos Park and single family residences to the south; Mariner's Pointe Mobilehome Park to the southwest; and single family residences to the west across Ward Street. The existing land uses include an electrical substation and a landscape nursery business under the existing electrical transmission lines"_ DTSC has the following comments: 1) The MND should identify the mechanism to initiate any required investigation and/or remediation for any site that may be contaminated, and the government agency to provide appropriate regulatory oversight. if necessary, DTSC would AT IACHME T NO. k2 •4B 4-216 ® Printed on Recycled Paper Ms. Jane James January 4, 2010 Page 2 of 4 require an oversight agreement in order to review such documents_ Please see comment No. 9 below for more information. For all identified sites, the MND should evaluate whether conditions at the site may pose a threat to human health or the environment. Following are the databases of some of the pertinent regulatory agencies: • National Priorities List(NPL): A list maintained by the United States Environmental Protection Agency.(U.S.EPA). • EnviroStor: A Database primarily used by the California Department of Toxic Substances Control, accessible through DTSC's website (see below). • Resource Conservation and Recovery information System (RCRIS): A database of RCRA facilities that is maintained by U.S. EPA. • Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS): A database of CERCLA sites that is maintained by U.S.EPA. • Solid Waste Information System (SWIS): A database provided by the California Integrated Waste Management Board which consists of both open as well as closed and inactive solid waste disposal facilities and transfer stations. • Leaking Underground Storage Tanks (LUST)I Spills, Leaks, Investigations and Cleanups (SLIC): A list that is maintained by Regional Water Quality Control Boards. • Local Counties and Cities maintain lists for hazardous substances cleanup sites and leaking underground storage tanks. • The United States Army Corps of Engineers, 911 Wilshire Boulevard, Los Angeles, California, 90017, (213)452-3908, maintains a list of Formerly Used Defense Sites (FUDS). 2) All environmental investigations, sampling and/or remediation for the site should be conducted under a Workplan approved and overseen by a regulatory agency that has jurisdiction to oversee hazardous substance cleanup_ The findings of any investigations, including any Phase I or II Environmental Site Assessment Investigations should be summarized in the document. All sampling results in which hazardous substances were found should be clearly summarized in a table. �"` 4-"217 Ms. Jane James January 4, 2010 Page 3 of 4 3) If buildings or other structures, asphalt or concrete-paved surface areas are being planned to be demolished, an investigation should be conducted for the presence of other related hazardous chemicals, lead-based paints or products, mercury, and asbestos containing materials(ACMs). If other hazardous chemicals, lead-based paints or products, mercury or ACMs are identified, proper precautions should be taken during demolition activities. Additionally, the contaminants should be remediated in compliance with California environmental regulations and policies. 4) Project construction may require soil excavation or filling in certain areas. Sampling may be required. If soil is contaminated, it must be properly disposed and not simply placed in another location onsite. Land Disposal Restrictions (LDRs) may be applicable to such soils. Also, if the project proposes to import soil to backfill the areas excavated, sampling should be conducted to ensure that the imported soil is free of contamination. 5) Human health and the environment of sensitive receptors should be protected during the construction or demolition activities. If it is found necessary, a study of the site and a health risk assessment overseen and approved by the appropriate government agency and a qualified health risk assessor should be conducted to determine if there are, have been, or will be, any releases of hazardous materials that may pose a risk to human health or the environment. . 6) If it is determined that hazardous wastes are, or will be, generated by the proposed operations, the wastes must be managed in accordance with the California Hazardous Waste Control Law(California Health and Safety Code, Division 20, Chapter 6.5)and the Hazardous Waste Control Regulations (California Code of Regulations, Title 22, Division 4.5). If it is determined that hazardous wastes will.be generated, the facility should also obtain a United States Environmental Protection Agency Identification Number by contacting (800) 618-6942. Certain hazardous waste treatment processes or hazardous materials, handling, storage or uses may require authorization from the local Certified Unified Program Agency (CUPA). Information about the requirement for authorization can be obtained by contacting your local CUPA. 7) If during construction/demolition of the project, the soil and/or groundwater contamination is suspected, construction/demolition in the area should cease and appropriate health and safety procedures should be implemented. 8) If the site was used for agricultural, livestock or related activities, onsite soils and groundwater might contain pesticides, agricultural chemical, organic waste or other related residue_ Proper investigation, and remedial actions, if necessary, should be conducted under the oversight of and approved by a government agency at the site prior to construction of the project. ATTACHMENT NO. 1Z 10 4-218 , Ms. Jane James January 4, 2010 Page 4 of 4 9) DTSC can provide guidance for cleanup oversight through an Environmental Oversight Agreement (EOA) for government agencies which would not be considered responsible parties under CERCLA, or a Voluntary Cleanup Agreement (VCA) for private parties. For additional information on the EOA or VCA, please see www.dtsc.ca.gov/SiteCleanup/Brownfields, or contact Maryam Tasnif-Abbasi, DTSC's Voluntary Cleanup Coordinator, at (714) 484-5489. 10) In future CEQA documents, please provide your e-mail address, so DTSC can send you comments both electronically and by mail If you have any questions regarding this letter, please contact Mr. Rafiq Ahmed, Project Manager, at rahmed@dtsc.ca.gov, or by phone at(714) 484-5491. Sincerely, Greg Holmes Unit Chief Brownfields and Environmental Restoration Program- Cypress Office cc: Governor's Office of Planning and Research State Clearinghouse P.O. Box 3044 Sacramento, California 95812-3044 state.clearinghouse@opr.ca.gov CEQA Tracking Center Department of Toxic Substances Control Office of Environmental Planning and Analysis 1001 1 Street, 22nd Floor, M.S. 22-2 Sacramento, California 95814 nritter@dtsc.ca.gov CEQA#2763 A►- ii-,,6.,HMENT N0- 12. 11 4-219 INTENTIONALLY LEFT BLANK 4-220 i February 2,2010 Jane James Senior Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach,California 92648 RE: The Ward Garfield Specific Plan Project Dear Ms.James, The residents of Aragon Circle have reviewed the proposed plans for an RV Storage Facility and are unified in our determination to protect our property values,privacy&quality of life. Our community is comprised of long time residents,many of whom have greatly invested in their homes by remodeling, adding square footage and/or installing pools. As I'm sure you know,our property values will be. adversely affected by this proposal,specifically by the noise, increased traffic,night time lighting,the potential for increased crime, restricted views,proposed fencing and the view of high profile RVs and boats from our properties- The profit of one man or company,and the storage of other peoples' luxury items should not be allowed to have an adverse effect on our quality of life and the property values of our homes. In an effort to safeguard our biggest personal investment,we,the residents of Aragon Circle,are insisting that the zoning restrictions remain the same for the areas of the project that are adjacent to the properties of Aragon Circle and extend to the Santa Ana River channel. We look forward to working with you in resolving this manner. The residents of Aragon Circle, ap Timothy&Deborah Henigman Timothy&Christine Karpinski 19502 Aragon Cr. 19501 Aragon Cr. 17 year residents 19 year residents 61 Jff V,, Timothy&Tamme Gallinger Gloria Neat 19512 Aragon Cr. 19521 Aragon Cr. 21 year residents 7 year resident ATTACHMENT 1 of2 4-221 Mike&Amanda Garner Randy& Woerner 19522 Aragon Cr. 19531 Aragon Cr. 12 year re 29 year residen James&Carolyn Poppen C ar es& ichelle King 19542 Aragon Cr. 19531 Aragon Cr. 34 year residents 17 yea residents Dora Jimenez Ken&Sharon Hiidreth 19552 Aragon Cr. 19541 Aragon Cr- 36 year re ident � 46 year residents Roger&Theresa Yates Ed&Dana Syer 19562 Aragon Cr_ 19592 Aragon Cr. 40 year residents 10 year residents r ATTACHMENT NO. t3? 2 of2 4-222 f d - O ' January 31, 2010 To:The City of Huntington Beach RE: Proposed RV Storage Facility at Yorktown and Ward My name is.toe Sire and I am a real estate broker who works for First Team Real Estate in Huntington Beach. I have worked in the area here for the past forty years or so selling homes. In particular I sell a lot of Glen Mar Homes which is where Aragon Circle is located, at the southwest corner of Yorktown and Ward.The homes on the east side of Aragon Circle back to Ward Street. The purpose of this letter is to state that, in my opinion,to extend the proposed RV Storage facility south of Yorktown immediately-east of Ward,would diminish the value of the homes on Aragon; particularly those homes on the east side of Aragon that back to Ward Street.The reason for this is because it would obstruct a currently serene,natural and peaceful view, from the back of those homes, into a view that would have an industrial look to it. All the homeowners would see is RV's. And then of course there would be the security concerns that come with having a RV storage facility immediately behind your home. If you could terminate the storage facility at Yorktown, I'm sure it would be greatly appreciated by the homeowners on Aragon Street,both from an aesthetic point of view as well as from a financial point of view. Sincerely, NI Joe Sire Associate Broker DRE 9 00387585 First Team Real Estate 20100 Brookhurst Street Huntington Beach, CA 92648 Email:joeroe@sireteam.com Phone-- 714-963-7080 20100 Brookhurst Street• Huntington Beach,California 9 AC t1V ENNT NO. wfc ���--'- (714)964-3311 • Fax(714)968-1211 ^wwrstteatn.c 4-223 INTENTIONALLY LEFTS LANK 4-224 ATTACHMENT #8 INTENTIONALLY LEFT BLANK 4-226 . Page I of I James, Jane From: B. McClanahan[bmcclanahan@verizon_neti Sent: Monday, February 08, 2010 8:05 PM To: James,Jane Cc: anaheimrvstorage0l @yahoo_com;The McClanahans; Charlie McClanahan Subject:RV Storage at Garfield and Ward Streets Ms James By way of background, I have been a resident of Huntington Beach for almost 31 years. In all of those years we have an RV of one sort or another. Our first trailer was stored in the storage area which was located adjacent to the sanitation plant, down the street from our home at Garfield and Ward. Sadly we were forced to find another location when the sanitation plant expanded. Since then, we've moved around Orange County, storing our 30 foot fifth wheel in various locations until we arrived at Anaheim RV Storage. We were delighted to learn of their plan to open a satellite facility at Garfield and Ward and I was quite surprised to hear of the opposition posed by my neighbors. The Anaheim facility is the cleanest, most well maintained facility that we have ever rented. It is fully fenced, has 24 hour security, there are no broken down or trashy vehicles, no people doing extensive maintenance on their rigs, and absolutely no one living in them. They have hours of operation so that the neighbors will not be disturbed by RV traffic at unseemly hours. Overall, it seems like a "win-win" situation for the city and residents of Huntington Beach. The storage lot is in a location that can not have building because of it proximity to the power lines; there is no view that will be impacted as it backs up to the Santa Ana river bed. The RV owning residents of Huntington Beach have a clean, safe, paved location to store their RVs, which can be their second largest investment after their home. Please look at the Anaheim location before you make your final determination. Respectfully yours Charlotte S. McClanahan 2/9l2010 LATE COMMUNICATION #13-2 PC MTG 2-9-2010 4-227 Page 1 of 1 James, Jane From: THE McCLANAHANS flustintime2003@sbcglobal.net] Sent: Monday, February 08, 2010 9:53 PM To: James, Jane Subject: RV Storage Ward/Garfield Dear Ms. James, You have already received an email from my mother, Charlotte McClanahan. In her letter to you,she gave you several reasons why the RV storage lot should be considered at Ward X Garfield,in Huntington Beach. I don't think I could have said it any better than what she said, so I will try not to repeat everything she said. I, like my parents own a recreational vehicle. I have grown up in and around RV's on many as summer vacations and weekend outings. As a person who believes in family,I have started the tradition with my family. I currently own my second RV and I to, consider it an investment. As far as the management company is concerned,I would highly recommend them for the spot at Ward X Garfield.I have seen several storage facilities for RV's. I currently store my RV at the Anaheim facility. I chose to store it there for the simple fact that I believe that my investment is safe there. They have 24 hour surveillance,a security guard, and the facility is not open to the public. The facility is one of the cleanest facilities and it is well maintained. I work in Riverside County and as you probably know,the economy and the cost of land is much less than that of Orange County. I could very easily store my RV in.a lot in Riverside County for as much as 50% less. I chose not to because of the cleanliness of the facility and the professionalism of the company. I hope that you would consider allowing the staff of the Anaheim RV Storage facility the opportunity to open a storage facility in Huntington Beach. I believe it would be beneficial to the citizens of Huntington Beach and the surrounding cities. Sincerely, Michael McClanahan 4-2 2 8 2/9120 1 0 MICHAEL C. ADAMS f— .:- - ASSOCIATES s FrB B B Nio February 9, 2010 Huntington Beach Planning Commission Chair Blair Farley 2000 Main Street. Huntington Beach, CA 92648 Subject- Huntington Beach RV Storage Facility (Ward/Garfield) Dear Chair Farley and Commissioners: As part of the proposed Huntington Beach RV Storage facility project, staff is recommending dedication and street improvements to Ward Street south of Garfield Avenue. A requirement for a 13 ft. right of way dedication for public street and public utility purposes is recommended by staff. This dedication would result in a 73 ft. right of way- Currently, Ward Street has a 60 ft. right of way adjacent to the Southern California Edison (SCE) property, and an 80 ft. right of way along the existing Mariner's Pointe Mobilehome Park. Initially, a site walk by Southern California Edison (SCE) transmission staff indicated that a 13 ft. dedication was acceptable at the Garfield/Ward intersection. However, after a meeting at the site last Wednesday which involved city staff, the architect, engineer; operator, and SCE real estate, transmission and operations staff, it was determined by SCE staff that the additional 13 ft. dedication would not be supported in the area north of the SCE Ellis Substation driveway which is approximately 500 ft. north of the RV Storage site. SCE will support and construct proposed modified improvements along the entire segment of Ward Street to Garfield Avenue. SCE staff pointed out that the staff-recommended curb line and sidewalk would bring the travel lanes too close to the base of the large towers and that servicing the towers would be difficult or impossible without impacting travel lanes. They indicated that the proximity of the towers to the new travel lanes would increase their exposure from auto accidents especially at the intersection of Ward and Garfield_ The position of SCE is to grant the necessary easements for street purposes which include the full 80 ft. right of way in front of the RV Storage Facility, maintaining the 60 ft. right of way north of the substation driveway, with a logical transition between them. The attached exhibits depict this proposed transition. P_O_Box 382 Huntington Beach,CA 92648 Phone 714.374.5678 Fax 714-374.221 1 4-229 Planning Commission February 9,2010 Page 2 We request the Planning Commission consider approving a modified street section to allow the project to proceed. The following condition could be included in your action: Condition 1.d. The applicant shall design and construct a modified street section for Ward Street, which transitions from 60' of R.O.W. on the north (intersection with Garfield Ave.)to 80' of R.O.W. on the south. The modified street design shall include 60' of R.O.W. between Garfield Avenue and the entrance to the Ellis Substation, transitioning from the 60' R.O.W. on the south side of the substation driveway to an 80' R.O_W. at the north edge of the RV Storage frontage to match with the existing Ward Street improvements. The transition shall allow for the design of a left turn pockets into the RV Storage facility, Ellis Substation, Tana Drive and onto westbound Garfield Avenue, as well as northbound merging conditions as determined by the Director of Public Works. The additional public R.O.W. to accommodate this modified design can be accomplished with an easement or deed restriction, which would eliminate the need to create a subdivision map. We thank you for your consideration and support. 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AT PA-1 FRONTAGE design group WARD GARFIELD SPECIFIC PLAN#16 Alp"' 2 HUNTINGTON BEACH RV YARD 19118 WARD ST•HUNTINGTON BEACH,CA 92646 4-233 ATTACHMENT #8 Ward Garfield Specific Plan Aragon Cr. Residents' Report 2010 MAR -3 AM 11: 42 TO: The City Council of Huntington Beach H U N 1-11'' FROM: The Residents of Aragon Cr. DATE: March 2,2010 On February 9,2010 the Planning Commission voted to approve Negative Declaration 09-006,General Plan Amendment 09-002,Zoning Map Amendment 09-002,Zoning Text Amendment 09-007 and Conditional Use Permit 09-024. With the subsequent appeal by Mayor pro tern Hardy on February 19 this proposal is scheduled to be heard by the City Council on March 15,2010. The following document was prepared by the residents of Aragon Circle to help the City Council of Huntington Beach come to the conclusion that the financial gain of one person and a very large corporation,come at an unacceptable cost to long term residents of the City of Huntington Beach. This document contains an executive summary which gives a brief synopsis,followed by detailed explanations of the points,and finally supporting documents. EXECUTIVE SUNIMARY: Objective LU 9.2 of the General Plan states, "Provide for the preservation of existing residential neighborhoods." The definition of the word Preserve is, "To keep or save from harm or destruction;to save;to keep in the same state;to uphold,sustain,protect;to save from deteriorating'. The facts put forth in this document will clearly prove that the proposed RV storage facility specified in the Ward Garfield Specific Plan is in direct violation of Objective LU 9.2 and all that it implies. FIRE Although the threat of fire was not mentioned in the Planning Staff report,the potential for fire that could spread across hundreds of recreational vehicles and the surrounding residential area is very real.The following are some substantiating facts. • The LA County Fire Dept.prohibits RVs from being stored under high voltage transmission lines. • The Huntington Beach Fire Dept.'s document dated 9-10-2009 and titled Project Implementation Code Requirements failed to recognize the fire safety issues to surrounding residents. • An RV can burn completely in 5 minutes and produce flames 60 feet high. PROPERTY VALUES Our homes are our largest investments. It is quite disturbing to think that the profit of one individual,or corporation, would come at the cost of tens of thousands of dollars to each of the residents of the surrounding neighborhood, with very little benefit to the Aragon Cr. Residents' Report Page 1 3/3/2010 community as a whole.Almost all of the topics mentioned in the document will affect property values.The following are a few specific points • Four specific objectives in the City's General Plan support the preservation of our property values. • Independent appraisal performed—Projecting a net loss of 14%. • Real possibility of owing more than our properly is worth- PRECEDENTS The following points represent precedents that have been set for not allowing a recreational vehicle storage area in a residential area,and specifically where power transmission lines are involved. • Nearly Identical project heard by the City of Orange's Planning Commission was denied_ • No RV Storage Facilities built under power lines when directly adjacent to multiple single family homes. • Many of the planning commissions questions dealt with the environmental impact of the applicant's other RV storage facility,Anaheim RV Storage.The applicant blatantly misrepresented the property to the planning commission. NONCONFORMANCE WITH GENERAL PLAN&CITY ORDINANCES The following is list of areas where the proposal is not in conformance with city codes that were established to protect the citizens in residential neighborhoods. ® LU 10.1.5& 10.1.6 would apply if this project were to be done in one of its intended districts(CG).Respectively they,"_prevent.prevent adverse impacts on adjacent residential neighborhoods."and "...adequately protect the residential use from the excessive or incompatible impacts of noise,light,vehicular traffic,visual character,and operational hazards_" • LU 15.1 seeks to ensure projects of this nature achieve a consistent character,are compatible with their surrounding environment,and benefit the City. • Huntington Beach Zoning and Subdivision Ordinance requires a 660' set back between vehicle storage yards in an IG district and a residential district. CRIME Aragon Circle is a very quite,close-knit neighborhood,where crime is not an issue. With the introduction of an RV storage facility,this will change. • RV's and the valuables kept inside attract crime. • 18 calls for service to Anaheim RV Storage since Jan.2006 • One employee from 8:00 to 5:00 and intermittent security checks are inadequate to monitor 13 +acres. • Reduction of night time light levels to prevent spilling onto homes conflicts with the need for lighting to ensure our safety_ Aragon Cr.Residents' Report Page 2 3/3/2010 ENVIRONMENTAL ISSUES Many environmental issues will be introduced that currently don't exist in our community with the addition of hundreds of recreational vehicles in our back yards. Here is a list of the more prominent ones • Vacancies increase likelihood of`Heat Island' issues brought forth by the City's Environmental Board. • Replacing a nursery with Motor Vehicles,especially those with diesel engines, increase airborne toxins. • Our neighborhood's high water table will impact drainage off 9 acres of new asphalt concrete. • Environmental Assessment 09-006 seriously underestimates the increase in ambient noise levels. • No objective Photometric Light study was done at a similar facility. • Loss of coyote habitat and food sources. ECONOMIC FACTORS In addition to property depreciation,there are other economic factors that negate the need for the proposed recreational storage facility. • Creates a Net Job Loss -24 people will lose their jobs. • Generates Inconsequential Tax Revenue. • No Need—514 vacant RV Storage spaces within a 10 mile radius. TRAFFIC The traffic in and around our neighborhood is already impacted due to the presence of the Pegasus School. The additional traffic added by the RV storage facility will only make this worse. • The data used was provided by the applicant and taken at face value—No independent traffic study was performed. • No study done on traffic intrusion into adjacent residential neighborhoods as recommended by LU 12. • Recent changes to Ward/Yorktown intersection make it difficult for RVs to stay in one lane. The residents of Aragon Circle are unified in our determination to protect our safety, property values,health& quality of life. Our city's General Plan and zoning requirements,precedents set in neighboring cities as well as LA County, and the potential negative impact to our community, are the basis for our arguments against allowing an RV Storage Facility to be built under high voltage transmission lines in a residential area. Aragon Cr. Residents' Report Page 3 3/3/2010 RECOMAWNIDATION: Deny Negative Declaration No. 09-006 and all associated Amendments and Conditional Use Permits. The residents of Aragon Circle, OIV_ Timothy&Deborah enigman Timothy Christine arpinski 19502 Aragon Cr. 19501 Aragon Cr. 18 ear reside 19 year residents G� Timot y kTamme Gallinger Gloria Neal 19512 Aragon Cr. 19521 Aragon Cr. 21 ear residents 7 year resident i Mike&Amanda Gamer -tin Randy&`Mary Woemer 19522 Aragon Cr. 19531 Aragon Cr. 12 year residents 29 year residents James&Carolyn Poppen Ahares Able King 19542 Aragon Cr. 19531 Aragon Cr. 34 year residents 17 year residents Dora J' nez en&Sharon Hildreth 19552 Aragon Cr. 19541 Aragon Cr. 3r j esi ntj, 7/az 46 year residents Roger&TheresaXAtes Ed&bana Syer 19562 Aragon Cr. 19592 Aragon Cr. 40 year residents 10 year residents Aragon Cr. Residents' Report Page 4 3/2/2010 Fire The proposed RV storage facility introduces significant fire dangers to the surrounding residents and property.An RV,once ignited,is extremely flammable and the flames spread quickly. It is not uncommon for an RV to burn to the ground in less than 10 minutes,before the Fire Department can arrive. In addition,propane tanks often explode increasing the size of the fire.Flames from an engulfed RV can reach 50-60 feet in the air. Because of the fire danger,the Los Angeles County Fire Department has prohibited recreational vehicle storage underneath power lines(V7-C1-S27,Requirements for Building Construction and Land Use Within or Adjacent to High Voltage Transmission Lines).With this precedent being set,the risk of fire under transmission lines must be taken seriously. According to Road Trip America,an RV can catch fire whether it is moving or parked. Some common causes of RV fires include leaking fuel lines and connections,shorts in the 12-volt electrical system,refrigerator fires,and pinhole fuel-line leaks in diesel- pusher engine compartments.Road Trip America also says that 75%of RV fires have their source in the 12-volt system,and they usually smolder long before they burst into flames. This would be indicative of a stored RV. With the proposed setback of only five(5)feet,it is not unreasonable to assume that an adjacent mobile home or residence would also catch fire,putting the lives of surrounding residents in jeopardy. This risk must be taken into consideration. At a similar proposal in the City Of Orange the plan called for a setback of 20 feet.Even though the buffer was 4 times that of the Ward Garfield plan,the proposal was denied. In the Staff Report,the fire department failed to recognize the fire safety issues to surrounding residents. The report only addresses fire apparatus access,fire hydrants and water systems,and the fire protection system for the applicant's office building. In an LA Times article,dated 11/18/2007,LA County Fire Department Deputy Fire Chief Scott L.Poster is quoted as saying"Several California firefighters have been killed or injured while battling fires or training under high-voltage wires. Poster said he once watched a firefighter receive a severe shock when water from his hose hit a transmission line." In addition to the above, arson and the storage of flammable liquids(Gas/Propane)will increase the fire risk to residents. Supporting Documentation Attachment# V7-C1-S27,Requirements for Building Construction and Land Use Within or 1 Adjacent to High Voltage Transmission Lines Road Trip America 2 Aragon Cr. Residents' Report Page 5 3/3/2010 City of Orange Planning Commission Available at: Meeting Minutesl2-17-07 The City of Orange's website City of Orange Planning Commission Available at: Meeting Minutes 3-3-08 The City of Orange's website LA Times Article Available at http://articles.latimes.com/2007/nov/18/local/ me-edisonl8 Property Values Property values are affected by many of the issues put forth in this document. These include increased crime, the threat of fire, environmental factors such as noise, lights, heat from asphalt, fumes from diesel and gasoline engines, as well as the visual impact of hundred of RV's directly behind the houses. The loss of property value by the proposed RV Storage Area is real and quantifiable.Not only will there be an adverse effect on the personal finances of those directly adjacent to the storage area,but there will be a ripple effect throughout the entire neighborhood. Quantifying Property Loss In order to quantify the property value loss should the facility be permitted, an independent appraisal was performed on the property located at 19522 Aragon Circle, with the assumption that an RV Storage area would be directly adjacent to the property. The appraiser states"THE OPINION OF THE LOSS OF VALUE BECAUSE OF THE CHANGE OF THE LEASE BEHIND THE SUBJECT PROPERTY IS sioo,000". The property would have appraised at $710,000.00 without the RV Storage Area. With the Storage Area the appraisal would be$610,000.00,a loss of roughly 14%. Supporting Documentation Attachment# Ap raisal 19522 Aragon Dated Feb.25,2010 3 Individual Financial health Because of the already sagging real estate market, any additional devaluation of property can have a catastrophic effect on financial health of the homeowners of Aragon Circle. There is a high probability that some of the properties will become "Upside Down" in value, possibly causing short-sales or bank repossession. Cascading Effect of Property Value Loss The decrease in property values of Aragon Circle will impact more than just its' residents. Re-appraisals, short-sales and back repossessions will decrease the values of homes in the surrounding neighborhoods as well due to the property value comparisons that are performed when a house is appraised for sale or refinance. Aragon Cr. Residents' Report Page 6 3/3/2010 Conclusion For the residents of Aragon Circle, our houses are our largest investments. Many of us have increased the property values through intensive remodeling, adding pools and building room additions. Because of the pride and investments in our neighborhood, and the adverse effect an adjacent RV Storage Facility would have on the home values, we are absolutely opposed to the proposed RV Storage facility. If there is a doubt as to whether or not the claims in this section are true, one just needs ask them self if they would purchase a house next to an RV Storage Facility without there being a deep discount in the price of the property. Precedents City of®range On March P 2008,the city of Orange Planning Commission voted against a proposal for an RV Storage area under power transmission lines located at 1582 N. Tustin.The project had almost the exact same characteristics as the proposed Ward/Garfield RV storage facility. The surrounding area is zoned for low density residential. Even though there was a proposed 20 foot buffer between the single family residences and the closest an RV would be parked next to a neighboring property was 48 feet (as opposed to 5 feet proposed for this project), and the spaces had been reduced from 522 to 382 to try and mitigate the effect on the surrounding residential area, the planning commission voted against allowing the project to move forward. Some of the reasons stated for voting against the proposal were: • "The project was not compliant with land use in that neighborhood" • "In pulling back lighting,there would be unintended criminal consequences" • "the residents had a 5' wall that would separate them from the proposed use. The hedge and the possibility of adding a fence to mitigate security was not enough. He (Commissioner Bonina) felt it was not reasonable and could not support the project". • "the Los Angeles County Fire Department felt there was sufficient hazard to restrict R.V, storage under power lines" • "the thing most concerning was visual mitigation, with respect to screening for the residents and the security measures" • Chairman Imboden stated he was concerned with the evening lighting that would be reflected back up into the sky, and the light pollution,or ambient light level. It was a legitimate concern. It was not a regular parking lot as there were large vehicles with flat,light colored roofs. Supporting Sppporting Documentation Available at City of Orange Planning Commission The City of Orange's website Meeting Minutes12-17-07 City of Orange Planning Commission The City of Orange's website Meeting Minutes 3-3-08 Aragon Cr. Residents' Report Page 7 3/3/2010 RV Storage Facilities Next to Single Family Homes As a rule, RV storage facilities are not allowed to abut low density residential properties within Orange County. In fact we were only able to find 2 out of 24 that were next to low density residential properties. One of facilities is Baker Security Storage, which is in a commercially zoned area where the adjacent houses were built after the RV Storage Facility and no power lines exist at the site. Thus the owners of the houses knew they were buying next to a storage facility,and assuredly bought their houses at a discount. The other is the only RV storage facility in Orange County, located under power transmission lines, that has a single family residence.directly adjacent to it. And in that case,the zoning allows for only one(1)single family residence to abut the lot; the rest of the adjacent properties either being vacant,high density apartments,or commercial areas. In the apartment building having adjacent units, there are only 5 apartment units overlooking the facility_The other apartments are located at least 50 feet from the 10 foot block wall around the Storage Area.This facility is Anaheim RV storage which is owned by Doc Rivers. Misrepresentation of Applicants Existing Property to the Planning Commission Many of the questions the Planning Commission asked were related to the precedent set by the environmental impact of the Anaheim RV Storage on the surrounding residents. Doc Rivers verbally painted a picture of a quiet residential area that is very similar to ours.This could not be further from the truth. Approximately 15 minutes after the Public Hearing Portion of the Meeting ended Commissioner Mantim asked the following question of Mr_ Rivers "In Anaheim you said you're surrounded you're facility is surrounded by single family homes and apartment buildings, what has your experience been with the residents in terms of lighting and noise, uh were they uh, like this situation with two story homes where they can see over into the RV parr and what has your feedback been. " Mr. Rivers replied "In the four years we haven't had um, we've had maybe a few complaints over time, but we are surrounded completely by residential single family homes at the back of our property and on both sides we have two story apartments and so we haven't had, we've had very few complaints and those were typically in the original beginning year and since then we've addressed any concerns of tenants or residents." On Monday, February 15, 2010 a visitation was done to the Anaheim RV Storage on Lincoln Ave. We found the following: • This facility is divided in half by Lincoln Ave. • The portion south of Lincoln is bordered on the east by an unimproved dirt lot,on the west by Eden Nursery,and to the south by a flood control channel. • The portion north of Lincoln is bordered on the east by a strip mall, a.two story apartment complex of which only 5 units overlook the RV Storage Facility, a carport,and one single family,single story home. Aragon Cr. Residents' Report Page 8 3/3/2010 • To the west of this portion of the facility is a car wash and two apartment complexes. One apartment complex has 50 feet between the RV facility's ten foot block wall and the apartments themselves. The,other has a 70 foot buffer. The carports of these apartment buildings are immediately adjacent to the wall. Supporting Documentation Attachment# Google Maps Annotated Images 1-3 4 NONCONFORMANCE WITH GENERAL PLAN& CITY ORDINANCES The following are areas where the specific plan deviates from Huntington Beach Municipal Codes. From The General Plan Objective for Specific Plans Objective LU 15.1 -"Ensure that large scale, mixed-use, and multi-phased development projects and significant land use and activity districts achieve a consistent character, are compatible with their surrounding environment,and benefit the City. Deviation: A RV Storage Area is definitely not in character with a Residential environment that currently has a rural feel to it because of the surrounding nursery, bicycle and Equestrian trail. Deviation: 557 Recreational Vehicles stored 5 feet from a residence is not compatible with a Residential Zone. Deviation: What true benefit is this to the city? Aside from what has been termed as inconsequential tax revenue, there really is none. This document shows that there is an abundance of RV storage within a few miles of the proposed site. The people who benefit are the Edison Company,whose business is power generation,and a man who is not even a resident of Huntington Beach,all to the detriment of long time residents. Objectives for Design and Development in Commercial Districts Although the following two Land Use Objectives are for Design and Development in Commercial Districts, they apply in this case, because after all, the proposal is to put a commercial site in a residential zone. Objective LU 10.1.5-"Require that buildings,parking,and vehicular access be sited and designed to prevent adverse impacts on adjacent residential neighborhoods." Deviation: This paper documents the adverse effects the proposed RV Storage facility will have on the adjacent residential neighborhood Objective LU 10.1.6 - "Require that commercial projects abutting residential properties Aragon Cr. Residents' Report Page 9 3/3/2010 adequately protect the residential use from the excessive or incompatible impacts of noise,light,vehicular traffic,visual character,and operational hazards." Deviation—As stated in the other sections of this document there are excessive impacts of noise from diesel and gasoline engines, light from the security lighting, vehicular traffic from the additional RV's in the neighborhood, impact on visual character from the adjacent sea of recreational vehicles,operational hazards from fires,fumes,and heat. From the Zoning and Subdivision Ordinance Title 21,Chapter 212.04—"Automobile dismantling,storage and/or impound yards may be permitted subject to the approval of a conditional use permit by the Planning Commission and the following criteria: (a) The site shall not be located within 660 feet of an Residential)district (b) ... (c) Storage yards shall be enclosed by a solid 6-inch concrete block or masonry wall not less than 6 feet in height and set back a minimum 10 feet from abutting streets with the entire setback area permanently landscaped and maintained. (d) ..." Deviation: (a) The proposed storage facility is adjacent to a residential district, not 660 feet away. Deviation: (b) The proposal uses the existing block wall. It is made of 4 inch concrete blocks and is only 5 feet high. Crime The residents of Aragon Circle have a very quiet and relatively crime free neighborhood. The calls for service from the Huntington Beach Police Department during the last 4 years are listed on attachment 6. Aragon Circle There have been 18 calls for service on Aragon Circle since 01/01/2006. Two patrol checks where the officer drove down our street as part of his beat. Two 911 W which are 911 hang-ups from a cell phone that bounced off a tower close to our street and two 911 H from land-lines on our street. There were 2 Agency Assist which are HBPD helping another department (gas, water or another police department)with a call, 2 Public Assist where HBPD sent an officer out at the residents request. Two suspicious circumstances, one medical aid and a couple of reports that were taken- one for malicious mischief and one for identity theft. Aragon Cr. Residents' Report Page 10 3/3/2010 The biggest event we have had was a little over a year ago when Anaheim Police were in pursuit of a vehicle that terminated in our cul-de-sac. This pursuit went thru Anaheim, Garden Grove,Fountain Valley and ended in Huntington Beach. Anaheim RV Storage The calls for service from the Anaheim Police Department for 2719 W. Lincoln (the current RV Storage Lot)were also obtained. These calls for service were very different; at least 6 were criminal in nature. There were 2 stolen vehicles recovered, 2 calls for a sex offense in process, 6 calls for some type of a disturbance, 3 suspicious subjects and trespassing to name just a few. Supporting Documentation Attachment# Anaheim Police Department Report dated 2-17-2010 5 Calls for Service Spreadsheet—Aragon Cr 6 Valuable Items Currently we have the production site for Village Nursery behind our house. There are not high value items being stored back there. Recreational vehicles, fifth wheelers and toy haulers are very easy to break into and usually don't have any kind of an alarm system. Anything valuable kept inside one of these would be an easy target. .Lighting "Dark Sky"Technology that is currently being used at the Anaheim RV Storage Lot does not prevent light spillage or ambient light. In addition,the light that is directed into the lot bounces off the RVs that are parked inside. Supporting Documentation Attachment# Photos of Anaheim RV taken 3-1-10 7 "The Developmental Standards of SP 16 also require all on-site lighting to be dimmed to minimal security levels from 10:00 PM to 7:00 AM." There is a potential security conflict with this requirement. If the lighting is dimmed it makes it easier for concealment of any trespassing or burglaries. If the lighting is bright enough to deter crimes, then the light will also be bright enough to have a negative impact on the residents. ENVIRONMENTAL ISSUES HEAT ISLAND Page 10 of the Staff Report referenced Environmental Board Comments. Listed under Vegetation and"Heat Island"Issues, the report addressed the change to the property from greenhouse structures to asphalt concrete(AC)paving,noting that"the paved area will be occupied by large vehicles,usually light in color", implying that there is no"Heat Island" issue. A closer look at the amount of area covered by RVs versus the total area of the Recreational Vehicle Storage Facility reveals that only 25.5%(3.59 Acres)of the site is Aragon Cr. Residents' Report Page 11 3/3/2010 dedicated to RV parking spaces assuming 100%occupancy based on the size of the parking space. Basing the area on the size of the RV would make the percentage even smaller. With 8.8%listed as landscaping;that leaves the remaining 64.6%(8.74 Acres) asphalt concrete paving with the exception of those areas surrounding the electrical towers and utility poles. Calculations: Total Parking Spaces Width Length No_Of Spaces Area(Sq Ft) 10 20 145 29,000 1.0 25 135 33,750 11 28 29 8,932 11 30 97 32,010 11 35 84 32,340 11 40 34 14,960 11 22 23 5,566 Total Parking Area 156,558 (156,558 Sq Ft)/(43,560 Sq Ft/Acre)=3.59 Acres(total area of RV Parking Spaces) (3.59 Acres)/(13.52 Acres)=26.5 %dedicated to RV parking spaces Total area of the RV Storage Facility site is listed as 13.52 acres with approximately 8.8%of the site landscaped. (13.52 acres)(0.088)= 1.19 Acres of Landscaping Remaining uncovered area equals 13.52—(3.59+ 1.19)=8.74 acres that are not covered by RVs (8.74 Acres)/(13.52 Acres)=0.646 or 64.6%of the RV Storage Facility area is not occupied and exposed to direct sunlight and subject to the"Heat Island"issue. A search of asphalt temperatures versus the ambient air temperature stated,"the surface temperature of roads in direct sunshine can often reach 15°C(59'F)higher than the ambient air temperature. Summary: 8.8%of total area covered by landscaping 26.5%of total area covered by RVs assuming 100%occupancy 64.6%of the total area is covered by asphalt concrete paving with the exception of areas surrounding the electrical towers and utility poles With 514 vacant RV Storage spaces within a 10 mile radius,it is probable that the percentage of uncovered asphalt will be substantially greater. Dr.Bob Smith,PhD from the City of Huntington Beach Environmental Board,states in his letter to Jane James, dated January 22,2010;"._.there is little provision made for vegetation to be utilized at the site to mitigate this effect(Heat Island). The board recommends further study of the potential impact of the proposed project with regards to expected light and heat absorption,and how such absorption will impact the immediate area,especially the Aragon Cr. Residents' Report Page 12 3/3/2010 mobile home park immediately adjacent to the proposed facility." To our knowledge,no such study was ever performed. Additionally,if the project were allowed to be completed and the business were to fail,we would be left with a costly clean up effort. FUMES ES Studies done by the American Heart Association,The California Air Resources Board, UCI,and other agencies, have shown that Vehicle Exhaust emissions are toxic and diesel exhaust(particulate matter)is particularly toxic. Exhaust emissions cause heart attacks,stroke, congestive heart failure,cardiac arrhythmias,cancer,and can exacerbate asthma and COPD. Children and the elderly are particularly at risk.The City Council needs to take into consideration that most of the Tenants of Mariners Point fall into this category. The project proposal states the emissions are projected to be at a safe level. There is no mention if the number of diesel powered vehicles allowed to be stored there will be restricted,or if storage will be restricted to newer,less polluting vehicles. Without analysis of the types of emissions that will be generated,it's difficult to project the amount of pollutants. The whole concept of a"safe"level of a"toxic"substance is an oxymoron. Currently we have air cleaning plants behind our homes,andvehicles driving behind our houses will result in elevated levels of pollutants. The data in the proposal did not address the increase in the amount of pollution in our neighborhood from the Pegasus school traffic. Pegasus is a large(nearly 600 student) private school in the center of our neighborhood. It was built on a site designed to house an elementary school only. The majority of the traffic flow from the students who are driven in and out of our neighborhood,goes behind our street,via Independence,to exit onto Yorktown.The project proposal does not indicate any measurements of the current amount of pollution from Pegasus traffic,how then can it be deemed that the additional pollution from the storage facility won't exceed acceptable standards? Further studies need to be done. Currently we have effectively no emissions pollution coming from the nursery,any vehicle emissions that would be generated from the storage facility would be a new source of toxic gases and particulate matter wafting onto our neighborhood. Supporting Attachment# Documentation Localized Vehicle Available at Pollution Matters http://www.uctc.net/access/29/Access%2029%20- %2004%20%20Down%20to%ZOthe%20Meter. df Air Pollution,Heart Available at: Disease&Stroke h ://www.ameiicanheart.or resenter.'html?identifier=4419 Health Effects of Diesel Available at: Aragon Cr. Residents' Report Page 13 3/3/2010 Exhaust Particulate http://www.dieselnet.com/news/2002/09epa.php Matter Harmful Effects of Available at: Vehicle Exhaust http://Www.ehhi.org/diesel/exhaust effects 06.shtml Negative Effects of Available at: Idling http://www.greencalgary.org/take-action/campaigns/idle-free- campaign/learn-more-about-idling/health-effects-of-idling/ FLOODING As long time residents of Aragon Circle,some of us for more than 30 years,there are some observations that we have made over this period of time relative to ground water and water filtration. In the summer months it is difficult to water enough to keep the ground moist. However,in the winter months,particularly during periods of normal and high rainfall,our soil is saturated and the ground water level is within a few feet or less of the surface in our yard. This is supported by the City if Huntington Beach Downtown Specific Plan Update,Draft Environmental Impact Report,Para 2c.page 4-69 and Exhibit 4.2-2—Near Surface Water page 4-70. We believe that there is a correlation between the amount of water in the river and the water table in our neighborhood. The Santa Ana River Channel was improved approximately 10 years ago to minimize the probability of flooding along the lower river. The channel was widened and concrete walls and bottom were added. However,just behind the homes on Aragon Circle the bottom of the river was left in its natural state, which is a lite sandy soil. It is this type of soil that allows water to percolate down easily when the water table is low,but when rain along with water in the river exist,the sandy soil allows the water to percolate down under the banks and leach for a wide area raising the water table in our yards. In fact when we along with our neighbors put in a block wall between our houses some years ago,the footing had to be modified to make it shallower and wider per Huntington Beach City code. This was necessary because during the process of digging the footings for the block wall,the trench kept filling with water even though if was not raining during that time. Currently any standing water in the area behind Mariners Point Mobile Home Park and Aragon Circle drains to the south end of the Nursery across Arevalos Park and into the storm drain located at Carmania and Adams Ave. It is with the above in mind that we question the ability of an infiltration system to handle the water collected from the nine(9)acres in sub-area E3 that the applicant states will be drained to the east side of the property and allowed to percolate into the soil. Our premise is that ground water percolating from the river in addition to normal high ground water levels during the winter months will likely percolate into the infiltration system leaving limited capacity for runoff from the nine acres of asphalt minus those that will be landscaped during seasonal rains. Significant one day rain totals in Huntington Beach have been Jan 0, 1995 at 4.5 inches and on Feb 20, 1969 where almost 6.0 inches fell. Aragon Cr. Residents' Report Page 14 3/3/2010 In order to ensure that the proposed infiltration system would be capable of handling a 100 year storm event as referenced in Attachment NO.9.11 and No. 10.12 of the Staff Report,a perk test should be satisfactorily completed at a time when the river is flowing bank to bank and before the Council would consider approval of a RV Storage facility in this area. If what is addressed above proves to be truth,and the RV Storage facility is approved,the City and we as taxpayers may be held liable for any flooding that should occur and I do not believe that this risk is warranted. NOISE Draft Negative Declaration 09-006 states there will be less than significant impact to"the temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project." During Village Nurseries normal operating hours noise levels are negligible. After the nursery closes(currently at 4:30 PM)there is absolutely no noise generated behind our houses. My noise will be an increase. Large RVs and vehicles used to tow large trailers typically have diesel engines. Diesel engines are loud and usually require time at idle to warm up before being able to drive away. These large vehicles are also equipped with loud back up warning devices. Noise levels will absolutely increase above current levels. Since the facility's office is located more than 2,000 feet away,and is around a 90 degree comer from our properties,we,the home owners,will be the only ones hearing the noise,leaving it up to us to police the problem ourselves. LIGHT Page 28 of the Draft Negative Declaration claims the proposed project will not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Much importance has been given to the use of"Dark Sky"Technology and the fact that the applicant,Mr.Rivers is or was in the lighting business. Again,no independent photometric study was done at a facility currently using this technology. According to Mr.Rivers,Anaheim RV Storage currently uses this technology. We visited his site on the night of March 1,2010 and observed that light does indeed spill over property lines and create ambient light. In addition,the light that is directed into the lot bounces off the RVs that are parked inside. The applicant is proposing to mount these lights immediately behind our properties with trees between the lights and the RVs. Even when the trees are mature,the lighting will most definitely reflect off of the trees creating ambient light and adversely affecting "nighttime views". The residents most affected by this project currently enjoy the benefits of little or no light pollution bordering the east side of our property. When there is no moonlight, it is completely dark. Many of our homes that would border the facility have as many as 3 Aragon Cr.Residents' Report Page 15 3/3/2010 bedrooms that face east. Continual lighting of the night sky would adversely affect our quality of life. ECONOMIC FACTORS The Economic Marketing Strategy as defined by the City of Huntington Beach's General Plan, in the Land Use Element (LU 17) states, "Establish a strategy to attract the development and investment of key industries and commercial establishments that will contribute jobs and revenue to the C#y." Job Loss Village Nurseries currently employ 25 people in the portion of their business affected by this proposal. The proposed RV Storage Facility would employ 1 full time and 1 part time employee,a net loss of 24 jobs. City Revenue In an appointment with one of the city planners, we asked what benefit the city of Huntington Beach would gain from the rezoning of the property and the building of an RV Storage Facility. The answer given was that the tax gain would be inconsequential from the RV Storage revenue,but on the other hand, it would give people a place to park their RV's. 3 Need? On page 2 of the Staff Report dated February 9,2010, it states, "The project will provide needed storage for recreational vehicles...". Between February 201' and 26', we personally spoke with 17 existing RV Storage Facilities within a ten mile radius of the proposed RV Storage site. These 17 facilities currently have a combined total of 514 vacant RV Storage spaces. According to a number of representatives we spoke with, keeping an RV Storage facility in the black is a challenge. If 557 new spaces became available, one of two things will happen;the number of vacancies at existing RV Storage businesses would increase, decreasing their profits and potentially causing established businesses to fail and/or a significant number of spaces at the new facility will remain vacant(see related Heat Island issues in the preceding section). Supporting Documentation: I Attachment No. VACANCIES AT RV STORAGE FACILITIES WITHIN 10 8 MILES OF THE PROPOSED FACILITY TRAFFIC Our City's General Plan (LU 12) states "Require an analysis of traffic impacts and a program for the implementation of mitigation measures for new development and the adaptive re-use of existing structures, where it is determined to be appropriate. The studies should include an analysis of- Aragon Cr. Residents' Report Page 16 3/3/2010 a. Specific site characteristics (e.g., access and egress), level of service at peripheral intersections, traffic intrusion into adjacent residential neighborhoods.. The Staff Report states the proposed project will cause a`Less than Significant"increase in traffic. Once again, the source of the data was the applicant, no independent traffic analysis was performed. In addition,no planning department staff visited the operator's existing site to verify such data. According to a Traffic Engineering report from 2002 to 2009, there have been five (5) reported collisions at the Ward/Yorktown intersection. This is essentially a 90 degree intersection with a history of accidents. In two recent incidents,vehicles have gone thru the block wall resulting in the death of one person. This "curve" has since been re-designed resulting in a raised median. This change will introduce unintended consequences which will result in RV's unable to stay in their respective lane, causing a danger to cyclists in the bike lane. To our knowledge, no actual testing or computer aided testing was performed to simulate increased RV traffic thru this intersection,or the adjacent residential neighborhoods. Supporting Documentation: Attachment No. Collision Report Summary 9 Google Image Ward/Yorktown intersection before new raised 10 median Aragon Cr. Residents' Report Page 17 3/3/2010 ENT ATTACHMS Supporting Documentation Attachment# V7-CI-S27, Requirements for Building Construction and Land 1 Use Within or Adjacent to High Voltage Transmission Lines Road Trip America 2 Appraisal 19522 Aragon Dated Feb.25,2010 3 Google Maps Annotated Images 1-3 4 Anaheim Police Department Report dated 2-17-2010 5 Calls for Service Spreadsheet—Aragon Cr 6 Photos of Anaheim RV taken 3-1-10 7 Vacancies at RV Storage facilities Within 10 miles of the 8 proposed facility Collision Report Summary 9 Google Image Ward/Yorktown intersection before new raised 10 median Aragon Cr. Residents' Report Page 18 3/3/2010 1. INTRODUCTION A. Purpose: Structures underneath and adjacent to high voltage transmission lines present increased hazards to fire fighters and the general public. The purpose of this regulation is to establish consistent requirements for the construction of new permanent structures,existing structures and other secondary land uses within or adjacent to high voltage transmission line easements. B_ Scope: This regulation shall apply to existing and future proposed secondary land use within or adjacent to high voltage transmission line easements. Exception: One and two family residential dwellings adjacent to the high voltage transmission line utility easement are exempt from this regulation- C. Author. The Deputy Chief of the Prevention Services Bureau,through the Assistant Fire Chief(Fire Marshal)of the Fire Prevention Division,is responsible for the content,revision,and periodic review of this regulation. D. Authority: Section 503 of the Los Angeles County Fire Code empowers the Fire Code Official to set specifications for fire access,including overhead obstructions to fire access.Sedans 101.3,102.8,and 104.1 of the County of Los Angeles Fire Code establish the legal basis to create this regulation for the Fire Code Official to render interpretations of the Fire Code,and to enforce supplemental rules and regulations in order to carry out the scope and intent of the Fire Code which includes firefighter safety. 1. Health and Safety Code,State of California(H.S_C.) 2 2008 Los Angeles County Fire Code,Section 503 Chapter 5 3. 2008 Los Angeles County Fire Code,Appendix Chapter 1 Sections 101.3, 102.7,102.8,and 104.1 4. California Code of Regulations Title 8,Division 1,Chapter 4,Subchapter 5,Group 2,Article 37,Section 2946:Provisions for Preventing Accidents Due to Proximity to Overhead Lines E. Definitions: 1_ Adjacent to a High Voltage Transmission Line Easement: A one hundred foot wide area adjacent to and parallel with the drip line of the most outward high voltage transmission fine. Effective:January 1,2008 1 of 5 VT-CIS27 Revised:January 1,2008 Requirements for Building Construction and Land Use Supercedes July 26,2007 within or Adjacent to High Voltage Transmission Lines Aragon Cr. Residents' Report Attachment 1.1 3/2/2010 2. Combustible Materials:A liquid or solid substance that can ignite and can bum readily. & High Voltage Transmission Line:Electric power transmission line operating at or above 66 kilovolts. 4. New Permanent Structure: Any structure to be erected for more than 180 dayslyear. 5. Passenger vehicle is defined as a sedan type automobile,small utility truck,sport utility vehicle,van or mini-van with a gross vehicle weight of 10,000 pounds or less. 6. Recreational vehicle and its derived acronym,RV,refers to an enclosed piece of equipment dually used as both a vehicle,a temporary travel home,or a full time home_ 7. Secondary Land Use: Includes all land uses other than the transmission of power. It. RESPONSIBILITY A. All individuals,companies and organizations who propose to engage in the construction of permanent structures or development of other secondary land uses within or adjacent to high voltage transmission line easements are subject to the requirements of this regulation. B_ Fire Prevention Division personnel will review all proposed secondary land use plans and verify compliance with this regulation. C. Operations Bureau personnel shall be informed of the requirements of this regulation,and conduct annual life safety inspections of existing buildings constructed underneath High Voltage Transmission Lines. Ill. POLICY A. This Regulation outlines the procedures related to all new and/or existing permanent structures and other secondary land uses to be constructed within or adjacent to a high voltage transmission line easement. Effective:January 1,2008 _ 2 of 5 V7-Ct-S27 Revised:January 1,2008 Requirements for Building Construction and Land Use Supercedes:July 26,2007 within or Adjacentto High Voltage Transmission Lines Aragon Cr. Residents' Report Attachment 1.2 3/2/2010 IV. PROCEDURES A_ Code Application: 1. No new permanent structures shall be constructed within the utility easement underneath high voltage transmission lines. Exception:Restrooms and unoccupied telecommunication structures of non-combustible construction less than 15 feet In height. 2. New and existing structures under High Voltage Transmission Lines constructed prior to this regulation shall be: a. Grounded and bonded in accordance with CCR Title 24,Part 3, Article 250,ANSMEE 142-1991. Additionally,buildings shall be fully bonded from roof to foundations and connected to the premises grounding system. b. Provided with approved signage reading"CAUTION—HIGH VOLTAGE LINES OVERHEAD",at all entrances. c. In compliance with all vegetation management requirements of the Fire Code. d. Subject to additional fire department requirements. 3. Any structure which is proposed to be constructed adjacent to High Voltage Transmission Lines(within 100 feet of drip line)shall be subject to additional review with regard to Fire Department Operational Procedures. Exception:One and two family residential dwellings(R-3)adjacent to the high voltage transmission line utility easement. B. Approved secondary use(s): 1_ New and/or existing agricultural and recreational use may continue as long as the above requirements are met. 2. New and/or existing outside storage of combustible materials is subject to the following requirements: a. Provide an approved storage configuration plan. Effective:January 1,2008 3 of 5 Vr-CI-M Revised_January 1,2008 Requirements for Building Construction and Land Use Supercedes:July 26,2007 Within or Adjacent to High Voltage Transmission Lines Aragon Cr.Residents' Report Attachment 1.3 3/2/2010 b. Storage of hazardous materials including flammable and combustible liquids is prohibited. C. Combustible storage shall be restricted to individual piles not exceeding 5,000 square feet or 50,000 cubic feet in volume. d_ A clear space of at least 20 feet or half the height of the pile which ever one is greater shall be provided between piles. The dear space shall not contain flammable or combustible material or vegetation. e. Required on-site hydrants shall be spaced at a maximum of 600-foot intervals_ 3. New and/or existing Vehicle Parking/Storage: a. Vehicle storage is permitted underneath or adjacent to high voltage transmission lines pursuant to the requirements listed below. 1) A vehicle parking/storage plan shall be approved by the jurisdictional Regional Fire Prevention Office prior to vehicle parking/storage- 2) Except for cargo containers and truck trailers which are discussed in section 7 below,vehicles other than passenger vehicles,including recreational vehicles and mobile homes shall not be permitted to be parked/stored within the utility easement underneath a high voltage transmission line. 3) Vehicles parked or stored underneath high voltage transmission lines shall be provided with 20-foot wide,all- weather Fire Department vehicular access. a) Vehicle storage shall have a 20-foot break every 150 feet. 5) Vehicle storage is to have three feet between cars and shall not exceed four vehicles deep. 6) Vehicles carrying any flammable,explosive,or corrosive loads,including hazardous materials or hazardous wastes, or"placarded loads"(defined as those which are required by law or regulation to carry signs defining its contents for public safety)are not permitted to be stored within a high voltage transmission line easement,nor adjacent to a high voltage transmission line easement at any time. Effective:January 1,2006 4 of 5 VT-ClS27 Revised:January 1,20M Requirements for Building construction and Land Use Supercedes:July 26,2007 Within or Adjacent to High Voltage Transmission Lines Aragon Cr.Residents' Report Attachment 1 JA 3/2/2010 7) Intermodal type steel cargo containers(40'x 8'W x 8.5'H) and truck trailers may be stored underneath or adjacent to high voltage transmission lines providing they are not stacked and the height is less than 15 feet. 8) Required on-site hydrants shall be spaced at 600-foot intervals. 9) Fire flow shall be 1,000 GPM in a Very High Fire Hazard Severity Zone. 10) Vehicle parking shall be free of combustible vegetation. 4. Marine vessels/boats constructed of combustible materials shall not be permitted to be parked/stored within the easement underneath high voltage transmission Ones. Effective:January 1,2008 5 of5 V7-C1S27 Revised:January 1,2008 Requirements for Building Construction and Land Use Supercedex July 26,2007 Within or Adjacent to High Voltage Transmission Lines Aragon Cr. Residents' Report Attachment 1.5 3/2/2010 4 c.r Y 2127110 5:24 Pn Eire Safety Resources Eim Deoatrimnt qyy owed Fire Life Safety America ooiorkg books.penis.halt.etc, exit the buildnip with [11t:desi0n,install.lnspect.and use promo code SHP for$2.96 S/H photoWnenescem pathway service fire spruilder systems. a,:meMo,«xces,u cv.. markings .....,.a�•r�ma. RYuig with Mice&daft_ rl 2L8Jv0 A_Un <r.ethrs uoa aoadTrro Srufi� .�.Web":,RTA •. try rw,link a ru•a: �GmYk Se�rcn--� Fire Sffkty Resources Aooroved Fly and Drivel cobrirg books,pencils,hats,etc We have the(rest prices on exit the buea w with flopk toaemer use prorno code SHP fix$2,95 SM propane Free employee safety phomkimkrescerd palhray a[If(_:rIIYt a,s vw,,,s:e•«:,n....,-""` Ira'mxg markings $315 on A amge. aw,a:wa�,w,+<r b„yee�yw�r.ar Co* am^r FIM Cos4 Kr1�C*_Wator Are You Fire-Safe on the Road?by]almle Han Bnuzanak According to the latest national statistics,there were,on average,3,100 RV fires each year from 2002 through 2005.These fires caused seven deaths,62 injuries and approximately$41 million in damages In each of those years.Theme statistics should give aN IkVers pause,Ialmie Hal Bruzenak interviews WV fire - safety educator Mac McCoy,better known as"Mac the Fire Guy,"to find out what RVers should know to stay fire-safe on the road. ,yd Are you prepared for an RV fire? The sad fact is that most RVers -� would have to an wer"No'That negligence can have tragic consequences. If you've never seen an RV fire,you may not realize how qutddy an RV can bum down to the metal frame. Having propane on board makes the prospect worse,as a will likely mean _ an explosion.Barry Xessier,an RVer from California,was walking his dogs In an RV park one day when he - noticed a motor home smoking.His _ - wife,ran,posted this acoomt at an RV bulletin board. - - - aarly saw or nvtottlnoneew- erY' a�l inguishe.-s. -— -- ootilted the aotor hJ cooking, and, as ne Motorhome engulfed in flames Flames"or whrou the sudden:y 1 of b e gestn<'Ia.. -h.., _ propane tank blew, and the «Back' 'Nnn» rq;ifed lr�fl. Photo courtesy of Mac McCoy --r.g far e_oa_ _h. tree3. a ,•gays ya a 600'of the e,p'sosion brought out all th c s,e eighbor oho-re - irq to out ewe ._e tiames o those small eel ingcishers,ire all o rry Co o rig9 It nutea before the they put the Fla— . gci^kly. The [a.. 1-1 n?.o o.a-ed :to rig vas -cn ctug.. _er.,oly snakes. .3 na_:y, -: Y::aJ corked •.her; rnq' riq>-it^ln _hreo f--- - ze'I.a;': ..=-e-+as o.a1M.�T.t w..re7 nr.i'l ha•r s.xn_ -.vr_ti .._:,age -- Me Host Scenic Carves RaoeaJ Doheray. Here'5 another v d account of a RV f e nd the res 1*no devasrat a loss RV fires can start when our RV is moving or when a is y g parked.Some mmrthon causes of RV Ores are: • leaking iu�:lE a and connections •shorts in the 12-volt ell=-#system • refrigerator fires hop 71<v,•'.roaaeryamericacwn/n/av-Rre-safery.htm Page 1 vt 3 Aragon Cr- Residents' Report Attachment 2 3/2/2010 Fa.No. ia�io APPRAISAL OF REAL PROPERTY LOCATE®AT: 19622 APAGM CIFtlCLS =117314GTOR BEACH, CALIFOMUA 92646 FOR: CLIB�T: l7ARt83A 19S22 "KOM Cn%MM MMMINOTON BEACH, CA 92646 BY: STHALII9 APPRAISAL SZHVIC& 16308 SCOTCH PINS AV FOUNTA=VALLEY, CA 92708 Aragon Cr.Residents' Report �cnt 3/2/2010 O 14 E. Mof SUN Jos So 12 IRE 'A 51 CHOI I kin IT a 1 22 f 1111,81M t—t ILL, MEMS 10 a, + + (414 O C4 ins to 0% ? A I�j wi NO cy W9 V 4 0: fA IR 46 94 t 66 mw -d 0 90 I + 81,11 bs 02 Is Fli a Na. 3060U Scope of Work.Assumptions and LknWag Conddims Scope f work Is domed in the Urnikmm Standards of P..tecakmM APPraisd Pactx as'the type sod extent of n—mxch and analyses yr xo assiprowt.'kn short,.tope of v.ork s a'wnply.bM the apprsiaea dd a.d dId not do dakp the course.(#-—k rune et.It Rxkdn.Ind Is not &rritedto:the extent to WWM the property is kdatlfied and krapectrA.the type a.d<A.*of dda researched.the type and extent of analyses applied to aMoeat op4dons or conck.abns. The scope of Ow a pp-"and--"cli s im1.U-.pod—specs to me na& fd.clre.d.ea.er identified kWendad nears and to the intended ace of Ow report Tida.ymt sea prepared fen une sae aM exckolm use dart cGat and other identified irte.dtd uses for the Identified 6*b*kd UOC acd db rode by any Ww paties is pfdWted The alppraw is not resporwNe for unaahurbed t6C of the fepwt The appraiser's cubAcabon appexsne br thin appnisa repot s subject to the%Owakng rwrdGtone and to such«fret apeefie Condoms as are ad farfh by the apta—anU.rep.t.A%eatra«dkaay aswngbons and hypotheticai corKM—are stated in the i.p tend 6UM Iave.0..t dthe a:aypar..d neadts. T.Tteappraise.assmiam w4wmWty$wm1tersa a kgatmimeafledmg fle properly apo4sWattdb thmeti amdoesIN aptxaee,mxIerany Opnbn as to UC take WdOis assuredbho good and madelaae.Tlw properryrsappra'sedastlnug�mtler3e5portsHeopmsiW- 2.Nryskeidrm Mcreponmaystmrappmrdm mdnrmkmarnskxkWed"toassmoereadernv—iAgtfieproperty.The aw-erhasamdems eyof tepmpaty. 1 rfwappraa«is rat rerpned bgrvete"Mappearmc«et berm dN*q made de apProisalwthiefemrm to the property nq—wamtlnsaW.9wemhm been previouay nada tleteb. a.ReMm a&mr any pa of fhe cones ales report aWO(other made vents(kdu —bbkxwas In tM jxwery Ww.the"of theapplaiser.prdessbnal desgmbm «fhe hm soh which Ito appaaer 6m.edeM.yap be used foramy proposes by any"W tte dl l and ode nyen0ed ums as denWedn ties repent.star shad tt be mnaeyed by anyone to fhe prhk tewo adne.tise.g peak refau rs nestle sakm or otter tmfia.vA.aa the wtce cmised of the apposes. 3.Tte appoeer«tt rot dachas ens mriw.sa du appaisai report mans reqameabyappr:aaa en.«asspadeabtm prdmm sranoardsa pmks.matrygraaa praa¢e. . 6.firi—lnrt estinaret ardiipnnnshmesbd Loft appraiser,ardmNahed n 8v repot xereohumed lrmn seurtxs cars*W obble and befe"d to be hue andc«ma - abaew:r,m resyonstddy f«acaaacyawar dens lunished m the app2rserb asimai Oytle appraism. ' T,Ten appraiser ass stmreeeammufaam«unappmaawrdrbrsathe progeny.srmsoi.«stncwes.nt+xhvo-dd rende+Rame«iess aluabk.Tfi appraiserass.mvs sbnwnotb cons enAasxkcrs,mbe.gr�ug mteswg.vtucb rtmfeee rvFpded to d5rma suit tacmrs.Trts appra�lamtanemaomerral assessnnurtathe property and strouH not 8emrsktercd az act. 8.Tbeapquaia syeciaf—k the ok.abndteai pnapenyandk mta borne knspx..bu2dgrne.W. nl sohe bermtkTheaWai— dd m conduct tine atumim roe a lemoh-eiti—d the we itendedto 9PCItaM 3.mYel peapMy dH¢ts Tle YeauyaCE propaCf drd any krgloxnlerds c for proposes a delebpng anopotion ode dEf-dokeaffe pmpedy.giren 8ektended nee f6masnpeent.Stam+nwa nrjareLng mrdlvnare basedu!sudaceobsenalius arty.The a(W�e.+laakrxmspite>retae regar6n9'sgresinc4dn4 bit not krdMb:rmdarion wttleroenb le eentmo-shoe Woblenrs wood delmM(a oftO xecM pest ace-%WWn radongas,had lased pass,mdd«em+ameaal issle5.ilnles aMnihe kidrated nedericat syyensfinetu aairakdateyed ThBappnaal.p.tsm.dd rorbe uoefbduboetke myiixndtle grope.ryas"tithes blhe pn.sr�xLlabSxxe dddeca.ThedctiakMetand--agmlhec"gwWK d eryei6lo krspxtardaddres areas amxwn-f neyadre mrcious are dawve�sd be spkim a rakra may te atlated. tkdass oted.a.appatser assvnres the eanponats dwit eonstteee the xublect tmPety Npwowsned(sa are fiout—tamy sowd and in wvn*re ord«- Atyvieakgtitheprogenybytheappmrservaslinalodtrrobse.abk mess.tlnksahntrtx rated,slues and dam space aeasrrete rotaccessed.Tie appaiserdd col moi� tanhxe.fbm MWfhgs«dhec Hen¢ttaf may r cl de—bg titre prgerfy 9.conp�lype,b—ypmheli'al.xWnh relaLL'dtomrpkllbr.tlrrtnrmrsmxtortn.paksmateraz.namtls�ondeasvunPtwn���esudsmmpletioriafleafmnmrepau5wal ne mrperert7perronr v- 38- Regoduaim« Rapboamart cost kpu usmd m the cost app—h are f«oluRbrrpwyct-wq.Sion the itanded, of It—q nt.Theoemdonayakm usadbthkasskparwx"i-." m tem uauaardh ltedefi tm a aezvabievakse for pmpeny bsmaremoragehne. 77.The Act Gex.uat Papa Appr.,i A Report(WAR`ej s not ineerded fen use in bansactiona that requke a Farx.ie Mae 70061Fmmfdte Mac 20 fom siso known as tl.e tk.%—f2esid—bW Apprni.A Repot(iIRA(a_ Ad"."Convnents kdl d To Scope Of Work Asxw.q hand Idr ding C..dkia.rs SIM ATTACASD ADDENDUM. Lpyr=ToS Fl+raoApNN1.LnS..mw MAIJ ww.M id'mi'14an.fn.µtie�N.yvt 1Wn1200s Aragon Cr. Residents' Report Attachment q-4 3/2/2010 Fie No- INOIA APpTII11C/1�6fIGbbOT The aptxaiaar(oI—b—V tbthe ben dth +ppraf—f kn—kdb and beFeF. I.tte etwm sof Wd aaanedinth rcm aOa UWad( ect. 2.TTempnded arefy.s.opnions.and miaa are emam"by the rqa dammp6—a,d 0,d,Wnftu a4are oe appasenpen Lc NAIa.ana uNkd proalareysEs,opemrts;ad mrnAsarrs. 3 Uaes dha«ae samd dre appraiserhasro presettmprospegne ieeestnoeprcperty thatsthe sthjead ma repo and iesroptxsorw aaeTest«eh respectmoe partes hwNed a.lh0 app a se Iesm b as ari h respecxm tle p[pe yNu h Ue v 6jed d tlds¢port o m de part es rtaNed W h ddsas qm erC. S.TteapparsfsengaTa int*a%Wq,maasn4tcor4k tupmeeaebpn mpddNpredetendindresun 4 the apprac h mopersaVan(a maPlda98:s>�gareN star mm:rgmrt upm tle detw reporti'9a a pndetnnmcd rahre dd"aemon 6r ra4c eal Wras oe cause d die 4enl the amoua d ttie raax gaion tle attairarrae as s»preated resdC atte omnerce a a srhs¢gentesaa Grady rtland m de aacded used thisapptarsal. t.Tte appraeet%anatyscs.cp*4o and araAearsaeedetempe4 andttcmp nhas 0eerprepned mcvraoady wNoe Uram Stardardsa PaAessiwrd ApptalIal Prat . 8.UNesaUrd«�TtoteG the appanahasmadeapersdW 6apedimade popnlytMsde sTAJeaddrereporl - 9.Uses nomdbelo«,mon Vmdedsgrefeart real pmpenraPPmisaias9uanr m the appvcpmgddscedica .5gnficar[ra�pmpedl'appabalaaM.mna pro 4op. /A AdGaorW Cergficatiorc: HERE ARE NO OTHER CERTIFICATIONS. Defirwte—fVah.c Ulm-- ElOd—Vdue: THE COST AHD INCOME APPROACH ME HOT USED. S—dDefiftiol: 10 HOST CC9TSZDERATI0N FOR THE OPINION OF VALUE 001E PLACED WITH THR MARRET VALUE OR THE SALES COMPARISON ANALYSIS METHOD. THIS IS BASED OH SnllLAR SALES OF WIXCH INCLUDE - HNOWLEDGRABLE BUYERS AND SELLERS. ALSO, SALES THAT HAVE ADEQUATE NARH64ING TIME AND FINANCIN VAILABLE_ ADDRESS OF THE PROPERTY APPRAISED: 19522 ARAGON CIRCLE HUNTINGTON BEACH, CAL 92646 EFFECTIVE DATE OF THE APPRAISAL- FEBRUARY 19, 2010 APPRAISED VALUE OF THE SUBJECT PROPERTY S 61 000 APPRAISER SUPERVISORY APPRAISER S=ture: sigvit— Have_ CSORGE J. HARRIS Name: Stale CeAficatiat t AH006910 State Cendtaaun e a I12T6Ya aI-aea d Other Me%168). State a State. State: CALIFORNIA Eaum-Dam a Certaralma Ltense- Eiptradon0ate o1 CuWimtiona txarse: 1-13-2011 Dare d 5ignauae: Date of Sigmtue and Repot FEBRUARY 25, 2010 Datea(Roputy Veaarg Dania Poperty Yr kq FEBRUARY 19,000 Df�egleeotpropertj—g Des—dw- yvierw5; I 1lmedorard Edoiw nfdaior 0^y (�Dd tar pesoreay vew QZ htemrard Elftor ❑Emrm" Dow-tpe—a-y— t.pr./r�aN1>ayrane..marSnTa��a,.na ayr.a,a . - W�A�1(�ndrl�{mcyy 4 a1hf�R1O5 Aragon Cr. Residents' Report Attachment 37-5 3/2/2010 Fat,No- lala Scope of Work.Assumptions and Umiting Conditions s pre of wwk is e.sruo a aw ltlnd ram,SWndarda of ofemi nal Mnaisall a..woe as-On typo mW ea *f rr—h erred-lyres k— as0 97""Z mah.,k scoper I—kis—illy~*.ppri—did aM did notd.d.rfrq Mamuneofd.assipnrtrIM It hrkdes.btl t is not &r,ted to:the orient to vddda the property.Wentified wd knpemd.the typo trod e4mt of dot.reaemchd,the type wA t b d bf=Wyus applied m wtw atapW«ts a o..kt.1— - Theamp.stf-apprdW.d--,gdaonfi b,0-report arw sp-Ificmth..aeda ofthe.6.4.fher idawblfed hdendd users-d to Um "wdma led me of the repot Tt:s report was prepued mrdw sale mtd ..e.a...use of she ermd aM dtwr Muddied balm led treats for the Mentlbed it*.Mod—and Ms uec by anyahcr pwtks b protaN d.The appratscr is not rastmtsdde for wa mo izM use M the report. The appra"sMs eeffiR attim appamm0 mum*ppataal report a wbkd m tlse foliowint;cwrMRlons and to such other specifle o.nd6 w tiro ref foM by the appr.§—.th.repu 1.AS e.V—dk-y assumptlorm and tgpo#mbcA renditions arw stMed In the repot and might hove dfected U. a:rtlQwrrertt.sdn. 'a-Tteappnbd assax5 ro respaad>mty for Danes d alerpl rwtaeatfmmg de pvputyapprahedortrw scram.rm does lte appm¢er rendmarryopsdon arm dw NIG atdrlt a asswedmbegmdardmatebbk.Tlepiopemis PWaisedasfM*wduf pa*o..-tap- Z Ar1jt/Rkh n this repel may stave appmrtnate amertskns ant!.a kded"to assist Ire reader m 4.2"V.propeq.iM appraser hers madero sweydthe property. I Tfi appdwisrat reamedmgnetestirrorymappearm-a bera—dtovirgmade It.appn®Iarth Mereremthe popery ageshoa wdessarnpm have been premusly'made ifwrem, a xeOw at rot xq W d IN mraerr d dt¢mgorr,copy arodw memo Meted(pdudrq wnWsionsas m the propertyvmte.tte aadry of the appraiser.pmmsslou"Wiles. athe frm Nnetich McMtaisas=wlecq,shag be used forargWpoms byanyme bUdepert ardoW kvntledtmrsmdMfeamtiersreptm,nor shall it bemmeyW by wpm to de pmic Um*arWncbg prb®c rdaam..ne.s.sales«alai me6a,w otr the wraren omM of de appaiw. S.The aWaim will rd ermim the mft=ofthis appraisal report wks m mrd by appbca lawmas sprr7ed in the"=Startdudsd Pmkssorral Appa-mal P—Sce. b.hyormamrt e5liMwkt.ardopbtiotsMtislrod mdpappaiser,artic«ua7ned in tle m;ml,were odamad(mnmwcesconsidemdrdiabie and OMeved io Mbu.aM oxrect xorreyer,ro tespmt b"loracruaq d smh rhnrsfm(mW oft Wral m i a—mml byttw appa-set. 7.The eppnin assures Nei ticre ere rm Itiddwt«reepparma cardtus d tK papery,ztAsob.r amrhaes,wfddt soda tinder a more«less vahabk-Tte appa6arassrmes w unpa.bdwyforst0cmkite,wfor erg'memag«testing whch myta be mW.Wto t rs—s4ttatmts.Ttis appraaai6 ru anmrvir«mtefa{azsr_mtte.doe pmpulyam slwtl not be mrradeted as site[. e.Tteappatsr spedaheside satrati.dreat propwtyand is rotafmre caPa'dor,htArLgmtmacsw,atumaalenyrteer,«sinmuerpml Wessdheawimnord.TheaWraiur rid not aora4yi the utotvve typed fedMbswryabasdthe tad tterdedm seeieaM6smrerpmpury demud Therkwigdilep b3w wstd pmtertfwt brAy TtCsd aerekp:g anop:nm dthe derwe taste aria property.gkat Me aamdM roe dot¢assgaet¢Saamerds regarmigm4uon are rased on sukredwersatias arty.The - apptaam dainsmspe®terperthe regardrtg issxs irv44rgWmt�m:laadatlon smbnmt buenwnl n,trs.e pmetats a.meeAmyng(m ata/:.ects pea bdesmdmt tardongas,lead basil pain,rrmtrl«emimavenW m a UrA�dterwoe irtWate4 mdsm�d syvensme ru agiralMa tested m6appraisal mpad*weld rube—tw Qsd.se the ordain a the pop"as*Mzvs t.the p—cefabst—oiddsts 71re Gfime a'vtNedard ertmuayMmemployqulAea egrertsio's.pect andaddess areasdc«con.brvgaave rnte5nota are dacovmea.tM tip-rs.rd ratue may he aMecmd. tkdeas wtherwise.oted,the app—assmwes the enrrMoner.a aW r—1 da the samkqect wgwdy hrwvoverrrmd(s)ure hardanrcrdaMY cart A and A woddrq order. Any vkwgel der pm"by ft appraiser was bnKed to lwcRey cbm bie areas.Unless ahemim noted.acts andaapl space areas were rat aaessM.Tteappraisfrddnot WV8 /urJsae,tmo mrer4gs«drat tents Nat may restrictue Nerktg d tre pmperry a-Appranals:nohig hytvif taf mrtmtions related m—view.d raw mrsaueac repairs«aaualinae basedon the ass—pion that urhm p;emn atembas ortepans my be h ped«med. ter-Whass the handed tee d this appraisal spe-fully kOu&s bras dpmpwye.vatrE mvtnage,ads appraisal saw ref be tisM lw%Kh Wpoms.RWomctina« a.ptawawta marques rasa atMemaappmach era t«raiaton ptaposes arty.gwenbw rtmded teedthe assigmwra.Tt.O. -i fVewemWfnttAasstgmrw4i,.un y to ba m.4tm wth the d9kitmd ft—abkyadre Ire property b.uarrem.magehse. . - tt.Ttm ACIGeramm Ptwpose Appraizd Rep.rt(Gpait�-I a no<bmwd rm ux it trasaa:ms rtet regrare a Far.:e ease tob.rFraae+e Mae Ta tore, rriam 6--tic late volt«.fl siderdiaf Appraisal kq-d(twtA% AddW.W Cmmnerds Rdd.d To Scope Of wok n.at wb—and L rJtitg Cortdttions ADDENDUM cy,nyr:vaaweruata..ma..rs�,s,.wc.n nyatp.d Aragon Cr.Residents' Report Attachment 3.6 3/2/2010 )kHo. taro Appraisers CettlKcatiOn Th.appnvn(e)mtifiea U.at,W(be beat tithe Vwm.Ws k—.kdge.4 bdieE t.tie zl8lawdsalUd wrtta'sed in Nis repatare bte amwtrec. 2./te epane0 adtlyses,opuvs,aid mrtdeims are tlndm tidy try tle repaad assinrytttaaaid mrdagaaatitas am are tm apprasus petrortat iapanial,aM utbosed pdesse,A aaafe epBiors.arsd mtek— 3.Unless aUrnSe sNte4 tM appa'sahasro pn�ea apdspeaiw iaest of NepmparyNms Ne vejata tl8 repataM tee roperwrm idme5 adtlt Tespeetf bde parties - tagited The app.ai—tas robin vtb—pew tothep .gOatsthe VAjed adds mW mro Ne panes imiawd with UtisassignmalL 5.TheaPPra6a'sergagenea MaisassE�vnetruro.mniga2.@on�.elopingarepmtkq ptedetamMed reyAs. 6 The appaeas mmpmadm Mr w.mplefig Ilia»a smt mruttged teen tle deatlapmertmteponmgdapdMam"ved rakie adiaaion itralteNm WtmsUecarsed the cod.Ne—acdtte valueapHwttteanammal da stiptimed to TA ateaaatnacedambs tent ereddiretltyteNtecl to Ne Mendedusea CesappaeaL ].Ih¢aPpaaerY arelyses.opaima endaNidrvas amie devebped,andttisnyM tee bear prepatett armtormry TFGt.tlte Urilam SiaMaNsd PideS4mal Appakel Practice. B.Udessouenrisenoed.deappawMsegdeap aep"o dUepmperryNmadesA}ctd Uismpmt 9.UnIm rated Ww,mene pM ded sigrfra real property appmsat asysatceto it.appose sgntgamatnttatam 5gtefna+tr�ptupenyappmtsatamswaprrngsdlTy. /A Adaaa.atce.caeat— /A Defi%v nntVjdm ®MarketVatue QOdtyVakm N/A s--w DerW—: SOME" OF REAL ESTATE APPRAISERS ADDRESS OF THE PROPERTYAPPRAtSEO 19522 ARAGON CIRCLE HUNTINGTON BEACH CA 92646 EFFECTIVE DATE OF THE APPHAf".tAL FEBRUARY 19, 2010 APPRAISED VALUE OF THE SUBJECT PROPERTY S 61 OOO APPRAISER SUPERVISORY APPRAISER S**twe: So"tue Nave:GEORGEIIARRIS Name' sate eeturcA on t AR006910 slate eaa-lpn e a tiwree a a L.—a a Ott.(dexnbe): state a gate State: CALIFORNIA fRwaten Date a Oerifrcamn a license: Evimdan Dateaceataatenoc Uca ,1-13-2011 Dared sgwtwe: Dmeotsyr<daeaMRepw FE3RUARY 25 2010 Dneoslhomdyvetertg omedPmj!wyw": FEBRUARY 19, 2020 Leg—d progeny-," De9me19 F-mglie" nwera am Edna nEdedm" nOidnotpesatavy— ©M d—al Emaiol DEMeno," E]Dmnocpersaeaynew uvr.N^esasretmts+�rwd>e.se...r nM•+aw.a Aragon Cr. Residents' Report Attachment 3.7 3/2/2010 aaao B— GARNER Property Ads— 19522 ARAGOW CIRCLH -- —�-- --- -----'- _ city HUNTINGTON BEACH Ownty ORANGE Stet. CA ZWCam 92646 Lmdwfcbnt GARNER, 19522 ARAGON CIRCLE, HUNTIIwTm BEACH, CA 92646 INTmmED USER/INTF2IDED USE THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT - GARNER. THB InZNDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR PERSONAL REASONS, SUBJECT TO THE STATED SCOPE OF WORE, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL DIPPENmED USERS ARE IDENTIFIED BY THE APPRAISAL. SCOPE OF THE APPRAISAL THE SCOPE OF THE APPRAISAL REFERS TO THE EXTENT OF THE PROCESS OF COLLECTING, ANALYZING AND _ REPORTING DATA. 1) AFTER RECEIVING THE APPRAISAL ASSIGNMENT, A PRELIMINARY SEARCH WAS MADE TO DETERMINE MARKET TRENDS AND OTHER FACTORS PERTINENT TO THE APPRAISAL. 2) A PHYSICAL INSPECTION OF THE SUBJECT PROPERTY WAS PERFORMED. 3) A DETAILED REVIEW OF MARKET SALES DATA FROM VARIOUS SOURCES VMS UNDERTAKEN. THE SOURCE$ . INCLUDE; NDC DATA, DATAQUICK, NITS OWL, REALIST, THE MULTIPLE LISTING SERVICE, BROKERS AND TITLE COMPANIES. A CURB INSPECTIOU WAS DONE OP UP TO 10 COMPARABLE SALES AND LISTINGS. THIS WAS SOON AFTER AN INSPECTION OF THE SUBJECT PROPERTY WAS DOME. THE BEST COMPARABLES W$R8 SELECTED AND THEN INCLUDED INTO THE REPORT. THERE WAS A SALES COMPARISON ANALYSIS AND SOHSTI241ES A COST APPROACH INCLUDED COMPILED 11M THE REPORT. AN 321COME APPROACH WOULD BE DONE IF REQUESTED BY THE CLIENT. 4) THE FINAL ESTn9iTE OF VALUE WAS CONCLUDED AND THE APPRAISAL REPORT WAS COMPTRW. IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, THE APPRAISAL FOURNMON AND CURRENT FNlA/PHLMC GUIDELINES APPRAISAL COMMENTS SOILS AND GEOLOGICAL REPORTS WERE NOT REVIEWED NOR PROVIDED TO THE APPRAISER. RECENT CITY REVISIONS AND L.O.M.R. WERE NOT DEPICTED AND FLOOD CERTIFICATION IS RECOMMENDED. CALIFCRHTA IS SUBJECT TO EARTHQUAKES. - ALL BUILDING MERHOPMONTS ARE APBROMMATE AND THE SKETCH IS FOR ILLUSTRATIVE PURPOSES ONLY. THIS APPRAISAL IS NOT IlTIENDED FOR FEDERALLY RELATED TRANSACTIONS. SALES COMPARISON ANALYSIS COIBffi7TS THE COMPARABLES ARE CONSIDERED GOOD VALUE INDICATORS. THERE WAS AN ONE MILE PLUS RADIUS SEARCH FOR COMPARABLE SALES. COMP# 1 IS A RECENT PENDING SALE AND THE SALES INFORMATION COULD NOT BE OBTAIN®. THE INFORMATION USED WAS FROM THE M.S. THIS HAS LESS LIVING AREA, ONE MORE BEDROOM AND A BATg LESS. THERE AM SIMILAR UPGRADES. THIS WAS A SHORT SALE. COMP# 2 HAS LESS LIVING AREA HAS LESS LIVING AREA, BUT A SIMILAR ROOML COUNT. THERE IS A CENTRAL AIR CONDITIONER. THERE IS A POOL L SPA AND FRONT/REAR PATIOS. COMP# 3 IS LOCATED IN A SLIGHTLY SUPERIOR TRACT, BECAUSE OF ITS BUILDING COtPONENT3. THERE IS MORE LIVING AREA AM ONE LESS BEDROOM. THE MOST CONSIDERATION FOR THE OPINION OF VALVE WAS PLACED WITH COMPS# 2 6 3, WHICH ARE ml, VALUE TRANSFERS_ FOR THE PURPOSES OF THIS APPRAISAL, THE NEW EXTE%AL PROBLEM/EXTERNAL OBSOLESCENE WOULD BE $100,000. THE VIEW VALUE WOULD BE REDUCED FROM$20,000 TO $10,000 Aragon Cr. Residents' Report Attachment 3.8 3/2/2010 Photograph Addendum - Flb No. Joao MW FM LOAN PURPO383 RpdyAft—22522 ARAOOfl7 C"B=X 81IIammmcm HSACdt Cwty ORAMM eC XIWOIa7IA zPC.&92646 CG=w; 02rdaR tewsnetr s 19522 AAAGM Cn%= HU2MMff OD1 88ACK, CA 92646 3S6RLIM APPRAISAL SMWXCZ, pw erss 16308 SCOINM PINE AV rCKIV bM%VALLEY, CA 92708 Subject Front Subject hear Subject Street t Aragon Cr. Residents' Report Attachment 3.9 3/2/2010 Photograph Addendum Fib Xo. 3o.io U OAN Purd-O369 ARAGON CT4!'..4.BACH C-q*Rhwm bpc.&92646 G9AMMR LndtAft-19522 ARNOW CIPCL& RONTSNGZW BLAM, CA 92646 APPRAISAL SERVIC& Aw--ft Au a16308 SCOSYB YIN&AV room%=VALT&r, CA 92-708 Interior'I IIITCHEN �J Interior 2 t: �•._:.:fix-.;-si5.'v. - UPSTAIRS BATE[ Interior 3 2ND MOOR BEDROOM ADDITION Aragon Cr. Residents' Report Attachment 3.10 3/2/2010 Photograph Addendum FR.No. 10410 NOT FOR LOAN PURPOSES Mbas 19522 ARNOW C1PC(.E ElII7Manrom HffiY7! Caar oAh"M Ede CAWSORNIA Zq CG.&92646 C 19M; GBRNEA L.4etmaA 19522 AVAOM CXRCLZ"RUNTINORCN BEACH, CA 92646 STERLIIIO APPRAISAL SBRVICH nypi o_1630E SCOTCH PnM AV 80UNSAIN VALT=, CA 92700 Sadsject Exterior 4 F FRONT PATSO " Subject Exterior 5 VSEW i PROPOSED RV LOT w FOREIROMAD _ Subject Exterior 6 VIIW AND PROPOSED RV PARKING IN SOR66ROTND Aragon Cr. Residents' Report Attachment 3.11 3l212010 Ph®4ograpOn Addendum FHe No, iotia NO%MA LOAN Y0RP03E3 'cVe Ad* c 29522 ARAOM CIRCLE ay HEMXN&ZM H$ACN Coy OPAUM Aft CMZ ME NIA 74 Cod.92646 CLIzw: ONRNBR lad-%Add,—19522 ARNM !IF=.8 AON nMVN 88ACN, CA 92646 VP—BTMVXaM APPRAISAL SMRWCB A lft Pd*—16300 SCOTCH PING AV FOONTAIIi VAZXAM, CA 92108 7 Conqxarable 1 W Comparable 2 ConVarable 3 Aragon Cr. Residents' Report Attachment 3.12 3/2/2010 3oa10 eutw.x GARNER RW"A-- 19522 ARAGON CSRCL£ -- --- -------------�-- citi HUNTINGTON BEACH ----------- — say CA zaooae 9264 6---------_— ---- I.aawcfela GARNER 19522 ARAGON CIRCLE HUNTINGTON BEACH CA 92646 .1 1. I liqi f � 1 ?11lilt I:Iilll 7 f � I 7 I 1 i i Is IIL ; f t i + 1 1 , i I I I t1 t 1 It if 11ill : Iii is I . sills 1 iti 1 t f�l 1 IIiiii !I !I I!Iiilli lilt 1 if If! "il . i t ,I I 1 — + L 1 I t + + a + t t 1 1 Aragon Cr. Residents' Report Attachment 3.13 3/2/2010 d a vo + 7 l .•t 35�Ir a r el t @ u s r i { } i • tL � t Y !� d F ! � 1 t" l 1 r r°- l ! �.• �1 4r, 9 I^1R/ ! I i r JAI � 2 S4 r t t r }� '•1WIJ � w t i1,,•'4 , D:4Z W1, a.. J tag''$3arr k z'7 l 1 i .fttl �, �.li�ic r r 7�1 11f i y� s�s �I. (7•d l i rti dl CtY {'"1 tZ ktill a FI ,i., "t h. g 44 W '•, .� 1•l, 4'*S'utd.All4.'•�ntiti t�I,4/91fi..' ..r \v !S� °Jwii� • �, ) .v au l are'N-1 ! �A v.l1 V♦!^' m�R��(�'I r t S l 4n� _ • iitDlly^ Y�J:lr IrdIla:q'�tbr ' C1�rif\ � 1n +a�4"Y 1rr/.. i� 110tw�xr{rlJuS � • slr 11 zP \' • Srr� F ^ .,t.•1� ! I t 1 ' t�lOM Im • "a„� I•f $I�at, el'���.� Cb•� fµ, a�� M„ bt 6� IN, .. Cl Y i raaR �\1 NI I I.1 f Ix€`��t/�to711�ro9 s*r'1i (�`t,vmtl2 a 9� TdlI� ' � X R • ! ors r.11 t 1 tl �h��TIl9r,S,k»���A+`°���.tl; 1{YYa 1 ly.�„ 116 M' r^I � 1 Sl• l�V� a4`A'K'P 7 r -, 1.•lrwrr�'�a�� Ky 1'r }• ' 1 .: • :�Il�l 1 _* SYw'RPl�:f o 1 - �rF �� fV .., t:�"?i � n r ,)•cr ?1!r•'.1�nn�rn.. 11" rx�ra ,ri•r asr a .� 4.:1..,: r�l fiti� ,y?'�'"�I .�'.�, k "�F, auao — GARNER Rvnaa 19522 ARAGON CIRCLE -- ---- _ ^--T---- _ ah HUNTINGTON EACH county ORANGE J s CA -- zpcam 92646 _---- -- --- �. GARNER 19522 ARAGON CIRCLE HUNTINGTON BEACH CA 92646 1 _ MAI7AIII Z 3 AK1I(/f _ a � O ® ® pp ♦ ® � � AfMWt.♦ LB♦£� M 0 0 0 0 0 © 0 0 n 04 Aragon Cr. Residents' Report Attachment 3.15 3/2/2010 INVOICE File No. iO4ty Invoice# IOd10 Wme Date 2-24-10 Fee $350 Due Date H/A Lender or Client:GARS Borrower. NOT FOR LOAN PURPOSES 19522 ARAGON CIRCLE - HUNTINGTON HEAC CA 92646 ftem Cost 19522 ARAGON CIRCLE $350 HONTINQlOA REACH, CA 92646 APPRAISAL HAS HEM PAID FOR xv FULL AT THE TnM OF THE INSPECTION. 350 Total Amourd Due Terms 37EHLIAG APPRAISAL SERVICE 16308 SCOTCH PINS AV - POVNTAM VALLEY, CA 92708 IMUM YOU FOR YOUR BUSINE39 Please remit payment to:N/A Thank you Aragon Cr. Residents' Report Attachment 3.16 3/2/2010 BuMness,Tmesportatian&Housing A9MCY OFFICE OF REAL ESTATE APPRAISERS 1 REAL ESTATE APPRAISER LICENSE I OREA APPRAISER IDENTIFICATION NUMBER AR00697 0 GEORGE J.HARRIS i has successfully met the requirements for a license as a residential real estate appraiser in the State of California and is,therefore,entitled to use the title"Certified Residential Real 1 Estate Appraiser". f This license has been issued in accordance with the provisions of the Real Estate Appraisers' Licensing and Certification law. i t OFFICE OF L TE APP ERS i Date Issued: January 14,2009 Date Expires: January 13,2011 Audit—111216 MEMMM Aragon Cr.Residents' Report Attachment 3.17 3/2/2010 5 + v s^ { n,' o ' , (� } •,1 r'i @y rJ 03 1 �� ( :`!t n e fa¢ JQ >s+ v T,h, T . , .z D pD �. d fc tro y �h. ' a ♦ L�9 9 d S a\ E��. W. A H - P ' t i av�`Yr , tlo 4 t �� c A � Y�qu�qtr a 1 ' t z�}'-•vd4 4� { 7" rr l ! 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A6 cmr4 TJ QNMd 160dn NOISMAO'I MMU/4YIIINI-'I'IVO 410 Shcu S'dNDJ BwT1 21YQ'ddO ST R700NI'I 8 Me, 9"'4udt ssoxppa Aloq SN6A0t 906W86 AO 68N�S + pca ,OtOL/9T/Z0� p!jw �400L/TO/t0. uswaawq 90ap 0a0 .YIgg,LIm HDNM t HJ6vB6 S0 OSSS'IdNOa W OTOL-4T-"A 'Pok I =6 44oda6 wawa Idtm"Ww"d SOI'EOd XXOM Y T wave N LOETYi=ad N C a HB PD SERVICE CALLS CALL ID DATE TIME STREET CODE CODE MEANINGS 12:10 06-055892 5/30/2006 PM ARAGON CIRLCE AA AGENCY ASSIST 9:51 06-056891 6/1/2006 PM ARAGON CIRLCE 931 SEE THE WOMAN 9:52 06-096422 8/29/2006 AM ARAGON CIRLCE IMP IMPOUND *1 7:53 06-099632 9/6/2006 AM ARAGON CIRLCE CO CITY ORDINANCE 9:54 06-119259 10/26/2006 PM ARAGON/INDEPENDENCE 911W 911 WIRELESS HANG UP 7:40 07-030135 3/20/2007 PM ARAGON CIRLCE 927H 911 HANG UP 5:00 07-057455 5/29/2007 PM ARAGON CIRLCE TEST *2 7:41 07-061502 619/2007 AM ARAGON CIRLCE 594R MALICIOUS MISCHIEF 5:41 07-075756 7/9/2007 PM ARAGON CIRLCE 925C SUSPICIOUS PERSON IN CP 4:08 07-098099 8/31/2007 PM ARAGON CIRLCE PA PUBLIC ASSIST 5:04 07-119598 10/23/2007 PM ARAGON CIRLCE 927H 911 HANG UP 12:57 SUSPICIOUS 08 001151 1/4/2008 AM ARAGON CIRLCE 925X CIRCUMSTANCES 11:25 08-017861 2/16/2008 AM ARAGON CIRLCE AA AGENCY ASSIST 8:53 08-109523 9/16/2008 AM ARAGON CIRLCE 530.5 IDENTITY THEFT REPORT 6:00 08-132450 11/9/2008 PM ARAGON CIRLCE 99 MEDICAL AID 9:09 08-147061 12/17/2008 AM ARAGON CIRLCE IMP IMPOUND *3 3:48 09-074853 6/28/2009 PM ARAGON/INDEPENDENCE 911W 911 WIRELESS HANG UP 9:04 09-103066 8/25/2009 PM ARAGON/SHANGRI LA PC PATROL CHECK 628 10-005074 1/13/2010 PM ARAGON CIRLCE PC PATROL CHECK *1 Vehicle stored for expired registration *2 HBPD was testing the computer system,an Aragon Circle address was entered during the testing. *3 Vehicle pursuit from Anaheim terminated in our cul-de-sac Aragon Cr. Residents' Report Attachment 6 3/2/2010 ffi 3 _ I - + z' � =• vy All , J Ko 7 f�' P• 5 I N e'•^�%� y � f1` � �1.� ;`Y � V VACANCIES AT RV STORAGE FACILITIES WITHIN 10 MILES OF THE PROPOSE® FACILITY Date Name&Address Miles Contact Name&Notes #of Next to Contacted from Vacancies/ Residential? proposed total# of site spaces 2/20/10 Baker Street Security Storage 2.72 Brad: 33/135 yes 929 W. Baker The RV Storage Facility was there before the homes. Costa Mesa (Since the 60's.) The area adjacent to the storage 714-540-7300 facility has always been zoned residential so when the storage facility went in,in the 60's,the city required them to build a 6 foot cinderblock wall and plant very dense trees to buffer the sound, There are NO POWER LINES at this facility.. 2/22/10 Intentionally left blank 2.36 Mick Meldrum doesn't want us to use his business' 14/69 No. . Costa Mesa name. There is a 21 foot landscape buffer with fences 714-210-2588 on either side between the facility and the closest house. 2/20/10 Central RV Storage 6.84 Larry: 90/900 No 7498 Garden Grove Blvd On SCE Westminster Prop.All 714-895-7800 industrial 2/20/10 Chapman RV Storage (#1) 7.38 50 No 7581 Chapman Ave. Garden Grove 714-799-9338 2/20/10 Chapman RV Storage#2 7.38 Pyra 24/350 Mobile 714-373-4771 Home with a 62 foot buffer including RR tracks. 2/20/10 Fredson RV Center 4.91 Dan: 40 class A/ 1 Apt. Bldg. 815 North Harbor Blvd The one apartment adjacent to the facility is `low Santa Ana income' 714-202-0013 Aragon Cr. Resident's Report Attachment 8, ( 3/3/2010 2/23/10 General Storage 4.17 Bob 15 No 3190 Pullman St Costa Mesa 714-979-4100 2/20/10 Harbor RV Storage 4.22 Donna 26/220 Mobile 326 S. Harbor Lives on the grounds of the facility. homes but Santa Ana no RVs are 714-839-9322 parked directly adjacent to them. 2/20/10 MacArthur Public Storage 1.6 Amber 17 No 4501 MacArthur Blvd Santa Ana 714-979-2071 2/20/10 Orange County RV Storage 2.43 Owned by Cardinal Development 20 No 3130 South Fairview St. Sana Ana 714-556-8860 2/20/10 Pouch Self Storage 1.9 Theresa: 8/41 No 11345 Slater Ave. Owned by Yelland Properties in Irvine. By Body Fountain Valley works in FV 714-460-9867 2/20/10 Santa Ana RV Storage 5.56 Lori 38/344 No 1316 E. Warner Ave. Santa Ana 714-434-9555 2-17-10 Seacliff Self Storage 3.07 Monica—on site property Mgr. 14 Condos/ 18100 Kovacs Lane Street& Huntington Beach Carports as 714-375-1700 buffer 2/26/10 Stadium RV&Boat Storage 9.05 Neal. 13/185 No 2222 E. Howell Ave. When paving an area that is currently dirt,he thinks the Anaheim EPA is requiring storm water to be run through 714-704-9105 clarifiers and that is cost prohibitive. Aragon Cr. Resident's Report Attachment 8,2 3/3/2010 2/22/10 Trails End RV Storage 7.45 Closest house is 100 ft. 84/442 No 7580 Chapman Ave. Garden Grove 714-373-0136 2/20/10 1"Class Storage 3.39 Craig 25 vacancies NO 1660 Placentia Costa Mesa 949-646-0500 2/23/10 is Stop Storage 2.86 Ronnie 3 No 16700 Harbor Blvd Fountain Valley 714-531-2231 TOTAL VACANCIES: 514 Aragon Cr. Resident's Report Attachment 8,3 3/3/2010 0 City of Huntington Beach N Traffic Engineering Department M M Collision Report Summary 212312010 Date Range Reported: 1111/02 - 1111/f310', Total Number of Collisions: 6 Page 1 Report# Date Time Location Dist Dir. Type of Motor,Veh. Dir.of Movement Dir.of Movement PCF inj, K�1, Collision Involved With Travel 1 Prec,Coll,1 Travel 2 Prec.Coll.2 2003.00183 1003 16:09 Ward St&Yorktown 0' In int. Head-On Fixed Object South Proceeding Other Than Driver 0 1 Ave Straight 2003.04780 3/15/03 07:68 Ward St&Yorktown 111' North Head-On Fixed Object North Making Left Unsafe Speed 0 0 Ave Turn 2004.16321 915/04 17:02 Ward St&Yorktown IS' North Hit Object Fixed Object East Making U Turn Unsafe Speed 0 0 Ave 2006-04380 3/9106 16:24 Ward St&Yorktown 80' North Sideswipe Other Motor North Changing North Proceeding Improper Turning 0 0 Ave Vehicle Lanes Straight p 2007.05107 3/21/07 08:26 Yorktown Ave&Ward 7' West Head-On Other Motor South Proceeding East Proceeding Traffic Signals 1' 0 $t Vehicle Straight Strslght and Signs "O U rz tmx .kwrs tzw F � 4 •' A " aah }k'a b _ �S 4 } E 7 r ay r ,ye a } r n r y 1`{ �J ,a •r a ly�' ..,g Tr c ��+�} 1. �f :, �} - tray_ :•) � t- E �` E •t 1 Y�'9 + - laay 1 ."^.'y 4 • 1,`�'" fi mar can et.1 1•�oi- 7 � .,^, a..{;y.a`ii�a�,._ k,,ail , n u� • f Merrilee Madrigal 10231 Cliff Drive Huntington Beach, CA. 92646 - a , merrilee_madrigal@hotmail.com '- March 15,2010 2010 MAR 15 Ali 9= 34 Honorable Mayor Cathy Green and City Council Members Pt ,( City of Huntington Beach 2000 Main Street Huntington Beach, CA. 92648 RE: PUBLIC BEARING ITEIM 4: WARD-GARFIELD SPECIFIC PLAN N®.16. OPPOSE: GPA 2010-27,ZMA 09-002, DENY: CUP 09-024,NEG DEC 09-006. PLEASE OPPOSE GPA 2010-27 AND Z1MA 09-002 FOR THE FOLLOWING REASONS: 1). Conflicts with City Council's "Vision Statement for the Santa Ana River Park", chaired by Mayor Cathy Green and unanimously approved by City Council November 27,2006. "The City celebrates the rich heritage and natural beauty of the Santa Ana River. The goal is to develop a safe greenbelt of linear parks and open space along the river for the public to enjoy recreation, physical fitness, history, education and art while experiencing the wonders of nature. This goal will have positive effects on the economy and the quality of life for now and for generations to come." 2) Provides disproportioned land use policy within the City of Huntington Beach_ The City would be providing open space greenbelt benefits to some residential areas adjacent to SCE easements(Gisler Park, Edison Park, Langenbeck Park,and Talbert Park to name a few)and forever taking any open space greenbelt benefits that may become available to residents within this proposed General Plan Amendment area. 3). Presents a taking of home ownership values from adjacent residential properties. PLEASE DENY CUP 09-024 AND NEG DEC 09-006 FOR THE FOLLOWING REASON 1) Neg. Dec. 09-006 does not mitigate adjacent resident's loss of property values, and there is no overriding need for the project of this size. 2). CUP 09-024 does not meet general plan and zoning guidelines. PLEASE CONSIDER THE FOLLOWING CHANGES 1). Provide a gateway entrance to the Santa Ana River Trail System on Garfield Ave. west of Ward St., with green landscaping, integrating the City's Bike Plan with the SA River Trail Bike System at this location. 2). "Negotiate" a low cost lease with SCE to provide 3.5 acres of open space linear parkland behind the residential properties on Aragon Circle. The 3.5 acre linear park can dually serve as BMP to improve runoff from Village Nursery operations, the proposed Mobile Home Storage Facility, and improve drainage. 3). Re-zone 9 acres north of the Yorktown Ave meridian allowing for a Mobile Home Storage Facility. Thank you very much for your considerations in this regard. Merrilee Madrigal- MICA-1 EL C. ADAMS ASSOCIATES k a A bil March 12, 2010 JL�ANNING DE Jane James City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Subject: Huntington Beach RV Storage Facility (Ward/Garfield) Dear Jane: Enclosed are copies of the enlarged site plan and typical section drawing depicting the additional landscape pockets behind the single family residences. A separate copy highlighting the landscaping can be used for an exhibit. As mentioned earlier, this modified layout was a result of last week's meeting with the two Aragon Circle residents and Doc's attempt to further minimize view concerns raised by the neighbors. R rds, W n Carvalho 0 1__,q � �,� u rvi (A70AJ i P.O.Box 382 Huntington Beach,CA 92648 Phone 714-374.5678 Fax 714.3742211 AdamsAssocPsocal.rr.com 1 MAR 12 2010 I .77 1 Huntington Beach PLANNING DEPT. i 1 i I P i DRIVE AISLE I A W 3 ILOW PROFILE PARKING I - 2 ` J _ 4 ao 000 < . < < r r . . / /�% / / / / / I�J �J //\//\//\//\//\//\// / 5'-0" CLR, ENHANCED LANDSCAPING STRIP APPROXIMATELY 27'-0" a1 PROPERTY LINE ❑4 CONCRETE CURB (PER CIVIL PLANS) 2 EXISTING BLOCK WALL TO REMAIN (APPROX HEIGHT 5'-6") �3 PROPOSED 8'-0" FENCING Addek WALL SECTION AT PA-1 AND SN-4 ARAGON CIRCLE design group WARD GARFIELD SPECIFIC PLAN #16 lw HUNTINGTON BEACH RV YARD 19118 WARD ST,HUNTINGTON BEACH,CA 92646 PK E- LIZA Yowl D 2 D A "B T I -S V21'S'TORY D 2 E if A D A A 0 13 A B LINES I OVERHEAD j A B POWER UNE----4 A % E 1/2-STORY), A E itf )1 I E�J D v " . A A i D f i A A Af B II S -4 A3/ Nc /2 STORY,` 4 A f A -I B A if D A E B A tNq1 z ,A4 i E A / D ,11-S-FORY' E A I B E D B ff 2 t- D A A A5 .1 D i i B 2-STORY." A A A I-STORY D 13 'A& A E D B E A j E B A D E 6 A D A E B 2-STORY' D A c D V-OBI A f I g f it I PA-1 01, D 2-STORY,- 13 6 -4 �8/X 1�1- i E - ,! D /B-OB / ,, E i- .i , D If E D E 13 E B C, l(r-0-WIDE ADDITIONAL LANDSCAPING EX-IENSION-REDUCES PARKING LOAD BY 7 UNITS THIS EXTENSION WAS NOT CONFIGURED FOR PARKING AND IS BEING PLANTED 5'-W LANDSCAPE STRIP PER CIC*IDFnONS OF APPROVAL ARAGON CIRCLE RESIDENCES EAST WALL PLANTING PLAN design group WARD GARFIELD SPECIFIC PLAN#16 M,L HUNTINGTON BEACH RV YARD FF 0 x 19118 WARD ST,HUN TINGTON BEACH.CA 92"6 MICHAEL C. ADAMS ASSOCIATES March 15, 2010 Huntington Beach City Council 2000 Main Street Huntington Beach, CA 92648 RE: Huntington Beach RV Storage (Ward Garfield Specific Plan) Honorable Mayor Green and City Council Members: The applicant requests a continuance of the HB RV Storage applications this evening in order to address the report submitted by the Aragon Circle residents and to further review recommended conditions relating to the Ward Street dedication and street improvement requirements. We respectfully request a continuance to the April 19, 2010 City Council meeting. Sincerely, Mike Adams cc: Fred Wilson, City Administrator Joan Flynn, City Clerk Scott Hess, Director of Planning and Building Jane James, Senior Planner Frank Salomone, So. California Edison Co- Doc Rivers, HB RV Storage 3- �/P-O.Box 382 Huntington Beach,CA 92648 Phone 714.374.5678 Fax 714.374.2211 AdarnsAssoc@socal.rc corn Esparza, Patty From: Flynn, Joan Sent: Monday, March 15, 2010 11:57 AM To: Esparza, Patty Subject: FW:VOTE TO APPROVE THE WARD GARFIELD SPECIFIC PLAN RV STORAGE-- PLEASE For the late communication package. From:joanlavonne@yahoo.com Sent: Monday, March 15, 2010 11:56 AM To: city.clerk@surfcity-hb.org Subject: VOTE TO APPROVE THE WARD GARFIELD SPECIFIC PLAN RV STORAGE -- PLEASE Dear Councilmembers -- please approve the Ward Garfield Specific Plan RV Storage on this evening's agenda. I grew up in the neighborhood directly across Ward from the planned RV storage site. My mom still lives there 42 years later, so I am in the neighborhood many times a week. Standing in her front yard I can see neighbors' homes with a bus, 2 large RVs, and 2 large boats and one smaller motorhome parked sideways taking up the whole driveway. It looks blighted. WE NEED RV PARKING CLOSE BY! I also have a RV and a trailer which sit in my driveway. When the municpal code was changed to prohibit RV parking on the street, it became very difficult to find close, affordable storage. I believe this facility is needed by the residents of HB and as one who drives Ward street daily, I don't mind sharing the road with RVs needing to enter and exit the property. Thank you for your consideration Joan ZA� �a � a Esparza, Patty From: Flynn, Joan Sent: Monday, March 15, 2010 1:59 PM To: CITY COUNCIL; Wilson, Fred cc: McGrath, Jennifer, Hess, Scott; Esparza, Patty; Wayne Carvalho Subject: Garfield Ward Public Hearing lanelle Froisland representing Edison is in my office. She came to request a continuance of this evenings Public Hearing #4,Ward Garfield Specific Plan RV Storage. Joan Flynn City Clerk Esparza, Pam From: Surf City Pipeline[noreply@user.govoutreach.com] Sent: Monday,April 19,2010 12:59 PEA To: CITY COUNCIL; agendaalerts@surfdty-hb.org Subject: Surf City Pipeline: Comment on an Agenda Item(notification) Request#4894 from the Government Outreach System has been assigned to Johanna Stephenson. Request type: Question Request area: City Council-Comment on an Agenda Item Citizen name: Tim Karpinski Description: The citizens of Aragon Circle are united in their cause to explore alternative solutions to the Garfield/Ward project. And as such, would suggest altemative locations to the proposed RV Storage Facility. 1)The vacant Southern California Edison(SCE)property located in proximity to Gothard/McFadden streets.2)The vacant "Randall Lumber Yard" located in proximity to Gothard Street. 3)The vacant lot in the Huntington Beach Business Park, located in proximity to,Gothard/Heil Streets, near the Huntington Beach Fire Department Building. It is requested that these locations, as an alternative to the proposed location, be considered. These alternate locations would encourage and facilitate development in a manner that would carry out the Goals, Policies,and Objectives of the General Plan and as directed by City Council. Regards, Tim Karpinski Expected Close Date: 04/20/2010 Click here to access the r uest Note: This message is for notification purposes only. Please do not reply to this email. Email replies are not monitored and will be ignored. bave uur Neighpq, - od ' 0 2Q APR 19 AM 10= 3 Southern California Edison and Mr. Doc Ivers, Wa,,nt- o convert 13+ acres of land underneath High Volt a Rmr Lines from its gTIUGTON KAC1.1 current use as a Village Nursery Whole bperaflon, to asphalt concrete for 557 spaces of RV Storage. ® DECREASED PROPERTY VALISES Up to 14% decrease in property value for the homes close to the RV Storage Lot. The decrease in these home values would drag down the value of comparable sales for EVERY home in the entire area. .5 ge*17?F21 aY: Tot K.6eei4le4 / , �Fesrt6417_ OF ® INCREASED TRAFFIC Entry & Exit onto Ward Street would increase traffic in an already congested area. z�4G�� ® INCREASED CRIME Storing high value items in low traveled areas will lead to burglaries. ® INCREASE® NOISE & AIR POLLUTION Diesel engines require up to 8 minutes idle time to pressurize brakes which would increase air pollutants next to Pegasus School. ® INCREASE® FIRE HAZARDS Propane tanks, stored fuel and vehicles stored under the power lines. There are alternate sites in commercially zoned areas where there would be no negative impact to residents and/or homeowners. Currently there are 514 available RV spaces for rent within 10 miles of this location. Should one individual or corporation be allowed to profit- at the expense of the residents of Huntington each? Please help us preserve our neighborhood ! Show your support by attending the City Council Meeting on April 19thf by sending an e- mail to the City Council members or calling your City Council members at 714-536-5553. Meeting Jim Silva — State Assemblyman — April 30, 2010 Tim Karpinski & Debbi Henigman — Aragon Circle Discussion Issues: • Is there really a "Public Need' Ea o "Public Needs" -Water, Roads, Natural Gas, E ctnci ; Telephone, Police, Fire etc... RV Storage ??? • Numerous RV Storage Vacancies within City & surroirdin communities • Safety Concerns — Five (5) Foot setback to Senior Citizen Mobile Homes and Residents — Fire Danger • Doesn't support the "General Plan" - Not Compatible • Church cell phone tower— Same points/compatibility issues • City of Orange — Voted Down - No Appeal by Edison • Property Value Decrease (Up to 100K) • Traffic Increase (No Study Done) and Potential Crime Increase • Loss of Local Jobs, Noise and Pollution Increase — Coyote Habitat • Numerous Optional Locations - Industrial Areas - Land is Valuable in HB �'4/4f ?/�"�j ,��`� 0 a CITY OF HUNTINGTON BEACH Inter-Department Communication Planning and Building Department TO: Honorable Mayor and City Council Members VIA: Fred Wilson, City Administrator FROM: Scott Hess, AICP, Director of Planning and Build4or_j DATE: May 5, 2010 SUBJECT: NEGATIVE DECLARATION NO. 09-006, GENERAL PLAN AMENDMENT NO. 09-002,ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024 (WARD GARFIELD SPECIFIC PLAN/ RECREATIONAL VEHICLE STORAGE) On March 15, 2010, the City Council continued this item to the April 19, 2010 City Council meeting at the applicant's request. On April 19, 2010, the City Council continued this item to the May 17, 2010 City Council meeting pursuant to a second continuance request from the applicant. On May 3, 2010, the applicant submitted the attached request for a third continuance from the May 17, 2010 City Council meeting to the June 21, 2010 meeting. Attachment: Letter from Michael C. Adams Associates dated May 3, 2010 SH:HF.jj:lw xc: Bob Hall, Deputy City Administrator Mary Beth Broeren, Planning Manager Jane James, Senior Planner Linda Wine, Administrative Assistant G:\admltr\2010\050610jj (Ward Garfield RV Continuance) MI EL C. ADAMS ASSOCIATES May 3, 2010 Huntington Beach City Council 2000 Main Street Huntington Beach, CA�1648 RE: Huntington Beach RV Storage (Ward Garfield 8004filp Pl4n) Hot iotable Mayor Green,and,City.Council Members: We_reqtfftel a furtheT continuaticeof the nbove-referenped,application,in order to allow -more tirne to discus recomrnended condiflons reta-fing to the and Street street improvement rNauim.-rents with city staff., and to address the,report submitted by tbe, Aragon Circle residents. Vile will also,6eanalyzing viab16 alto!rnafive' to the site, layout which will hopefully be suppoft-d, by evefyone.. We request the item be continued to the June 21, 2040 City Council meeting_ in 4K4 Mike Adarris M. Fred Mson, City Adxnini ratof Joan Flynn, City Clerk ,,tott Hess, Director-of Plan,ning and Building JaTw,Jan-mems. Senior Planner Frank Salortione, So. Cafifdrriia Edison Co. Doc Rivers, HB RV$tarage Ro.Box U2, Hufthigton fi�aeh,CAL 92548 Pr,ona 714.374� Fax.714,174221, Page 1 of 1 Ferrera, Caren From: Surf City Pipeline [noreply@user.govoutreach.com] Sent: Monday, May 17, 2010 8:57 AM To: CITY COUNCIL; agendaalerts@surfcity-hb.org Subject: Surf City Pipeline: Comment on an Agenda Item(notification) Request#5299 from the Government Outreach System has been assigned to Johanna Stephenson. Request type: Comment Request area: City Council- Comment on an Agenda Item Citizen name: Irmin Langton Description: Irmin Langton has FAXED comments to Council Members regarding the Ward- Garfield specific plans voicing opposition to the planned structure "within the Edison yard." Expected Close Date: 05/18/2010 Click here to access the request Note: This message is for notification purposes only. Please do not reply to this email. Email replies are not monitored and will be ignored. 5/17/2010 SO ity City Council & City Administrator's Office 2000 Main Street Pach . Huntington Beach, CA 92648 TEL: 714-536-5202 FAX: 714-536-5233 To: Irmin Langton From: City Council Fax: (714)964-5508 Pages: 1 Phone: Date: May 17, 2010 Ward-Garfield Specific Plan Re: CC: ❑ Urgent ❑ For Review ❑Please Comment ❑Please Reply ❑Please Recycle • Comments: Dear Irmin: Thank you for your comments to the Council Members. Each member received a copy,as did the City Clerk's office and the Planning Department. We appreciate that you have taken the time to share your thoughts about the plan with us. Kay 05/14/2010 19:41 71496455089 ILANGTON DA,,U 57� 1 7— ' E O1 irnin Lar,Stan •L� 70156 Gnzrk.ld A-sc auntie ttt Bch C,%92616.2506 {ds ........... /AiD fe> gal . a 613E d: f' P ATTACHMENT #9 1 ' 'ftround an'd Site History ® 43.60 acres ® SEC Ward Street and Garfield Avenue ® Owned and operated by SCE ® SCE substation, towers, lines ® Village Nurseries ® Wireless Communication Facilities e Community Meeting — Sept 22, 2009 Planning Commission Action Fr, Appeal ® February 9, 2010 - PC approved project o GPA, ZMA, ZTA forwarded to CC ® February 19, 2010 — Appealed by MPT Jill Hardy o CUP, ND appealed for land use compatibility issues; consider all entitlements concurrently ® Continued at Applicant's Request 2 Request am • GPA: From P (Public) to P-sp (Public- Specific Plan Overlay) ® ZMA: From RL (Residential Low Density) to Specific Plan No. 16 (SP 16) ® ZTA: Adopt SP 16 and establish unique zoning requirements ® CUP: Permit RV storage on 10.71 acres ® ND: Analyze potential environmental impacts Request Continued — ZMA / ZTA ® Currently RL ® Vehicle storage in CG or I ® Rezoning to CG or I allows other uses ® SP 16 limits uses to four: o SCE substation, towers, utilities, and lines o Landscape nursery o Wireless communication o Recreational vehicle storage ® Establishes development standards 3 Request Continued — ZMA / ZTA ® Establishes Three GARFIELD AVE. Planning Areas o PA 1: (13.52 ac) HB RV Storage + nursery , ��� o PA 2: (12.95 ac) SCE substation 3 2 o PA 3: (17.13 ac) Village YORKTOWN AVE. Nurseries � CUP NO. 09-024 ® 395 (reduced from 557) space RV storage facility o RVs only; no commercial vehicles o RV storage north of Yorktown only o Remote controlled electronic gate 0 480 sq ft modular office building o Five parking spaces o Vehicle wash station o Dump station o Lighting, landscaping, fencing 4 Ne ative Declaration Process ® December 14, 2009 — EAC meeting ® December 17, 2009 — 30 day review period ® Six letters received • Caltrans • DTSC • OC PW • Two Individuals • Environmental Board CPA Analysis 1111-A111-111111 ® Addition of "sp" Suffix • No material change from P designation • Not consistent with RL zoning o Location — arterials, I- md City boundary o Surrounding uses o Primary uses continue o Ancillary uses allowed Ar 5 ZMA and ZTA Analysis m Deletion of RL Zoning o RL not likely '17 Compatibility -U o Mix of public, residential, and open V I'M"R space uses A surrounding site o Combines utilities and 71,5 low intensity commercial activities o No changes in PA 2 and PA 3 ZTA and ZMA Analysis Continued ® Development Standards • Height, setbacks, parking, landscaping, fencing • Parking — min. 5 spaces • Modular building 6 7 Street Widening, ■ Ward Street 0 4 lane undivided in GP (80' r-o-w) ,; 0 2 lane undivided currently V (60' r-o-w) r. o Dedicate 20' and full improvements at RV entry =4 lanes (80') y; o City—transition north of entry; dedicate 13'for 4 ,fix lanes (73' r-o-w) s o Applicant/SCE—will dedicate and improve Recommendation ,. 3 rg ■ Approval of ND No. 09-006 • Approval of GPA No. 09-002, ZMA No. 09-002, ZTA No. 09- 007 and CUP No_ 09-024 because: o SP suffix accommodates dual use of SCE o Provides needed RV storage without disrupting utility service provider o Allows continuation of landscape nursery and wireless o Compatible with surrounding uses o Minimizes potential impacts through site design, landscaping and screen fencing, operational standards, compliance with applicable codes and regulations 8 COMMUNICATIONS REGARDING AGENDA ITEM: General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006: WARD GARFIELD SPECIFIC PLAN — RV STORAGE 617 � ����' K $ � - ..:Y �� ��$ �- ;s�.. i '`�c �"z; _R* tla`� 'c° .. � _ � �„s'Fa,✓ ��" �'° `� „"& .�"�46ra�.rt,, 4�x,- ��.o _..,' °af ; V , w�,, � ,. 4 s, @ —A•- .,1, g, °,., :f�u'n c' a. �� •'may..✓' "_K .v. 4 tW; � " `�d . *�,k 4� ,ak' 4' •_ � m� 0 ® Heart attacks, stroke , congestive heart failure, cardiac arrhythmias, cancer, exacerbate asthma and COP (Environment and Human Health, Inc) ® Children and Elderly at higher risk ■ Proposal states plan doesn't conflict with AQMP based on no added po&-%ulationgrowth ® Faulty reasoning, still involves more vehicles ■ Doesn't consider Pegasus traffic, no baseline measurements " � .��� [(`,,r �s � {g y�� .� ,� 4.�"' �. � �wt�'",`.;). ���1����� ���' ",,p���,� �, a° w•" da r't _ .�v,. ., �K '�"� ,d 'ri'° �� �x �� �� ��'� � `�.�� �"�� � �� �� :�,��.:s. �a 4� .�:f w.',...<1 �.y 'fie,�"j '�C,• :`�'" 'h" ;x �' ' 's k�,y�� �.R ,��:N.'m.�. 41 Id + ° { yP. ' Fk _ ° ° w M ° r� t ° w ® Published in the Annual Reviews of Public Health,1994, 1% increase in total mortality for each :LoMg/M3 in particulate matter ■ Respiratory 3.4% ® Cardiovascular 1.4% ® 2007 Circulation.-Journal of the American Heart Association ® 2007 American Heart Associations Scientic session ® 2007 aStoke:Journal of the American Heart Association ® 2005 circulation.Journal of the American Heart Association ■ ACCESS, number zg fall 2oo6 Localized Vehicle Pollution Matters ■ Published by professors of urban planning and public health at UCLA and UCI ■ Highest concentration of pollutants within first s.00 meters of roadway ■ Black carbon, carbon monoxide and ultrafine particles (which can penetrate blood brain barriers) ® Diesel emissions linked to respiratory aliments, childhood cancer, brain cancer, leukemia, higher mortality rates a ` . ` in * About Links m �� w Legislation � ntac w m Donate omme _ Reports ev°� Contact � ona ` Research Areas The Harmful Effects of Vehicle Exhaust Childhood Obesity Summary of Findings � RmpmrtNavigi cancer ,- m Air Pollution and Human Health Vehicle Exhaust Scientific experts now believe the / > Introduction nation faces an epidemic ofillnesses Pesticides > neoommendi that are exacerbated by air pollution. Asthma These illnesses include cardiovascular ^ » Summary of School Environments disease, asthma, chronic obstructive _ > pressReieau pulmonary disease, lung cancer, and . Wood Smoke penEmpaOo|: diabetes. Recomendac|nr Pressure Treated Wood I | � Children at Special Risk | Synthetic Turf The American Academy of Pediatrics has concluded that levels of Resulting Leg Plastics ozone and particulate matter are high enough in many parts of the U.S. to ohi/dran� hea|th. (1) Eleven million U.S.' ^ An Act PnohU �em/s/� Updates children live in areas that exceed one or more federal airqua|ity1 Idling of Motor standards; Q million children live in areas where ozone standards are exceeded; 3.5 million children live in areas where the EMMI e]ourna| Downloads particulate standards are exceeded, and 2.8 million children live in counties where the carbon monoxide standard is exceeded. (J) > Download FL � Elderly at Special Risk I nepnrt Cardiovascular disease, hypertension, diabetes and cancer are all > Duwn!oadSL i/|-neases disproportionately borne by the elderly. Nearly one-half —'~-- tmillion Connecticut residents are over GS years ofage. > Download Recnmmendat| � Asthma Chemicals in vehicle exhaust are harmful toasthmatics. Exhaust Related Links can advecse|y affect lung function (3,4,5,6) and may promote allergic reactions and airway constriction. (7) All vehicles, / / especially diesel engines, emit very fine particles that deeply Ambient Air Po | penetrate |ungsand inOannethe circu/atorysystenn, damaging | Health Hazards / ) cells and causing respiratory problems. (Q) Even short-term | Air quality indp exposure to vehicle exhaust may harm asthmatics. (9,10'11'12) ' to air quality a/ � Asthmatic children are particularly sensitive to air pollution. New health | England states have some of the highest asthma rates in the / CT Asthma Ep|/ | country. About y percent of Connecticut's youth have the disease. | ! and Statistics > (13) Inhalation of vehicle emissions, even for short periods, may � | be harmful toasthmatics. One study found that children ane4O American Lung i | i Ou�d»�rAirgu percent more likely to have on attack on high outdoor pollution days. (14) Connecticut's C Climate Change ® Chronic Obstructive Pulmonary Disease i Vehicle emissions are particularly harmful to people afflicted with chronic obstructive pulmonary disease (COPD), such as chronic i bronchitis. Significant and replicated associations have been found between increased ozone levels and a range of adverse effects on the lungs, (15) and several studies have shown increased risk of hospital admission from COPD associated with high ozone levels. (16) There is also a relationship between the levels of PM10 and morbidity (17) in patients with COPD. These associations were noted in Philadelphia, where the major source of these particles is motor vehicles. (18) Fine particle matter is especially harmful to people with COPD (19, 20) and has been found to increase their hospital admission rates. (21) High levels j ! of PM10 are also associated with increased morbidity among y I those with the illness. I ® Cardiovascular Disease Mortality and hospital admissions for myocardial infarction, congestive cardiac failure and cardiac arrhythmia increase with a rise in the concentrations of particulate and gaseous pollutants. (22) As concentrations of airborne particles increase, those with I � f cardiovascular disease may experience increasing severity of - i symptoms, rates of hospitalization, and mortality. (23) The risk of having a heart attack is greater for people exposed to pollution from heavy traffic, as well as for those living near air-polluted roadways. (24) ® Cancer Vehicles emit numerous carcinogenic chemicals. Diesel contains benzene, formaldehyde, and 1,3-butadiene—all three are well ! recognized carcinogens. EPA estimates that vehicle emissions j ( account for as many as half of all cancers attributed to outdoor air pollution. (25) ® Diabetes i Increasing levels of air pollution are associated with rising ! mortality rates among diabetics. Because of the overlap between I i diabetes and cardiovascular disease, the nature of this association is not yet clear. (26) j a Air Pollution Increases Mortality Among Susceptible Groups Air pollution kills more Americans than breast and prostate cancers combined, (27) and the premature deaths associated with particulate matter pollution alone are comparable to deaths from ! traffic accidents. (28) Air pollution is a serious and growing threat s to the health of Connecticut residents. We estimate that nearly ! one million of Connecticut's 3.5 million residents experience one � I i j or more of these illnesses, some without knowing it. ® Vehicle Emissions Mobile emissions that are believed to present the greatest health risk to Connecticut residents include ozone, particulate matter, acetaldehyde, acrolein, benzene, 1,3-butadiene, formaldehyde, and diesel exhaust. 4 ® ®eons and Motor Vehicles f Motor vehicles emit millions of pounds of hazardous pollutants into the air each year in the U.S., including volatile organic compounds and oxides of nitrogen (NOx). These chemicals form ozone in the presence of sunlight. I � m Fine Particulate Matter Fine particulate matter is a serious threat to human health. Fine particles can aggravate both heart and lung diseases. Those with j diabetes, older adults, and children are especially sensitive. Fine j particulate matter is responsible for several tens of thousands of premature deaths annually in the U.S. (29) and is measured at levels above federal air quality standards in Connecticut. (30) ® Diesel Exhaust Diesel exhaust is especially dangerous, containing nearly 40 jhazardous pollutants. The mixture contains carbon particles that are exceptionally small in size, less than one micron. These fine particles may be deeply inhaled into the lung and carry with them a collection of attached hazardous compounds. Diesel emissions increase the severity and duration of asthma attacks. ® Diesel Emissions j The California Air Resources Board concluded that diesel emissions account for the majority of cancer risk created by all f outdoor air pollution sources in the state. The American Academy j of Pediatrics recommends that children's exposure to diesel exhaust particles should be decreased and that idling of diesel vehicles in places where children live and congregate should be minimized to protect their health. (31) School bus particulate emissions sometimes exceed the federal PM2.5 standards by as j much as ten-fold. j ® Averaging Air Pollution The government is allowed to average some pollutants across 1 long periods of time. For example, PM2.5 is permitted to be j averaged over 24 hour intervals and the 24-hour avers i 9 es are 9 Ithen averaged over three years, before compliance with federal i standards is determined. The results mask serious high pollution episodes. Medical scientists have determined that much shorter- term exposures, measured in hours or minutes, are potentially I dangerous to susceptible populations, such as those with f cardiovascular, respiratory, and other illnesses. I Air Quality Monitoring Deficiencies j Government understanding of the severity of air pollution jdepends upon what is being monitored and where the monitoring occurs. Air quality varies across space and time, and is dependent upon climatic conditions. It is poorest, but may not be monitored, where traffic is most intense, normally where highways slow near j � urban areas, near construction sites, and where trucks, buses, and cars tend to concentrate and idle: schools, hospitals, { j shopping centers, truck stops, warehouses, ports and shipping facilities, oil tank farms, rail stations, bus terminals, and where gas and diesel powered vehicles are used within warehouses or j ships. i ® Diesel Fuel Consumption i j Use of diesel fuel doubled in the U.S. between 1982 and 1998. 1 The demand for transportation fuel continues to rise throughout I f the nation, particularly for diesel fuel. j ® Fuel Economy Stagnation I � j In the last 15 years, there has been little improvement in the I miles per gallon (MPG) rating of cars and light trucks. The j ! average MPG achieved by trucks has remained the same for the j last 30 years at approximately 5.5 miles per gallon. j ! ■ Highways as Air Pollution Corridors I i Highways are recognized by scientific experts to act as three- dimensional corridors of air pollution containing many hazardous i chemicals. ® Fuel Oil Consumption Home heating fuel is essentially the same as diesel fuel, although the sulfur content is higher. Connecticut is exceptionally dependent on No. 2 fuel oil for heating purposes, and last year ranked fourth in the nation in raw consumption at more than 660 million gallons. By contrast, 230 million gallons of diesel fuel were used for transport purposes. Connecticut ranks first in the nation I in fuel oil consumption per square mile of state area. This means that diesel pollution will be most severe where residential and jtraffic density are highest. It also explains the high particulate I counts routinely measured in areas where population density is j high and where multiple traffic lanes funnel into single lanes. Chronic traffic congestion leads to chronic human exposure to I known hazardous air pollutants. I j i ® PM2.5 Non-Compliance Fine particulate matter in Connecticut exceeds federal air quality standards. (32) During the first six months of 2005, levels of fine particulates, or PM2.5, in New Haven, Connecticut, exceeded the i ' federal standard for 70 days, roughly 40 percent of the time. ® Ozone Non-Compliance a The entire state of Connecticut exceeds the eight-hour ozone j ( % standard. (33) 4 i ® Connecticut's Dependence on Motor Vehicles Fewer than three percent of Connecticut residents walk to work, (34) and 45 percent of all Connecticut trips under a half-mile are made in a vehicle. (35) Connecticut residents spend on average j I 70 minutes a day in their cars, often breathing this polluted air. (36) ® Connecticut Citizens Proximity to Highways j One in three Connecticut citizens live within a mile of an interstate highway. As many as 70,000 of those residents are under the age of five. (37) In addition, 37 percent of the state's j ! schools are located within a mile of an interstate highway. (38) fj I i ® Vehicle Miles Traveled (VMT) Connecticut residents own nearly three million vehicles, and E travel nearly 31 billion miles each year. Each year residents put I more miles on their vehicles in a year than ever before. The number of vehicles driven in the state is also growing. Between j f 1995 and and 2000, state residents increased the miles driven by 10 percent (39) and this trend is expected to continue. The I number of Vehicle miles traveled (VMT) in the state is projected j I j to rise by another 12 percent by 2010 and by 27 percent by j I 2025. (40) The increase in VMT in recent years has overwhelmed I � the technological advances made with respect to vehicle i emissions reductions. (41) i ® Idling and Wasted Fuel The U.S. Argonne National Laboratory estimates that about 20 million barrels of diesel fuel are consumed each year by idling j i long-haul trucks. Estimated truck emissions total about 10 million tons of CO2, 50,000 tons of nitrogen oxides, and 2,000 tons of I particulates. (42) ® Natural Resources I Canada estimates that idling a light duty vehicle for 10 minutes a day uses an average of 26.4 gallons (100 liters) of gas a year. i Assuming Connecticut has approximately 2.2 million light duty vehicles, if idling time were reduced by 10 minutes per day for each, nearly 58 million gallons of gas would be saved per year, j along with $145 million in fuel costs per year if one assumes that gas costs $2.50 per gallon. ® Vehicle Emissions and Climate Change 1 i Vehicle emissions contribute to air pollution generated from the I combustion of fossil fuels from many other sources, including the I burning of coal and oil in power plants, incinerators, home heating oil, and construction equipment. The combustion of gas s and diesel fuels produce greenhouse gases that are contributing j 4 � i to local, regional and global climatic changes. A recent study published in Science analyzed more than 900 scientific articles listed with the keywords"global climate change." Not one disagreed with the consensus view that humans are contributing I to global warming. (43) Little initiative is expected on this issue at I the national and international levels of government. Connecticut has the potential to become a leader among states in reducing these gases. ■ Carbon Dioxide I Carbon dioxide (CO2), considered the largest contributor to greenhouse climate change, accounts for more than 80 percent of j U.S. greenhouse gas emissions. One-third of these emissions come from the transportation sector. (44) Carbon dioxide j emissions originate almost entirely from fossil fuel consumption, and two-thirds of U.S. fuel consumption is used for 1 1 transportation. (45) --------.---.__._._ ._,.---_----------- --.----._.______.---------.-----._-__ .__. -------_------___._.-..-_-----_.___ © EHHI 1191 Ridge Road North Haven, Connecticut 06473 ( Phone: (203) 248-6582 Fax: (203) 288-7571 in P,79, I'T S T"T Down t® the Mete r: �® aclized Vehicle Pollu tion Ma tters BY DOUGLAS HOUSTON, JUN WU, PAUL ONG & ARTHUR WINER AIR POLLUTION CONTROL PROGRAMS HAVE HELPED IMPROVE many aspects of regional air quality over the past thirty years despite tremen- dous growth in both population and vehicle-miles traveled.However,regional strategies to confront vehicle-related pollution are proving to be insufficient to protect the health of those who live,work,attend school,or play near major roadways.Recent air pollution and epidemiological findings suggest that harmful vehicle-related pollutants and their associated adverse health effects concentrate within a couple hundred meters of heavily traveled freeways and thoroughfares.We're just beginning to understand the health and economic costs of such localized effects, and we still know little about who is exposed to these pollutants. Recent field studies indicate that vehicle-related pollutants such as ultrafine particles,black carbon,and carbon monoxide are highly concentrated immediately downwind from major road- ways.Their relative concentration declines by as much as sixty percent at 100 meters downwind, drops to near background levels at about 200 meters,and are indistinguishable from background ambient concentrations at 300 meters. Among vehicle-related pollutants, ultrafine particles are especially worrisome since they are capable of penetrating cell walls and the blood-brain barrier and can be easily absorbed into vital organs.Diesel exhaust particulate is also a great concern as evidence is rapidly accumulating that subjects who live near roadways with a high volume of diesel vehicles are more likely to suffer from respiratory ailments, childhood cancer, brain cancer, leukemia and higher mortality rates than people who live more than 300 meters away from such roadways. Vehicle-related air pollutants have also been associated with respiratory illness, impaired lung function, and increased infant mortality.A Los Angeles County study found that pregnant women who reside within 750 feet of heavily traveled roads face a ten to twenty percent higher risk of early birth and low-birth-weight babies. Ho"'I", is studying for the 1,hl)i,i urha,r pia rrniny at the of California, I.,, 'Angd— 1— Mu i, a....la"t f public h—ld, at th, Un Yit ofCal,for0a,1-i— (I..........(a,"i.adul. Pain 0", 7 11 p-Ps—rofurb—,p1.,,,,g (P I'll 11a and Arthur W'iner is prof"I",of 1,,/h,,,Iih in-01--h—A), bath al UCLA. Aft M m, yr g, -4 rR Z, .4WAOM A: W WAA "T a R �13 Z 4i _a l 53 V V;W, VJ11 M A e 3 & A=Xl UNDERSTANDING EXPOSURE Although we know there are high concentrations of pollutants close to major road- ways,it's harder to measure an individual's exposure because of where and when activi- ties take place. Indoor pollutant concentrations are mediated by numerous factors including a building's ventilation and pollutant decay rates;in-vehicle concentrations are related to the exhaust of vehicles in front and to traffic densities.Individual exposure is also determined by activity level and breathing rate.For instance,young children have high breathing rates and therefore inhale a relatively larger volume of pollutants than older children or adults. Even a part of the day spent playing outdoors downwind of a major roadway could comprise a significant proportion of a child's overall daily exposure to air pollution,given the higher rate of inhalation during moderate or vigorous play. 'These factors are important for understanding the magnitude of health risks near major roadways and for developing appropriate policy responses and strategies to mitigate them.Because direct measurement of pollutant levels and individual exposure is expensive and difficult, researchers are learning to model individual-and neighbor- hood-level exposures to air pollutants to understand h6w they are affected by time of day,activity,and travel patterns. NUMBER 29, FALL 2006 UNEVEN EFFECTS AND ENVIRONMENTAL JUSTICE The health effects of near-roadway vehicle-related pollutants are likely to be unevenly distributed across communities. Our recent finding that minority and high- poverty neighborhoods in Southern California bear over twice the level of traffic density as the rest of the region suggests that those who spend time in these areas may be disproportionately exposed to concentrated air pollution,and therefore at higher than average risk for chronic illness,lung impairment, and mortality.The same areas have been plagued in many cases by residential segregation,disinvestment, declining prop- Wn erty values,deteriorated housing,limited business opportunities,insurance redlining, and poor schools. Such communities often have a disproportionate level of nearby environmental hazards. While residents of affected areas may benefit from the access provided by nearby roads,this benefit may not be proportional to the health burden they bear.Living in dense areas near major roadways can offer a number of benefits,including accessibility and affordable housing.The transportation infrastructure could be partially responsible for the presence of local job centers,which could enhance nearby employment opportunities. A disproportionately high number of trips in many disadvantaged areas,however, are made by nonresidents commuting to job centers.Therefore, residents may suffer Minority and substantial health costs compared to nonresident commuters,who return every evening to less-polluted areas.Although rather simplistic,this scenario is supported by our find- 11 ing that minority and poor residents are less likely to have a household vehicle,less likely to commute to work in an auto,and more likely to use public transit.(Heavy-duty gas and diesel transit buses are responsible for only a small portion of over-all vehicle-related emissions in California.Also, over eighty percent of the bus fleet of the 1,os Angeles neighborhoods in County Metropolitan Authority,the largest transit provider in Southern California,uses clean-burning compressed natural gas.) Southern Calijornic-7 Clearly, equity questions raised by the uneven distribution of traffic within urban regions are complicated.Without a more.detailed understanding of individual activity and travel patterns, pollution dispersion patterns, and individual exposure levels, we bear over tiv ice the may not fully understand the benefits and costs of living,working,and recreating in high traffic areas.Still,with growing understanding of the localized effects of vehicle-related pollutants,transportation and land use planners have enough information to formulate bue/of traffic density and implement strategies to protect the health of all city inhabitants who use these areas,including the most disadvantaged. as the rest Of GOODS MOVEMENT CORRIDORS AND CONCENTRATED DIESEL POLLUTANTS Recent and projected expansions of goods movement corridors in Southern California raise many environmental justice concerns,including the potential localized the region. effect of diesel pollution.Heavy-duty diesel trucks emit high levels of ultrafine and fine particles,and a complex mixture of gaseous air pollutants,41 of which are listed by the State of California as toxic air contaminants.Transportation corridors with heavy-duty ;,;,���, 'S•`^�._*e-+` ...may-, a;x.;'�°:;.s??;"��c�.,=n «^ap+.,..;�e-,��:�fz;^�,?;r�, ..r.�„�t-�+xtr�.�er, q.._.�„ .*g,:,6.,. h_ ! w t ,777 t diesel traffic such as the 710 freeway in Los Angeles tend to have higher concentrations of these harmful pollutants than a freeway with less diesel traffic such as the 405.The California Department of Transportation says that in 2002 the segment of the 710 from the Ports of Long Beach and Los Angeles through the low-income,minority communities of Lynwood, South Gate, and Bell into East Los Angeles carried over 32,000 trucks Subjects tvbo lice near per day,comprising up to fifteen percent of all the traffic on this segment.Much of this truck traffic carries goods throughout the entire region.According to the South Coast l Air Quality District,diesel particulate emissions are responsible for about seventy per- roadways iv tb a b igh cent of the estimated carcinogenic risk from air toxins.Although the expansion of goods movement corridors offers regional and national economic benefits,the cumulative local l health effects of diesel exhaust might be huge.Near-roadway exposure to diesel-related volume of diesel cebicle pollutants such as ultrafine particles,black carbon,and carbon monoxide could also be compounded by nearby rail and port activities. , y crrf are more IIk d e t to s er POLICY AND PLANNING RESPONSES Given the pervasiveness and necessity of urban roadways,multiple strategies will from respiratory be required to address the adverse impacts of vehicle-related pollutants,especially since technological solutions for future gains in emission reduction appear limited in the near future.While gasoline vehicles have become much cleaner,on-and off-road heavy-duty ailments, Ailclllood diesel engines are just now being required to meet stricter emissions standards. Until recently,pollution controls on these engines were limited by the high sulfur content of diesel fuel. On-road diesel engine models of 2007 or newer sold in the United States Cancer, brain Cancer, will now be equipped with advanced pollution control technology such as particulate filters and required to use newly available ultra-low sulfur diesel fuel (ULSD).Similar ) requirements will be phased in over the next decade for new non-road diesel engines leukemia, and li yber such as in construction, agricultural, and industrial equipment. The California Air Resources Board (ARB) suggests these new on-road diesel standards could result in a 11 ninety percent reduction of NOX emissions and a ninety percent reduction in particulate mortality rates. matter emissions compared to 2004 diesel standards. Diesel engines are very durable,however,and can last for thirty years,which limits the near-term effectiveness of the new standards.Even though retrofitting older diesels with new emissions controls and using ULSD could help curb emissions,implementing a large-scale retrofit program is extremely challenging. The San Pedro Bay Ports recently proposed incentive programs to promote the replacement and retrofit of older heavy-duty diesels and to make alternate fuels and clean diesel more widely available. Another strategy restricts"sensitive land uses"away from major roadways.In 2003, the California legislature responded to the evidence of high concentrations of harmful pollutants near major roadways by prohibiting the construction of public schools within 500 feet of busy roadways.Ten percent of California public schools and nineteen percent of the state's licensed childcare centers are located within 500 feet of a major roadway. As many as 25 percent of childcare centers are located within 650 feet of a major roadway. NUMBIB 29, FALL 2006 P;0RA11'1_ - Z,i -g IM t+N R J, M Mor wi 061111NE.Y�'110 _`Yyin, "a CAM MOM m _11M OR% A, -W-1 -W7 p _O _4 0; 'q 1W P'n Al The California Air Resources Board recently developed recommendations for restricting residences,schools,day-care centers,playgrounds,and medical facilities near heavily traveled roadways and other air pollution sources.The board's objective is to reduce cumulative exposure from multiple sources of pollution—not just major road- ways, but also sources such as distribution centers, rail yards, ports, refineries, and chrome platers. Similar proximity-based standards should become an integral part of the environmental review of transportation projects, regional transportation planning, and local land use planning. With the recent adoption of new rules by the Environmental Protection Agency and the Federal Highway Administration,regional agencies will soon be required to demon- strate that transportation projects involving significant increases in diesel traffic(such as road expansions and new bus terminals)do not create hazardous hotspots of particu- late matter.Initial guidelines for hotspot analysis include qualitative review and compar- isons with similar projects in the region to identify potential impacts. This new requirement could be a step in the right direction,but since it is just now being translated into practice and lacks clear guidelines for impact assessment,it remains unclear how effective it will prove. A large-scale re-siting of sensitive land uses away from major roadways is highly unlikely. Therefore, multiple strategies should be explored to reduce exposures and _gp; P,f protect public health. Further research is needed to better understand how vehicle- related pollutants disperse immediately adjacent to major roadways, and to study the extent to which barriers such as sound walls or landscape buffers can mediate the con- centration of pollutants. Potential solutions may include the installation of air filtration systems in near-roadway facilities and residences to limit the intrusion of outdoor air. Strategic site design could help reduce the exposure of vulnerable populations to vehicle pollutants.For instance,playgrounds and outdoor activities at schools could be located on the side of the property farthest from major roadways.Outdoor and vigorous activi- ties could be restricted during high traffic periods. CONCLUSION We're only beginning to understand the public health,policy,and societal implica- tions of on-and near-roadway exposures to vehicle-related pollutants.Transportation and land use planners accustomed to addressing regional effects of vehicle-related pollutants through the air quality conformity process must also continue to devise new strategies or reorient existing ones to account for local health effects.For instance,smart growth plans to reduce vehicle-miles traveled through mixed-use development could reduce both near-roadway exposures and regional smog.Such development,however, should be evaluated carefully to avoid high local air pollution concentrations from multiple commercial, industrial, or transportation infrastructure. The integration of local-level concerns into regional transportation, air quality, land use, and growth planning is a daunting but worthwhile pursuit. We must localize the scale of our thinking even as we work towards regional prosperity and health. FURTHER READING California Environmental Protection Agency and the California Air Resources Board. Draft Air Quality and Land Use Handbook:A Community Health Perspective. http://www.arb.ca.gov/cli/aqhandbook.htm. Douglas Houston,Paul Ong,Jun Wu,and Arthur Winer,"Proximity of Licensed Childcare to Near-Road—ay Vehicle Pollution,"American Journal of Public Health, vol.96,no.9,pp. 1611-1617,2006. Douglas Houston,Jun Wu,Paul Ong,and Arthur Winer,"Structural Disparities of Urban Traffic In Southern California:Implications for Vehicle-Related Air Pollution Exposure in Minority and High-Poverty Neighborhoods,"Journal of Urban Affairs, vol.25,pp.565-59Z,2004. I Paul Ong,Mat-thew Graham,and Douglas Houston, "The Policy and Programmatic Importance of Spatial Alignment of Multiple GIS Data Sources,"American Journal of Public Health.vol.96.no.3,pp.499-504,2006. Paul Ong,"Auto Insurance Redlining In the Inner City,"ACCESS,no.25,Fall 2004. Yifang Zhu,William C.Hinds,Seongheon Kim,Si Shen,and Constantinos Sloutas, "Study of Ultrafine Particles Near a Major Highway with Heavy-Duty Diesel Traffic," Atmospheric Environment,vol.36,pp.4323-4335,2002. Er NUMBER 29, FALL 2006 tares how onmeAW F009wWw.y wy -AIR RESOURCES BOARD Health Effects of Diesel Exhaust Particulate Matter Diesel engines emit a complex mixture of air pollutants, composed of gaseous and solid material. The visible emissions in diesel exhaust are known as particulate matter or PIVI, which includes carbon particles or "soot." Diesel exhaust also contains a variety of harmful gases and over 40 other known cancer-causing substances. In 1998, California identified diesel PM as a toxic air contaminant based on its potential to cause cancer, premature death, and other health problems. Those most vulnerable are children whose lungs are still developing and the elderly who may have other serious health problems. Each year in California, diesel PIVI contributes to 3,500 premature deaths and thousands of hospital admissions, asthma attacks and other respiratory symptoms, and lost workdays. Overall, diesel engine emissions are responsible for the majority of California's known cancer risk from outdoor air pollutants. In addition, diesel soot causes visibility reduction and is a potent greenhouse agent involved in global warming. Summary of the Health and Environmental Effects of Diesel PM Exposure for California* ➢ Premature deaths (3,500 per year) ➢ Lung cancer(250 per year) ➢ Decreased lung function in children ➢ Chronic bronchitis ➢ Increased respiratory and cardiovascular hospitalizations ➢ Aggravated asthma ➢ Increased respiratory symptoms ➢ Lost workdays ➢ Reduction in visibility (10 to 75% of total) ➢ Global warmin 2nd to carbon dioxide *Except for lung cancer, the health effects are based on the assumption that diesel exhaust PM is approximately as toxic as the general ambient PM mixture. Diesel Particulate Matter (PM) Contributes to Premature Death PM is a contributing factor to premature death from heart and/or lung diseases, based on studies of over 500,000 people (Pope et al., 1995, 2002), and independently verified with a reanalysis requested by industry and the U.S. Congress (Krewski et al., 2001). Average life expectancy was reduced by about 1.5 years, comparing the cities with highest and lowest high PM levels (Brunekreef, 1997). This translates to a loss of about 14 years of life for people who died from diseases associated with PM exposure (USEPA, 1999). These studies serve as the basis for PM air quality standards by ARB, U.S. EPA, the World Health Organization guidelines for Europe, and other countries. 1 Very few studies have investigated the responses of human subjects specifically exposed to diesel PM, and none of the available epidemiologic studies have measured the diesel PM content of the outdoor pollution mix. However, the extensive animal toxicology literature on the health impacts of diesel exhaust PM leads to the conclusion that diesel exhaust PM is at least as toxic as the general ambient PM mixture. ARB has made quantitative estimates of the public health impacts of diesel exhaust PM based on this equivalency assumption. We estimate that current Statewide levels of diesel PM contribute to 3,500 deaths (range: 1,000 to 6,400) annually (CARE, 2008). Additional health impacts can result from exposure to secondary diesel PM that is formed in the atmosphere from oxides of nitrogen, emitted from diesel engine exhaust. Specific studies that link motor vehicle-related PM exposure to premature death include: • Elderly people living near major roads had almost twice the risk of dying from cardiopulmonary causes (Hoek et'al., 2000). ® PM from motor vehicles was linked to increased mortality (Tsai et al., 2000). • Fine PM (PM2.5) from mobile sources accounted for three times the mortality as did PM2.5 from coal combustion sources (Laden et al., 2000). PM Contributes to Illness PM is also a contributing factor to hospital admissions and emergency room visits for cardiopulmonary causes (Pope, 1989; Schwartz et al., 2003; Sheppard, 2003; Zanobetti and Schwartz, 2003), asthma exacerbation (Whittemore and Kom, 1980), and lost work days (Ostro, 1987). We estimate thousands of hospital admissions for cardiopulmonary causes, emergency room visits, asthma attacks, and millions of lost work days each year in California due to PM (CARE, 2002). At least 10% of these impacts (see below) are related to diesel PM. In addition, preliminary evidence suggests that diesel PM exposure may facilitate development of new allergies (Diaz-Sanchez et al., 1999; Kleinman et al., 2005). By age 18, children exposed to higher levels of PM2.5, NOx, acid vapor, and elemental carbon (all products of fossil fuel combustion, especially diesel) are five times more likely (7.9% versus 1.6%) to have underdeveloped lungs (80% of normal, equivalent to 40-year olds) compared to teenagers living in communities with lower pollutant levels, and will likely never recover (Gauderman et al., 2004). In addition, several "intervention" studies report significant reduction in the number of adverse health impacts following either removal or reduction of a PM emission source. For example, the Southern California Children's Health Study reported improved lung function growth rates for young children who relocated from a high PM area to a lower PM area (Avol et al., 2001). Diesel PM is a Significant Component of PM There is no unique marker for diesel PM, so directly measuring outdoor levels is difficult. However, we have estimated that the average Statewide exposure to diesel PM in 2000 is 1.8 Ng/m3(CARB, 1998). Thus, using an average Statewide PM2.5 exposure of 18.5 pg/m3(CARB, 2002), diesel PM makes up about 10% of total PM2.5. 2 Calculations performed for an air pollution episode in Southern California show that NOx emitted from diesel engines could account for a significant fraction of the PM2.5 measured at inland locations. When both these diesel contributions are considered, the diesel PM contribution could increase to an upper limit of 40% during a severe PM2.5 episode (Mysliwiec and Kleeman, 2002). Diesel PM is Emitted in Urban Areas Resulting in High Exposure Many diesel emission sources are concentrated near densely populated areas such as ports, rail yards, and heavily traveled roadways. Thus, on average, every ton of diesel emissions in populated areas leads to higher exposures and greater health consequences than emission sources that are further removed from population centers. This point is illustrated by in-vehicle exposure studies conducted in California. Even though Californians average about 6% of their time on roadways, 30 to 55% of diesel PM exposures occurs in vehicles (Frain et al., 2004). Moreover, self-pollution (i.e., pollution from the vehicle itself) has been observed on every school bus tested in California, regardless of the age of the bus. The cumulative exhaust inhaled by the 40 or so kids on a self-polluting bus is comparable to, or in many cases larger than, the cumulative amount inhaled by all the other people in the South Coast Air Basin (Marshall and Behrentz, 2005). Diesel PM Deposits in the Lung and Components can be Absorbed in the Body The majority of diesel PM is less than 1 pm in diameter(1/70th the diameter of a human hair). In general, particles 10 pm or less in diameter can be inhaled into the lungs (U.S. EPA, 2004). Not all inhaled particles deposit in the lung, and many are exhaled. Particles about 0.5 pm in diameter are minimally deposited in the airways, with higher deposition rates for particles both smaller and larger than 0.5 pm in diameter, Chemicals adsorbed on particles can dissolve in the fluid lining the airways, and then be absorbed into the body. Insoluble particles are cleared by more complex mechanisms. Diesel PM Contains Compounds Known to Damage DNA and Cause Cancer Diesel PM contains toxic chemicals including compounds that are known to cause damage to genetic material (DNA) and are considered to cause cancer. For example, one class of compounds typically present on diesel PM is polycyclic aromatic hydrocarbons, or PAHs. Some PAHs have been classified as probable human carcinogens by the U.S. EPA and by the International Agency for Research on Cancer ([ARC, 1989), a World Health Organization group. These compounds have also been shown to damage DNA and also be absorbed into the bloodstream after diesel PM exposure, and are therefore considered to be available to damage cells in tissues such as the lung (U.S. EPA, 2002). Benzene, the first toxic air contaminant listed by the State, and a known human cancer causing agent for leukemia, has been reported not only in the gaseous phase of diesel exhaust, but also is present on diesel PM itself (U.S. EPA, 2002). Other cancer causing compounds such as formaldehyde, acetaldehyde, acrolein, and 1,3-butadiene are present in diesel exhaust (IARC, 1989; U.S. EPA, 2002) primarily in the gas phase. Diesel exhaust is also considered to pose a respiratory hazard to humans based on extensive studies that show that inflammation is 3 present in many animals exposed to diesel exhaust (U.S. EPA, 2002). Diesel exhaust is a complex mixture of toxic chemicals, many of which remain unidentified. In addition to the health effects outlined above, it is estimated that exposure to diesel PM causes about 250 excess cancer cases per year in California (CARE, 2000). Over 30 human epidemiologic studies have investigated the potential carcinogenicity of diesel exhaust. These studies, on average, found that long-term occupational exposures to diesel exhaust were associated with a 40% increase in the relative risk of lung cancer (SRP, 1998). Other organizations have evaluated the carcinogenicity of diesel exhaust. For example, IARC (1989) concluded that diesel engine exhaust is a probable human carcinogen, and based on these IARC findings, the State of California under the Safe Drinking Water and Toxic Enforcement Act of 1986 (Proposition 65) identified diesel exhaust as a chemical known to the State to cause cancer. The U.S. EPA (2002) similarly concluded that diesel exhaust be considered a "probable" human carcinogen by inhalation exposure. The Value of the Health Benefits of Reducing Diesel PM Exceed the Control Costs Air pollution has a serious impact on the State's economy. The value of premature deaths resulting from exposure to direct diesel PM is estimated to be $16 billion per year (CARB, 2002; U.S. EPA. 1999). Further, an annual value of over $3.5 billion is associated with hospitalizations, the treatment of major and minor illnesses, and lost workdays each year (CARB, 2002; U.S. EPA. 1999). ARB diesel PM control measures provide health benefits (by avoiding premature deaths, hospitalizations, etc.) that exceed the cost of control. The ratio of benefits to costs for recently adopted measures range from 3 to 80 (CARB, 2003a, 2003b, 2003c, 2004a, 2004b, 2004c). Also, the U.S. EPA recently reported a ratio of 30 for off-road diesel vehicles (U.S. EPA, 2003). Diesel PM Causes Visibility Reduction The impact of diesel PM on visibility occurs at a wide range of scales, from large scale impacts, such as near-continental regional haze, to the small-scale impacts that occur from an individual vehicle's exhaust plume. Diesels constitute only about 5% of road vehicles; however, they could contribute from 10% to 75% of visibility degradation in urban areas, depending on surrounding source characteristics (Eldering and Cass, 1996). The peculiar composition of "conventional" diesel exhaust gives it an ability to reduce visibility nearly double that of most other particle sources. The net result is that the visibility impacts of the existing diesel fleet, though variable in time and location, are consistently far greater than their proportional fraction of vehicle mileage, and it is anticipated significant visibility benefits will accompany future reductions in diesel PM and NOx emissions (Kleeman et al., 2001). Diesel PM is a Potent Global Warming Agent PM is an important component of the earth's climate system. Diesel engines emit soot, or black carbon particles which then become airborne. Diesel is responsible for more than half of black carbon emissions in the U.S. (Battye et al., 2002), and about 30% globally (Bond et al., 2004). Black carbon is a strong absorber of solar radiation. Scientists have known for many years that when black carbon particles combine with 4 dust and chemicals in air they become more efficient in absorbing solar radiation. These black carbon mixtures may be the second biggest contributor to global warming — about 60% of the global warming effects of carbon dioxide (Roberts and Jones, 2004). Research on Diesel PM Health Effects Several recent research publications have added to concerns regarding adverse health effects from exposure to diesel exhaust. First, a study of railroad workers employed between 1959 and 1996 found that lung cancer mortality was elevated in jobs associated with work on trains powered by diesel locomotives, suggesting that diesel exhaust contributed to lung cancer mortality in this study group. However, lung cancer mortality did not increase with increasing years of work in these jobs (Garshick and Laden, 2004). A second study investigated transient exposures to diesel exhaust and their effects on cardiovascular function. Previous studies found a link between traffic-related pollution and cardiovascular effects, such as acute myocardial infarction (heart attacks). Mills and colleagues (2005) exposed 30 healthy men to diluted diesel exhaust in exposure chambers. The investigators found that inhalation of diesel exhaust at the levels found in urban environments impaired two important aspects of vascular function in humans: the regulation of vascular tone and endogenous fibrinolysis. This finding provides a potential mechanism that links air pollution to heart disease including heart attacks. (Mills et al., 2005) The ARB has conducted a number of studies on the emissions from heavy-duty diesel engines. In one set of studies, toxic pollutant emissions were measured from an in-use 1998 model year diesel transit bus equipped with either an oxidative muffler or a catalyzed particulate filter (DPF) (Ayala et al., 2002; Kado et al., 2005). The emission rates of the measured PM-associated toxic compounds (micrograms per mile) were much lower for the DPF-equipped engine compared to the emission rate from the same diesel engine equipped with the oxidative muffler. The genetic toxicity of the emissions was similar in the two configurations above, both fueled with low sulfur diesel fuel, and depending on the test cycle used. In another related study, the toxicity for a similar engine (1998 model year), but with no aftertreatment (tested with CARB fuel) or with DPF (tested with low or ultraflow sulfur fuel) was determined (Kado and Kuzmicky, 2003). This was part of a larger multi-investigator project (Lev-On, et al. 2002). The highest relative toxicity was observed with the CARB-fueled diesel with no after- treatment, followed by the low sulfur fuel (in the diesel without after-treatment), followed by the low and ultralow sulfur diesel-fueled vehicles equipped with DPF. Currently, a multi-disciplinary cooperative research effort to characterize and evaluate the health effects of advanced diesel engine systems and fuels is currently being developed by the Health Effects Institute (HEI) and the Coordinating Research Council (CRC). The Program entitled the "Advanced Collaborative Emissions Study" (ACES) is an eight-year, multi-million dollar research project for evaluating the health effects of new 2007 and 2010 engine emissions and is sponsored by several entities. Central to the health effects evaluation will be a chronic animal inhalation study initially modeled after the National Toxicology Program bioassay analyses. The bioassay is conducted 5 using two rodent species exposed over their lifetime to engine emissions, and they will be evaluated for carcinogenicity and for non-cancer endpoints. The engine emissions will also be chemically characterized in detail for toxic and criteria air pollutants. References Avol EL, Gauderman WJ, Tan SM, London SJ, Peters JM. Respiratory effects of relocating to areas of differing air pollution levels. Amer. J.•of Resp. and Crit. Care Med. 164: 2067-2072, 2001. Ayala, A., Kado, N.Y., Okamoto, R.A., Holmen, B.A., Kuzmicky, P.A., Kobayashi, R., and Stiglitz, K.E., 2002. Diesel and CNG Heavy-duty transit buses over multiple driving schedules: regulated emissions and project overview. SAE Trans.J.Fuel Lub. 2002. 111, 735-747 (see also: SAE Paper 2002-01-1722). Battye W., Boyer K., Pace TG. Methods for improving global inventories of black carbon and organic carbon particulates. Report No. 68-D-98-046. Prepared for U.S. Environmental Protection Agency. Research Triangle Park, NC, by EC/R Inc., Chapel Hill NC, 2002. Bond TC, Streets DG, Yarber KF, Nelson SM, Woo J-H, Klimont ZA. Technology-based global inventory of black and organic carbon emissions from combustion. J. of Geophys. Res.,109 D14203, 2004. Brunekreef B. Air pollution and life expectancy: is there a relation? Occ. Environ. Med. 54:781-784, 1997. CARB 1998 Proposed Identification of Diesel Exhaust as a Toxic Air Contaminant. Appendix III. Part A: Exposure Assessment, available at: http://www.arb.ca.gov/toxics/summary/diesel_a.pdf. 1998. CARB 2002 California Air Resources Board and Office of Environmental Health Hazard Assessment. Staff Report: Public Hearing to Consider Amendments to the Ambient Air Quality Standards for Particulate Matter and Sulfates, available at: http://www.arb.ca.gov/research/aags/std-rs/pm-final/pm-final.htm. 2002. CARB 2003a. California Air Resources. Staff Report: Proposed Diesel Particulate Matter Control Measure For On-Road Heavy-Duty Residential And Commercial Solid Waste Collection Vehicles, available at: hftp://www.arb.ca.gov/regact/dieselswcv/isor3.pdf. 2003. 6 SEARCH .i DONATE HELP CONTACT SITE INDEX CAREERS Espahol i i,i**A i 2j*4i3Z American Heart February 27,2010 Association For Patients Learn and Llw Air Pollution, Heart Disease and Stroke For Caregivers ,.. Print : ; Email Exposure to air pollution contributes to the development of For Healthcare cardiovascular diseases(heart disease and stroke). D/Q YQ.0 KN,AWj_ Professionals A person's relative risk due to air pollution is small compared with the Many heart failure patien For Researchers and impact of established cardiovascular risk factors such as smoking,obesity, should limit the amount c Scientists or high blood pressure. However,this is a serious public health problem liquids they drink every d because an enormous number of people are exposed over an entire avoid retaining fluids. Warning Signs Heart A S lifetime, read more... Signs - - American Stroke Background Association Until May of 2004,the American Heart Association had not issued any !- Diseases& expert reviewed statement about the short-tern and long-term effects of P 9 ; Conditions chronic exposure to different pollutants.This was due to flaws in research design and methodology of many pollution studies. During the last decade, however,epidemiological studies conducted worldwide have shown a Children's Health consistent, increased risk for cardiovascular events, including heart and Women's cholesterol lev, stroke deaths, in relation to short-and long-term exposure to present-day tend to rise as they age. CPR&ECC concentrations of pollution,especially particulate matter. Choose to learn about cholesterol and,how to n- Elderly patients, people with underlying heart or lung disease, lower t Healthy Lifestyle socioeconomic populations and diabetics may be at particularly increased risk. More research is needed to find out the differential toxicity of various Advocacy: You're constituents of air pollution. the Cure Components of Air Pollution Ways To Give Air pollution is composed of many environmental factors.They include carbon monoxide, nitrates,sulfur dioxide,ozone,lead,secondhand tobacco Heart&Stroke- smoke and particulate matter. Particulate matter,also known as particle Encyclopedia pollution, is composed of solid and liquid particles within the air. It can be generated from vehicle emissions,tire fragmentation and road dust,power News generation and industrial combustion,smelting and other metal processing, construction and demolition activities, residential wood burning,windblown soil, pollens, molds,forest fires,volcanic emissions and sea spray. These Embrace Our Cause particles vary considerably in size,composition and origin. Particulate Matter and Sulfur Dioxide Shop Heart The concentrations of both particulate matter and sulfur dioxide often About Us change in parallel.The oxidation of sulfur dioxide in the atmosphere is linked with the formation of various particulate compounds,including acid sulfates. Local Info A 1994 report on the adverse effects of particulate air pollution, published in the Annual Reviews of Public Health,noted a 1 percent increase in total mortality for each 10 mg/m3 increase in particulate matter.Respiratory mortality increased 3.4 percent and cardiovascular mortality increased 1.4 percent.More recent research suggests that one possible link between acute exposure to particulate matter and sudden death may be related to sudden increases in heart rate or changes in heart rate variability. The Environmental Protection Agency(EPA)has declared that"tens of thousands of people die each year from breathing tiny particles in the environment."A recent report released by the nonprofit Health Effects Institute in Cambridge,Mass.,agrees with the EPA assessment.This study was reviewed by Science magazine and clearly shows that death rates in the 90 largest U.S.cities rise by 0.5 percent with only a tiny increase—10 micrograms(mcg)per cubic meter—in particles less than 10 micrometers in diameter.This finding is similar to those of other studies throughout the world.The case is stronger with this study,because it eliminated several factors that could confound the interpretation of the data,such as temperature and other pollutants. The number of deaths due to cardiac and respiratory problems may be small when looking at individual cities with small particles in the environment.The combined long-term effect of studies in several large cities predicts 60,000 deaths each year caused by particulate matter.This is a staggering loss of life that can be eliminated by stricter emissions standards as proposed by the EPA. Secondhand Tobacco Smoke Secondhand smoke,also known as environmental tobacco smoke,is the single largest contributor to indoor air pollution when a smoker is present. Studies of secondhand smoke indicate that air pollution in general can affect the heart and circulatory system. Previous research has established that exposure to the secondhand smoke of just one cigarette per day accelerates the progression of atherosclerosis—thus it is plausible that even low doses of air pollution could negatively affect coronary functions. Carbon Monoxide Carbon monoxide(CO)is a colorless,odorless and highly poisonous gas. It's a common air pollutant associated with combustion reactions in cars and other vehicles. It's also in cigarette smoke.When the level of CO in blood increases,the level of oxygen that blood can carry decreases.That's why CO in any level is harmful to your body—and high levels may prove deadly. Long-term, low-level exposure to carbon monoxide may lead to serious respiratory diseases. Smoking tobacco and breathing environmental tobacco smoke raise CO levels in your blood,eventually leading to disease. Carbon monoxide levels in the blood of nonsmokers vary depending on the quality of air that they generally breathe.The levels are usually 0-8 parts per million(abbreviated ppm).The CO level of smokers is much higher, but it depends on when and how much they smoke,and how they smoke (cigar, pipe,cigarette,etc.).A person who smokes one pack of cigarettes a day has a blood CO level of 20 ppm;someone who smokes two packs a day may have a blood CO level of 40 ppm.When smoking stops,the blood CO level should return to normal in a few days.The following chart shows the level of blood CO and the response to it. Carbon Monoxide Responses to CO levels Levels 0-8 ppm Nonsmoker 20 ppm Loss of oxygen to vital organs begins 35 ppm Legal limit of 8-hour exposure in workplace 50 ppm Urban"Air Pollution Emergency"alert 60 ppm Headaches, nausea, mild central nervous system dysfunction Nicotine causes a short-term increase in blood pressure, heart rate and blood flow from the heart. It can also cause arteries to narrow.The carbon monoxide reduces the amount of oxygen the blood can carry.When combined with nicotine's effects,this creates an imbalance between cells' increased demand for oxygen and the reduced amount of oxygen that the blood can supply. Nitrogen Dioxide Nitrogen dioxide(NO2)is a precursor to ozone(03)formation.Current efforts to reduce ozone levels also target reductions in NO2 levels. In contrast to ozone, NO2 is often found at higher levels indoors compared with outdoors. Mainly this occurs in settings where gas stoves and kerosene heaters are being used. The main sources of NO and NO2 in outdoor air are emissions from vehicles and from power plants and other fossil fuel-burning industries. NO2 levels vary with traffic density.Annual average concentrations range from 0.015-0.035 ppm.Some highly congested areas like metropolitan Los Angeles ranged from 0.020-0.056 ppm in 1990. Estimates of concentrations inside vehicles in Los Angeles ranged from 0.028-0.078 ppm,where average commuting time was about 6.5 hours per week. People with respiratory or heart problems should avoid prolonged exposure to high-traffic areas and unventilated heating elements in their homes. People with asthma appear to be especially vulnerable to the effects of acute NO2 exposure. Healthy people,by contrast, don't seem to show detectable changes in lung function. Exposure to high levels(20 ppm)for several weeks or longer causes emphysema-like changes in the lungs of animals. EPA Air Quality Standards The U.S. Environmental Protection Agency(EPA)introduced its 1997 National Ambient Air Quality Standards(NAAQS)to educate the public about daily air quality levels, including information about ozone and particulate matter levels. This daily Air Quality Index was updated in 2003 to include information on fine particle pollution. This index provides information each day for more than 150 cities along with a health alert system that reflects recommended changes in activity on days when pollution is high.These daily updates can be found on the EPA Web site at www.epa.gov/airnow and in many newspapers across the country. The American Heart Association supports these EPA guidelines for activity restriction for people with heart disease or those who have certain cardiovascular risk factors and for people with pulmonary disease and diabetes and the elderly. Nineteen percent of all U.S.counties with air-quality monitoring systems are presently not meeting these standards. This inadequacy soars to much higher estimates in regions such as the industrial Midwest(41 percent)and California(60 percent). Air Pollution Impact in U.S.Cities Another study confirmed the importance of variations of pollution within a single city. Its findings suggested that a person's exposure to toxic components of air pollution may vary as much within one city as across different cities.After studying 5,000 adults for eight years,the researchers also found that exposure to traffic-related air pollutants was more highly related to mortality than were city-wide background levels. For example, those who lived near a major road were more likely to die of a cardiovascular event. Some research has estimated that people living in the most polluted U.S. cities could lose between 1.8 and 3.1 years because of exposure to chronic air pollution.This has led some scientists to conclude that 1. Short-term exposure to elevated levels of particle pollution is associated with a higher risk of-death due to a cardiovascular event. 2. Hospital admissions for several cardiovascular and pulmonary diseases rise in response to higher concentrations of particle pollution. 3. Prolonged exposure to elevated levels of particle pollution is a factor in reducing overall life expectancy by a few years. These studies also point to a possible connection between air pollution and cardiovascular disease: A 2007 study published in Circulation:Journal of the American Heart Association suggested that long-term exposure to air pollution from a nearby freeway or heavily trafficked streets is associated with a hardening of the arteries that could raise the risk of heart disease and stroke. A 2007 study presented at the American Heart Association's annual Scientific Sessions indicated that increased roadway pollution produced by diesel fuel in vehicles is leading to a cascade of conditions that could result in heart attack or stroke. A study published in 2007 in Stroke:Journal of the American Heart Association found that breathing fine particle pollution during warm weather months can increase stroke risk. A 2005 study published in Circulation:Journal of the American Heart Association suggested that inhaling diesel exhaust at levels typically found in large cities may disrupt normal blood vessel and clotting activity. Detailed Research American Heart Association Scientfic Statement: Air Pollution and Cardiovascular Disease See also: Atherosclerosis Chronic Obstructive Pulmonary Disease Cigarette_Smoking and Cardiovascular Diseases Cigarette Smoking.Statistics Clean Indoor Air Laws Environmental Tobacco Smoke Nicotine Addiction Nicotine.Substitutes/Nicotine ReplacementTherapy Risk Factors and Coronary-Heart Disease Stroke Risk Factors Sudden Cardiac Death Privacy Policy I Copyright I Ethics Policy I Conflict of Interest ! BB Policy I Linking Policy I Diversity O 2010 American Heart Association,Inc.All rights reserved.Unauthorized use prohibited. TA' Y. Esparza, Patty From: Surf City Pipeline [noreply@user.govoutreach.com] Sent: Friday, June 18, 2010 3:48 PM To: CITY COUNCIL; agendaalerts@surfcity-hb.org Subject: Surf City Pipeline: Comment on an Agenda Item (notification) Request# 5551 from the Government Outreach System has been assigned to Johanna Stephenson. Request type: Comment Request area: City Council - Comment on an Agenda Item Citizen name: J F Pytko Description: I am seriously hoping that the members of the City Council will seriously consider opposing the conversion of 10+ acres of land presently occupied by Village Nursery into an RV storage facility. I am a resident of Mariners Pointe MHP and am definitely concerned that if the RV storage operation is approved there will defintely be a negative influence on the MHP and surrounding environment: expanding noise and air pollution, traffic, fire hazards(dangerous to have vehicles with propane tanks stored/parked under the electrical power lines), decrease in value of my home. Also consider RV owners making repairs such as welding or painting their units. I'm only one voice not using the frame of reference of who is right but what is right. Respectfully, J F Pytko Expected Close Date: 06/21/2010 Click here to access the request Note: This message is for notification purposes only. Please do not reply to this email. Email replies are not monitored and will be ignored. 1 2010 JUN 21 AM 9: 48 4 Late Communication �oi For City Council Meeting June 21, 2010 5ubmitted by: George A Goebel Huntington Beach, Ca. Presentation to the Huntington Beach City Council June 21, 2010 Regarding the siting of a 395 Space RV Storage Facility East of 19350 Ward Street, West of the Santa Ana River Mayor Green, Mayor Pro Tem Hardy, Attorney McGrath, Members of the City Council, Department Heads and related staff. Good evening! My name is George Goebel and I reside at 19350 Ward Street. Thank you for the opportunity to present some facts to you as you consider the siting of a 395 space RV storage facility on the East side of Ward Street. You have set a precedent in your concerns for the health of Huntington Beach citizens when you refitsed to allow T-Mobile to construct 2 cell towers in or near residential neighborhoods due to the concern of EMF emissions from the towers. Although there is no documented evidence that such towers emit radiation and cell towers fall within EMF emissions standards of the Federal Communications Commission, you chose not to subject citizens to potential health hazards. When considering the issue of the RV storage, there are documented and proven health hazards to locating 395 internal combustion engines in a semi closed environment. JHow many of the Council members have visited the proposed storage site?} The site is basically a tunnel, enclosed on the east and west perimeters. The proposed site details a single entrance/exit on the north boundary. {I will address this later when I discuss safety issues.} It is well known and documented that gasoline internal combustion engines emit noxious and toxic gases; oxides of nitrogen and carbon( mono and di ) as products of combustion. RVs, classified as trucks, do not require catalytic converters, thus the concentrations of NOX emissions are elevated over that of automobiles If the atmosphere is not continually flushed, the concentration of these gases is additive which could approach fatal levels. Diesel engines do not produce oxides of nitrogen but do emit carcinogens in the form of very fine particulate matter, that when ingested concentrates in the human lungs. There are numerous reports detailing the hazards related to 2 diesel engines emissions, this is why OCTA operates LNG fueled busses and the ports of Los Angeles and Long Beach are working on a clean port program to introduce electric vehicles to eliminate truck emissions. Associated with these 395 internal combustion engines is the related fuel. For 395 RV, you are looking at the storage of some 30,000 gallons of fuel and 8,000 gallons of LNG. During storage in changing climatic conditions, this fuel expands and contracts. On expansion, VOCs are emitted from the vents of the fuel tanks. Therefore, the storage of 395 internal combustion engines and their related fuels presents extremely hazardous health and safety conditions to residential neighbors and the students '14 mile south at the Pegasus School. The topography of the site does not allow for the constant flushing of the atmosphere, thus emission can build up, concentrate and produce smog like conditions which will then dissipate to the south to the Aragon Circle neighborhood and Pegasus School Now when considering the safety issues related to 395 RV's in a confined tunnel type venue, we must look at the ability of the fire authority to promptly respond and gain access to the site, again considering there is a single entrance/exit. Repeating my previous statement, there could be some 30,000 gallons of liquid fuel and 8,000 gallons of gaseous fuel stored on the site. Also consider the fact that RV's are constructed with a glass reinforced Polyester shell. RV interiors contain Phenol formaldehyde laminates as paneling, Melamine formaldehyde laminates as counter tops and Polyester cushioning. All of these are highly flammable, their products of combustion are highly toxic and fatal if ingested in quantity. hl--sett �is-.=% tflhe 6111 OVVITIx It would appear, from a layman's view, the ability to control a fire at the south end of the facility, with the only entrance/exit at the north end could be severely limited. The question also comes to mind as to how you remove stored RVs from the site at the time of a fire with only one entrance/exit? One issue which I will not address, which hopefully is within the applicant's Environmental Impact Statement, is that of the treatment dust, dirt, emissions, noise, etc. related to the construction of the storage facility. 2 Another issue which I will not address, however,which also should be detailed in the applicant's Environmental Impact Statement is the treatment of the oil laden storm water run-off from the facility parking lot and vehicle wash station. Will this be directed to the OC Sanitation plant for treatment, be considered as storm water and directed to storm water drains for flow into the Talbert Marsh, or is the applicant going to install a waste water treatment facility as is done with car washes? Of course there are additional considerations such as noise from the RVs in the storage facility, the fire hazard related to the proximity to the mega Southern Cal Edison electrical sub station, increased traffic and noise on Ward Street, increased traffic on Garfield Street especially at San Carlos Street where there is a school crossing, increased traffic on Brookhurst Street and increased noxious emissions from the increased traffic throughout the Yorktown/Ward/ Garfield neighborhoods. In closing, let me state again, that with the precedent set by the council in declining T-Mobile's cell tower construction application based on health considerations, the council should maintain continuity toward health concerns and decline the application for the construction of an RV storage facility at its proposed site immediately adjacent to a senior residential community, adjacent to a residential neighborhood and in the close proximity to the Pegasus elementary and middle school. Keep in mind that a cell tower does not store thousands of gallons of flammable/explosive fuel, does not emit noxious/toxic gasses, is not constructed from flammable materials, does not emit VOCs while standing idle, does not emit toxic gasses and particulates when burning and does not make noise. Thank you for your attentiveness and good evening. 3 x r R =m;;; ..;,.^' •'v' ,.', >(, P 1 I gyp;; to L 'Irk ,} R *`fig-� }'}�� ✓ � � a k p�. ,r-r xb+4"' � k..��';�w" Fr T i 4, -19 �+Ww- '� grr-3,• �, #C3.�f.�`p'�1 # 7 WIWI �.y i II �I� t� I li � _. <•- �4 . . ��.� �� t -+�Y . ,yy�fY� e x � n`I. JJJ 1 ® _ _� ih, h� �:t ti..t...w........_...._ -`^"'tee: ° "�a' ' .�.. 'fi a9 - —r {�, �• -.y�, � "'i a�,'Y S _ P. �¢�a _} � ✓#�" �#",# ,{"�§ Vol- WAR ____ _ _ ..-_.J�ti'.S•,.,. 'a, mcao-c�6 ��p:'^, ��...e.�. � nR!'��:�.4.�-,m t...M1,.. ��•_...w41G�n ,��'-'..".�.#!s�'�`�..`::,::,,:�.�a±a',,-, �_���.+__r._.�.... .��,_ - ..��_�.. _ _.._mow....,.__ ....r _ •� .:�_.__... _ � �...�.�__......._._._._�_�.-�._ . - _ � y ya y,��a •v4w'`r �( r{ � r�#y.�"�➢r2a t'��Y 'lY kb�f 3 �: r tv9 i�,�sa a.Yti t° fir'. 11 �fT„WM N^�Yb v� U � � ,, •brit �'} � �+ "3l,iC a'Y "V s{ f�.. rY 4 �°. ,•..� �n,�r.L?�p• •tntr+�l�2iv'�Y,, r r�� �.+'tit'".1����''�f u9�, `+ � . 2k � ,�,....cam ����; �: u► ��� � �E 1 ,���,� �,,:� Late Communications , , , ; Submitted by � _... . . e Neighbors against RV Storage vs. • Doc Rivers o (Huntington Beach RV Storage) • Southern California Edison o (Jenelle Froisland — SCE Local Public Affairs) o (Frank Salomone — SCE Real Properties) • Edison International o (Theodore F. Craver, Jr, - Chairman, President, and Chief Executive Officer) T Storage. Consultant u�c 812 Shoshone Drive,La Conner,WA 98267 360.466.3322-360.466.1218 FAX rich _rvstoraneconsultant.com www.rvstoraaeconsultant.com June 17, 2010 Honorable Mayor and City Council Members: My name is Rich Stockwell and I've has been designing Recreational Vehicle (RV) storage facilities and RV Resorts all over North America since 1993. My company assisted in designing over 350 potential and existing RV Parks and Resorts. It has come to my attention that the City of Huntington Beach will be considering approval of a RV storage facility under Southern California Edison (SCE) high tension power lines. My background includes being a Legal-Expert Witness in RV park management requirements, a featured speaker at numerous RV conventions, and an advisor for "RV Trade Digest" magazine. Additional information on my credentials can be found at my website www.rvstorageconsultant.com. As a RV Storage site developer, in what may initially appear as an attractive location, is actually just the opposite. Categorically, my RV Storage clients have been told over and over again by power companies, local municipalities, and most importantly, their insurance companies that placing a RV storage facility under power lines is strictly forbidden. As a consultant and developer, we have argued this viewpoint until the insurance companies pointed out the following: High tension power lines serve thousands, if not millions of customers, including homes and businesses. The insurance companies cite the potential lawsuits that may arise due to power failures caused by afire that could have been easily avoided. Imagine the lawsuits that would erupt when businesses are shut down and homes are without power. They go on to say that if Fiberglass RVs, loaded with (propane), were not allowed to be stored under the power lines in the first place, their loss of electricity may have never occurred. Therefore, the "loss of business" could have reasonably been avoided. Unfortunately, we're seeing a similar situation right now with British Petroleum (BP) in the Gulf of Mexico. Fisherman and y V • Page 2 June 17, 2010 everyone else who depend on the Gulf waters for their livelihood are affected. Keep in mind, RVs are principally fiberglass. When an RV catches on fire the flames are very, very hot and the fire is explosive. Sometimes the propane tank also explodes. Flames can reach heights where power lines literally melt. Municipalities have told us over and over again that they will NOT risk the liability and lawsuits by allowing a RV storage facility under those power lines. Before the Huntington Beach City Council chooses to approve this project, they may wish to consult with their own insurance carrier and legal staff before putting the Citizens of Huntington Beach into financial peril! I support the Citizens of Huntington Beach and would oppose the proposed RV Storage Facility. If necessary, I would be willing to support this position in a legal setting. All the best, l Rich Stockwell, President V 4. CALIFORN-1-k SOUTHM Rezd properlics S 0 May 19,2010 Mr.Tim Karpinsid 19501 Aragon Circle Huntington Beach,CA 92646 RE: Ward Garfield Specific Plan No.16 Huntington Beach Recreational Vehicle Storage Project --- ---- Dear Mr.Karpinski- Thank you for your recent correspondence to Theodore F. Craver, Jr.,.Chairman,President and Chief Executive Officer for'Edisbn International. -Mn Cra-ver reviewed,your letter and asked that I respond on his behalf. Your letter addressed your concerns regarding the proposed Huntington Beach Recreational Vehicle Storage Project. Please accept my apology for any frustration you may have experienced in resolving your issues regarding this project. As you may be aware, SCE has a legal binding contract with the developer of the proposed project plan. It is our commitment to honor our obligations under this contract. SCE's responsibility is to conduct a thorough review of the developer's proposed plan to ensure that the project adheres to SCE's safety and operational requirements. In this regard, the developer submitted to SCE its proposal for the development of a recreational vehicle storage facility on SCE property; and it was determined by SCE that the proposal, as presented, would not impact SCE's ability to safely maintain and operate its transmission facilities which are located on the SCE property. In our view the proposal is not only acceptable, s a corn atible use -u H - apropMp & y There may be some confusion regarding SCE's 2006 changes to its secondary land use policy. From time to time, as a course of standard business practice, SCE reviews its policies. In reviewing our secondary land use policy,it was determined that SCE would no longer pursue the development of secondary uses such as self storage and RV storage facilities. The policy change was prompted by SCE's current infrastructure expansion and replacement efforts, and the. region's growing electrical load demands. While the new policy is applicable to projects arising after the date of the policy change, SCE will continue to honor its existing commitments under agreements entered into prior to the adoption of the new policy. CMIC 10s"111cad.Cali ionlia 9 1-719 (626i3O--) 26)3111- _ Mr.Tun Karpinski May 19,2010 Page 2 Please note that-this project-will not occur without necessary governmental oversight. The developer, as project applicant, will be subject to the City of Huntington_Beach's.discretionary review process, which we understand includes public hearings conducted by the Planning Commission and-City Council. The public hearings are the appropriate forum to consider the project. If the City Council approves the developer's project, then SCE-would submit its own application for California Public Utilities Commission approval to lease the property to the developer. Mr.Karpinski,I want to thank you again for taking the time to share your concerns with us. Sincerely, Cary . Myers Director Real Properties GAMJdlldf cc: JoEllen Chatham—SCE Local Public Affairs Jenelle Froisland—SCE Local Public Affairs Dino J.LaBanca—SCE Real Properties Frank Salomon—SCE Real Properties Print Photo 3: 3 RVs catch fire in Huntington Beach lot 6/11/10 9:15 PM THE ORANGE COUNTY BETA MGIeNF-Inju 1n Z5 1. JEJIN 3 RVs catch fire in Huntington Beach lot By HANG NGUYEN 2010-05-23 14:37 a, Mora c'p,q�h,wa. - ��.•-- _ "`'.<ca 1 ter_,;z��.._. __ �� Huntington Beach firefighters work on extinguishing one of three recreational vehicles on fire in storage yard at Gothard west of Garfield in Huntington Beach, Sunday afternoon, May 23, 2010. RICHARD KOEHLER, FOR THE ORANGE COUNTY REGISTER ©Copyright 2010 Freedom Communications.All Rights Reserved. Privacy Policy I User Agreement I Site Map http://www.ocregister.com/sections/printer/photo/?id=250030&pic=3 Page 1 of 1 Print Photo 2:3 RVs catch fire in Huntington Beach lot 6/11/10 9:14 PM THE ORANGE COUNTY BETA "*'rff1ER M,'GIV0710 I 3 RVa catch fire in Huntington Beach lot By HANG NGUYEN 2010-05-23 14:37 A - .r_ Huntington Beach firefighters work on extinguishing one of three recreational vehicles which were on fire in a storage yard at Gothard Stteet west of Garfield in Huntington Beach, Sunday afternoon, May 23. The cause of fire is under investigation by Huntington Beach Fire Department investigators. RICHARD KOEHLER, FOR THE ORANGE COUNTY REGISTER ©Copyright 2010 Freedom Communications.All Rights Reserved. Privacy Policy I User Agreement I Site Map http://www.ocregister.com/sections/printer/photo/?id=250030&pic=2 Page 1 of 1 Print Photo l: 3 RVs catch fire in Huntington Beach lot 6/11/10 9:13 PM THE ORANGE COUNTY BETA PtEGISTER 3 RVs catch fire in Huntington Beach lot By HANG NGUYEN 2010-05-23 14:37 ��,cm<a r, nc1��t7 Sli at I RP VT Huntington Beach firefighter enters work one of three recreational vehicles which were on fire in storage yard at Gothard Stteet west of Garfield in Huntington Beach, Sunday afternoon, May 23. The cause of fire is under investigation by Huntington Beach Fire Department investigators. RICHARD KOEHLER, FOR THE ORANGE COUNTY REGISTER ©Copyright 2010 Freedom Communications.All Rights Reserved. Privacy Policy I User Agreement I Site Map http://www.ocregister.com/sections/printer/photo/lid=250030&pic=1 Page 1 of 1 Print Article:3 RVs catch fire in Huntington Beach lot 6/11/10 9:16 PM THE ORANGE COUNTY BETA do"Arin-uln ItEGIZIO I 3 RVs catch fire in Huntington Beach lot By HANG NGUYEN 2010-05-23 14:37:22 W41 1-�- - HUNTINGTON BEACH — Three RVs at a storage parking lot were on ire or at leasta an hour Sunday afternoon, afire official Firefighters received a call at 1:22 p.m. from a passer-by who saw the fire at 19061 Gothard Ave. One RV was initially on fire and the blaze spread to two adjacent RVs. The fire was put out at about 2 p.m. Officials did not provide further information. Contact the writer: 714-796-7083 or htnguyen&ocregister.com 0 Copyright 2010 Freedom Communications.All Rights Reserved. Privacy Policy I User Agreement I Site Mar) http://www.ocregister.com/common/printer/view.php?db=ocregister&id=250030 Page 1 of 1 Is proposed RV park really a necessity?-HB Independent 6/20/10 10:25 AM Place An Ad Jobs Cars Real Estate Rentals More Classifieds HUNTINGTON BEACH harnrr.t I:.1-n Mrtrin trrrnn Sunday,June 20,2010 INDEPE"Iu�N'rDENT 10:2o a.m.PDT HOME, NEWS SPORTS HAPPrNINGS OPINION CONTAC'1' ADVERTISE SPECIAL SECTIONS � Search IN THE NEWS: CITY TO PAY$65o,000 IN LEGAL EXPENSES EDISON MAKES IT BACK-TO-BACK SUNSET LEAGUE CROWNS j. Q �0� E UP OMIT DAS WATER FRONT RESORT & MARINA �• -Cw P, ng �� 9� ` �. CELEBRATING OVER 50 YLAtts OF HOSPITALITY Home >/news >Opinion Sounding Off: Is proposed RV park needed? Stay Connected ___-�__ Follow us on Facebook AdAds by Google June 17,2010 ! @HBIndependent Store-It Self Storage [OE-mail 15 Print Share jn vl Text Size p to 2 Months Rent Free:Call Now! Nobody Beats Our Prices.Guaranteed Like Be the first of your friends to like this. advertisement www.UStorelt com Secure Storage Containers 1Y-20'40'Steel Containers,We Deliver Need d reason to switch to Your Site or Residence. Coming before the City Council of Huntington Beach on to TD AMERITRADE? www.mobilemini.com I Monday will be the Ward Garfield Specific Plan No.16.This Secure RV&Boat Storage project will remove an existing nursery'located under I` j '�` ' Move-inspecials,secure,located Edison's high-voltage tension wires and replace it with 395 FAl $9?9 PER INDEPENDENT';, convenient) just off the 10 free SIC o TRADE y I �"� recreational vehicle(RV)parking spots.This storage facility I ! 1 www.SecureRvStorage.com _ t_ � EASY-TO-USE will be directly behind a senior citizen mobile home park in a TOOLS residentially zoned neighborhood. Besides the obvious fire danger of parking highly flammable RVs under power lines in a residential neighborhood,the closest RV spots will be only five feet from the mobile homes. AMERrTRADE Five feet,folks!Might as well put a bomb five feet from your bedroom window and just pray and hope that nobody lights a match.You would have to be naive to think RV fires in storage oll facilities don't happen or it's just a"fluke."Recently,three Did you vote in the primaries? RVs went up in flames in a RV storage spot in Huntington 0 Yes Beach.It took 21 firefighters to put out the flames.This fire 0 No also damaged the outside of a metal building nearby.According to Battalion Chief Bob Brown,the fire was"raging."Besides,having 395 RV storage spots under high-voltage power lines next to mobile V`'`' homes is not a land use that is compatible with surrounding land uses.This project is the next BP oil disaster waitin to happen. To top it all off,city staff is recommending this project because of a"need within the community."I would say"community needs"are police,fire,gas,water,electricity and phone,etc.,and not an"RV storage"facility.Our research indicates there are more than 5oo RV storage spaces available within a 10-mile radius of Huntington Beach.If the city wants RV storage facilities,why don't they put them in the industrial areas of town?There are empty car dealerships,warehouse buildings for sale and building leases available everywhere you look. The city is trying to sell this"community need"to us when,in my opinion,there could possibly be ulterior motives taking place.I have noticed that down by City Hall,there are a bunch of terrible- looking old RV storage sites.I wonder if people are tired of looking at those"trashy"sites.According to my research,there are no zoning laws or codes for RV storage facilities in Huntington Beach; therefore,there is no way to"clean up"these facilities. http://www.hbindependent.com/news/opinion/tn-hbi-0617-soundingoff-20100617,0,3091698.story Page 1 of 2 Is proposed RV park really a necessity?-HB Independent 6120/10 10:25 AM But,if the city approved an ordinance forcing RV storage facilities to have a dump station in the name of a"green project,"to possibly prevent leaking black and grey water from getting into our water system,then most facilities would have to sell or close down.How convenient is it that there just happens to be this new RV storage site on the"other"end of town with a"dump"station?So, problem solved.Again,pure speculation on my part. The city has also projected a budget shortfall of more than$2 million for next year.My research indicates a potential future need for four lanes on Ward Street.Currently,Ward Street has only two lanes in certain areas.My research also indicates that the city has to comply with the"Master Plan of Arterial Highways"for Orange County.So,if the city doesn't comply,apparently,it won't get its portion of the gasoline tax revenue from the county.Is it just a coincidence that the developer has agreed to pick up the tab for the extra two lanes and street widening? Only time will tell if the"Great HB RV Storage Hoax"plays out.Watch the dialogue and most importantly,watch the vote on Monday. 0 E-mail Print Digg Twitter ® Facebook StumbleUpon Share llurbs,)l+ LF-ader I C'w'szliiie trilw Dade Pilot Glet)tiale Prees Huntington Rer,rh lndependent La Canada Vnilea Sun Locat Link,. Cnarlge Cotmr. -C1r ,rind Attonw 101"Inge t.ow+r. C ilni;lUd hIavcr Ora)Zge Ccuni: i)U[rlttm9ne I Van.Nu.^DUI.At rne} Calitcrnia tt7edical Vtrlpracr�e Atroruev I,os Angeles DUI er Los n,Kcice Criminal ai-er S;u:Fern_itAO Valle_-, t,m%�'e s Los Angeitis Criminal`..a,,yers I liuutington B iaeh Accident❑iian1 l.a):yez CAtforni.i kuid�nt Injury t.awcer 10c,0t iln;,Ial Defell"c:kltomck, �n)pie Resume l',•rni ut Us", I Pliv:wV Pohcc i linntin�ou A,e, Costa Nlesa.California 2626 1 Copyright �)zoio A %i°thtrrtcrPdc?vsr;titperwchsilc http://www.hbindependent.com/news/opinion/tn-hbi-0617-soundingoff-20100617,0,3091698.story Page 2 of 2 Voice Of OC:Orange County's Nonprofit Investigative News Agency:Oc Coast-From Plants to a Parking Lot in Huntington Beach 6/20/10 9:30 AM loiTac 0ranga Counry's Pdorprofir A;ves tipative dews Agency From Plants to a Parking Lot in Huntington Beach Posted Sunday,May 1.2010 7 53 pro 1 Updated: 10:56 pm,Mon May 17, 2010. ADAM ELMAHREK Monday,May 3,2010IResidents of a community in the eastern part of Huntington Beach might find themselves victims of an unintended consequence stemming from the city's ban on long-term RV parking on city streets. The RV's have to go somewhere,and the Huntington Beach Planning Commission recently voted to allow the lease of a lot at the corner of Garfield Avenue and Ward Street to be transferred from the owners of a nursery to RV parking lot entrepreneur Doc Rivers. This is not welcome news to the residents of the Aragon Circle neighborhood and the Mariner's Point mobile home park,both of which border the site. The change,residents say,would not only destroy the peace and quiet that the nursery has afforded them for decades, but it kill their property values and create a fire hazard when the RVs come in contact with the tangle of overhead power lines that hang over the property. The Huntington Beach city council is scheduled to take up the proposal at its May 17 meeting. "I will have to constantly think about the safety issues of my neighborhood--physical security,traffic and fire,"said Tim Karpinsky, a 20- year resident of the neighborhood. Senior c' ' reside of the p ay t �gainstth e1 pless to do an ing about Rivers does not share the residents'concerns,nor did the 4-3 majority of the planning commission that approved his conditional use permit. Rivers said he plans to install fire hydrants that not only will mitigate the fire hazard presented by the RVs,but make the neighborhood safer from fire than it is now. "Mobile homes in Orange County go up like matchboxes," Rivers said. Planners in the ci of Orange had a eren when p with imilar proposal in 2008. The proposal called for the placement of a 13-acre RV lot under a cascade of power lines.That body rejected the proposal because, among other things,the Los Angeles Fire Department said it was a fire risk. "The Los Angeles County Fire Department had taken a stance that they did not want to fight fire underneath power lines and they did not want storage or buildings under power lines," read the minutes from an Orange planning commission meeting. As in Orange,the Huntington Beach lot is owned by the Southern California Edison power company. Steve Conroy, spokesperson for the company, said the company would not"allow anything on our property that will jeopardize electrical safety." Karpinski says he doesn't buy Edison's response that safety is its primary concern. "Why would you let this project go forward when you know there is a public safety hazard?"he said. Planning Commissioner Tom Livengood,who voted against the permit,says it poses several problems.He questioned the wisdom of placing the lot around residential neighborhoods and says Edison won't approve the widening of Yorktown Road, which would allowthe http://www.voiceofoc.org/oc-coast/article-4629a364-5660-11df-a96f-001cc4cO3286.html#user-comment-area Page 1 of 2' Voice Of OC:Orange County's Nonprofit Investigative News Agency:Oc Coast-From Plants to a Parking Lot in Huntington Beach 6/20/10 9:30 AM RVs to make sharp turns to get to the lot. "All that activity there completely changes the neighborhood,"Livengood said. Rivers insists that the' act is al co erin e f that t hom so close to the mobile home park and the power lines. "Will they be abAsem( s)?" a said. "Ye ,dust as muc they'll th w fines e e hom " Rivers said had he known the proposal would have been this much of a headache he would have never applied to lease the land. But he sai he has invested too much of his own personal finances into the project to back out. Some home values at rago ircle are sure to plummet once the RV of goes in, according to George Harris of Sterling Appraisal. In a cover letter to Aragon Circle resident Amanda Garner,Harris says her property is going to drop between$75,000 and$100,000 in value. Harris said it is reasonable to expect that every home with a view of the RV lot is going to suffer a similar drop in value. Eight homes at Aragon Circle have yards that face the proposed site. Park residents and Aragon Circle residents say they received notification for a community meeting Rivers hosted to address their concerns. But they said the flier was misleading and it didn't clearly say the RVs would affect them. They said they were sure that the RVs would be isolated to the substation. Rivers said he will continue to work with residents to address their concerns. "I'm not a bad guy,"Rivers said. "I'm not a big corporation that's trying to say I say so and you can't do anything about it." Please contact Adam Elmahrek directly at aelmahreknn_voiceofoc.org,and follow him on Twitter:twitter.com/adamelmahrek. And add your voice with a letter to the editor. More about Huntington Beach • IMAGE:hbdesa1061110 Copyright 2010,Voice of QC: ®range County's Nonprofit Investigative Mews Agency, Santa Ana, CA. Powered by Blox CMS from TownNews.com. http://www.voiceofoc.org/oc-coast/article-4629a364-5660-11df-a96f-001cc4c03286.html#user-comment-area Page 2 of 2 Blogger's Comment — VoiceofOC.org Quote: "Mobile homes in Orange County go up like matchboxes", Rivers said. Wow...This guy is really smart. Maybe he doesn't realize Huntington Beach is actually a part of Orange County... ...AND That this project is directly adjacent to over 90 Senior Citizen Mobile Hom I I i n h age T ion . s... ..AN® Just how can putting in a RV Storage Facility in a Residential neighborhood make it (the neighborhood) safer? When you just said "Mobile homes go up like matchboxes". Oh...I get it....Putting in More Fire Hydrants will "make the neighborhood safer from fire than it is now". Seri o ?? ... ..0 Maybe it's that the Plants and Shrubs from the Nursery are more flammable than stored Propane tanks and Gasoline containers in over 500 + Boats/RV's/Jet Ski's etc.... All under Edison's High Voltage Tension Lines...Eighteen (18) of which failed in the Northridge Earthquake and many others that have failed during high wind conditions causing catastrophic fires. Oh...Now 1 get it.... An RV Storage Facility in a Residential neighborhood is safer than a Nursery that sells plants and shrubs because there's more fire hydrants. OK.... Voice Of OC:Orange County's Nonprofit Investigative News Agency:Oc Coast-Power Company to Investigate Concerns About RV Parking Lot 6/20/10 10:53 AM INCe 0 OF Orange County's Nonprofit Investigative News Agency Power Company to Investigate Concerns About RV Parking Lot Posted:Fnday.May 7,2010 7.36 am I Updated: 7:41 am,Fri May 7,2010. I In my story Monday on a Huntington Beach neighborhood's worries about an adjacent nursery being replaced by an RV parking lot, resident Tim Karpinski asked why Southern California Edison would let the project go forward"when you know there is a public safety hazard." Now it seems the power company has been convinced to take another look at possible safety hazards with the project.An email from Trixie Dizon,who represents consumer affairs for the company,to Karpinski says that CEO Ted Craver requested an investigation into the matter and that Karpinski should expect a written response in ten days. "Thank you for your recent letter to Mr. Ted Craver regarding your neighborhood concern,"Dizon wrote. "Mr.C=reviewedyour and requested for your concern to be investigated." The news of the power company's investigation comes on the same day that RV parking lot entrepreneur Doc Rivers and his consultant Michael C.Adams Associates requested a continuance of the city council's consideration of the lease,which was supposed to take place at the May 17 council meeting. According to a letter from the consultant to the Huntington Beach city council,Rivers requested a continuance to the June 21 council meeting. Rivers and Adams said they will "be analyzing viable alternatives to the site layout which will hopefully be supported by everyone." --ADAM ELMAHREK More about Top blo4s • ARTICLE:Orange Countv's Present and Past With Killer Whales •ARTICLE: Rep John Campbell's Books Are Checked by House Ethics Panel • ARTICLE:Reorganizations and Freezes Help Brea Balance Budeet • ARTICLE:San Juan Canistrano Council Trims Its Way to a Budget Surplus • ARTICLE:San Juan Capistrano Denies Lease Extension to Social Services Group More about Huntington Beach • IMAGE:hbdesa1061110 Copyright 2010,Voice of QC: ®range County's Nonprofit Investigative New Agency, Santa Ana, CA. Powered by Blox CMS from TownNews.com. http://www.voiceofoc.org/oc-coast/article-7d993aO6-59e6-1ldf-a161-00lcc4cO3286.htmI?mode=print Page 1 of 1 Voice Of OC:Orange County's Nonprofit Investigative News Agency: Blogs-RV Lot Blaze in Huntington Beach Comes at an Interesting Time 6/20/10 10:54 AM 10AC E Orange County's Nonprofit Jnvestigative Nem Agency RV Lot Blaze in Huntington Beach Comes at an Interesting Time Posted Monday,May 24,2010 l0 24 an,I Updated: 10:37 am, Mon May 24, 2010. I The OC Register yesterday reported three RVs catching fire in a Huntington Beach RV Storage lot on Gothard Avenue. No one was hurt, and firefighters were able to put out the blaze within an hour. Yet could this end up being a fire that has a lasting affect on the city?I ask because it occurred just as the city council is set to consider approval of another RV storage lot at Garfield Avenue and Ward Street. As I wrote about early this month,residents in an adjacent neighborhood have been fighting the approval of the proposed lot, saying that the lot's location under a cascade of power lines is a fire hazard.The proposed lot also smacks right up against a senior citizens mobile home park. L08. ngeles County Fire Department took"a stance that they did not want to fight fire underneath power lines and they did not want buildings under power lines," according to minutes from the Orange Planning Commission, which rejected a similar proposal in The council will be deciding the fate of the lot at its meeting on June 21st. --ADAM ELMAHREK More about Too blogs • ARTICLE: Orange County's Present and Past With Killer Whales • ARTICLE: Rep.John Campbell's Books Are Checked by House Ethics Panel • ARTICLE: Reorganizations and Freezes Help Brea Balance Budget • ARTICLE:San Juan Capistrano Council Trims Its Way to a Budget Surolus • ARTICLE:San Juan Capistrano Denies Lease Extension to Social Services Group More about Huntington Beach • IMAGE:hbdesa1061110 ©Copyright 2010,Voice of OC: Orange County's Nonprofit investigative Mews Agencx, Santa Ana, CA. Powered by Blox CMS from TownNews.com. http://www.voiceofoc.org/blogs/article-edeb7b86-6759-1ldf-b9ef-00Icc4cO3286.html?mode=print Page 1 of 1 Voice Of OC:Orange County's Nonprofit Investigative News Agency:Blogs-Edison OK with Huntington Beach RV Lot 6/20/10 10:52 AM INC O F( (a Grange Countys Nforprotit Investigative News Agency Edison OK with Huntington Beach RV Lot Posted:Friday,May 28.2010 6.33 mn I Updated: 10:01 am, Fri May 28,2010. The Southern California Edison company wrote a letter to a Huntington Beach resident, dated May 19, saying it would go forward with an RV storage lot lease despite his concerns about fire safety. I wrote a story earlier in the month on the fight among residents of the Aragon Circle neighborhood in the city and an entrepreneur over his proposal to turn a lot adjacent to the neighborhood--which is now home to a nursery--into a site for RV storage.Edison owns the property and is in the process of granting a lease to the entrepreneur, Doc Rivers. Residents, including Tim Karpinski, who raised the concerns with Edison and received the letter,say the lot will impose a fire hazard and affect their quality of life. The Huntington Beach planning commission signed off on the lease, but the City Council has the final say.The council is scheduled to discuss the matter at its June 21 meeting. The letter did not say anything about the fire issue--only that the proposal "would not impact SCE's ability to safely maintain and operate its transmission facilities." The statement reflected a theme I encountered while writing my story. Edison spokesman Steve Conroy made the same statement numerous times during a conversation I had with him.He also said that the company would"leave it to the subject matter experts" as to whether there is a fire hazard. At least one such expert has expressed apprehension about fire safety for this kind of project. The Los Angeles County Fire Department took"a stance that they did not want to fight fire underneath power lines and they did not want storage or buildings under power lines," according to minutes from the Orange Planning Commission, which rejected a proposal for a lot in that city in 2008. Conroy has yet to return phone calls for comment on the letter. The letter was written just days before a fire at another RV lot in the city.That fire started in one RV and spread to two others.The Huntington Beach Fire Department extinguished the blaze, and nobody was hurt. --ADAM ELMAHREK More about Top blogs • ARTICLE.Orange County's Present and Past with Killer whales • ARTICLE: Rep John Campbell's Books Are Checked by House Ethics Panel • ARTICLE:Reorganizations and Freezes Help Brea Balance Budget http://www.voiceofoc.org/blogs/article-bece2de2-6a5d-1ldf-b000-00lcc4cO3286.htm[?mode=print Page 1 of 2 H.B.City Council is expected to vote on proposal for RV storage lot.-HB Independent 6/20/10 10:32 AM Place An Ad Jobs Cars Real Estate Rentals More Classifieds luNTI GTON BEACH SirvvrrrM t+,'I`.s Jn�rl.n I Inw Sunday,June 20,2010 1NDE_113'JPL,N_DENT 10:32 a.m.PDT 1401-1E. NEWWS SPORTS HAPPENINGS OPINION CONTACT ADVERTISE SPIECIFIL SECTIOP,.S Search Go�1' IN THE NEWS: CITY TO PAY$650,000 IN LEGAL EXPENSES I EDISON MAKES IT BACK-TO-BACK SUNSET LEAGUE CROWNS CORKAGE7 NO FEEI MondayX 7 Unlimited Bottles Anytime rr a` Finest Qualityand Beef in O.C. Home >/news Proposed RV storage area goes to vote Stay Connected Fire hazards are still a concern,despite developer �a HBIndependents concessions. Follow ok � ent r ds by Google By Britney Barnes,britney.barnes @latimes.com Cruise America June 16,2010 111:28 p.m. advertisement f RV Rentals&Sales Rent an RV for as o;oi Text Size i low as$60/day 0 E-mail q3 Print Share www.CruiseAmenca.com ! Just three reasons�vh 1 Like Be the first of your friends to like this. y Park Models New$18,900 TD AMERITRADE Floor Plans, Photos&More On Sale could be right for you. Now www.ParkModelsDirect.com I The City Council is expected to vote Monday on a proposal to d 9.99 Per lotarntrt equity trade I replace a nursery with a recreational vehicle storage lot o Easy-to-use online teals Travel&Tent Trailer Rent Wide selection of Trave Trailers Tent behind a residential community. 0 Help when you need It 1 Trailers,Toy Haulers,RVs inlandrvrental.com/Available The proposal has neighbors up in arms,despite concessions by the developer. e e b 1� • e The Ward Garfield Specific Plan would turn a portion of land owned by Southern California Edison,and used by the Village AtwERtTRADE Nurseries Landscape Center,into a storage lot for less than I 40o RVs and a rental office. Poll The original proposal was slated to fit more than 557 RVs behind Mariner's Pointe Mobile Home Park and Aragon Did you vote in the primaries? Circle,a residential neighborhood near Yorktown Avenue and C; Yes and Street. : No The proposal has been modified to maintain the nursery r°t` behind Aragon Circle to address neighbors'concerns,said Wayne Carvalho,a representative with Michael C.Adams Associates,the project applicant. The developer,Doc Rivers,is willing to work with the neighbors,Carvalho said. If the project is approved,Rivers will work with the park owner to construct a taller fence between the residents and the storage lot,he said. "He's never been one to just shove the project down the neighbor's throat,"he said. Rivers couldn't be immediately reached Monday. Although the residents of Aragon Circle won't have it behind them,Linda Ramaglino,a nine-year resident of the mobile home park,said she doesn't want it behind her house either. "I just feel that they're putting a difference between us and a person living in a single-family dwelling,"she said. http://www.hbindependent.com/news/tn-hbi-0617-specificpian-20100616,0,2527173.story Page 1 of 2 H.B.City Council is expected to vote on proposal for RV storage lot.-HB Independent 6/20/10 10:32 AM Carvalho said Mariner's Pointe Mobile Home Park's owner wasn't opposed to the project during talks. Longtime Aragon Circle resident Tim Karpinski said the neighbors still have the same concerns despite the changes in the project.Residents are worried the RV storage lot would lower property values,negatively impact their quality of life,increase traffic and noise,and create a fire hazard under the high-voltage electrical lines that criss-cross the area. The fire hazard is the main concern for some of the park residents.The seniors in the park are worried that putting RVs under the electrical line will increase the hazard,and if there was a fire, many of their elderly neighbors wouldn't be able to get out of their homes fast enough,Ramaglino said. Edison and the city wouldn't let the project go forward if it was a public safety concern,Carvalho said. Sitting on her porch only a few feet from the nursery,Ramaglino said she won't be able to enjoy her porch or work in her garden if the project goes in.The pollution and allergies will force her to give up her"therapy,"she said. "The pollution is going to be 25o times worse than it is now,"she said. The City Council meets is at 6 p.m.Monday in Counci Chambers a ity Hall on Main Street. If You Go What:City Council meeting When:6 p.m.June 21 Where:Council Chambers in City Hall,2000 Main St.,or watch live at http://ivwsv.huntingtonbeachca.gov 0 E-mail Print Digg Twitter ® Facebook StumbleUpon Share Burbank Leader Coastline Pilot Dsiiv Pilot Glemiale Nel,s-Press Hu glon peach Indepondem La Canmla Valley _n ielcal Linlrs:I Oram;('Coin:t_ Crnni,:ol Attor.ic%, I Oran;;e County Cl`iritnal LcraA1(X Orange Count" DUTAttorneti I Van Nuys DUJ Attorne J Cahfornia Medical 001alpracke,Attornev I Los Angeles DUI Lawn or Lo,Angeles('rindu:;l I<tn^rci- San Pcruant'_t Valley iawyers Loa Angeles Crimir,_;i l.;nIA'cis I-luD1ingtrm beach Accident Ilaiun�Law}°er Uitcrnia Accident hnwo Lavver I OC Cnininal Defense Attornec (sample Resume C<a❑js of tlse 1 folic, ; Huntington Beach 111depende�I t,1g75 S1lnflo11er Ace; Cosa Mecn. 'alifornia wt)6 6 I Copr,tght C�j)2oio A Tribune Newspuper ivehsile http://www.hbindependent.com/news/tn-hbi-0617-specificplan-20100616,0,2527173.story Page 2 of 2 Page 1 of 2 1NDE_PL .1LP.JNUEN-T Print Page Published Friday,March 12,2010 3:08 PM PST Top Stories Residents fear coyote problems City Council set to vote Monday on proposal to reduce nursery, put in RV storage lot behind homes. By Britney Barnes The City Council will vote Monday on a proposal to reduce a nursery and put in an RV storage lot behind residents' houses—a move residents are concerned will cause coyote problems, among others. The council will vote on the Ward Garfield Specific Plan, which would turn a portion of land owned by Southern California Edison and being used by the Village Nurseries Landscape Center into a storage lot able to house 557 RVs and a rental office. Residents are concerned that when the nursery, which backs up to their houses, is replaced, it will drive coyotes into their neighborhood. Right now, residents of Aragon Circle, the neighborhood behind the proposed RV lot, haven't had any issues with coyotes that other residents near the wetlands are facing. Residents of the Bolsa Chica-Edinger tract have had their animals go missing and are worried for their safety as coyotes have lost their fear of people. The nursery acts as a buffer zone of sorts for the residents and provides coyotes with shelter and food through the mice and rabbits that live in the nursery, said Tim Karpinski, a 20-year resident of Aragon Circle. "We know that there's coyotes down there because we hear them all the time," Karpinski said. "If you take the food and habita away, they have to go somewhere." Besides the coyotes, residents are concerned with their quality of life, property values dropping and safety issues with housing RVs so close to their homes and under power lines. A similar proposal went before the Orange Planning Commission in 2008 to allow an RV storage facility on Edison property next to residential properties. The proposal was denied for public safety reasons, according to Orange city documents. Los Angeles County has also banned RV storage under high-voltage electrical lines in 2008, according to city records. "I think the precedents set by the city of Orange and Los Angeles County speak volumes," aid Debbi Henigman, a 18-year resi ent of ragon Circle. The storage unit is neede to meet the need in Huntington Beach after the city passed regulations restricting on-street parking, according to city documents. The project applicant couldn't be reached Friday. The City Council is expected to vote on the specific plan at 6 p.m. Monday in Council Chambers at the Civic Center on Main Street. http://www.hbindependent.com/articles/2010/03/15/top_stories/hbi-coyoteO3l810.prt 3/15/2010 Yrint version :: r a�v vi HUNTINGTON BEACH I N D_ E—,.P& 1.L P_a N D_- E_N_ T Print Page Published Wednesday,April 28,2010 10.11 PM PDT Opinion SoundingOff: Edison misses mark By Tim Karpinski The following opinion is in regards to the Ward Garfield Specific Plan: I find it extremely disturbing and deeply troubling that Southern California Edison would choose to ignore the public safety and numerous other issues regarding the Ward Garfield Specific Plan. Because Edison is the sole applicant, they can make the ultimate decision to remove their application and do what is in the best interests of public safety and the affected citizens of Huntington Beach. However, they have chosen an alternative path and choose to continue with this specific plan. Just what is it going to take before Edison officials realizes that they've made a mistake and they pull their project application? Is it going to take 35-to 40-foot recreational vehicles going up in flames and killing helpless senior citizens in the mobile home park? Or perhaps, a child riding their bicycle getting run over by a "fifth-wheeler" in a hurry to"get to the river"? Maybe a mom taking her baby for an afternoon stroll through the neighborhood being "barreled down" by some careless driver who can't wait_to take their boat,jet-skis and/or motorcycles out for the weekend? All of this in a"residentially zoned" neighborhood. This operation belongs in an area zoned for industrial use. Why can't Edison come to the conclusion that parking RVs under high-voltage power lines in a residential neighborhood is not in its best interests, nor the community's best interests? Perhaps money is the issue. Perhaps Edison is `on the hook"for all the development costs incurred thus far for the project. A reasonable assumption would be that there was some sort of"cancellation"clause entered into the contract between Edison and the developer. If Edison pulls the project, then Edison is ultimately responsible for the entire costs this far, which could be in the millions. Therefore, so icials will not pull the project, because they would have to pay up, instead masking their risk-taking and mistake as "Agreements in place will be honored." Out Instead, they are choosing to put the public safety at risk by proposing to put 557 RVs in a r f AJ residential-zoned neighborhood. 77Q!/E, Is this just another example of a"corporate America" gone wild and chasing the almighty dollar, without any regard for the public,similar to the financial crisis this entire country and world just experienced? Ask those traders from Goldman Sachs whose interest they were looking out for. How much risk did they expose their company/clients to? This behavior just begs the question, "Is this how good corporate citizens act"? http://www.hbindependent.com/articles/2010/04/29/opinion/hbi-soundingoffn4292010.prt 4/29/2010 rnni v ersion C20years costume as "good citizens"who are concerned for the environment, is all the while bing longtime residents of Huntington Beach by tearing out a local nursery that's. re for more than 20 years, displacing local jobs, removing habitat for coyotes and g traffic, pollution and potential crime in a neighborhood,that averages more than of home ownership.ct does not support the General Plan land use and is not compatible with theeighborhood. TIM KARPINSKI is a Huntington Beach resident. oo CLOSE WINDOW oo http://www.hbindependent.com/articles%2010/04/29/opinion/hbi-soundingoffO4292010.prt 4/29/2010 Print Version :: Page 1 of 2 INDE,PI 'JP__,NDENT -Print Page" " Published Wednesday,April 28,2010 4:04 PM PDT Top Stories Neighbors petition city over RV plan Proposal to replace nursery with RV storage lot would lure coyotes and cause other problems, residents say. By Britney Barnes Residents have gathered more than 200 signatures on a petition against a proposal to replace a nursery with an RV storage lot behind their houses, citing concerns about public safety and other issues. Residents on Aragon Circle, a neighborhood near Yorktown Avenue and Ward Street, are trying to stop the Ward Garfield Specific Plan from being approved by the City Council. The proposal would turn a portion of land owned by Southern California Edison and used by the Village Nurseries Landscape Center into a storage lot with room for 557 recreational vehicles and a rental office. The proposal has been twice postponed by the City Council and is expected to come back as a public hearing May 17. Residents who live behind the nursery are worried the RV storage lot would create a fire hazard under the high-voltage electrical lines, lower property values, push coyotes into their neighborhoods and negatively impact their quality of life. The residents shouldn't be concerned over the storage facility being a fire hazard because the city wouldn't allow the project if it was a public safety issue and Edison wouldn't allow a use that would jeopardize its facility, said Wayne Carvalho, a representative with Michael C. Adams Associates, the project applicant. "We're confident, and we feel if the city or Edison thought it was a[public safety]threat, they ul t us appI " he said. The residents have collected more than 200 signatures in about a month, but they aren't done yet, said Debbi Henigman, an 18-year resident of Aragon Circle who lives directly behind the nursery. "While there is only eight of us that back against[the nursery], the whole neighborhood is against it," she said. From Henigman's kitchen table, where she keeps the residents' collection of information on the proposal —an aerial map of the neighborhood, copies of the petition and binders packed with information and research—she can see the.nursery. One day, Henigman said, she will have her kitchen back, but now it is being used to fight the proposal. Tim Karpinski, a 20-year resident of Aragon Circle, said the grass-roots campaign has turned into a full-time job for the neighbors. http://www.hbindependent.com/articles/2010/04/29/top_stori es/hbi-petition042910.prt. 4/29/2010 Yrint version :: rake ui Taking on the proposed specific plan feels like going to battle, Karpinski said, adding that learning the ins and outs of City Hall and the terminology was a struggle in the beginning, Henigman said. "This is what we've had to go_through," she said. "This is what we've been living." While residents are continuing their fight, Carvalho said-the applicants were willing to make compromises with the neighbors, but feel they are at a point where the neighbors don't want to compromise. They are offering to reduce the number of stalls, leave a buffer zone between the residents' properties and the RVs and landscape the grounds to hide the view from the residents' homes. In the end, the project would impact eight residents, but Carvalho said an RV storage facility is a good use of the area. "We think it's a good dual use for this type of property," he said. as CLOSE WINDOW oo http://www.libindependent.com/articles/2010/04/29/top_stories/hbi-petition042910.pit 4/29/2010 Late Communications 2010 Juk! 2 1 Pill 12: 04 Alternative Solutions to Ward Garfield Specific Plan Submitted by: Tim Karpinski Aragon Circle Resident Huntington Beach Financial Breakdown Revenue: RV Storage Facility Business ® 400 Spaces (x) $150.00 Month = $60,000.00 Month ® $60,000.00 (x) 12 Months = $720,000.00 Annual Revenue: BMX /Skate Board / RF Cars Business ® "Membership" business model - $10.00/ Month = Approximately 200 (+) members ® 200 (x) $10.00 = $2000.00 Month . $2000.00 (x) 12 = $24,000.00 Annual Expenses (25 % of Revenue) = 186K Total Revenue (-) Total Expenses = Gross Profit $744K (-) $186K = $558K Bottom Line = Potentially over $500K Annual Profit HB Charities / Children's Library /After School Programs /Build/Modify Existing Park for Disabled Children Alternative Solutions to the Ward Garfield Specific Plan RV Storage Facility / BMX / Skate .Board / "RP Cars • Create Non-Profit organization(s) Example: Surf-City RV Storage.com • Potential Sites 0 oothard / McFadden (Industrial Area) 0 open space at Sports Complex o Randall Lumber Yard o Vacant Warehouses/Business • Create a "Multi-Use" ]Facility or Multiple facilities • overall " Tin" o Charities o RV Users o BMX / Skate Board Users o Radio Frequency (RF) Car enthusiasts • Potential Sponsorship by Costco, BMX , and Skate Board Companies Honorable Mayor and City Council Members: My name is Oscar Sosa and I've been a Mail carrier in the Aragon Circle neighborhood on and off for the past 15 years. When my customers brought this RV project to my attention, I was shocked to hear that the planning said there was "No Significant Impact" to the traffic in this neighborhood. I'm here to tell you that I strongly oppose this position and here's why. I walk this entire track EVERYDAY for hours...from Mobile Homes to Aragon Circle...to Sunday Drive. I see all the traffic going thru this area and how it ahs increased over the years, mainly due to Pegasus school. It is a very dangerous tract. In fact, I've almost been hit a couple of times by cars racing to bring their kids to school. I've complained, but nothing has really changed. And now, to add more potential RV traffic into the area would just make it even more dangerous, not only for the residents and their children, but MY OWN PERSONAL SAFETY, as well. , You don't need a traffic analysis or study to tell you that the SAFETY of the residents will be compromised and that traffic will increase. I have "First gland" knowledge and can tell you that SAFETY AND TRAFFIC will be impacted because I see it every day. I fully support my customers on Aragon Circle. I hope you take my practical approach into consideration when casting your vote tonight. Sincerely, Oscar Sosa ��y 5. ��„ � �^ �.. i i ��' 6( �� � �o s fry®`�® , �- ��� .� � � �. =-- . ;per�_�''_ ---`i{y`'. Y - - �� k l'a '� 5RLOUNCIL MEETING � L CE AN it.FLYNK Cffv CLERK Proposed Huntingt®n Beach RV Storage Facility Robert W.Harrison,PE Retired Boeing Technical Fellow Professor-Cal State Fullerton 40 Year Resident 9332 Greenwich Dr. Approximately one Mile from Proposed Site No Vested Interest 06/21/2010 Utz tienw�Iieais«,:oi�t. `- Residents • The mobile home park is a senior residential area • Resident ageing issues are a problem — Mobility during emergency(e.g. fire) • When problems occur,they will have no hesitancy to contact police ';`O,Roixc�WgHArii'svn?2Q[a, 1 t c Traffic / Noise • Mobile homes are not as sound resistant as standard fixed dwellings • RV street traffic and noise — Existing Ward street traffic and noise would increase — New traffic entering/exiting the proposed RV Storage Facility • Traffic and noise within the Storage Facility — Parking and retrieving RVs Loading and unloading RVs — RVs using the dumping station • Worst possible timing—late night& early morning • Most RVs will be equipped with alarms — Alarm noise problems with neighbors — Residents will be calling police Safety • Storing a high concentration of RVs 5 feet from mobile homes — Creates a high fire risk — Vehicles are very tall(up to 14 feet high)blocking view — Even smaller vehicles(boats?)parked along the wall present the same safety issues • Storing RVs under high tension transmission lines — Illegal in many surrounding cities Edison no longer allows this practice 2 A Security • Most access to RVs late night and early mornings • No security guard on site after traditional daytime hours • Random security patrol 1 or 2 times when no guard on site — This is totally ineffective to prevent break-ins and vandalism • Easy access to RV Storage Facility from park(map) • Police calls by residents ;,— R7. ;W-I-Hwiso�10' - %4`X, ...:s '., • e • o RV torae gFac�lJ�t Environment • Loss of green belt habitat(nursery) • Loss of Coyote habitat • Paved parking area creates a large black radiation body — The majority of the parking area will be exposed to and absorbing heat from the sun — A small portion of the heat will be reflected by RVs o'®Robert W'PLirison,2010;,�'t�;' .`:,ry�`r.�.>.�"', 'sn • o 3 4 Ward. Street Upgrade • The upgrade to add a traffic lane to Ward Street should have been done when Edison placed the high voltage line tower at Garfield • This tower is in close proximity to the street and will not meet setback code requirements (map) • Edison's offering to grant a 13 feet easement sounds great — The easement has no relationship to the setback code requirements — Staff decided to ignore the setback code requirement claiming coverage by grandfathering practice • All upgrades I have been involved in were required to meet all new codes—this is a classic case of selective enforcement e • This project is very ill-conceived and poorly executed • Does not take into consideration the adjoining neighborhood • Vested interests (Edison, facility operators and Hl3 Planning Department) are hoping the project will pass due to citizen apathy and lack of understanding • Sets a dangerous precedent for HB • Who will pay for the residents calls to the police? 4 Submitted by: James Poppen Principle Engineer, The Boeing Co. Environmental Issues 34 year resident, Aragon Cr. June 21,2010 Agenda item#21 Discussion: Page 10 of the Staff Report referenced Environmental Board Comments. Listed under Vegetation and"Heat Island" Issues,the report addressed the change to the property from greenhouse structures to asphalt concrete (AC)paving, noting that"the paved area will be occupied by large vehicles, usually light in color", implying that there is no"Heat Island" issue. A closer look at the amount of area covered by RVs versus the total area of the Recreational Vehicle Storage Facility reveals that only 24.5%(2.62 Acres) of the site is dedicated to RV parking spaces assuming 100% occupancy based on the size of the parking space. Basing the area on the size of the RV would make the percentage even smaller. With 8.13% listed as landscaping;that leaves the remaining 67.4%(7.22 Acres) asphalt concrete paving with the exception of those areas surrounding the electrical towers and utility poles. Calculations: Total Parking Spaces Width Length No. Of Spaces Area(Sq Ft) 10 20 104 20,800 10 25 87 21,750 11 28 27 8,316 11 30 64 21,120 11 35 56 21,560 11 40 34 14,960 11 22 23 5,566 Total Spaces 395 Total Parking Area 114,072 (114,072 Sq Ft)/(43,560 Sq Ft/Acre)=2.62 Acres(total area of RV Parking Spaces) (2.62 Acres)/(10.71 Acres)=24.5 % dedicated to RV parking spaces Total area of the RV Storage Facility site is listed as 10.71 acres with approximately 8.1% of the site landscaped. (10.71 acres)(0.081)=0.87 Acres of Landscaping Remaining uncovered area equals 10.71 —(2.62 +0.87)= 7.22 acres that are not covered by RVs (7.22 Acres)/(I 0.71 Acres)=0.674 or 67.4%of the RV Storage Facility area is not occupied and exposed to direct sunlight and subject to the"Heat Island"issue. A search of asphalt temperatures versus the ambient air temperature stated, "the surface temperature of roads in direct sunshine can often reach 15°C (59°F)higher than the ambient air temperature. Summary: 8.13%of total area covered by landscaping 24.5%of total area covered by RVs assuming 100%occupancy 67.4%of the total area is covered by asphalt concrete paving with the exception of areas surrounding the electrical towers and utility po es J 97 ., sl Council/Agency Meeting Held:_ Deferred Continued to J''b�L A0 f0 ❑Approved ❑ Conditionally Approved ❑ Denied Cit CI rW� Sign Council Meeting Date: April 19, 2010 Department ID Number: PL 10-10 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: Honorable Mayor and City Council Members SUBMITTED BY: Fred A. Wilson, City Administrator PREPARED BY: Scott Hess, AICP, Director of Planning and Building SUBJECT: Continue General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024 and Negative Declaration No. 09- 006 (Ward Garfield Specific Plan — RV Storage) (Appeal of Planning Commission's Approval of CUP and ND) (Continued from March 15, 2010) Statement of Issue: On March 15, 2010, the City Council continued this item to the April 19, 2010 City Council meeting at the applicant's request. On March 25, 2010, the applicant submitted a second request for continuance to the May 17, 2010 City Council meeting. Funding Source: Not applicable Recommended Action: Motion to: "Continue Negative Declaration No. 09-006, General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024 to the May 17, 2010 City Council meeting at the applicant's request." Attachment(s): • • • 1. Letter from Wayne Carvalho, Michael Adams and Associates, dated March 25, 2010, requesting continuance to the May 17, 2010 City Council meeting Item 16. - Page 1 REQUEST FOR COUNCIL ACTION MEETING DATE: 4/19/2010 DEPARTMENT ID NUMBER: PL 10-10 Item 16. - Page 2 ATTACHMENT # 1 MICHAEL C. ADAMS ASSOCIATES March 25, 2010 Huntington Beach City Council 2000 Main Street Huntington Beach, CA 92648 RE: Huntington Beach RV Storage (Ward Garfield Specific Plan) Honorable Mayor Green and City Council Members: On behalf of the applicant,we request a continuance of the above-referenced application in order to allow more time to address the report submitted by the Aragon Circle residents and to meet and discuss recommended conditions relating to the Ward Street dedication and street improvement requirements with city staff. We will also be analyzing viable alternatives to the site layout which will hopefully be supported by al€. We request the item be continued to the May 17,2010 City Council meeting Sincerely, !Alike Adarris cc: Fred Wilson. City Administrator ,loan Flynn, City Clerk Scott Hess, Director of Planning and Building Jane,James. Senior Planner Frank Salomone, So,California Edison Co. Doc Rivers, HB RV Storage t'hq^e 714 374 5E78 Fa>r?1 37,1 22 t AdarfsAssoc,fR-,)r;:;€r•;rar Item 16. a Page 4 COMMUNICATION REGARDING LIC HEARING ON WARD GARFIELDSPECIFIC PLAN N . 16 - RV STORAGE Item 16. - Page 5 Esparza, Patty From: Flynn, Joan Sent: Wednesday, April 07, 2010 3:06 PM To: Esparza, Patty Subject: FW: Southern California Edison Communication for the April 19th meeting re: Public Hearing on RV Park From: Jenelle.Froisland@sce.com [mailto:Jenelle.Froisland@sce.com] Sent: Thursday,April 01, 2010 6:04 PM To: Flynn,Joan; Wilson, Fred; Hopkins, Travis Subject: RE: Southern California Edison Hi Joan- I would like to present as the last speaker during Oral Communications, if possible. I will be there just to inform the public about Edison's SmartConnect program that we will be coming in mid April. *Also, Edison would like to please ask for another continuance to be issued for the April 19th agenda item regarding the proposed RV Storage Facility. SCE had the opportunity to meet with the developer and his consultants today in order to finalize plans that can be submitted to the City. The consulting group will be working with Jane James in Planning to determine a time and date for all three parties (Edison, City of Huntington Beach and developer/consultants)to meet hopefully in April. However, we may have to meet in May if schedules do not allow for April, and a postponement until May might be best in order to allow City staff enough time for their reports. Thank you for your help and please do not hesitate to contact me should you need anything. Sincerely, Jenelle Froisland Region Manager Local Public Affairs Southern California Edison 7333 Bolsa Avenue Wesminster, CA 92683 P (714)895-0271 From: "Flynn,Joan"<iflknn(a)surfcity-hb.orq> To: <Jenelle.Froisland(&sce.com>,"Wilson,Fred"<Fred.Wilson(a)surfcity-hb.orq> Cc: <Todd.PearceAsce.com>,"Hopkins,Travis"<thopkins(@surfcity-hb.org>,"Hall,Bob"<BHall(a)surfcity-hb.org>,"Emery,Paul"<pemery0surfcity-hb.org> Date: 03/30/2010 01:48 PM Subject: RE:Southern California Edison Hi Jenelle—if you are only going to make a 3 minute presentation—I can have you be the first speaker so that you will be in and out faster. Let me know what you and Fred decide. From: Jenelle.Froisland sce.com [mailto:Jenelle.Froisland sce.com] Sent: Tuesday, March 30, 2010 1:39 PM To: Wilson, Fred Cc: Todd.Pearce@sce.com; Hopkins, Travis; Hall, Bob; Emery, Paul; Flynn, Joan Subject: Southern California Edison Item 16. e Page 6 MICHAEL C. ADAMS ASSOCIATES March 25,2010 Huntington Beach City Council 2000 Main Street Huntington Beach, CA 92W RE: Huntington Beach RV Storage(Ward Garfield Specific Plan) Honorable Mayor Green and City Council Members: On behalf of the applicant,we request a continuance of the above-referenced application in order to allow more time to address the report submitted by the Aragon Circle residents and to meet and discuss recommended conditions relating to the Ward Street dedication and street improvement requirements with city staff. We will also be analyzing viable alternatives to the site layout which will hopefully be supported by all. We request the item be continued to the May 17,2010 City Council meeting. Sincerely, Mike Adams cc: Fred Wilson, City Administrator Joan Flynn,City Clerk Scott Hess, Director of Planning and Building Jane James, Senior Planner Frank Salomone, So. California Edison Co. Doc Rivers, HB RV Storage P.O.Box 382 Huntington Beach,CA 92648 Phone 714 374.5678 Fax 714 374.2211 AdamsAssoc d�isocat mcom Esparza, Patty From: Lugar, Robin Sent: Thursday, March 25. 2U1O12:1QPW1 To: Eoparza. Pattv S FVV Request for Continuance Attachments: scan letter to City Council March 252U1O.don Robin Lugar,CMC Assistant City Clerk (714)536-5405 From: Hess, Scott Sent: Thursday, March 25, 2010 12:16PM To: Lugar, Robin Subject: Fw: Request for Continuance FYI From: Wayne Cana|hn <vvayne.carva|ho@gmai|.cnno> To: James, Jane Cc: Hess, Scott; Wilson, Fred; Flynn, Joan; riversexpoassgbearth|ink.net <riversexpnasu@earth/ink.net>; FrankSa|ornona <frank.ya|omnne@yce.com>; 'Rick Gilliam' <rgi||iann@axceas'gnnup.com>; adamsassoc@yoca|.rr.com <adannsassoc@soca/.n.com>; 'CathyEdnnan' <oathyadnnan@hotmai|.com> Sent: Thu MarZS 11:50:33 2010 Subject: Request for Continuance Letter attached requesting continuance mf the HBRV Storage project totheK4ay17Counci| rneeting. Regards, NaynoCarva/ho Adams Associates 211BO Beach Blvd. Huntington Beach CAyQ648 (714)374'5678(2ffice) (714)374`2211(Fox) (714)334'8895(CoU) Please consider the environment before printing this email. '=^ z r,ICHAEL C. ADAMS ASSOCIATE May 3, 2010 Huntington Beach City Council 2000 Main Street Huntington Beach, CA 92W RE: Huntington loch RV Storage (Ward Garfield Specific'Plan) Honorable Mayor Green and City Council Members; We request a further continuance of the above-reference application in order to allow more three to discuss recommended conditions relating to the'Ward Street street improvement req u irernents with city staff, and to address the report subrnitEed by the .Aragon Circle residents- We will also be analyzing viable alternatives to the site la' gout rich will hopefully be supported by everyone. We request the item be continued to the June 21, 2010 City Council meeting- Sincerely,, t_ Mike Adams Cc: Fred Wilson, City Administrator Joan Flynn, City Clerk Scott Hess, Director of Planning and Building Jane James, Senior Planner Frank Salomone, So- California Edison Co. Doc Fivers, HB kV Storage .0.nox 3B2 Hui-OfigLon berth,CA 92618 fhonC t4.V4,!?,S Pax?14.3'f4;"13 COMMUNICATION REGARDING AGENDA ITEM: Appeal of the Planning Commission's approval of Conditional Use Permit (CUP) No. 09-024 and Negative Declaration No. 09-006 Ward Garfield Specific Plan — RV Storage Save Our Neigh#qrjood ! 2610 APR 19 10: 3 Southern California Edison and Mr. Doc Rlyers, want 10 convert 13+ acres of land underneath High VoltagFFeSYppPonrer^ Lines from its current use as a Village Nursery Wholesale Operation, to asphalt concrete for 557 spaces of RV Storage. • DECREASED PROPERTY VALUES Up to 14% decrease in property value for the homes close to the RV Storage Lot. The decrease in these home values would drag down the value of comparable sales for EVERY home in the entire area. • INCREASED TRAFFIC Entry & Exit onto Ward Street would increase traffic in an already congested area. , � �t'i�� I • INCREASED CRIME Storing high value items in low traveled areas will lead to burglaries. • INCREASED NOISE & AIR POLLUTION Diesel engines require up to 8 minutes idle time to pressurize brakes which would increase air pollutants next to Pegasus School. • INCREASED FIRE HAZARDS Propane tanks, stored fuel and vehicles stored under the power lines. There are alternate sites in commercially zoned areas where there would be no negative impact to residents and/or homeowners. Currently there are 514 available RV spaces for rent within 10 miles of this location. Should one individual or corporation be allowed to profit- at the expense of the residents of Huntington Beach? Please help us preserve our neighborhood ! Show your support by attending the City Council Meeting on April 19t", by sending an e- mail to the City- Council members or calling your City Council members at 714-536-5553. d Esparza, Patty From: Surf City Pipeline [noreply@user.govoutreach.com] Sent: Monday, April 19, 2010 12:59 PM To: CITY COUNCIL; agendaalerts@surfcity-hb.org Subject: Surf City Pipeline: Comment on an Agenda Item (notification) Request# 4894 from the Government Outreach System has been assigned to Johanna Stephenson. Request type: Question Request area: City Council - Comment on an Agenda Item Citizen name: Tim Karpinski Description: The citizens of Aragon Circle are united in their cause to explore alternative solutions to the Garfield/Ward project. And as such, would suggest alternative locations to the proposed RV Storage Facility. 1) The vacant Southern California Edison (SCE)property located in proximity to Gothard/McFadden streets. 2) The vacant "Randall Lumber Yard" located in proximity to Gothard Street. 3) The vacant lot in the Huntington Beach Business Park, located in proximity to Gothard/Heil Streets, near the Huntington Beach Fire Department Building. It is requested that these locations, as an alternative to the proposed location, be considered. These alternate locations would encourage and facilitate development in a manner that would carry out the Goals, Policies, and Objectives of the General Plan and as directed by City Council. Regards, Tim Karpinski Expected Close Date: 04/20/2010 Click here to access the request Note: This message is for notification purposes only. Please do not reply to this email. Email replies are not monitored and will be ignored. i 1 Council/Agency Meeting Held: Deferred/Continued to: �� //,��p/p ❑Approved ❑ Condition6a y�/�pAroo ve0d ❑ Denied City Clerk's Signature Council Meeting Date: 3/15/2010 Department ID Number: PL10-08 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: HONORABLE MAYOR AND CITY CO IL MEMBERS SUBMITTED BY: FRED A. WILSON, CITY ADMINIST R PREPARED BY: SCOTT HESS, AICP, DIRECTOR OF LANNING AND BUILDI G '�k SUBJECT: APPROVE GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024 AND NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN — RV STORAGE) (Appeal of Planning Commission's Approval of CUP and ND) Statement of Issue, Funding Source, Recommended Action,Alternative Action(s),Analysis, Environmental Status, Attachment(s) Statement of Issue: Transmitted for your consideration is General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and an appeal of the Planning Commission's approval of Conditional Use Permit No. 09-024 and Negative Declaration No. 09-006 by Mayor Pro Tem Jill Hardy. The project represents a request by Michael C. Adams Associates to adopt the Ward Garfield Specific Plan encompassing 43.60 . acres at the southeast corner of the Ward Street and Garfield Avenue intersection and establish a 557-space recreational vehicle storage lot on a portion of the site. The Planning Commission and staff recommend approval of the request. Funding Source: Not applicable. REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 Recommended Action: PLANNING COMMISSION AND STAFF RECOMMENDATION: Motion to: 1. "Approve Negative Declaration No. 09-006 with findings for approval (ATTACHMENT NO. 1 . 2. "Approve General Plan Amendment No. 09-002 and adopt Resolution No. 2010-27 , A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 09-002 (ATTACHMENT NO. 2)." 3. "Approve Zoning Map Amendment No. 09-002 with findings of approval (ATTACHMENT NO. 1) and adopt Ordinance No. 3875 , An Ordinance of the City of Huntington Beach Amending District Map 5 (Sectional District Map 5-6-10) to Rezone the Real Property Generally Located at the Southeast Corner of Ward Street and Garfield Avenue from RL (Residential Low Density) to Specific Plan No. 16 (Zoning Map Amendment No. 09-002) (ATTACHMENT NO. 3)." 4. "Approve Zoning Text Amendment No. 09-007 with findings for approval (ATTACHMENT NO. 1) and adopt Resolution No. 2010-28 A Resolution of the City Council of the City of Huntington Beach Approving the Adoption of Specific Plan No. 16 (Zoning Text Amendment No. 09-007) (ATTACHMENT NO. 4)." 5. "Approve Conditional Use Permit No. 09-024 with findings and suggested conditions of approval (ATTACHMENT NO. 1)." Planning Commission Action, February 9, 2010 MOTION MADE BY SCANDURA, SECONDED BY SHIER-BURNETT, TO APPROVE NEGATIVE DECLARATION NO. 09-006 CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, LIVENGOOD, DELGLEIZE NOES: FARLEY ABSENT: NONE ABSTAIN: NONE MOTION MADE BY SCANDURA, SECONDED BY MANTINI TO APPROVE GENERAL PLAN AMENDMENT NO. 09-002 BY APPROVING DRAFT RESOLUTION AND FORWARD TO CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, DELGLEIZE NOES: FARLEY, LIVENGOOD ABSENT: NONE ABSTAIN: NONE G:\RCAs\2010\PL10-08 (Ward Garfield SP-RV Sto rag e).doc -2- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 MOTION MADE BY SCANDURA, SECONDED BY MANTINI, TO APPROVE ZONING MAP AMENDMENT NO. 09-002 WITH FINDINGS FOR APPROVAL BY APPROVING DRAFT RESOLUTION AND FORWARD TO CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, DELGLEIZE NOES: FARLEY, LIVENGOOD ABSENT: NONE ABSTAIN: NONE MOTION MADE BY SCANDURA, SECONDED BY DELGLEIZE TO APPROVE ZONING TEXT AMENDMENT NO. 09-007 WITH FINDINGS FOR APPROVAL AND FORWARD THE DRAFT ORDINANCE TO CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA, DELGLEIZE NOES: FARLEY, LIVENGOOD ABSENT: NONE ABSTAIN: NONE MOTION MADE BY SCANDURA, SECONDED BY MANTINI TO APPROVE CONDITIONAL USE PERMIT NO. 09-024 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL CARRIED BY THE FOLLOWING VOTE: AYES: SPEAKER, MANTINI, SHIER-BURNETT, SCANDURA NOES: FARLEY, LIVENGOOD, DELGLEIZE ABSENT: NONE ABSTAIN: NONE MOTIONS PASSED Alternative Action(s): The City Council may make the following alternative motion(s): 1. "Continue General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006 and direct staff accordingly." 2. "Deny General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006 with findings for denial." G:\RCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -3- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NDMBER:PL10-08 Analysis: A. PROJECT PROPOSAL: Applicant: Michael Adams, Michael C. Adams Associates, 21190 Beach Boulevard, Huntington Beach, CA 92648 Property Owner: Frank Salomone, Southern California Edison, 14799 Chestnut Street, Westminster, CA 92683 Location: 19118 Ward Street, 92646 (43.60-Acre Site Southeast of the Intersection of Ward Street and Garfield Avenue) Negative Declaration No. 09-006 analyzes the potential environmental impacts associated with the establishment of a new Specific Plan zoning document and construction of a 557- space recreational vehicle storage lot (Attachment No. 6). General Plan Amendment No. 09-002 represents a request to amend the General Plan land use designation from the existing P (Public) designation to the proposed P-sp (Public — specific plan overlay) designation. The amendment would recognize the proposed specific plan zoning document (Attachment No. 2). Zoning Map Amendment No. 09-002 represents a request to amend the existing zoning map from the current RL (Residential Low Density) designation to the Ward Garfield Specific Plan No. 16 (SP 16) designation (Attachment No. 3). Zoning Text Amendment No. 09-007 represents a request to establish the Ward. Garfield Specific Plan No. 16 document (Attachment No. 4). The proposed Ward Garfield Specific Plan No. 16 proposes to designate three separate planning areas for the entire 43.60 acre site as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation Planning Area 3 (17.13 Acres): Village Nurseries No changes to the hours of operation or the facility operations for Planning Area 2 or Planning Area 3 are proposed, other than to consolidate the current Village Nursery operations from Planning Area 1 to Planning Area 3. Conditional Use Permit No. 09-024 represents a request to construct a recreational vehicle storage lot. The proposed recreational vehicle storage lot will consist of 557 recreational vehicle (RV) parking spaces, a 480 sq. ft. modular rental office with restroom, landscaping, and G:\RCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -4- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 associated perimeter fencing and lighting. There will be a dump station for grey and black water, a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The recreational vehicles may include campers, motor homes, boats, 5th wheels, trailers, toy haulers, jet skis and wave runners on trailers, and similar type vehicles and towing apparatus. The applicant does not propose to lease storage space to commercial vehicles, trucks, or construction vehicles. Approximately six different parking stall sizes will be provided throughout the site ranging in size from 10 ft. by 20 ft. to 11ft. by 40 ft. No on- site living in the vehicles will be permitted and no vehicular repair will be allowed on-site. Approximately one person will be employed during regular business hours while a second person will perform security duties at other hours. The new RV Storage facility is designed to provide access from Ward Street with a large off- street queuing area to an automated remote gate system. The remote gate system will be designed to allow tenants to activate the gate opening at a substantial distance away, while still traveling on Ward Street, so that it is open when they actually arrive. Furthermore, the gate will be setback approximately 120 feet from the street so that at least three large motor homes would be able to queue without impacting through traffic on Ward Street. Should the gate be closed and inoperable, vehicles are also provided with a sufficient turn around space to reenter the public street system without the need for backing up. The proposed hours of operation for the RV storage office use are as follows: Remote Gate Access Hours: Monday through Friday from 7:00 AM to 7:00 PM Saturday through Sunday from 7:00 AM to 5:00 PM Office Hours: Daily from 8:00 AM to 5:00 PM Originally, the applicant stated that special arrangements may be made with the office personnel to accommodate tenants desiring to enter the site outside of the remote gate access hours. However, the Planning Commission further defined these arrangements and limited special access to no later than 10:00 PM and no earlier than 6:00 AM. Approximately 8.8% of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing abutting existing residential properties. Construction is expected to take approximately two ° months. The applicant has indicated a need for recreational vehicle storage in the City of Huntington Beach due to the regulations restricting parking of oversize vehicles for more than 72 hours on City streets. As homeowners can no longer store their vehicles on the street and have limited options for storing large vehicles on private property there is a need for designated storage within the community. GARCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -5- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 B. BACKGROUND The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison (SCE) who currently leases portions of the property to landscape nursery uses. A subdivision will be required to establish lease lines for the current and proposed uses. The subject property is located on one parcel as well as a portion of a second parcel. The approximately 13 acre SCE Substation consists of transmission equipment and power distribution lines along with the substation office building. The onsite operations are power distribution services with approximately eight to ten employees. The facility is staffed between 7:00 AM and 5:00 PM daily. The office building is approximately 2,000 square feet in size. A separate service truck parking building is also located on site. Access to the SCE substation is provided from Ward Street through the area leased to the nursery operation. No changes to the substation are proposed. Village Nurseries Landscape Center has been in operation at the site since the 1970s (previously known as Nina's Nursery). The nursery has operated through five-year renewable lease agreements with SCE and consists of wholesale and retail sales of in- ground and potted plants and trees. The business operates out of an open wood structure adjacent to two modular buildings joined to serve as an office. There are ten employees and laborers employed at the nursery. The wholesale/retail nursery is open daily to the public with hours of operation generally between 7:00 AM and 5:00 PM. Customer access is provided from Garfield Avenue with business related access from Ward Street. On-site parking is currently provided along Garfield Avenue for approximately 20 cars. In addition, equipment stored at the site consists of cart movers, small trucks, and delivery equipment. Village Nurseries will consolidate their operation into the area surrounding the SCE substation in order to accommodate the new recreational vehicle storage operation. No additional facilities are proposed for the nursery operation. On September 22, 2009, the applicant held an open house meeting to introduce the project to area residents and interested parties. Notices were sent to property owners of record and occupants within 1,000 ft. radius of the subject property. There were approximately four members of the surrounding community in attendance. The applicant gave an overview of the project and answered questions. The neighbors that attended discussed compatibility between the proposed recreational vehicle storage and the adjacent mobile home park. C. PLANNING COMMISSION MEETING AND RECOMMENDATION: The Planning Commission held a public hearing on February 9, 2010 to consider the Ward Garfield Specific Plan and recreational vehicle storage conditional use permit. A total of 13 people spoke. Four of the speakers represented the applicant or property owner and were in favor of the project although they asked the Planning Commission to consider further reductions in the required dedication and street improvement along Ward Street. The other GARCAs\2010\PL10-08 (Ward Garfield SP-RV Sto rag e).doc -6- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 nine speakers were residents immediately adjacent to or nearby the proposed recreational vehicle storage lot and were opposed to the project. These speakers primarily cited potential negative impacts associated with noise, lighting, hours of operation, loss of privacy, exhaust fumes, increased crime, fencing obstructions, decrease in property values, and loss of view. Discussion ensued with a thorough review of the proposed RV storage facility and compatibility issues by the Planning Commission. The Planning Commission also discussed the need for dedication and street improvements on Ward Street and how the widening would affect the SCE property and ability to service the SCE transmission towers. The Planning Commission discussed the proposed RV storage hours of operation and determined that unlimited access outside of the programmed remote controlled gate hours was unacceptable. The Commission approved a change in the recommended conditions of approval to allow tenants to make occasional special arrangements to access the site prior to 7:00 AM or after 7:00 PM but stated that no access should be allowed before 6:00 AM or after 10:00 PM, except when there are extenuating circumstances. The Planning Commission approved staff's recommendation for street dedication and improvement along Ward Street, amended the hours of operation as noted above, and approved the proposed Negative Declaration, General Plan Amendment, Zoning Map Amendment, Zoning Text Amendment, and Conditional Use Permit. D. APPEAL: The Planning Commission's approval action on the General Plan Amendment, Zoning Map Amendment, and Zoning Text Amendment are automatically forwarded to the City Council for consideration. On February 19, 2010, Mayor Pro Tern Hardy appealed the Planning Commission's approval of Conditional Use Permit No. 09-024 and Negative Declaration No. 09-006 citing concerns with land use compatibility between the RV storage lot and the adjacent residential uses and to allow the City Council to review all the entitlements concurrently (Attachment No. 5). The land use compatibility issues are further discussed below. E. STAFF ANALYSIS AND RECOMMENDATION: The primary issues to consider are as follows: • The appropriateness of adding the "specific plan" suffix to the Public General Plan land use designation; • The proposed zone change from Residential Low Density to Specific Plan No. 16; • The new land use concepts, development standards, and overall language of the proposed Specific Plan; • The land use compatibility of the proposed 557-space recreational vehicle storage with the surrounding properties; and • Compliance of the proposed 557-space recreational vehicle storage with the provisions of the HBZSO and the proposed Specific Plan. GARCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -7- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 General Plan Amendment: The proposed General Plan Amendment would change the existing General Plan land use designation from P (Public) to P-sp (Public-specific plan overlay). General Plan Land Use Schedule Table LU-2a lists the typical permitted uses in the Public category as, "Governmental administrative and related facilities, such as public utilities, schools, public parking lots, infrastructure, religious and similar uses." The Public designation allows for continuation of the primary land use, electrical substation, towers, and transmission lines. The "sp" suffix allows the adoption of a specific plan to include ancillary uses of landscape nursery, wireless communication facilities and to establish a new use, recreational vehicle storage. The subject site, along with the AES power plant and the other SCE transmission corridors are designated 4G on the General Plan Land Use Sub-Area Map. Sub-Area 4G specifies design and development standards in accordance with Policy LU 13.1.8, which seeks to, "Ensure that the City's public buildings, sites, and infrastructure improvements are designed to be compatible in scale, mass, character, and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located, and work with non-City public agencies to encourage compliance." The adoption of the specific plan overlay and the specific plan zoning document furthers this goal by incorporating design and development standards into the zoning requirements to promote compatibility between uses. Zoning Map Amendment: The City's Zoning Map would be changed to reflect the Specific Plan zoning designation for the 43.60 acres in the proposed Specific Plan boundary. The amendment to the Zoning Map will provide consistency with the proposed General Plan Land Use designation of P-sp (Public-specific plan overlay). Development of the property under the existing Residential Low Density zoning is not likely as SCE has not indicated any proposal to remove or relocate the existing electrical utilities in the near future. Additionally, due to the unique narrow and long shape of the property and limited access to the public street system, residential development would be difficult to achieve. Thus, development of the property to the current RL zoning is not reasonably foreseeable. Zoning Text Amendment The proposed Zoning Text Amendment would adopt the Ward Garfield Specific Plan. The Specific Plan is intended to recognize the existing unique combination of utilities, landscape nursery, and wireless communication uses on-site while allowing for one additional use to be established. The Specific Plan contains the proposed zoning regulations for the Specific Plan area and would supersede the existing Residential Low Density zoning. GARCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -8- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 The Specific Plan divides the 43 acre site into three distinct planning areas and limits the allowable uses to four categories. The specific plan includes a discussion of the following issue areas: purpose of the specific plan; a description of the area; implementation procedures; access and circulation; public facilities, such as, water system, sewer system, storm drainage and water quality; utilities including electricity, natural gas, telephone, cable television, and solid waste disposal; design and development standards; definitions; and allowable uses. The three Planning Areas are as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation Planning Area 3 (17.13 Acres): Village Nurseries ■ Allowed Uses The proposed SP 16 establishes the uses described above in each Planning Area. Wireless communication facilities already exist in Planning Area 2 and 3 and would be permitted in Planning Area 1 pursuant to the wireless communication development standards of the HBZSO. Recreational vehicle storage would be allowed pursuant to approval of a conditional use permit by the Planning Commission. Conditional Use Permit No. 09-024 is being processed concurrently with this application. ■ Development Standards and Regulations The development standards for building height, setbacks, parking, landscaping, and fencing within Planning Areas 2 and 3 are reflective of existing uses and operations in those areas and will not render the existing substation or the consolidation of the landscape nursery non- conforming. Other than the consolidation of the landscape nursery from Planning Area 1 into existing operations in Planning Area 3, the existing uses will continue their current operations and will not result in any noticeable changes to the surrounding community. There are two issues within the proposed SP 16 that are different from the established requirements of the HBZSO. The first is parking and the second is the use of a modular office building in lieu of permanent construction. According to the parking standards in the HBZSO for a vehicle storage lot, the proposed project would require 118 parking spaces. Based on input from the proponent, parking spaces are only necessary to accommodate office staff and the occasional visitor to the site. Parking to accommodate tenants of the vehicle storage areas is not necessary. In this case, a tenant arriving in a passenger car to retrieve a motor home, for example, would either temporarily park in a nearby empty stall or in the adjacent drive aisle and drive the motor home out of the parking space. The tenant would then park the passenger car in the vacated motor home space. The reverse process would occur when the motor home is G:\RCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -9- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 returned for long-term storage. Vehicles picking up recreational vehicles such as boats or wave runners on trailers would simply hook up the trailer and drive away. Therefore, the applicant has proposed a minimum parking requirement of five parking stalls to serve the office use and staff and the Planning Commission support this request. The HBZSO only allows modular buildings for temporary construction offices. The applicant proposes to utilize a 480 sq. ft. modular or manufactured building for the office use on-site. The original submittal included a portable restroom facility on the exterior of the building but at staff's suggestion, the restroom has been relocated to the interior of the building. The proposed elevations of the modular building depict an architecturally enhanced structure with siding, covered porch, sloped roof, decorative columns, window trim, and stone skirting. The newly proposed SP 16 allows a modular building unit for the RV storage office building provided that permanent skirting is installed to give the appearance of permanent construction. Additionally, all the modular building elevations should be enhanced and all utilities including air conditioning units and electrical meters shall be screened from view. Staff and the Planning Commission support the use of a modular building for the office use because of the enhanced elevations design proposed, consistent with the recommended specific plan. Conditional Use Permit/Land Use Compatibility: As already stated, no changes are proposed in Planning Areas 2 or 3 so discussion on compatibility is limited to the changes proposed within Planning Area 1. Furthermore, Planning Areas 2 and 3 are separated from other surrounding residential uses by Ward Street to the west and from the Orange County Sanitation District by Garfield Avenue to the north. Residential uses at Mariner's Point Mobile Home Park and eight single family residences on Aragon Circle directly abut the proposed RV storage facility in Planning Area 1 to the south and west. The change in land use from landscape nursery to vehicle storage has the potential to impact these residential uses with regards to hours of operation, lighting, fencing, noise, and visual appearance. The facility will not be in operation during nighttime hours. The applicant's proposed hours of operation are listed above under Project Proposal. In general, upon leasing a space in the facility a tenant will be provided with a remote controlled gate opener to enter the site to store or retrieve vehicles. The opener will be programmed to open the facility at only the hours specified although tenants may make arrangement to enter the facility outside of the established hours. As described earlier, the Planning Commission's action further limits access to the site outside of the proposed operating hours. The remote controlled gate opener will be capable of activating the gate from a substantial distance away, while the vehicle is still traveling on Ward Street. This technology allows the gate time to fully open prior to the vehicle arriving on-site and eliminates vehicle idling noise within the driveway approach at the site entrance. No amplified or pager system is proposed, thereby minimizing annoyance to adjacent residences. A condition of approval requires the applicant to submit details on the design of the proposed entry gate and to provide proof of the quietest design available. G:\RCAs\2010\PL10-08(Ward Garfield SP-RV Storage).doc -10- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 The proposed RV facility will introduce security lighting along the perimeter of the facility by mounting shielded light packs on the perimeter fencing. The proposed lighting uses "Dark Sky" technology that is designed to direct light down and in toward the facility and prevent light spillage onto the adjacent residential properties. An illustration of the proposed lighting technology is included on pages 39-40 of the draft SP 16. The wall mounted light packs will provide lighting without being intrusive on adjacent residential properties because they will be no higher than existing fencing surrounding the property and will direct lighting inward. No lights on light poles are proposed. The project will be subject to compliance with City codes requiring that lighting be shielded and directed so as to prevent glare and spillage onto adjacent residential properties. The Development Standards of SP 16 also require all on-site lighting to be dimmed to minimal security levels from 10:00 PM to 7:00 AM. No on-site repair or maintenance of vehicles is proposed by the applicant and none will be permitted. Likewise, on-site living within the stored vehicles or camping on-site will be prohibited. Adjacent residents have indicated concern with testing of engines, revving of motors, turning on and off power and other noise intrusions. Because of the close proximity to residential units, staff recommends very specific conditions of approval to prohibit on-site repair, maintenance, testing or revving of engines and motors, vehicle dismantling, on-site living, and camping. Furthermore, staff recommends that all of the vehicles must be operable and that there shall be no storage of tow-aways, commercial vehicles, construction trucks or equipment within the facility. Planning Area 1 is surrounded by existing chain link fencing on the north and east sides. An existing five to six foot high solid masonry wall surrounds Mariner's Pointe Mobile Park and the eight single family residences to the west. The applicant proposes to install a higher fence to secure the site and to screen the view of the parked vehicles from the residential properties. The applicant proposes a two to three foot high panel of ornamental fencing mounted on approximately six foot high posts immediately adjacent to the existing block walls within a planter on the westerly property line. The intent of the proposed fencing is to allow vines to grow through the ornamental fencing and provide a total screen fence of eight feet high. A five foot wide landscape planter is also proposed along the westerly property line. Staff is concerned that high profile vehicles will still be visible from the residential properties even with the eight foot high vine covered screen panels and five foot wide planter. Therefore, staff and the Planning Commission recommend a condition of approval that the applicant design the placement of screen trees to maximize their screening capability. For example, trees may be better clustered in groups adjacent to open areas of the residential lots rather than planted in a regimented fashion. Also, one tree planted behind a carport adjacent to the mobile home park will not have as much impact as two trees planted closer together at the sides of the carport. To further protect the views of the residential lots, staff and the Planning Commission recommend that the applicant limit the height of the stored vehicles along the entire westerly property line. To this end, all vehicle spaces along the west property line adjacent to the G:\RCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -11- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 Mariner's Pointe Mobilehome Park and the eight single family residences on Aragon Circle shall be leased to vehicles with a maximum height of eight feet. The operator shall lease/fill the spaces adjacent to the residential units last and with only low-profile (less than eight feet in height) vehicles. Submittal and approval of a tentative parcel map and final parcel map will be required prior to issuance of a grading permit for the project. Both Ward Street and Garfield Avenue are not improved to the ultimate right-of-way identified in the Circulation Element of the General Plan. Public Works has determined that dedication and improvement on Garfield Avenue are not required at this time, however, dedication and improvement along Ward Street are required for a four lane undivided roadway. In accordance with Public Works requirements, the property owner will dedicate 20 feet of right-of-way at the RV storage entrance from Ward Street for full street width improvements. The applicant and SCE have identified existing utility improvements at the substation that prevent improvement to the ultimate right-of-way width for Ward Street between the RV project entrance and Garfield Avenue. Public Works staff has agreed to a reduced street section improvement plan for a 13 foot dedication resulting in new curb, gutter, striping for two lanes in each direction, and a left turn pocket in the RV project entrance. The reduced street section achieves the four lane undivided roadway improvements as identified in the General Plan. However, at the Planning Commission meeting, the applicant stated that SCE would not agree to the 13 foot dedication and instead requested that the street improvements taper from the 20 dedication at the project entrance back to current improvements (zero feet dedication) north of the entry to Garfield Avenue. A representative from SCE indicated that the transmission tower at the corner of Ward Street and Garfield Avenue is currently maintained from the large unimproved dirt area at the edge of pavement and street improvements would eliminate the dirt "shoulder" area. The applicant's request prohibits a four lane roadway and Ward Street would remain at two lanes with an unimproved dirt area for this section. City traffic engineering staff indicated, however, that SCE could still maintain the existing tower in this location with a temporary lane closure and minimal disruptions to traffic. Staff and the Planning Commission recommend that the additional 13 feet of dedication and improvement for a four lane roadway on Ward Street be required to improve traffic conditions and achieve a four lane roadway as depicted in the General Plan without negatively affecting SCE's operations at the site. The applicant also requests that construction of the sidewalk be delayed for three years after project opening; staff and the Planning Commission concur with this request. With the incorporation of these design elements and conditions of approval, staff and the Planning Commission believe the proposed use is compatible with adjacent land uses. GARCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -12- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 E. SUMMARY The proposed project is compatible with surrounding uses in terms of hours of operation, landscaping, screening, access, design criteria, and other development standards with the recommended conditions of approval regarding operations at the site. Staff and the Planning Commission recommend approval of the Ward Garfield Specific Plan and the Recreational Vehicle Storage facility (General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006) based upon the following: — The proposed General Plan amendment to add the "Specific Plan" suffix to accommodate the proposed specific plan document allows dual use of the Southern California Edison right-of-way without disrupting the utility service provider and is compatible with surrounding land uses. — The project will provide needed storage for recreational vehicles while allowing continuation of existing electrical utilities and transmission infrastructure, landscape nursery, and wireless communication facilities. — The project is designed to be compatible with adjacent land uses and with conditions of approval imposed will minimize potential impacts through site design, landscaping and screen fencing, operational standards, and compliance with applicable codes and regulations. Strategic Plan Goal: Strategic Plan Goal: Enhance economic development. The proposed project will be consistent with good zoning practice and allows dual use of the SCE property. Environmental Status: In accordance with the California Environmental Quality Act (CEQA), staff prepared Negative Declaration No. 09-006 and determined that no significant impacts are anticipated as a result of the proposed project that could not be reduced to a level of insignificance with proper design, engineering, code requirements and conditions of approval. On December 14, 2009 the Environmental Assessment Committee reviewed Environmental Assessment No. 09-006 and approved the processing of a negative declaration. Subsequently, Negative Declaration No. 09-006 (Attachment No. 6) was prepared pursuant to Section 240.04 of the HBZSO and the provisions of the California Environment Quality Act (CEQA). Staff determined that no potentially significant impacts are anticipated and that no mitigation measures are necessary. The Planning Department advertised draft Negative Declaration No. 09-006 for thirty (30) days commencing on Thursday, December 17, 2009, and ending Friday, January 22, 2010. The required thirty day advertisement was extended by one week to allow additional review time during nationally observed holidays. A total of six comment letters were received and are further discussed in the February 9, 2010 Planning Commission Staff Report (Attachment No. 7). GARCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -13- 3/2/2010 1:41 PM REQUEST FOR ACTION MEETING DATE: 3/15/2010 DEPARTMENT ID NUMBER:PL10-08 On February 9, 2010 the Planning Commission approved Negative Declaration No. 09-006 finding that the environmental assessment was adequate and prepared in accordance with the requirements of CEQA. The appeal from Mayor Pro Tern Hardy included Negative Declaration No. 09-006 so that the City Council could consider all the entitlements concurrently. Subsequent to the Planning Commission action, no new substantial environmental information has been presented that would result in changes to the conclusions of the Negative Declaration. Staff and the Planning Commission believe that Negative Declaration No. 09-006 presents a complete analysis of the potential environmental issues associated with the proposed project. Prior to any action on General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024, it is necessary for the City Council to review and act on Negative Declaration No. 09-006. Staff and the Planning Commission are recommending that the Negative Declaration be approved with findings. Attachment(s): Oity Clerk's • - Number No. D- s e 1. Suggested Findings for Approval for Negative Declaration No. 09-006, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09-007 and Suggested Findings and Conditions of Approval for Conditional Use Permit No. 09-024 (Staff and Planning Commission Recommendation) 2. Resolution No. 2010-27 , A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 09-002 (Planning Commission and Staff Recommendation). 3. Ordinance No. �jR7_� An Ordinance of the City of Huntington Beach Amending District Map 5 (Sectional District Map 5-6-10) to Rezone the Real Property Generally Located at the Southeast Corner of Ward Street and Garfield Avenue from RL (Residential Low Density) to Specific Plan No. 16 (Zoming Map Amendment No. 09-002) (Planning Commission and Staff Recommendation) 4. Resolution No. 2010-28 A Resolution of the City Council of the City of Huntington Beach approving the Adoption of Specific Plan No. 16 (Zoning Text Amendment No. 09-007) (Planning Commission and Staff Recommendation) 5. Appeal Memo from Mayor Pro Tern Jill Hardy dated February 17, 2010 6. Negative Declaration No. 09-006 7. Planning Commission Staff Report dated February 9, 2010 8. Late Communications from 2/9/2010 Planning Commission Meeting 9. Power Point G:\RCAs\2010\PL10-08 (Ward Garfield SP-RV Storage).doc -14- 3/2/2010 1:41 PM ATTACHMENT # 1 ATTACHMENT NO. 1 SUGGESTED FINDINGS AND CONDITIONS OF APPROVAL NEGATIVE DECLARATION NO. 09-006 ZONING MAP AMENDMENT NO. 09-002 ZONING TEXT AMENDMENT NO. 09-007 CONDITIONAL, USE PERMIT NO. 09-024 SUGGESTED FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO. 09-006: 1. The Negative Declaration No. 09-006 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 thirty(30) days. Any comments received during the comment period were considered by the City Council prior to action on the Negative Declaration and General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024. 2, Elements of the project's design features, standard code requirements, and conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. 3. There is no substantial evidence in light of the whole record before the City Council that the project, as mitigated through the code requirements and conditions of approval for Conditional Use Permit No. 09-024 will have a significant effect on the environment. SUGGESTED FINDINGS FOR APPROVAL—ZONING MAP AMENDMENT NO. 09-002 AND ZONING TEXT AMENDMENT NO. 09-007: 1. Zoning Map Amendment No. 09-002 amends the existing zoning designations within the 43.60 acre project area from RL (Residential Low Density) to Ward Garfield Specific Plan No. 16. Zoning Text Amendment No. 09-007 establishes the Ward Garfield Specific Plan No. 16 document. The proposed Specific Plan is consistent with the goals and policies of the Land Use Element of the General Plan by allowing dual use of the Southern California Edison right-of-way without disrupting electrical service and establishing recreational vehicle storage as a permitted use. The Specific Plan also identifies design/architectural standards, consistent with the intent of the goals and polices of the Community District and Subarea Schedule pertinent to the adoption of the Specific Plan and consistent with the Urban Design Element. The Ward Garfield Specific Plan No. 16 is consistent with the objectives, policies, general land uses and programs specified in the General Plan as well as the proposed General Plan Amendment No. 09-002. The Specific Plan No. 16 allows the continuation of existing uses of electrical substation and transmission towers and lines, landscape nursery, and wireless communication facilities while establishing development standards for a new recreational vehicles storage use. The development standards ensure that new construction will Attachment No. 1.1 comply with the intent of the Specific Plan to achieve compatibility between the proposed use and surrounding uses. 2. In the case of general land use provisions, the Zoning Map and Zoning Text Amendments are consistent with the uses authorized in, and the standards prescribed for, the zoning district for which they are proposed. The proposed land uses identified in the Ward Garfield Specific Plan SP No. 16 allow for continued public uses in conjunction with limited commercial uses consistent with City standards and good zoning practice. 3. A community need is demonstrated for the change proposed. The proposed Specific Plan provides the standards and design guidelines necessary to develop a high quality recreational vehicle storage facility compatible with surrounding land uses. The Specific Plan will ensure a consistency in development standards, a high quality of architectural design, and landscape design requirements to achieve the desired compatibility with surrounding developments. 4. Adoption of the zoning map amendment and Specific Plan No. 16 will be in conformity with public convenience, general welfare and good zoning practice because the Specific Plan provides standards for future development that will transform the character of the project area in a beneficial way consistent with the goals of the City's General Plan. The Plan development standards work together to provide development that is compatible with and sensitive to the surrounding area and to development within the Specific Plan itself. The proposed standards pertaining to height, setbacks, parking, and type of building construction are not significantly different than existing code or what has been approved in the area in the recent past. The standards of the Specific Plan as they relate to land use allow for limited types of uses to be established in this unique area, which minimizes impacts. SUGGESTED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 09-024: 1. Conditional Use Permit No. 09-024 for the establishment,maintenance and operation of an approximately 557 space recreational vehicle storage facility with a 480 sq. ft. modular office building, remote controlled sliding gate, five parking spaces for visitors and employees, vehicle wash station, dump station for gray and black water, security lighting, landscaping, and fencing on 13.52 acres of a total 43.60 acre site 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 in that the proposed project will provide additional screen walls, intensified landscaping, and limitations on heights of vehicles stored adjacent to residential properties. These design features and recommended conditions of approval provide an appropriate transition between residential and commercial uses. Based upon the conditions imposed, the proposed project will be compatible with the adjacent residential, public, and commercial uses. 2. The conditional use permit will be compatible with surrounding uses because the massing and scale is designed to be harmonious with adjacent land uses including a reduced height of stored vehicles nearest to adjacent single-family and mobile homes. The architectural design of the modular building provides a high quality residential feel and the site layout, including location of entry gate, dump station, wash station, landscaping, and associated parking is in keeping with the surrounding Attachment No. 1.2 residential and commercial developments. The recreational vehicle storage use will have minimal impact on City services because the use is mostly self-contained, operates during daytime hours, and onsite staff is available to tend to daily needs. 3. The proposed recreational vehicle storage facility will comply with the provisions of the newly established specific plan and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance including minimum building setbacks, parking and landscape requirements; and maximum building height, fence height, and any specific condition required for the proposed use in the district in which it would be located. 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 Public-specific plan overlay on the subject property. The project helps to satisfy a growing need for recreational vehicle storage now that oversized vehicles are limited to on-street parking for 72 hours. In addition, it is consistent with the following goals and policies of the General Plan: A. Land Use Element Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. Goal LU 10: Achieve the development of a range of commercial uses. Obiective LU 13.1: Provide for the continuation of existing and development of new uses, such as governmental administrative, public safety, human service, cultural, educational, infrastructure, religious, and other uses that support the needs of existing and future residents and businesses. Policy LU 13.1.8" Ensure that the City's public buildings, sites, and infrastructure improvements are designed to be compatible in scale,mass, character, and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located, and work with non-City public agencies to encourage compliance. B. Utilities Element Obiective U5.1: Ensure that adequate natural gas, telecommunication, and electrical systems are provided. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers. The new facility provides needed storage for recreational vehicles within the community given the City's restrictions on parking of oversized vehicles on City streets and on private property. The proposed specific plan development and design standards require an aesthetically pleasing building structure with enhanced landscaping and screening fencing. Attachment No. 1.3 SUGGESTED CONDITIONS OF APPROVAL - CONDITIONAL, USE PERMIT NO. 09-024: 1. The site plan, floor plans, and elevations received and dated January 14, 2010 shall be the conceptually approved design with the following modifications: a. A total wall, fence, and screen wall height of eight feet from the highest adjacent grade shall be achieved between the recreational vehicle storage facility and the mobile home park and single family residential units along the westerly property line. The screen wall shall consist of a combination of the existing solid masonry wall and ornamental fencing or some other alternative agreed to by the residential property owners. b. The applicant shall demonstrate that the electronic remote controlled sliding gate will operate on smooth concrete and shall be the quietest design available. c. The applicant shall coordinate with the City's Landscape Architect for placement of trees along the westerly property line to achieve the maximum screening benefit possible. For example, trees shall be clustered to provide screening adjacent to open areas of the residential properties as a priority over placement behind carports or other solid structures. 2. Incorporating sustainable or"green"building practices into the design of the proposed structures and associated site improvements is highly encouraged. Sustainable building practices may include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification (http://www.uso,be.or DisplayPage.aspx?CategorylD=19) or Build It Green's Green Building Guidelines and Rating Systems (http://www buildit er en org/index.cfm?fuseaction=guidelines). 3. Prior to issuance of grading permits, the following shall be completed: a. At least 14 days prior to any grading activity, the applicant/developer shall provide notice in writing to property owners of record and tenants of properties immediately adjacent to and across the street from within a 1,000-foot radius of the project site as noticed for the public hearing. The notice shall include a general description of planned grading activities and an estimated timeline for commencement and completion of work and a contact person name with phone number. Prior to issuance of the grading permit, a copy of the notice and list of recipients shall be submitted to the Planning and Building Department. 4. The use shall comply with the following: a. Conditional Use Permit No. 09-024 shall not become effective until General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09-007 have been approved by the City Council, and is in effect. b. Storage of vehicles shall be limited to recreational vehicles such as campers,motor homes, boats, 51h wheels, trailers, toy haulers,jet skis and wave runners on trailers, and similar type vehicles and towing apparatus. Leasing of storage space to commercial vehicles, delivery trucks, or construction vehicles shall be prohibited. Attachment No. 1.4 c. The hours of operation shall be limited to the following: Remote Gate Access Hours: Monday through Friday from 7:00 AM to 7:00 PM Saturday through Sunday from 7:00 AM to 5:00 PM Office Hours, Vehicle Wash Station and Dump Station Hours: Daily from 8:00 AM to 5:00 PM Should a tenant desire to enter the site outside of the remote gate access hours, special arrangements may be made with the office personnel to accommodate those needs; no access shall be granted after 10:00 PM or before 6:00 AM except for special extenuating circumstances. d. There shall be no loudspeaker or amplified announcements. e. Light packs may be mounted on the perimeter fencing but shall be mounted no more than six feet off the ground. Lights shall be shielded on the top and shall be directed to cast light downward and inward toward the property so as to prevent glare and spillage onto adjacent residential properties. f. Lights shall be dimmed to the lowest security level from 10:00 PM to 7:00 AM daily. g. There shall be no on-site repair of vehicles, no on-site living, no on-site camping, no storage of tow-aways, no vehicle dismantling, and no operation of an impound yard. h. Tenants shall be informed upon leasing of storage space that there shall be no revving or testing of engines or motors on the premises, and no idling of vehicles for more than five minutes is permitted. i. Landscaping and/or vines shall be initially planted at the maximum size to create immediate screening and shall be permanently maintained for maximum screening potential throughout the ornamental fencing adjacent to the residential properties along the westerly property line. j. All of the storage spaces along the entire westerly property line shall be limited to vehicles with a maximum height of eight feet. These spaces should be leased last by the project operator. k. The architectural style, quality, and detail of the proposed elevations and skirting of the modular office building shall be permanently maintained. 5. The development services departments (Planning and Building, Fire, and Public Works) shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning and Building may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the City Council's action. If the proposed changes are of a substantial nature, an amendment to the original entitlement Attachment No. 1.5 reviewed by the Planning Commission may be required pursuant to the provisions of HBZSO Section 241.18. INDEMNIFICATION AND HOLD HARMLESS CONDITION: The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project. The City shall promptly notify the applicant of any claim, action or proceeding and should cooperate fully in the defense thereof Attachment No. 1.6 ATTACHMENT #2 �� RESOLUTION NO. 2010-?7 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 09-002 WHEREAS, General Plan Amendment No. 09-002 proposes to amend the Land Use Element of the City's General PIan to redesignate an approximate 43.60 acre piece of real property located at the southeast comer of Garfield Avenue and Ward Street, as more particularly described as Exhibits "A" and "B" attached hereto, from P (Public) to P-sp (Public-specific plan overlay);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. 09-002 and recommended approval of said entitlement 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. 09-002; and The City Council finds that said General Plan Amendment No. 09-002 is necessary for the changing needs and orderly development of the community, is necessary to accomplish refinement of the General Plan, and is consistent with other elements of the General Plan. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: I. That the real property that is the subject of this Resolution (hereinafter referred to as the"Subject Property") is generally located southeast of Garfield Avenue and Ward Street in the City of Huntington Beach, and is more particularly described in the legal description and sketch attached hereto as Exhibits "A" and "B," respectively, and incorporated by this reference as though fully set forth herein. 2: That General Plan Amendment No. 09-002, which amends the General Plan Land Use Designation for the subject from P (Public) to P-sp (Public-specific plan overlay), is hereby approved. The Director of Planning and Building is hereby directed to prepare and file an amended Land Use Map. A copy of said map, as amended, shall be available for inspection in the Planning and Building Department. 44191 1 4-25 Resolution No.2010-27 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 20 Mayor REVIE D APPROVED: INITI APPROVED: City ator Direct r of Panning and Building APPROVED AS TO FORM: aCiAtto ey t'n - -da4O Attachments: Exhibit A: Legal Description Exhibit B: Sketch of Property 44191 2 4-26 Resolution No.2010-27 EXHIBIT 4-27 Resolution No.2010-27 EXIT"A" LEGAL DESCRIPTION FOR OVERALL SITE BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST%4 OF THE SOUTHEAST'/4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89'35'38"E,A DISTANCE OF 106.94 FEET;THENCE S 26'49'15"W,A DISTANCE OF 2.26 FEET;THENCE S 24°29'15"W, A DISTANCE OF 1,051.77 FEET;-THENCE S 20'57'04"W,A DISTANCE OF 663.67 FEET; THENCE S 20-02'5T'W,A DISTANCE OF 1,127.51 FEET;THENCE S 16°06'05"W,A DISTANCE OF 707.49 FEET,THENCE N 73-42'02"W,A DISTANCE OF 180.00 FEET,THENCE N 16°06'05" E,A DISTANCE OF 661.94 FEET;THENCE N 89°30'19"W,A DISTANCE OF 3.60 FEET,THENCE N 20°03'10"E,A DISTANCE OF 971.76 FEET;THENCE N 00°06'OT'E,A DISTANCE OF 404.94 FEET;THENCE N 89°53'53"W,A DISTANCE OF 514.50 FEET;THENCE N 00'06'07"E,A DISTANCE OF 1,319.96 FEET;THENCE S 89°35'38"E,A DISTANCE OF 1,320.11 FEET TO THE POINT OF BEGINNING. CONTAINS 43.60 ACRES,MORE OR LESS. 4-28 Resolution No.2010-27 EXHIBIT B 4-29 Resolution No.2010-27 EXHIBIT "B" OVERALL SITE 106.94' 1320.11' S 89 3538" E 400 200 0 S 89 35 38" E P.O.B. S.E. COR. S W lf4 SCALE 1"=400' S E_ 1/4 SEC 3 .5.10 2.26' 26 49'15" W � h 0 43.60 AC � o � o z 514.50' N 89 5353" W W o � o v ca o o o z R h h CO Z 3.60' N 8930'19" W W � co .00 O Z � 8'00 4-30 ATTACHMENT - #3 ORDINANCE NO. 3875 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING DISTRICT MAP 5 (SECTIONAL DISTRICT MAP 5-6-10) TO REZONE THE REAL PROPERTY GENERALLY LOCATED AT THE SOUTHEAST CORNER OF WARD STREET AND GARFIELD AVENUE FROM RL (RESIDENTIAL LOW DENSITY)TO SPECIFIC PLAN NO. 16 (ZONING MAP AMENDMENT NO. 09-002) WHEREAS, pursuant to the California State Planning and Zoning Law, the Huntington Beach Planning Commission and Huntington Beach City Council have held separate, duly noticed public hearings to consider Zoning Map Amendment No. 09-002, which rezones the property generally located at the southeast corner of Ward Street and Garfield Avenue from RL(Residential Low Density)to Specific Plan No. 16; and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented, the City Council finds that the aforesaid amendment 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. That the real property that is the subject of this Ordinance (hereinafter referred as the "Subject Property") is generally located at the southeast comer of Ward Street and Garfield Avenue and is more particularly described in the legal description and sketch attached hereto as Exhibits A and B, respectively, and incorporated by reference as though fully set forth herein. SECTION 2. That the zoning designation of the Subject Property is hereby changed from RL (Residential Low Density)to Specific Plan No. 16. SECTION 3. That Huntington Beach Zoning and Subdivision Ordinance Section 201.04B District Map S(Sectional District Map 5-6-1 0) is hereby amended to reflect Zoning Map Amendment No. 09-002 as described herein. The Director of Planning and Building is hereby directed to prepare and file an amended map. A copy of said District Map, as amended,shall be available for inspection in the Office of the City Clerk. 10-2441144198 1 4-33 Ordinance No.3875 SECTION 4. This ordinance shall take effect thirty days after passage. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of ,20 ATTEST: City Clerk Mayor REVIE APPROVED: INITIA A APPROVED: City rystrator Direct r of Pfanning and Building APPROVED AS TO FORM: C ty Attorney �\J a- - - tu ATTACHMENTS Exhibit A: Legal Description Exhibit B: Sketch 10-2441144198 2 4-34 Ordinance No.3875 EXHIBIT 4-35 Ordinance No.3875 EXIMIT"A" LEGAL DESCRIPTION FOR OVERALL SITE -BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF 14UN-I NGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST-CORNER OF THE SOUTHWEST'/4 OF THE SOUTHEAST%4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89°35'38"E,A DISTANCE OF 106.94 FEET;THENCE S 26049'15"W,A DISTANCE OF 2,26 FEET;THENCE S 24°29'15"W, A DISTANCE OF 1,051.77 FEET;THENCE S 20057'04"W,A DISTANCE OF 663.67 FEET; THENCE S 20°02'57"W,A DISTANCE OF 1,127.51 FEET;THENCE S 16°06'05"W,A DISTANCE OF 707.49 FEET,THENCE N 73°42'02"W,A DISTANCE OF 190.00 FEET,THENCE N 16°06'05" E,A DISTANCE OF 661.94 FEET;THENCE N 89°30'19"W,A DISTANCE OF 3.60 FEET,THENCE N 20003'10"E,A DISTANCE OF 971.76 FEET;THENCE N 00°06'07"E,A DISTANCE OF 404 94 FEET;THENCE N 89°53'53"W,A DISTANCE OF 514.50 FEET;THENCE N 00°06'07"E,A DISTANCE OF 1,319.96 FEET;THENCE S 89°35'38"E,A DISTANCE OF 1,320.11 FEET TO THE POINT OF BEGINNING. CONTAINS 43.60 ACRES,MORE OR LESS. 4-36 Ordinance No.3875 EXHIBIT B 4-37 Ordinance No.3875 EXHIBIT "B" OVERALL SITE 106.94' 1320.11' S 893538" E 400 200 0 S 89 35'38" E P_0.8. SE COR. SW. 1/4 SCALE_- 1"=400' SE 114 SEC 3 .5.10 22s' 26-49'15" W ,O o 43.60 AC C� z 3 514.50' N 8953'53" W rn o � co o � v o Al h Z 3.60' N 89 30'19" W CIO 80 00 Al W 4-38 ATTACHMENT #4 A RESOLUTION NO. 2010-28 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING THE ADOPTION OF SPECIFIC PLAN NO. 16(ZONING TEXT AMENDMENT NO. 09-007) WHEREAS,Zoning Text Amendment No. 09-007 has been prepared and analyzed in the Planning Commission Staff Report dated February 2, 201 0; and Zoning Text Amendment No. 09-007 is a request to adopt Specific Plan No. 16-Ward Garfield to establish design and development standards on an approximate 43.60 acre parcel of land located southeast of Garfield Avenue and Ward Street; and The Planning Commission held a public hearing pursuant to Government Code Section 65353 on February 9,2010 to consider said Zoning Text Amendment;and The Planning Commission is required to make a recommendation to the City Council on the amendment to the General Plan pursuant to Government Code Section 65354. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: 1. The proposed Specific Plan is consistent with the adopted Land Use Element of the General Plan. 2. The proposed Specific Plan enhances the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved. 3. The deviations from the base district provisions that otherwise would apply are justified by the compensating benefits of the Specific Plan. 4: The amended Specific Plan includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems. 5: The Specific Plan No. 16, attached hereto as Exhibit "A" and incorporated by this reference as thoroughly set forth herein, is hereby adopted and approved. 1 1 0-244 1/44 202 4-41 Resolution No.2010-28 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 20 Mayor REVIElk APPROVED: INITIATE AND PROVED: City d i 'strator Directo f Planning and Building APPROVED AS TO FORM: jC* Atto ey wvs Attachment: Exhibit A: Specific Plan No_ 16-Ward Garfield 2 10-2441144201 4-42 Resolution No.2010-28 EXHIBIT A t' 4-43 WARD/CO3"ARFIELD SPECIFIC PLAN NO. 16 0 0 Cot of Huntington Beach Y g • ,�,cv� b �' ;,�'. .�� r� e � Kr"•ce �m��' ,} �! � �;� ,w �x�, � {,.„ey .�,. 'S 4�xi�,�v, m,,M1,�r, y� XryS�a S^ 5.,.ra, i� y d pN +•, � n. �a. aa�, '.S; s,,v � � �� rr� v,n:�k,, ::�3-a ,.r �3�� Qe� s ''�- `,k" �'±z.3 ��-,,��' �:'�.T. „sr; �z�,r'��• :.�. ..�.R9,',4g`. �:3s'-.,,, _��: fl`yw O ((��,, rar: � �w�.tr �ak •v�,o��� ;;��',�� 'r,,aa��9r,�' gg `E.'�,�ns .�S� R,w�; �'�y .;a�`;�.� s � '��'k"°uc'a' � P 'i s'W�`�" ,'"�� -0�b '��' '�, ,� �N��M� •�,h'�}.� aY�a1-- }�y',4�, ,y �y ".� ,1 t>k 4�c. :tl� &�,"v',,�aa"''M '��.1..� "'' +�?•' 4;sfC' z'.S.;s;. :'� =`4. :! ^icy ty r DEC.DRAFT 1 , 2009 WARD/GARFIELD SPECIFIC PLAN City of Huntington Beach, California SPECIFIC PLAN NO. 16 CD 0 Prepared by: Michael C. Adams Associates z 0 N O December 2009 N Adopted Resolution No. Table of Contents SECTION ONE - INTRODUCTION SECTION FIVE - DEVELOPMENT REGULATIONS 1.0 PURPOSE..........................................................5 5.0 PURPOSE ........................................................32 1.1 AUTHORITY AND PROCEDURE ......................5 5.1 GENERAL PROVISIONS .................................32 1.2 SCOPE AND FORMAT ......................................6 5.2 DEFINITIONS...................................................32 5.3 DEVELOPMENT STANDARDS........................34 SECTION TWO - PROJECT AREA DESCRIPTION 5.4 DESIGN GUIDELINES .....................................37 2.0 LOCATION .........................................................8 2.1 GENERAL PLAN DESIGNATION ......................8 2.2 ZONING..............................................................9 2.3 CURRENT LAND USES.....................................9 2.4 PLANNING HISTORY ......................................10 SECTION THREE - IMPLEMENTATION 3.0 ADMINISTRATION...........................................13 3.1 METHODS AND PROCEDURES.....................13 3.2 APPLICATION PROCEDURE..........................13 3.3 ENVIRONMENTAL DETERMINATION ............13 3.4 REQUEST FOR DEVIATION ...........................14 3.5 SPECIFIC PLAN AMENDMENTS ....................14 z 3.6 SEVERABILITY.... ........... 15 `� 0 SECTION FOUR - SPECIFIC PLAN CONCEPT z 4.0 DEVELOPMENT CONCEPT............................17 4.1 PLANNING AREAS ..................... .............18 IR N 4.2 PLANNING AREA 1 .........20 4.3 PLANNING AREA 2 ..23 ....................................... 4.4 PLANNING AREA 3 .........................................25 4.5 ACCESS AND CIRCULATION.........................26 4.6 PUBLIC FACILITIES ........................................28 4.7 UTILITIES.........................................................29 WAR®/GARP/EL0 SPECIFIC PLAN 2 List of Exhibits SECTION ONE — INTRODUCTION SECTION FIVE — DESIGN GUIDELINES Exhibit 1.1 Aerial Photograph..............................................4 Exhibit 5.1 Images of the Area...........................................31 Exhibit 5.2 Development Standards Chart.........................35 SECTION TWO — PROJECT AREA DESCRIPTION Exhibit 5.3 Proposed RV Storage Office Elevations ..........38 Exhibit 2.1 Area Photographs..............................................7 Exhibit 5.4 Landscape Design Guidelines .........................39 Exhibit 2.2 Vicinity Map .......................................................8 Exhibit 5.5 Lighting Design Detail ......................................40 Exhibit 2.3 Current Zoning Map...........................................9 Exhibit 5.6 Fencing Design Detail......................................40 SECTION THREE — IMPLEMENTATION Exhibit 3.1 Site Area Photograph ......................................12 APPENDIX Legal Description (Overall Site) .............................. Exhibit A SECTION FOUR — SPECIFIC PLAN CONCEPT Boundary Map (Overall Site) .................................. Exhibit B Exhibit 4.1 Planning Area Map ...................... .....18 Closure Calculations (Overall Site) ..... Exhibit C Exhibit 4.2 Images of Planning Area 1...............................18 Legal Description (Planning Area 1) ....................... Exhibit D Exhibit 4.3 Map of Planning Area 1 ...................................20 Boundary Map (Planning Area 1) ................... ....... Exhibit E Exhibit 4.4 Proposed Entry for RV Storage .......................22 Closure Calculations (Planning Area 1)................... Exhibit F Exhibit 4.5 Site Plan (Planning Area 1)..............................21 Legal Description (Planning Area 2) ....................... Exhibit G Exhibit 4.6 Images of Planning Area 2...............................22 Boundary Map (Planning Area 2) ........................... Exhibit H Exhibit 4.7 Map of Planning Area 2 ...................................23 Closure Calculations (Planning Area 2) ....................Exhibit Exhibit 4.8 Aerial Photograph of Planning Area 2..............23 Legal Description (Planning Area 3) ........................ Exhibit J o Exhibit 4.9 Site Plan (Planning Area 2)..............................23 Boundary Map (Planning Area 3) ........ ................... Exhibit K Exhibit 4.10 Images of Planning Area 3.............................24 Closure Calculations (Planning Area 3) ...................Exhibit L Exhibit 4.11 Map of Planning Area 3 .....25 z Exhibit 4.12 Site Plan (Planning Area 3)............................ N .. o Exhibit 4.13 Access/Circulation Plan .................................26 N ,1+1/ARDICARF®EL® SPECIFIC PLAN 3 Sect/on One Introduction r• vm.. *-,s„s '�}`° '"7y- �" 'i" yc 'd.'da,"...'°?_�rS �'•r•+ i 'C,mow' ��rrr�`.,:�:;:i " '�*�'.•.•,:e„ .a� »��-�,r."',,,2,,.a 'w � bra rsil`�t�'�""K �x,�v._ _.�y�-�-''m�Fy,�, "'",•-�w � u ,. � ^�"" �}� �,.+ ._ ;,d., 'an"' PPS& .,N ,.iy _ x ��,yy� +Xtr •- a.11. ""' r. � � fir, +�^ �- � ,,b�u ✓ . �`R, w wqc: � w.^ 'r .=:�-'"�..� t3tC,1.:-� �rS��a� - � �p•�^¢ M`Yyd a. ,,p 4 + ut axws,�rr,a n :w. +w+5�,... .w,.•a«tL14 w,r �'m-cw,zr�u�wmw., CD ` A �amrKrnaw. z 0 N N 00 Exhibit 1.1 Aerial Photograph (Looking west) SECTION ONE INT'ROODUCTION WARD/IGAEF®ELD SPECIFIC PLAN 4 Introduction 1.0 PURPOSE 1.1 AUTHORITY AND PROCEDURE The purpose of the Ward/Garfield Specific Plan is to establish the California State law authorizes cities with complete General Plans planning concept, development regulations and administrative 'to prepare and adopt Specific Plans (Government Code Sections procedures necessary to achieve an orderly and compatible 65450 et. Seq.). Specific Plans are intended to be a bridge development of the area, and to implement the goals, policies and between the local General Plan and individual development objectives of the Huntington Beach General Plan. proposals. Specific Plans contain both planning policies and regulations, and may combine zoning regulations, capital The Ward/Garfield Specific Plan identifies the location, character improvement programs, detailed development standards and other and intensity for a proposed recreational vehicle storage facility, regulatory methods into one document which can be tailored to and existing nursery facilities and the Southern California Edison meet the needs of a specific area. Ellis Substation along the Santa Ana River Channel at the eastern boundary of the City. Local planning agencies or their legislative bodies may designate areas within their jurisdictions as ones for which a Specific Plan is The Specific Plan is regulatory in nature and serves as zoning for "necessary or convenient" (Government Code Section 65451). A the Ward/Garfield site. Subsequent development plans and other Specific Plan may either be adopted by ordinance or resolution entitlement requests for the specific plan area must be consistent (Government Code Section 65507). Adoption of the with the Specific Plan and Huntington Beach General Plan. Ward/Garfield Specific Plan shall be consistent with the provisions of the Huntington Beach Zoning and Subdivision Ordinance, X Chapter 215. The most recent version of the Huntington Beach General Plan z was adopted by the City on May 13, 1996 which designates the project area as Public. The proposed Ward/Garfield Specific Plan is consistent with the goals and policies of the Huntington Beach General Plan. The preparation, adoption and implementation of the Ward/Garfield Specific Plan by the City of Huntington Beach is authorized by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. WARDIGARF®EL® SPECIFIC PLAN 5 Introduction 1.2 SCOPE AND FORMAT The Ward/Garfield Specific Plan is divided into five sequential Section Five presents a detailed description of the Development sections. Regulations, which are necessary to guide and control new projects and carry out the goals and policies of the Specific Plan Section One is the Introduction and describes the purpose and and the City's General Plan. intent of the document along with a brief explanation of Specific Plan procedures and authorization. An Appendix has been compiled that contains the legal descriptions of the entire site, as well as legal descriptions of each Section Two is the Project Area Description and is intended to of the Planning Areas. establish the reasons why the Specific Plan process is logical and necessary for this portion of the City. This section presents a general description of the Specific Plan area including designated land uses, zoning and existing activities. In addition, special characteristics and existing conditions, which make this area unique, have been identified. Section Three presents the Implementation process and discusses how individual projects and improvements will be reviewed and X approved. This section outlines the project approval procedures and the methods by which the Specific Plan can be modified or o amended. z 0 N Section Four describes the Specific Plan Concept. The design o concept evolves from the objectives outlined in Section One and the existing conditions discussed in Section Two, along with input from meetings with the neighborhood and public in general;and special studies conducted by and for the City. l�rAl��/GAie�'®EL® SPE'CeFiC PLAN( 6 Section 2 Project Area Description 0 � s' 1 Looking East Looking South Utility Lines F � �s as x 4 ' ' � ' "' ,•,, F r .d i 1''�' �.R' r f .�'°�*�`�' � A �: f 1, F�' r J a x 4 n CD Looking Southwest Looking East Looking South 0 0 Exhibit 2.1 Area Photographs SECTION TWO PROJECT AREA DESCRIPTION WARD/GARFIELD SPECIFIC PLAN 7 Project Area Description 2.0 LOCATION The Ward/Garfield Specific Plan encompasses 43.60 acres along �'''—'-'—• P p g the eastern boundary of the City of Huntington Beach. The area is Dui generally bounded on the north by Garfield Avenue (City of SEAL BEACH -� i wESTMwsTER Fountain Valle on the west by Ward Street, the existing Mariner's Pointe mobilehome park and eight single family — G I - ___-__ residences on Aragon Circle; on the east by the Santa Ana RiverHa r channel; on the south by the Mariner's Pointe mobilehome park �;,W,;;�%�� ; �j —'-'�• and Arevalos Park. FOUNTAIN :} I VALLEY I �_ SIAM s SITE j LOCATION CAUNiYOF T&Mt Fgyy !OFIANGE 2.1 GENERAL PLAN DESIGNATION - r sP The Ward/Garfield Specific Plan site is currently designated as PACIFIC Public P in the Cit 's General Plan. A concurrent General Plan OCEAN Amendment will attach a Specific Plan Overlay (P-sp)to the '� •`, `•tip.!. �—+� ;—_!! 1./'wau,.rau primary designation allowing for the specific uses. CD — �T,�Ai1NlIA � The General Plan objective for Specific Plan Overlay areas (LU „ER L �� ON MESA o' 15.1) is to ensure that large scale, mixed use and multi-phased Legend development projects and significant land use and activity districts City Boundary N achieve a consistent character, are compatible with their Specific Plan Area surrounding environment and benefit the City. 16 WARD/GARFIELD SPECIFIC PLAN 00 Exhibit 2.2 Vicinity Map WARDIGARF®EL® SPECIFIC PLAN 8 Project Area Description 2.2 ZONING The Ward/Garfield Specific Plan area is currently zoned RL (Residential Low Density adopted by the City Council in December of 1964 (Ordinance No. 1106). The adoption of this Specific Plan will supersede the existing RL zoning and establish an amended set of development regulations. GerfieId Ave. rn 2.3 CURRENT LAN® USES `L The Ward/Garfield Specific Plan site currently consists of several activities. The primary use within the Specific Plan is the Southern California Edison Ellis Substation, which occupies approximately 12.95 acres (Planning Area 2). Village Nurseries Landscape Center currently operates on the area surrounding the enclosed substation and on the remaining 30.65 acres of the site. (Planning Areas 1 & 3). CD "'park wn Ave. . 0 N 00 Exhibit 2.3 Current Zoning Map WARD/GARF/ELD SPECIFIC PLAN 9 Project Area Description two modular buildings joined to serve as an office. There are ten 2.4 PLANNING HISTORY employees and laborers employed at the nursery. The Southern California Edison Company is a public utility The wholesale nursery is open daily to the public with hours of regulated by the California Public Utilities Commission (CPUC) operation generally between 7AM-5PM. Customer access is and is in the business of generating, transmitting and distributing provided off of Garfield Avenue with business related access from electrical power to its customers throughout the Southern Ward Street. On-site parking is currently provided along Garfield California region inclusive of the proposed site. It provides Avenue for approximately 20 cars with additional on-street curb licenses and leaseholds to its operators as a normal course of parking for public use. In addition, equipment stored at the site business with a proposed leasehold for Huntington Beach RV consist of cart movers, small trucks and delivery equipment. Storage, its newest operator at the site, and Village Nurseries Landscape Center. Village Nurseries will consolidate their operation into Planning The Southern California Edison (SCE) Ellis Substation (19118 Area 3 in order to accommodate the new recreational vehicle Ward Street) has been in operation since the 1950s. The site storage operation. No additional facilities are proposed for the consists of transmission equipment and power distribution lines nursery operation. along with the substation office building. The onsite operations are power distribution services with approximately eight to ten The new recreational vehicle storage operation will address a employees. The facility is manned between 7:00 AM and 5:00 PM community-wide need for this type of activity. Home storage of daily. The office building is approximately 2,000 sq. ft. in size. A recreational vehicles is a growing problem in the City. On-streetCD separate service truck parking building is also located on site. parking for oversized vehicles is limited to 72 hours by the City's o Municipal Code. This allows the recreational vehicle owner time . Access to the SCE Substation site is provided from Ward Street to pack and unpack their vehicles prior to use, and attempts to through the area leased to the nursery operation. The SCE facility limit the impact to on-street parking. However, this practice has o is not open to the public. On-site parking currently accommodates been an issue of conflict in many neighborhoods. In addition, on- No 10 cars. Additionally, equipment stored at the site consists of site oversized vehicle parking is very difficult to accomplish service trucks and necessary distribution services equipment. consistent with the City's current regulations. The proposed °O recreational vehicle storage facility will provide a new convenient Village Nurseries Landscape Center (10500 Garfield Avenue) has alternative to address the issue. Similar facilities in other been in operation at the site since the 1970s (previously known as communities have proven to be successful. Nina's Nursery). The nursery has operated through 5-year renewable lease agreements with Southern California Edison and The surrounding community consists primarily of residential consists of wholesale of plants and trees (in ground and potted). activities. The Mariner's Pointe mobilehome park at 19350 Ward The business operates out of an open wood structure adjacent to Street developed in the 1960's and consists of 98 mobilehome WARDIGARFIEL® SPECIFIC PLAN 10 Project Area Description spaces. The mobilehome park abuts the Edison property to the south and partially on the west. There is a single family residential tract developed in the 1970's located south of the mobilehome park. The cul-de-sac, Aragon Circle has eight homes that abut the Edison property. Directly south is Arevalos Park, a 2.62 acre public park owned by Southern California Edison but leased and maintained by the City of Huntington Beach. The park facilities, although part of the Edison parcel, are not included within the Specific Plan. 00 r. o' z 0 N 0 0 N 1 WAR®/GARF®EL® SPECIFIC PLAN If Implementation t �.1 �. ✓3 -,t�k � �q�iiT A C� r� '3+�r!�+!'+CS f��j � t G rS6iY3 ���� � .��I{�IAIyV�� ��+P' r'- ,� � at = yr ,�• 3 k L rat{{I per} YN ; i ._,� P ,5 !, X Sr wm (� eh ��lpfi k2 � ' 111,4A 14.o CD t[[4 r9r Y �C 9 P,gnyru i 4 ' ��r } �W°.<4 iJ' y��`t SAME �aysl. 'td��`� � �.y ,rl� 4.' .,�t" �"• kidRRI O - yM {Ol�k A � 4Y $(Ap < ° �At ;r 1 � 00 Exhibit 3.1 Site Area Photograph SECTION THREE IMPLEMENTATION wARPIaARF®EL® SPECIFIC PLAN 12 Implementation 3.0 ADMINISTRATION The City's Planning Director shall administer the provisions of the provided in the Huntington Beach Zoning and Subdivision Ward/Garfield Specific Plan in accordance with the State of Ordinance. Any request for a subdivision of a parcel shall require California Government Code, Subdivision Map Act, the submittal of a Tentative Map. Huntington Beach Municipal Code, the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), and the City's General Plan. Subsequent requests for minor or ancillary uses in conjunction with the original use may be approved by the Planning Director. The Specific Plan development procedures,regulations, standards The Director also has the authority to determine if any application and specifications shall supersede the relevant provisions of the shall require review by the Design Review Board. City's Zoning Code (Huntington Beach Zoning and Subdivision Ordinance), as they currently exist or may be amended in the future. Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City's 3.3 ENVIRONMENTAL DETERMINATION adopted regulations in effect at the time of an individual request. The extent and intensity of all anticipated development activity for the Ward/Garfield Specific Plan area has been identified in the 3.1 METHODS AND PROCEDURES Specific Plan and analyzed in an Environmental Assessment accompanying this Specific Plan. The methods and procedures for implementation of the Specific Plan shall be on a project-by-project basis. The adoption of the Development project requests consistent with the Specific Plan Specific Plan alone will not require any improvements to the shall not be subject to additional environmental review unless z project area. Physical improvements will only coincide with the otherwise required'by CEQA. However, the Planning Director ° approval of new development projects. The Specific Plan is a may request an additional environmental assessment for unique or regulatory document and is not intended to be a Development unusual circumstances that have not been previously addressed in Agreement. the initial environmental review. 00 The City shall impose any applicable environmental mitigation 3.2 APPLICATION PROCEDURE measures, as specified in the environmental review as conditions of approval on individual projects. Such conditions of approval The Specific Plan requires that all requests for initial development shall describe the time period and manner in which the mitigation or establishment of a use must be accompanied by an application measure must be satisfied. for a Conditional Use Permit to the City's Zoning Administrator as WAR®/GARPIEL® SPECIFIC PLAN f3 Implementation 3.4 REQUEST FOR DEVIATION • Not be detrimental to the general health, welfare, safety The Ward/Garfield Specific Plan Development Regulations are and convenience of the neighborhood or City in general, intended to encourage projects that create an aesthetically pleasing nor detrimental or injurious to the value of property or appearance, enhance the environment, and facilitate an adaptation improvements of the neighborhood or of the City in to the surrounding environment. general; and Deviations pertain only to the Development Regulations of the • Be consistent with objectives of the Specific Plan in Specific Plan and may be granted for special circumstances. achieving a project adapted to the area and compatible with Requests for Deviation may include but are not limited to building the surrounding environment; and height, setbacks, parking, and landscaping. • Be consistent with goals and policies of the City's General The Planning Director may consider deviation requests up to ten Plan, and comply with State and Federal Law. (10) percent of any single standard. Deviations greater than ten (10) percent or deviations for projects subject to entitlement review must be approved by a Variance, subject to the procedures 3.5 SPECIFIC PLAN AMENDMENTS outlined in the City's Zoning and Subdivision Ordinance. The Specific Plan can be amended. The Planning Director shall Deviations may be allowed when, in the opinion of the Planning have the discretion to determine if requests for modification to the Director, significantly greater benefits from the project can be Specific Plan are minor or major. Minor modifications may be provided than would occur if all the minimum requirements were accomplished administratively by the Director. Major met. These benefits may include: additional landscaping, greater modifications will require the processing of a Zoning Text z setbacks, concentrated or intensified landscaping, and Amendment, subject to the City's processing regulations in place N unique/innovative designs. at the time of the request. o N The Planning Director may approve the Request for Deviation in Minor modifications are simple amendments to the exhibits and/or whole or in part upon making the following findings: text that are intended to clarify and not change the meaning or intent of the Specific Plan. Major modifications are amendments ® Promote better design, environmental and land planning to the exhibits and/or text that are intended to change the meaning techniques and contribute to the economic viability of the or intent of the Specific Plan. community, through aesthetically pleasing architecture, landscaping and site layout; and WAR®/GARF/EL® SPECIFIC PLAN f4 Amjc�/emea��`at®®'v 3.6 SEVERABILOTY If any section, subsection, sentence, clause, phrase, or portion of this title, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title, or any future amendments or additions hereto. The City hereby declares that it would have adopted these titles and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional. CD 0 o' z 0 cc _O O N WARDIGARF/EL® SPECIFIC PLAN 15 Section pour Specific Plan Concept GAR FI ELD AVE, I FOUNTAIN VALLEY l\ _ GAR IE DAVE. —PA 3 _ ... I 1 Yj PA-1 BORDER PA-2 BORDER TANA DR C f -?' 4 /r ',' PA-3 BORDER LEGEND SANTA ANA RIVER CHANNEL PA- SUNDAY DR-� i MEMO i logo PA-, CD Im ISM ®ME / O sm i ® i ® z ® o YO%TOWN AVE / N _ O ARAGON CIR. \1 R. O / N 00 PA•1 SECTION FOUR SPECIFIC PLAN CONCEPT AIi®/GA/FFIEL® SPECIFIC PLAN 96 Section Four Specific Plan Concept 4.0 DEVELOPMENT CONCEPT The Ward/Garfield Specific Plan development concept provides The Specific Plan recognizes that the primary use of the property for an RV Storage facility within a portion of the Southern revolves around the Southern California Edison Ellis Substation California Edison right-of-way that runs along the Santa Ana and ancillary transmission lines. The Specific Plan anticipates the River Channel on the eastern boundary of the City of Huntington continuation of the electrical facilities with the opportunity for Beach. The development concept also recognizes existing uses separate leases by SCE. Any modifications and/or expansion of including Village Nurseries, a retail/wholesale business, the Ellis the existing facility shall continue to be regulated by the provisions electrical substation and associated transmission lines, and of the Specific Plan and the Huntington Beach Zoning and wireless communication facilities on existing transmission towers. Subdivision Ordinance, The Specific Plan is designed to allow for development in a manner that is compatible with the existing commercial nursery and public utility uses. The surrounding area has been developed with residential uses over an extended period of time, including the adjacent Mariner's Pointe mobilehome park, and single family homes to the south and west. CD The Ward/Garfield Specific Plan provides the framework and o guidelines necessary to create a unique, high quality RV Storage • 0 facility while recognizing standards for the existing uses. An z illustrative Site Plan has been prepared showing complete build ° out of the area utilizing the various guidelines described in the Specific Plan. The plan provides a conceptual layout identifying N the RV Storage,Nursery and Southern California Edison uses, parking design, access points, and landscaping. It is only intended for illustrative purposes to present an image of how the site may be developed;and is not to be construed as the definitive plan for the area. WARDI ARFIEL® SPECIFIC PLAN f7 Specific Plan Concept GARFIELD AVE. /j 4.1 PLANNING AREAS PA-3 PA-2 The purpose of identifying separate Planning Areas (Exhibit 4.1) is to delineate the proposed RV Storage facility while allowing for PA-1 the continuation of current activities. This approach recognizes proposed development and establishes sufficient flexibility to / provide for future opportunities. Three distinct Planning Areas are 2Q' identified to provide opportunities for three different and distinct Q activities. hQ YORKTOWN AVE. / C 0 r. o' 0 Exhibit 4.1 Planning Area Map o N O_ O N INARDIGARFIEL® SPECIFIC PLAN f8 F k 1 t r � s i "�,� ;fi"�r�'<�;''y'�$tft�{jmh'�a•�Lt,` n f��"5i��t�` rho�"��t 'ti`x y t. f } y a � ,i r w � • ''°x ""�'�"�'a fir+ �k , Y it M +ey' Pw'Yu2Ys[! ,a 5 C ) Y ,'x� +�l��r r t {t t Y 4 y�A 1 i Specific Plan Concept 4�.2 PLANNING AREA I GARFIELD AVE. Planning Area 1 (13.52 acres) is devoted to the Huntington Beach RV Storage facility located on the southerly portion of the Specific a S Plan area. PA-1' also referred to as "the 7" due to its lot ' configuration, will consist of 557± RV parking spaces, an 800 sq. ,i ft. modular rental office with restroom, and associated perimeter PA-1 fencing and lighting. There will be a washing facility and dump station for grey and black water, and a trash enclosure inside the facility. CD 27 The new RV Storage facility is designed to provide access from Q Ward Avenue with a large queuing area(approx. 120 ft.) to an _ automated remote gate system. The site also provides a large �Q turnaround area in front of the gate (Exhibit 4.5). Existing transmission towers and electrical lines will continue to exist YORK - AVE. above the RV parking stalls. There will be no on-site vehicle / repair at the facility. c An ornamental security fencing system with vertical landscaping o material is proposed along the existing residential properties to z Exhibit 4.3 Map of Planning Area 1 0 minimize view impacts to the parked RV's, boats and jet-skis. N The fencing system will provide the needed security for the RV Storage facility as well as provide security to the rear yards of the 00 residential properties. Permitted uses in Planning Area 1 will be limited to RV Storage, Landscape Nurseries, Wireless Communication facilities, and electric utilities. WARDIGAIRF/EL® SPECIFIC PLAN 20 Specific Plan Concept ED I SOI 10. N il PA-1 ELECT,, E MASONRYWALL 2(r GATE o IfKS 4-EXIT �4- EXITGATE • \ <� / CONC.WALX— PA-1 /0 7EIECT 1.. FL TOWERS 0 � ENTRY GATE W 0 0 PATH OF TRAVEL ................ 25111ATE TWALL ELECT.POLE \—ELECT.POLE L480 SQ.FT. PA-1 RENTAL OFFICE 1 O Exhibit 4.4 Proposed Entry for RV Storage YORKTO N AVE. 0 CIR.ARAGON/ PA-1 pill ........ ... Exhibit 4.6 PA-1 Site Plan WARDIGARFIELD SPECIFIC PLAN 29 d'P 1 i, r: ^cur rt r ���sy.������,�4`,�� ��'.�����t�'� �,� , �� � �a�t;r tc��'�., �r�r`1k Y9 g'��' � ?;��� n}r�f +� ��% f✓ 2�,,`i ....N> �"=:.. �„ �� r�i��". �'' �:.�%i �`r` /��.':�.�Y4/'-. � ., .r,. ?�'' `�. $;.•(� P:.• rx. � I � e I I�!1, � � •y '�'�+�� at, x a E3M Spec/fic P/an Concept 4.3 PLANNING AREA 2 Planning Area 2 12.95 acres consists of the existingSouthern ;.. ; California Edison Ellis Substation at 19118 Ward Street. No 74 change is proposed to this area. To � , The structures at the Ellis Substation include an approximately 2000 s ft. building with an ancillary service truck bay. Existing q g Y Y g r access is provided from Ward Avenue through a portion of the `S nurser and to a security keypad entry system. The access will be Y Y Yp Y Y k„ t ' provided in perpetuity. There are 10 on-site parking spaces for the , r� current 8-10 employees that staff the substation on a daily basis. 5 r •,, xu; � ,. Z : ,f r The Specific Plan designates Planning Area 2 solely for the SCEi�^!„rC. " Ellis Substation. Exhibit 4.8 PA-2 Aerial Photograph GARFIELD AVE. ------- - _ - - --- ------.—_ ._.���___ PA-2 BORDER PA-3 PA-2 PA-B f PA3 BORDER ! ••• o�o�oo�000........._I...00 Joo...F. PA-1 �. �� Dison uesTAnorv. H j r N _ ❑ o 00 ❑ o❑ goo 00 �� � ❑ o a ❑ ❑ ❑c o 0 0 YORKTOWN AVE. I: ..-•:`X""1CCCCCCCtCCCCC'77T'-":YU�::v / / Exhibit 4.7 Map of Planning Area 2 Exhibit 4.9 PA-2 Site Plan :,,WARD16ARF/EL® SPECIFIC PLAN 23 Specific Man Concept u ik^ I:!J, .'='1:.�' �. Fi,.As's 9' 1fd_y.:�'iGasn. �. 7.,,y -✓.,P:,..�;a�:" .. ... cc � r - O u� Exhibit 4.10 Images of Planning Area 3 WARDIGARFIEL® SPECIFIC PLAN 24 Specific Plan Concept 4.4 PLANNING AREA 3 Planning Area 3 is a 17.13 acre area that surrounds the SCE Ellis CffY OF FOUMNN VALLEY Substation. PA-3 is currently occupied by Village Nurseries �� oRANOE couNn sANn"noN°s att �/ Landscape Center at 10500 Garfield Avenue. The commercial landscape nursery currently leases the property from SCE. -- - -----_ -- ------- fL Primary access for the nursery is provided at the terminus of , 1 it 1.i 1., Garfield Avenue with business related access from Ward Avenues ; via the Ellis Substation driveway entry. Permitted uses will be - limited to RV storage, landscape nurseries, wireless communication facilities, and electric utilities. All future modifications will be subject to the provisions of the Specific Plan. GARFIELD AVE. F Y j u LEGEND PA-3 PA-2• � I _ I! //; ———lRM1HNl&91CN wE --T��_ BHADINO OENOTW Al CD I it II VI PA$ I I oFawrNlNcr ARe"FAa PA-1 p' Exhibit 4.12 PA-3 Site Plan co00 YORKTOWN AVE-. 4 / Exhibit 4.11 Map of Planning Area 3 WARDIGARF'/EL.® SPECIFIC PLAN 25 Specific Plan Concept 4.5 ACCESS AND CIRCULATION ®�__ •� Access to the Ward/Garfield Specific Plan area from the San Diego Freeway (Interstate 405) can be obtained from the Euclid """""`° off-ramp, west on Ellis Avenue to Ward Street, and southbound on Q � �',� Ward Street to Garfield Avenue. Access is also available via Garfield or Yorktown Avenues to Ward Street and the Specific / Plan area. .® e Primary vehicular access to the project site is provided via three driveways on Ward Street, a Collector Arterial Street, and one driveway on Garfield Avenue, a Primary Arterial that terminates east of Ward Street at the Santa Ana River Channel. Pedestrian :� � y access to Village Nurseries is provided from Garfield Avenue. . The intersection of Ward Street and Garfield Avenue is at theACCESS POINT- VH=VEHICULAR- boundary of Huntington Beach and Fountain Valley. PD=PEDESTRIAN The entire site is owned by Southern California Edison that leases portions of their property to private operators. Vehicular access toCD the Ellis Substation(PA-2) will continue to be provided from Ward Street through a portion of Village Nurseries property (PA- 3) and will be provided in perpetuity. Ward Street and Garfield z Avenue, adjacent to the project area, are designated for Class II N bike trail systems. 00 N Internal circulation is currently provided by a system of privatea accessways serving as access to individual activity areas within the project site. Circulation will be further enhanced by a proposed entryway to the new recreational vehicle storage facility. The RV parking facility is designed with asphalt parking stalls and drive aisles. IAN� Exhibit 4.13 Access/Circulation Plan WAR®/GARFOEL® SPECIFIC PLAN 26 Specific Plan Concept All new ingress and egress to and from the site shall be provided at locations approved by the City. All internal accessways shall be privately owned and maintained. The standards for such drives, including width and construction, shall meet the requirements of the City. z 0 o z 00 N O_ O N WARDIGARF/EL® SPECIFIC PLAN 27 Specific Plan Concept 4.6 PUBLIC FACILITIES Sewer System Public facilities analyses of infrastructure requirements and The City of Huntington Beach is responsible for the review and detailed design, construction and phasing will be completed as approval of the collection of wastewater within the project area, required by the City of Huntington Beach Department of Public and the Orange County Sanitation District (OCSD) is responsible Works. Future development within the Specific Plan area will be for the treatment of wastewater. responsible for the construction of public facilities improvements concurrent with individual project development, subject to review The City system ultimately is collected by the Sanitation District and approval of the Director of Public Works. via their trunk and distribution lines to convey sewage to their plant. Any new sewer lines within the property will be contained in private roads or in easements that may ultimately be dedicated Water System to the City of Huntington Beach. The sewer system will be designed to City sewer standards for possible future public Domestic water for the property will be provided by the Public acceptance and maintenance. Works Water Division of the City of Huntington Beach. The Water Division provides water to all of the customers within the There are currently no sewer facilities available on Ward Street at City of Huntington Beach. the entry to the RV Storage Facility. Sewer facilities are available on Ward Street north of the site entry and within the Mariner's CD The Water Division has use of both underground and imported Pointe Mobilehome complex. The RV Storage facility will water sources to service the area. The underground supply comes include a office building with restroom facilities and a dump from nine existing wells, and imported water delivered to the City station that will require a sewer connection. These existing sewer z of Huntington Beach by the Metropolitan Water District(MWD) at connections drain to the Orange County Sanitation District plant at ° three locations. The Specific Plan area is part of the City's Master Brookhurst and PCH. 0 Plan for Water Service. N Storm Drainage/Water Quality All water improvements shall be designed to the City of Huntington Beach water standards for future City acceptance and The City of Huntington Beach and the Orange County Flood Control approval. Locations of fire hydrants and apparatuses will be District(OCFCD) are the agencies responsible for the flood control reviewed for each project by the Fire Department and Water system in the project vicinity. There are no storm drain systems that Division of the City of Huntington Beach to ensure adequate fire exist within or along the project site. The proposed RV Storage flow and pressure. facility will involve installing impervious surfaces on a large portion of the site. The new drainage pattern will be very similar WAR®/GARPIEL® SPECIFIC PLAN 28 Specific Plan Concept to the existing drainage pattern, except drainage will be directed away from the Edison towers and drainage devices will be added Electricity to the project to aid in an infiltration process. At the entrance of the site, the use of new curb and gutter will direct drainage toward Electrical service to the area is provided by the Southern Ward Street. At the northeast portion of the site, drainage will California Edison Company. Existing transmission and occur through V-gutters which will then direct the flows to an distribution lines are adequate to service current and potential infiltration trench located along the eastern property line of the future needs. project. The majority of the area along the Santa Ana River Channel will drain toward the east property line where an infiltration trench will collect all of the runoff from this area. Natural Gas Stormwater systems eventually discharge into coastal ocean water. Natural gas service in the Specific Plan area is provided by the They may also discharge into wetlands or streams. Stormwater Southern California Gas Company. Adequate facilities exist for discharging from the site shall be of sufficient quality and volume to current and projected future needs. maintain or enhance the functional capacity of the receiving waters. Where new storm drains are necessary to accommodate the development,they shall be sited and designed to discharge in the least environmentally sensitive location. The on-site water retention and percolation system will minimize run-off into the City's stormwater system. All drainage and runoff will comply with the National Pollution Discharge Elimination System (NPDES) o requirements. o z Storm Drains and/or Catch Basins shall be marked"No dumping- ° drains to Ocean" or with other appropriate local insignia. These marking shall be maintained for the life of the project. 4.7 UTILITIES There are several public utility service providers in the Ward/Garfield Specific Plan area as described below. Adequate facilities exist for the current service needs of the area as well as the anticipated additional facilities. I . a WARDIGARREL® SPECIFIC PLAN 29 Specific Plan Concept Telephone Telephone service in the Specific Plan area is provided by Verizon. Coordination with the service provider for the installation of new service will be necessary. Cable Television Cable television service within Huntington Beach is provided by Time Warner Communications. Coordination with the cable company for the installation of new service will be necessary, however not anticipated as part of this proposal. Solid Waste Disposal Rainbow Disposal Company currently provides solid waste disposal services for the area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. 0 r. o' z 0 N O O N 00 i ,-WARD/GARFIELD SPECIFIC PLAN 30 47� �\ owl .. �. pi � B,s; t � s A all►ter!®f�� k ::tee- .�„e•.x7.'� ' C? Development Regulations 5.0 PURPOSE • Construction. All construction shall comply with the The purpose of this section is to provide specific development provisions of the current Uniform Building Code and as regulations and standards that will be applied to individual subsequently amended and the applicable sections of the development projects in each Planning Area of the Specific Plan. Huntington Beach Municipal Code. Upon adoption by the City of Huntington Beach, the Specific Plan will be the zoning document for the project area. 5.2 DEFINITIONS 5.1 GENERAL PROVISIONS For the purposes of the Specific Plan, words, phrases and terms shall have the meanings as defined below. Terms not specifically The provisions contained herein shall govern the design and defined in the Specific Plan shall have the same definition as used development of the Ward/Garfield Specific Plan area. Standards in the City of Huntington Beach Zoning and Subdivision and/or criteria for development and activities not specifically Ordinance. addressed in this Specific Plan may require referral to the current provisions of the Huntington Beach Zoning and Subdivision When consistent with the context, words used in the present tense Ordinance and Municipal Code. include the future tense; words used in a singular number include the plural number; and words of the masculine gender include theCD CD Whenever an activity has not been specifically listed as being feminine and neuter gender. The word "shall" is always permitted in a particular Planning Area of the Specific Plan, it mandatory and the word "may" is permissive. shall be the duty of the Planning Director to determine if it is z consistent with the intent of this Specific Plan and compatible with Accessory Building other permitted uses. In the case of any conflicting provisions, the A detached building on the same lot as a main building or activity, o regulation and policies of the Specific Plan shall prevail. In the use of which is incidental to that of the main activity. 00 addition, all projects must comply with the following policies and requirements. Accessory or Ancillary Use A use that is appropriate, subordinate, and customarily incidental Policies and Requirements to the main use of the site and which is located on the same site as the main use. • Grading. All grading shall comply with the applicable sections of the HBMC and shall be approved by both the Planning Director and Director of Public Works. WAR®/GARF/EL® SPECIFIC PLAN 32 Development Regulations Building Height Street Building height is the vertical dimension measured from the top of A public or approved private thoroughfare or road easement which the highest roof to the top of the subfloor/slab directly underneath. affords the principal means of access to abutting property. Deviations Structure An adjustment in one or more Development Regulations in order Any building or portion thereof, wall fence, etc., extending forty- to accommodate special circumstances and/or unique architectural two (42) inches in height above the grade. features. Use Entryway The purpose for which land or building is arranged, designed, or The point of ingress and egress from a public or private street to intended, or for which it is occupied or maintained. the project. Zone Modification (Minor) A district as defined in the State Conservation and Planning Act, An amendment to the exhibits and/or text that is intended to clarify shown on the official zoning maps and to which uniform and not change the meaning or intent of the Specific Plan. Minor regulations apply. modifications require action by the Planning Director. Modification (Major) An amendment to the exhibits and/or text that is intended to change the meaning or intent of the Specific Plan. Major o modifications require a Zoning Text Amendment and action by the Planning Commission and City Council. z 0 Setback Line The line that defines the width or depth of the required yard. Such N line shall be parallel to the property line and/or Planning Area boundary line and removed therefrom by the perpendicular distance described as the setback. Specific Plan Specific Plan shall mean the Ward/Garfield Specific Plan as adopted by the City Council of the City of Huntington Beach. Development Regulations o Electric utilities and incidental structures including 5.3 DEVELOPMENT STANDARDS electrical transmission lines and towers. The Development Standards shall serve as the mechanism for the ® Planning Area 2 Permitted Uses. implementation of the Ward/Garfield Specific Plan. The standards o Electrical Substation, set forth in this section will assure that future development within o electrical transmission lines, the project is implemented in a manner consistent with the intent o transmission towers, of the Specific Plan. The standards contained herein-provide o switching buildings (existing Southern California flexible mechanisms to anticipate future needs and achieve Edison Ellis Substation) with private access road. compatibility between land uses and the surrounding community. Standards and guidelines are designed to be compatible with the • Planning Area 3 Permitted Uses. existing land use categories of the City. The primary land uses in o Nursery uses, the Specific Plan allow for existing electric utilities, low-activity o Recreational Vehicle Storage and accessory commercial, and recreational vehicle storage. Development buildings; Standards shall be established for each Planning Area in order to o Wireless communication facilities subject to current accommodate the existing and proposed uses. requirements set forth in the HBZSO; o Electric utilities and incidental structures including Permitted Uses electrical transmission lines and towers. Permitted uses shall be established in each Planning Area and shall C be required to meet all applicable provisions of the Specific Plan. o' • Planning Area 1 Permitted Uses. o o Recreation Vehicle Storage and accessory o buildings; o ■ The RV Storage facility will include a 00 washing facility and dump station for grey and black water. The dump station will require all applicable City and County permits o Nursery uses, o Wireless communication facilities subject to current requirements set forth in the HBZSO; WARDIGARFIEL® SPECIFIC PLAN 34 Development Regulations DEVELOPMENT STANDARDS PA-1 PA-2 PA-3 HB RV Storage) SCE Ellis Substation Nurse Maximum Building Height 15 ft. 15 ft. 20 ft. Minimum Building Setback Front 100 ft. 0 ft.* 15 ft. Side 15 ft. 0 ft.* 0 ft.* Street Side n/a n/a 15 ft. Rear 15 ft. 0 ft.* 0 ft.* *Setbacks shall comply with California Building Code Required Off-Street Parking 5 spaces for office use 5 spaces for office use 1:1000 sq. ft. of display area; +1:300 sq. ft. of office area X CD Landscaping Min. 8% of site; concentrated in Min. 8% of site; concentrated in Min. 8% of site; concentrated in areas of public view areas of public view areas of public view o' z a Fencing Max. 8 ft. in height with ornamental Max. 8 ft. in height Max 8 ft. in height o fencing design and integrated o landscaping 00 Other Development Standards Wireless Communication Facilities (WCF) shall comply with the requirements set forth in the HBZSO. Exhibit 5.2 Development Standards Chart WAR®/GARF/EL.® SPECIFIC PLAN 35 Development Regulations Maximum Building Height Additional setbacks are required by the terms of the lease The maximum allowable building height shall be established in agreement with the property owner, from the electrical each Planning Area. transmission towers which cross the property. A "no-park or build zone" of 100 feet is required for a non-polymer tower and 50 feet e Planning Areas 1 and 2. Building height shall be limited is required for a polymer tower. to fifteen(15) feet. Parking e Planning Area 3. Building height shall be limited to twenty (20) feet to allow for greenhouse structures. All developments will be required to meet the minimum on-site parking standards of the Huntington Beach Zoning and Subdivision Building Setbacks Ordinance unless otherwise noted on Exhibit 5.2. In addition, the following shall apply: Setbacks shall be established in each Planning Area. The provisions outlined shall not apply to existing structures or - Existing uses at the time of Specific Plan adoption shall perimeter fencing. However, any expansion of nonconforming be deemed in compliance with parking standards of the structures shall comply with current requirements set forth in the Specific Plan. Any alteration or expansion of those HBZSO. In addition, recreational vehicles are not considered activities may require additional parking. structures, and are therefore not subject to setback provisions. - Proposed uses and activities shall provide the following: • Planning Area 1. The minimum setback from any exterior o property line shall be fifteen(15) feet. The minimum front a Planning Area 1 o' setback shall be 100 feet. - A minimum of five (5)public parking spaces shall be z provided for RV Storage office uses. No additional ° • Planning Area 2. There are no minimum setbacks for the parking is required to be provided for the RV Storage use. 13 Ellis Substation facility provided structures comply with N the California Building Code (CBC). No changes to the ® Planning Area 2 O0 substation are proposed. - A minimum of five (5) employee parking spaces shall be provided for the Ellis Substation use. • Planning Area 3. The minimum setback for structures along public streets shall be 15 feet, with no setback • Planning Area 3 requirement along interior property lines provided - A minimum of 1 space for every 1000 sq. ft. of public structures comply with the California Building Code display area shall be provided,plus a minimum of 1 space (CBC). for every 300 sq. ft. of office area shall be provided. WARDIGARF/EL.® SPECIFIC PLAN 36 Development Regulations will establish a strong outline and framework for guiding future 5.4 DESIGNS GUIDELINES development projects. The Design Guidelines establish the character and style for The successful integration of effective site planning techniques, development within the project area. The Guidelines with the basic design elements on individual projects, will enhance accommodate individual development identities and promote the visual experience in the Specific Plan area. Future interrelationships between the varying land uses and community development within the project area will be in accordance with features. The major elements of the Design Guidelines include: many of the established existing design concepts, in order to site planning, building architecture, landscaping, fencing, signing achieve an overall project area compatibility. Site layout shall and lighting. All development proposals within the Specific Plan respect and preserve the natural and existing site features. area shall conform to the Citywide Design Guidelines, as well as those outlined in the Specific Plan. l. There should be a minimum queuing area for two bus-sized recreational vehicles in front of the security gate to avoid The Design Guidelines are intended to be consistent with the any traffic impacts on Ward Street. Design Element of the General Plan and the City's adopted Design Guidelines. The Design Guidelines are general and may be 2. There should be a minimum landscape buffer of five (5) interpreted with some flexibility in their application to specific feet between residential properties and any recreational projects. Variations may be considered for projects with special vehicle/trailer. design characteristics that still meet the objectives of the Guidelines. The Design Guidelines shall be used to promote a 3. The dumping station and vehicle washing areas should be high level of design quality while at the same time provide some located away from the residential properties to minimize o flexibility, necessary to encourage creativity on the part of noise impacts. o individual project designers. z 4. Parking lot lighting and security lighting should be appropriately shielded so as to not spill over into Site Planning residential areas. The Specific Plan allows for a combination of uses, all of which 5. Uses should be located away from existing transmission will revolve around the primary electrical utility use. The Design towers and poles to the greatest extent. Guidelines section provides the measure by which basic concepts for coordinated site planning can be realized. Care must be taken in each project area to provide convenient access and to minimize impacts to surrounding uses. Effective site planning techniques i WARDIGARFIEL® SPECIFIC PLAN 37 Development Regulations Architectural Guidelines The Architectural Guidelines are intended to establish a ; compatible character, style and quality for all development — projects within the Specific Plan. This compatibility of character wu-WoArs -940 — is not intended to discourage individual innovation and creativity, but to simply provide a framework within which an overall sense \ \\� \ ! x of community and place will be reinforced. Each building shall be \ \ 177 E designed and sited with sensitive regard to climate, context, and 4 N proper use of materials and form in an honest expression of function as well as aesthetics. 3� �,��n5 c •Yx F+,yr tyth }y� �y r. 'iv Fr '�;+ I�`t �s a,.}^�� tV�, 1 'rst Jtar�M�, , 1R Y% t -; ,. Attention shall be g `iven to incorporating boratin the design, colors, and1 � materials of signage into the overall design of the entire development in order to achieve conformity. 1. Architectural features and/or complementary colors and materials should be incorporated into the design of all exterior surfaces of the buildings in order to create an CD Cn aesthetically pleasing project. 2. Building architecture and general appearance of the =i z proposed development should enhance the orderly harmonious development of the area and the community as a whole. 3. Modular structures may be permitted provided they appear to be permanently installed with proper skirting. All utilities including air conditioning units and electrical Exhibit 5.4 Proposed Building Elevations (RV Storage Office) meters should be screened from street view. WAR®/GARF®EL® SPECIFIC FLAN 38 Development Regulations PA-3 will be required to comply with the City's Landscaping Landscape Guidelines requirements at the time of future development. The Landscape Guidelines for the Specific Plan are an integral component of the overall project design. The Landscape Concept Signs is composed of several design and implementation elements with a strong emphasis placed on minimizing impacts to surrounding All signs in the project area shall conform to the provisions of the residential views. These elements include intensified perimeter City's Zoning and Subdivision Ordinance and shall be consistent with landscaping to serve as a buffer to adjacent activities. The the guidelines of the Specific Plan. Guideline proposes landscape materials used to screen views of the RV storage use while providing an adequate buffer between the parked vehicles and adjacent residences. Lighting 1. Plant materials shall be selected to create an adequate All illumination of streets,drive aisles and parking areas shall be buffer by allowing planting along and through the proposed coordinated to provide consistent and non-obtrusive illumination security fencing. intensity. Emphasis shall be placed on areas of vehicular and pedestrian activity. 2. Trees shall be selected based upon the size of the planting area, to allow for mature growth without causing future 1. Light fixtures and standards should be energy efficient and damage to the improvements. directed away from adjacent properties. 0 3. Landscaping around the project area shall provide a 2. No lighting should spill across property lines. o. consistent edge treatment using a limited variety of plant z materials. 3. All lighting should be dimmed to security levels between 10:00PM and 7:OOAM o A preliminary landscape plan shall be submitted concurrent with the Entitlement application. The plan shall include provisions to 00 provide a buffer between the projects and adjacent uses. A Security System professional arborist shall be consulted to determine how existing trees can be saved during design and construction. Security cameras will be installed for the RV Storage facility. The 24- hr. security system will operate in conjunction with the lighting All landscaping will conform with the City's standard landscape system to minimize view and light/glare impacts to surrounding plans and specifications and landscape requirements set forth in properties. the Zoning and Subdivision Ordinance. Existing uses in PA-2 and WARDIGAl4P/EL® SPECIFIC PLAN 39 Development Regulations IRuuMnil die ca,'a�lun dnreni luruxlnf!,clout Ir,einu end� Hrrnfsvrrre iu„unnnq hn,. .all-po,ed had\\ae m,de fnrni hlalnle,,.t.rt. Vuq*01 PWWe er Wrreder lmah.- -•^,° Fencing M.A bnrncc x1, h,,rl.lnher MWIb—Aplaarrrrxr d-f g—-k-i"whMI, st)11"d da)N,re W r'hlln-11 deAthn- 1n=y.ure,. Walls and fences shall be provided as a means to secure the open l4ny,ul dixrmrludex rlsur d. 1nJee1lgn mNed i.ipead µlnvx Mnx "k=j'. SMl Gasket „plclingrr+e.,, commercial businesses including the RV Storage and Nursery 10 facilities and the SCE Ellis Substation. Any new fencing shall be 1 anlaiNeslstaM - )P°xNl°n L.upl1\x•dllr 1tl1161M`I'- h1.er, solid block, >decorative or ornamental in nature and constructed to Supprort CaLAr r1n111,nreledKe ,nr—_—_ ;r,^°;',nnp°'''°"d' minimize visual impacts from the adjacent residential properties. Ue➢umn unllurm dEuadu.muu Iu all p",Ili", Cese) Existing chain-link fencing shall be permitted to remain. lnvgrrrl SuLG1e Nq Lsenl/nr Net f.exvrfnm F,IM puxidouinq 0 ap,mm ed for abo,c nwd IM, le<arinmlul.mwnU. mu 0d-Abr ko. Increased fencing height may be necessary to provide security to the RV Storage facility. All new fencing over six(6) feet in height shall µ - be integrated with permanently maintained landscaping material along or within the fencing system. ,> r A o O kyi,,ftO[ > CD Exhibit 5.5—Lighting Detail N Exhibit 5.7 Fencing Design Detail WARDAGARp/EL D SPECIFIC PLAN 40 Appendix z 0 o' z o N O_ O N 00 17//ARDIG/ RREL® SPECIFIC PLAN 41 Resolution No.2010-28 EXHIBIT "A" LEGAL DESCRIPTION FOR OVERALL SITE BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST; THENCE S 89°35'38"E, A DISTANCE OF 106.94 FEET; THENCE S 26'49'15" W, A DISTANCE OF 2.26 FEET; THENCE S 24'29'15" W, A DISTANCE OF 1,051.77 FEET;THENCE S 20°57'04" W,A DISTANCE OF 663.67 FEET; THENCE S 20°02'57" W, A DISTANCE OF 1,127.51 FEET; THENCE S 16°06'05" W, A DISTANCE OF 707.49 FEET, THENCE N 73°42'02" W,A DISTANCE OF 180.00 FEET, THENCE N 16°06'05" E,A DISTANCE OF 661.94 FEET; THENCE N 89°30'19"W,A DISTANCE OF 3.60 FEET, THENCE N 20003'10"E,A DISTANCE OF 974.76 FEET; THENCE N 00°06'07"E, A DISTANCE OF 404.94 FEET; THENCE N 89°53'53" W,A DISTANCE OF 514.50 FEET; THENCE N 00°06'07"E, A DISTANCE OF 1,319.96 FEET; THENCE S 89°35'38" E,A DISTANCE OF 1,320.11 FEET TO THE POINT OF BEGINNING. CONTAINS 43.60 ACRES, MORE OR LESS. Resolution No.2010-28 EXHIBIT "B" OVERALL SITE 106.94' 1320.11' S 8935'38" E 400 200 0 S 893538" E P.0.B. S.E. COP. S.W. 114 SCALE: 1"=400' S.E. 1 f4 SEC 32.5.10 2.26' 26'49'15" W � o 43.60 ACIP z ca b 514.50' N 89 53'S3" W W oh � o CO � a 0 0 d- o z h N co Z 3.60' N 89 30'19 W 0 18p p p, N Resolution No.2010-28 EXBIBIT "C" CLOSURE CALCULATIONS FOR OVERALL SITE North: 2194445.6319 East : 6034643.8029 Line Course: S 16-06-05 W Length: 707.49 North: 2193765.8950 East : 6034447.5890 Line Course: N 73-42-02 W Length: 180.00 North: 2193816.4133 East : 6034274.8236 Line Course:N 16-06-05 E Length: 661.94 North: 2194452.3870 East : 6034458.4047 Line Course:N 89-30-19 W Length: 3.60 North: 2194452.4181 East : 6034454.8048 Line Course:N 20-03-10 E Length: 974.76 North:2195368.0854 East : 6034789.0360 Line Course:N 00-06-07 E Length: 404.94 North: 2195773.0247 East : 6034789.7565 Line Course:N 89-53-53 W Length: 514.50 North:2195773.9402 East : 6034275.2573 Line Course:N 00-06-07 E Length: 1319.96 North:2197093.8981 East : 6034277.6058 Line Course: S 89-35-38 E Length: 1320.11 North:2197084.5413 East : 6035597.6827 Line Course: S 89-35-38 E Length: 106.94 North: 2197083.7833 East : 6035704.6200 Line Course: S 26-49-15 W Length: 2.26 North:2197081.7664 East : 6035703.6003 Line Course: S 24-29-15 W Length: 1051.77 North:2196124.6013 East : 6035267.6472 Line Course: S 20-57-04 W Length: 663.67 North:2195504.8093 East : 6035030.3379 Line Course: S 20-02-57 W Length: 1127.51 North:2194445.6277 East : 6034643.7977 Perimeter: 9039.45 Area: 1,899,210 sq. ft.43.60 acres Mapcheck Closure-(Uses listed courses, radii, and deltas) Error Closure: 0.0066 Course: S 51-25-51 W Error North: -0.00411 East : -0.00516 Precision 1: 1,369,613.64 Resolution No.2010-28 i EXHIBIT "D" LEGAL DESCRIPTION FOR PLANNING AREA 1 BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST '/4 OF THE SOUTHEAST '/4 OF SECTION 32, TOWNSHIP 5 SOUTH, RANGE 10 WEST; THENCE S 89°35'38"E, A DISTANCE OF 106.94 FEET; THENCE S 26049'15" W, A DISTANCE OF 2.26 FEET; THENCE S 24°29'15" W, A DISTANCE OF 1,051.77 FEET; THENCE S 20°57'04"W, A DISTANCE OF 159.89 FEET TO THE TRUE POINT OF BEGINNING; THENCE S 20°57'04" W,A DISTANCE OF 503.78 FEET;THENCE S 20002'57"W,A DISTANCE OF 1,127.51 FEET; THENCE S 16°06'05" W,A DISTANCE OF 707.49 FEET; THENCE N 73042'02" W, A DISTANCE OF 180.00 FEET; THENCE N 16°06'05"E,A DISTANCE OF 661.94 FEET; THENCE N 89°30'19" W,A DISTANCE OF 3.60 FEET; THENCE N 20003'10"E, A DISTANCE OF 974.76 FEET; THENCE N 00°06'07"E, A DISTANCE OF 404.94 FEET; THENCE N 89°53'53"W, A DISTANCE OF 514.50 FEET; THENCE N 00°06'07"E,A DISTANCE OF 203.00 FEET; THENCE S 89°53'53"E, A DISTANCE OF 934.86 FEET TO THE TRUE POINT OF BEGINNING. CONTAINS 13.52 ACRES, MORE OR LESS. Resolution No.2010-28 EXHIBIT "Ell PLANNING AREA 1 106.94, S 893538" E P.O.B. 400 200 0 S.E. COR. S.W. 1/4 S.E. 114 SEC 3 .5.10 2.26' SCALE: i"=400' S 26'49'15" W �^ h ah� � TRUE P.O.B. `" 934.86' 0 o S 89 53'53" E N 0 514.501 3.52 AC;�) z N 8953'53" W w �o rn co � o Iv � o d- o z h 3.60' N 8930'19" W /1V -34202„ � Resolution No.2010-28 EXHMIT "F" CLOSURE CALCULATIONS FOR PLANNING AREA 1 North: 2195922.1564 East : 6037729.4680 Line Course: S 16-06-05 W Length: 707.49 North: 2195242.4195 East : 6037533.2542 Line Course:N 73-42-02 W Length: 180.00 North: 2195292.9378 East : 6037360.4887 Line Course:N 16-06-05 E Length: 661.94 North: 2195928.9115 East : 6037544.0698 Line Course:N 89-30-19 W Length: 3.60 North: 2195928.9426 East : 6037540.4699 Line Course:N 20-03-10 E Length: 974.76 North: 2196844.6099 East : 6037874.7011 Line Course:N 00-06-07 E Length: 404.94 North: 2197249.5493 East : 6037875.4216 Line Course:N 89-53-53 W Length: 514.50 North: 2197250.4647 East : 6037360.9224 Line Course:N 00-06-07 E Length: 203.00 North: 2197453.4644 East : 6037361.2836 Line Course: S 89-53-53 E Length: 934.86 North:2197451.8010 East : 6038296.1421 Line Course: S 20-57-04 W Length: 503.78 North: 2196981.3280 East : 6038116.0049 Line Course: S 20-02-57 W Length: 1127.51 North: 2195922.1465 East : 6037729.4647 Perimeter: 6216.38 Area: 588,943 sq. ft. 13.52 acres Mapcheck Closure-(Uses listed courses,radii, and deltas) Error Closure: 0.01.04 Course: S 18-18-13 W Error North: -0.00991 East : -0.00328 Precision 1: 597,728.85 Resolution No.2010-28 EXMBIT "G" LEGAL DESCRIPTION FOR PLANNING AREA 2 BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST '/4 OF THE SOUTHEAST %4 OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89°35'38"E,A DISTANCE OF 241.36 FEET;THENCE S 00°22'09" W,A DISTANCE OF 251.90 FEET TO THE TRUE POINT OF BEGINNING; THENCE N 89°35'27" W,A DISTANCE OF 780.26 FEET; THENCE S 00°23'47" W, A DISTANCE OF 770.41 FEET; THENCE S 89°33'55"E, A DISTANCE OF 582.24 FEET; THENCE N 36°02'30"E,A DISTANCE OF 111.18 FEET; THENCE N 22°08'47"E, A DISTANCE OF 359.97 FEET; THENCE N 00022'09"E,A DISTANCE OF 345.94 FEET TO THE TRUE POINT OF BEGINNING. CONTAINS 12.95 ACRES, MORE OR LESS. Resolution No.2010-28 EXHIBIT "H" PLANNING AREA 2 400 200 0 241.36' SCALE: 1"=400' S 8935'38" E P.0.3. S.E. COR. S.W. 114 S.E. 114 SEC 3 .5.10 o� o,o IN TRUE P.D.B. N 00 780.26' co N 893527" W ter- a' N r> O O N12.95AC � z 582.24' S 8933'55" E r Resolution No.2010-28 EXIMIT"I" CLOSURE CALCULATIONS FOR PLANNING AREA 2 North: 2196855.8602 East : 6037823.9861 Line Course:N 00-22-09 E Length: 345.94 North:2197201.7931 East : 6037826.2151 Line Course:N 89-35-27 W Length: 780.26 North:2197207.3651 East : 6037045.9750 Line Course: S 00-23-47 W Length: 770.41 North: 2196436.9735 East : 6037040.6451 Line Course: S 89-33-55 E Length: 582.24 North:2196432.5559 East : 6037622.8683 Line Course:N 36-02-30 E Length: 111.18 North:2196522.4549 East : 6037688.2837 Line Course:N 22-08-47 E Length: 359.97 North: 2196855.8676 East : 6037823.9831 Perimeter: 2949.99 Area: 564,061 sq. ft. 12.95 acres Mapcheck Closure- (Uses listed courses, radii, and deltas) Error Closure: 0.0080 Course:N 22-09-46 W Error North: 0.00739 East : -0.00301 Precision 1: 368,750.00 Resolution No.2010-28 EXHIBIT "J" LEGAL DESCRIPTION FOR PLANNING AREA 3 BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST t/4 OF THE SOUTHEAST '/4 OF SECTION 32, TOWNSHIP 5 SOUTH, RANGE 10 WEST; THENCE S 89°35'38"E,A DISTANCE OF 106.94 FEET; THENCE S 26049'15" W,A DISTANCE OF 2.26 FEET; THENCE S 24'29'15" W, A DISTANCE OF 1,051.77 FEET;THENCE S 20°57'04" W, A DISTANCE OF 159.89 FEET; THENCE N 89°53'53" W, A DISTANCE OF 934.86 FEET; THENCE N 00°06'07"E, A DISTANCE OF 1,116.95 FEET; THENCE S 89°35'38"E,A DISTANCE OF 1,320.11 TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THAT PORTION OF THE ABOVE DESCRIBED LAND KNOWN AS PL2, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST '/4 OF THE SOUTHEAST 1/4 OF SECTION 32, TOWNSHIP 5 SOUTH, RANGE 10 WEST; THENCE S 89°35'38"E,A DISTANCE OF 241.36 FEET; THENCE S 00°22'09" W, A DISTANCE OF 251.90 FEET TO THE TRUE POINT OF BEGINNING; THENCE N 89135'27"W,A DISTANCE OF 780.26 FEET; THENCE S 00°23'47" W, A DISTANCE OF 770.41 FEET; THENCE S 89°33'55"E, A DISTANCE OF 582.24 FEET; THENCE N 36°02'30"E, A DISTANCE OF 111.18 FEET; THENCE N 22°08'47"E,A DISTANCE OF 359.97 FEET;THENCE N 00022'09"E, A DISTANCE OF 345.94 FEET TO THE TRUE POINT OF BEGINNING. CONTAINS 17.13 ACRES, MORE OR LESS. i ' Resolution No.2010-28 EXHIBIT "K" PLANNING AREA 3 400 200 0 SCALE: 1"=400' P.0.B. S.E. COR. S.W. 114 S.E 114 SEC 3 .5.10 '% 106.94' 1320.11' S 893538" E S 8935'38" E 17.13 AC w i 26'49'15" W CO o o � 934.86' h N 89 5353" W CO k Resolution No.2010-28 EXHIBIT "L" CLOSURE CALCULATIONS FOR PLANNING AREA 3 North: 2196301.1102 East : 6037240.3725 Line Course: S 89-35-38 E Length: 106.94 North: 2196300.3522 East : 6037347.3098 Line Course: S 26-49-15 W Length: 2.26 North: 2196298.3353 East : 6037346.2901 Line Course: S 24-29-15 W Length: 1051.77 North:2195341.1702 East : 6036910.3370 Line Course: S 20-57-04 W Length: 159.89 North: 2195191.8512 East: 6036853.1649 Line Course:N 89-53-53 W Length: 934.86 North:2195193.5146 East : 6035918.3064 Line Course:N 00-06-07 E Length: 1116.95 North:2196310.4628 East : 6035920.2937 Line Course: S 89-35-38 E Length: 1320.11 North:2196301.1060 East : 6037240.3706 Perimeter: 4692.79 Area: 1,310,268 sq. ft. 30.08 acres Mapcheck Closure-(Uses listed courses, radii, and deltas) Error Closure: 0.0046 Course: S 24-18-36 W Error North: -0.00420 East : -0.00190 Precision 1: 1,020,169.57 ATTACHMENT #55 CITY OF HUNTINGTON BEACH City Council Interoffice Communication TO: Joan Flynn, City Clerk FEB 2 2 2010 FROM: Jill Hardy, Mayor Pro Tern ������G Q�PT DATE: February 17, 2010 SUBJECT: APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF CONDITIONAL USE PERMIT NO. 09-024 AND NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN NO. 16 — RECREATIONAL VEHICLE STORAGE) I hereby appeal the Planning Commission's approval of Conditional Use Permit No. 09- 024 and Negative Declaration No. 09-006 for a 557-space recreational vehicle storage lot at the southeast corner of Ward Street and Garfield Avenue. The primary reason for my appeal is land use compatibility issues with adjacent residential uses and to enable the Council to review all the entitlements concurrently. On February 9, 2010, the Planning Commission approved General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09- 007 along with the conditional use permit and negative declaration at a noticed public hearing. The Planning Commission's action recommends that the City Council amend the general plan land use designation and establish the Ward Garfield Specific Plan No. 16. Pursuant to Section 248.18 of the Huntington Beach Zoning and Subdivision Ordinance, the City Council shall hear an appeal from the decision of the Planning Commission. SH:HF:jj , cc: Honorable Mayor and City Council Chair and Planning Commission ;= Fred Wilson, City Administrator Bob Hall, Deputy City Administrator Scott Hess, Director of Planning and Building ~= Jim Engle, Director of Community Services Herb Fauland, Planning Manager Robin Lugar, Deputy City Clerk Jane James, Senior Planner Linda Wine, Administrative Assistant ATTACHMENT #63 ENVIRONMENTAL CHECKLIST,FORM. :s CITY OF HUNTINGTON BEACH;: PLANNING DEPARTMENT ENVIRONMENTAL ASSESSMENT.NO. 09-006 1. PROJECT TITLE: WARD GARFIELD SPECIFIC PLAN (Huntington Beach RV Storage) Concurrent Entitlements: General Plan Amendment No. 09-002 Zoning Map Amendment No. 09-002 Zoning Text Amendment No. 09-007 Conditional Use Permit No. 09-024 2. LEAD AGENCY: City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Contact: Jane James, Senior Planner Phone: (714) 536-5271 3. PROJECT LOCATION: Southeast corner of Garfield Avenue and Ward Street (generally bounded by Ward Street, Garfield Avenue, Santa Ana River Channel, Arevalos Park and Mariner's Pointe Mobilehome Park) 4. PROJECT PROPONENT: Huntington RV Storage, LLC Contact Person: Doc Rivers Phone: (805) 501-3508 5. GENERAL PLAN DESIGNATION: Existing: P (Public) Proposed: P-sp (Public— Specific Plan) 6. ZONING: Existing: RL (Residential Low Density) Proposed: Ward Garfield Specific Plan No. 16 7. PROJECT DESCRIPTION: Proposed Prot The Ward Garfield Specific Plan No. 16 development concept provides for a recreational vehicle storage facility within a portion of the SCE right-of-way that parallels the Santa Ana River Channel on the eastern boundary of the City. The development concept also recognizes the existing Village Nurseries, electrical substation and utilities, and wireless communication facilities. -1- The applicant requests a General Plan Amendment, Zoning Map Amendment, Zoning Text Amendment, and Conditional Use Permit to adopt a new specific plan allowing for the establishment of an Recreational Vehicle (RV) Storage facility on approximately 13.52 acres at the south end of the project site. The proposed project will also require submittal of a tentative and final parcel map to establish lease lines at the subject property. It is not necessary to process the subdivision at this time, but it will be required prior to issuance of a grading permit. Specifically, the applications proposed at this time are as follows: General Plan Amendment No 09-002: To add a Specific Plan suffix ("sp") to the existing Public land use designation Zoning Map Amendment No. 09-002: To amend the zoning map from the current Residential Low Density designation to the Ward Garfield Specific Plan No. 16 designation. Zoning Text Amendment No. 09-007: To establish the Ward Garfield Specific Plan No. 16 document. Conditional Use Permit No. 09-024: To permit recreational vehicle storage on 13.52 acres of the total 43.60 acre specific plan area. The proposed RV storage lot will consist of 557f RV parking spaces, a 480 sq. ft. modular rental office with restroom, and associated perimeter fencing and lighting. There will be a dump station for grey and black water, a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The recreational vehicles may include campers, motorhomes, boats, trailers, toy haulers,jet skis, and similar type vehicles and towing apparatus. Approximately six different parking stalls sizes will be provided throughout the site ranging in size from 10 ft. by 20 ft. to 11 ft. by 40 ft. No on-site living in the vehicles will be permitted and no vehicular repair will be allowed on-site. Approximately one person will be employed during regular business hours while a second person will perform security duties at other hours. The new RV Storage facility is designed to provide access from Ward Street with a large off-street queuing area to an automated remote gate system. The remote gate system will be designed to allow tenants to activate the gate opening at a substantial distance away, while still traveling on Ward Street, so that it is open when they actually arrive. Furthermore, the gate will be setback approximately 120 feet from the street so that at least three large motorhomes would be able to queue without impacting through traffic on Ward Street. Should the gate be closed and unopenable, vehicles are also provided with a sufficient turn around space to reenter the public street system without the need for backing up. The proposed hours of operation for the RV storage office use are as follows: Office Hours: Sunday through Friday from 8:00 AM to 5:00 PM Saturday from 7:00 AM to 6:00 PM Remote Gate Access Hours: Daily from 5:00 AM to 7:00 PM Should a tenant desire to enter the site outside of the remote gate access hours, special arrangements may be made with the office personnel to accommodate those needs. -2- Approximately 8.8% of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing abutting existing residential properties. Construction is expected to take approximately two months. The proposed Ward Garfield Specific Plan No. 16 proposes to designate three separate planning areas for the entire 43.60 acre site as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation Planning Area 3 ( 17.13 Acres): Village Nurseries No changes to the hours of operation or the facility operations for Planning Area 2 or Planning Area 3 are proposed, other than to consolidate the current Village Nursery operations from Planning Area 1 to Planning Area 3. Existing Conditions The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison(SCE) who currently leases portions of the property to landscape nursery uses. A subdivision will be required to establish lease lines for the current and proposed uses. The subject property is located on one parcel as well as a portion of a second parcel. The approximately 13 acre Ellis Substation consists of transmission equipment and power distribution lines along with the substation office building. The onsite operations are power distribution services with approximately eight to ten employees. The facility is manned between 7:OOAM and 5:OOPM daily. The office building is approximately 2,000 square feet in size. A separate service truck parking building is also located on site. Access to the SCE substation is provided from Ward Street through the area leased to the nursery operation. No changes to the substation are proposed. Village Nurseries Landscape Center has been in operation at the site since the 1970s (previously known as Nina's Nursery). The nursery has operated through 5-year renewable lease agreements with SCE and consists of wholesale of in ground and potted plants and trees. The business operates out of an open wood structure adjacent to two modular buildings joined to serve as an office. There are ten employees and laborers employed at the nursery. The wholesale nursery is open daily to the public with hours of operation generally between 7:OOAM and 5:OOPM. Customer access is provided from Garfield Avenue with business related access from Ward Street. On-site parking is currently provided along Garfield Avenue for approximately 20 cars. In addition, equipment stored at the site consists of cart movers, small trucks, and delivery equipment. Village Nurseries will consolidate their operation into the area surrounding the SCE substation in order to accommodate the new recreational vehicle storage operation. No additional facilities are proposed for the nursery operation. 8. SURROUNDING LAND USES AND SETTING: The site is surrounded by the Orange County Sanitation District uses to the north across Garfield Avenue(City of Fountain Valley); the Santa Ana River Channel to the east; Arevalos Park and single family residences to the south; Mariner's Pointe Mobilehome Park to the southwest; and single family residences to the west across Ward Street. 9. OTHER PREVIOUS RELATED ENVIRONMENTAL DOCUMENTATION: None 10. OTHER AGENCIES WHO'S APPROVAL IS REQUIRED (AND PERMITS NEEDED) (i.e. permits, financing approval, or participating agreement): California Public Utilities Commission ENVIRONMENTAL FACTORS POTENTIALLY 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 by the checklist on the following pages. ❑ Land Use/Planning ❑ Transportation/Traffic ❑ Public Services ❑ Population/Housing ❑ Biological Resources ❑ Utilities/ Service Systems ❑ Geology/ Soils ❑ Mineral Resources ❑ Aesthetics ❑ Hydrology/Water Quality ❑ Hazards and Hazardous Materials ❑ Cultural Resources ❑ Air Quality ❑ Noise ❑ Recreation ❑ Agriculture Resources ❑ Mandatory Findings of Significance DETERMINATION 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 MITIGATED NEGATIVE DECLARATION will be 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"potentially significant impact"or a"potentially significant unless mitigated impact"on the environment, but at least one impact(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. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a)have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and(b)have been avoided ❑ or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. -4- Si n ture Date Jane James Senior Planner Printed Name Title EVALUATION OF ENVIRONMENTAL 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 project. A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards. 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 reduced 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 XVIII, "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 been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVIII 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 XVIII. Other sources used or individuals contacted have been cited in the respective discussions. 7. The following checklist has been formatted after Appendix G 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 and Code Requirements-The City imposes standard conditions of approval and code requirements on projects which are considered to be components of or modifications to the project,some of these standard conditions also result in reducing 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 and code requirements identified in the discussions has been provided as Attachment No. 4.) -5- - 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? (.Sources: 1, 6) ❑ El El Discussion: The attached source list explains that 1 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). -6- 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 project: a) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?(Sources: 1, 2, 5, 23) Discussion: The subject property is currently designated as Public(P) in the City's General Plan and RL (Residential Low Density) in the Huntington Beach Zoning& Subdivision Ordinance(HBZSO). The existing land uses include an electrical substation and a landscape nursery business under the existing electrical transmission lines. Southern California Edison, a public utility company and the landowner of the subject site, has authorized submittal of the application to the City of Huntington Beach. The applicant is simultaneously applying to SCE for approval of the proposed improvements for RV storage. Therefore,the proposed project is not anticipated to conflict with any policies or regulations of SCE. The proposed RV Storage lot will require a General Plan Amendment to add a specific plan suffix and Zoning Map and Zoning Text Amendments to establish a specific plan to allow the additional use. The project proponent wishes to establish recreational vehicle storage under the existing overhead power lines. Southern California Edison(SEC)does not permit construction of permanent improvements beneath the power lines but storage of movable vehicles would be allowed so SCE access to the electrical can always be maintained. According to General Plan Table LU-3, the specific plan overlay, "Permits underlying land uses and requires that a Specific or Development Plan be formulated for large scale, mixed-use multi-phased development projects which provides greater specificity for land use and infrastructure plans, design, and development standards, and phasing/implementation." Maintaining the current Public General Plan Land Use designation and adding the specific plan suffix is consistent with the following General Plan goals objectives, and policies: Land Use Element Objective LU13.1: Provide for the continuation of existing and development of new uses, such as governmental administrative, public safety, human service,cultural, educational, infrastructure, religious, and other uses that support the needs of existing and future residents and businesses. Utilities Element Objective U5.1: Ensure that adequate natural gas,telecommunication, and electrical systems are provided. Policy U5.1.4: Require the review of new and or expansions of existing industrial and utility facilities to ensure that such facilities will not visually impair the City's coastal corridors and entry nodes. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers. Additionally the proposed use will not visually impair coastal areas or entry nodes as the site is located on the eastern edge of the City, away from visually sensitive areas. -5- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact The HBZSO classifies recreational vehicle storage under the Commercial land use category as follows: Vehicle Storage . The business of storing or safekeeping of operative and inoperative vehicles for periods of time greater than a 24 hour period, including, but not limited to, the storage of parking tow-aways, impound yards, and storage lots for automobiles, trucks, buses and recreational vehicles, but not including vehicle dismantling. The HBZSO allows Vehicle Storage uses in both General Commercial and Industrial zoning categories. The specific plan is proposed to allow very specific uses on the property and to exclude other typical commercial and industrial uses because they would be not be appropriate adjacent to the residential and park uses nearby. The specific plan limits the allowable land uses to electrical substation and utilities, landscape nursery, RV storage,and wireless communication facilities. The other uses described above in the Vehicle Storage category, such as storage of parking tow-aways and impound yards, would not be permitted. Development of the property under the existing Residential Low Density zoning is not likely as SCE has not indicated any proposal to remove or relocate the existing electrical utilities in the near future. Additionally, due to the unique narrow and long shape of the property and limited access to the public street system, residential development would be difficult to achieve. Thus, development of the property to the current RL zoning is not reasonably foreseeable. The project site is not subject to provisions of the City's Local Coastal Program as the property is not located within the coastal zone boundaries. Less than significant impacts are anticipated. b) Conflict with any applicable habitat conservation plan or ❑ 19 natural community conservation plan?(Sources: 1, 2) Discussion: The project is proposed in an urbanized area and will coincide with existing electrical utilities. The project will not conflict with any habitat conservation plan or natural community conservation plan of the City of Huntington Beach, as there are no such plans adopted for the area. c) Physically divide an established community? (Sources: El ❑ 1,4, 5) Discussion: The proposed development will occur on an existing parcel with direct access to an existing public street. No public access ways through the subject property exist. No new roadways,rail lines, bridges or other off-site improvements with the potential to physically divide an established community are proposed or required for the specific plan. The project does require dedication and improvement along the east side of Ward Avenue between the site entrance and Garfield Avenue. An existing dirt right-of-way will be improved with sidewalk,curb, gutter, and bike lane. A second travel lane and a striped median will be added, however the roadway improvements will not physically divide an established community. Less than significant impacts are anticipated. II. POPULATION AND DOUSING. Would the project: a) Induce substantial population growth in an area, either FJ directly(e.g., by proposing new homes and businesses) or indirectly(e.g., through extensions of roads or other infrastructure)? (Sources: 1, 5, 15, 23) -6- s Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The proposed project will result in the establishment of a new RV storage facility that will not stimulate population growth in the area. The new business will provide storage facilities for existing RV owners in the area and no impact to population growth is anticipated. b) Displace substantial numbers of existing housing, ❑ ❑ ❑ necessitating the construction of replacement housing elsewhere? (Sources: 5, 23) c) Displace substantial numbers of people, necessitating ❑ ❑ ❑ nX the construction of replacement housing elsewhere? (Sources: 5, 23) Discussion: b)—c)The project site is currently occupied by the Ellis electrical substation and Village Nurseries Landscape Center. The proposed project provides for the establishment of a new RV Storage facility on a portion of the nursery. No residential uses or structures exist on the project site. Therefore,the proposed project will not displace existing housing or inhabitants and no impacts are anticipated. III.GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated ❑ ❑ ❑ on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault?(Sources: 1, 14, 17) Discussion: According to the Limited Geotechnical Report by TGR Geotechnical, Inc., received and dated August 24, 2009,the project site is not known to be traversed by an active fault and is not located within the Alquist-Priolo Earthquake Fault Zone. The nearest faults are the San Joaquin Hills Blind Thrust Fault located 0.5 miles away and the Newport-Inglewood fault located approximately 2.5 miles southwest of the project site. No impacts are anticipated. ii) Strong seismic ground shaking?(Sources: 1, 14, 17) ❑ ❑ ® ❑ Discussion: The project site is located in a seismically active region of Southern California. Therefore,the site could be subjected to strong ground shaking in the event of an earthquake. Structures built in Huntington Beach are required to comply with standards set forth in the California Building Code(CBC)and standard City codes, policies and procedures which require submittal of a detailed soils analysis prepared by a Licensed Soils Engineer. The required soils analysis must include on-site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, foundations,retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof, and a report prepared by an engineering geologist indicating the ground surface acceleration from earth movement for the subject property. All structures shall be constructed in compliance with the 9-factors as indicated by the geologist's report. Calculations for footings and structural members to -7- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact withstand anticipated g-factors must be submitted to the City for review prior to the issuance of building permits. Conformance with CBC requirements and standard City code requirements will ensure potential impacts from seismic ground shaking are reduced to a less than significant level. iii) Seismic-related ground failure, including ❑ ❑ ® ❑ liquefaction? (Sources: 1, 14, 17) Discussion: Liquefaction is a seismic phenomenon in which loose, saturated, fine-grained granular soils behave similarly to a fluid when subjected to high-intensity ground shaking. Liquefaction occurs when these ground conditions exist: 1) Shallow groundwater; 2) Low density, fine,clean sandy soils; and 3)High- intensity ground motion. These soils may acquire a high degree of mobility, which can lead to lateral movement, sliding, consolidation and settlement of loose sediments, sand boils and other damaging deformations. This phenomenon occurs only below the water table, but, after liquefaction has developed, it can propagate upward into overlying non-saturated soil as excess pore water dissipates. One of the primary factors controlling the potential for liquefaction is depth to groundwater. Typically, liquefaction has a low potential where groundwater is greater than 40-feet deep and is virtually unknown below 60 feet. The subject site is located in an area of high to very high potential for liquefaction according to Figure EH-7 of the General Plan(1996) and the TGR Geotechnical Report. Other published data(State of California Seismic Hazard Zones Official Map,Newport Beach Quadrangle)from the California Division of Mines and Geology, published in April 7, 1997, indicates that the project site is located in an area identified as having a potential for soil liquefaction. However, the proposed improvements to the area primarily include surface RV parking and one 480 square foot modular building for daytime office use. As described in Section III a) ii)above, construction will comply with CBC standards to reduce impacts to less than significant. iv) Landslides? (Sources: 1, 14, 17) ❑ ❑ ® ❑ Discussion: According to the City of Huntington Beach General Plan,the site is not in an area susceptible to slope instability. The site is on a flat parcel of land and although a minor slope abuts the property to the east along the flood control channel, no significant slopes or other landforms susceptible to landslides exist in the vicinity of the property. Moreover,the California Division of Mines and Geology has not mapped any earthquake-induced landslides at, or in the vicinity of, the site which would be indicative of the potential for slope instability at or in the vicinity of the site. Less than significant impacts are anticipated. b) Result in substantial soil erosion, loss of topsoil, or ❑ ❑ Q ❑ changes in topography or unstable soil conditions from excavation, grading, or fill? (Sources: 1, 17) Discussion: The project and vicinity are urbanized and have relatively flat topography. The project site has been previously graded and developed with structures, parking surfaces and roadways. Although the proposed project has the potential to result in erosion of soils during construction activities, erosion will be minimized by compliance with standard City requirements for submittal of an erosion control plan prior to issuance of building permits, for review and approval by the Department of Public Works. Implementation of the proposed project would not require significant alteration of the existing topography of the project site. Less than significant impacts would occur and no mitigation measures would be required. Potentialiv Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact c) Be located on a geologic unit or soil that is unstable, or ❑ ❑ 0 ❑ that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? (Sources: 1, 14, 17) Discussion: Refer to Responses III.a) ill)and III.a) iv for discussion of liquefaction and landslides, respectively. Subsidence is large-scale settlement of the ground surface generally caused by withdrawal of groundwater or oil in sufficient quantities such that the surrounding ground surface sinks over a broad area. Withdrawal of groundwater, oil, or other mineral resources would not occur as part of the proposed project and, therefore, subsidence is not anticipated to occur. Adherence to the design recommendations of soils studies and grading plans as required by the City will ensure that no or less than significant geology related impacts will occur. d) Be located on expansive soil, as defined in Table 18-1-B ❑ ❑ ® ❑ of the Uniform Building Code(1994), creating substantial risks to life or property? (Sources: 1, 17) Discussion: The project site is located in an area of moderate to high expansive soil conditions(Figure EH- 12, City of Huntington Beach General Plan). Proposed improvements associated with the project include an asphalt parking area, a small modular office building, landscaping and perimeter fencing. All improvements will be required to comply with standard conditions of approval including submittal and approval of grading plans. All impacts from expansive soils are anticipated to be less than significant. e) Have soils incapable of adequately supporting the use of ❑ ❑ ❑ z septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of wastewater(Sources: 1, 5) Discussion: The City of Huntington Beach Public Works Department has determined that the public sewer system can accommodate the proposed development. No septic tanks or alternative waste water disposal systems are necessary. IV.HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge ❑ ❑ ® ❑ requirements? (Sources: 19, 20) Discussion: Water quality standards and waste discharge requirements will be addressed in the project design and development phase pursuant to a Storm Water Pollution Prevention Plan(SWPPP)and Water Quality Management Plan(WQMP), prepared by a Civil or Environmental Engineer in accordance with the National Pollution Discharge Elimination System(NPDES) regulations and approved by the City of Huntington Beach Department of Public Works. The SWPPP and WQMP will establish Best Management Practices(BMPs)for construction and post-construction operation of the facility, including source, site and treatment controls to be installed and maintained at the site. The WQMP and SWPPP are standard requirements for development in the City of Huntington Beach, and with implementation, will ensure compliance with water quality standards and water discharge requirements,which will reduce project impacts to a level that is less than significant. A -9- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Preliminary WQMP has been submitted by the applicant, which identifies source, site and treatment controls for the reduction of pollutants to the surrounding water sources such as landscaped areas, use of low maintenance vegetation and installation of natural filter systems. As described in Section IV c-e) below, the applicant proposes to install three gravel infiltration pits to serve as both a water quality BMP and detention for 100-year storm events. Because the proposed RV storage site consists primarily of a parking lot for stored vehicles, leaking oil may occur and collect on the asphalt. The Preliminary WQMP proposes that run-off from the parking lot will enter a vegetative strip for pre-treatment prior to entering the gravel pit for percolation. Final WQMP and SWPPP must be approved prior to issuance of grading permits. In addition, the Department of Public Works has identified numerous standard requirements applicable to the various project components, including the proposed parking areas and RV dump station to ensure no significant impact to water quality would occur. b) Substantially deplete groundwater supplies or interfere ❑ ❑ ® ❑ substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (Sources: 19, 20) Discussion: The Huntington Beach Public Works Department prepared a Master Plan for the City's water system in 2000. The Master Plan addresses water supply issues within the City and pertinent surrounding areas. The Utilities Division of the Public Works Department has reviewed the project plans and did not identify any concerns regarding impacts to ground water supplies or groundwater recharge due to the nature of the proposed uses. The project would likely result in a decrease in water consumption previously planned for in the Master Plan as the residential zoning designation will be eliminated and replaced with four specific uses. All four specific land uses are lower in water consumption rates than single family residential and,therefore, do not present a significant impact to water supplies. In addition,the project is subject to compliance with the City's Water Ordinance, including the Water Efficient Landscape Requirements, as well as Title 24 conservation measures such as low flow fixtures,which ensure water consumption is minimized. The estimated water demand for the proposed project can be accommodated by the City's water service capacity and does not represent a significant impact. Based on the Fire Department's requirement for a private on-site fire hydrant system,a hydraulic water analysis is required to identify any off-site water improvements necessary to adequately protect the property per the Fire Department requirements. If necessary,the applicant shall be required to upgrade/improve the City's water system per Water Standards to meet the water demands to the site and/or mitigate the impacts of the property at no cost to the City. The applicant shall provide the City with a site plan showing the existing and proposed on-site and off-site water improvements (including pipelines sizes, fire hydrants, meters, and backflow device locations). The applicant shall be responsible to pay the City for performing the analysis using the City's hydraulic water model. Based on standard conditions of approval,the water model shall be completed prior to submittal of final parcel map. Less than significant impacts are anticipated. c) Substantially alter the existing drainage pattern of the ❑ ❑ ❑X site or area, including through the alteration of the course of a stream or river, in a manner which would -10- r Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact result in substantial erosion or siltation on or off-site? (Sources: 4, 5, 19, 20) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount or surface runoff in a manner which would result in flooding on or off-site? (Sources: 4, 5, 19, 20) e) Create or contribute runoff water which would exceed ® ❑ the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (Sources: 19, 20) Discussion: (c-e)The project site, in its existing condition, is almost entirely pervious with the landscape nursery business occupying the majority of the site. The proposed RV Storage facility will include the installation of approximately 10-11 acres of asphalt for the parking and access to the recreational vehicles stalls. The existing drainage pattern of the site is divided into three sub-areas. One, E 1, at the very entrance of the site along Ward Street is approximately 1 acre of self-contained drainage. This 1 acre drains towards two Edison towers located near the center of this drainage area. Drainage is collected and infiltrated into the gravel area surrounding each of these towers. The second drainage sub-area, E2, contains approximately 3.5 acres and is located at the northeast portion of the site. Much like sub-area E1, E2 drains toward two Edison towers located near the center of the sub-area where drainage is collected and infiltrated into the gravel surrounding each of the towers. The final drainage sub-area, E3, drains toward the east property line where it eventually infiltrates into the existing soil. Because there are no drainage devices located on the existing property,ponding does occur during larger storms. The proposed post-development drainage pattern is very similar to the existing drainage pattern,except drainage will be directed away from the Edison towers and drainage devices will be added to the project to aid in the infiltration process. The proposed drainage pattern will be subject to City of Huntington Beach Department of Public Works approval. Area P 1, at the very entrance of the site will use curb and gutter to direct drainage towards Ward Street. Area P2,containing the northeast portion of the site, will collect drainage through v-gutters that will then direct the flows to an infiltration trench located along the eastern property line of the project. The final drainage sub-area, P3, drains toward the east property line where an infiltration trench will collect all of the runoff from this sub-area. The proposed grading for this project was designed to limit the offsite runoff to less than that of the existing condition, while adding Best Management Practices(BMPs)to achieve the necessary stormwater and water quality requirements. The project site is bordered to the east by the Santa Ana River Channel maintained by the Orange County Flood Control District. No direct connection to the channel is proposed. Although the existing drainage pattern is expected to be altered during the construction phase, erosion and siltation during construction will be minimized to a less than significant level by employing Best Management Practices(BMPs) for erosion control,pursuant to a City approved Storm Water Pollution Prevention Plan(S WPPP)and Water Quality -11- f Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Management Plan(WQMP). Required SWPPP, WQMP and hydrology and hydraulic studies, to be submitted in accordance with City of Huntington Beach standard development requirements, will identify BMPs for construction and operation ensuring no significant impact associated with polluted runoff. Less than significant impacts are anticipated. f) Otherwise substantially degrade water quality? (Sources: 19, 20) Discussion: See discussion under Section W(a). g) Place housing within a 100-year flood hazard area as El 11 ❑ 19 mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Sources: 5, 8) Discussion: The proposed project site consists of electrical utilities, a landscape nursery and a proposed RV parking facility. No housing is proposed. The subject site is designated as Flood Zone X on the Flood Insurance Rate Map(FIRM), which is not subject to Federal Flood Development restrictions and no impacts are anticipated. h) Place within a 100-year flood hazard area structures ❑ ❑ Q which would impede or redirect flood flows? (Sources: 5, 8) Discussion: The proposed project site is designated as Flood Zone X in the Flood Insurance Rate Map (FIRM), which is not subject to Federal Flood Development restrictions. The project site is not situated within the 100-year flood hazard area as mapped in the FIRM and no impacts are anticipated. i) Expose people or structures to a significant risk of loss, 0 injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Sources: 1, 8) Discussion: The project site is not located within a flood hazard zone. The site, along with the entire eastern end of the city is bordered to the east by the Santa Ana River Channel maintained by the Orange County Flood Control District. While the project includes storage of recreational vehicles and one small office building, no on-site living or residential uses will be permitted. There are no impacts anticipated from the failure of a levee or dam. j) Inundation by seiche, tsunami, or mudflow? (Sources: El El 1, 7, 14, 16) Discussion: The elevation of the site above mean sea level(approximately 20 feet)and its distance from the ocean(approximately 3 '/2 miles)and other large bodies of water suggest that the probability of experiencing adverse effects from tsunamis and seiches is low at the site. According to Figure EH-8 of the General Plan the site is not located within a potential tsunami run-up area and no impacts are anticipated. k) Potentially impact stormwater runoff from construction El 99 El activities? (Sources: 19, 20) -12- t Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact incorporated Impact No Impact Discussion: See discussion under Section IV(a)and W(e). 1) Potentially impact stormwater runoff from post- ❑ ❑ ® ❑ construction activities? (Sources: 19, 20) Discussion: See discussion under Section IV(a)and IV(e). m) Result in a potential for discharge of stormwater ❑ ❑ ® ❑ pollutants from areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas? (Sources: 19, 20) Discussion: The proposed RV parking lot will introduce vehicle fuels onto the project site in a different way than the landscape nursery previously used the site. The parked vehicles will contain vehicle fuel in the fuel tanks but no fueling systems are proposed in conjunction with the storage facility. A vehicle wash station and a dump station for gray and black water are proposed. The City of Huntington Beach Public Works Department has indicated that the vehicle wash station must be directed to the sanitary sewer(upon approval by the Orange County Sanitation District),to an engineered infiltration system, or to an equally effective alternative. The dump station must tie directly to the sanitary sewer. In accordance with standard City of Huntington Beach development requirements, hydrology and hydraulic studies for both on-site and off-site facilities, Storm Drain, Storm Water Pollution Prevention Plans(SWPPP)and Water Quality Management Plans (WQMP)conforming with the current National Pollution Discharge Elimination System(NPDES) requirements, prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and approval. Specific requirements and measures to be incorporated into the required studies and plans are identified in Attachment No. 4, City Policies, Standard Plans,and Code Requirements of the Huntington Beach Zoning& Subdivision Ordinance and Municipal Code. Refer to response in Section IV(a) for further discussion. Less than significant impacts are anticipated. n) Result in the potential for discharge of stormwater to ❑ ❑ ® ❑ affect the beneficial uses of the receiving waters? (Sources: 19, 20) Discussion: See discussion under Section IV(a)and IV(e). o) Create or contribute significant increases in the flow ❑ ❑ ® ❑ velocity or volume of stormwater runoff to cause environmental harm? (Sources: 19, 20) Discussion: See discussion under Section IV(e). p) Create or contribute significant increases in erosion of ❑ ❑ ® ❑ the project site or surrounding areas? (Sources: 19, 20) Discussion: See discussion under Section IV(e). -13- f Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact V. AIR QUALITY. The City has identified the significance criteria established by the applicable air quality management district as appropriate to make the following determinations. Would the project: a) Violate any air quality standard or contribute El ❑ substantially to an existing or projected air quality violation? (Sources: 9, 21) Discussion: See discussion under Section V.e. below. b) Expose sensitive receptors to substantial pollutant concentrations? (Sources: 4,9, 21) Discussion: See discussion under Section V.e. below. c) Create objectionable odors affecting a substantial ❑ El number of people? (Sources: 5, 6) Discussion: See discussion under Section V.e. below. d) Conflict with or obstruct implementation of the ❑ El 9 El applicable air quality plan? (Sources: 9, 21) Discussion: See discussion under Section V.e. below. e) Result in a cumulatively considerable net increase of El El 19 El any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Sources: 9,21) Discussion: Discussion a—e: The proposed project consists of development of an approximately 13-acre parcel for a 557- space RV storage facility and associated site improvements. The City of Huntington Beach is located within the South Coast Air Basin, which is regulated by the South Coast Air Quality Management District (SCAQMD). The entire Basin is designated as a national-level nonattainment area for Ozone,Carbon Monoxide(CO), respirable particulate matter(PMIo)and fine particulate matter(PM2.5). The Basin is also a State-level nonattainment area for Ozone,PMIo and PM2.5. Sensitive receptors in the area include residents in nearby developments west as well as recreation users of the trail to the east and park and school uses to the southwest. The proposed zoning text amendment will not have any impacts on air quality. Impacts from objectionable odors could potentially occur during construction of the project. However, impacts would be intermittent and short-term and would not persist once construction was completed. Vehicle storage uses in general are not sources of objectionable odors. Potential odors would be limited to the gray and black water dump station, which is tied by vacuum seal directly to the sanitary sewer and located at the -14- Potentially Significant Potential(, Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact northeast corner of the property, away from sensitive uses. Other potential odors would be limited to typical office use wastes, which are stored in refuse containers and picked up on a weekly basis. As such, impacts from odors would be less than significant. The 2007 Air Quality Management Plan(AQMP) is the region's applicable air quality plan and was prepared to accommodate growth, to reduce the high levels of pollutants within the areas under jurisdiction of the SCAQMD, to return clean air to the region, and minimize the impact on the economy. Projects that are considered to be consistent with the General Plan are considered to be consistent with the AQMP. Although the proposed project is proposing a general plan amendment to add the specific plan overlay, there is no additional growth in population size and no additional residential units as a result of the project. Therefore, the proposed project would not conflict with the AQMP and impacts would be less than significant. Short-term: The construction of the project may result in short-term air pollutant emissions from the following activities: the commute of workers to and from the project site; dismantling of shade structures at the landcape nursery; relocation of boxed nursery material from Planning Area 1 to Planning Area 3; grading activities; delivery and minimal hauling of construction materials and supplies to and from the project site; fuel combustion by on-site construction equipment; and dust generating activities from soil disturbance. Emissions during construction were calculated using URBEMIS2007 program(version 9.2.4). The allotment of equipment to be utilized during each phase was based on defaults in the URBEMIS2007 program and was modified as needed to represent the specifics of the proposed project. The URBEMIS model calculates total emissions, on-site and offsite, resulting from each construction activity which are compared to the SCAQMD Regional Thresholds. A comparison of the project's total emissions with the regional thresholds is provided below. A project with daily construction emission rates below these thresholds is considered to have a less than significant effect on regional air quality. Regional Significance Threshold(Lbs/day) CO VOC NOx PM,o PM15 SO2 Estimated Construction Emissions for proposed 26.89 6.07 50.05 91.76 20.95 0.01 project Significance Threshold 550 75 100 150 55 150 Exceed Threshold? NO NO I NO NO NO NO Based on the aforementioned table construction of the project would not exceed the regional emissions thresholds nor would it expose sensitive receptors to substantial pollutant concentrations. Therefore, a less than significant impact is anticipated. -15- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact ZM JQMib A ap 0 Regional Significance Threshold(Lbs/day) CO VOC NOx PM,0 PM,, so, Estimated Operational Emissions for proposed 270.91 21.21 51.07 1.85 1.13 0.25 project Significance Threshold 550 55 55 150 55 150 Exceed Threshold? NO NO NO NO NO NO Long-term: Post-construction emissions were also calculated using the URBEMIS2007 program version (9.4.2). The program was set to calculate emissions for the proposed 557-space RV storage lot. The default URBEMIS2007 variables were used for the calculations. Based on the aforementioned table post-construction emissions from the proposed project would not exceed the regional thresholds nor would it expose sensitive receptors to substantial pollutant concentrations. Therefore, a less than significant impact is anticipated. In addition, the project does not come close to exceeding established thresholds for any pollutant including the identified nonattainment pollutants(Ozone,CO, PM10 and PM2.5)and ozone precursors(NOx and VOC) both for construction and post-construction and therefore, would not contribute a cumulatively considerable increase in these pollutants. Greenhouse Gases AB 32 codifies the state's goal to reduce its global warming by requiring that the state's greenhouse gas (GHG)emissions be reduced to 1990 levels by 2020. This reduction will be accomplished through an enforceable statewide cap on greenhouse gas emissions that will be phased in starting in 2012. In order to effectively implement the cap, AB 32 directs the California Air Resources Board(CARB)to develop appropriate regulations and establish a mandatory reporting system to track and monitor greenhouse gas emissions levels. In addition,the State Office of Planning and Research(OPR)has until January 1,2010 to adopt CEQA guidelines for evaluation of greenhouses gases. A draft of the proposed amendments to the CEQA guidelines was released in April 2009 and states that a local agency must develop its own significance criteria based on local conditions, data and guidance from other sources. The proposed project would result in a total of approximately 34.19 tons Of CO2 emissions during construction. Post-construction CO2 emissions would be approximately 4,502.22 tons/year. Therefore,the project would produce GHG emissions. Other GHG emissions could result from increases in electricity and natural gas usage and solid waste production,all of which would minimally occur with the proposed project. Although,the amount of post-construction GHG emissions from the project(4,502.22 tons/yr)represents a negligible percentage of the overall state of California GHG emissions(484,400,000 tons/yr-2004), since there are no thresholds of significance established yet, any contribution of GHG emissions can be considered significant. The proposed project incorporates design features that promote energy efficiency and a reduction in GHG emissions, both directly and indirectly. For instance, the project is proposing to utilize a storm drain system designed to capture high-volume and low-volume flows and allow them to percolate into the ground thereby reducing the amount of water that enters the storm drain system and drought tolerant landscaping. In -16- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting information Sources): Impact Incorporated Impact No Impact addition, the project is required to comply with all applicable City codes and requirements pertaining to energy efficiency and water use efficiency as well as applicable requirements for construction equipment that would limit truck and equipment idling times, exhaust and dust. The identified project design features and applicable requirements are consistent with the GHG reduction strategies recommended by the California Climate Action Team(CCAT), the California Air Pollution Control Officers Association(CAPCOA)and the California Attorney General's office. Therefore,due to the project's small contribution to GHG emissions in addition to project design features that would reduce GHG emissions, impacts would be less than significant. VI. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic which is substantial in ❑ ❑ ® ❑ relation to the existing traffic load and capacity of the street system(e.g., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads,or congestion at intersections? (Sources: 1, 11, 22) Discussion: The project's potential to generate a substantial increase in traffic was assessed by comparing a similar RV Storage facility in Anaheim(Anaheim RV Storage)owned and operated by the proponent. The Huntington Beach facility is proposed to operate similarly to the Anaheim facility with the difference being capacity. The Anaheim facility has a capacity for 288 RV spaces while the Huntington Beach facility proposes 557 spaces or just under double the size. The analysis concludes that the proposed project is anticipated to generate approximately 160 net new weekday daily vehicle trips, a maximum of 12 net new weekday AM peak hour vehicle trips, and a maximum of 20 net new weekday PM peak hour vehicle trips. The weekend operations result in an average of approximately 58 vehicle trips generated per weekend day with an average of three AM peak hour trips and 10 PM peak hour trips. The projected traffic generation rates do not exceed the applicable City of Huntington Beach and State of California Department of Transportation Engineers(Caltrans)traffic impact thresholds (100 peak hour trips)for requiring a Traffic Impact Study. Accordingly, based on City of Huntington Beach and Caltrans traffic impact analysis guidelines, no significant increase in traffic is expected as a result of the proposed project. Based on information in the City's General Plan and Department of Public Works,Traffic Division,the adjacent intersection(Garfield Avenue and Ward Street)currently operates at LOS B during the AM peak hour and LOS C during the PM peak hour. The segment of Ward Street between Yorktown Avenue and Garfield Avenue, operates at LOS B,while the segment of Garfield Avenue between Brookhurst Street and Ward Street operates at LOS C. The City's current policy for acceptable level of service at traffic-controlled intersections is LOS D; and LOS C for roadway segment links. This project is forecast to generate 160 new daily trips, which will not result in a change in LOS at any of the surrounding intersections or street segments and they will continue to operate at acceptable LOS standards. The project will be subject to payment of traffic impact fees for each net new added daily trip. Construction traffic resulting from development of the project may result in short-term interruptions to traffic circulation, including pedestrian and bicycle flow. Additionally,relocation of shade structures and potted landscape materials from Planning Area 1 to Planning Area 3 will result in an increase in truck trips on a short term basis. The relocation of the nursery and consolidation of nursery operations within Planning Area 3 is expected to last approximately one week. Based on the scope of the RV storage construction, approximately -17- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact two months duration, the short-term interruptions to traffic are not considered to be significant. b) Exceed, either individually or cumulatively, a level of ❑ FRI service standard established by the county congestion management agency for designated roads or highways? (Sources:1, 11, 22) Discussion: Please refer to discussion item VI(a) above. c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Sources: 12) Discussion: Although the City is located within the Planning Area for the Joint Forces Training Center in Los Alamitos, the project site is not located within the height restricted boundaries identified in the Airport Environs Land Use Plan or within two miles of any known public or private airstrip. The proposed project does not propose any structures with heights that would interfere with existing airspace or flight patterns. No impacts would occur. d) Substantially increase hazards due to a design feature ❑ (e.g., sharp curves or dangerous intersections)or incompatible uses? (Sources: 5) Discussion: The project site is located at the intersection of two existing arterial highways that provide access to the site. No new roadways or intersections are proposed although improvements to Ward Street will be required. The project is subject to compliance with City standards for vision clearance at street/driveway intersections,minimum drive aisle widths and truck turning radii designed to ensure hazards are minimized,as well as a Traffic Construction Mitigation Plan during construction of the project. The project's proposed driveway access and on-site and off-site circulation has been evaluated by the Departments of Fire, Planning and Public Works and with the required Ward Avenue improvements, found to be consistent with City standards for safe access and circulation. e) Result in inadequate emergency access? (Sources: 5) El 0 Q El Discussion: The proposed site plan has been reviewed by the Departments of Fire and Public Works for conformance with City requirements for emergency access. The project's proposed driveway access and on- site circulation has been found to be consistent with City standards for emergency access and circulation. During construction,construction equipment and construction worker's vehicles will be contained on-site and will not block streets or potentially impede emergency access. Less than significant impacts are anticipated. f) Result in inadequate parking capacity? (Sources: 2, 5, El El El Z 23) -18- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No impact Discussion: The proposed RV storage project results in a low demand for parking spaces. Recreational vehicle users typically drive a passenger vehicle to the lot, pull out the recreational vehicle and park the passenger vehicle in the space until return from their trip. Alternatively, vehicles may enter the site, hook-up the recreation vehicle trailer or toy hauler and leave the site. Therefore, additional parking spaces for the vehicle storage area are not necessary. Parking adjacent to the office building for visitors, potential customers, one employee, and patrolling security personnel is necessary. Accordingly, five parking spaces are provided adjacent to the office building and will be sufficient for the anticipated demand. The proposed project complies with parking requirements specified in the Ward Garfield Specific Plan and will not result in an inadequate parking capacity. No variances to parking standards are proposed or required, and no unique circumstances exist that would suggest that the minimum parking standards applicable to the project are inadequate. Accordingly, no parking related impacts are anticipated. g) Conflict with adopted policies supporting alternative ❑ ❑ ❑ transportation(e.g., bus turnouts, bicycle racks)? (Sources:1, 2, 23) Discussion: The proposed development does not exceed the thresholds established in Section 230.36 of the HBZSO— Transportation Demand Management, based on employment generation factors contained therein and the applicant's employment projections. The thresholds established in Section 230.36 serve as a basis to identify projects with the potential for significant traffic and air quality impacts and which warrant implementation of transportation demand strategies. According to Section 231.20 of the HBZSO,the proposed RV storage project would require 23 bicycle parking stalls. However,that standard is based on commercial and industrial business with up to 50,000 square feet of building area and one bike stall is required for every 25 parking spaces. In this case, a high demand of bicycle riders to the RV storage lot is not anticipated,therefore,the minimum of three bicycle racks as required by the HBZSO should be sufficient. No impacts are anticipated. VII. BIOLOGICAL,RESOURCES. Would the project a) Have a substantial adverse effect,either directly or ❑ ❑ ❑ through habitat modifications,on any species identified as a candidate, sensitive,or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S, Fish and Wildlife Service? (Sources: 1, 10, 18) Discussion: The project site and all surrounding properties are currently developed with quasi-public, residential,and public park land uses. The project site does not support any unique, sensitive, or endangered species and is not shown in the General Plan as a generalized habitat area. The applicant commissioned a Fairy Shrimp Habitat Assessment by Bonterra Consulting(December 1, 2009) to determine whether the project site supported potential fairy shrimp habitat. The assessment concluded that there was no natural ponding identified that would support fairy shrimp, and that other than runoff from the existing landscape nursery irrigation system,there was no substantial habitat to support the Riverside or San Diego fairy shrimp. Less than significant impacts to biological resources are anticipated. -19- ? Potentially Significant Potentially Unless less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact b) Have a substantial adverse effect on any riparian habitat EJ or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service? (Sources: 1, M) Discussion: The project site is currently occupied by the Ellis Substation and Village Nursery Landscape Center. The project site does not contain any riparian habitat or sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service. The project will not result in any loss to endangered or sensitive animal or bird species and does not conflict with any habitat conservation plans. See Discussion VII. (a)above. Less than significant impacts are anticipated. c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act(including, but not limited to, marsh, vernal pool, coastal, etc.)through direct removal, filling, hydrological interruption, or other means? (Sources: 1, 10) Discussion: The project does not contain any wetlands; therefore, no impacts are anticipated. d) Interfere substantially with the movement of any native ❑ El resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or impede the use of native wildlife nursery sites? (Sources: 1, 10) Discussion: The project area is surrounded by residential and quasi-public uses. The site does not support any fish or wildlife and will not interfere with the movement of any fish or wildlife species nor impede the use of native wildlife nursery sites. e) Conflict with any local policies or ordinances protecting El El biological resources, such as a tree preservation policy or ordinance? (Sources: 1, 2, 3) Discussion: The site contains an existing landscape nursery that will be relocated to a smaller area of the site. The site does not contain any trees which may be considered mature and which could be impacted by construction. Construction of the project will be subject to standard requirements for the submittal of a landscape plan. No other biological resources exist on the site. f) Conflict with the provisions of an adopted Habitat Conservation Plan,Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (Sources: 1, 10) -20- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The project site does not support any unique or endangered plant or animal species and is not a part of any adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local,regional, or state habitat conservation plan; therefore, no impacts to any habitat or wildlife area are anticipated. VIII. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral El El El Z resource that would be of value to the region and the residents of the state? (Sources: 1) Discussion: The proposed project will not result in the loss of a known mineral resource. The project site is not designated as a known mineral resource recovery site in the General Plan. No impacts are anticipated. b) Result in the loss of availability of a locally-important ❑ mineral resource recovery site delineated on a local general plan, specific plan,or other land use plan? (Sources: 1) Discussion: The project site is not designated as an important mineral resource recovery site in the General Plan or any other land use plan. Development of the project is not anticipated to have any impact on any mineral resource recovery. No impacts to mineral resources are anticipated. IX.HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the ❑ ❑ Z El environment through the routine transport, use,or disposal of hazardous materials? (Sources: 3, 6, 10) Discussion: The SCE substation,towers, and electrical transmission lines will remain in place and continue to operate as they do today. The landscape nursery will be consolidated from its current location on the site to a smaller portion of the site and will then continue its existing operation. The RV storage project will not engage in the routine transport, use,or disposal of hazardous materials. However,the stored vehicles will contain vehicle fuel in their fuel tanks and the site will offer a vacuum sealed dump station for gray and black water. The dump station will be tied directly to the sanitary sewer, subject to approval by the Orange County Sanitation District. In any event, all hazardous materials use and storage are subject to review by the Departments of Building& Safety and Fire in conjunction with standard building permit and certificate of occupancy inspection processes. Refer to Section W a)and c-e)for further discussion on hazardous material related to water quality. Less than significant impacts are anticipated. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Sources: 1, 6, 13) Discussion: The project site is not located in a methane district. No impacts resulting from hazards involving the release of hazardous materials during construction or during operation of the facility is anticipated. -21- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact c) Emit hazardous emissions or handle hazardous or acutely hazardous material, substances, or waste within El ® [� one-quarter mile of an existing or proposed school? (Sources: 1, 4) Discussion: The southern portion of the project site is located adjacent to Arevalos Park, which abuts the existing Pegasus School site. The SCE substation, towers, and electrical transmission lines will remain in place and continue to operate as they do today. The landscape nursery will be consolidated from its current location on the site to a smaller portion of the site and will then continue its existing operation. No acutely hazardous emissions, substances or waste will be emitted or handled during operations of the RV Storage facility. Development of the RV storage lot and consolidation activities of Village Nurseries will be required to comply with Fire Department specifications. Vehicle fuel will be present on-site while the business is in operation, however, it will be contained within the parked vehicles, no on-site fueling station is proposed as part of the facility, and less than significant impacts are anticipated. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Sources: 1, 13) Discussion: The site is not listed on the State's Hazardous Waste and Substances Site List. No impacts are anticipated. e) For a project located within an airport land use plan or, ❑ ❑ where such a plan has not been adopted,within two miles of a public airport or pubic use airport,would the project result in a safety hazard for people residing or working in the project area? (Sources: 10, 12) Discussion: Although the City is located within the Planning Area for the Joint Force Training Center, Los Alamitos, the project site is not located within the height restricted boundaries identified in the Airport Environs Land Use Plan or within two miles of any known public or private airstrip. The proposed project does not propose any structures with heights that would interfere with existing airspace or flight patterns. No impacts would occur. f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Sources: 10, 12) Discussion: The project site is not located near any private airstrips. No impacts are anticipated. g) Impair implementation of or physically interfere with an El El El 9 adopted emergency response plan or emergency evacuation plan? (Sources: 1, 16) -22- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The project has been reviewed by the Fire Department and is designed to be in compliance with fire access and circulation requirements. The specific plan and proposed development of a portion of the site will not interfere or conflict with an adopted emergency response plan or evacuation plan. No impacts are anticipated to any emergency response or evacuation plans. h) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Sources: 1) Discussion: The project is located in an urbanized area and is not near any wildlands. No impacts are anticipated. X. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in ® 0 excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Sources: 1, 10) Discussion: Refer to Section(d)below. b) Exposure of persons to or generation of excessiveEl El groundborne vibration or groundborne noise levels? (Sources: 1, 10) Discussion: Refer to Section(d)below. c) A substantial permanent increase in ambient noise levels ElEJ in the project vicinity above levels existing without the project?(Sources: 1, 10) Discussion: Refer to Section(d)below. d) A substantial temporary or periodic increase in ambient El El 9 El noise levels in the project vicinity above levels existing without the project? (Sources: 1, 10) Discussion: a)—d) The SCE substation,towers,and electrical transmission lines will remain in place and continue to operate as they do today. The landscape nursery will be consolidated from its current location on the site to a smaller ' portion of the site and will then continue its existing operation. The RV storage project will generate short-term noise impacts during construction, including noise generated -23- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact by earth-moving equipment, trucks and power tools. However,the project will be subject to compliance with Chapter 8.40—Noise, of the Huntington Beach Municipal Code which restricts all construction activities to the hours between 7:00 AM and 8:00 PM Monday- Saturday. Construction activities are prohibited Sundays and Federal holidays. Accordingly, construction related noise impacts are expected to be less than significant. The projects potential to generate noise related impacts after completion of construction include the vehicle trips to and from the RV storage facility. The noise levels from the RV's are anticipated to be below City of Huntington Beach daytime(7:OOAM to 10:00PM)noise ordinance limits for anticipated daytime noise sources. The facility will not be in operation during nighttime hours. Standard office hours are 8:00AM to 5:OOPM (Sunday-Friday); 7:OOAM to 6:OOPM(Saturday). Remote gate hours will be programmed from 5:OOAM to 7:OOPM, allowing tenants to enter the site to store or retrieve vehicles. The tenants will access the facility with a remote control transmitter to open the gate while still on Ward Street. The remote system allows efficient access to the site and eliminates vehicle idling noise within the driveway approach at the site entrance. No amplified or pager system is proposed, therefore minimizing annoyance to adjacent residences. Additionally, no vehicular repair or living within the vehicles will be permitted. Noise impacts are expected to be less than significant. e) For a project located within an airport land use plan or, ❑ ❑ ❑ where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Sources: 10, 12) Discussion: The City of Huntington Beach is included in the Planning Area for the Joint Forces Training Center in Los Alamitos. However,the site is located a considerable distance from the Training Center, such that the project would not be impacted by flight activity and noise generation from the Center. No impacts are anticipated. fl For a project within the vicinity of a private airstrip, would the project expose people residing or working in ❑ ❑ ❑ 0 the project area to excessive noise levels? (Sources: 10, 12) Discussion: The project is not located within the vicinity of a private airstrip. No impacts are anticipated. XI.PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: a) Fire protection? (Sources: 1, 16) ❑ ❑ ® ❑ b) Police Protection? (Sources:1, 16) ❑ ❑ Q ❑ -24- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact incorporated Impact No Impact Discussion: a)-b) The proposed project has been reviewed by Huntington Beach Fire Department and Police Department staff. The project site is located approximately one and one-half miles from the Bushard Fire Station and approximately three miles from the Main Police Station. Estimated emergency first response times are within the 80 percent/Five minute response time objective established in the City's Growth Management Element. Estimated emergency first response times from the Main Police Station are within acceptable service levels. The proposed project can be adequately served by existing Fire and Police protection service levels. Because the site is currently developed with a landscape nursery and electrical utilities, the City already provides service. The addition of the RV storage lot to the specific plan area is expected to slightly increase service demand for the project site. However, this increase is expected to be minimal and less than significant impacts are anticipated. c) Schools? (Sources: 1) ❑ ❑ ® ❑ Discussion: The project will provide for continued operation of existing uses on the project site and the proposed RV Storage facility. No significant increase in the number of persons employed at the site is planned or anticipated. The applicant will also be required to pay school district fees for the net increase in the floor area proposed. Based on the negligible increase of employees and the requirement for payment of school fees, less than significant impacts are anticipated. d) Parks? (Sources: 1) ❑ ❑ ® ❑ Discussion: The project is not expected to have any significant impact on park facilities, since the proposed project will provide for operation of low level commercial uses and existing utilities. No significant increase in the number of people employed at the site is planned or anticipated. The project will be subject to payment of park fees in compliance with the HBZSO. No significant impacts to park services are anticipated. e) Other public facilities or governmental services? ❑ ❑ ® ❑ (Sources: 1) Discussion: The project has been reviewed by the various City Departments, including Public Works, Building and Safety, Fire,Police and Planning for compliance with all applicable City codes. With implementation of recommended conditions of approval, and compliance with City specifications, no significant impacts to public services are anticipated. XII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the ❑ ❑ 0 ❑ applicable Regional Water Quality Control Board? (Sources: 1) b) Require or result in the construction of new water or ❑ ❑ ® ❑ wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? (Sources: 1, 10, Dept. of Public Works) -25- d m Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact c) Require or result in the construction of new storm water ❑ ❑ ❑X ❑ drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Sources: 1, 10, Dept. of Public Works) d) Have sufficient water supplies available to serve the ❑ ❑ ® ❑ project from existing entitlements and resources, or are new or expanded entitlements needed? (Sources: 1, 10, Dept. of Public Works) e) Result in a determination by the wastewater treatment ❑ ❑ ® ❑ provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Sources: 1, 10, Dept. of Public Works) f) Be served by a landfill with sufficient permitted capacity ❑ ❑ ® ❑ to accommodate the project's solid waste disposal needs? (Sources: 1, 10) g) Comply with federal, state, and local statutes and ❑ ❑ 9 ❑ regulations related to solid waste? (Sources: 1, 10) h) Include a new or retrofitted storm water treatment ❑ ❑ ® ❑ control Best Management Practice(BMP), (e.g. water quality treatment basin, constructed treatment wetlands?) (Sources: 19, 20) -26- — - Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact ` No Impact Discussion: a)-h) The project will provide for the continued operation of the Ellis Substation and the Village Nurseries Landscape Center together with the establishment of a new RV Storage facility. The new RV facility is expected to result in a decrease in the total number of people employed at the site as the size of the landscape nursery will be reduced by approx. 14 acres. There will not be an increase the amount of wastewater or solid waste generated at the site, however,the City of Huntington Beach Public Works Department has determined that currently there are no public sanitary sewer facilities on Ward Street in the project vicinity to serve the development. A public sanitary sewer main shall be designed and constructed to run southerly on Ward Street to Sunday Drive and turn westerly to connect to the manhole just west of the intersection of Ward Street and Sunday Drive. The developer shall be required to submit a hydrology and hydraulic study for both on-site and off-site facilities and a project WQMP for review and approval by the Public Works Department. The studies and the proposed drainage improvements shall include on-site, privately maintained Best Management Practices (BMPs)to control the quality of run-off water from the development. All utility connections to the project site will be in accordance with applicable City standards. Solid waste collection service for the City of Huntington Beach is provided by Rainbow Disposal, under an exclusive long-term contract with the City. Collected solid waste is transported to a transfer station where the solid waste is sorted and processed through a Materials Recovery Facility where recyclable materials are removed. The remaining solid waste is transferred to the Frank R. Bowerman Landfill located in the City of Irvine. The landfill has a remaining capacity in excess of 30 years based on the present solid waste generation rates, and the project is not expected to generate a substantial amount of daily waste products in the long term nor as a result of construction. Based on this and the nature of uses proposed, the project is not anticipated to noticeably impact the capacity of existing landfills that will serve the use and the project will be required to comply with federal, state, and local statutes and regulations related to solid waste. The 2000 City of Huntington Beach Water Master Plan analyzes demands and anticipated impacts of future developments based on the Land Use Element designations. The proposed project includes a request to amend the General Plan,establish a specific plan designation, and eliminate the current RL Low Density Residential zoning designation. The proposed specific plan limits the allowable on-site land uses to four distinct uses: electrical substation and utilities, landscape nursery, RV storage, and wireless communication facilities. These limited uses result in a significantly less demand on water resources than the approximately 91 single family residential units that would be permitted under the current zoning. Less than significant impacts are anticipated. XIII. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? (Sources: 1) Discussion: The proposed project site is not situated adjacent to or in the vicinity of any scenic vista designated by the City or the State. As a result, no impacts are expected. -27- - - - Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact b) Substantially damage scenic resources, including, but ❑ ❑ ❑ Q not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Sources: 1) Discussion: The site is not adjacent to a state scenic highway, nor are there any significant trees, rock outcroppings, or historic buildings in the vicinity of the subject site. No impacts will result. c) Substantially degrade the existing visual character or ❑ ❑ Q ❑ quality of the site and its surroundings? (Sources: 5) Discussion: The site is adjacent to the existing Mariner's Pointe mobile home park and existing single family residences that currently view the landscape nursery and electrical transmission towers and lines. The SCE substation will continue its current operation and will not result in any changed visual character for the surrounding uses. The Village Nurseries business will be consolidated from its current location to a smaller portion of the site and will also not result in a changed visual character. The proposed RV Storage facility includes the installation of approximately eight ft. high ornamental fencing along the residential properties as well as a five foot wide landscape buffer. To minimize the view impacts to the residences,the proponent proposes to install intensified landscaping material to grow through the fencing and the residential units are currently surrounded by an existing six foot high masonry wall. While large profile recreational vehicles including motor homes and boats may be present on site, the landscape buffer and eight ft. high ornamental fence will serve to screen the view of the vehicles. Additionally,the site is only minimally visible from the surrounding public street system on Ward Street and the primary view of the property is currently large SCE towers. No chain-link fencing is proposed. One 480 sq. ft. modular office building with a maximum height of 18'-6" is proposed to be centrally located on the RV storage property and is not anticipated to result in view impacts to the residents. Increased landscaping is proposed at the entry of the RV facility,concentrated along Ward Avenue, in front of the security gate and fencing system. Less than significant impacts are anticipated. d) Create a new source of substantial light or glare which ❑ ❑ ® ❑ would adversely affect day or nighttime views in the area? (Sources: 1) Discussion: The site is presently occupied by the Ellis Substation and Village Nurseries Landscape Center. The proposed RV facility will introduce security lighting along the perimeter of the facility. The proposed lighting uses"Dark Sky"technology that is designed to direct light down toward the ground and prevent light spillage onto the adjacent residential properties. The project will be subject to compliance with City codes requiring that lighting be shielded and directed so as to prevent glare and spillage onto adjacent residential properties. No significant impacts are anticipated. XIV. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of ❑ ❑ ❑ a historical resource as defined in 615064.5? (Sources: -28- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact 1, 2) b) Cause a substantial adverse change in the significance of ❑ ❑ ❑ an archaeological resource pursuant to 815064.5? (Sources: 1, 2) c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ Q resource or site unique geologic feature? (Sources: 1, 2) d) Disturb any human remains, including those interred ❑ ❑ ❑ outside of formal cemeteries? (Sources: 1, 2) Discussion: a)—d) The project is not located in the vicinity of any known archeological, historic or other cultural resource. The site does not include any historic structures, no archaeological or paleontological resources have been identified, and the site has previously been disturbed and graded. No impacts are anticipated. XV. RECREATION. Would the project: a) Would the project increase the use of existing ❑ ❑ Q ❑ neighborhood,community and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Sources: 1, 2, 10) Discussion: The project consists entirely of low-level commercial development and existing utilities. No residential uses are proposed. There are fewer employees anticipated with the new RV facility than with the existing nursery. Consequently, no increase in resident or daytime population with the potential to significantly impact use of parks or other recreational facilities would occur. b) Does the project include recreational facilities or require ❑ ❑ Q ❑ the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Sources: 1, 2, 10) Discussion: The specific plan does not include any recreational facilities or directly require the construction or expansion of recreational facilities. The RV storage project will be subject to payment of the City's park fee pursuant to the F BZSO. Payment of the park fee is considered a fair share contribution towards the development of additional recreational facilities in the City and serves to offset any project impacts. c) Affect existing recreational opportunities?(Sources: 1, 2, ❑ ❑ ® ❑ 4, 10) Discussion: The project includes development of a RV Storage facility on a site currently developed with an electric substation and landscape nursery. No existing recreational opportunities exist on the site and none will be affected by the proposed project. The site is adjacent to Arevalos Park to the south and a bicycle and walking trail at the top of the slope to the east along the Santa Ana River Channel. The proposed project will -29- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact not interfere with the existing recreational trail and will not impede access to the trail as none currently exists within the project site. Two SCE towers are located between the proposed RV storage lot and Arevalos Park and serve as a buffer between the two uses. During construction of the RV storage lot, all construction materials and equipment will be contained with the project site area although construction noise may be a temporary impact to Arevalos Park. Due to the short two month construction duration, less than significant impacts are anticipated. XVI. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or ❑ ❑ ❑ 19 Farmland of Statewide Importance(Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? (Sources: 1, 2, 4, 10) b) Conflict with existing zoning for agricultural use, or a ❑ ❑ ❑ Williamson Act contract? (Sources: 1, 2,4, 10) c) Involve other changes in the existing environment ❑ ❑ ❑ 19 which, due to their location or nature,could result in conversion of Farmland, to non-agricultural use? (Sources: 1, 2,4, 10) Discussion: a)—c) The project site does not serve as farmland and is not identified as farmland on the State's Important Farmlands map. The project will not impact property that was used for agriculture in the past,nor could the subject site be potentially utilized for agricultural purposes in the future based on its current residential zoning designation and utility and landscape nursery use. No impacts are anticipated. XVII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the ❑ ❑ 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: 1) -30- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The proposed project is not situated within or in the vicinity of a wildlife resource habitat. As analyzed in this initial study, the project is located in areas previously developed that do not support any unique, sensitive, or endangered species. No impacts to any habitat or wildlife area are anticipated. b) Does the project have impacts that are individually El El 0 El limited, but cumulatively considerable? ("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: 1-24) Discussion: No impacts beyond those anticipated in the General Plan DEIR, which considers the potential cumulative impacts of projects anticipated under the current General Plan Land Use designations, are expected. Although the zoning of the site is proposed to change from Residential Low Density to Specific Plan No. 16, the General Plan land use designation will remain Public. The proposed specific plan overlay will limit permitted uses to four specific uses: electrical substation and utilities, landscape nursery, recreational vehicle storage,and wireless communication facilities. The project is proposed in an urbanized area with limited development potential. Consequently, no significant cumulative impact resulting from the proposed project when viewed in connection with probable future projects is anticipated. c) Does the project have environmental effects which will El ❑ cause substantial adverse effects on human beings, either directly or indirectly? (Sources: 1-24) Discussion: As discussed above in Sections I through XVI,no significant impacts that may cause substantial adverse effects on humans, associated with the project, are anticipated. -31- XVIII. 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 (c)(3)(D). Earlier Documents Prepared and Utilized in this Analysis: Reference# Document 'Title Available for Review at: 1 City of Huntington Beach General Plan City of Huntington Beach Planning Dept., Planning/Zoning Information Counter, 3rd Floor 2000 Main St. Huntington Beach 2 City of Huntington Beach Zoning and Subdivision Ordinance 3 City of Huntington Beach Municipal Code 4 Project Vicinity Maps See Attachment 41 Plaanrniv�C�vr�nl;s�t�n $ Reduced Project Plans See� �'1rl�qWr Project Narrative " u 7 City of Huntington Beach Geotechnical Inputs Report City of Huntington Beach Planning Dept., Planning/Zoning Information Counter, 3`d Floor 2000 Main St. Huntington Beach 8 FEMA Flood Insurance Rate Map(February 18, 2004) 9 CEQA Air Quality Handbook South Coast Air Quality Management District(1993) 10 City of Huntington Beach CEQA Procedure Handbook " 11 Trip Generation Handbook, 7th Edition, Institute of Traffic Engineers 12 Airport Environs Land Use Plan for Joint Forces Training " Base Los Alamitos(Oct. 17, 2002) 13 Hazardous Waste and Substances Sites List 14 State Seismic Hazard Zones Map " -27- Reference# Document Title Available for Review at: 15 Huntington Beach Water Master Plan, December 2000 16 City of Huntington Beach Emergency Management Plan 17 Limited Geotechnical Investigation and Feasibility Percolation Study for Proposed RV Parking prepared by " TGR Geotechnical, Inc. (August 17, 2009) 18 Results of Fairy Shrimp Habitat Assessment prepared by Bonterra Consulting(December 1, 2009) 19 Preliminary WQMP prepared by Blue Peak Engineering, Inc. (August 10, 2009) 20 Preliminary Hydrology Study prepared by Blue Peak " Engineering, Inc. (August 10, 2009) 21 Ur URBEMIS Air Quality Assessment(December 2009) 22 Door King Traffic Counter Anaheim RV Storage Facility (July 2009) 23 Draft Ward Garfield Specific Plan No. 16 23 City Policies, Standard Plans and Code Requirements -28- •� 3 of p: i:n� P r� n 1"ti G 1 It■_I i„I�_iy�1n1J'°Sur . •\4���i 1 Ill• liNa np ■ s• a �• � v � � 1._�-�:I-dnr■f: 3',�+-�E'Ei:� � C:ins -._., �m mnm�- ! • '!—:.'�..-._-,..y =IrR�.lIII�- ■ ■ / � -nwnni- m nnuum _ �!!�ri:::eI i mn,� .■S�IF•'a , �7inv�G6 Ga=�� ,�'r nmwu� � :unl{xn Ji•nmani "�~ I/.S.�n na �.mu nnl: "'!::::N ■ :nunml.n'mnrq:. ivt pinnuY@= gtlmi? r �� nm^•.R■- ::«G=_:: «mmm� u.nnrnrs•" i n-':_/x{p 1 a• : ���■ p 1:nunnunxx■ __ ._ __ � �- ® � ;EEEE:1.� '• ''?--""'1 ilw�S?:::c= nlnlm■ :Ir, n n [ n n .._..a. i nu■nfi nnxn+Nunn Z unwnrx[:m mm1.c�- 3iI11/R a i/[f=i9�.■mm a[[LHRa.. illunutlRRx..mn.1 wn 1 qp o-nuw}p � fIH1111uwm::® ■ nuH nnnnt munnnununnf It III �•--Iur►7►4^��•��ia IE:t'i:E`. pm rm uunar� p: � �.Ru[e®mm�nuxumin nn un[eunuuullnunnnnnn!•.. -- s:e1 EEE E :x:::�;•::•nr1 HHn-p {u[u�nnnnnnm"•:mw? 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I �w[^v!.4. n l .r ,•�• � 1� �e�( 6 a�: .:.'zD>,arw � 4 7 ATTACHMENT #7 j, City of Huntington Beach Planning and Building Department STAFF REPORT HUNTINGTON BEACH TO: Planning Commission FROM: Scott Hess, AICP, Director of Planning and Building BY: Jane James, Senior Planner 19 DATE: February 9, 2010 SUBJECT: NEGATIVE DECLARATION NO. 09-006, GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024 (WARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) APPLICANT: Michael Adams, Michael Adams Associates, 21190 Beach Boulevard, Huntington Beach, CA 92648 PROPERTY OWNER: Frank Salomone, Southern California Edison, 14799 Chestnut Street, Westminster, CA 92683 LOCATION: 19118 Ward Street, 92646 (43.60-Acre Site Southeast of the Intersection of Ward Street and Garfield Avenue) STATEMENT OF ISSUE: o Negative Declaration (ND) No. 09-006 analyzes the potential environmental impacts associated with construction of the project and legislative amendments. • General Plan Amendment (GPA) No. 09-002 represents a request to amend the General Plan Land Use designation to add a Specific Plan suffix ("sp") to the existing Public land use designation. a Zoning Map Amendment (ZMA) No. 09-002 represents a request to amend the existing zoning map from the current Residential Low Density designation to the Ward Garfield Specific Plan No. 16 designation. e Zoning Text Amendment (ZTA) No. 09-007 represents a request to establish the Ward Garfield Specific Plan No. 16 document. e Conditional Use Permit (CUP) No. 09-024 represents a request to construct an approximately 557- space recreational vehicle storage lot that consists of- - Remote controlled electronic sliding metal gate — 480 square foot modular office building — Five parking spaces for employees and visitors — Vehicle wash station — Dump station for gray and black water — Security lighting, landscaping, and fencing #B'2 • Staff s Recommendation: Approve Negative Declaration No. 09-006 based upon the following: — The project will have no significant adverse environmental impacts. Approve General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024 based upon the following: — The proposed General Plan amendment to add the "Specific Plan" suffix to accommodate the proposed specific plan document allows dual use of the Southern California Edison right-of-way without disrupting the utility service provider and is compatible with surrounding land uses. — The project will provide needed storage for recreational vehicles while allowing continuation of existing electrical utilities and transmission infrastructure, landscape nursery, and wireless communication facilities. — The project is designed to be compatible with adjacent land uses and with conditions of approval imposed will minimize potential impacts through site design, landscaping and screen fencing, operational standards, and compliance with applicable codes and regulations. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 09-006 with findings (Attachment No. 1);" B. "Approve General Plan Amendment No. 09-002 by approving the draft City Council Resolution No. (Attachment No. 2) and forward to the City Council for adoption;" C. "Approve Zoning Map Amendment No. 09-002 with findings for approval (Attachment No. 1) by approving the draft City Council Ordinance No. (Attachment No. 3) and forward to the City Council for adoption;" D. "Approve Zoning Text Amendment No. 09-007 with findings for approval (Attachment No. 1) by approving the draft City Council Resolution No. (Attachment No. 4) and forward to the City Council for adoption;" E. "Approve Conditional Use Permit No. 09-024 with findings and suggested conditions of approval (Attachment No. 1)." PC Staff Report—02/09/10 2 10sr16;GPA09-002; ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 loom� '. i■■■■■■■ ho .. .a ■■■■■■■■ ■■■■■■ ■0 ■ ■ _ ■ - m ONCE Mom "��1 �� 'i4 ht���.Y 1.;1'A F'�b � .r��.�Y' � 'Y s.,-���/ �..�,• 'V ` ��I� ait n 'ffic . F`t fi 5�3iax� FF �� Cq,�'" t .m1 71 a �4u <.x' -'LTr�� +lyr1�.,, Lt�'-'} r � F F :a-•*'� '�f. ., AI VICINITY MAP NEGATIVE DECLARATION I • II • GENERALAMENDMENT I • I I ZONING AMENDMENTMAP I I ' I I 1 1, I • I I CONDITIONAL (WARDUSE PERMIT NO. 09-024 GARFIELD SPECIFIC PLAN RV STORAGE- 19118 • ' ' •. i 1• 1 1 • ' • 1. 11 Ill • 1• 1 '1' 1 �1. 11• ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Deny Negative Declaration No. 09-006 / General Plan Amendment No. 09-002 / Zoning Map Amendment No. 09-002 / Zoning Text Amendment No. 09-007 / Conditional Use Permit No. 09-024 with findings for denial." B. "Continue Negative Declaration No. 09-001 / General Plan Amendment No. 09-002 / Zoning Map Amendment No. 09-002 / Zoning Text Amendment No. 09-007 / Conditional Use Permit No. 09-024 and direct staff accordingly." PROJECT PROPOSAL: Negative Declaration No. 09-006 analyzes the potential environmental impacts associated with the establishment of a new Specific Plan zoning document and construction of a 557-space recreational vehicle storage lot(Attachment No. 10). General Plan Amendment No. 09-002 represents a request to amend the General Plan land use designation from the existing P (Public) designation to the proposed P-sp (Public— specific plan overlay) designation. The amendment would recognize the proposed specific plan zoning document (Attachment No. 2). Zoning Map Amendment No. 09-002 represents a request to amend the existing zoning map from the current RL (Residential Low Density) designation to the Ward Garfield Specific Plan No. 16 (SP 16) designation (Attachment No. 3). Zoning Text Amendment No. 09-007 represents a request to establish the Ward Garfield Specific Plan No. 16 document (Attachment No. 4). The proposed Ward Garfield Specific Plan No. 16 proposes to designate three separate planning areas for the entire 43.60 acre site as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation PlanningArea rea 3 (17.13 Acres): Village Nurseries No changes to the hours of operation or the facility operations for Planning Area 2 or Planning Area 3 are proposed, other than to consolidate the current Village Nursery operations from Planning Area 1 to Planning Area 3. Conditional Use Permit No. 09-003 represents a request to construct a recreational vehicle storage lot. The proposed recreational vehicle storage lot will consist of 557 recreational vehicle (RV)parking spaces, a 480 sq. ft. modular rental office with restroom, landscaping, and associated perimeter fencing and lighting. There will be a dump station for grey and black water, a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The recreational vehicles may include campers, motor homes, boats, cn wave runners on trailers and similar e vehicles and towing 5 wheels, trailers, toy haulers,het skis and wa type g apparatus. The applicant does not propose to lease storage space to commercial vehicles, trucks, or PC Staff Report—02/09/10 4 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 construction vehicles. Approximately six different parking stall sizes will be provided throughout the site ranging in size from 10 ft. by 20 ft. to 1 lft. by 40 ft. No on-site living in the vehicles will be permitted and no vehicular repair will be allowed on-site. Approximately one person will be employed during regular business hours while a second person will perform security duties at other hours. The new RV Storage facility is designed to provide access from Ward Street with a large off-street queuing area to an automated remote gate system. The remote gate system will be designed to allow tenants to activate the gate opening at a substantial distance away, while still traveling on Ward Street, so that it is open when they actually arrive. Furthermore, the gate will be setback approximately 120 feet from the street so that at least three large motor homes would be able to queue without impacting through traffic on Ward Street. Should the gate be closed and inoperable, vehicles are also provided with a sufficient turn around space to reenter the public street system without the need for backing up. The proposed hours of operation for the RV storage office use are as follows: Remote Gate Access Hours: Monday through Friday from 7:00 AM to 7:00 PM Saturday through Sunday from 7:00 AM to 5:00 PM Office Hours: Daily from 8:00 AM to 5:00 PM Should a tenant desire to enter the site outside of the remote gate access hours, special arrangements may be made with the office personnel to accommodate those needs. Approximately 8.8% of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing abutting existing residential properties. Construction is expected to take approximately two months. The applicant has indicated a need for recreational vehicle storage in the City of Huntington Beach due to the regulations restricting parking of oversize vehicles for more than 72 hours on City streets. As homeowners can no longer store their vehicles on the street and have limited options for storing large vehicles on private property there is a need for designated storage within the community. Background: The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison(SCE) who currently leases portions of the property to landscape nursery uses. A subdivision will be required to establish lease lines for the current and proposed uses. The subject property is located on one parcel as well as a portion of a second parcel. The approximately 13 acre SCE Substation consists of transmission equipment and power distribution lines along with the substation office building. The onsite operations are power distribution services with approximately eight to ten employees. The facility is staffed between 7:OOAM and 5:OOPM daily. The office building is approximately 2,000 square feet in size. A separate service truck parking building is PC Staff Report—02/09/10 5 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 also located on site. Access to the SCE substation is provided from Ward Street through the area leased to the nursery operation. No changes to the substation are proposed. Village Nurseries Landscape Center has been in operation at the site since the 1970s (previously known as Nina's Nursery). The nursery has operated through 5-year renewable lease agreements with SCE and consists of wholesale and retail sales of in-ground and potted plants and trees. The business operates out of an open wood structure adjacent to two modular buildings joined to serve as an office. There are ten employees and laborers employed at the nursery. The wholesale/retail nursery is open daily to the public with hours of operation generally between 7:OOAM and 5:OOPM. Customer access is provided from Garfield Avenue with business related access from Ward Street. On-site parking is currently provided along Garfield Avenue for approximately 20 cars. In addition, equipment stored at the site consists of cart movers, small trucks, and delivery equipment. Village Nurseries will consolidate their operation into the area surrounding the SCE substation in order to accommodate the new recreational vehicle storage operation. No additional facilities are proposed for the nursery operation. On September 22, 2009, the applicant held an open house meeting to introduce the project to area residents and interested parties. Notices were sent to property owners of record and occupants within 1,000 ft. radius of the subject property. There were approximately four members of the surrounding community in attendance. The applicant gave an overview of the project and answered questions. The neighbors that attended discussed compatibility between the proposed recreational vehicle storage and the adjacent mobile home park. Study Session: Compatibility issues between the proposed RV storage and the adjacent residential uses in terms of lights, hours of operation, on-site living, and vehicular repair were the primary issues raised at the Planning Commission Study Session meeting on Tuesday, January 12, 2010. A brief discussion was also held regarding the letters and type of comments received during the comment period for Negative Declaration No. 09-06. The compatibility issues are discussed in detail in the Analysis section of this report. The comment letters and their responses are discussed in the Environmental Status section below. PC Staff Report—02/09/10 6 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 ISSUES: Subject Property and Surrounding Land Use, Zoning and General Plan Designations: LOCATION GENERAL PLAN ZONING LAND USE Subject Property: P (Public) RL (Residential Low SCE Substation, Density) transmission towers and lines; Village Nurseries; Wireless facilities North of Subject Fountain Valley— Fountain Valley— Specific Orange County Property(across Specific Plan Plan Sanitation District Garfield) in the City of Fountain Valley: East of Subject Undesignated Undesignated Santa Ana River Channel Property: South and West RM-15 (Residential RMP (Residential Mobile Mariner's Point (across Ward Street) Medium Density) and Home Park) and RL Mobilehome Park, of Subject Property: RL Arevalos Park, and single family resid. A broad range of uses exist in the vicinity of the project site. The Orange County Sanitation District is located north of the subject property across Garfield Avenue in the City of Fountain Valley. The Santa Ana River Channel parallels the site to the east and a mix of residential units including mobile home park and single family dwellings are located west and south of the project site. A public park, Arevalos Park, is located under the SCE transmission lines further south of the proposed RV storage. General Plan Conformance: The project applicant proposes to amend the existing General Plan to add a Specific Plan suffix to the existing Public Land Use designation. The Public designation is consistent with the primary use of electrical substation and transmission towers and lines by SCE. The new"sp" suffix would then allow the proposed zoning map amendment and zoning text amendment for the ancillary uses of RV storage, landscape nursery, and wireless communication under Specific Plan No. 16 to proceed. The proposed project and general plan land use designation (as amended) are consistent with the following applicable Goals, Objectives and Policies of the General Plan Land Use and Utilities Elements: A. Land Use Element Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. Goal LU 10: Achieve the development of a range of commercial uses. PC Staff Report—02/09/10 7 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 Obiective LU 13.1: Provide for the continuation of existing and development of new uses, such as governmental administrative, public safety, human service, cultural, educational, infrastructure, religious, and other uses that support the needs of existing and future residents and businesses. Policy LU 13.1.8: Ensure that the City's public buildings, sites, and infrastructure improvements are designed to be compatible in scale, mass, character, and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located, and work with non-City public agencies to encourage compliance. B. Utilities Element Objective U5.1: Ensure that adequate natural gas, telecommunication, and electrical systems are provided. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers. The new facility provides needed storage for recreational vehicles within the community given the City's restrictions on parking of oversized vehicles on City streets and on private property. The proposed specific plan development and design standards require an aesthetically pleasing building structure with enhanced landscaping and screening fencing. Zonin,a Compliance: The subject property is currently designated as RL (Residential Low Density) in the Huntington Beach Zoning & Subdivision Ordinance (HBZSO). The current land uses of electrical substation and transmission facilities as well as landscape nursery are not consistent with the residential designation. The HBZSO classifies recreational vehicle storage under the Commercial land use category as follows: Vehicle Storage. The business of storing or safekeeping of operative and inoperative vehicles for periods of time greater than a 24 hour period, including, but not limited to, the storage of parking tow-aways, impound yards, and storage lots for automobiles, trucks, buses and recreational vehicles, but not including vehicle dismantling. The HBZSO allows Vehicle Storage uses in both General Commercial and Industrial zoning categories. However, amending the zoning map designation to either CG or I would allow numerous other land uses that are typically permitted in either category. The specific plan is proposed to allow very specific uses on the property and to exclude other typical commercial and industrial uses because they would not be appropriate adjacent to the residential and park uses nearby. The specific plan limits the allowable land uses to electrical substation and utilities, landscape nursery, RV storage, and wireless communication facilities. The other uses described above in the Vehicle Storage category, such as storage of parking tow- aways and impound yards, would not be permitted. Although the HBZSO does not include specific development standards for recreational vehicle storage, the proposed SP 16 development standards meet or exceed similar standards of the HBZSO for general commercial construction for minimum building setbacks, landscape requirements, maximum building PC Staff Report—02/09/10 8 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 height and maximum floor area ratio. One notable exception, however, is that the HBZSO does not permit modular buildings to be used in permanent facilities. The newly proposed SP 16 allows a modular building unit for the RV storage office building provided that permanent skirting is installed to give the appearance of permanent construction. Additionally, all the modular building elevations should be enhanced and all utilities including air conditioning units and electrical meters shall be screened from view. The HBZSO requires parking at a ratio of 1 space/5,000 sq. ft. of lot area but no less than five total parking spaces. In this case, the 13.52 acre RV storage site would require 118 parking spaces. The proposed SP 16 depicts a minimum requirement of five parking stalls to accommodate the recreational vehicle storage business. Further discussion on the proposed parking can be found in the Analysis section of this report. No variance(s) to applicable development standards is requested or required. In addition, a list of City Code Requirements, Policies, and Standard Plans of the Huntington Beach Zoning & Subdivision Ordinance and Municipal Code has been provided to the applicant(Attachment No. 9) for informational purposes only. Urban Design Guidelines Conformance: Storage of recreational vehicles is considered a commercial use and is permitted in both commercial and industrial zoning designations. The proposed RV storage project has been designed in accordance with the City's Urban Design Guidelines for industrial uses because most of the guidelines regarding screening of storage space and outdoor uses are listed there. The project includes an entryway that is substantially setback from the public street with enhanced landscaping concentrated toward the street frontage. The storage facility will be screened by new fencing surround the site and by increased landscaping along the west property line. Based on standards of the City's Urban Design Guidelines, the project design provides an appropriate dual use underneath the high tension power lines and also serves as a transition between the mobile home park and single-family homes to the south and west and the electrical substation to the north. Environmental Status: Staff has 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, engineering, code requirements and conditions of approval. On December 14, 2009 the Environmental Assessment Committee reviewed Environmental Assessment No. 09-006 and approved the processing of a negative declaration. Subsequently,Negative Declaration No. 09-006 (Attachment No. 10) was prepared pursuant to Section 240.04 of the HBZSO and the provisions of the California Environment Quality Act(CEQA). Staff determined that no potentially significant impacts are anticipated and that no mitigation measures are necessary. The Planning Department advertised draft Negative Declaration No. 09-006 for thirty(30) days commencing on Thursday, December 17, 2009, and ending Friday, January 22, 2010. The required thirty day advertisement was extended by one week to allow additional review time during nationally observed holidays. A total of six comment letters were received; one from California Department of Transportation indicating that they have no comments, one from the Department of Toxic Substances Control indicating the project may require soils sampling and may require remediation if any contamination or hazardous wastes are encountered during construction; one from the Orange County Public Works requesting an PC Staff Report—02/09/10 9 10sr16; GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 update to the greenhouse gas discussion and describing permitting requirements for hydrologic and hydraulic analyses; one from William Bruce concerning placement and height of the ornamental fencing, height of vehicles stored along the west property line, and hours of operation; and one from Tim and Debbi Henigman stating that the visual impacts to the adjacent residential areas are important to consider, that increases in noise and lighting will be significant impacts, and that fencing and high profile motor homes will visually impair current view opportunities (Attachment No.12). Land use compatibility issues are further discussed in the Analysis section of this report. Comments from the Environmental Board (Attachment No. 11) are discussed below. Environmental Board Comments: The Environmental Board was notified of draft Negative Declaration No. 09-006 at their January 7, 2010 meeting and provided a comment letter on January 23, 2009 (Attachment No. 10). The Environmental Board's letter includes the following comments: • Proposed Usage—should be for RV storage only and shall not be used as a"bullpen" for construction or other heavy equipment vehicles. — The applicant has stated that leasing will be limited to recreational vehicles, such as, campers, motor homes, boats, 5th wheels, trailers, toy haulers,jet skis and wave runners on trailers, and similar type vehicles and towing apparatus and will not include commercial vehicles. Staff suggests a condition of approval that limits the type of vehicles allowed on site to recreational vehicles described above. • Impact on Ward Street—Improvements to Ward Street are important but construction impacts should be considered. — Prior to issuance of an encroachment permit the Public Works Department will require submittal and approval of Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, in accordance with the latest edition of the City of Huntington Beach Construction Traffic Control Plan Preparation Guidelines to minimize disruptions to traffic and adjacent properties to the greatest extent feasible. • Sewer Main on Sunday Drive—Construction impacts should be considered. — See response to Impact on Ward Street above. • Vegetation and "Heat Island" Issues—Effect of change from greenhouse structures to parking lot — According to the U.S. Environmental Protection Agency, the term "heat island" describes built up areas that are hotter than nearby rural areas. In this case, although the site will change from greenhouse structures to asphalt concrete (AC)paving the paved area will be occupied by large vehicles, usually light in color. The surface of the large AC pad, therefore, will be broken up by uses that also naturally reflect sunlight away from the ground. Landscaping will be planted around the perimeter of the site and concentrated at the entry way for additional absorption. Screen trees will be planted along the westerly property line to buffer the effects of the project to the adjacent residential uses. • Entry Gate—A chain-guided, "wheel on rail" design may be too noisy — Based on staff s experience with past projects, sliding and swinging gates at project entries mostly create noise when the gate wheels roll over uneven surfaces like decorative pavers or bricks. It is usually not the electronic mechanism that creates that greatest nuisance but the bumping noise of PC Staff Report—02/09/10 10 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 the wheels. In this case, smooth concrete is proposed at the entry and staff recommends a condition of approval for the applicant to provide details on the design of the proposed entry gate and to provide proof of the quietest design available. Prior to any action on General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, and Conditional Use Permit No. 09-024, it is necessary for the Planning Commission to review and act on Negative Declaration No. 09-006. Staff, in its initial study of the project, is recommending that the negative declaration be approved with findings. Coastal Status: Not applicable. Redevelopment Status: Not applicable. Desizn Review Board: Not applicable Subdivision Committee: Not applicable. Other Departments Concerns and Requirements: Comments from other City Departments have been transmitted to the applicant separately and have been compiled into a code requirements letter transmitted to the applicant(Attachment No. 9). In addition, the evaluation of environmental factors included in draft Negative Declaration No. 09-006 reflect and is based in part on consultation with the Departments of Community Services, Fire, Police, and Public Works. Southern California Edison, a public utility company and the landowner of the subject site, has authorized submittal of the application to the City of Huntington Beach and has informed the City that they are a responsible agency. The applicant is simultaneously applying to SCE for approval of the proposed improvements for RV storage. Therefore, the proposed project is not anticipated to conflict with any policies or regulations of SCE. The Public Works Department requires submittal and approval of a tentative parcel map and final parcel map prior to issuance of a grading permit for the project. Both Ward Street and Garfield Avenue are not improved to the ultimate right-of-way identified in the Circulation Element of the General Plan. Public Works has determined that dedication and improvements on Garfield Avenue are not required at this time, however, dedication and improvement along Ward Street is required. The applicant and property owner, SCE, have identified existing utility improvements at the substation that prevent improvement to the ultimate right-of-way width for Ward Street between the RV project entrance and Garfield Avenue. Public Works staff has agreed to a reduced street section improvement plan resulting in new curb, gutter, striping for two lanes, and a left turn pocket into the RV project entrance within the available right-of- way. The applicant has requested that construction of the sidewalk be delayed for three years after project opening and Public Works' recommended conditions of approval reflect concurrence with this request. Public Notification: Legal notice was published in the Huntington Beach/Fountain Valley Independent on January 28, 2010, and notices were sent to property owners of record and occupants within a 1,000 ft. radius of the subject property, individuals/organizations requesting notification (Planning Department's Notification Matrix), applicant, and interested parties. PC Staff Report—02/09/10 1 1 10sr 16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 As of February 2, 2010, one letter signed by twelve residents on Aragon Circle and one letter from a local real estate agent have been received(Attachment No. 13). The residents on Aragon Circle state that their "...property values will be adversely affected by the proposal, specifically by the noise, increased traffic, night time lighting, the potential for increased crime, restricted views, proposed fencing and the view of high profile RVs and boats from,"their properties. The Aragon Circle residents further state that there should be no changes in land use for the area between Aragon Circle and the Santa Ana River Channel. The letter from the local real estate agent states that the proposed RV storage facility would diminish values of homes in the area,particularly on the east side of Aragon Circle. Application Processing Dates: DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): Draft Negative Declaration: December 1, 2009 Within 180 days of complete application: June 1, 2010 General Plan Amendment, Zoning Text Amendment, Not Applicable Zoning Map Amendment: November 13, 2009 Conditional Use Permit: November 13, 2009 Within 60 days from Neg Declaration Approval Pursuant to the California Environmental Quality Act, the lead agency must complete and approve the project within 180 days (June 1, 2010) of accepting the application as complete. ANALYSIS: The primary issues for the Planning Commission to consider are the appropriateness of adding the "specific plan" suffix to the Public General Plan land use designation; the proposed zone change from Residential Low Density to Specific Plan No. 16; the new land use concepts, development standards, and overall language of the proposed Specific Plan; the land use compatibility of the proposed 557-space recreational vehicle storage with the surrounding properties; and compliance of the proposed 557-space recreational vehicle storage with the provisions of the HBZSO and the proposed Specific Plan. General Plan Amendment: The proposed General Plan Amendment would change the existing General Plan land use designation from P (Public) to P-sp (Public-specific plan overlay). General Plan Land Use Schedule Table LU-2a lists the typical permitted uses in the Public category as, "Governmental administrative and related facilities, such as public utilities, schools, public parking lots, infrastructure,religious and similar uses." The Public designation allows for continuation of the primary land use, electrical substation, towers, and transmission lines. The "sp" suffix allows the adoption of a specific plan to include ancillary uses of landscape nursery, wireless communication facilities and to establish a new use, recreational vehicle storage. PC Staff Report—02/09/10 12 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 The subject site, along with the AES power plant and the other SCE transmission corridors are designated 4G on the General Plan Land Use Sub-Area Map. Sub-Area 4G specifies design and development standards in accordance with Policy LU 13.1.8, which seeks to, "Ensure that the City's public buildings, sites, and infrastructure improvements are designed to be compatible in scale, mass, character, and architecture with existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located, and work with non-City public agencies to encourage compliance." The adoption of the specific plan overlay and the specific plan zoning document furthers this goal by incorporating design and development standards into the zoning requirements to promote compatibility between uses. Zoning Map Amendment: The City's Zoning Map would be changed to reflect the Specific Plan zoning designation for the 43.60 acres in the proposed Specific Plan boundary. The amendment to the Zoning Map will provide consistency with the proposed General Plan Land Use designation of P-sp (Public-specific plan overlay). Development of the property under the existing Residential Low Density zoning is not likely as SCE has not indicated any proposal to remove or relocate the existing electrical utilities in the near future. Additionally, due to the unique narrow and long shape of the property and limited access to the public street system, residential development would be difficult to achieve. Thus, development of the property to the current RL zoning is not reasonably foreseeable. Zoning TextAmendment The proposed Zoning Text Amendment would adopt the Ward Garfield Specific Plan. The Specific Plan is intended to recognize the existing unique combination of utilities, landscape nursery, and wireless communication uses on-site while allowing for one additional use to be established. The Specific Plan contains the proposed zoning regulations for the Specific Plan area and would supersede the existing Residential Low Density zoning. The Specific Plan divides the 43 acre site into three distinct planning areas and limits the allowable uses to four categories. The specific plan includes a discussion of the following issue areas: purpose of the specific plan; a description of the area; implementation procedures; access and circulation; public facilities, such as, water system, sewer system, storm drainage and water quality; utilities including electricity, natural gas, telephone, cable television, and solid waste disposal; design and development standards; definitions; and allowable uses. The three Planning Areas are as follows: Planning Area 1 (13.52 Acres): Huntington Beach RV Storage Facility Planning Area 2 (12.95 Acres): Southern California Substation Planning Area 3 (17.13 Acres): Village Nurseries PC Staff Report—02/09/10 13 1 Osr 16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 Allowed Uses The proposed SP 16 establishes the uses described above in each Planning Area. Wireless communication facilities already exist in Planning Area 2 and 3 and would be permitted in Planning Area 1 pursuant to the wireless communication development standards of the HBZSO. Recreational vehicle storage would be allowed pursuant to approval of a conditional use permit by the Planning Commission. Conditional Use Permit No. 09-024 is being processed concurrently with this application. ® Development Standards and Regulations The development standards for building height, setbacks, parking, landscaping, and fencing within Planning Areas 2 and 3 are reflective of existing uses and operations in those areas and will not render the existing substation or the consolidation of the landscape nursery non-conforming. Other than the consolidation of the landscape nursery from Planning Area 1 into existing operations in Planning Area 3, the existing uses will continue their current operations and will not result in any noticeable changes to the surrounding community. There are two issues within the proposed SP 16 that are different from the established requirements of the HBZSO. The first is parking and the second is the use of a modular office building in lieu of permanent construction. According to the parking standards in the HBZSO for a vehicle storage lot, the proposed project would require 118 parking spaces. Based on input from the proponent, parking spaces are only necessary to accommodate office staff and the occasional visitor to the site. Parking to accommodate tenants of the vehicle storage areas is not necessary. In this case, a tenant arriving in a passenger car to retrieve a motor home, for example, would either temporarily park in a nearby empty stall or in the adjacent drive aisle and drive the motor home out of the parking space. The tenant would then park the passenger car in the vacated motor home space. The reverse process would occur when the motor home is returned for long- term storage. Vehicles picking up recreational vehicles such as boats or wave runners on trailers would simply hook up the trailer and drive away. Therefore, the applicant has proposed a minimum parking requirement of five parking stalls to serve the office use and staff supports this request. The HBZSO only allows modular buildings for temporary construction offices. The applicant proposes to utilize a 480 sq. ft. modular or manufactured building for the office use on-site. The original submittal included a portable restroom facility on the exterior of the building but at staff s suggestion, the restroom has been relocated to the interior of the building. The proposed elevations of the modular building depict an architecturally enhanced structure with siding, covered porch, sloped roof, decorative columns, window trim, and stone skirting. The newly proposed SP 16 allows a modular building unit for the RV storage office building provided that permanent skirting is installed to give the appearance of permanent construction. Additionally, all the modular building elevations should be enhanced and all utilities including air conditioning units and electrical meters shall be screened from view. Staff supports the use of a modular building for the office use because of the enhanced elevations design proposed, consistent with the recommended specific plan. PC Staff Report—02/09/10 14 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 Conditional Use Permit/Land Use Compatibility: As already stated, no changes are proposed in Planning Areas 2 or 3 so discussion on compatibility is limited to the changes proposed within Planning Area 1. Furthermore, Planning Areas 2 and 3 are separated from other surrounding residential uses by Ward Street to the west and from the Orange County Sanitation District by Garfield Avenue to the north. Residential uses at Mariner's Point Mobile Home Park and eight single family residences on Aragon Circle directly abut the proposed RV storage facility in Planning Area 1 to the south and west. The change in land use from landscape nursery to vehicle storage has the potential to impact these residential uses with regards to hours of operation, lighting, fencing, noise, and visual appearance. The facility will not be in operation during nighttime hours. The applicant's proposed hours of operation are listed above under Project Proposal. In general, upon leasing a space in the facility a tenant will be provided with a remote controlled gate opener to enter the site to store or retrieve vehicles. The opener will be programmed to open the facility at only the hours specified although tenants may make arrangements to enter the facility outside of the established hours. The remote controlled gate opener will be capable of activating the gate from a substantial distance away, while the vehicle is still traveling on Ward Street. This technology allows the gate time to fully open prior to the vehicle arriving on-site and eliminates vehicle idling noise within the driveway approach at the site entrance. No amplified or pager system is proposed, therefore minimizing annoyance to adjacent residences. As discussed under the response to the Environmental Board, staff recommends a condition of approval requiring the applicant to submit details on the design of the proposed entry gate and to provide proof of the quietest design available. The proposed RV facility will introduce security lighting along the perimeter of the facility by mounting shielded light packs on the perimeter fencing. The proposed lighting uses "Dark Sky" technology that is designed to direct light down and in toward the facility and prevent light spillage onto the adjacent residential properties. An illustration of the proposed lighting technology is included on pages 39-40 of the draft SP 16. The wall mounted light packs will provide lighting without being intrusive on adjacent residential properties because they will be no higher than existing fencing surrounding the property and will direct lighting inward. No lights on light poles are proposed. The project will be subject to compliance with City codes requiring that lighting be shielded and directed so as to prevent glare and spillage onto adjacent residential properties. The Development Standards of SP 16 also require all on-site lighting to be dimmed to minimal security levels from 10:00 PM to 7:00 AM. No on-site repair or maintenance of vehicles is proposed by the applicant and none will be permitted. Likewise, on-site living within the stored vehicles or camping on-site will be prohibited. Adjacent residents have indicated concern with testing of engines, revving of motors, turning on and off power and other noise intrusions. Because of the close proximity to residential units, staff recommends very specific conditions of approval to prohibit on-site repair, maintenance, testing or revving of engines and motors, vehicle dismantling, on-site living, and camping. Furthermore, staff recommends that all of the vehicles must be operable and that there shall be no storage of tow-aways, commercial vehicles, construction trucks or equipment within the facility. PC Staff Report—02/09/10 15 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 Planning Area 1 is surrounded by existing chain link fencing on the north and east sides. An existing five to six foot high solid masonry wall surrounds Mariner's Pointe Mobile Park and the eight single family residences to the west. The applicant proposes to install a higher fence to secure the site and to screen the view of the parked vehicles from the residential properties. The applicant proposes a two to three foot high panel of ornamental fencing mounted on approximately six foot high posts immediately adjacent to the existing block walls within a planter on the westerly property line. The intent of the proposed fencing is to allow vines to grow through the ornamental fencing and provide a total screen fence of eight feet high. A five foot wide landscape planter is also proposed along the westerly property line. Staff is concerned that high profile vehicles will still be visible from the residential properties even with the eight foot high vine covered screen panels and five foot wide planter. Therefore, staff recommends a condition of approval that the applicant design the placement of screen trees to maximize their screening capability. For example, trees may be better clustered in groups adjacent to open areas of the residential lots rather than planted in a regimented fashion. Also, one tree planted behind a carport adjacent to the mobile home park will not have as much impact as two trees planted closer together at the sides of the carport. To further protect the views of the residential lots, staff recommends that the applicant limit the height of the stored vehicles along the entire westerly property line. To this end, all vehicle spaces along the west property line adjacent to the Mariner's Pointe Mobilehome Park and the eight single family residences on Aragon Circle shall be leased to vehicles with a maximum height of eight feet. The operator shall lease/fill the spaces adjacent to the residential units last and with only low-profile (less than eight feet in height) vehicles. With the incorporation of these design elements and conditions of approval, staff finds the proposed use compatible with adjacent land uses. Summary Staff believes that the proposed project is compatible with surrounding uses in terms of hours of operation, landscaping, screening, access, design criteria, and other development standards with the recommended conditions of approval regarding operations at the site. Staff recommends approval of the Ward Garfield Specific Plan and the Recreational Vehicle Storage facility (General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, Zoning Text Amendment No. 09-007, Conditional Use Permit No. 09-024, and Negative Declaration No. 09-006) because it would allow dual use of the SCE property and would carry out the goals, policies and objectives of the General Plan. ATTACHMENTS: 1. Suggested F4ndings-for_Zoning-Map-Amendment No:--09-00-2-a ad Z-oning Text Amendment N-o-09- 00-7-an4-Suggested-Findings-and-C-onditions-of-Approval-far-Eondi-tional-Use-PermiitNo-09-0-24 2. Hra€t-Eity-C--mnei-l-Resolution-No. for-G-eneral-Plan Amendment-No-09-002 3. Dxafl-Ci±ty-C-e+tnci-l-Ordinance-No-for Z-oning-Map Amendment No-09-OOa 4. Dr� ouneil-Resolution-No.---fo-r Zoning-T-ext Amendment No- 9-00-7 5. Existing/ Proposed General Plan Designations (with surrounding designations) 6. Existing/ Proposed Zoning Designations (with surrounding designations) 7. Project Narrative dated and received August 14, 2009 8. Project Plans dated and received January 14, 2010 9. Code Requirements Letters from Planning dated January 29, 2010 (for informational purposes only) PC Staff Report—02/09/10 16 10sr16;GPA09-002;ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 IQ 4fa-ft-Negative Beclarakon Ne-09=Q06-. 11. Environmental Board comment letter received January 23, 2010 12. Other comment letters received (various dates) on Negative Declaration No. 09-006 13. Other comment letters dated and received February 2, 2010 SH:MBB:JJ:lw PC Staff Report—02/09/10 17 10sr16;GPA09-002; ZMA 09-02;ZTA 09-07;CUP09-024;ND09-006 City of Fountain Valley Subject Site: Amend General Plan from P to P-sp J RL-7-rmp F--R-L--7 RL-7-rmp RM-15 FZL- r P(RL) Z, D P P(RL) -7 Ln R-71 P Adams %7D==5M r]n F1 CURRENT AND PROPOSED GENERAL PLAN DESIGNATIONS] GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024, NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) Z EN T N TT,ACH,11-011 11 City of Fouptain Valley Subject Site: Amend Zoning from RLoto Ward Garfield Specific Plan No. 16 - U p ry ,�L -N PL Q �v L U�ttl[U L JI brm; CO _1 ` = U F�L . ,. �� � ' H i ' RL Adams UUU' I fUUUU / CURRENT AND PROPOSED ZONING DESIGNATIONS GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024, NEGATIVE DECLARATION NO. 09-006 (WART) GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) T' C Ya: k�➢ ix, NARRATIVE LOCATION: 19118 Ward Street (Southeast corner of Ward St. and Garfield Avenue) REQUEST: GPA: To add a Specific Plan suffix to the existing Public (P) designation ZMA: To change the RL zoning designation to the Ward Garfield Specific Plan ZTA: To adopt the Ward Garfield Specific Plan CUP: To establish a 557 space RV Storage Facility on approx. 13.52 acres. EXISTING CONDITIONS: The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the city. The site is owned and operated by Southern California Edison who currently leases portions of the property to landscape nursery uses. The Ellis Substation which occupies approximately 13 acres is centrally located on the site. No changes to the substation are proposed. Existing improvements include'an approximately 2000 sq. ft. substation building with an ancillary service truck bay, an approximately 500 sq. ft. landscape nursery office, greenhouse structures, electrical transmission utilities, and paved surfaces for parking and access. Two driveways provide access to the site via Ward Street and one driveway off Garfield Avenue. PROPOSED PROJECT: The applicant is requesting a General Plan Amendment and Zoning Map Amendment to adopt a new specific plan allowing for the establishment of an RV Storage facility on approximately 13.52 acres at the south end of the project site. The area also referred to as "the 7" due to its lot configuration, will consist of 557± RV parking spaces, an 800 sq. ft. modular rental office with restroom, and associated perimeter fencing and lighting. There will be a washing area, dump station, and trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist above the RV parking facility. The new RV Storage facility is designed with access from Ward Street with a large queuing area to an automated remote gate system. Approximately 8.8% of the site would be landscaped with the majority of the landscaping installed in more visible areas at the front entry and within the proposed ornamental fencing (� LVJ abutting residential properties. AN 14 Z009 The proposed RV Storage hours of operation: Sunday— Friday: 8AM-5PM Huntington Beach Saturday 7AM-6PM PLANNING DEPT. There will one daytime office manager and 2-4 employees that work throughout the day. ATTACHMENT NO. - i ZONING AND GENERAL PLAN: Existing zoning: RL Proposed zoning: Ward Garfield Specific Plan Existing General Plan designation: P (Public) Proposed General Plan: P-sp (Public—specific plan) ENVIRONMENTAL STATUS: A draft Environmental Checklist has been completed and submitted along with this request. PROJECT AREAS: Total Area (entire Specific Plan): 43.60 AC Total Area (Planning Area 1): 13.52 AC Total Area (Planning Area 2): 12.95 AC Total Area (Planning Area 3), 17.13 AC SURROUNDING USES: North —OCSD (Fountain Valley) East—Santa Ana River Channel (OCFCD) West—Mobile home park/Single family residences South—Mobile home park/Arevalos Park August 12,2009 ATTACHMENT NO. 7. 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G7� 1,/� �?E� �; 14 a!/ 1 pLE��; ®ce°m'�en�camm�em�i,iea�wwm�mexr�m,. s•laxz9 A'-- 9OLLARDLOCATgN I.—,ETEaMINEo PART.SITE PLAN NOTES „xze erscEAT Gkw POI.Es.AucR n o•a,x90 cvr wawnous E• 1%JB w urovzawzcz rocxxxxoue Oa i1XRa't�e�acbW nNowmr aquw[ PARKING STALL LEGEND de919n0roup PARTIAL SITE PLAN-PLANNING AREA PA-1 - -- - -— = OLfOde PIAN.eOBM, Ou.aem TRANS,9U9M. 1Td.OB rPON9.9UBM.n nAuaamn ward garfield specific plan-specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,califotnie 92646 9HM tor:Southern Calgornta Edison,14799 Chestnut Street,Westminster,ca.,92683 w asaase design group 18600 mein street,sulte 110,huntington beach,caNfomla 92648 8006 111.841-7147 .5O t �� ..0„w.,,.,..,..r..ww.we.....,..on�wnww.-...w•aw+..,.wmx.....,aw«°nww.-...w..w..r.-.H....,.wwe...w...,x...,w...w+..w.,r..wrr.,..w,..-.,.,w.na.lrs,...,.nn.ww..,w.r.,,.a,.m.ennna.row.w.�nww.:,..,.wxwas.w�..�a...a,..w+.+..e=,.awn,e..,a.„ ne.naofs �.7r 1.urctnaE seeala.z__--__ __— � ____ 1e D 0 11/ Po % l�'k ��— ❑E e C }I A AAA ��C(�!'�/%fL/f/J4,� AAA CGLd v A 0 Is �.� %r/; LEOEN A p JY MUB A iB (roi15}:1j�SN APA-1 9! A I\E o � � _ ��� a�r f nnvx,o rcn eraneAaA.nu,nxoec�eru++e � S , E �i,� ❑i k mavxaml A_ E ^�e �� ❑z wueocumeremeeronw wmm r,ro+mnrt q ' ceMR err ^^ ° E A o aurvn m nw new artwn 0 � A 0 B yy Q wulwawnm F,Mvrovc-a,vde weErao.Fo, !A /( aY ❑ rrworwruwtx auu, ,..� � ❑i t eoA,mtrxeWUAnaeq�rr 01 AAAA ❑actin u[auoux urvry Awnwnexwaweurar A 00 AA E EE-� 0,� Q W owmrvouwa ItEe o.'...�°ie.on'"'�"".,.e,r�., Gy�31 � B„ Ar nccsee,mrurve¢wvxw kLJL1Ld /y PM1 f ,+ a o-a re�mau,rtttAednerwuavme (�(��//�/�j/7/�� ( / 1❑e rAv A b PART,SITE PLAN NOTES AA —E g fll/1l.[.0 A I E ;A.ff A--_etuam p 2e 20 , E � Gx 10X]0 array E �^ Ex i1Ne5 pA„Qye xewarwneJ 9 A ^ ureVtewecrmcwme we �W- ,Nrn P.ni, A ' E � 7�� �� 6.ttti%1S caa,owmeox unor,trtv IMTdLINE BEEOyJ.Oe f�/`al"`�__ __ �/ A 0 !,+ -- �AArtMU,JEbEE01/t,6]_ y __,e_, _� __ YI PARKING STALL LEG END -— row' ` OWN AVE. 35 1e,w y/y'�__ __ a lE6.f01�s69waooldllvALL1 5 o ro m w �s�9roW PARTIAL SITE PLAN-PLANNING AREA PA-1 04 �"� 09>5fq iMA,6.BUBAA txa.oa va.=ww A: F, oi.q.�o elnxnrxotu�u ward garfleld specific plan-specific plan#16 —�— _—�--.--� huntington beach-ry storage facility 19118 ward street,huntington beach,California 92846 �T for:Southern California Edison,14799 Chestnut Street,Westminster,Ca.,02683 1.51 excess design group 18600 meln street,sulte 110,huntington beach,califomla 9264"006 714.841.7147 de vna�wurtMlvnaxunMnese+,r.,sMu�vumMlW+w.sw1>W.W.nMwniw.Mo-avamfa4,ual u-ueww.ra.wawnol,.APwwaawn4mwa.wria..,.Pvxvn.ur,trxive.uufww.xr,eWwv.�sPr:x.4wewWwx.wernvnwn.vetwno-saAxPn.rerr.wh.r-xr,.aewawe�.sn.n,nxrarwPWxe+tmkuntfnwvw W.ro0Bd1P O:_c...... A 'i rurauwE lot", A A; A 9 YORKTOWN AVE. mmu EE LEGEND f::`iOeP]S A D D /B d O� vwvE rd ne w.t! f, �/`ll/ E D %I B II � n e. wwcFnxwo.orsunu j• AS, I , � • / A i � I �e omro 0 / !l Or ,min Fn.aExn,nroaw w,or 71( ��••• W �D // ° El om DI Q tu,M Rawv..v,�wee ea„uwea,rnaewwrvi SNANpRHA LN. � � •. * fe D, 0 /a �mo0rxrw,rnwuer� �•. /�'� / PA•ti Ei� I°el rw n,n,nMmxu,eenw.e , A ^ oue ;' I I I �e r� ouen�vurn'iRovra "epuwnene. �' �� R ❑ EEE 'B°:/ Q,���w.w,�rcncm new.,,a m]M„o I i ® ° PART.SITE PLAN NOTES � � c•t xze A..— i /'a r•I+i00 mwun SNA PARKING STALL LEGEND design QMM PARTIAL SITE PLAN-PLANNING AREA PA-1 16 04 lzuwe rRue.aee.a �mm O,.PA10 nAx.MGR ward garfield specific plan -specific plan#16 =� huntington beach-ry storage facility .I 30641 19118 ward street,huntlngton beach,calfornia 92646 - • for:Southern California Edison,14799 chestnut street,Westminster.Ca.,92683 w.�n tV�rt exeest design group 18800 main street,Butte 110,huntlngton beach,californle 92848.8008 714.841.7147 f L oaeer.+.«w...we.e+.nww..r..+enw+...rr..,,�n.re.ow..•..,.+.+aa,a ev.wn....,..w..r.,.,zup w8600 ainst„eet,SUle.«,,huntintiton,,,.ath.,e..ornis 9......e.,.w.r�.1..1,11ern..,.,..,.:.w...,.....,.,..+,e.>.++-wr..wnw�nm.,.a nn.nocotz 14r CITY OF FOUNTAIN VALLEY OCSID WASTE FACILITY GokRFIELD AVE. I 6ARFIELO AVE. ----------------------------------- ------------------------------------------------------------- --- -- ------ ------------- - ----- ------- ----- --- - - - --------------- ----- -- --------- "R -------- R -------------- ----------I---- --- 4-- -------------------- ---- ------ - ----------------------- -------x ----------- --------------------- ------ ------------------------- --,-+ " ---------- ----------- L ----- ----------------+ -4 -- -- ------ x LEGEND x A V RMtP�LI-1—1-1 —x—n "- N11= "V 11—.A—- 7 11 u TMA DR. --7 t4'6 SITE tM41 PLANT NURSERY 77 77", IR 0\ is Ax.1c.1 n- P-3 SITE PLAN NOTES dsslg'g.up MATCHLINE SEE 04M.51 SITE PLAN PA-2 AND PA-3 04 z ward garfield specific plan -specific plan#16 huntington beach-ry storage facility 19118 ward street,huntIngton beach,california 92646 for:Southern California Edison,14799 Chestnut Street,Westminster,Ca.,92683 excess design group 18600 min street,suite 110,huntIngton beach,california 92648400� 714.-1-7147. 1.53 _ +:+a��u 1�} _.._______ fe +�'u' I I I I i� r 1 11 ,C..��1n6TLTfsY, MARpIER'8 POMTE ,clil $ ypr�� � NOTA PART i i SITE SECTION PLANNING AREA PA-1 AND SN-3 scAtE•NTs. 02 r �� MARINER'S POINTS eYU�' l � NOT A PART 4a � t P , ,1 � %/^ B1 BY/ / /Fi nnoPxe exnvxmnPur - u,ew„ '®14 41 ° n MARINER'S POINTS 4 SITE SECTION PLANNING AREA PA-1 AND SN-3 SC 11N.T.5 . 03 ® NOT APART FIZ UB / / , nucwenwen u Y//.:?m. % [], �' BITE bN-0MAAMERS PONTE COMMUNnY (bNedI6UM1AARi ��; —NOTAPARr^ LEGEND x .� 3 a ® � PM1 7 ❑om�nawuc[ rwr.,w'w� � ueCMu„artxiw..r 13 ❑ rov mxwenuca'W.LLa nucw P.., ��inrsuarerynPt,.Pex u,s,C,ee wr:e� TL is n � �'".•�•..y _ 24 C�J uremnc,.ex,u.n,uc.o.F,,,., xa xe i � p�I,e.o ww.nwee ,eo.a..,o.Pe.� YOaKTONN AVE. 39 / uaw,u Pvxr,e.eu,e, ewwn a m awe aeagne+em ,O �a�..Pfw.� /`�\\\ l� Pa, �i SITE PLAN NOTES 1 -__I r Ot.tOAB PIFN.SUBM. j 01 SITE PLAN-MARINER'S POINTE AREA SN-3 +'� 01 JwMa ward garfield specific plan-'specific plan#16 7 huntington beach-ry storage facility 19118 ward street,huntlngton beach,californla 92646 s' * for:Soutimm Califomfa Edleon,147"Chestnut Street,Westminster,Ca.,92683 1.54 excess design group 18800 main street,suite 110,huntington beach,callfomis 92648.6006 714,841-7147 ..wnwm.®.,r.r.....s..,,,..,....momaw+...-.....,rP.,...»�n.,..,,..�....,ww.w..,,,.,..-w.....»,.<,..r,...w....,�,r.v<...,.Me,,.a.w,,...e.w..H..,...rn.n.�,,..r....,.w+..,....,..®............,.,m,.w-.a>.e,.w,.�.a ne roca,z � r iY •��• �A-1 9UMMARY a - �' ��� f 91TE 8 AREVALGS PARK '-NGTA PAflT•' ('� " 8N 111 SUMMARY d..J r_ h` ,� �,BZu aFAv e'�ow6ov�n,vorxwnworw aricE *� �-❑� ��/ �v •�,�*}'�'~�$ 'SITE HNca'�mAwmmr° 1 PLANT NURSERY NOTAPIRT"• I9N-21 P - SUMMARY WINE I SITE SNd SINGLE FAMILY RESIG. "'NOTA PART' SUMMA Y« ',. ',� SITE SNd PRBN ATE 3CHGOL TAPMIT- '/ ,iFMoa4M�5 � fi'�'�A 'roiu.wr r'14.v"P�.en� �/ / / F 'A�A1u1MRC[YYnN1BMdON,NabQb6NM�F6k� a 7 4t+ "eS �� f'O .NR6Wo� +..'iAJ{, $`AREVALOB PAW' nee.aso6ro n.wrE�w.we+PPea maw NB N'Pe � ISNdI SUMMARY........... UMMARY a 1/9 NE j� I.'.'.-.. 4 i /✓� PFonsew * I'•'•:•.':! ' LEGEND ........... � � � .... ' Allow, r'• j - El PU G O ewr>p.,ccreeatE ro neww rovrm,wFero uu.w Ufl6 �awounfio«ccm°wbia urnw«ai««.w� El - , ID P NT,NG SITE PLAN NOTES Nfl desgn group tt x � Ce.10ne PUN sUeM. ---- ��II R4 a33 o6VRB RMS SYB«t SITE PLAN SN-1,SN-2,SN-4&SN-5 SCALE 1'.80' 01 ,zn..oc rwus 6urMn ot_ PIaNMNBN ward garfield specific plan-specific plan#16 —� huntington beach-ry storage facility `L 19118 ward street,huntington beach,caiifomia 92646 sHFFr 1Gi:Southern Calflornla Edtaon,14799 Chestnut Street,Westminster,Ca.,92680 .F..� azoesa design group 18600 mein sheet,sulfa 710,huntinpton beach,callfomia 92648.6006 714.84t-7147 Vh rnnw.•.,w+.,.r..»»,.w«.,.,.+»wn»w..w.u»—,..-s+ww.°n..,,,.�w+mv,arv,,.w..«.«°,.W.�w,m..,m.«.w«w..ww„s.Mw«..,,nN«.w.wd.,..,....+...•,.,,,,,�.,+w.+.•.«r.«.,w°«��°.....w,.»W«.e,Nea.m..-w.e..,nv....,,,....w,....«wn..dw«,«...--c,.,«,��"uoa M,.Noea,a 8 o a o 0 g WASH/DUMP STATION FLOOR PLAN ® 01 � T WASH/DUMPSTATION STATION ELEVATION(FACING SOUTH) ® 02 o WASH/DUMPSTATION STATION ELEVATION(FACING NORTH) ® 03 WASH STATION PLAN NOTES ail- _ design group WASH/DUMP STATION ELEVATION(FACING EAST) ® 04 ward garfield specific plan-specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,calffomia 92646 — ror:Southern Callfornla EdtA ,14799 Chestnut Street,Westminster,Ca.,92683 .56 excess design group 18600 mein street,sutte 110,huntinpum beach,ceNfanla 9264&8006 714.641-7147 w«.e...-.w....-n,,.....w.®.wr.,.....w.,..-...r.,..r......swe,....,,.t m.>...•,,....a,...w.u,.,.....�.non.......-.-a.+..,.,,r...•,�..«..,o,,......<.P..mwm,�w,um nn.,oua,s W I I' Q ��y z PARTIAL FIRE DEPT.TURNING RADIUS SITE PLAN PA-1 04 asdgn group OBTb OB TMN9.6�BM y 13A..W 11W�9.9�bIA k O,Aa� z ward garfield specific plan -specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,calitornia 92646 — for:Southern Celli a Edlwn,14799 Chestnut Street,Westminster,Ca.,92683 W excess design group 18800 main street,su9e 110,huntington beach,caftrnta 9264UGM 714.841.7147 /./ .6O epnw'.mr...aW.ruu.,wwrrr,,.,Mn+...r.M«r.�Yw+w.n,.s.n.r,.w.a® +vWw.www,p«,w.inn,,..nrw...+Fw.r.,m..nn+mm�n,w�,...m...a.wn,.w.w4�s r.m.Hawn,suss.u.wry.w.xl.bna.Vn.«-wewn+4.++N,«,uiM�..wsn.nn+r.,.w.w+.Wu,wumims.u, he n.1.11 0 PA-1 z= 'G 2� Q' Q / - Q co j dealgn group PARTIAL FIRE DEPT,TURNING RADIUS SITE PLAN PA-1 O4 0013.U0 TRANS.flUeM �^' IxWOS TMf14.SMM a,. nuxww;a n ward garfield specific plan-specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,California 92646 srT for:Southern California Edison,147"Chestnut St,"t,Westminster,Ca.,92683 1.61 int ensues design group 18600 main street.,suite 110,.untington�beach,capfomia 9264&6006 714,841-7147 ,,...-n ..,.� .n.na . +�,,,..., .r.ew. .s,.+w...a....,..,..uw,..n....,....,..,.codex..�...w..-....+....w,�,....,.�,,...«ww-.m...,w,m... .roeatx \4 / PA-1 /� Z 2e 2 he / PAS r 1 PARTIAL FIRE DEPT.TURNING RADIUS SITE PLAN PA-1 ® O4 deslgngmup OG16W tRP"6 6U6M ixWDD tAA"a.BUBAIR +a� PUNW R ward garfield specific plan-specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,California 92646 SMEe' for:Southern California Edison,14799 Chestnut Street,Westminster,Ca„92880 ,f • excess dat gn grp 18600 main street,suite 110,huntington eeaoh,oxi9omla 9264"8 714.841-7147 I L N� .a...-,.w..w.�...w...,...a.,.,....nwr..-.,.r,....w,,,..,....w.w.wr.»a.,....-.w.,,«...n,...ou..w....m.w.m..,..,.n..r.u...,,....r..,..«,,.,w,,,,+aw,.r,..,.wr-ua....u..,........v,..n.ice..,,.r.�,..e....,.w...,...............w+w—,www.,mwu.. 0 Pa aac'C r^1 t4 ,� ,Pys.-.L S kd� 't. � '�,,• - ,. 101 �r� 01 u�y® ,,,D I 0 J �4 tin J G��K � ,u.,womxuna mean OWL-�w�_Pav,e.�me P M/l � FIRE HYDRANT PLAN ® 04 desgngroup a.w rnnws,eusM. a 1.W.10 MIOR ward garfield specific plan-specific plan#16 —� huntington beach-ry storage facility 19118 ward street,huntington beach,caltfornla 92646 SHPe. for:Southern CelMornla Edison,14799 Chestnut Street,Westminster,Ca„926 I.�O _ azress design group 19800 mein sheet,sulte 11Q,huntington beach,celitomta 92848.5001 714.841.7147 -I ``, ®..r,-..w..,.,r.«..u........,..n.....r,r....�r.r-....«.,.,....am�a.w..........,.....w......,.,.........,....,.,.. ..............e�..e., ...,...,-..,w.........,.,....m.n.e...,.... ,.«....,....,,,�,.....«.....w«...w...u.,m... �.,.owia V_ 5N Z' E] 7=- 440�4 "A q. -VA -Q: L!j 4- ' F '4 777777-7,777,77 ""kl�N ' U 4 ER rwu,.wn awe N1 A't"" A; - ------------ N` 7VIAlp 2 1 ED 'V" ---------- SITE PLAN NOTES -4, a�`T"W' ............11�'1'11 g ❑E] 0, W�p 7' -77 EP.7 ENLARGED SITE PLAN 04 desip group PIS sls� ML-o---- ward garfield specific plan-specific plan#16 Ej huntington beach-ry storage facility 19118 ward street,huntington beach,calffomia92646a se OFFICE FLOOR PLAN 06 . for:Southern California Edison,14799 Chestnut Street,Westminster,Ca.,92683 access design group 18600jalnstre��!ui!ti.10,==n ,.cafif..- 2.10 41- 1� xas�„ .��: - 3'? ,� :;;y ',.:s x'"�Ex"'x4,�.x, �''r7 �✓ %:Lwr�' s;.•,� •`r'i. `�� ',. x a �., e � �.; - 'w'.�,�:".... �,,##.. �. ,'; .�# U*`,~'�5,,,,� .y;,..�.:,c,;r+.>.. � .��' ,rr,t�. ,�z+,�ti"s _.t,��v F:, ���ra r F».`*rwn.7a;��'•�`,af,a.+f'" .,,� a4,� r'�:a�p��;�J'� r.,w-�y;� �• ',,� �a• w;�, ,�, �} u,�` w xs•,�.,wN �:'"�.. ,.p:^ ,2 .�t^�.,, ..e,. .n a"- a rs....ra+, r,_ .` w 4' t a �,,,, fix•, n; vc� �. x•���. .�� ., ,� �,., j .,w- ,,.,,�^^„-v..w., `"'.� e� ".,�. r.� ,..:. :... .1�',.,�`w' <i t, 4v.. ,•� ;' ,,�,. ','h ;a. Y,,. '.3 ..,A.�,d�� � ,�++,;;r„v:.,, re..:7f.,' :,�, t`� 'w x NORTH ELEVATION m1s° 02 t��t .�,,z ,-,y�,. '� :.=.t M+ ..�,� M '� '�"' �a .r „� 'i; � ;':,rr.• s,� .�' .r:'a �:p+�>4s, z;.�w„ wr, r� :<m•s�,m,..`, .r. �t�At' aw u- '.-'"' ,'.�x: x" «.?'�, ?.�. ~3,...,..',�". ,.,. ...al+.'- c,,.a.,,,,i+�?yfn;� ,rc�.�� ,.�;., }. .,�,`-'w.1., :,'cc «+fir =`��+fii'�,�s` ..� ..s"� ; �Sw-.,�F 4, r^,� .4, qs- 3a SOUTH ELEVATION 7ne" 03 r \ wawawuuuuuuB.�, - -- 41 - :�1'.; .d k „ ,:,,• ;�""Ys a., WEST ELEVATION ins' 04 IMlex1AL6 LEOENO: ALLALL—M—TO BE NO NABLE -' design group ` e � .. MONUMENT SIGN ins" 05 EAST ELEVATION 3116, 15 cLoaeLECENc �Ta.a nN.Bw_n ward garfield specific plan -specific plan#16M�o�re huntington beach-ry storage facility 19118 ward street,huntington beach,calilornla 92M BNEET for.Southern California Edison,14799 Chestnut Street,Westminster,Ca.,92683 Y w O exesas design group 18600 main atreet,suR 110,huntl ton beach,califamis 92648-6006 714,841-7147 1 �h �..r..,..,r,.ar.�..,.«..++n.....n..+�wau.,.ww��.,.,.,..w„aaauen...,.,.,.+,rwa«.,.,.ama,.......,w..:..w"n...vaw.,m�mw.ffi ne.r ouo,x V t 44ADINGN07ES PRELIMINARY GRADING PLANS FOR HUNTINGTON BEACH RV STORAGE ! NON m w. lm °.ate ro -- >r„nm,<_ 19116 WARD STREET $ k"�pnr-or-.�r a ew.mmm,ewne on muoo:nmrnl�mn ee oe<mnd bmr Ine puovo sms gp..fmml prla to Ine,faf of i.ax rlr�� HUNTINGTON BEACH,CA 92646 APN Is5-?m10 I ____ EDISON SUSS7AT10N r ! ecacn , rn.rmnax.<a>wx.,m. I'�I I s ap I r a Q I4! -- z bICI 1 M NORTH --- J — ,.,,,, �,m;, m,1,,,a.,,xl l..m".,1, = e .p n� •'w„a 91, I ! I I BASIS OF SEARINGS: , MANUFACTURED HOUSING 1' _ I v I DATUM STATEMENPAx — WB $HEET 2 OF 3 1111 cMl. � l wma.,a`a_a,.,r..,a,. m_r,n.mlrmnm"mr / � , „e„Frm nr m.clr ma.+.m „ All :;�e11 osw,n�.q SHEET 30F3 C � undergra"nd Servrcr A/erf l �l / rw xwvxc w.s ecrar m.me /: PRNATE E7R'8 MOT7CE TO COMRACTOR / IFREVALOS PARK _ r sr.aw m r'vsrxr uvorrtrnax+o uwxcsrox rxc mom"�1cr n„.um os rncsr xiurs w.wcx m pt _ a,ro'%,rrc e�sr w nx wow<roa. x r nx ,til r wa mx e o r aµ�G�mr ur"'�`iw"so pv`o">Fcr we ununr`:vro�+,µo.xr mlw Illrs cw"$ L.,. 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TREES fnvu,wu rc.uvrv+om+zw enrm SHANGR"LN. 1 +a ro+r rux c.xow rro v,usm n.rror e,mm PA-1 ; SNRUBsNNEs vrzn QN/1" 7-41 r design group PARTIAL PRELIMINARY LANDSCAPE PLAN-PLANNING AREA PA-1 ® 04 oe+om w+suaM. 0G25AD TPPNB.eUIM. tf W.OB TRAN3.9USM.R O1_ PWYNI.CM ward garfield specific plan-specific plan#16 huntington beach-ry storage facility 19118 Ward street,hunfington beach,california 92646 s T for:Southern California Edison,14799 Chestnut Street,Westminster,Ca.,92693 excess design group 18600 main street,suite 110,huntington beach,california 92648.6006 714.841.7147 L—VQ • �.r.....www...w...w.w.........,...,uw....w.w....n...,.r....,.w��w,..•.,.......,P.,»....r,......w..+a.w.............r-w,.w+,.,.......w..�..,+..,..,,wr-....a...,w..m.,.w+...,.w,.w...,wr•.�n.r,re....aw.,.....w,+-.u.......,,o,w�.....w—rxcw,,,sie..uo. xe.roaatx N `r J \ \ o LEGEND __,®._.— —9 • PLANT PALLETE * + TREES SNRUBSNINEb u � REN�TA OFFICE • om ae • d n / ENLARGED PRELIMINARY LANDSCAPE PLAN @ ENTRY 04 design group gg 9 p�v oe.t:na Fun.sua,.�. ��. oa.ano ranea.suety. p f1 iR4a991RM.R �'�='f o1.0e.10 W1We�G X2_ ward garfieid specific plan-specific plan#16 huntington beach-ry storage facility 19118 ward street,huntington beach,california 92646 s"EET for:Southern California Edison,14799 Chestnut Street,Westminster,Ca.,92883 A �) azsess design group 18600 maln:treat,suite 110,hun8ngton beach,califomia 9264"006 714.841.7147 4 en.w.,.,.,.,..wem.,,....,.,-,,,.n..,...wm.-,.�.,w,...,.r«,..,.....:9on..®.w,.,.....,...,......,n,...�.,.....n...u.�...n,.>-.mr,m....,.+.a-,..,..-n.,ra.r.w,.,.+u«..,.,.rrn,......a..aae.«r......-.,�,...m+.r,,.,,.,...�,.w...w..+w,�a ne.nao�s N �i City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING January 29, 2009 Mike Adams and Associates 21190 Beach Boulevard Huntington Beach, CA 92648 SUBJECT: GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024, ENVIRONMENTAL ASSESSMENT NO. 09-006 (WARD GARFIELD SPECIFIC PLAN NO. 16) 19118 WARD STREET PROJECT IMPLEMENTATION CODE REQUIREMENTS Dear Mr. Adams, In order to assist you with your development proposal, staff has reviewed the project and identified applicable city policies, standard plans, and development and use requirements, excerpted from the City of Huntington Beach Zoning& Subdivision Ordinance and Municipal Codes. This list is intended to help you through the permitting process and various stages of project implementation. It should be noted that this requirement list is in addition to any"conditions of approval" adopted by the Planning Commission. Please note that if the design of your project or site conditions change, the list may also change. If you would like a clarification of any of these requirements, an explanation of the Huntington Beach Zoning & Subdivision Ordinance and Municipal Codes, or believe some of the items listed do not apply to your project, and/or you would like to discuss them in further detail, please contact me at jjames@surfcit -hb.org or 714-536-5596 and/or the respective source department(contact person below). Sincerely, J"v12�� Jamtie Senior Planner Enclosure cc: Gerald Caraig,Building and Safety Department—714-374-1575 Darin Maresh,Fire Department—714-536-5531 Bob Milani,Public Works—714-374-1735 Herb Fauland,Planning Manager Jason Kelley,Planning Department Property Owner Project File ,&TTACHMENT NO. q- I (g:jj\ward garfield\Code Requirements Letter 120309) Phone 714-536-5271 Fax 714-374-1540 www.surfcity-hb.org HHUNTINGTON BEACH PLANNING DEPARTMENT HUNTINGTON BEACH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JANUARY 19, 2010 PROJECT NAME: WARD GARFIELD SPECIFIC PLAN/RECREATIONAL VEHICLE STORAGE) PLANNING APPLICATION NO. PLANNING APPLICATION NO. 2009-197 ENTITLEMENTS: GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024, NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN / RECREATIONAL VEHICLE STORAGE) DATE OF PLANS: JANUARY 14, 2010 PROJECT LOCATION: 19118 WARD STREET PLAN REVIEWER: JANE JAMES TELEPHONE/E-MAIL: 714-536-5596/jjames@surfcity-hb.org PROJECT DESCRIPTION: TO PERMIT THE ESTABLISHMENT OF A NEW 557 SPACE RECREATIONAL STORAGE FACILITY ON A 13.52 ACRES IN CONJUNCTION WITH THE ADOPTION OF THE WARD GARFIELD SPECIFIC PLAN NO 14 FOR A 43.60 ACRE PORTION OWNED BY SOUTHER CALIFORNIA EDISON. THE GPA IS TO ESTABLISH THE SPECIFIC PLAN OVERLAY; THE ZMA IS TO AMEND THE ZONING FROM RL TO SPECIFIC PLAN NO. 14, THE ZTA IS TO ADOPT SPECIFIC PLAN NO. 14 AND THE CUP IS TO ESTABLISH THE RV STORGAE FACILITY. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. CONDITIONAL USE PERMIT NO. 09-024: 1. The site plan, floor plans, and elevations approved by the Planning Commission shall be the conceptually approved design with the following modifications: ATTACHMENT �`�. 2 Page 2 of 5 a. Parking lot striping shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. b. 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 right-of-ways. 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. c. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback a minimum of15 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 proposed screening must be submitted for review and approval with the application for building permit(s). d. Depict the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service), and similar items on the site plan and elevations. If located on a building, they shall be architecturally integrated with the design of the building, non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. e. All parking area lighting shall be energy efficient and designed so as not to produce glare on adjacent residential properties. Security lighting shall be provided in areas accessible to the public during nighttime hours, and such lighting shall be on a time-clock or photo-sensor system. (HBZSO 231.18(C) 2. Prior to issuance of demolition permits, the following shall be completed: a. The applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) and any other local, state, or federal law regarding the removal and disposal of any hazardous material including asbestos, lead, and PCB's. These requirements include but are not limited to: survey, identification of removal methods, containment measures, use and treatment of water, proper truck hauling, disposal procedures, and proper notification to any and all involved agencies. b. Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos survey shall be completed. c. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District. d. The City of Huntington Beach shall receive written verification from the South Coast Air Quality Management District that the Notification procedures have been completed. e. All asbestos shall be removed from all buildings prior to demolition of any portion of any building. 3. Prior to issuance of grading permits, the following shall be completed: a. A tentative parcel map shall be submitted and approved pursuant to Title 25 of the Huntington Beach Zoning and Subdivision Ordinance. Said map shall be recorded prior to issuance of a building permit unless other timing is specified in Public Works' code requirements. b. At least 14 days prior to any grading activity, the applicant/developer shall provide notice in writing to property owners of record and tenants of properties within a 1000-foot radius of the project site as noticed for the public hearing. The notice shall include a general description of planned grading activities and an estimated timeline for commencement and completion of work ATTACHMENT NO, �. 5 Page 3 of S and a contact person name with phone number_ Prior to issuance of the grading permit, a copy of the notice and list of recipients shall be submitted to the Planning Department. c. Blockwall/fencing plans (including a site plan, section drawings, and elevations depicting the height and material of all retaining walls, walls, and fences) consistent with the grading plan shall be submitted to and approved by the Planning Department. Double walls shall be avoided to the greatest extent feasible. Applicant shall coordinate with adjacent property owners and make reasonable attempts to construct one common property line wall. If coordination between property owners cannot be accomplished, the applicant shall construct an eight(8)foot tall solid CMU or combination of existing CMU with new decorative elements located entirely within the subject property and with a two (2) inch maximum separation from the property line. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls located on the subject property. Any removal of walls on private residential property and construction of new common walls shall include approval by property owners of adjacent properties. The plans shall identify materials, seep holes and drainage. 4. Prior to submittal for building permits, the following shall be completed: a. One set of project plans, revised pursuant to Condition of Approval No. 1, shall be submitted for review, approval and inclusion in the entitlement file, to the Planning Department. b. Zoning entitlement conditions of approval, code requirements identified herein and code requirements identified in separately transmitted memorandum from the Departments of Fire and Public Works shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing)and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. c. Submit three (3) copies of the site plan and the processing fee to the Planning Department for addressing purposes. d. Contact the United States Postal Service for approval of mailbox location(s). 5. Prior to issuance of building permits, the following shall be completed: a. An interim parking and building materials storage plan shall be submitted to the Planning Department 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 plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. b. A gated entryway(access control devices) plan shall be submitted to the Planning Department. The gated entryway shall comply with Fire Department Standard No. 403. In addition, the gated entryway plan shall be reviewed by the United States Postal Service. Prior to the installation of any gates, such plan shall be reviewed and approved by the Planning, Fire and Public Works Departments. c. An "Acceptance of Conditions" form shall be properly executed by the applicant and an authorized representative of the owner of the property, recorded with the County Recorder's Office, and returned to the Planning Department for inclusion in the entitlement file. Conditions of approval shall remain in effect in the recorded form in perpetuity, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. ATTACHMENT NO. Page 4 of 5 d. All new commercial and industrial development and all new residential development not covered by Chapter 254 of the Huntington Beach Zoning and Subdivision Ordinance, except for mobile home parks, shall pay a park fee, pursuant to the provisions of HBZSO Section 230.20— Payment of Park Fee. The fees shall be paid and calculated according to a schedule adopted by City Council resolution (City of Huntington Beach Planning Department Fee Schedule). 6. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. Construction equipment shall be maintained in peak operating condition to reduce emissions. b. Use low sulfur(0.5%)fuel by weight for construction equipment. c. Truck idling shall be prohibited for periods longer than 10 minutes. d. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. e. Discontinue operation during second stage smog alerts. f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/grading activity. g. All Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays. 7. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released until the following has been completed: a. All improvements must be completed in accordance with approved plans, except as provided for by conditions of approval. b. The applicant shall re-stripe the parking lot to conform to provisions of Chapter 231 of the Huntington Beach Zoning & Subdivision Ordinance. c. Compliance with all conditions of approval specified herein shall be verified by the Planning Department. d. 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. e. A Certificate of Occupancy must be approved by the Planning Department and issued by the Building and Safety Department. 8. The use shall comply with the following: a. See Conditional Use Permit No. 09-024 for a complete list of conditions of approval regarding the use. 9. Within three years from issuance of final building permit inspection or Certificate of Occupancy, the following shall be completed: any delayed improvements to the public street system as determined by the Department of Public Works. 10. The Development Services Departments (Building & Safety, Fire, Planning and Public Works)shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning may approve minor amendments to plans and/or conditions of ATTACHMENT e �-S Page 5 of 5 approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action. 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 provisions of HBZSO Section 241.18. 11. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. 12. This Conditional Use Permit No. 09-024 shall not become effective until General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09-007 have been approved by the City Council and are in effect. 13. This Conditional Use Permit No. 09-024 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 Planning and Building Department a minimum 30 days prior to the expiration date. 14. The Planning Commission reserves the right to revoke Conditional Use Permit No. 09-024 pursuant to a public hearing for revocation, if any violation of the conditions of approval, Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 15. The project shall comply with all applicable requirements of the Municipal Code, Building & Safety Department and Fire Department, as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 16. Construction shall be limited to Monday—Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 17. The applicant shall submit a check in the amount of$50.00 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 Planning Department within two (2) days of the Planning Commission's approval of entitlements. 18. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Planning Commission. 19. All permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO. Prior to installing any new signs, changing sign faces, or installing promotional signs, applicable permit(s) shall be obtained from the Planning Department. Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs. ATTACHMENT m 2 - , CITY OF' HUNTINGTON BEACH PUBLIC WORKS DEPARTNIENT PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JANUARY 25, 2010 PROJECT NAME: RV STORAGE FACILITY, WARD GARFIELD SPECIFIC PLAN NO. 14 ENTITLEMENTS: GPA 09-02, ZMA 09-02, ZTA 09-07, CUP 09-24, EA 09-06 PLNG APPLICATION NO: 2009-0197 DATE OF PLANS: AUGUST 14, 2009 (DECEMBER 1, 2009- REVISED PRELIMINARY WQMP & HYDROLOGY STUDY) PROJECT LOCATION: 19118 WARD STREET PROJECT PLANNER: JANE JAMES, SENIOR PLANNER TELEPHONE/E-MAIL: 714-536-5596 /JJAMESCcbSURFCITY-HB.ORG PLAN REVIEWER: BOB MILANI, SENIOR CIVIL ENGINEER L_W TELEPHONE/E-MAIL: 714-374-1735 /BOB.MILANI agSURFCITY-HB.ORG PROJECT DESCRIPTION: TO PERMIT THE ESTABLISHMENT OF A NEW 557 SPACE RECREATION VEHICLE STORAGE FACILITY ON AN APPROXIMATELY 13.52 ACRE PROPERTY IN CONJUNCTION WITH THE ADOPTION OF THE WARD GARFIELD SPECIFIC PLAN FOR A 43.6 ACRE PORTION OWNED BY SOUTHERN CALIFORNIA EDISON. The following is a list of code requirements deemed applicable to the proposed project based on plans as stated above. The items below are to meet the City of Huntington Beach's Municipal Code (HBMC), Zoning and Subdivision Ordinance (ZSO), Department of Public Works Standard Plans (Civil, Water and Landscaping) and the American Public Works Association (APWA) Standards Specifications for Public Works Construction (Green Book), the Orange County Drainage Area management Plan (DAMP), and the City Arboricultural and Landscape Standards and Specifications. The list is intended to assist the applicant by identifying requirements which shall be satisfied during the various stages of project permitting, implementation and construction. If you have any questions regarding these requirements, please contact the Plan Reviewer or Project Planner. TENTATIVE PARCEL MAP THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO RECORDATION OF THE FINAL PARCEL MAP: 1. A Tentative Parcel Map shall be submitted to the Planning Department for review and approval_ (SMA 66424, ZSO 253.14) ATTACH �- 7 Page 2(—9 2. A Final Parcel Map shall be submitted to the Department of Public Works for review and approval and shall include a title report to indicate the fee title owner(s) as shown on a title report for the subject properties. The title report shall not be more than six (6) weeks old at the time of submittal of the Final Parcel Map. (SMA 66424, ZSO 253.12) 3. The Final Parcel Map shall be consistent with the approved Tentative Parcel Map. (ZSO 253.14) 4. The following dedications to the City of Huntington Beach shall be shown on the Final Parcel Map: (ZSO 230.084A& 253.10K) a. A 13-foot right-of-way dedication for public street and public utilities purposes along the entire Ward Street frontage of APN 155-301-02 per Public Works Standard Plan No. 102. (GP, ZSO 230.84) b. A blanket easement over the RV Storage private streets and/or access ways for Police and Fire Department emergency access purposes. 5. A reproducible Mylar copy and a print of the recorded Final Parcel Map shall be submitted to the Department of Public Works at the time of recordation. 6. The engineer or surveyor preparing the Final Parcel Map shall comply with Sections 7-9- 330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18 for the following item: c. Tie the boundary of the map into the Horizontal Control System established by the County Surveyor. d. Provide a digital-graphics file of said map to the County of Orange. 7. Provide a digital-graphics file of said map to the City per the following design criteria: e. Design Specification: i. Digital data shall be full size (1:1) and in compliance with the California coordinate system — STATEPLANE Zone 6 (Lambert Conformal Conic projection), NAD 83 datum in accordance with the County of Orange Ordinance 3809. ii. Digital data shall have double precision accuracy (up to fifteen significant digits). iii. Digital data shall have units in US FEET. iv. A separate drawing file shall be submitted for each individual sheet. V. Digital data shall be in compliance with the Huntington Beach Standard Sheets, drawing names, pen color and layering conventions. vi. Feature compilation shall include, but shall not be limited to: Assessor's Parcel Numbers (APN), street addresses and street names with suffix. f. File Format and Media Specification: i. Shall be in compliance with one of the following file formats (AutoCAD DWG format preferred): ® AutoCAD (version 2000, release 4) drawing file: _.DWG • Drawing Interchange file: _.DXF ii. Shall be in compliance with the following media type: ATTACHMENT NO. �. � Page 3 of 9 CD Recordable (CD-R) 650 Megabytes 8. All applicable Public Works fees shall be paid. Fees shall be calculated based on the currently approved rate at the time of payment. (ZSO 250.16) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A DEMOLITION PERMIT: 9. Applicant shall provide a consulting arborist report on all the existing trees. Said report shall quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. (Resolution 4545) a. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent (13'-14' of trunk height for Queen Palms and 8'-9' of brown trunk). THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A GRADING PERMIT: 10. The Final Parcel Map shall be recorded with the County of Orange. 11. The following dedications to the City of Huntington Beach shall be shown on the Precise Grading Plan. (ZSO 230.084A) a. A 13-foot right-of-way dedication for public street and public utilities purposes along the entire Ward Street frontage of APN 155-301-02 per Public Works Standard Plan No. 102. (GP, ZSO 230.84) 12. An Improvement Plan prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (MC 17.05/ZSO 230.84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: a. New curb, gutter and sidewalk along the entire Ward Street frontage of APN 155-301-02 per City Standard Plan Nos. 202 and 207. (ZSO 255.04) b. New pavement for the easterly side of the Ward Street frontage (From existing edge of pavement to the new gutter edge) per City Standard Plan No. 103. (ZSO 255.04) C. The proposed driveway approaches on Ward Street shall be constructed per City Standard Plan No. 211. (ZSO 230.84) d. Street lights shall be installed along the entire Ward Street project frontage of APN 155-301-02. Street lighting plans shall be prepared by a Licensed Civil or Electrical Engineer in accordance with the City of Huntington Department of Public Works guidelines. (ZSO 230.84) e. A curb return shall be installed on the southeast corner of Garfield Avenue and Ward Street. Due to possible conflicts with the existing high voltage electrical tower at this corner, a modified curb return design shall be submitted to the Department of Public Works for review and approval. (ZSO 230.84) f. An ADA compliant access ramp at the southeast corner of Garfield Avenue and Ward Street per Caltrans Standard Plan A88A. (ZSO 230.84, ADA) Page 4 of 9 g. Currently, there are no public sanitary sewer facilities on Ward Street in the project vicinity to serve the development. A public sanitary sewer main shall be designed and constructed to run southerly on Ward Street to Sunday Drive and turn westerly to connect to the manhole just to west of the intersection of Ward Street and Sunday Drive. (ZSO 255) 13. A Precise Grading Plan prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (MC 17.05/ZSO 230.84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: a. A new domestic water service and meter shall be installed per Water Division Standards, and sized to meet the minimum requirements set by the California Plumbing Code (CPC) (MC 14.08.020) b. A separate irrigation water service and meter shall be installed per Water Division Standards. (ZSO 232) C. A separate backflow protection device shall be installed per Water Division Standards for domestic, irrigation, and fire water services. (Resolution 5921 and Title 17) d. A new sewer lateral shall be installed and be sized to accommodate the proposed RV Storage office building restroom and dump/wash station. (ZSO 230.84) 14. A Signing and Striping Plan for Ward Street shall be prepared by a Licensed Civil or Traffic Engineer and be submitted to the Department of Public Works for review and approval. The plans shall be prepared according to the City of Huntington Beach Signing and Striping Plan Preparation Guidelines. (ZSO 230.84) 15. Based on the Fire Department's requirement for a private on-site fire hydrant system, a hydraulic water analysis is required to identify any off-site water improvements necessary to adequately protect the property per the Fire Department requirements. The developer shall be required to upgrade/improve the City's water system per City Water Standards to meet the water demands to the site and/or otherwise mitigate the impacts of the property at no cost to the City. The developer shall provide the City with a site plan showing the existing and proposed on-site and off-site water improvements (including pipeline sizes, fire hydrants, meters, and backflow device locations). The developer shall be responsible to pay the City for performing the water analysis using the City's hydraulic water model. (SMA 66428.1(d) and ZSO 255.04(E)) 16. The existing 36 inch steel reclaimed waterline that crosses the development portion of the site is an Orange County Water District (O.C.W.D.) Facility. This O.C.W.D. waterline and related facilities shall be shown on all the development plans for the project. The construction of any improvements over the waterline and its related facilities shall be coordinated and approved by O.C.W.D. prior to the issuance of a Precise Grading Permit. 17. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect shall be submitted to the Public Works Department for review and approval by the Public Works and Planning Departments. (ZSO 232.04) a. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent (13'-14' of trunk height for Queen Palms and 8'-9' of brown trunk). A,T� � Nis 7. 10 Page_S of 9 b. "Smart irrigation controllers" and/or other innovative means to reduce the quantity of runoff shall be installed. (ZSO 232.04D) C. Standard landscape code requirements apply. (ZSO 232) 18. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (ZSO 232.04B) 19. Landscaping plans should utilize native, drought-tolerant landscape materials where appropriate and feasible. (DAMP) 20. The Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree planting plan and approve in writing the selection and locations proposed for new trees and the protection measures and locations of existing trees to remain. Said Arborist report shall be incorporated onto the Landscape Architect's plans as construction notes and/or construction requirements. The report shall include the Arborist's name, certificate number and the Arborist's wet signature on the final plan. (Resolution-4545) 21. There are no existing public storm drain facilities on Ward Street in the project vicinity. A hydrology and hydraulic analysis for all necessary on and off-site drainage improvements shall be submitted to the Department of Public Works for review and approval (10, 25, and 100-year storms and back to back storms shall be analyzed). In addition, if on-site detention is proposed, this study shall include 24-hour peak back-to- back 100-year storms for detention analysis and shall include ponding exhibits. The drainage improvements shall be designed and constructed as required by the Department of Public Works to mitigate impact of increased runoff due to development, or deficient, downstream systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. (ZSO 230.84) 22. Prior to the issuance of any grading or building permits for projects that will result in soil disturbance of one or more acres of land, the applicant shall demonstrate that coverage has been obtained under California's General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number. Projects subject to this requirement shall prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) conforming to the current National Pollution Discharge Elimination System (NPDES) requirements shall be submitted to the Department of Public Works for review and acceptance. A copy of the current SWPPP shall be kept at the project site and another copy to be submitted to the City. (DAMP) 23. A Project Water Quality Management Plan (WQMP)conforming to the City of Huntington Beach's Project WQMP Preparation Guidance Manual dated June 2006 and prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and acceptance and shall include the following: a. Discusses regional or watershed programs (if applicable). b. Addresses Site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas. creating reduced or "zero discharge" areas, and conserving natural areas. C. Incorporates the applicable Routine Source Control BMPs as defined in the Drainage Area Management Plan. Source Control BMPs shall be implemented TTAIC"'O T N . q. Page 6 of 9 as appropriate to protect groundwater quality from target pollutants associated with this type of development such as antifreeze, oil and grease leaks from RVs and boats and any other pollutants identified by the applicant. (DAMP) d. Incorporates Treatment Control BMPs as defined in the DAMP. e. Generally describes the long-term operation and maintenance requirements for the Treatment Control BMPs. f. Identifies the entity that will be responsible for long-term operation and maintenance of the Treatment Control BMPs. g. Describes the mechanism for funding the long-term operation and maintenance of the Treatment Control BMPs. h. Includes an Operations and Maintenance (O&M) Plan for all structural BMPs. i. After incorporating plan check comments of Public Works, three final WQMPs (signed by the owner and the Registered Civil Engineer of record) shall be submitted to Public Works for acceptance. After acceptance, two copies of the final report shall be returned to applicant for the production of a single complete electronic copy of the accepted version of the WQMP on CD media that includes: i) The 11" by 17" Site Plan in .TIFF format (400 by 400 dpi minimum). ii) The remainder of the complete WQMP in .PDF format including the signed and stamped title sheet, owner's certification sheet, Inspection/Maintenance Responsibility sheet, appendices, attachments and all educational material_ j. The applicant shall return one CD media to Public Works for the project record file. 24. Indicate the type and location of Water Quality Treatment Control Best Management Practices (BMPs) on the Grading Plan consistent with the Project WQMP. The WQMP shall follow the City of Huntington Beach; Project Water Quality Management Plan Preparation Guidance Manual dated June 2006. The WQMP shall be submitted with the first submittal of the Grading Plan. 25. In order to protect groundwater resources and to avoid clogging from excessive siltation and debris, any structural infiltration BMP shall meet the following requirements: a. The vertical distance from the bottom of the infiltration system to the seasonal high groundwater shall be at least 10 feet. b. The infiltration system shall be located at least 100 feet horizontally from any water supply wells. C. The infiltration BMP shall be preceded by an acceptable pretreatment BMP device such as grit chambers, swales with check dams, filter strips or sediment forebays/traps. Such pretreatment device shall be appropriately designed to remove target pollutants associated with this type of development prior to discharge to the infiltration BMP. 26. The proposed on-site designated vehicle wash area shall not drain to the storm drain system. Wash water from this area shall be directed to the sanitary sewer (upon approval by the Orange County Sanitation District), to an engineered infiltration system, or to an equally effective alternative. Pre-treatment may also be required. (DAMP) Page 7 of 9 27. The on-site sewer dump station shall be constructed to have a minimum of forty-eight inch (48") by forty-eight inch (48") concrete floor graded and sloping downward to the sewer riser equipped with a cap to prevent stormwater from entering the system. The sewer disposal point shall have a concrete containment wall installed around the disposal point, no less than six inches (6") in height. A standard RV/boat sewer dump instruction sign approved by the Department of Public Works shall be posted at the station. 28. A suitable location, as approved by the City, shall be depicted on the grading plan for the necessary trash enclosure. The area shall be paved with an impervious surface, designed not to allow run-on from adjoining areas, designed to divert drainage from adjoining roofs and pavements diverted around the area, and screened or walled to prevent off-site transport of trash. The trash enclosure area shall be covered or roofed with a solid, impervious material. Connection of trash area drains into the storm drain system is prohibited. The trash enclosure area shall be connected to the sanitary sewer. (DAMP) 29. A detailed soils and geological 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, over excavation, engineered fill, dewatering, settlement, protection of adjacent structures, chemical and fill properties, liquefaction, retaining walls, streets, and utilities and infiltration rates for existing onsite soils. The soils report shall specifically address the required pavement sections necessary to accommodate long-term parking of heavy vehicles such as RVs and boats. (MC 17.05.150) 30. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule 403 as related to fugitive dust control. (AQMD Rule 403) 31. The name and phone number of an on-site field supervisor hired by the developer shall be submitted to the Planning and Public Works Departments. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading- related concerns. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/She will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number, regarding grading and construction activities, and "1-800-CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. 32. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading. THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLIED WITH DURING GRADING OPERATIONS: 33. An Encroachment Permit is required for all work within the City's right-of-way. (MC 12.38.010/MC 14.36.030) 34. The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material in excess of 5000 cubic yards is required. This plan shall include the approximate number of truck trips and the TT N T NO, � �3 Page 8 of 9 proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction-related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (MC 17.05.210) 35. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations. (California Stormwater BMP Handbook, Construction Wind Erosion WE-1) 36. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (MC 17.05) 37. Wet down the areas that are to be graded or that is being graded, in the late morning and after work is completed for the day. (WE-1/MC 17.05) 38. The construction disturbance area shall be kept as small as possible. (California Stormwater BMP Handbook, Construction Erosion Control EC-1) (DAMP) 39. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (DAMP) 40. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. (DAMP) 41. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (AQMD Rule 403) 42. Wind barriers shall be installed along the perimeter of the site. (DAMP) 43. All construction materials, wastes, grading or demolition debris and stockpiles of soils, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent transport into surface or ground waters by wind, rain, tracking, tidal erosion or dispersion. (DAMP) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 44. A Precise Grading Permit shall be issued. (MC 17.05) 45. Traffic impact fees for the commercial development shall be paid at the applicable rate at the time and prior to Building Permit issuance. The current rate is $163 per net new added daily trip and is adjusted annually on December 1. The new added daily trips shall be calculated by City staff or determined from applicant provided traffic survey data of a similar site. (MC 17.65) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: 46. Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, shall be prepared in accordance with the latest edition of the City of Huntington Beach Construction Traffic Control Plan Preparation Guidelines and submitted to the Department of Public Works for review and approval. (Construction Traffic Control Plan Preparation Guidelines) ATTACHMENT a l Page 9 of 9 THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO FINAL INSPECTION OR OCCUPANCY: 47. Complete all improvements as shown on the approved grading, improvement, and landscape plans. (MC 17.05) 48. All new utilities shall be undergrounded. (MC 17.64) 49. All applicable Public Works fees shall be paid at the current rate unless otherwise stated, per the Public Works Fee Schedule adopted by the City Council and available on the city web site at http://www.surfcity-hb.org/files/users/public works/fee schedule.pdf. (ZSO 240.06/ZSO 250.16) 50. The current tree code requirements shall apply to this site. (ZSO 232) a. Existing trees to remain on site shall not be disfigured or mutilated, (ZSO 232.04E) b. General tree requirements, regarding quantities and sizes. (ZSO 232.08B and C) 51. All landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect. (ZSO 232.04D) 52. Applicant shall provide City with CD media TIFF images (in City format) and CD (AutoCAD only) copy of complete City Approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record. 53. The Water Ordinance #14.52, the "Water Efficient Landscape Requirements" apply for projects with 2500 square feet of landscaping and larger. (MC 14.52) 54. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, the applicant shall: a. Demonstrate that all structural Best Management Practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications. b. Demonstrate all drainage courses, pipes, gutters, basins, etc. are clean and properly constructed. C. Demonstrate that applicant is prepared to implement all non-structural BMPs described in the Project WQMP. d. Demonstrate that an adequate number of copies of the approved Project WQMP are available for the future occupiers. ATTA',`�_' T NO. c�. IS: HnHUNTINGTON BEACH FIRE DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS HUNTINGTON BEACH DATE: SPETEMBER 10, 2009 PROJECT NAME: WARD RV STORAGE ENTITLEMENTS: CONDITIONAL USE PERMIT NO. 09-024 PROJECT LOCATION: 19118 WARD STREET, HUNTINGTON BEACH, CA PLANNER: JANE JAMES, ASSOCIATE PLANNER TELEPHONE/E-MAIL: (714) 536-5596/jjames@surfcity-hb.org PLAN REVIEWER-FIRE: DARIN MARESH, FIRE DEVELOPMENT SPECIALIST TELEPHONE/E-MAIL: (714) 536-5531/dmaresh@surfcity-hb.org PROJECT DESCRIPTION: TO PERMIT THE ESTABLISHMENT OF A NEW 557 SPACE RECREATIONAL STORAGE FACILITY ON A 13.52 ACRES IN I NCONJUNCTION WITH THE ADOPTION OF THE WARD GARFIELD SPECIFIC PLAN NO 14 FOR A 43.60 ACRE PORTION OWNED BY SOUTHER CALIFORNIA EDISON. THE GPA IS TO ESTABLISH THE SPECIFIC PLAN OVERLAY; THE ZMA IS TO AMEND THE ZONING FROM RL TO SPECIFIC PLAN NO. 14, THE ZTA IS TO ADOPT SPECIFIC PLAN NO. 14 AND THE CUP IS TO ESTABLISH TH RV STORGAE FACILITY. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated August 20, 2008. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer- Fire: DARIN MARESH, FIRE DEVELOPMENT SPECIALIST. PRIOR TO DEMOLITION, GRADING, SITE DEVELOPMENT, ISSUANCE OF GRADING PERMITS, BUILDING PERMITS, AND/OR CONSTRUCTION, THE FOLLOWING SHALL BE REQUIRED: Fire Apparatus Access Fire Access Roads shall be provided and maintained in compliance with City Specification # 401, Minimum Standards for Fire Apparatus Access. Driving area shall be capable of supporting a fire apparatus (75,000 Ibs and 12,000 lb point load). Minimum fire access road width is twenty- four feet (24') wide, with thirteen feet six inches (13' 6") vertical clearance. Fire access roads ATT T c � . Page 2 of 4 fronting commercial buildings shall be a minimum width of twenty-six feet (26') wide, with thirteen feet six inches (13' 6") vertical clearance. For Fire Department approval, reference and demonstrate compliance with City Specification #401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Fire Access Road Turns and Corners shall be designed with a minimum inner radius of seventeen feet (17') and a minimum outer radius of forty five feet (45) per City Specification # 401 Minimum Standards for Fire Apparatus Access. For Fire Department approval, reference and demonstrate compliance with City Specification # 401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Reciprocal Access. Existing designated 24 foot wide fire apparatus access roads (shared as a 12'/12' reciprocal fire apparatus access road/driveway shall be preserved and maintained in compliance with City Specification #401, Minimum Standards for Fire Apparatus Access. Overhead clearance of 13' 6" shall be maintained and obstructions such as roof eves shall not project into the designated fire lane minimum overhead clearance. (FD) Fire Lanes, as determined by the Fire Department, shall be posted, marked, and maintained per City Specification #415, Fire Lanes Signage and Markings on Private, Residential, Commercial and Industrial Properties. The site plan shall clearly identify all red fire lane curbs, both in location and length of run. The location of fire lane signs shall be depicted. No parking shall be allowed in the designated 24 foot wide fire apparatus access road or supplemental fire access per City Specification # 415. For Fire Department approval, reference and demonstrate compliance with City Specification #401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Secured Vehicle Entries shall utilize KNOX@ activated access switches (Knox switches for automated gates, Knox padlocks for manual gates), and comply with City Specification #403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. Reference compliance in the plan notes. (FD) Secured Automated Vehicle Entry Gates (Residential) shall utilize a combination "Strobe- Activated Switch" and "Knox Manual Key Switch", and comply with City Specification # 403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. Reference compliance with City Specification # 403 Fire Access for Pedestrian or Vehicular Security Gates & Buildings in the plan notes. (FD) Fore Hydrants and Water Systems Private Fire Hydrants are required. Hydrants must be portrayed on the site plan. Hydrants shall be installed and in service before combustible construction begins. Installation of hydrants and service mains shall meet NFPA 13 and 24, 2002 Edition, Huntington Beach Fire Code Appendix B and C, and City Specification # 407 Fire Hydrant Installation Standards requirements. Private Page 3 of 4 fire hydrants shall not be pressurized by Fire Department Connections to the sprinkler system. The system design shall ensure that recirculation of pressurized water from the hydrant, thru the FDC and back through the sprinkler system supply to the hydrant does not occur. Installation of the private fire service main, including fire department connections, shall meet NFPA 13 and 24, 2002 Edition requirements. Maximum allowed velocity of fire flow in supply piping is 12 fps. The maintenance of private fire hydrants is the responsibility of the owner or facility association. Shop drawings shall be submitted to and approved by the Fire Department. For Fire Department approval, portray the fire hydrants and reference compliance with City Specification #407 Fire Hydrant Installation Standards in the plan notes. (FD) Private Fire Service Piping (FSP) Application for permit shall be made for private on-site Fire Service Piping (FSP), including but not limited to, private fire service mains and underground sprinkler laterals. Maximum allowed velocity of fire flow in supply piping is 12 fps. Additionally, application for permit shall be made for fire protections systems (sprinklers, alarms, chemical, fire pumps, etc.) as applicable. Permits may be obtained at the City of Huntington Beach Department Fire Department by completing a Fire Permit Form (available at Fire Administration) and submitting such plans and specifications as required by the bureau of fire prevention. A permit constitutes permission to begin work in accordance with approved plans and specifications. The permit fee includes plan checking and inspections by an authorized fire prevention inspector. Development reviews/approvals by the bureau of fire prevention during planning do not constitute approval to perform FSP or fire protection system work, unless otherwise noted. (FD) Private Fire Service Connection to the Public Water Supply- Separate plans shall be submitted to the Public Works Department detailing the connection, piping, valves and back-flow prevention assembly (DDCA) for approval and permits. Approval by Public Works and the Fire Department must be completed prior to issuance of a grading permit. The dedicated private fire water service off-site improvements shall be shown on a precise grading plan, prepared by a Licensed Civil Engineer. (FD) Fire Protection Systems Fire Extinguishers shall be installed and located in all areas to comply with Huntington Beach Fire Code standards found in City Specification #424. The minimum required dry chemical fire extinguisher size is 2A 10BC and shall be installed within 75 feet travel distance to all portions of the building. Extinguishers are required to be serviced or replaced annually. (FD) GIS Mapping Information a. GIS Mapping Information shall be provided to the Fire Department in compliance with GIS Department CAD Submittal Guideline requirements. Minimum submittals shall include the following: , HMENT . t Page 4 of 4 ➢ Site plot plan showing the building footprint. ➢ Specify the type of use for the building ➢ Location of electrical, gas, water, sprinkler system shut-offs. ➢ Fire Sprinkler Connections (FDC) if any. ➢ Knox Access locations for doors, gates, and vehicle access. ➢ Street name and address. Final site plot plan shall be submitted in the following digital format and shall include the following: ➢ Submittal media shall be via CD rom to the Fire Department. ➢ Shall be in accordance with County of Orange Ordinance 3809. ➢ File format shall be in .shp, AutoCAD, AUTOCAD MAP (latest possible release ) drawing file - .DWG (preferred) or Drawing Interchange File - .DXF. ➢ Data should be in NAD83 State Plane, Zone 6, Feet Lambert Conformal Conic Projection. ➢ Separate drawing file for each individual sheet. In compliance with Huntington Beach Standard Sheets, drawing names, pen colors, and layering convention. and conform to City of Huntington Beach Specification # 409 — Street Naming and Addressing. For specific GIS technical requirements, contact the Huntington Beach GIS Department at (714) 536-5574. For Fire Department approval, reference compliance with GIS Mapping Information in the building plan notes. (FD) THE FOLLOWING CONDITIONS SHALL BE MAINTAINED DURING CONSTRUCTION: a. Fire/Emergency Access And Site Safety shall be maintained during project construction phases in compliance with HBFC Chapter 14, Fire Safety During Construction And Demolition. (FD) b. Fire/Emergency Access And Site Safety shall be maintained during project construction phases in compliance with City Specification #426, Fire Safety Requirements for Construction Sites. (FD) Fire Department City Specifications may be obtained at: Huntington Beach Fire Department Administrative Office City Hall 2000 Main Street, 51h floor Huntington Beach, CA 92648 or through the City's website at www.surfcity-hb.org If you have any questions, please contact the Fire Prevention Division at (714) 536-5411. S:\Prevention\1-Development\1-Planning Department-Planning Applications, CUP's\A-1-12-2008 CUP Commercial.doc • J� CITY OF HUNTINGTON BEACH DEPARTMENT OF BUILDING & SAFETY HUNTINGTON BEACH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: SEPTEMBER 10, 2009 PROJECT NAME: RV PARKING ENTITLEMENTS: PLANNING APPLICATION NO. 2009-197; GPA NO. 09-002; ZMA NO. 09- 002; ZTA NO. 09-007; CUP NO. 09-024; EA NO. 09-006 PROJECT LOCATION: 19118 WARD STREET PROJECT PLANNER: JANE JAMES, SENIOR PLANNER DATE OF PLANS: AUGUST 14, 2009 PLAN REVIEWER: JASON KWAK, PLAN CHECK ENGINEER TELEPHONE/E-MAIL: (714) 536-52781 ikwak(a)surfcity-hb.orq PROJECT DESCRIPTION: To permit the establishment of a new 557 space recreation vehicle storage facility on an approximately 13.52 acre property in conjunction with the adoption of the Ward Garfield Specific Plan for a 43.6 acre portion owned by Southern California Edison. The following is a list of code requirements deemed applicable to the proposed project based on plans received as stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. This list is not intended to be a full and complete list and serves only to highlight possible building code issues on the proposed preliminary plans. Electrical, plumbing, and mechanical items are not included in this review. If you have any questions regarding these comments, please contact the plan reviewer. 1.SPECIAL CONDITIONS: 1. None II. CODE ISSUES BASED ON PLANS & DRAWINGS SUBMITTED: 1. Project shall comply with the current state building codes adopted by the City at the time of permit application submittal. Currently they are 2007 California Building Code (CBC), 2007 California Mechanical Code, 2007 California Plumbing Code, 2007 California Electrical Code, 2007 California Energy Code and the Huntington Beach Municipal Code (HBMC). Compliance to all applicable state and local codes is required prior to issuance of building permit. CITY OF HUNTINGTON BEACH ENVIRONMENTAL BOARD PO Box 190 Huntington Beach, CA 92648 January 22, 2010 Jane James, Associate Planner City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Subject: Draft Negative Declaration No. 09-001 Dear Jane: At the January 7, 2010 meeting of the City of Huntington Beach Environmental Board the draft Negative Declaration for the "Ward Garfield Specific Plan No. 16 — Recreational Vehicle Storage" was studied. The Board agrees that the proposed facility is desirable for the community, provided certain issues are properly addressed. The Board offers the following recommendations for your consideration: Proposed Usage (RV Storage Only). The Environmental Board is concerned that the proposed facility be designated for use as an RV storage facility ONLY, and that the site not be allowed to be used as a "bullpen"for construction or other heavy equipment vehicles. If the facility is allowed to engage in such industrial use, there would be a potentially significant impact upon the surrounding community, all of which is designated and utilized as single-family residential. At the Environmental Board's January meeting, we were informed that further inquiry would be made regarding this question. We look forward to further information in this regard. Impact on Ward Avenue. The proposed project will have its entrance from Ward Street, between Tana Street and Sunday Drive. This section of Ward Street is a two-lane road, close to the intersection with Garfield Avenue. This intersection is rated by the city at Level of Service (LOS) "C." The proposed negative declaration contemplates no significant impact to traffic on Ward Street. However, at our January meeting, we were informed that approval of the project would be contingent on certain improvements to Ward, notably a widening of the street and the installation of a dedicated left-hand turn lane for entry into the facility. The board strongly agrees that such improvements to Ward are important factors in mitigating potential impact to the surrounding community. However, the board also notes that the relevant section of Ward Street is lined with single family homes. The impact to the residents of this area should be considered when planning for improvements on Ward Street. ATTACHMENT N Sewer Main on Sunday Drive. The proposed negativc declaration notes that "a public sanitary sewer main shall be designed and constructed to run southerly on Ward Street to Sunday Drive and turn westerly to connect to the manhole just west of the intersection of Ward Street and Sunday Drive." The Board notes that this section of Sunday Drive is a residential street, lined with single-family homes on both sides. The board urges consideration of the impact of this sewer main construction on the residents of Sunday Drive, and recommends that measures be taken to mitigate any potential negative impacts to the residents there. Vegetation and "Heat Island" Issues. The site designated for development is currently occupied by multiple greenhouse facilities. Such use naturally reflects sunlight away from the ground, helping to cool the surrounding area. As the board understands the design, the proposed development is essentially a large concrete pad. This use will have the opposite effect, absorbing sunlight and heating the immediate area. In addition, there is little provision made for vegetation to be utilized at the site to mitigate this effect. The board recommends further study of the potential impact of the proposed project with regards to expected light and heat absorption, and how such absorption will impact the immediate area, especially the mobile home park immediately adjacent to the proposed facility. Entry Gate. The proposed negative declaration indicates that an entry gate will be installed approximately 120 feet up the entry driveway from Ward Street. Considering that the facility will be open for entry beginning at 5:00 a.m., the Board inquires as to the kind of gate the developer plans to install at the facility. If the proposal is for a chain-guided, "wheel-on-rail" design, the noise accompanying such design may have a significant impact upon the adjacent mobile home facility, as well as the single family homes abutting Ward Street. The board encourages the installation of a system which utilizes as quiet a design as possible. Please do not hesitate to contact us directly if you have any questions in relation to this matter. Sincerely, 30q-Swti , pka Bob Smith, Ph.D. City of Huntington Beach Environmental Board 2 g�ACHVIENT - „ 2 STATE OF CALIFORNIA—BUSIN I'RANSPORTAT[ON AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor DEPARTMENT OF TRANSPORTATION District 12 d 3337 Michelson Drive,Suite 380 Irvine,CA 92612-8894 Tel:(949)724-2267 wer Fax:(949)724-2592 Flex your poient! Be energy efficient! January 21, 2010 Ms. Jane James File: IGR/CEQA City of Huntington Beach SCH #: 2009121048 2000 Main Street Log #: 2429A Huntington Beach, CA 92648 I-405, SR-39 Subject: Ward Garfield Specific Plan (Huntington Beach RV Storage) Dear Ms. James: Thank you for the opportunity to review and comment on the Draft Negative Declaration for the Ward Garfield Specific Plan (Huntington Beach RV Storage) Project. The Ward Garfield Specific Plan No. 16 development concept provides for a recreational vehicle storage lot that will consist of 557± parking spaces, a 480 square foot modular rental office with restroom, and associated perimeter fencing and lighting. The project site is located on the southeast corner of Garfield Avenue and Ward Street within a portion of the SCE right-of-way that parallels the Santa Ana River channel in the City of Huntington Beach. The California Department of Transportation, District 12 is a commenting agency on this project,and has no comment at this time. Please continue to keep us informed of this project and any future developments which could potentially impact State transportation facilities. If you have any questions or need to contact us, please do not hesitate to call Zhongping(John)Xu at(949) 724-2338. Sincerely, k MARYAM MOLAVI Acting Branch Chief, Local Development/Intergovernmental Review c: Terry Roberts,Office of Planning and Research "Caltrans improves mobility across Cahfornia" ATTACHMEINJ NO. L January 22, 20 10 Jane James Urtfington gcach Senior Planner H G DEPI �,�ANr+li�l City of Huntington Beach Planning Department 2000 Main Street Huntington Beach,California 92648 RE: Draft Negative Decla-ration for the Ward Garfield Specific Plan Project Dear Ms.James, We are Huntington Beach homeowners who could potentially be affected by the above project. Our comments to the Draft Negative Declaration are as follows: Visually Sensitive Areas: From page 5. Policy U5.1.4: Require the review of new and or expansions of existing industrial and utility facilities to ensure that such facilities will not visually impair the City's coastal corridors and entry nodes. The proposed project adds a vehicle storage use beneath the existing overhead power lines without disrupting SCE's ability to provide service to its customers. Additionally the proposed use wilt not visually impair coastal areas or entry nodes as the site is located on the eastern edge of the City,away from visually sensitive areas. Comment: It is equally important to ensure that the proposed RV Storage facility not visually impair the view currently enjoyed by Glen Mar homeowners and residents of Mariner's Pointe mobile home park. Noise From page 22 The project's potential to generate noise related impacts after completion of construction include the vehicle trips to and from the RV storage facility. The noise levels from the RV's are anticipated to be below City of Huntington Beach daytime(7:OOAM to 10:00PM)noise ordinance limits for anticipated daytime noise sources. The facility will not be in operation during nighttime hours. Standard office hours are 8:OOAM to S:OOPM (Sunday-Friday); 7:OOAM to 6:OOPM(Saturday). Remote gate hours will be programmed from 5:OOAM to 7:OOPM, allowing tenants to enter the site to store or retrieve vehicles. The tenants will access the facility with a remote control transmitter to open the gate while still on Ward Street.The remote system allows efficient access to the site and eliminates vehicle idling noise within the driveway approach at the site entrance.No amplified or pager system is proposed,therefore minimizing annoyance to adjacent residences.Additionally,no vehicular repair or living within the vehicles will be permitted.Noise impacts are expected to be less than significant. I Ft 0 1 ,Z Comment: Noise is an issue. The residents of the mobile home park and the Glen Mar homeowners currently hear very little noise on the east side of our properties. Since the remote access gate is proposed to operate from 5:00 AM until 7:00 PM, the noise levels in our backyards, which are now very quiet_ would increase for 14 hours a day, more if a tenant schedules an `after hours' appointment. Lighting: From page 27 Discussion: The site is presently occupied by the Ellis Substation and Village Nurseries Landscape Center. The proposed RV facility will introduce security lighting along the perimeter of the facility. The proposed lighting uses"Dark Sky"technology that is designed to direct light down toward the ground and prevent light spillage onto the adjacent residential properties.The project will be subject to compliance with City codes requiring that lighting be shielded and directed so as to prevent glare and spillage onto adjacent residential properties.No significant impacts are anticipated. Comment: We strongly disagree with the assessment that there would be no significant impacts. The residents most affected by this project currently enjoy the benefits of very little light pollution bordering the east side of our property. If`security lighting' means lighting the night sky from dusk to dawn,we vehemently object and would ask that the lights bordering the residents be left off during night time hours. Many of the homes that would border this proposed RV Storage facility have as many as 3 bedrooms that face east. Continual lighting of the night sky would be a constant annoyance. Aesthetics: From page 29 Discussion:The site is adjacent to the existing Mariner's Pointe mobile home park and existing single family residences that currently view the landscape nursery and electrical transmission towers and lines. The SCE substation will continue its current operation and will not result in any changed visual character for the surrounding uses.The Village Nurseries business will be consolidated from its current location to a smaller portion of the site and will also not result in a changed visual character. The proposed RV Storage facility includes the installation of approximately eight ft. high ornamental fencing along the residential properties as well as a five foot wide landscape buffer. To minimize the view impacts to the residences,the proponent proposes to install intensified landscaping material to grow through the fencing and the residential units are currently surrounded by an existing six foot high masonry wall. While large profile recreational vehicles including motor homes and boats may be present on site, the landscape buffer and eight ft.high ornamental fence will serve to screen the view of the vehicles. Additionally, the site is only minimally visible from the surrounding public street system on Ward Street and the primary view of the property is currently large SCE towers.No chain-link fencing is proposed. T T A .a Comment: Fencing of any type and/or the parking of high profile motor homes will visually impair the view currently enjoyed by residents of Mariner's Pointe mobile home park and the Glen Mar homeowners that border the proposed RV storage facility. As a result property values will be adversely affected. A possible compromise would be to require the owners of the storage facility to reserve the parking spaces between the residential area and the Santa Ana River be reserved for low profile vehicles such as boats; that are less than 6 ft in height and reduce the height of the ornamental fence to 6 ft, matching the existing masonry fence. There is no mention of the irrigation and drainage considerations required to properly maintain the landscaping. `Intensified landscaping' is a vague term. The plants to be used should be specified by name, and agreed to by the residents of Mariner's Pointe mobile home park and the Glen Mar homeowners. Thank you for the opportunity to comment on this proposal. oj� <zv Tim&Debbi Henigman 19502 Aragon Cr. Huntington Beach,CA 92646 ATTACHWENT NO. 11 .4 AA t - Be KfJAGHMEN Y� f r 0 R A N G E C 0 U N T Y Jess A. Carbaial, Director 300 N.Flower Street Santa Ana,CA Public W. , orks P 0 Box 4048 Santa Ana,CA 92702-4048 Our Community. our commitment. Telephone: (714)834-2300 Fax: (714)834-5188 NCL 09-043 January 21, 2010 Ms. Jane James, Senior Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach, CA 92648 SUBJECT: Ward Garfield Specific Plan Project Dear Ms. James: The County of Orange has reviewed the Draft Negative Declaration for the Ward Garfield Specific Plan Project located in the City of Huntington Beach and offers the following comments concerning CEQA guidelines, hydrology and floodplain issues. CEQA Guidelines It is recommended the following be addressed in the Proposed Negative Declaration: Page 16- The discussion on "greenhouse gas" related changes in State CEQA Guidelines needs to be updated, since the Negative Declaration refers to actions that will occur in 2009, which is now past. Hydrology & Floodplain 1. The Draft Negative Declaration states that the subject project, currently an undeveloped site, will increase the amount of impervious surfaces by approximately 11 acres. Therefore, hydrologic and hydraulic analyses may need to be performed to evaluate and compare quantitatively the runoff volumes, peak flow rate increases, adequacy of existing storm drains and off-site channels that will ultimately carry these discharges. The analyses are needed to ensure that post-project conditions along upstream or downstream OC and/or OCFCD drainage facilities are not worsened as a result of the project. ATTACHMENT NOz Jane James January 21, 2010 Page 2 2. Should the hydrologic and hydraulic analyses indicate that upstream and/or downstream conditions are worsened, appropriate mitigation measures should be proposed in consultation with OC Public Works/Flood Programs. 3. All hydrologic and hydraulic studies must conform to the current guidelines and criteria as specified in the Orange County Hydrology Manual (OCHM), Addendum No. 1 to the OCHM and the Orange County Flood Control Design Manual. If you have any questions, please contact Chris Uzo Diribe at (714) 834-2542. Sincerely, Michael Balsamo, Manager Land Use Planning Department of Toxic Substances Control Cki Maziar Movassaghi, Acting Director Linda S.Adams 5796 Corporate Avenue Arnold Schwarzenegger Secretary for Cypress, California 90630 Governor Environmental Protection January 4, 2010 Ms. Jane James Senior Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach, California 92649 NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION FOR THE WARD GARFIELD SPECIFIC PLAN NO.16 (RECREATIONAL VEHICLE STORAGE) PROJECT (SCH # 2009121048), ORANGE COUNTY Dear Ms. James: The Department of Toxic Substances Control (DTSC) has received your submitted draft Initial Study (IS) and proposed draft Mitigated Negative Declaration (MND) for the above-mentioned project. The following project description is stated in your document: "The Ward Garfield Specific Plan No.16 development concept provides for a recreational vehicle (RV) storage facility within a portion of the Southern California Edison (SCE) right-of-way that parallels the Santa Ana River Channel on the eastern boundary of the City of Huntington Beach (City). The proposed RV storage will consist of 557+/- RV parking spaces, a 480 square feet modular rental office with restroom, and associated perimeter fencing and lighting. There will be a dump station for grey and black water, a vehicle washing area, and a trash enclosure inside the facility. Existing transmission towers and electrical lines will continue to exist throughout the RV parking facility. The project site consists of approximately 43.60 acres at the southeast corner of Ward Street and Garfield Avenue at the east end of the City. The site is surrounded by the Orange County Sanitation District uses to the north across Garfield Avenue (City of Fountain Valley); the Santa Ana River Channel to the east; Arevalos Park and single family residences to the south; Mariner's Pointe Mobilehome Park to the southwest; and single family residences to the west across Ward Street. The existing land uses include an electrical substation and a landscape nursery business under the existing electrical transmission lines". DTSC has the following comments: 1) The MND should identify the mechanism to initiate any required investigation and/or remediation for any site that may be contaminated, and the government agency to provide appropriate regulatory oversight. If necessary, DTSC would ATTACHMENT NO® Q 'b _ ® Printed on Recycled Paper Ms. Jane James January 4, 2010 Page 2 of 4 require an oversight agreement in order to review such documents. Please see comment No. 9 below for more information. For all identified sites, the MND should evaluate whether conditions at the site may pose a threat to human health or the environment. Following are the databases of some of the pertinent regulatory agencies: • National Priorities List (NPL): A list maintained by the United States Environmental Protection Agency (U.S.EPA). • EnviroStor: A Database primarily used by the California Department of Toxic Substances Control, accessible through DTSC's website (see below). • Resource Conservation and Recovery Information System (RCRIS).. A database of RCRA facilities that is maintained by U.S. EPA. • Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS): A database of CERCLA sites that is maintained by U.S.EPA. • Solid Waste Information System (SWIS): A database provided by the California Integrated Waste Management Board which consists of both open as well as closed and inactive solid waste disposal facilities and transfer stations. • Leaking Underground Storage Tanks (LUST) / Spills, Leaks, Investigations and Cleanups (SLIC): A list that is maintained by Regional Water Quality Control Boards. • Local Counties and Cities maintain lists for hazardous substances cleanup sites and leaking underground storage tanks. • The United States Army Corps of Engineers, 911 Wilshire Boulevard, Los Angeles, California, 90017, (213) 452-3908, maintains a list of Formerly Used Defense Sites (FUDS). 2) All environmental investigations, sampling and/or remediation for the site should be conducted under a Workplan approved and overseen by a regulatory agency that has jurisdiction to oversee hazardous substance cleanup. The findings of any investigations, including any Phase I or 11 Environmental Site Assessment Investigations should be summarized in the document. All sampling results in which hazardous substances were found should be clearly summarized in a table. Ms. Jane James January 4, 2010 Page 3 of 4 3) If buildings or other structures, asphalt or concrete-paved surface areas are being planned to be demolished, an investigation should be conducted for the presence of other related hazardous chemicals, lead-based paints or products, mercury, and asbestos containing materials (ACMs). If other hazardous chemicals, lead-based paints or products, mercury or ACMs are identified, proper precautions should be taken during demolition activities. Additionally, the contaminants should be remediated in compliance with California environmental regulations and policies. 4) Project construction may require soil excavation or filling in certain areas. Sampling may be required. If soil is contaminated, it must be properly disposed and not simply placed in another location onsite. Land Disposal Restrictions (LDRs) may be applicable to such soils. Also, if the project proposes to import soil to backfill the areas excavated, sampling should be conducted to ensure that the imported soil is free of contamination. 5) Human health and the environment of sensitive receptors should be protected during the construction or demolition activities. If it is found necessary, a study of the site and a health risk assessment overseen and approved by the appropriate government agency and a qualified health risk assessor should be conducted to determine if there are, have been, or will be, any releases of hazardous materials that may pose a risk to human health or the environment. 6) If it is determined that hazardous wastes are, or will be, generated by the proposed operations, the wastes must be managed in accordance with the California Hazardous Waste Control Law (California Health and Safety Code, Division 20, Chapter 6.5) and the Hazardous Waste Control Regulations (California Code of Regulations, Title 22, Division 4.5). If it is determined that hazardous wastes will be generated, the facility should also obtain a United States Environmental Protection Agency Identification Number by contacting (800) 618-6942. Certain hazardous waste treatment processes or hazardous materials, handling, storage or uses may require authorization from the local Certified Unified Program Agency (CUPA). Information about the requirement for authorization can be obtained by contacting your local CUPA. 7) If during construction/demolition of the project, the soil and/or groundwater contamination is suspected, construction/demolition in the area should cease and appropriate health and safety procedures should be implemented. 8) If the site was used for agricultural, livestock or related activities, onsite soils and groundwater might contain pesticides, agricultural chemical, organic waste or other related residue. Proper investigation, and remedial actions, if necessary, should be conducted under the oversight of and approved by a government agency at the site prior to construction of the project. a Ms. Jane James January 4, 2010 Page 4 of 4 9) DTSC can provide guidance for cleanup oversight through an Environmental Oversight Agreement (EOA) for government agencies which would not be considered responsible parties under CERCLA, or a Voluntary Cleanup Agreement (VCA) for private parties. For additional information on the EOA or VCA, please see www.dtsc.ca.gov/SiteCleanup/Brownfields, or contact Maryam Tasnif-Abbasi, DTSC's Voluntary Cleanup Coordinator, at (714) 484-5489. 10) In future CEQA documents, please provide your e-mail address, so DTSC can send you comments both electronically and by mail If you have any questions regarding this letter, please contact Mr. Rafiq Ahmed, Project Manager, at rahmed@dtsc.ca.gov, or by phone at (714) 484-5491. Sincerely, s Greg Holmes Unit Chief Brownfields and Environmental Restoration Program - Cypress Office cc: Governor's Office of Planning and Research State Clearinghouse P.O. Box 3044 Sacramento, California 95812-3044 state.clearinghouse@opr.ca.gov CEQA Tracking Center Department of Toxic Substances Control Office of Environmental Planning and Analysis 1001 1 Street, 22nd Floor, M.S. 22-2 Sacramento, California 95814 nritter@dtsc.ca.gov CEQA# 2763 F P i u L, February 2, 2010 Jane James Senior Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach,California 92648 RE: The Ward Garfield Specific Plan Project Dear Ms. James, The residents of Aragon Circle have reviewed the proposed plans for an RV Storage Facility and are unified in our determination to protect our property values,privacy&quality of life. Our community is comprised of long time residents,many of whom have greatly invested in their homes by remodeling, adding square footage and/or installing pools. As I'm sure you know,our property values will be adversely affected by this proposal, specifically by the noise, increased traffic, night time lighting,the potential for increased crime, restricted views, proposed fencing and the view of high profile RVs and boats from our properties. The profit of one man or company,and the storage of other peoples' luxury items should not be allowed to have an adverse effect on our quality of life and the property values of our homes. In an effort to safeguard our biggest personal investment, we,the residents of Aragon Circle, are insisting that the zoning restrictions remain the same for the areas of the project that are adjacent to the properties of Aragon Circle and extend to the Santa Ana River channel. We look forward to working with you in resolving this manner. The residents of Aragon Circle, Timothy&Deborah Henigman Timothy&Christine Karpinski 19502 Aragon Cr. 19501 Aragon Cr. 17 year residents 19 year residents j f Timothy&Tamme Gallinger Gloria Neal 19512 Aragon Cr. 19521 Aragon Cr. 21 year residents 7 year resident 1' �T�AC 1 1 oft Mike& Amanda Garner Randy& ry Woemer 19522 Aragon Cr. 19531 Aragon Cr. 12-�y�ear re I !P) j 29 year residers James&Carolyn Poppen C ar es& ichelle King 19542 Aragon Cr. 19531 Aragon Cr. 34 year residents 17 yea residents Dora Jimenez Ken&Sharon Hildreth 19552 Aragon Cr. 19541 Aragon Cr. �36 year re ident 46 year residents Roger&Theresa Yates Ed&Dana Syer 19562 Aragon Cr. 19592 Aragon Cr. 40 year residents 10 year residents ATTACHMENT NO. 13 ? 2 of January 31, 2010 To: The City of Huntington Beach RE: Proposed RV Storage Facility at Yorktown and Ward My name is Joe Sire and I am a real estate broker who works for First Team Real Estate in Huntington Beach. I have worked in the area here for the past forty years or so selling homes. In particular I sell a lot of Glen Mar Homes which is where Aragon Circle is located, at the southwest corner of Yorktown and Ward. The homes on the east side of Aragon Circle back to Ward Street. The purpose of this letter is to state that, in my opinion, to extend the proposed RV Storage facility south of Yorktown immediately east of Ward, would diminish the value of the homes on Aragon, particularly those homes on the east side of Aragon that back to Ward Street. The reason for this is because it would obstruct a currently serene, natural and peaceful view, from the back of those homes, into a view that would have an industrial look to it. All the homeowners would see is RV's. And then of course there would be the security concerns that come with having a RV storage facility immediately behind your home. If you could terminate the storage facility at Yorktown, I'm sure it would be greatly appreciated by the homeowners on Aragon Street, both from an aesthetic point of view as well as from a financial point of view. Sincerely, F Joe Sire Associate Broker DRE 4 00387585 First Team Real Estate 20100 Brookhurst Street Huntington Beach, CA 92648 Email:joeroe@sireteam.com Phone: 714-963-7080 20100 Brook}runt Street. Huntington Beach, California 9 IMACHMENT O. (714) 964-331 1 - Fax (714) 968-121 t a wKw:firsrteatn.c ATTACHMENT #83 Page 1 of 1 James, Jane From: B. McClanahan [bmcclanahan@verizon.net] Sent: Monday, February 08, 2010 8:05 PM To: James, Jane Cc: anaheimrvstorage01@yahoo.com-, The McClanahans; Charlie McClanahan Subject: RV Storage at Garfield and Ward Streets Ms James By way of background, I have been a resident of Huntington Beach for almost 31 years. In all of those years we have an RV of one sort or another. Our first trailer was stored in the storage area which was located adjacent to the sanitation plant, down the street from our home at Garfield and Ward. Sadly we were forced to find another location when the sanitation plant expanded. Since then, we've moved around Orange County, storing our 30 foot fifth wheel in various locations until we arrived at Anaheim RV Storage. We were delighted to learn of their plan to open a satellite facility at Garfield and Ward and I was quite surprised to hear of the opposition posed by my neighbors. The Anaheim facility is the cleanest, most well maintained facility that we have ever rented. It is fully fenced, has 24 hour security, there are no broken down or trashy vehicles, no people doing extensive maintenance on their rigs, and absolutely no one living in them. They have hours of operation so that the neighbors will not be disturbed by RV traffic at unseemly hours. Overall, it seems like a "win-win" situation for the city and residents of Huntington Beach. The storage lot is in a location that can not have building because of it proximity to the power lines; there is no view that will be impacted as it backs up to the Santa Ana river bed. The RV owning residents of Huntington Beach have a clean, safe, paved location to store their RVs, which can be their second largest investment after their home. Please look at the Anaheim location before you make your final determination. Respectfully yours Charlotte S. McClanahan 2/9/2010 LATE COMMUNICATION #13-2 PC MTG 2-9-2010 Page 1 of 1 James, Jane From: THE McCLANAHANS Uustintime2003@sbcglobal.net] Sent: Monday, February 08, 2010 9:53 PM To: James, Jane Subject: RV Storage Ward /Garfield Dear Ms. James, You have already received an email from my mother, Charlotte McClanahan. In her letter to you, she gave you several reasons why the RV storage lot should be considered at Ward X Garfield, in Huntington Beach. I don't think I could have said it any better than what she said, so I will try not to repeat everything she said. 1, like my parents own a recreational vehicle. I have grown up in and around RV's on many as summer vacations and weekend outings. As a person who believes in family, I have started the tradition with my family. I currently own my second RV and I to, consider it an investment. As far as the management company is concerned, I would highly recommend them for the spot at Ward X Garfield.I have seen several storage facilities for RV's. I currently store my RV at the Anaheim facility. I chose to store it there for the simple fact that I believe that my investment is safe there. They have 24 hour surveillance, a security guard, and the facility is not open to the public. The facility is one of the cleanest facilities and it is well maintained. I work in Riverside County and as you probably know, the economy and the cost of land is much less than that of Orange County. I could very easily store my RV in a lot in Riverside County for as much as 50% less. I chose not to because of the cleanliness of the facility and the professionalism of the company. I hope that you would consider allowing the staff of the Anaheim RV Storage facility the opportunity to open a storage facility in Huntington Beach. I believe it would be beneficial to the citizens of Huntington Beach and the surrounding cities. Sincerely, Michael McClanahan 2/9/2010 MIC AEL C. ADAM s = — ASSOCIATES Z 00 k February 9, 2010 Huntington Beach Planning Commission Chair Blair Farley 2000 Main Street Huntington Beach, CA 92648 Subject: Huntington Beach RV Storage Facility (Ward/Garfield) Dear Chair Farley and Commissioners: As part of the proposed Huntington Beach RV Storage facility project, staff is recommending dedication and street improvements to Ward Street south of Garfield Avenue. A requirement for a 13 ft. right of way dedication for public street and public utility purposes is recommended by staff. This dedication would result in a 73 ft. right of way. Currently, Ward Street has a 60 ft. right of way adjacent to the Southern California Edison (SCE) property, and an 80 ft. right of way along the existing Mariner's Pointe Mobilehome Park. Initially, a site walk by Southern California Edison (SCE) transmission staff indicated that a 13 ft. dedication was acceptable at the Garfield/Ward intersection. However, after a meeting at the site last Wednesday which involved city staff, the architect, engineer, operator, and SCE real estate, transmission and operations staff, it was determined by SCE staff that the additional 13 ft. dedication would not be supported in the area north of the SCE Ellis Substation driveway which is approximately 500 ft. north of the RV Storage site. SCE will support and construct proposed modified improvements along the entire segment of Ward Street to Garfield Avenue. SCE staff pointed out that the staff-recommended curb line and sidewalk would bring the travel lanes too close to the base of the large towers and that servicing the towers would be difficult or impossible without impacting travel lanes. They indicated that the proximity of the towers to the new travel lanes would increase their exposure from auto accidents especially at the intersection of Ward and Garfield. The position of SCE is to grant the necessary easements for street purposes which include the full 80 ft. right of way in front of the RV Storage Facility, maintaining the 60 ft. right of way north of the substation driveway, with a logical transition between them. The attached exhibits depict this proposed transition. P.O.Box 382 Huntington Beach,CA 92648 Phone 714.374.5678 Fax 714.374.2211 Planning Commission February 9,2010 Page 2 We request the Planning Commission consider approving a modified street section to allow the project to proceed. The following condition could be included in your action: Condition 1.d. The applicant shall design and construct a modified street section for Ward Street, which transitions from 60' of R.O.W. on the north (intersection with Garfield Ave.) to 80' of R.O.W. on the south. The modified street design shall include 60' of R.O.W. between Garfield Avenue and the entrance to the Ellis Substation, transitioning from the 60' R.O.W. on the south side of the substation driveway to an 80' R.O.W. at the north edge of the RV Storage frontage to match with the existing Ward Street improvements. The transition shall allow for the design of a left turn pockets into the RV Storage facility, Ellis Substation, Tana Drive and onto westbound Garfield Avenue, as well as northbound merging conditions as determined by the Director of Public Works. The additional public R.O.W. to accommodate this modified design can be accomplished with an easement or deed restriction, which would eliminate the need to create a subdivision map. We thank you for your consideration and support. Sincerely, Mike Adams cc: Jane James, Senior Planner Bob Milani, Public Works Dept. 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AT PA-1 FRONTAGE design group WARD GARFIELD SPECIFIC PLAN #16 HUNTINGTON BEACH RV YARD 19118 WARD ST,HUNTINGoTON BEACH,CA 92646 b4%m% C 2-j ATTACHMENT # jA WARD ARFIELD SPECIFIC PLAN Re reational Vehicle Storage City of Huntington Beach City Council March 15, 2010 Promsedr Project ® Negative Declaration No. ry , 09-006 ® General Plan Amendment ` No. 09-002 ® Zoning Map Amendment ,_ q := ` No. 09-002 ® Zoning Text Amendment No. 09-007 g . o Conditional Use Permit No. 09-024 1 Backg., sand and Site History ® 43.60 acres ® SEC Ward Street and Garfield Avenue ® Owned and operated by SCE ® SCE substation, towers, lines ® Village Nurseries ® Wireless Communication Facilities ® Community Fleeting — Sept 22, 2009 Planning Commission Action and Appeal ® February 9, 2010 - PC approved project o GPA, ZMA, ZTA forwarded to CC ® February 19, 2010 — Appealed by MPT Jill Hardy o CUP, ND appealed for land use compatibility issues; consider all entitlements concurrently 2 ,Request uest ® GPA: From P (Public) to P-sp (Public- Specific Plan Overlay) ® ZMA: From RL (Residential Low Density) to Specific Plan No. 16 (SP 16) ® ZTA: Adopt SP 16 and establish unique zoning requirements ® CUP: Permit RV storage on 13.52 acres ® ND: Analyze potential environmental impacts Request Continued — ZMA ® Currently RL ® Vehicle storage in CG or I ® Rezoning to CG or I allows other uses ® SP 16 limits uses to four: o SCE substation, towers, utilities, and lines o Landscape nursery o Wireless communication o Recreational vehicle storage ® Establishes development standards 3 4 Negatave Declaration Process • December 14, 2009 — EAC meeting • December 17, 2009 — 30 day review period ® Six letters received • Caltrans • DTSC • OC PW • Two Individuals • Environmental Board GPA Analysis,,,,, m Addition of "sp" Suffix • No material change from P designation "bw, • Not consistent with RL zoning 4 - — �T�Wn ,11111F • Location — arterials, City boundary • Surrounding uses • Primary uses continue • Ancillary uses allowed 5 Z,MA and ZTA Analysis m Deletion of RL Zoning o RL not likely Compatibility o Mix of public, L I residential, and open space uses surrounding site mr o Combines utilities and low intensity commercial activities o No changes in PA 2 and PA 3 ZTA and ZMA Analysis Continued ® Development Standards • Height, setbacks, parking, landscaping, fencing • Parking — min. 5 spaces • Modular building F7 6 ` QUP RV Storacie Analysis AM, ® Compatibility • Hours of operation • Lighting • No repair, maintenance, living, etc. • Fencing and landscaping ® Appeal o Site design, conditions of approval minimize effects on adjacent properties AppoJcanfs Request ® Ward Street * 4 lane undivided in GP (80' r-o-w) * 2 lane undivided currently (60' r-o-w) * Dedicate 20' and full improvements at RV entry 4 lanes (80') * City—transition north of entry; dedicate 13'for 4 lanes (73' r-o-w) * Applicant/SCE—transition g. north of entry; 0' dedication; remain 2 lanes (60' r-o-w) Recommendation a Approval of ND No. 09-006 ® Approval of GPA No. 09-002, ZMA No. 09-002, ZTA No. 09- 007 and CUP No. 09-024 because: o SP suffix accommodates dual use of SCE o Provides needed RV storage without disrupting utility service provider o Allows continuation of landscape nursery and wireless o Compatible with surrounding uses o Minimizes potential impacts through site design, landscaping and screen fencing, operational standards, compliance with applicable codes and regulations 8 CITIZEN COMMUNICATIONS REGARDING: Public Hearing to consider GPA 09-002, ZMA 09-002, ZTA 09-007, and appeal of Planning Commission's approval of CUP 09-024 and Negative Declaration No. 09-006 - Ward Garfield Specific Plan No. 16 - Recreational Vehicle Storage. Ward Garfield Specific Plan - Aragon Cr. Residents' Report 2010 N®R -3 AM 11: 4-2 J F TO: The City Council of Huntington Beach FROM: The Residents of Aragon Cr. DATE: March 2, 2010 On February 9, 2010 the Planning Commission voted to approve Negative Declaration 09-006, General Plan Amendment 09-002, Zoning Map Amendment 09-002, Zoning Text Amendment 09-007 and Conditional Use Permit 09-024. With the subsequent appeal by Mayor pro tem Hardy on February 19 this proposal is scheduled to be heard by the City Council on March 15, 2010. The following document was prepared by the residents of Aragon Circle to help the City Council of Huntington Beach come to the conclusion that the financial gain of one person and a very large corporation, come at an unacceptable cost to long term residents of the City of Huntington Beach. This document contains an executive summary which gives a brief synopsis, followed by detailed explanations of the points, and finally supporting documents. EXECUTIVE SUMMARY: Objective LU 9.2 of the General Plan states, "Provide for the preservation of existing residential neighborhoods." The definition of the word Preserve is , "To keep or save from harm or destruction; to save;to keep in the same state; to uphold, sustain,protect; to save from deteriorating". The facts put forth in this document will clearly prove that the proposed RV storage facility specified in the Ward Garfield Specific Plan is in direct violation of Objective LU 9.2 and all that it implies. FIRE Although the threat of fire was not mentioned in the Planning Staff report, the potential for fire that could spread across hundreds of recreational vehicles and the surrounding residential area is very real. The following are some substantiating facts. • The LA County Fire Dept. prohibits RVs from being stored under high voltage transmission lines. • The Huntington Beach Fire Dept.'s document dated 9-10-2009 and titled Project Implementation Code Requirements failed to recognize the fire safety issues to surrounding residents. • An RV can bum completely in 5 minutes and produce flames 60 feet high. PROPERTY VALUES Our homes are our largest investments. It is quite disturbing to think that the profit of one individual, or corporation, would come at the cost of tens of thousands of dollars to each of the residents of the surrounding neighborhood, with very little benefit to the Aragon Cr. Residents' Report Page 1 3/3/2010 community as a whole. Almost all of the topics mentioned in the document will affect property values. The following are a few specific points • Four specific objectives in the City's General Plan support the preservation of our property values. • Independent appraisal performed—Projecting a net loss of 14%. • Real possibility of owing more than our property is worth. PRECEDENTS The following points represent precedents that have been set for not allowing a recreational vehicle storage area in a residential area,and specifically where power transmission lines are involved. • Nearly Identical project heard by the City of Orange's Planning Commission was denied. • No RV Storage Facilities built under power lines when directly adjacent to multiple single family homes. • Many of the planning commissions questions dealt with the environmental impact of the applicant's other RV storage facility,Anaheim RV Storage. The applicant blatantly misrepresented the property to the planning commission. NONCONFORMANCE WITH GENERAL PLAN& CITY ORDINANCES The following is list of areas where the proposal is not in conformance with city codes that were established to protect the citizens in residential neighborhoods. • LU 10.1.5 & 10.1.6 would apply if this project were to be done-in one of its intended districts(CG). Respectively they, "...prevent adverse impacts on adjacent residential neighborhoods."and "...adequately protect the residential use from the excessive or incompatible impacts of noise, light,vehicular traffic,visual character, and operational hazards." • LU 15.1 seeks to ensure projects of this nature achieve a consistent character, are compatible with their surrounding environment, and benefit the City. • Huntington Beach Zoning and Subdivision Ordinance requires a 660' set back between vehicle storage yards in an IG district and a residential district. CRIME Aragon Circle is a very quite, close-knit neighborhood,where crime is not an issue. With the introduction of an RV storage facility,this will change. • RV's and the valuables kept inside attract crime. • 18 calls for service to Anaheim RV Storage since Jan. 2006 • One employee from 8:00 to 5:00 and intermittent security checks are inadequate to monitor 13 +acres. • Reduction of night time light levels to prevent spilling onto homes conflicts with the need for lighting to ensure our safety. Aragon Cr.Residents' Report Page 2 3/3/2010 ENVIRONMENTAL ISSUES Many environmental issues will be introduced that currently don't exist in our community with the addition of hundreds of recreational vehicles in our back yards. Here is a list of the more prominent ones • Vacancies increase likelihood of`Heat Island' issues brought forth by the City's Environmental Board. • Replacing a nursery with Motor Vehicles, especially those with diesel engines, increase airborne toxins. • Our neighborhood's high water table will impact drainage off 9 acres of new asphalt concrete. • Environmental Assessment 09-006 seriously underestimates the increase in ambient noise levels. • No objective Photometric Light study was done at a similar facility. • Loss of coyote habitat and food sources. ECONOMIC FACTORS In addition to property depreciation,there are other economic factors that negate the need for the proposed recreational storage facility. • Creates a Net Job Loss - 24 people will lose their jobs. • Generates Inconsequential Tax Revenue. • No Need—514 vacant RV Storage spaces within a 10 mile radius. TRAFFIC The traffic in and around our neighborhood is already impacted due to the presence of the Pegasus School. The additional traffic added by the RV storage facility will only make this worse. • The data used was provided by the applicant and taken at face value—No independent traffic study was performed. • No study done on traffic intrusion into adjacent residential neighborhoods as recommended by LU 12. • Recent changes to Ward/Yorktown intersection make it difficult for RVs to stay in one lane. The residents of Aragon Circle are unified in our determination to protect our safety, property values,health&quality of life. Our city's General Plan and zoning requirements, precedents set in neighboring cities as well as LA County, and the potential negative impact to our community, are the basis for our arguments against allowing an RV Storage Facility to be built under high voltage transmission lines in a residential area. Aragon Cr. Residents' Report Page 3 3/3/2010 RECOMMENDATION: Deny Negative Declaration No. 09-006 and all associated Amendments and Conditional Use Permits. The residents of Aragon Circle, �- G?iy Timothy&Deborah enigman Timothy Christine arpinski 19502 Aragon Cr. 19501 Aragon Cr. 18 year residenis 19 year residents Timot y Tamme Gallinger Gloria Neal 19512 Aragon Cr. 19521 Aragon Cr. 21 year residents 7 year resident 6-� Mike &Amanda Garner Randy & ary Woerner 19522 Aragon Cr. 19531 Aragon Cr. 12 year residents 29 year residents James &Carolyn Poppen Ahares &6i King 19542 Aragon Cr. 19531 Aragon Cr. 34 year residents 17 year residents Dora Ji nez ken& Sharon Hildreth 19552 Aragon Cr. 19541 Aragon Cr. 3 resi nt� 46 year residents Roger&Theresa Y tes Ed&l5ana Syer 19562 Aragon Cr. 19592 Aragon Cr. 40 year residents 10 year residents Aragon Cr. Residents' Report Page 4 3/2/2010 Fire The proposed RV storage facility introduces significant fire dangers to the surrounding residents and property. An RV, once ignited, is extremely flammable and the flames spread quickly. It is not uncommon for an RV to burn to the ground in less than 10 minutes, before the Fire Department can arrive. In addition,propane tanks often explode increasing the size of the fire. Flames from an engulfed RV can reach 50-60 feet in the air. Because of the fire danger, the Los Angeles County Fire Department has prohibited recreational vehicle storage underneath power lines (V7-C1-S27, Requirements for Building Construction and Land Use Within or Adjacent to High Voltage Transmission Lines). With this precedent being set,the risk of fire under transmission lines must be taken seriously. According to Road Trip America, an RV can catch fire whether it is moving or parked. Some common causes of RV fires include leaking fuel lines and connections, shorts in the 12-volt electrical system, refrigerator fires, and pinhole fuel-line leaks in diesel- pusher engine compartments. Road Trip America also says that 75 %of RV fires have their source in the 12-volt system, and they usually smolder long before they burst into flames. This would be indicative of a stored RV. With the proposed setback of only five (5) feet, it is not unreasonable to assume that an adjacent mobile home or residence would also catch fire,putting the lives of surrounding residents in jeopardy. This risk must be taken into consideration. At a similar proposal in the City Of Orange the plan called for a setback of 20 feet. Even though the buffer was 4 times that of the Ward Garfield plan,the proposal was denied. In the Staff Report,the fire department failed to recognize the fire safety issues to surrounding residents. The report only addresses fire apparatus access, fire hydrants and water systems, and the fire protection system for the applicant's office building. In an LA Times article, dated 11/18/2007, LA County Fire Department Deputy Fire Chief Scott L. Poster is quoted as saying"Several California firefighters have been killed or injured while battling fires or training under high-voltage wires. Poster said he once watched a firefighter receive a severe shock when water from his hose hit a transmission line." In addition to the above, arson and the storage of flammable liquids (Gas/Propane)will increase the fire risk to residents. Supporting Documentation Attachment# V7-C1-S27, Requirements for Building Construction and Land Use Within or 1 Adjacent to High Voltage Transmission Lines Road Trip America 2 Aragon Cr. Residents' Report Page 5 3/3/2010 City of Orange Planning Commission Available at: Meeting Minutes12-17-07 The City of Orange's website City of Orange Planning Commission Available at: Meeting Minutes 3-3-08 The City of Orange's website LA Times Article Available at http://articles.latimes.com/2007/nov/1 8/local/ me-edisonl 8 Property Values Property values are affected by many of the issues put forth in this document. These include increased crime, the threat of fire, environmental factors such as noise, lights, heat from asphalt , fumes from diesel and gasoline engines, as well as the visual impact of hundred of RV's directly behind the houses. The loss of property value by the proposed RV Storage Area is real and quantifiable. Not only will there be an adverse effect on the personal finances of those directly adjacent to the storage area,but there will be a ripple effect throughout the entire neighborhood. Quantifying Property Loss In order to quantify the property value loss should the facility be permitted, an independent appraisal was performed on the property located at 19522 Aragon Circle, with the assumption that an RV Storage area would be directly adjacent to the property. The appraiser states "THE OPINION OF THE LOSS OF VALUE BECAUSE OF THE CHANGE OF THE LEASE BEHIND THE SUBJECT PROPERTY IS$100,000". The property would have appraised at $710,000.00 without the RV Storage Area. With the Storage Area the appraisal would be $610,000.00, a loss of roughly 14%. Supporting Documentation Attachment# Appraisal 19522 Aragon Dated Feb. 25, 2010 3 Individual Financial Health Because of the already sagging real estate market, any additional devaluation of property can have a catastrophic effect on financial health of the homeowners of Aragon Circle. There is a high probability that some of the properties will become "Upside Down" in value, possibly causing short-sales or bank repossession. Cascading Effect of Property Value Loss The decrease in property values of Aragon Circle will impact more than just its' residents. Re-appraisals, short-sales and back repossessions will decrease the values of homes in the surrounding neighborhoods as well due to the property value comparisons that are performed when a house is appraised for sale or refinance. Aragon Cr. Residents' Report Page 6 3/3/2010 Conclusion For the residents of Aragon Circle, our houses are our largest investments. Many of us have increased the property values through intensive remodeling, adding pools and building room additions. Because of the pride and investments in our neighborhood, and the adverse effect an adjacent RV Storage Facility would have on the home values, we are absolutely opposed to the proposed RV Storage facility. If there is a doubt as to whether or not the claims in this section are true, one just needs ask them self if they would purchase a house next to an RV Storage Facility without there being a deep discount in the price of the property. Precedents City of Orange On March 3rd 2008,the city of Orange Planning Commission voted against a proposal for an RV Storage area under power transmission lines located at 1582 N. Tustin. The project had almost the exact same characteristics as the proposed Ward/Garfield RV storage facility. The surrounding area is zoned for low density residential. Even though there was a proposed 20 foot buffer between the single family residences and the closest an RV would be parked next to a neighboring property was 48 feet (as opposed to 5 feet proposed for this project), and the spaces had been reduced from 522 to 382 to try and mitigate the effect on the surrounding residential area, the planning commission voted against allowing the project to move forward. Some of the reasons stated for voting against the proposal were: • "The project was not compliant with land use in that neighborhood" • The pulling back lighting, there would be unintended criminal consequences" • "the residents had a 5' wall that would separate them from the proposed use. The hedge and the possibility of adding a fence to mitigate security was not enough. He (Commissioner Bonina) felt it was not reasonable and could not support the project". • "the Los Angeles County Fire Department felt there was sufficient hazard to restrict R.V. storage under power lines" • "the thing most concerning was visual mitigation, with respect to screening for the residents and the security measures" • Chairman Imboden stated he was concerned with the evening lighting that would be reflected back up into the sky, and the light pollution, or ambient light level. It was a legitimate concern. It was not a regular parking lot as there were large vehicles with flat, light colored roofs. Supporting Documentation Available at City of Orange Planning Commission The City of Orange's website Meeting Minutesl2-17-07 City of Orange Planning Commission The City of Orange's website Meeting Minutes 3-3-08 Aragon Cr. Residents' Report Page 7 3/3/2010 RV Storage Facilities Next to Single Family Homes As a rule, RV storage facilities are not allowed to abut low density residential properties within Orange County. In fact we were only able to find 2 out of 24 that were next to low density residential properties. One of facilities is Baker Security Storage, which is in a- commercially zoned area where the adjacent houses were built after the RV Storage Facility and no power lines exist at the site. Thus the owners of the houses knew they were buying next to a storage facility, and assuredly bought their houses at a discount. The other is the only RV storage facility in Orange County, located under power transmission lines, that has a single family residence directly adjacent to it. And in that case, the zoning allows for only one (1) single family residence to abut the lot; the rest of the adjacent properties either being vacant, high density apartments, or commercial areas. In the apartment building having adjacent units, there are only 5 apartment units overlooking the facility. The other apartments are located at least 50 feet from the 10 foot block wall around the Storage Area. This facility is Anaheim RV storage which is owned by Doc Rivers. Misrepresentation of Applicants Existing Property to the Planning Commission Many of the questions the Planning Commission asked were related to the precedent set by the environmental impact of the Anaheim RV Storage on the surrounding residents. Doc Rivers verbally painted a picture of a quiet residential area that is very similar to ours. This could not be further from the truth. Approximately 15 minutes after the Public Hearing Portion of the Meeting ended Commissioner Mantini asked the following question of Mr. Rivers. "In Anaheim you said you're surrounded, you're facility is surrounded by single family homes and apartment buildings, what has your experience been with the residents in terms of lighting and noise, uh were they uh, like this situation with two story homes where they can see over into the RV park, and what has your feedback been. " Mr. Rivers replied, "In the four years we haven't had, um, we've had maybe a few complaints over time, but we are surrounded complete by residential single family homes at the back of our property and on both sides we have two story apartments and so we haven't had, we've had very few complaints and those were typically in the original beginning year and since then we've addressed any concerns of tenants or residents. " On Monday, February 15, 2010 a visitation was done to the Anaheim RV Storage on Lincoln Ave. We found the following: • This facility is divided in half by Lincoln Ave. • The portion south of Lincoln is bordered on the east by an unimproved dirt lot, on the west by Eden Nursery, and to the south by a flood control channel. • The portion north of Lincoln is bordered on the east by a strip mall, a two story apartment complex of which only 5 units overlook the RV Storage Facility, a carport, and one single family, single story home. Aragon Cr. Residents' Report Page 8 3/3/2010 ® To the west of this portion of the facility is a car wash and two apartment complexes. One apartment complex has 50 feet between the RV facility's ten foot block wall and the apartments themselves. The other has a 70 foot buffer. The carports of these apartment buildings are immediately adjacent to the wall. Supporting Documentation Attachment# Google Maps Annotated Images 1-3 4 NONCONFORMANCE WITH GENERAL,PLAN & CITY ORDINANCES The following are areas where the specific plan deviates from Huntington Beach Municipal Codes. From The General Plan Objective for Specific Plans Objective LU 15.1 - "Ensure that large scale, mixed-use, and multi-phased development projects and significant land use and activity districts achieve a consistent character, are compatible with their surrounding environment, and benefit the City. Deviation: A RV Storage Area is definitely not in character with a Residential environment that currently has a rural feel to it because of the surrounding nursery, bicycle and Equestrian trail. Deviation: 557 Recreational Vehicles stored 5 feet from a residence is not compatible with a Residential Zone. Deviation: What true benefit is this to the city? Aside from what has been termed as inconsequential tax revenue, there really is none. This document shows that there is an abundance of RV storage within a few miles of the proposed site. The people who benefit are the Edison Company, whose business is power generation, and a man who is not even a resident of Huntington Beach, all to the detriment of long time residents. Objectives for Design and Development in Commercial Districts Although the following two Land Use Objectives are for Design and Development in Commercial Districts, they apply in this case, because after all, the proposal is to put a commercial site in a residential zone. Objective LU 10.1.5 - "Require that buildings,parking, and vehicular access be sited and designed to prevent adverse impacts on adjacent residential neighborhoods." Deviation: This paper documents the adverse effects the proposed RV Storage facility will have on the adjacent residential neighborhood Objective LU 10.1.6 - "Require that commercial projects abutting residential properties Aragon Cr. Residents' Report Page 9 3/3/2010 adequately protect the residential use from the excessive or incompatible impacts of noise, light, vehicular traffic,visual character, and operational hazards." Deviation — As stated in the other sections of this document there are excessive impacts of noise from diesel and gasoline engines, light from the security lighting, vehicular traffic from the additional RV's in the neighborhood, impact on visual character from the adjacent sea of recreational vehicles, operational hazards from fires, fumes, and heat. From the Zoning and Subdivision Ordinance Title 21, Chapter 212.04—"Automobile dismantling, storage and/or impound yards may be permitted subject to the approval of a conditional use permit by the Planning Commission and the following criteria: (a) The site shall not be located within 660 feet of an R(esidential) district (b) ... (c) Storage yards shall be enclosed by a solid 6-inch concrete block or masonry wall not less than 6 feet in height and set back a minimum 10 feet from abutting streets with the entire setback area permanently landscaped and maintained. (d) ..." Deviation: (a) The proposed storage facility is adjacent to a residential district, not 660 feet away. Deviation: (b) The proposal uses the existing block wall. It is made of 4 inch concrete blocks and is only S feet high. Crime The residents of Aragon Circle have a very quiet and relatively crime free neighborhood. The calls for service from the Huntington Beach Police Department during the last 4 years are listed on attachment 6. Aragon Circle There have been 18 calls for service on Aragon Circle since O1/01/2006. Two patrol checks where the officer drove down our street as part of his beat. Two 911 W which are 911 hang-ups from a cell phone that bounced off a tower close to our street and two 911 H from land-lines on our street. There were 2 Agency Assist which are HBPD helping another department (gas, water or another police department) with a call, 2 Public Assist where HBPD sent an officer out at the residents request. Two suspicious circumstances, one medical aid and a couple of reports that were taken- one for malicious mischief and one for identity theft. Aragon Cr. Residents' Report Page 10 3/3/2010 The biggest event we have had was a little over a year ago when Anaheim Police were in pursuit of a vehicle that terminated in our cul-de-sac. This pursuit went thru Anaheim, Garden Grove, Fountain Valley and ended in Huntington Beach. Anaheim RV Storage The calls for service from the Anaheim Police Department for 2719 W. Lincoln (the current RV Storage Lot) were also obtained. These calls for service were very different; at least 6 were criminal in nature. There were 2 stolen vehicles recovered, 2 calls for a sex offense in process, 6 calls for some type of a disturbance, 3 suspicious subjects and trespassing to name just a few. Supporting Documentation Attachment# Anaheim Police Department Report dated 2-17-2010 5 Calls for Service Spreadsheet—Aragon Cr 6 Valuable Items Currently we have the production site for Village Nursery behind our house. There are not high value items being stored back there. Recreational vehicles, fifth wheelers and toy haulers are very easy to break into and usually don't have any kind of an alarm system. Anything valuable kept inside one of these would be an easy target. Lighting "Dark Sky" Technology that is currently being used at the Anaheim RV Storage Lot does not prevent light spillage or ambient light. In addition,the light that is directed into the lot bounces off the RVs that are parked inside. Supporting Documentation Attachment# Photos of Anaheim RV taken 3-1-10 7 "The Developmental Standards of SP 16 also require all on-site lighting to be dimmed to minimal security levels from 10:00 PM to 7:00 AM." There is a potential security conflict with this requirement. If the lighting is dimmed it makes it easier for concealment of any trespassing or burglaries. If the lighting is bright enough to deter crimes, then the light will also be bright enough to have a negative impact on the residents. ENVIRONMENTAL ISSUES HEAT ISLAND Page 10 of the Staff Report referenced Environmental Board Comments. Listed under Vegetation and"Heat Island" Issues, the report addressed the change to the property from greenhouse structures to asphalt concrete (AC)paving, noting that"the paved area will be occupied by large vehicles, usually light in color", implying that there is no "Heat Island" issue. A closer look at the amount of area covered by RVs versus the total area of the Recreational Vehicle Storage Facility reveals that only 25.5% (3.59 Acres) of the site is Aragon Cr. Residents' Report Page 11 3/3/2010 dedicated to RV parking spaces assuming 100%occupancy based on the size of the parking space. Basing the area on the size of the RV would make the percentage even smaller. With 8.8%listed as landscaping;that leaves the remaining 64.6% (8.74 Acres) asphalt concrete paving with the exception of those areas surrounding the electrical towers and utility poles. Calculations: Total Parking Spaces Width Length No. Of Spaces Area(Sq Ft) 10 20 145 29,000 10 25 135 33,750 11 28 29 8,932 11 30 97 32,010 11 35 84 32,340 11 40 34 14,960 11 22 L 23 5,566 Total Parking Area 156,558 (156,558 Sq Ft)/(43,560 Sq Ft/Acre) =3.59 Acres (total area of RV Parking Spaces) (3.59 Acres)/(13.52 Acres)=26.5 %dedicated to RV parkin spaces Total area of the RV Storage Facility site is listed as 13.52 acres with approximately 8.8% of the site landscaped. (13.52 acres)(0.088)= 1.19 Acres of Landscaping Remaining uncovered area equals 13.52—(3.59+ 1.19)= 8.74 acres that are not covered by_RVs (8.74 Acres)/(13.52 Acres)=0.646 or 64.6%of the RV Storage Facility area is not occupied and exposed to direct sunlight and subject to the"Heat Island"issue. A search of asphalt temperatures versus the ambient air temperature stated,"the surface temperature of roads in direct sunshine can often reach 15°C (59°F)higher than the ambient air temperature. Summary: 8.8%of total area covered by landscaping 26.5%of total area covered by RVs assuming 100%occupancy 64.6%of the total area is covered by asphalt concrete paving with the exception of areas surrounding the electrical towers and utility poles With 514 vacant RV Storage spaces within a 10 mile radius, it is probable that the percentage of uncovered asphalt will be substantially greater. Dr. Bob Smith, PhD from the City of Huntington Beach Environmental Board, states in his letter to Jane James, dated January 22, 2010; "...there is little provision made for vegetation to be utilized at the site to mitigate this effect(Heat Island). The board recommends further study of the potential impact of the proposed project with regards to expected light and heat absorption, and how such absorption will impact the immediate area, especially the Aragon Cr. Residents' Report Page 12 3/3/2010 mobile home park immediately adjacent to the proposed facility." To our knowledge,no such study was ever performed. Additionally, if the project were allowed to be completed and the business were to fail, we would be left with a costly clean up effort. FUMES Studies done by the American Heart Association, The California Air Resources Board, UCI, and other agencies, have shown that Vehicle Exhaust emissions are toxic and diesel exhaust(particulate matter) is particularly toxic. Exhaust emissions cause heart attacks, stroke, congestive heart failure, cardiac arrhythmias, cancer, and can exacerbate asthma and COPD. Children and the elderly are particularly at risk. The City Council needs to take into consideration that most of the Tenants of Mariners Point fall into this category. The project proposal states the emissions are projected to be at a safe level. There is no mention if the number of diesel powered vehicles allowed to be stored there will be restricted , or if storage will be restricted to newer, less polluting vehicles. Without analysis of the types of emissions that will be generated, it's difficult to project the amount of pollutants. The whole concept of a"safe"level of a"toxic" substance is an oxymoron. Currently we have air cleaning plants behind our homes,gU vehicles driving behind our houses will result in elevated levels of pollutants. The data in the proposal did not address the increase in the amount of pollution in our neighborhood from the Pegasus school traffic. Pegasus is a large (nearly 600 student) private school in the center of our neighborhood. It was built on a site designed to house an elementary school only. The majority of the traffic flow from the students who are driven in and out of our neighborhood, goes behind our street,via Independence,to exit onto Yorktown. The project proposal does not indicate any measurements of the current amount of pollution from Pegasus traffic,how then can it be deemed that the additional pollution from the storage facility won't exceed acceptable standards? Further studies need to be done. Currently we have effectively no emissions pollution coming from the nursery, any vehicle emissions that would be generated from the storage facility would be a new source of toxic gases and particulate matter wafting onto our neighborhood. Supporting Attachment# Documentation Localized Vehicle Available at Pollution Matters http://www.uctc.net/access/29/Access%2029%20- %2004%20%20Down%20to%20the%20Meter. df Air Pollution, Heart Available at: Disease& Stroke http://www.americanheart.org/presenter.jhtml?identifier=4419 Health Effects of Diesel Available at: Aragon Cr. Residents' Report Page 13 3/3/2010 Exhaust Particulate http://www.dieselnet.com/news/2002/09epa.php Matter Harmful Effects of Available at: Vehicle Exhaust http://www.ehhi.org/diesel/exhaust_effects_06.shtml Negative Effects of Available at: Idling http://www.greencalgary.org/take-action/campaigns/idle-free- campaign/learn-more-about-idling/health-effects-of-idling/ FLOODING As long time residents of Aragon Circle, some of us for more than 30 years, there are some observations that we have made over this period of time relative to ground water and water filtration. In the summer months it is difficult to water enough to keep the ground moist. However, in the winter months,particularly during periods of normal and high rainfall, our soil is saturated and the ground water level is within a few feet or less of the surface in our yard. This is supported by the City if Huntington Beach Downtown Specific Plan Update, Draft Environmental Impact Report, Para 2c. page 4-69 and Exhibit 4.2-2—Near Surface Water page 4-70. We believe that there is a correlation between the amount of water in the river and the water table in our neighborhood. The Santa Ana River Channel was improved approximately 10 years ago to minimize the probability of flooding along the lower river. The channel was widened and concrete walls and bottom were added. However,just behind the homes on Aragon Circle the bottom of the river was left in its natural state, which is a lite sandy soil. It is this type of soil that allows water to percolate down easily when the water table is low,but when rain along with water in the river exist, the sandy soil allows the water to percolate down under the banks and leach for a wide area raising the water table in our yards. In fact when we along with our neighbors put in a block wall between our houses some years ago,the footing had to be modified to make it shallower and wider per Huntington Beach City code. This was necessary because during the process of digging the footings for the block wall,the trench kept filling with water even though if was not raining during that time. Currently any standing water in the area behind Mariners Point Mobile Home Park and Aragon Circle drains to the south end of the Nursery across Arevalos Park and into the storm drain located at Carmania and Adams Ave. It is with the above in mind that we question the ability of an infiltration system to handle the water collected from the nine (9) acres in sub-area E3 that the applicant states will be drained to the east side of the property and allowed to percolate into the soil. Our premise is that ground water percolating from the river in addition to normal high ground water levels during the winter months will likely percolate into the infiltration system leaving limited capacity for runoff from the nine acres of asphalt minus those that will be landscaped during seasonal rains. Significant one day rain totals in Huntington Beach have been Jan 4th, 1995 at 4.5 inches and on Feb 24th, 1969 where almost 6.0 inches fell. Aragon Cr. Residents' Report Page 14 3/3/2010 In order to ensure that the proposed infiltration system would be capable of handling a 100 year storm event as referenced in Attachment NO. 9.11 and No. 10.12 of the Staff Report, a perk test should be satisfactorily completed at a time when the river is flowing bank to bank and before the Council would consider approval of a RV Storage facility in this area. If what is addressed above proves to be truth, and the RV Storage facility is approved,the City and we as taxpayers may be held liable for any flooding that should occur and I do not believe that this risk is warranted. NOISE Draft Negative Declaration 09-006 states there will be less than significant impact to "the temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project." During Village Nurseries normal operating hours noise levels are negligible. After the nursery closes (currently at 4:30 PM)there is absolutely no noise generated behind our houses. Any noise will be an increase. Large RVs and vehicles used to tow large trailers typically have diesel engines. Diesel engines are loud and usually require time at idle to warm up before being able to drive away. These large vehicles are also equipped with loud back up warning devices. Noise levels will absolutely increase above current levels. Since the facility's office is located more than 2,000 feet away, and is around a 90 degree corner from our properties,we,the home owners,will be the only ones hearing the noise, leaving it up to us to police the problem ourselves. LIGHT Page 28 of the Draft Negative Declaration claims the proposed project will not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Much importance has been given to the use of"Dark Sky"Technology and the fact that the applicant,Mr. Rivers is or was in the lighting business. Again, no independent photometric study was done at a facility currently using this technology. According to Mr. Rivers, Anaheim RV Storage currently uses this technology. We visited his site on the night of March 1,2010 and observed that light does indeed spill over property lines and create ambient light. In addition,the light that is directed into the lot bounces off the RVs that are parked inside. The applicant is proposing to mount these lights immediately behind our properties with trees between the lights and the RVs. Even when the trees are mature,the lighting will most definitely reflect off of the trees creating ambient light and adversely affecting "nighttime views". The residents most affected by this project currently enjoy the benefits of little or no light pollution bordering the east side of our property. When there is no moonlight, it is completely dark. Many of our homes that would border the facility have as many as 3 Aragon Cr. Residents' Report Page 15 3/3/2010 bedrooms that face east. Continual lighting of the night sky would adversely affect our quality of life. ECONOMIC FACTORS The Economic Marketing Strategy as defined by the City of Huntington Beach's General Plan, in the Land Use Element (LU 17) states, "Establish a strategy to attract the development and investment of key industries and commercial establishments that will contribute jobs and revenue to the Cily." Job Loss Village Nurseries currently employ 25 people in the portion of their business affected by this proposal. The proposed RV Storage Facility would employ 1 full time and 1 part time employee, a net loss of 24 jobs. City Revenue In an appointment with one of the city planners, we asked what benefit the city, of Huntington Beach would gain from the rezoning of the property and the building of an RV Storage Facility. The answer given was that the tax gain would be inconsequential from the RV Storage revenue, but on the other hand, it would give people a place to park their RV's. Need ? On page 2 of the Staff Report dated February 9, 2010, it states, "The project will provide needed storage for recreational vehicles...". Between February 20th and 26th, we personally spoke with 17 existing RV Storage Facilities within a ten mile radius of the proposed RV Storage site. These 17 facilities currently have a combined total of 514 vacant RV Storage spaces. According to a number of representatives we spoke with, keeping an RV Storage facility in the black is a challenge. If 557 new spaces became available, one of two things will happen; the number of vacancies at existing RV Storage businesses would increase, decreasing their profits and potentially causing established businesses to fail and/or a significant number of spaces at the new facility will remain vacant(see related Heat Island issues in the preceding section). Supporting Documentation: Attachment No. VACANCIES AT RV STORAGE FACILITIES WITHIN 10 8 MILES OF THE PROPOSED FACILITY TRAFFIC Our City's General Plan (LU 12) states "Require an analysis of traffic impacts and a program for the implementation of mitigation measures for new development and the adaptive re-use of existing structures, where it is determined to be appropriate. The studies should include an analysis of: Aragon Cr. Residents' Report Page 16 3/3/2010 a. Specific site characteristics (e.g., access and egress), level of service at peripheral intersections, traffic intrusion into adjacent residential neighborhoods.. The Staff Report states the proposed project will cause a `Less than Significant" increase in traffic. Once again, the source of the data was the applicant, no independent traffic analysis was performed. In addition, no planning department staff visited the operator's existing site to verify such data. According to a Traffic Engineering report from 2002 to 2009, there have been five (5) reported collisions at the Ward/Yorktown intersection. This is essentially a 90 degree intersection with a history of accidents. In two recent incidents,vehicles have gone thru the block wall resulting in the death of one person. This "curve" has since been re-designed resulting in a raised median. This change will introduce unintended consequences which will result in RV's unable to stay in their respective lane, causing a danger to cyclists in the bike lane. To our knowledge, no actual testing or computer aided testing was performed to simulate increased RV traffic thru this intersection, or the adjacent residential neighborhoods. Supporting Documentation: Attachment No. Collision Report Summary 9 Google Image Ward/Yorktown intersection before new raised 10 median Aragon Cr. Residents' Report Page 17 3/3/2010 ATTACHMENTS Supporting Documentation Attachment# V7-C 1-S27, Requirements for Building Construction and Land 1 Use Within or Adjacent to High Voltage Transmission Lines Road Trip America 2 Appraisal 19522 Aragon Dated Feb. 25, 2010 3 Google Maps Annotated Images 1-3 4 Anaheim Police Department Report dated 2-17-2010 5 Calls for Service Spreadsheet—Aragon Cr 6 Photos of Anaheim RV taken 3-1-10 7 Vacancies at RV Storage facilities Within 10 miles of the 8 proposed facility Collision Report Summary 9 Google Image Ward/Yorktown intersection before new raised 10 median Aragon Cr. Residents' Report Page 18 3/3/2010 I. INTRODUCTION A. Purpose: Structures underneath and adjacent to high voltage transmission lines present increased hazards to fire fighters and the general public. The purpose of this regulation is to establish consistent requirements for the construction of new permanent structures,existing structures and other secondary land uses within or adjacent to high voltage transmission line easements. B. Scope: This regulation shall apply to existing and future proposed secondary land use within or adjacent to high voltage transmission line easements. Exception: One and two family residential dwellings adjacent to the high voltage transmission line utility easement are exempt from this regulation. C. Author: The Deputy Chief of the Prevention Services Bureau,through the Assistant Fire Chief(Fire Marshal)of the Fire Prevention Division, is responsible for the content,revision,and periodic review of this regulation. D. Authority: Section 503 of the Los Angeles County Fire Code empowers the Fire Code Official to set specifications for fire access,including overhead obstructions to fire access.Sections 101.3,102.8,and 104.1 of the County of Los Angeles Fire Code establish the legal basis to create this regulation for the Fire Code Official to render interpretations of the Fire Code,and to enforce supplemental rules and regulations in order to carry out the scope and intent of the Fire Code which includes firefighter safety. 1. Health and Safety Code,State of California(H.S.C.) 2. 2008 Los Angeles County Fire Code,Section 503 Chapter 5 3. 2008 Los Angeles County Fire Code,Appendix Chapter 1 Sections 101.3, 102.7, 102.8,and 104.1 4. California Code of Regulations Title 8,Division 1, Chapter 4,Subchapter 5, Group 2,Article 37, Section 2946: Provisions for Preventing Accidents Due to Proximity to Overhead Lines E. Definitions: 1. Adjacent to a High Voltage Transmission Line Easement: A one hundred foot wide area adjacent to and parallel with the drip line of the most outward high voltage transmission line. Effective:January 1,2008 1 of 5 V7-CI-S27 Revised:January 1,2008 Requirements for Building Construction and Land Use Superc:edes:July 26,2007 Within or Adjacent to High Voltage Transmission Lines Aragon Cr. Residents' Report Attachment 1.1 3/2/2010 2. Combustible Materials:A liquid or solid substance that can ignite and can burn readily. 3. High Voltage Transmission Line: Electric power transmission line operating at or above 66 kilovolts. 4. New Permanent Structure: Any structure to be erected for more than 180 days/year. 5. Passenger vehicle is defined as a sedan type automobile,small utility truck,sport utility vehicle,van or mini-van with a gross vehicle weight of 10,000 pounds or less. 6. Recreational vehicle and its derived acronym,RV,refers to an enclosed piece of equipment dually used as both a vehicle,a temporary travel home,or a full time home. 7. Secondary Land Use: Includes all land uses other than the transmission of power. It. RESPONSIBILITY A. All individuals,companies and organizations who propose to engage in the construction of permanent structures or development of other secondary land uses within or adjacent to high voltage transmission line easements are subject to the requirements of this regulation. B. Fire Prevention Division personnel will review all proposed secondary land use plans and verify compliance with this regulation. C. Operations Bureau personnel shall be informed of the requirements of this regulation,and conduct annual life safety inspections of existing buildings constructed underneath High Voltage Transmission Lines. III. POLICY A. This Regulation outlines the procedures related to all new and/or existing permanent structures and other secondary land uses to be constructed within or adjacent to a high voltage transmission line easement, Effective:January 1,2008 2 of 5 V7-CIS27 Revised:January 1,2008 Requirements for Building Construction and Land Use Supercedes:July 26,200T Within or Adjacent to High Voltage Transmission Lines Aragon CT. Residents' Report Attachment 1.2 3/2/2010 IV. PROCEDURES, A. Code Application: 1. No new permanent structures shall be constructed within the utility easement underneath high voltage transmission lines. Exception: Restrooms and unoccupied telecommunication structures of non-combustible construction less than 15 feet in height. 2. New and existing structures under High Voltage Transmission Lines constructed prior to this regulation shall be: a. Grounded and bonded in accordance with CCR Title 24, Part 3, Article 250,ANSI/IEE 142-1991. Additionally, buildings shall be fully bonded from roof to foundations and connected to the premises grounding system. b. Provided with approved signage reading"CAUTION—HIGH VOLTAGE LINES OVERHEAD",at all entrances. C. In compliance with all vegetation management requirements of the Fire Code. d. Subject to additional fire department requirements. 3. Any structure which is proposed to be constructed adjacent to High Voltage Transmission Lines(within 100 feet of drip line)shall be subject to additional review with regard to Fire Department Operational Procedures. Exception:One and two family residential dwellings(R-3)adjacent to the high voltage transmission line utility easement. B. Approved secondary use(s): 1. New and/or existing agricultural and recreational use may continue as long as the above requirements are met. 2. New and/or existing outside storage of combustible materials is subject to the following requirements: a. Provide an approved storage configuration plan. Effective:January 1,2008 3 of 5 V7-C1-S27 Revised:January 1,2008 Requirements for Building Construction and Land Use Supercedes:July 26,2007 Within or Adjacent to High Voltage Transmission Lines Aragon Cr. Residents' Report Attachment 1.3 3/2/2010 b. Storage of hazardous materials including flammable and combustible liquids is prohibited. C. Combustible storage shall be restricted to individual piles not exceeding 5,000 square feet or 50,000 cubic feet in volume. d. A clear space of at least 20 feet or half the height of the pile which ever one is greater shall be provided between piles. The clear space shall not contain flammable or combustible material or vegetation. e. Required on-site hydrants shall be spaced at a maximum of 600-foot intervals. 3. New and/or existing Vehicle Parking/Storage: a. Vehicle storage is permitted underneath or adjacent to high voltag(I transmission lines pursuant to the requirements listed below. 1) A vehicle parking/storage plan shall be approved by the jurisdictional Regional Fire Prevention Office prior to vehicle parking/storage. 2) Except for cargo containers and truck trailers which are discussed in section 7 below,vehicles other than passenger vehicles,including recreational vehicles and mobile homes shall not be permitted to be parked/stored within the utility easement underneath a high voltage transmission line, 3) Vehicles parked or stored underneath high voltage transmission lines shall be provided with 20-foot wide,all- weather Fire Department vehicular access. 4) Vehicle storage shall have a 20-foot break every 150 feet. 5) Vehicle storage is to have three feet between cars and shall not exceed four vehicles deep. 6) Vehicles carrying any flammable,explosive,or corrosive loads,including hazardous materials or hazardous wastes, or"placarded loads"(defined as those which are required by law or regulation to carry signs defining its contents for public safety)are not permitted to be stored within a high voltage transmission line easement,nor adjacent to a high voltage transmission line easement at any time. Effective:January 1,2008 4 of 5 V7-CIS27 Revised:January 1,2008 Requirements for Building Construction and Land Use Supercedes:July 26,2007 within or Adjacent to High Voltage Transmission Lines Aragon Cr. Residents' Report Attachment 1.4 3/2/2010 7) Intermodal type steel cargo containers(40'x 8'W x 85H) and truck trailers may be stored underneath or adjacent to high voltage transmission lines providing they are not stacked and the height is less than 15 feet. 8) Required on-site hydrants shall be spaced at 600-foot intervals. 9) Fire flow shall be 1,000 GPM in a Very High Fire Hazard Severity Zone. 10) Vehicle parking shall be free of combustible vegetation. 4. Marine vessels/boats constructed of combustible materials shall not be permitted to be parked/stored within the easement underneath high voltage transmission lines. Effective:January 1,2008 5 of 5 V7-C1S27 Revised:January 1,2008 Requirements for Building Construction and land Use Supercedes:July 26,2007 Within or Adjacent to High Voltage Transmission Lines Aragon Cr. Residents' Report Attachment 1.5 3/2/2010 c'I•:' 2i27/10 5.24 PM Fire S,ilsty RrsonrcPn Fire Dennnimnt Annrovod Fim UP..Safety Anrrlcn coloring books,pencils,hats,etc. exit the building with We design,install,inspect and use promo code SHP for$2.95 S/H photolummescent pathway service fire sprinkler systems. rm;a'aNms,wcs nr;-o_,cwn, markings y C.aaogle lls�s.�on tirdinj'✓�Inittmulnnl l..6 Findo•F—ii Sipnsl �. ��•1� L]lU�vvaV '� I�L�1t�Q�a/ �+++V .,(,�j''t'� �j�j,�.-�' More RV Article. 5narcrn;- RV nq with Alice 8 Jaimie °' mare Roadn:p s[ufl D Web`. RTA Rv noz.unk a F+rws .err anaarn°Redur FGW41e Search_� - Fire Safety Resources Industrial Propane SuopN Fire Department Approved Fly and Drive! coloring books,pencils,hats,etc. We have the best prices on exR the building with Book together use promo code SHP for$2.95 S!H propane Free employee safety photoluminescent pathway and Snye crcxeyR:c°yea nTm:gam training markings $315 on Average .:rw TCN>nr; Prp:,ccn aas ey Ckx4e r�Fuel Cost Calculator Are You Fire-Safe on the Road?by]almle Hall Bruzanak According to the latest national statistics,there were,on average,3,100 RV fires each year from 2002 through 2005.These fires caused seven deaths,62 injuries and approximately$41 million in damages In each of those years.These statistics should give all RVers pause;Jaimie Halt 0ruzenak interviews RV fire safety educator Mac McCoy,better known as"Mac the Fire Guy,"to find out what RVers should know to stay fire-safe on the road. Are you prepared for an RV fire' w "� ,. ; b r,, The sad fact is that most RVers >'J a- ,°a-� _j'Y� ,;1' would have to answer"No.`That negligence can have tragic %' consequences. {' If you've never Seen an RV fire,you may not realize how quickly an RVcan burn down to the metal frame. Having propane on board makes the ° prospect worse,as it will likely mean an explosion.Barry Kessler,an RV Fro m California,was walking his dogs in an RV park one day when he _ '''--.--- noticed a motor home smoking.His wife,Jan,posted this account at an RV bulletin board. Barry saw two men jlnp out .,: a motor home -,ith ery 11 fire extin uishers. He noticed the motor home was smoking, and, as he Motorhome engulfed in names wz tched, flames She[ through Lire i; 1. Suddenly i of 6 the gas tan=T , then a _ propane tank blew, and the <Back `Nexi> entire mot—h-r-, was en gul Fec`�fps Photo courtesy of Mac McCoy reaching far above the trees. Roaarrip awls any The BOOM of the explosions brought out all the neighbors, who xai. trying to 0— tear thr, flames out with those small fire ext,nquishers we all carry in our rigs. It was 15 minutes before the fire engines c they put the fia,as out oi—ekly. :.re :rely who owned the rig was __nu, but t riuly shaken. Said marry, "They had parked their 'traveling' rig within _hree feet of their�h J __i. Their motor home was to_aled. The 5th wheel only had some su..a,.e damage- They were Lucky" The Mcsi Scan¢ones R' Here's another vivid account pf an RV fire and the resultino devastaUrD loss .t M .1 Dobrel, ixa St]42 RV fires can start when your RV is moving or when It is parked.Some corrin-:on causes of RV fires are: o leaking fuel lines and connections g shorts In the 12-volt electrical system o refrigerator fires http/)vn�w.toad[ripamcrka.<om/rv/RV-Fira-Safery.Mm Page 1 of 3 Aragon Cr. Residents' Report Attachment 2 3/2/2010 File No. 10410 x D� APPRAISAL OF REAL PROPERTY LOCATED AT: 19522 ARAGON CIRCLE HUNTINGTON BEACH, CALIFORNIA 92646 FOR: CLIENT; GARNER 19522 ARAGON CIRCLE HUNTXNGTON BEACH, CA 92646 BY: STERLING APPRAISAL SERVICE 16303 SCOTCH PINE AV FOUNTAIN VALLEY, CA 92703 Aragon Cr. Residents' Report Attachment 3.1 3/2/2010 STERLING APPRAISAL SERVICE Residential Appraisal Report FlaNd 10401A The pwpase a this a p.plarsal report 6 to p;avide th,E cleat viih a ciseib'e opinion al the det)nsa vah;e of the sohject property,gwen Rre imernted use of me app+anal Cit iNanle+Ionamed User GARNER E-mad AMANDA@GGPD.ORG Cnern Address 19522 ARAGON CIRCLE Ca HUNTINGTON BEACH state CA Zip 92646 Add,la,,4,rr-ended Usallsl NONE REPORTED hae,tded is- OPINION OF AFTER VALUE WITH RV PARKING BEHIND THE SUBJECT PROPERTY IN PLACE. SEE ADDENDUM. Pro En mdress 19522 ARAGON CIRCLE cn HUNTINGTON BEACH Sate CA Zip 92646 0,*x at Pam¢Record GARNER Cciway ORANGE LegalUescnp;on LOT 33 OF TRACT 4884 Assessot'Fwcel8 155-024-19 T,10eat2009 RE.TaxesS 4,022 Neighborhood Nam UNKNOWN m.,p Rereiel- T.G.# 858—F5 Census Tract 0992.16 Prooett P.mhts Mrra xn %Gee sial'e i Leasehold Other dexnbe N/A My r2saarch did X cid LID:reveal an,prior 5aie5 or clth.e,ubjsCt Drpelty Is.,the dllef Yeats Dnm to the e;lectw Care of thrs a Drarsal. ?trot Sa'e,PanS'al Gate N/A P'" some,"') Areslys+s of gnor so&D dr f aa.ler bis:o,y of the 5&;Tv properly(and comparable rules.p oppdcablel THERE WERE NO TRANSFERS OF THE SUBJECT PROPERTY WITHIN THE PAST 3 YEARS. COMP# 1 IS A SHORT SALE AND THERE IS A RECENT PRIOR ' TRANSFER. COMPS# 2 S. 3 ARE FULL VALUE TRANSFERS. Oda,Incs.options a ad canbacisas aT The ellecrrve daeol the appraisal THE APPRAISER IS NOT AWARE OF ANY CONCESSIONS OF THE ABOVE TWO COMPARABLE SALES. Neighborhood Characteristics On-Unit Housing Trends O.Unit Housing Present Land Use% Lont— Urbzn %Submbcn 4urai Properly Values Inc^2asi %slaele 10achram PR,CE AGE One Umt 85 &eh U %GVer 15X 25-i5'.t, Urdu 25% Demonasu Sharta $In Balance Gms.ppty S:GOUi I rsi Gro.tir L Rapid 85tauie LJ517, WIAenr time 1XjUader3aal,s %3Emths Faraily 5 Ne,gybarheod8ou,zx- NORTH; ELLIS AV, SOUTH; INDIANAPOLIS AV, fiAST; 1,000 H h50 Comme;d4 10 THE CITY LIMITS AND WEST; MAGNOLIA ST. 600 Pretl 40 Othar % Neighborhood Cesohplwrr THE NEIGHBORHOOD CONSISTS PRIMAIRLY OF CONFORMING TRACT DEVELOPMENT OF AVERAGE QUALITY ONE AND TWO STORY SINGLE FAMILY RESIDENCES. THE TERRAIN IS LEVEL. THE NEIGHBORHOOD IS WELL MAINTAINED. ALL SUPPORTING FACILITIES ARE WITHIN REASONABLE DISTANCES. MarkH Condaions rmch+diry super;ttdt tha Shove ccnc'usoF:>) THE REAL ESTATE MARKET HAS BEEN IN A DECLINING STATE AND IS CURRENTLY STABILIZING DUING THE PRIOR 3 — 4 MONTHS, HE MORTGAGE INTEREST RATES ARE VERY FAVORABLE. THERE ARE STILL SOME SHORT SALES AND REO'S NOTED. MARKETING TIME IS UP TO 4 MONTHS DEPENDING ON PRICING. Ohenslcns SLIGHTLY IRREGULAR Ara5 978 S . FT. Snap, RECTANGULAR —YES Speck Zomn Cl2ss"mai mRI Zorn Casco two SINGLE FAMILY RESIDENCE Zaalnn Cam h'anca $Leoal Leos!Nonecolorroma(Car>dtatnered Use) 'No Zarrl. I 1111ralallrie,cdba]) N/A 15 the highest and nest rice of:ir wn)ect properly a5 improve4 tar as praposcd per Nla+ts and spc:,4mab0is)Uy present tree? $Yes LjN0 fl No.desenbe- N/A UUUtks Public Othei(ric—ibe) Public Otberldescribe) O"w Improvement.—Type Public Private _tw-t % vuater % I Stlaei ASPHALT X is 1XI I I sannar Sexrer ixiA'ev NONE i cite Cpmmaats THE SUBJECT IS ON A DESIRABLE CUL—DE—SAC STREET. EXTERNAL OBSOLESCENCE OF $15 000 WAS NOTED BECAUSE THERE ARE HIGH TENSION ELECTRICAL WIRES BEHIND THE SUBJECT PROPERTY. ALSO NOTED. THERE IS CURRENTLY A WHOLESALE NURSERY ON THE EDISON COMPANY RIGHT OF WAY BEHIND THE SUBJECT, WITH NO ADVERSE CONDITIONS NOTED. EXTERNAL OBSOLESCENCE OF $100,000 WAS NOTED FOR THE FUTURE VALUE. ALSO, THERE IS A $10,000 NOTED FOR THE DECREASED VALUE OF THE VIEW. GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials INTERIOR materials Umts %Dne I OaevrrAcc.vp I I %Carurere Sfab CmtalS .e �auawtraa wail.-CONCRETE Floors CARPET—WOOD ±m Stones 2 Fun 3aseme+a Patna Sisamant Eue tar a1M STUCCO Walls DRYWALL R Us.+ A¢ S-Ds:1End Und Basement A:oaNONE s,tt. Roos surface COMPOSITION SHING TrimiFnsh WOOD rX ExStinp pro omtl Lade,Crtml. 3asament-Fir,H/A % Gutters&Do-. a:Rs PARTIAL B3th'w TILE ce n(St rail CONVENTIONAL LjOlrl.ls Lrar lf.t Sum P-1 Wmdner 1s0a DUAL PANE Barh V;aur--al TILE Year Bmlt 1965 THERE IS NO BASEMENT. :dorm 5sh,^,rrsrtlated NONE/UNKNOWN Car Stara e Notx rlievi.Agety,et 25 — 30 YEARS Screens YES Cnveera :Gtms Av,YES Noire s+eatirrarX FWA P.W Y aadlant N,lamhes Wood5favei5)a Dnvefva surface Elra Y.ert star Ot4e iuel X Fr=enluetsf s2 Fe—MASORRY X Gars.a to�G3:s 2 Reor 8 Scul9a YES Cmlm Central AEr CondNantn L_jPaho(Deck Porch COVERED Ca art 2 of Grs Washed ( HeaTed 'Inarv+Cwl 1A llvWINDoNjPohl Omer. AIAt! Get IBunr-in A char K.BS Valli stator LXjv"arievven usnNUshEf WashWAft yal I Ut1*1 rdeStlrIet a Finished area above qride contains- 5 Room 3 Sedroome 3 SaUys) 2101 Square Feet o'r Gross Livia Area Above Cade Addltl=[Faat�.s. THE DWELLING IS HIGHLY UPGRADED WITH BBQ FACILITIES IN THE FRONT FENCED YARD; LARGE BALCONY IN THE REAR YARD; DECORATIVE ENTRY DOOR,• UPGRADED KITCHEN AND UPSTAIRS BATH; EXTURED WALLS AND CEILINGS; CROWN MOLDING; WOOD FLOORING. comments on the lmorovement> THE IMPROVEMENTS INCLUDE AN ADDED 2ND FLOOR WHICH CREATED A MASTER EDROOM BATH AND AN ABUNDANCE OF CLOSET AREA. THE ADDITION CONFORMS TO THE ORIGINAL STR13CTURE AND NEIGHBORHOOD. THE ADDITION IS OF APPARENTLY GOOD WORKMANSHIP. THE REAR OF THE HOUSE HAS A TRANQUIL ATMOSPHERE WITH 2ND FLOOR VIEWS OF THE SADDLE BACK MOUNTAINS HORSE AND IRE TRAILS AND NURSERY DIRECTLY BELOW IT THERE IS A RIVER STONE FIREPLACE ON THE 1ST AND 2ND FLOOR. THE LARGE BALCONY ALSO HAS A SAUNA. e,.,.rr•e y. Aragon Cr. Residents' Report Attachment 3.2 3/2/2010 Resideribal Appraisal Report file Na. 104 o3R FEATURE SUEfetT COMPARABLE SALE NO 7 COMPARABLE VILE NO< COMPARABLE SAL:NC.1 19522 ARAGON CIRCLE 0392 MONITOR DRIVE 10161 CONSTITUTION DR 20052 LAWSON LANE Address HUNTINGTON BE UNTINGTON SH HUNTINGTON BH HUNTINGTON SH P,oramd to Rrbefl STEETS WEST 6 STREETS SOUTHWEST 1/2 MILE SOUTH Sale Rr e S NO SALE 640,000 705 000 715 00 Sou Paw•Gross!..Area S Oq ft_ 322.91 W It S 355.70 W�t S 310.H7 nano nowte(s) CURB INSPECTION CURB INSPECTION CURB INSPECTION Veuleanon scu¢est DC/DATA/MLSITI TLE CO NOC DATA(MLS(TITLE CO RUC DATAJMLS/TITLE CO VALUc AG)U5TM11fNT` DTSLRIPINON DEKIaPPON .t,sa.Narcrcsr DESCRIPTION (is•srf *e DESCRIPTI.?,: 1,i.ugrrn^,e Sale or tmm.Gnm UNKNOWN 80% 1ST TD 80% 1ST TD Concess!au UNKNOWN DOC# 619925 00% 1ST TD Doreen Sac-1Lme -18-10 ODE 11-16-09 COE 9-30-09 COE Location POOR D -100000 GOOD -100000 GOOD -100000 Lease•wulrF ez Siman. FEE SIMPLE—FEE SIMPLE FEE SI14+LE FEE SIMPLE site 5,9-78 S . FT.7,533 SQ. FT. -3000 6,039 S . FT. 6,565 S . FT. View YES ONE +10000 NONE +10000 NONE +10000 Ces'n(Stel CONVENTIONAL ONVENTIONAL CONVENTIONAL CONVENTIONAL Otelily at comu',caon AVERAGE VERAGE AVERAGE AVERAGE : Acu.[Am, 44 YEARS 3 YEARS 45 YEARS 44 YEARS Condit- GOOD D GOOD GOOD Acava Grrle sue !e,+m. -30000 r Roc::.Can't 6 -10000 6 w 4 3 6 13 13 +10000 Grtss Lv.,,q Area 2101 °q 1: 982 sq I1-+4000 1982 sq h+4000 2300 sn-it-6000 Easement>i Firrsikc DESIGN/APP VERAGE AVERAGE GOOD -20000 Ro.u,FEVN Grade NONE ONE NONE NONE Fcncl,omat U?d,ty AVERAGE VERAGE AVERAGE AVERAGE Nea'irc•Cca"na FAU/WINDOW AU/HONE FAD/CAC -5000 FAU/NONE Enemy Etlicevn hems MINIMAL NIMAL MINIMAL MINIMAL GaraneXa crt 2 CAR GARAGE CAR GARAGE 2 CAR GARAGE 2 GARAGE Pun,hrPza,mDeck F6 AR PATIO EAR PATIO +5000 FRONT&REAR P REAR PATIO +5000 UPGRADES GOOD UPGRADES S IMILAR SIMILAR SIMILAR FIREPLACE 2 FIREPLACES JFIREPLACE +5000 FIREPLACE +5000 FIREPLACE +5000 POOL SPA NONEINONE ONE NONB POOL 6 SPA -15000 NONE NONE Net Addistmen!jotab i, % 99,000 S- 101 00 96 00 Agasted Sale Fine et Act15.47" et Aej14.33` ct A�13.43w. of Com enat Gmss 2.97", 541 000�mssA 9.72`,t 604 00 ''n—A"e1.82°as 619,00 Summer a!Sates 4'om risen Aa roach THE MOST CONSIDERATION FOR THE AFTER VALUE WAS GIVEN ALL OF THE ADJUSTED COMPARABLE SALES. THE SALES COMPARISON ANALYSIS FEFLECTS A LOSS OF VALUE OF $96 060 TO $101 000. THE OPINION OF THE LOSS OF VALUE BECAUSE OF THE CHANGE OF THE LEASE BEHIND THE SUBJECT PROPERTY IS $100 000. LIVING AREA ADJUSTMENTS ARE BASED ON $30 PER SQ. FT. SITE ADJUSTMENTS ARE BASED ON $2 PER S . FT. BEDROOM AND BATHS ARE $10,000 EACH. COST APPROACH TO VALUE Sae Value Comments FANNIE MAE NO LONGER REQUIRES THE COST APPROACH BEGINNING WITH THE 2005 URAR REPORT. THIS IS MAINLY BECAUSE OF THE DIFFICULTY OF DETERMINE AN EFFECTIVE AGE, DEPRECIATION AND SITE VALUE. C511MATC0 L I FEPRODUCTION OR R1PLACLMC1J COST NEW OPINIONOF SITE VALUE........... .. . ..........-.-S Source m test fate Cxre,.txi Sq Ft_f S -S Ouch mind hom tun salvze Ehectate date at cast data S2 FL s S =c Comments or.Celt A DroaCh i mla.srq atca wku'awas,ca i—non,etc) 5a=a^eC.r Oq r.Ft.2'S =5 Total Estm dle of Ccst-Nen• .-S LP<_ Ph ral =wntronal Extarmii Oep!oaattcn D leeia(ed Cost of Im mvements---..... -.............. _< 'As-b'Value o:Slie tmotovemenIss............._.............-5 INDICATED VALUE BY COST APPROACH INCOME APPROACH TO VALUE cst unated M1Y.mtnh•.Vwket Rent S N/A X Gmss Rent MLI anitx =5 Inda ared Wine uy Incon,a fI-it SI—ly m Ilrame AyPoach(nxlugra support ton market rent and GRM1 LTHET1.dEi.—tn1VaIftlsy-.Sakrs Comparhrn Approii If 610000 CostAppioach(ddeaeloped)$N A harrm,Approach(fdevetoped)$N/A &MOST CONSIDERATION FOR THE OPINION OF VALUE WAS PLACED WITH COMPS# 2 3 WHICH ARE FULL E TRANSFERS. ,�ihil1s atlptaaal Is made 'aS ts.' stt eU to conVelvi ma plain.and;peat:catrorts or t`ie bast,of a hypoiretkat oundix on INat the impmm veene y!s Itasa be completed. u a s,Cject m ttts;cllarlr^,y:eeons or ahslafo,t,on tte bast,at a hyFctlehml m.mh!on dwt the relairts o;afters!ions have been cample[ea C9 tnjB l to tm,IouoUmC� THE COMPLETION OF THE PROPOSED RV PARKING BEHIND THE SUBJECT PROPERTY Based on the scope of work,assumptions•limiting conditions and appraiser's certification,my(our)opinion of the defined value of the real property that a the sldrjxf of this report is S 610000 as of FEBRUARY 19, 2010 ,which is the eHecfiw date of this appraisal. 11//,1u1yy!II■��■I��////++���q. L{nr.fi<T:9„A,A,?i,l.�n,idl'�,16a�'mrr.Ix Al l]•il.ih.ylr1 uFlwqr„nt,-c_'r.ma.e ,.,.�7 ri, l,tf l l{^',,:.rx�-+`!*.tvn,Mq„a.J A�t)wt 1:•"A,5 Aragon Cr. Residents' Report Attachment 3.3 3/2/2010 File No. ao401A Scope of Work,Assumptions and Limiting Conditions Scope of work is defined in the Umform Standards of Professional Appraisal Practice as"the type and extent of research and analyses in an assignment••In short.scope of work is simply what the appraiser did and did not do during the course of the assignment.It includes,but is not limited to:the extent to which the property is identified and inspected,the type and extent of data researched,the type and extent of analyses applied to arrive at opinions or conclusions. The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client,other identified intended users and to the ,Mended use of the mpon.This report was prepared for the sole and exclusive use of the client and other identified intended users for the identified intended use and its use by any other parties is prohibited.The appraiser is not responsible for unauthorized use of the report. The appraisers certification appearing in this appraisal report is subject to the following conditions and to such other specific conditions as are set forth by the appraiser in the report.All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the assignment results. t Tna aoploser as>urn¢5 rr0 re5i'.onebi6(y lot rhlttE[561 a I¢anf nainre alkplrlg rite Grapeny app,aisEd or Sitle the*eio.nor toes the appfdiSE[re`Idef arty opinion tS tc the title,eJn1:11 R assmrEo tO is¢ad artd markemoie.Tae prop¢rty is appraised as!ho,xh m:uer msporsbta o;.,rership Z Any sketch in thrs 19ptrn may stet^approximate d•.nxmrons and is mrlucind only t0 ass,st the reader m visholong the property.[he appraise[has mach ro sun•¢y of G2 property. 3 the apptarser is rM r¢y den to give tesb;nory or appear;n court because of mine made ire appraisal.1h reterenre to the property in quassarn unless auarwer=,eNs nave been pie—'sly mark tho;¢to. -,Nether ail,w[any pan of me coot.=tit of the report wsy or odor radix mortar brxlumng wndusioes as to Ilia property venue ire denpty a Um appfaisar.prolesslartsl resgirumis, or the hum With rrhth Ile apprar_ser is conueamb,<hall b¢iseJ leI any purses=,yy anyone out Iim.client and oflb r m;-ended it Ens as ttleniPlea n1 She fepit Imr slrall a he mmieydd Cy any—do the puhEc Ihrougn advert,srtig.piblm wahons,^era,sates,or other m d a ivittr l the none^ di,eadl of the appraiser. i The appia�r wuI no:dlsc!os¢the mn;ems of Ih�s appr^lean[¢;,crt unless required by ap¢nira6ie law o*as speciFad in the�J^i+orm standards at prof¢ss,o:ui Apprasal Raclre. - 3 hnem,atwin,astdrates tad opirm,tc hrtn,shed ro the app,a'xr end contained m the ieinrt.were ob[ai^ed Irom sources tomice,ed tellable and bapevee to he+rue and mrett tlov'avet do lespomsb@ty for X-acy of a,ch perm lw,istxd W the appraisers assumed by tie appraisal. 7 The apprase,asstmes ilia;then,are ro mdderi of nnacparent cornId s or Vie prgpeny.su6so,l.m se-norm, h h vdi rd,ander a more 01 lee.vald ble The appraiser a—ines im respui5rbiny im sixJf cond[nta,ar 7w er,g'treenw 0,[¢=_nog,:-:hat,m:�f be iegna¢d io tliscover such[aims,TMs appraisal e mat 2n¢,avrnnm,nlai assessomml a1 the property oral ,bald aot tie inns iar¢d as such B.The appraise ssiaiai¢es in the t'atu'ttiat of tea.u op¢rty and is rat a harne litsp¢�•or,bcitding wnsoaor,':uuctuml eiuprear,qr similar exF¢n.unless o0,ervise uotad.The aFptaise: dd n0i•vnduci Pe irt¢;urre type of h¢Id oo�rvatnns,n Inc hnxf nteerd¢tl to s¢erc ant distc rer proa¢tty detects.the v:�rag of dx properly and any hnproxrterk 6 for pa,Foses m dex'.pniq on aftu n of the delarad vat-d the praDeny,green the W8,,deo use of this acsrgnmeot.Statements reganIma condid on are based on stldaze obsemat'•ens omy The appraiser corms tin,pedal export—regarding"saes-lif-9,bat not limited to w rdat.on setdemeni.basement rr-wre pwblents:,cod desucy,ng!d,ottz;;rsecs,Fes interlarmq radon gas,lead mined pmm,mold or envxonrrreaial tstas.Unless ol5ens,se,fadeeterl mer;f>aricai systems eme nrA act.vmed of tested This appraisal mpgn shout rot be reed to r srItt.the-'emon of the properly as,t relates to the preencelebsence W The drela is instep at,en—hr;eo to am.aIhy gi,aJ nod ein,Xrs to ms+W add address areas or conics rn a ItaatiYa COtXiNCra are dtiGUVE:¢d,li,E Ol;in:gn 01 YaIU¢inay de att¢.(e0 1.1n1e.S5 ni i—i,e malmd,the,appralaer aisr mos the rnmpnrlents that con Stlfute the.Sribject property Imirmini,"I(s)are(nood imentally—mill and in working order. Airy v.Ewlny oI the pwpetly by the appraiser:•:as limited;a r¢umly¢peen^tile areas Unless omedvise looted,a¢.cs and crawl space areas vmie,,of aaease;t.The appraiser did not move Iaminter door c0yadios,or Otis,m-that msy restrct the•ne•rang a1 me.piopagi 3 Appraisals mra mq hypetrsfiwi[m mlinne heated to completon o!tie::wnobdul0n,reports or alteration are based on the aseimpoon that swim compie(ion.alteration orieaaus;'till be ampesrniy pa,fornred 10.Unless sae:rrendsd use in this approisa'specaicaGq hxmCes issues of property insunmee co-age,this appraisal srmuM,nt be used far sit ilt pumaseS.Fepmd.lrm,or kepacement cost Notes dead mine cost appraecn ore forvaluatron purpsises silty,green the otentled use of the assgnmint The Oebmton sic Wine used n,this assignment is unlxsiy to h¢tOnaSten!wnh the detinnan of Insurable Value for property inentence cover;ge nse, 11.The Act General Purpose Appraisal Report(GPAR-i)is not intended for use in transactions that more ne a Fannie Mae 1004fFreddte Mac 70 form, also known as the Unitonn Residential Appraisal Repon(URAR)_ Additional Comments Related To Scope Of Work,Assumptions and Limiting Conditions SEE ATTACHED ADDENDUM. g aM,.; M !riMr-_ri.Yfi ii4Y,rIGnIrJrn^',at,�i�;�r,r::akc1vL.V•i'u,.i,:,l10 ilmn_}.yR't4+sLUvt hi,.Zy:,.t.T"•[.Aragon Cr. Residents' Report Attachment 3.4 3/2/2010 Tic No 104 olA Appraiser's Certification The appraisers)certifies that,to the best of the appraiser's knowledge and belief: I The sta:emems of!aa wmamed In?his e,pcn a;,a ie and ccrlea 3,T;w reported analyses.oulmonrc,aid conxdusons ue limited only by'he Iglfited assnmp,iors antl hmihria...chief"aid op to ape,imei s personal,unp ival,and mbht.ed pt01e5So,al analyse`,,snoods,and oon doo,iz 3 Unless ntaemise statl,t;-z apprase[nas no ptzsent ct pTospectr.'a interest in me pmpeey that s.he stn,lect of tnis report ar.0 li3s ne pesanal4iterest rvth racpec+io[it;parties InVC?'EG .Tie appraise las do bias rath respect la he pmperty lhal:i the sub)ect at thr[eiaort if to the parties idol' voth in$assi�meot 5,The appmeersengegement m:h,s assig-El,was not cenh'gent open de,,elnping or tattooing pnedetmsno,ed restms o The appio sers cempensanco Tor w,ipieimg Ihis assgnoani ei net contingent uparn the dwelntanent or repaving of a preaetedhu d lathe of eaechai d%,,tue that I,."de—on of Ilia cfenT.[fie ammnt of the vahle o;nmort the a?Ian—1 of a rwcphtated iesuft o:It.conunenre of a sob equenl event dnt Fly Waded to the irdendad!ice oI!his appia,at 1.The 3ppnns':s a llalySes.Opinion$,and wnG1n51ef 5":ere del2lap£d,and lhr repOn has been IFed, d,in convoidy.,in the Unilonn Slandard5 of Frcies,aoial tappn fe,0 Fiat.i ca. a unless ollmlu none;!the a?praiser vas made,a peisanat mspemon of the orapany that 11 the setlact It Firs reoda 9 UMess noted be—,no one provued-gnhc�nt;aat properey apparsal assistance to the appraaer gttreq thrs cerntratinn_Stg�ncCan;rat property applaisal assistance rdl,'ed by N/A Additional Certifications: THERE ARE NO OTHER CERTIFICATIONS. Definition oir Vaiee: FxIMarketVatue ❑Other Val— THE COST AND INCOME APPROACH WAS NOT USED. Scuce cl neilntron THE MOST CONSIDERATION FOR THE OPINION OF VALUE WAS PLACED WITH THE MARKET VALUE OR THE SALES COMPARISON ANALYSIS METHOD. THIS IS BASED ON SIMILAR SALES OF WHICH INCLUDE KNOWLEDGEABLE BUYERS AND SELLERS. ALSO, SALES THAT HAVE ADEQUATE MARKETING TIME AND FINANCIN AVAILABLE. ADDRESS OF THE PRDPEF T Y APPRAISED. 19522 ARAGON CIRCLE HUNTINGTON BEACH, CA 92646 EEFECTIVE DATE OF 1HEAITRAISAL FEBRUARY 19, 2010 APPRAfSED VALUE OF THE SLIS iECT PROPERTY 5 610000 APPRAISER SUPERVISORY APPRAISER Siatantre. Siq�awre. Nana GEORGE J. HARRIS Name State Ce iTicY,ron? AR006910 State Cetufication e at Bence a a License B or Other idestnbel State r. State State: CALI FORNIA Operation,Date of Cpaoicehon at License: Expvatwn Dale of%ertu:ca?nn of Lx:ense 1-13-2011 Date of Sigoabwe Date of Slgdonoa and Report FEBRUARY 25 2010 Date of Pu,pady Vi—oct Date of P;1)etIy Vo,.t FEBRUARY 19,000 Dag—of property v adng Degnee of pncpertY sde::vrm. 1I1111enel a,Id E.Noor 1.l'cxteuai Only 1_rr_1 Did not tipfc slat mast' ®boado,and Exterior ❑t4ow Only ❑Did not(zrsonoyvie" // al'.II rrUrr nn�.Txia.c. o', (( y' r91'nk=1��r�e!41niuexilwAinNv¢i,i irnxi I Aragon Cr. Residents' Report Attachment 3.5 3/2/2010 File No. 10410 Scope of Work,Assumptions and Limiting Conditions Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as"the type and extern of research and analyses m an assignment"In short.scope of work is simply what the appraiser did and did not do during the course of the assignment.It includes.but is not limited to:the extent to which the property is identified and inspected.the type and extent of data researched,the type and extent of analyses applied to arrive at opinions or conchorc ns. The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client,other identified intended users and to the intended use of the report.This report was prepared for the sole and exclusive use of the client and other identified intended users for the identified intended use and its use by any other parties is prohibited.The appraiser is not responsible for unauthorized use of the report. The appraiser's certification appearing in this appraisal report is subjeer to the tollowing conditions and to such other specific conditions as are set forth by the appraiser in the report.All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the assignment results. 1.The appraiser a Ssonies no respnasdl:hty tar fOatah,of a legal inxv"u enecarig ire Property appraisea or line thereto,nor does file appraisei=erdar any pinoino as to:ite mine,v r::.h is assnf�kdropr gpoa and nlptkrlate The aropetly i5 appraised as thn Ugh utiderrespailsiblo q,thinstrip 2 kny skeicn m Itas report may sties;*apprommate d;oienslons ant=s mduded city to asysr thz reader m vaua9nng the property The appraser nay ode ria snney pin dae otopefly ? Try appraser is rot reyairetl N give teslimory ar app?ar m coon necausr m hsmrg trod::the appraisal red,tin relerenca to Elx uoperiV In quesllon,unless annrex,ecu5 n=_va been pewousty awcb.hereto. e Neither all got any pan of{he—untl 07 this report cooy07 cti;er mrd4 thereof hricigany c0miuwns as to the propeny value,the cooly of file 1pprasse,pt0le;=�bnal deuar.•tipns. Or the hrm with 1'vli ch nine appraiser is COvisided),Shall be LSEd tat a'TJ pump`-yes by ali}vne Jul the dent and O!her n3h vilea Ossins a<_ice"Ifleal in V*report.:To,0all it he tnnoeyild by onymte in the pabkc ihrouyh adrenmrsci public relations,noun,sales Or other media,w¢heis the wndeo-3soot of it.afhav ser. 5 Tie app,3-;will gat disclose Ihe:. nuts of this appra:sai report unless required byopili-ble'law or as speaGed in tpe Untarre SterrJams of P'olesscnal Apprmsoi piachce. 6 ifii-11600,esinnales and oplii—ftnit"Isicl to the appraser,and cothaved In Ina report.wire,Ohio,,ed IIDitr sondes cons:tteied Wolfe and helvved to re,the and mviyl umxever,co responsrbi4ty for accuracy of uicn items hxnisMtl co me app;aeer e assumed by U'e appraise: 7 The aogratsEr assrni�that there ale co n:eticn or urappa;ert curd:igrn of the properly,subset,w striKWres,wnxh wou:d renaar iE mole w less ua;nabl= the app;arsat assvn-cs iro rc-spcnsihity to sixh witdilwrs,cr{ty encneelnq or re=_nay,•,vrch mlttu be;equ:retl to discover such fac!ots Ttts ap(,iais.-;I is rat an enviinnmzntai asse<sn•.em n;the prgper!v acid should not oe consdered as>uch 0 Tfie nopriser specializesin the valuation c re,al properly acid is tort a hwne nispec;0i,ouileinp canvaaa=,s!iun,ural encyi;rer,m similar eslmrl uatass otl-,er::ise rested Tha„pF.tawet db no!mrduct true itYans',e ly;^o!Paid ab�sra.ai;s cl the lend u;rended m seek and er�rowr properly defects The rcvnc of the urcperty and any ugpromnient5,for purposes at develop 9 an option at One related value of Ere property.given the rmeirdad ire ai it,,,assgnmem,S!aOvhshts regardne condli n are based on andace obsiOvations only.Tree appraser calms n0 si l ext-hoe regavlog iia,c i,dudng,hol net invited to foundation sehlenienc basement in-Urre problems,frond destroying;or all;.)4,oas,j,-:inhistalbrc u.don yas,'end opted pane.aid cr envnonmental issues.dinless oltierirse indicated,me�han..ai sys:eris were riot actinited of lested Th63ppra6al report snaitd not be lined to draciose the ot'da.c ft the ptopeny 3S it orates to the pnesencefa—ce,of de12C!5 The a7:Pn1 Is rt1Y,tao and etY5lna9e,'1Io employ quah;led experts to oliptic!and address areas of concern.n Imo==native cendifians are dscoveled,Via opvrion of value may be allected. unless otherwise noted,the appraiser assurnes the components that constitute,thet subject pmparty Impraverrent(s)are fundamentally smind and In working order. Any viewing of the pr0p ny by The aopr.,i;er;:'as val;a readily ohserv,ale areas.Ull"S ethev;vse noted a0ics and crawl space a ew tee,e not ares5e, The aPpro set(00 iro;arcye Wife.,I!cv,co`_'eriilps or inter nents teat may re4nct'n2 yietairid of it,property 3 Apnraisais utvolving hyp ciheteal col i;lians related to completion of n-conantioon,reoans or sasratron are casso an nine asximp::on that sucn conipanon,alteration or ninon WH he competiviny panornzd 10.unless the inie,ded use of Des aperaiisa!specibcally Mucks cssues of property iasumnce corerage,ins appraisal should not be lined t0,5nal puipases_Repinouchon or kepizcemeni cost Ig:rtas infad:n the cost approach are for valuation pmposss only.riven tree intended use 0:the assionmanf Try Dricnaion of Vates usad in this assiynnreot is a IIAelp to be cons;stem wdi Ina dehirtion of Insurable Valve for p:opelly nsurance coveragehre. 11.The ACI General Purpose Appraisal Report(GPARTMl is not intended for use in transadions that require a Fannie Mae 1004ffreddie Mac 70 form, also known as the Uniform Residential Appraisal Report(URAR). Additional Comments Related To Scope Of Work,Assumptions and Limiting Conditions SEE ADDENDUM '�1��; �,v r,0,v rrc,.m x5l:nm.nm�aicii�i=s,x...u;.an.At rn s..•i a�J' , ,n.r. „i e7nra+••y r,rixan+i;rni•nn,asa it4�ia�vey nmxd.xnrva.,.r Aragon Cr. Residents' Report Attachment 3.6 3/2/2010 I fe No. 10410 Appraiser's Certification The apidmiser(s)certifies that,to the best or the appraiser's knowledge and belief. i.the statamea!s of IacY c Yained in;his report are tnta a�w maeci_ 2 The reported a tyses,of irvans dPd•urxlus ns are Ir=mteC only by the repaned as<umpurnn and timmng<crxlrtbns aN ara ttre app:a.sei (-�rsonal.impartial,and unorased prcfenaral,PdIy,e5,opmprs,and mnclu;sons, 3 Unless stnenirse siatsd,tre app:alse:nay ra present ct orospechve m;e•e't in the property lhzi Is the s'.0r t of this report and has ho personal late;e5 will,respen te!he partes inhro;ved The flf prais4;ips rq bias',,th respet to pte property Ihv Is the suhfect of th5 report or to the parties involved w4ll this assignm=_nt the ap h,ser',eagagemer,t m thrsassq,him aas not ronKngent up,,de.ropniq or Iepanog piedeterrriaw results > Tha appm'ser5 mm9erxsabpa for ccmpleting tfirs assignn,ent aw[ronhrigent upo»[he tleveiapmant or reporting of a tired=termrrad vaNs of aG=clial m value!hat favors ale rouse ct U.e cherK the amaun of tha vothe oprnun,the atlainmeti of a s[yulsled Iesoil.o:I!!e occunance of a abseguent event drteUly Isla led to itw I endad use of this ap pma 1 r Tin app(,:eel's analyse5,ot:�ni0n5,and Gonrl:rsipr;YlEre CeVElOped.anOthis r2pOrt"a5 oeen pre2afed,rn GIN:I0tR111y Yvilh th2lJtrrornS4^nd rd501?rEfeSSN:npl�}p:aSkrl Pr2pt Ce 3,Urtss @inerrAse noted die aPptalser has mzde a pes,alal mspecGon of tiro lrap;.dy!Aat s t)re sub,�ect a this reaort 4 Unless;rated 4eio'c.,nc one provaed sigruhcan:rsai prexrty apprsalassatance to the appra;ssr sgn;ng iNs cendrztipn Scndrean[rsal pr^nedy aFpta¢al zssrstance prow wed by IA Additional Certifications: N/A Defindton of Value: %Market Value CJOther Value: NlA Sohise ni Dawlie, SOCIETY OF REAL ESTATE APPRAISERS ADDRESS 0,THE PROP:;",V APPRAISED, 19522 ARAGON CIRCLE HUNTINGTON BEACH CA 92646 EFFEClnE DATE O:Tw=APPRAISAL: FEBRUARY 19, 2010 APPRAISED VALUE or THE suvm PRQPERT,'> 61 000 APPRAISER / SUPERVISORY APPRAISER Srgnoture. A Slgnatnre Name: GE,'ORGE J. IJAPRINName: Stara eer!mcat m t AR006910 State CERJU11011 of Use,— or Ucense e or'Uher idexote). Stare S. State 9_ra: CALIFORNIA Lxpiiahon Date a Cerhlicahon or LKensa: Eaplratipn Dale of Cert6ica;ren m License_1-13-2011 cote or Sn3nztvra Date of Sigraw.oral Repert FEBRUARY 25 2010 Qa'e at Ropeay V,ewrna ➢ate of prcpeny"', g FEBRUARY 19, 2020 Degrae of propeny vrening- Degree of pmperlp vi'narq: F11!enor acct F_x+sfiir {_JEctenw ONy Ll Ors tuw persahoitp we:•: 0114edof and Exterior ❑Extem,only DDitlr Apersona try New �(,�1 @{.',�� ro,+.u=ras,•a+.vnvi.,�dix+n.��w,.=.;a.•.ala�m...a,ul �,•r«N�.,�-�,v.o-�_,m rsr�nu�I c.,r�d n,i�..iapr.r,ni iuxni t^.��x. Aragon Cr. Residents' Report Attachment 3.7 3/2/2010 10410 SUPPLEMENTALiADDENDUM Borrawar GARNER Property Address 19522 ARAGON CIRCLE Gty ,HUNTINGTON BEACH County_ORANGE_- _�_._. State CA Zip Code 92646 L--dw l— GARNER, 19522 ARAGON CIRCLE, HUNTINGTON BEACH, CA 92646 INTENDED USER/INTENDED USE THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT — GARNER. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR PERSONAL REASONS, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISAL. SCOPE OF THE APPRAISAL THE SCOPE OF THE APPRAISAL REFERS TO THE EXTENT OF THE PROCESS OF COLLECTING, ANALYZING At% REPORTING DATA. 1) AFTER RECEIVING THE APPRAISAL ASSIGNMENT, A PRELIMINARY SEARCH WAS MADE TO DETERMINE MARKET TRENDS AND OTHER FACTORS PERTINENT TO THE APPRAISAL. 2) A PHYSICAL INSPECTION OF THE SUBJECT PROPERTY WAS PERFORMED. 3) A DETAILED REVIEW OF MARKET SALES DATA FROM VARIOUS SOURCES WAS UNDERTAKEN. THE SOURCE$ INCLUDE; NDC DATA, DATAQUICK, NITE OWL, REALIST, THE MULTIPLE LISTING SERVICE, BROKERS AND TITLE COMPANIES. A CURB INSPECTION WAS DONE OF UP TO 10 COMPARABLE SALES AND LISTINGS. THIS WAS SOON AFTER AN INSPECTION OF THE SUBJECT PROPERTY WAS DONE. THE BEST COMPARABLES WERE SELECTED AND THEN INCLUDED INTO THE REPORT. THERE WAS A SALES COMPARISON ANALYSIS AND SOMETIMES A COST APPROACH INCLUDED COMPILED INTO THE REPORT. AN INCOME APPROACH WOULD BE DONE IF REQUESTED BY THE CLIENT. 4) THE FINAL ESTIMATE OF VALUE WAS CONCLUDED AND THE APPRAISAL REPORT WAS COMPLETED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, THE APPRAISAL FOUNDATION AND CURRENT FNMA/FHLMC GUIDELINES APPRAISAL COMMENTS SOILS AND GEOLOGICAL REPORTS WERE NOT REVIEWED NOR PROVIDED TO THE APPRAISER. RECENT CITY REVISIONS AND L.O.M.R. WERE NOT DEPICTED AND FLOOD CERTIFICATION IS RECOMMENDED. CALIFORNIA IS SUBJECT TO EARTHQUAKES. ALL BUILDING MEASUREMENTS ARE APPROXIMATE AND THE SKETCH IS FOR ILLUSTRATIVE PURPOSES ONLY. THIS APPRAISAL IS NOT INTENDED FOR FEDERALLY RELATED TRANSACTIONS. SALES COMPARISON ANALYSIS COMMENTS THE COMPARABLES ARE CONSIDERED GOOD VALUE INDICATORS. THERE WAS AN ONE MILE PLUS RADIUS SEARCH FOR COMPARABLE SALES. COMP# 1 IS A RECENT PENDING SALE AND THE SALES INFORMATION COULD NOT BE OBTAINED. THE INFORMATION USED WAS FROM THE MLS. THIS HAS LESS LIVING AREA, ONE MORE BEDROOM AND A BATIJ LESS. THERE ARE SIMILAR UPGRADES. THIS WAS A SHORT SALE. COMP# 2 HAS LESS LIVING AREA HAS LESS LIVING AREA, BUT A SIMILAR ROOML COUNT. THERE IS A CENTRAL AIR CONDITIONER. THERE IS A POOL & SPA AND FRONT/REAR PATIOS. COMP# 3 IS LOCATED IN A SLIGHTLY SUPERIOR TRACT, BECAUSE OF ITS BUILDING COMPONENTS. THERE IS MORE LIVING AREA AND ONE LESS BEDROOM. THE MOST CONSIDERATION FOR THE OPINION OF VALUE WAS PLACED WITH COMPS# 2 & 3, WHICH ARE F"j, VALUE TRANSFERS, FOR THE PURPOSES OF THIS APPRAISAL, THE NEW EXTERNAL PROBLEM/EXTERNAL OBSOLESCENE WOULD BE $100,000. THE VIEW VALUE WOULD BE REDUCED FROM $20,000 TO $10,000 Aragon Cr. Residents' Report Attachment 3.8 3/2/2010 Photograph Addendum file No, ioaio Berme,NOT FOR LOAN PURPOSES arcpenynd*-19522 ARAGON CIRCLE aty HUNTINGTON SMACK Go y ORANGE qae CALIFORNIA zip Code 92646 L-wuera CLIENT: GARNER L—n ea m t—19522 ARAGON CIRCLE HUHTINOTON BEACH, CA 92646 W. STERLING APPRAISAL SERVICE Appr eSAdd—$16308 SCOTCH PINE AV FOUNTAIN VALLEX, CA 92708 Subject Front }i Subject Rear ro - ,•.t .may=-"•''-'xc:d�,+- ,._ Subject Street Aragon Cr. Residents' Report Attachment 3.9 3/2/2010 Photograph Addendum File No. ioaio B--NOT FOR LOAN PURPOSES P,,poy Address 19522 ARAMN CIRCLE cey HUNTINGTON BEACH Carty ORANGE state CALIFORNIA zipcode 92646 L.,dffClerd CLIENT; GARNER L,mJW kir 19522 ARAOON CIRCLE HUNTINGTON BEACH, CA 92646 Appreigy STERLI ti APPRAISAL SERVICE App+Address 16308 SCOTCH PINE AV FOUNTAIN VALLEY, CA 92708 Interior 9 z^r KITCHEN C'. Interior 2 a UPSTAIRS BATH x�ny.: t 7. 4 Mz Interior 3 '� �Y jam,-�•�.(.�' 1` `� 2ND FLOOR BEDROOM ADDITION e r 97 a Aragon Cr. Residents' Report Attachment 3.10 3/2/2010 Photograph Addendum File No, 10410 ao—r NOT FOR MAN PURPOSES P,,pedykHr—19522 ARAGlON CIRCLE aty HUNTINGTON BEAM Go y ORANGE Sine CALIFORNIA zip Code 92696 L,nd,,rke CLIENT; GARNER Genders Adder 19522 ARAOM CIRCLE HUNTINGTON MACH, CA 92646 Ap—STERLING APPRAISAL SERVICE App—e,AA—16308 SCOTCH PINE AV FOUNTAIN VALLEY, CA 92708 A VNI Subject Exterior 4 FRONT PATIO Subject Exterior 5 VIEW & PROPOSED RV LOT 6. 1 IN FOREGROUND 1r,4- Subject Exterior 6 VIEW AM PROPOSED RV PARKING IN FOREGROUND Aragon Cr. Residents' Report Attachment 3.11 3/2/2010 Photograph Addendum File No. 10410 Bmr ,NOT FOR LOAN PURPOSES Prw-q Addms 19522 ARAOON CIRCLE aty HUNTINGTON BEACH cowry ORANGE stae CALIFORNIA zip Code 92646 Lenderciw CLIENT; GARNER LIMWs Add—19522 ARA" CIRCLE HUNTINGTON BEACH, CA 92646 qp.-STERLING APPRAISAL SIBRVSCE Avr--esmd-s 16308 SCOTCH PINE AV FOUNTAIN VALLEY, CA 92708 I Comparable I r f — tl` Y� �� - F r• p/a ■W® arabli 2 •1. ttrs•• y/ it I!itki) M' ifficR:dKefO a rr� Comparable 3 Aragon Cr. Residents' Report Attachment 3.12 3/2/2010 r _ i7G—rr _ 4 1 r # �r 7 r r it( G Is' _. ft r- ! 1{ `, .€ "-� �+i l .,�— j .....i J___ j P 1 — (_. F ' t d �4i a + aAf `k { rf G{ f I 1 �OINw �y} { ' k—t .� a.� , '{— �77 T_ -+ � r:,�f � + !L", I , ���a?�i;f.4`r���. ����j {:,_���i{�- i.+!S�dTI �_ t1 ' It L, r. yit ' � r� t_i E.� L.�1� 4._. t .,_� t t. .i —} r- —�-4 r ry r jt"I 41,_I 4 G+ ej y� Cy, � j_x' thi r 14 44 111iti� 1Y�+ -?'r �_.�,... �-t-' I ...�._•_.i�:--j-�.1- +_t� -�'-i- _+_p,.i..(-4- -!_ �_ i _ j ...G�}."� -€-�{- -h_�.1_}_1.... ...�___{-�--� _i�..€i._i.I..�.i..J �1-�-�- 1 I y t { r. + t•.. - f-t ,y t_I H� "I 7.I O' - `� �€ -All} t . `j ..i.r l._ } 1' t ' +7 1` , �"I O� i �..t -1 * i-..` � �-t`t.-..-i'-.- .j` r .i ,.�..{fir i --t-�f i�- �-t t�-�-Y' {�i � -} •_i . „_. i. �..:. I-t-, �,b, «.,. j. ..r .E...�.,..-_I i _s_ . .i..,.-Imo.:,: �:,.t I -+ .., 1..�+ -_ �:L!.. �._..t�T- �, '� { I >-te rit -i ,- �i1 � 4 11 -} r 1 y {ht r - a rL r �� r f 1 , _j ! , r it 4 a.�. t'+ + i `i + t' � jj t k h i 1 �.j �.t �i + r �TC / r t t y-.. F I I # +r j. i. �t+'+° i + r 1 C r t't�'t ,+ ,7y �y� f- r rd I + 1 t tjl i.r+ r 1 d q.7 t iiy' j-t' �� tj-' �...j-J_.t iL t �_,_ 1J �-t W ti N N O ..r O 10410 M R-p-,tyAdd— 19522 ARAGON CIRCLE ---city HUNTINGTON-BEACH --cMy—0-P--ANGE - Ste- CA zocd. 92646 GARNER, 19522ARAGON-CIRCLE-, HUNTINGTONBEACH CA 92646 Aragon Cr. Residents' Report Attachment 3.14 3/2/2010 10410 FLAVMAF�j"DENDUM BoRower GARNER ------------------- ------ -- arop_e tyaddress 19522 ARAGON CIRCLE Gry -HUNTINGTON BEACH county ORANGE --- ---- -------- state CA _ _ zm code 92 64 6 Ler,der/Ciient GARNER 19522 ARAGON CIRCLE HUNTINGTON BEACH CA 92646 II 30 17]pIfTVMy AYfMVE ® p �FED - ®a i 6 ®• N ft S/ N N N rr N 04 k Aragon Cr. Residents' Report Attachment 3.15 3/2/2010 INVOICE File No 204t4 Invoice# 10410 Invoice Date 2-24-10 Fee $350 Due Date N/A Lender or Client: GARNER Borrower: NOT FOR LOAN PURPOSES 19522 ARAGON CIRCLE HUNTINGTON BEAC CA 92646 Item Cost 19522 ARAGON CIRCLE $350 HUNTINGTON BEACH, CA 92646 APPRAISAL HAS BEEN PAID FOR IN FULL AT THE TIME OF THE INSPECTION. 350 Total Amount Due Terms STERLING APPRAISAL SERVICE 16308 SCOTCH PINE AV FOUNTAIN VALLEY, CA 92708 THANK YOU FOR YOUR BUSINESS Please remit payment to N/A Thank you Aragon Cr. Residents' Report Attachment 3.16 3/2/2010 % Is Business,Transportation&Housing.Agency OFFICE OF REAL ESTATE APPRAISERS REAL ESTATE APPRAISER LICENSE OREA APPRAISER IDENTIFICATION NUMBER GEORGE J.HARRIS has successfully met the requirements for a license as a residential real estate appraiser in the State of California and is,therefore,entitled to use the title "Certified Residential Real Estate Appraiser". it I tZ his license has been issued in accordance With the provisions of the Real Estate Appraisers' i Licensing and Certification Law. OFFICE OF ALESTkTE APPWAISERS Date Issued: January 14,2009 Date Expires: January 13,2011 Atulii,No.Ill 216 X, Aragon Cr. Residents' Report Attachment 3.17 3/2/2010 WON Single Family Rest ence- l�partment 2 j� y-�„.�{'y'� •�p'' :t^' ,�,,.����'�g �' ..drja i� .r.', �i �_ `.._`,,,A I CI I I�I IL e- •Fe [Apartment 1 lF a ��I + 1.. �'- '` 1`.,E,�• �f' kr _ 1 .. I t � Strip iviall ,. Oil iv+ITT Anaheim R Storage 1 p „iF LM F��6� {�..y Eden Nursery and _ i opiary L Vacant Lot and � �. Nursery + . •'G+nr'y .',+ `,. ' ' tY p' ^�; Anaheim RV Storage and Surrounding Area Aragon Cr. Residents' Report Attachment 4.1 3/2/2010 '-Apartment 2 Singie Family ROfti Residenc KS Car Ports i E t lAnaheim RV tarn ,. � it Change & Luh u-; Prip M, 1! a Cyr Wah �,r . r i�.�"ww�'`�w��rc+d'"a,�r-..�-.-„�._---�-• �Ai.... -_ 1 -- '�R 4 �� ' -�---•-,-1'`'r�r ' � � n �--� »a- w„a- Anaheim RV Storage North of Lincoln Ave Aragon Cr. Residents' Report Attachment 4, 2. 3/2/2010 85 it 128 ft f E ti p` Anaheim 4RV Storage �:Eden Nursery and Topiary f 3 n _ �` �1,� _ �✓� .'� .�` t ( �. .° � .���� ��° `,.w.yt ? �q.,�'w• �`� A� i t' .. 4�1��,r� „`"IC .-,jib •;'� y '�u � ��� Y t. . fa'ont Loy -Z j {. V t a t l Anaheim RV Storage South of Lincoln Ave Aragon Cr. Residents' Report Attachment 4.3 3/2/2010 a 0 N N For:A1307 Page 1 ANAHEIM POLICE DEPARTMENT Date Report Rua Wed, Feb-17-2010 M COMPLETED COMPLAINT SEARCH SEARCH CRITERIA: occ date between 101/01/2006' and 102/16/2010' and address matches 12719 W LINCOLN-' NUMBER OF RECORDS RETURNED: 18 OFF.DATS TIME COMP-4 TYPE OF CALL-INITIAL/FINAL LOCATION REPORT FOUND CLEARED BY --------- -------- ------------ ----------------- --------- ----------------------------------------- -__--------- -- ----- -------------'- Jan-20-2006 22;55:14 10702 DISTURBANC8 2719 W LINCOLN AVE ANAHEIM 2006-10702 YES GONE ON ARRIVAL Mar-19-2006 16:09:30 41878 SUSPICIOUS VEHICLE 2719 W LINCOLN AVE ANAHEIM 2006-41878 NO CHECKED OKAY Apr-28-2006 17c25:11 63346' DISTURBANCE 2719 W LINCOLN AVE ANAHEIM 2006-63346 YES GONE ON ARRIVAL OUI-28-2006 21:44:30 119422 PATROL CHECK INFORMATION 2719 W LINCOLN AVE ANAHEIM 2006-219422 NO CANCEL Feb-02-2007 07:39:29 17027 PATROL CHECK INFORMATION 2719 W LINCOLN AVE ANAHEIM 2007-17027 YES NO FURTHER ACTT Feb-02-2007 08:46:34 17052 PROBLEM SOLVING 2719 W iLTNCO%X,AVE ANAHEIM 2007-17052 YES CLEARANCE CODE Fab-07-2007 21:38:04 20131 SUSPICIOUS CIR/MEDICAL AID 143 - 2719 W LINCOLN AVE ANAHEIM 2007-20131 YES A6SIST/RRP8R OT Feb-10-2007 12:02:26 21380 KEEP THE PEACE 2719 W LINCOLN AVE ANAHEIM 2001-21380 YES NO FURTHER ACTI Max-08-2007 14:57:18 35003 SUSPICIOUS SUBJECT 2719 W LINCOLN AVS ANAHEIM 2007-35003 YES NO FURTHER ACTI Apr-04-2007 14:54:12 49713 STOLEN VEHICLE/STOLEN VEHICLE 2719 W LINCOLN AVE ANAHEIM 2007-49713 YES REPORT Apr-17-2007 11:25:56 56705 BUSY-UNAVAILABLE 2719 W LINCOLN AVE ANAHEIM 2007-56705 YES CLEARANCE CODE May-06-2007 17:15:42 67070 DISTURBANCE JUVENILES 2719 W LINCOLN AVE ANAHEIM 2007-67070 YES UNABLE TO LOCAT Aug-07-2007 07;57:22 120429 STOLEN VBHICLB/STOLEN VEHICLE 2719 W LINCOLN AVE ANAHEIM 2007-120429 YES REPORT ,Oct-08-2007 15;25:24 IS4232 SUBJECT STOP 2719 W LINCOLN AVE ANAHBIM 2007-154232 YES CURCM OKAY Apr-10-2008 11=50:16 52505 SEX OFFENSE-INDECENT EXPOSURE 2719 W LINCOLN AVE ANAHEIM 2008-62505 YES FIELD INTERIMA kn May-13-2009 10:30:14 67979 TRESPASSING 2719 W LINCOLN AVE ANAHEIM 2009-67979 YES WARNING/PAWC May-27-2009 13:19:55 75439 DISTURBANCE /SUSPICIOUS SUSJ 2719 W LINCOLN AVE ANAHEIM 2009-75439 YES FIELD INTERROGA May-29-2009 12:05:30 76507 SEX OFPENSB-INDECENT EXPOSURE 2719 W LINCOLN AVE ANAHEIM 2009-76507 YES WARNING/PAWC END OF COMPLETED COMPLAINT SEARCH REPORT U O C) 0) "Cl 4] U 0 cn ct ;-, HB PD SERVICE CALLS CALL ID DATE TIME STREET CODE CODE MEANINGS 12:10 06-055892 5/30/2006 PM ARAGON CIRLCE AA AGENCY ASSIST 9:51 06-056891 6/1/2006 PM ARAGON CIRLCE 931 SEE THE WOMAN 9:52 06-096422 8/29/2006 AM ARAGON CIRLCE IMP IMPOUND *1 7:53 06-099632 9/6/2006 AM ARAGON CIRLCE CO CITY ORDINANCE 9:54 06-119259 10/26/2006 PM ARAGON/INDEPENDENCE 911W 911 WIRELESS HANG UP 7:40 07-030135 3/20/2007 PM ARAGON CIRLCE 927H 911 HANG UP 5:00 07-057455 5/29/2007 PM ARAGON CIRLCE TEST *2 7:41 07-061502 6/9/2007 AM ARAGON CIRLCE 594R MALICIOUS MISCHIEF 5.41 07-075756 7/9/2007 PM ARAGON CIRLCE 925C SUSPICIOUS PERSON IN CAF 4:08 07-098099 8/31/2007 PM ARAGON CIRLCE PA PUBLIC ASSIST 5:04 07-119598 10/23/2007 PM ARAGON CIRLCE 927H 911 HANG UP 12:57 SUSPICIOUS 08-001151 1/4/2008 AM ARAGON CIRLCE 925X CIRCUMSTANCES 11:25 08-017861 2/16/2008 AM ARAGON CIRLCE AA AGENCY ASSIST 8:53 08-109523 9/16/2008 AM ARAGON CIRLCE 530.5 IDENTITY THEFT REPORT 6:00 08-132450 11/9/2008 PM ARAGON CIRLCE 99 MEDICAL AID 9:09 08-147061 12/17/2008 AM ARAGON CIRLCE IMP IMPOUND *3 3:48 09-074853 6/28/2009 PM ARAGON/INDEPENDENCE 911W 911 WIRELESS HANG UP 9:04 09-103066 8/25/2009 PM ARAGON/SHANGRI LA PC PATROL CHECK 6:28 10-005074 1/13/2010 PM ARAGON CIRLCE FPC PATROL CHECK *1 Vehicle stored for expired registration *2 HBPD was testing the computer system, an Aragon Circle address was entered during the testing. *3 Vehicle pursuit from Anaheim terminated in our cul-de-sac Aragon Cr. Residents' Report Attachment 6 3/2/2010 Photos Taken at Anaheim RV 3-1-10 Front Gate R STORAGE I�ht Ambient Light e� � �4��� nee - 9' e _ .➢ _ -''e` -�• � €� r� 71, �p Aragon Cr. Resident's Report Attachment 7 3/3/2010 VACANCIES AT ITV STORAGE FACILITIES WITHIN 10 MILES OF THE PROPOSED FACILITY Date Name &Address Miles Contact Name &Notes # of Next to Contacted from Vacancies/ Residential? proposed total# of site spaces 2/20/10 Baker Street Security Storage 2.72 Brad: 33/135 yes 929 W. Baker The RV Storage Facility was there before the homes. Costa Mesa (Since the 60's.) The area adjacent to the storage 714-540-7300 facility has always been zoned residential so when the storage facility went in, in the 60's, the city required them to build a 6 foot cinderblock wall and plant very dense trees to buffer the sound. There are NO POWER LINES at this facility. 2/22/10 Intentionally left blank 2.36 Mick Meldrum doesn't want us to use his business' 14/69 No. . Costa Mesa name. There is a 21 foot landscape buffer with fences 714-210-2588 on either side between the facility and the closest house. 2/20/10 Central RV Storage 6.84 Larry: 90/900 No 7498 Garden Grove Blvd On SCE Westminster Prop. All 714-895-7800 industrial 2/20/10 Chapman RV Storage (#1) 7.38 50 No 7581 Chapman Ave. Garden Grove 714-799-9338 2/20/10 Chapman RV Storage #2 7.38 Pyra 24/350 Mobile 714-373-4771 Home with a 62 foot buffer including RR tracks. 2/20/10 Fredson RV Center 4.91 Dan: 40 class A/ 1 Apt. Bldg. 815 North Harbor Blvd The one apartment adjacent to the facility is `low Santa Ana income' 714-202-0013 Aragon Cr. Resident's Report Attachment 8, I 3/3/2010 2/23/10 General Storage 4.17 Bob 15 No 3190 Pullman St Costa Mesa 714-979-4100 2/20/10 Harbor RV Storage 4.22 Donna 26/220 Mobile 326 S. Harbor Lives on the grounds of the facility. homes but Santa Ana no RVs are 714-839-9322 parked directly adjacent to them. 2/20/10 MacArthur Public Storage 1.6 Amber 17 No 4501 MacArthur Blvd Santa Ana 714-979-2071 2/20/10 Orange County RV Storage 2.43 Owned by Cardinal Development 20 No 3130 South Fairview St. Sana Ana 714-556-8860 2/20/10 Pouch Self Storage 1.9 Theresa: 8/41 No 11345 Slater Ave. Owned by Yelland Properties in Irvine. By Body Fountain Valley works in FV 714-460-9867 2/20/10 Santa Ana RV Storage 5.56 Lori 38/344 No 1316 E. Warner Ave. Santa Ana 714-434-9555 2-17-10 Seacliff Self Storage 3.07 Monica—on site property Mgr. 14 Condos/ 18100 Kovacs Lane Street& Huntington Beach Carports as 714-375-1700 buffer 2/26/10 Stadium RV & Boat Storage 9.05 Neal. 13/185 No 2222 E. Howell Ave. When paving an area that is currently dirt, he thinks the Anaheim EPA is requiring storm water to be run through 714-704-9105 clarifiers and that is cost prohibitive. Aragon Cr. Resident's Report Attachment 8. 1 3/3/2010 2/22/10 Trails End RV Storage 7.45 Closest house is 100 ft. 84/442 No 7580 Chapman Ave. Garden Grove 714-373-0136 2/20/10 1st Class Storage 3.39 Craig 25 vacancies NO 1660 Placentia Costa Mesa 949-646-0500 2/23/10 is Stop Storage 2.86 Ronnie 3 No 16700 Harbor Blvd Fountain Valley 714-531-2231 TOTAL VACANCIES: 514 Aragon Cr. Resident's Report Attachment 8,3 3/3/2010 O City of Huntington Beach Traffic Engineering Department Collision Report Summary 2123/2010 Date Range Repotted: 111111102 - 11111MI, Total Number of Collisions: 5 Page 1 Report# Date Time Location Dist die. Type of Motor Veh. Dir.of Movement Mir.of Movement PCF Inj. Kil. Collision Involved With Travel I Prec.Call.I Travel 2 Prec.CoiL 2 2003-00168 113103 16:09 Ward St&Yorktown Or In Int, Head-On Fixed Obipct South Proceeding Other Than Driver 0 1. Ave Straight 2003-04780 .3115/03 07:56 Ward St&Yorktown 111' North Head-On Fixed Object North Making Left Unsafe Speed 0 0 Ave Turn 21304-15321 915104 17:02 Ward St&Yorktown IW North Hit Object Fixed Object East Making U Turn Unsafe Speed 0 0 Ave 2006-04380 3/9/06 16:24 Ward St&Yorktown 80' North Stcles-pe Other Motor North Changing North Proceeding Improper Turning 0 0 Ave Vehicle Lanes Straight 2007-05107 3/21/07 08:26 Yorktown Ave&Ward 7' West Head-On Other Motor South Proceeding East proceeding Traffic Signals 1 0 St Vehicle Straight Straight and Signs 7I~ 0 .ram cxmC�z3 Sxm`. t� s mx-; Irmo ae- /Iq /v fi m n/ 0 0 Merrilee Madrigal 10231 Cliff Drive Huntington Beach, CA. 92646 merrilee—madrigalghotmail.com March 15, 2010 2010 M'R 15 ilil 9: 34 Honorable Mayor Cathy Green and City Council Members 7 V City of Huntington Beach 2000 Main Street Huntington Beach, CA. 92648 RE: PUBLIC HEARING ITEM 4: WARD-GARFIELD SPECIFIC PLAN NO.16. OPPOSE: GPA 2010-27, ZMA 09-002, DENY: CUP 09-024,NEG DEC 09-006. PLEASE OPPOSE GPA 2010-27 AND ZMA 09-002 FOR THE FOLLOWING REASONS: 1). Conflicts with City Council's "Vision Statement for the Santa Ana River Park", chaired by Mayor Cathy Green and unanimously approved by City Council November 27, 2006. "The City celebrates the rich heritage and natural beauty of the Santa Ana River. The goal is to develop a safe greenbelt of linear parks and open space along the river for the public to enjoy recreation, physical fitness, history, education and art while experiencing the wonders of nature. This goal will have positive effects on the econoiny and the quality of life for now and for generations to come." 2) Provides disproportioned land use policy within the City of Huntington Beach. The City would be providing open space greenbelt benefits to some residential areas adjacent to SCE easements (Gisler Park, Edison Park,Langenbeck Park, and Talbert Park to name a few) and forever taking any open space greenbelt benefits that may become available to residents within this proposed General Plan Amendment area. 3). Presents a taking of home ownership values from adjacent residential properties. PLEASE DENY CUP 09-024 AND NEG DEC 09-006 FOR THE FOLLOWING REASON 1) Neg. Dec. 09-006 does not mitigate adjacent resident's loss of property values, and there is no overriding need for the project of this size. 2). CUP 09-024 does not meet general plan and zoning guidelines. PLEASE CONSIDER THE FOLLOWING CHANGES 1). Provide a gateway entrance to the Santa Ana River Trail System on Garfield Ave. west of Ward St.,with green landscaping, integrating the City's Bike Plan with the SA River Trail Bike System at this location. 2). "Negotiate" a low cost lease with SCE to provide 3.5 acres of open space linear parkland behind the residential properties on Aragon Circle. The 3.5 acre linear park can dually serve as BMP to improve runoff from Village Nursery operations,the proposed Mobile Home Storage Facility, and improve drainage. 3). Re-zone 9 acres north of the Yorktown Ave meridian allowing for a Mobile Home Storage Facility. Thank you very much for your considerations in this regard. C) Merrilee Madrigal.0 MICHAEL C. ADMS ASSOCIATES 1-ya 751 711 rjAW r L) March 12, 2010 Jane James City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Subject-. Huntington Beach RV Storage Facility (Ward/Garfield) Dear Jane: Enclosed are copies of the enlarged site plan and typical section drawing depicting the additional landscape pockets behind the single family residences. A separate copy highlighting the landscaping can be used for an exhibit. As mentioned earlier, this modified layout was a result of last week's meeting with the two Aragon Circle residents and Doc's attempt to further minimize view concerns raised by the neighbors. RK rds, W n Carvalho lo --70AJ P.O.Box 382 Huntington Beach,CA 92648 Phone 714.374.5678 Fax 714.374.2211 AdarnsAssoc(o)socal.mcorn a - :� I � MAR 12 2010 Huntington Beach PLANNING DEPT. i I I F I DRIVE AISLE I a p I ILOW PROFILE PARKING 3 � 2 � 4 \ 5'-0"CLR. ENHANCED LANDSCAPING STRIP APPROXIMATELY 27'-0" PROPERTY LINE a CONCRETE CURB (PER CIVIL PLANS) a EXISTING BLOCK WALL TO REMAIN (APPROX HEIGHT 5'-6") ❑3 PROPOSED 8'-0" FENCING WALL SECTION AT PA-1 AND SN-4 ARAGON CIRCLE design group WARD GARFIELD SPECIFIC PLAN #16 HUNTINGTON BEACH RV YARD 19118 WARD ST,HUNTINGTON BEACH,CA 92646 PK MICHAEL C. A AM ASSOCIATES March 15, 2010 Huntington Beach City Council 2000 Main Street Huntington Beach, CA 92648 RE: Huntington Beach RV Storage (Ward Garfield Specific Plan) Honorable Mayor Green and City Council Members: The applicant requests a continuance of the HB RV Storage applications this evening in order to address the report submitted by the Aragon Circle residents and to further review recommended conditions relating to the Ward Street dedication and street improvement requirements. We respectfully request a continuance to the April 19, 2010 City Council meeting. Sincerely, Mike Adams cc: Fred Wilson, City Administrator Joan Flynn, City Clerk Scott Hess, Director of Planning and Building Jane James, Senior Planner Frank Salomone, So. California Edison Co. Doc Rivers, HB RV Storage P.O. Box 382 Huntington Beach,CA 92648 Phone 714.374.5678 Fax 714.374.2211 AdamsAssoc ftocal.mcom Esparza, Patty From: Flynn, Joan Sent: Monday, March 15, 2010 11:57 AM To: Esparza, Patty Subject: FW: VOTE TO APPROVE THE WARD GARFIELD SPECIFIC PLAN RV STORAGE PLEASE For the late communication package. ------------------- From: joanlavonne@yahoo.com Sent: Monday, March 15, 2010 11:56 AM To: city.clerk@surfcity-hb.org Subject: VOTE TO APPROVE THE WARD GARFIELD SPECIFIC PLAN RV STORAGE -- PLEASE Dear Councilmembers -- please approve the Ward Garfield Specific Plan RV Storage on this evening's agenda. I grew up in the neighborhood directly across Ward from the planned RV storage site. My mom still lives there 42 years later, so I am in the neighborhood many times a week. Standing in her front yard I can see neighbors' homes with a bus, 2 large RVs, and 2 large boats and one smaller motorhome parked sideways taking up the whole driveway. It looks blighted. WE NEED RV PARKING CLOSE BY! I also have a RV and a trailer which sit in my driveway. When the municpal code was changed to prohibit RV parking on the street, it became very difficult to find close, affordable storage. I believe this facility is needed by the residents of HB and as one who drives Ward street daily, I don't mind sharing the road with RVs needing to enter and exit the property. Thank you for your consideration Joan Esparza, Patty From: Flynn, Joan Sent: Monday, March 15, 2010 1:59 PM To: CITY COUNCIL; Wilson, Fred Cc: McGrath, Jennifer; Hess, Scott; Esparza, Patty; Wayne Carvalho Subject: Garfield Ward Public Hearing Janelle Froisland representing Edison is in my office. She came to request a continuance of this evenings Public Hearing #4, Ward Garfield Specific Plan RV Storage. Joan Flynn City Clerk EsE!aeza, Pam From: Surf City Pipeline[noreply@user.govoutreach.com] Sent: Monday,April 19, 2010 12:59 PM To: CITY COUNCIL; agendaalerts@surfcity-hb.org Subject: Surf City Pipeline: Comment on an Agenda Item (notification) Request#4894 from the Government Outreach System has been assigned to Johanna Stephenson. Request type: Question Request area: City Council -Comment on an Agenda Item Citizen name: Tim Karpinski Description: The citizens of Aragon Circle are united in their cause to explore alternative solutions to the Garfield/Ward project. And as such, would suggest alternative locations to the proposed RV Storage Facility. 1)The vacant Southern California Edison(SCE)property located in proximity to Gothard/McFadden streets. 2)The vacant "Randall Lumber Yard" located in proximity to Gothard Street. 3)The vacant lot in the Huntington Beach Business Park, located in proximity to,Gothard/Heil Streets, near the Huntington Beach Fire Department Building. It is requested that these locations, as an alternative to the proposed location, be considered. These alternate locations would encourage and facilitate development in a manner that would carry out the Goals, Policies, and Objectives of the General Plan and as directed by City Council. Regards, Tim Karpinski Expected Close Date: 04/20/2010 Click here to access the request Note: This message is for notification purposes only. Please do not reply to this email. Email replies are not monitored and will be ignored. A) Save Our i h p ® l 2�IQ APR 19 .AM 10: 3 Southern California Edison and Mr. Doc KKly,ers, ,wa:nt o convert 13+ acres of land underneath High Volta e ®fir Lines from its current use as a Village Nurser Wholesa e'C'!r!af on to asphalt 9 Y p � p concrete for 557 spaces of RV Storage. • DECREASED PROPERTY VALUES Up to 14% decrease in property value for the homes close to the RV Storage Lot. The decrease in these home values would drag down the value of comparable sales for EVERY home in the entire area. '5 geAr1r1D aYs Tot 1<'*Re1'V1k / - ,��`S"� �vT p • INCREASED TRAFFIC Entry & Exit onto Ward Street would increase traffic in an already congested area. • INCREASED CRIME Storing high value items in low traveled areas will lead to burglaries. • INCREASED NOISE & AIR POLLUTION Diesel engines require up to 8 minutes idle time to pressurize brakes which would increase air pollutants next to Pegasus School. • INCREASED FIRE HAZARDS Propane tanks, stored fuel and vehicles stored under the power lines. There are alternate sites in commercially zoned areas where there would be no negative impact to residents and/or homeowners. Currently there are 514 available RV spaces for rent within 10 miles of this location. Should one individual or corporation be allowed to profit- at the exaense of the residents of Huntan t®n Beach? Please help us preserve our neighborhood! Show your support by attending the City Council Meeting on April 19thI by sending an e- mail to the City Council members or calling your City Council members at 714-536-5553. Meeting Jim Silva — State Assemblyman — April 30, 2010 Tim Karpinski & Debbi Henigman — Aragon Circle Discussion Issues: • Is there really a "Public Need" p o "Public Needs" -Water, Roads, Natural Gas, El qTidfy, on Telephone, Police, Fire etc. . . RV Storage ??? • Numerous RV Storage Vacancies within City & surrobndini communities C .. • Safety Concerns — Five (5) Foot setback to Senior Citizen Mobile Homes and Residents — Fire Danger • Doesn't support the "General Plan" - Not Compatible • Church cell phone tower— Same points/compatibility issues • City of Orange — Voted Down - No Appeal by Edison • Property Value Decrease (Up to IOOK) • Traffic Increase (No Study Done) and Potential Crime Increase • Loss of Local Jobs, Noise and Pollution Increase — Coyote Habitat • Numerous Optional Locations - Industrial Areas - Land is Valuable in HB 1!214 VX-� 17 2 910 CITY OF HUNTINGTON BEACH Inter-Department Communication Planning and Building Department TO: Honorable Mayor and City Council Members VIA: Fred Wilson, City Administrator FROM: Scott Hess, AICP, Director of Planning and Build44�_j DATE: May 5, 2010 SUBJECT: NEGATIVE DECLARATION NO. 09-006, GENERAL PLAN AMENDMENT NO. 09-002,ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, CONDITIONAL USE PERMIT NO. 09-024 (WARD GARFIELD SPECIFIC PLAN/ RECREATIONAL VEHICLE STORAGE) On March 15, 2010, the City Council continued this item to the April 19, 2010 City Council meeting at the applicant's request. On April 19, 2010, the City Council continued this item to the May 17, 2010 City Council meeting pursuant to a second continuance request from the applicant. On May 3, 2010, the applicant submitted the attached request for a third continuance from the May 17, 2010 City Council meeting to the June 21, 2010 meeting. Attachment: Letter from Michael C. Adams Associates dated May 3, 2010 SH:HF:jj:lw xc: Bob Hall, Deputy City Administrator Mary Beth Broeren, Planning Manager Jane James, Senior Planner Linda Wine, Administrative Assistant G:\admltr\2010\050610jj (Ward Garfield RV Continuance) MICHAEL C. ADAMS ASSOCIATES May 3, 2010 Huntington Beach City Council 2000 Main Street I'll Huritington Beach, CA E-: Huntington Beach RV Storage,(Ward Garfield Specific Plan} Honorable. Mayor Green and 03ty.,Couricii Membe-F,3; We r"uest a fUrtheT Conti trance of toe above,;referenced application in order to allow more time to d iSCUSS recommended condiboas relating to the Ward Street street improvernent requirtemeits.vitth city staff, and to address the,report submitted by the Ara on Circle residents- VVe will also be analyzing viable alte v site q I ,-rnatj e,�Oothes.' layout which will hope-fijitybe supported by everyone. VVe request the item be continued to the June 21, 2010 City Council meeting, '- 'Irv, Mike Adams CC: Fred Wilson, City Administrator Joan Flynn, City Clerk oft H s,' Dirk or of Planning an' d Building Jam Jars, Senior Planner Frank Salomone, So- Cafifbrnia Edi-son Co,. Doc.Rivers, HB RV Storage P.0 fll n x 3 LI-2 HurAington Ewa=fi,CA 9254a Phone 714,V4-W4 Fm 744,374,1-211 to a- RCA ROUTING SHEET INITIATING DEPARTMENT: PLANNING and BUILDING SUBJECT: GPA No. 09-002, ZMA No. 09-002, ZTA No. 09-007 and Appeal of CUP No. 09-024 and Negative Declaration No. 09-006 (Ward Garfield Specific Plan - RV Storage) COUNCIL MEETING DATE: I March 15, 2010 RCA ATTACHMENTS STATUS Ordinance (w/exhibits & legislative draft if applicable) Attached Not A plicable ❑ Resolution (w/exhibits & legislative draft if applicable) Attached Not Applicable ❑ Tract Map, Location Map and/or other Exhibits Attached Not Applicable ❑ Attached ❑Contract/Agreement (w/exhibits if applicable) Not Applicable (Signed in full by the City Attorney) Attached ❑ Subleases, Third Party Agreements, etc. Not Applicable (Approved as to form by City Attorney) Certificates of Insurance (Approved b the City Attome Attached ❑ ( pp Y Y Y) Not Applicable Attached ❑ Fiscal Impact Statement (Unbudget, over$5,000) Not Applicable Attached ❑ Bonds (If applicable) Not Applicable Attached Staff Report (If applicable) Not Applicable ❑ Commission, Board or Committee Re ort licable If a Attached p ( pp ) Not Applicable ❑ Find in s/Conditions for A roval and/or Denial Attached g pp Not Not ❑ EXPLANATION,FdR\AnISSING ATTACHMENTS REVIE g� RETURNED FORWARDED Administrative Staff Assistant City Administrate Initial ) City Administrator (Initial) City Clerk VV EXPLANATION FOR RETURN OW ITEM: _(Bolow Spaceo RCA Author: SH: MBB: JJ X 5S NOTICE OF APPEAL TO CITY COUNCIL OF A PLANNING DEPARTMENT ACTION (OR POLICE) Date: 2/19/2010 To: Police Dept(1 Copy) Date Delivered N/A City Attorney(1 Copy) Date Delivered 2/19/2010 Planning D ept(2 Copie s) Date Delivered 2/19/2010 City Council Office(1 Copy) Date Delivered 2/19/2010 Administration (1 Copy) Date Delivered 2/19/2010 Filed By: Mayor Pro Tern Jill Hardy Appeal of Conditional Use Permit No. 09-024 And Negative Declaration No. 09-006(Ward Re: Garfield Specific Plan No_ 16-Recreational Vehicle Storage) Tentative Date for Public Hearing TBD Copy of Appeal Letter Attached: Yes LEGAL NOTICE AND A.P. MAILING LIST MUST BE RECEIVED IN THE CITY CLERK'S OFFICE 15 DAYS PRIOR TO THE PUBLIC HEARING DATE Joan L. Flynn, CIVIC City Clerk (714)536-5227 Fee Collected: None Form Completed by: Kelly Mandic, Deputy City Clerk CITY OF HUNTIN T N BEACH City Council Interoffice Communication TO: Joan Flynn, City Clerk FROM: Jill Hardy, Mayor Pro Tem V DATE: February 17, 2010 SUBJECT: APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF CONDITIONAL USE PERMIT NO. 09-024 AND NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN NO. 16 — RECREATIONAL VEHICLE STORAGE) I hereby appeal the Planning Commission's approval of Conditional Use Permit No. 09- 024 and Negative Declaration No. 09-006 for a 557-space recreational vehicle storage lot at the southeast corner of Ward Street and Garfield Avenue. The primary reason for my appeal is land use compatibility issues with adjacent residential uses and to enable the Council to review all the entitlements concurrently. On February 9, 2010, the Planning Commission approved General Plan Amendment No. 09-002, Zoning Map Amendment No. 09-002, and Zoning Text Amendment No. 09- 007 along with the conditional use permit and negative declaration at a noticed public hearing. The Planning Commission's action recommends that the City Council amend the general plan land use designation and establish the Ward Garfield Specific Plan No. 16. Pursuant to Section 248.18 of the Huntington Beach Zoning and Subdivision Ordinance, the City Council shall hear an appeal from the decision of the Planning Commission. SH:HF:jj cc: Honorable Mayor and City Council Chair and Planning Commission -- Fred Wilson, City Administrator Bob Hall, Deputy City Administrator - a Scott Hess, Director of Planning and Building Jim Engle, Director of Community Services :. Herb Fauland, Planning Manager Robin Lugar, Deputy City Clerk co Jane James, Senior Planner Linda Wine, Administrative Assistant NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, March 15, 2010, at 6:00 p.m. in the City Council Chambers, 2000 Main Street, Huntington Beach, the City Council will hold a public hearing on the following planning and zoning items: ❑ 1. GENERAL PLAN AMENDMENT NO. 09-002, ZONING MAP AMENDMENT NO. 09-002, ZONING TEXT AMENDMENT NO. 09-007, AND APPEAL OF PLANNING COMMISSION'S APPROVAL OF CONDITIONAL USE PERMIT NO. 09-024 AND NEGATIVE DECLARATION NO. 09-006 (WARD GARFIELD SPECIFIC PLAN NO. 16— RECREATIONAL VEHICLE STORAGE) Appellant: Jill Hardy, Mayor Pro Tern Applicant: Michael Adams, Michael C. Adams Associates Request: To establish a new Specific Plan (SP 16) at the southeast corner of Garfield Avenue and Ward Street to allow four distinct uses: electrical substation and utilities, landscape nursery, wireless communication facilities, and recreational vehicle storage. The request includes the following entitlements: GPA: To amend the Land Use designation and add a Specific Plan suffix ("sp") to the existing Public land use designation. ZMA: To amend the existing zoning map from the current Residential Low Density designation to the Ward Garfield Specific Plan No. 16 designation. ZTA: To establish the Ward Garfield Specific Plan No. 16 document. CUP: To permit a 557-space recreational vehicle storage facility on 13.52 acres of the total 43.60-acre specific plan area, and ND: To analyze the potential environmental impacts associated with the project and legislative amendments. Location: 19118 Ward Street (43.60-acre site southeast of the intersection of Ward Street and Garfield Avenue Proiect Planner: Jane James NOTICE IS HEREBY GIVEN that an initial environmental assessment for Item #1 was processed and completed in accordance with the California Environmental Quality Act. It was determined that Item #1 would not have any significant environmental effects and therefore, a negative declaration is warranted. Negative Declaration No. 09-006 is on file at the City of Huntington Beach Planning and Building Department, 2000 Main Street, and is available for public inspection and comment by contacting the Planning and Building Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Planning and Building 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 the City Clerk's Office on Thursday, March 11, 2010. 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 and Building Department at (714) 536-5271 and refer to the above items. Direct your written communications to the City Clerk. Joan L. Flynn, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 0gt2/o9lg6b9nv oane alglledwoo wtu L9 x ww gZ lewaol ap allanbll3 m , 09l.9/091g®tianv Llj!m alggedwoa„8/5 Z x,j azls label President 1 Huntington IrCA or P A 10 Sue John 16 H.B.Chamber of Commerce P.O.Box 1967 uiet e 19891 Beach Blvd_,Ste. 140 Suns ea , 90742 tin n Beach,CA 92648 Huntington Beach,CA 92648 I Dave Stefanides 2 h6 Gt-Wt1� 1 5 Ar�� Orange County Assoc. of Realtors O �Qili BtU(� 25552 La Paz Road �`�� AAW PaLM, 5,0M) 'oh 0 CA Laguna Hills,CA 92653 �� � 14l 01CL �-S } S '� President 3 Jeffrey M.Oderman 12 Pacific Coast chaeological 18 Amigos De B sa Chica RUTAN&TUCKER,LLP Society,In P. O. Bo 563 611 Anton Blvd.,14'h Floor P.O. x 1092 H gto each,CA 92647 Costa Mesa CA 92626-1950 C a Mes A 92627 Attn:J e Gothold Sunset�,achommunity Assoc. 4 Pres_,H_B_ Hist Society 13 Director 19 Pat Th t C/O Newland House Museum O.C. Ping.&Dev.Services Dept PO 19820 Beach Blvd. P_O. Box 4048 S setach,CA 90742-0215 Huntington Beach,CA 92648 Santa Ana,CA 92702-4048 President 5 Diane Ryan 14 Bryan Speegle 19 Huntington Beach Tomorrow HRB Chair O.C_Resources&Develop. Mgt, Dept_ PO Box 865 7701 Etna Circle P.O" Box 4048 Huntington Beach,CA 92648 Huntington Beach,CA 92647 Santa Ana,CA 92702-4048 Julie Vandermost 6 Council on g 15 Planning Director 20 BIA-OC 17060 ge Aw< City of Costa Mesa 17744 Sky Park Circle,#170 H " gto each,CA 9264$ P.O. Box 1200 Irvine CA 92614-4441 Costa Mesa,CA 92628-1200 Richard Spicer 7 Jeff Metzel 16 Planning Director 21 SCAG Seacliff H City of Fountain Valley 818 West 7th, 12th Floor 19391 ad arbor Circle 10200 Slater Ave" Los Angeles,CA 90017 H tin n Beach,CA 92648 Fountain Valley,CA 92708 Jean Kunbrell 8 John Roe 16 Planning Director 22 c/o E.T.I.Corral 100 Seacliff A City of Ne rt 13rAh 20292 Eastwood Cir_ 193 Surf e Lane P.O. B e-1 Huntington Beach,CA 92646 flunti Con Beach,CA 92648 Ne po each,CA 92663-8915 Robert Smith 9 Lou M e 16 Planning Director 23 Environmental Board Chair Seac HOA City of Wes ter 21352 Yarmouth Lane 1 21 Oc Bluff Circle 8200 W �926 Huntington Beach,CA 92646 Hun" on Beach CA 92648 We st , Planning Director 24 Ocean View School District 38 HB I Iaxu s H 38 City of Seal Beach Attn: Cindy Pulfer,Admin. Services Progr We mmunity Mgmt. 211 Eighth St_ 17200 Pinehurst Lane 27 5 rta Real,#300 Seal Beach,CA 90740 Huntington Beach CA 92647 Mission Viejo,CA 92691 label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery0516018160 09L9/09L50b9nv acne algl;edwoa ww L9 x ww 9Z lewol ap aRanblP , 09 L9/09 Lse tiany tlpm alglledwoa„gig Z x u L azls label California Coastal Commission 25 Clark Hampton 32 Sally Graham 39 Theresa Henry Westminster School District Meadow Area South Coast Area Office 14121 Cedarwood Avenue 5161 eldin_geircle 200 Oceangate, 10th Floor Westminster CA 92683 Huniingw6 Beach,CA 92649 Long Beach,CA 92802-4302 California Coastal Commission 25 Stephen Ritter 33 Cheryle Br g 39 South Coast Area Office HB Union High School Disrict Meado ark Ar 200 Oceangate, 10th Floor 5832 Bolsa Avenue 167 Roos elt Lane Long Beach,CA 92802-4302 Huntington Beach,CA 92649 Huntington Beach,CA 92649 Ryan P.Chamberlain 26 fit- ������ p Hearthside H es 40 Caltrans District 12 2�3� POsa VL 7�vQ VLLJIZ 6 Execu e Circl to 250 3337 Michelson Drive,Suite 380 S, vt�, 11 i Iry ,CA 9 4 Irvine,CA 92612-1699 `l Director 27 Goldenwest Coll 35 Bolsa Chica Lan rust 41 Local Soli ante E .Agy. Attn: Fred ens 5200 W Avenu e_ 108 O.C. alth C ncy 157 olden St H gton B CA 92649 P Bo H tingto each CA 9, Santa a,CA 92702 New Growth Coordinator 28 OC County Harbors,Beach 36 Bolsa Chica L rust 41 Huntington Beach Post Office and Parks Dept Evan Presid 6771 blamer Ave. P.O_Box 4048 18 ort Tif lace Huntington Beach,CA 92647 Santa Ana,CA 92702-4048 ewpo each,CA 92660 Marc Ecker 29 Bella Terra M 37 1`�o-g Q1 T�tita(SQ�1!ZS Fountain Valley Elem.School Dist, Attn_Pat gers- e l,OSpo cO cuy f, 10055 Slater Avenue 7777 ve_#300 Y 1 9 Fountain Valley CA 92708 H tingt Beach CA 92647 J Dr.Gary Rutherford,Super. 30 Country View tes HOA 38 OC Sanitation District 42 HB City Elementary School Dist. Carrie Th as 10844 Ellis Avenue 20451 Craimer Lane 664 rotwr ve Fountain Valley CA 92708 Huntington Beach,CA 92648 H tingt Beach CA 92648 David Perry 30 Country V states H 38 Eric Pendegraft,Plant Manager 42 HB City Elementary School Dist Ger apman AES Huntington Beach,LLC 20451 Craimer Lane 6 2 Shire - le 21730 Newland Street Huntington Beach,CA 92648 Hunti on Beach CA 92648 Huntington Beach CA 92646 Richard Loy 42 Huntingto ch ftball* 47 AYSO Regi 6 47 9062 Kahului Drive Mike ckson Commi ner Jo ray Huntington Beach CA 92646 Box 952 mokey ircle Hun ' on Beach,CA 92605-3943 Huntingto each,CA 92646 John Ely 42 AYSO R 'on 11 47 AYSO Region 5 47 22102 Rockport Lane John �an Comrnissi r Ru arlow Huntington Beach CA 92646 19 61 Band St. 1811 rentw Circle Fountain Valley,CA 92708 H tingto each,CA 92647 label size 1"x 2 5/8"compatible with Avery®5160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery05160/8160 09L8/o9t5&Aj9nv cane alglledwoo ww 19 x ww 9Z Iewjo;ap attanbil3 m j o9L8/09L9®tianv gI!m alglledwoo„9/5 Z x«t azls lagel HB Coastal Communities Assoc. 43 Huntington V ey Little ague 47 HB Field Hoc 47 David Guido Joel Gro Manilal P ar 143 E. 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Orange,CA 92865 H tington each,CA 92615 tin Beach,CA 92647 Downtowitr,71t, Bus' s Association 44 AYSO Region 47 HB Pop Warn otball** 47 Mr.Steve s Cotmnissi er Philli ce Paul Lo 200 M 6 5552 cold Pl P.O. x 506 H gto each,CA 92648 H tingto each, CA 92647 H tin each,CA 92615 Downtown Res" nts Association 45 Fountain Valley P y Baseball* 47 North HB Soccer 47 Ms�5�a e Chris Mahon President G ge Mi 50 21212 S L 18601 wian eet,#94 Hgto ach,CA 92648 Hun gton each,CA 92646 H gto each,CA 92646 Chairperson 46 H.B.Jr��2245 Aan Football** 47 Robinwood Littl ague 47 Gabrieleno/Tongva Tribal Council Randy Dona Car a PO Box 693 P.O.B P"O B 1384 San Gabriel,CA 91778 H tington ach,CA 92647 H - gto ach,CA 92647 Juaneno Band of Mission Indians 46 Huntington Beach Soccer League* 47 Seaview Little e 47 Aclachemen Nation Felipe Za Brian Se roth 31411 La Matanza Street 1844 eep e,#3 RO B 305 San Juan Capistrano,CA 92675-2625 tin gt each,CA 92648 H tingto each CA 92615 South Coast r Club** 47 Ocean View Li e Le e 47 Westminste Vill lOA 48 President actin$ n Phil Sheare , re ent 5200�Blacktr ad8921 rescent rive 18141 n e Circle Wes92683 Huntin each,CA 92646 Hunritt n Beach,CA 92647 West Co. mii Fa CA* 47 South HB Girls Fas Pitch Softball** 47 Gary Brown 49 Michael Tu r Frank LoGras Coastkeepers 2100 Stree 9432 Alii cl�ECA 3151 y Ave" to F-110 H on each,CA 92646 Hun" gton B 92646 Cos esa, 92663 Regional Enviro ental Officer for Calif 50 Fort Irwin. 50 Fort Hunter-Liggett 50 Western Re ' n Environ-Office Lt Col.Paul D ramer Mr.Peter Rub" US once Director o ublic W aCl Training Cntr Director o b' orks 33 arket S eet Suite 625 P O B 105097 Comb u rt Training Center an Fr . co CA 94105-2196 Fo 92310 $ 5- Parks A Dublin CA 945680 Sheila Donovan 50 Patrick Christman, ector 50 Gold�Coase 47 mmuaioordinator Western Reginviro tal Office Rickdent US Na US Maria rps ding 1164 2 1 Su urbia Lane i Pacific way Box 5 246 un' on Beach,CA 92646 �n Die A 92132-5190 Camp P eton CA 92055-5246 South Coast ye utbol Club 47 California F of C 47 District 62 enge ivision 47 Marissa ena Hector ar Gail H er 22 Euc tus Lane 1057 avi r 17 Scoti ucle ake st,CA 92630 G en G ve,CA 921143 tmtington Beach,CA 92647 label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible aver Avery®5160/8160 09 t8/09 t90band sane alggedwoa wtu L9 x tuw 9Z ILM01 ap allanbq� 09 t8/0919®daanb ta!m alggedwoo.9/9 Z x�t azis label a Cannery Hamilton Properties,LLC Christopher Herre,Branch Chief Ascon Landfill Site c/o Tamara Zeier Department of Transportion,District 12 One Pointe Drive,Suite 320 3337 Michelson Drive,Suite 380 Brea,CA 92821 Irvine,CA 92612 Building Industry Assoc.of South Calif Matrix Environmental 17744 Sky Park Circle,Suite 170 6701 Center Drive West#900 Irvine,CA 92614 Los Angeles,CA 90045 Attn:Elyse Sminada,Govt Affairs Asst. 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Maikai Drive 10361 Pua Drive Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-072-07 155-072-25 155-072-29 Occupant Occupant Occupant 10371 Pua Drive 10361 Kukui Drive 10391 Kukui Drive Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-072-30 155-072-31 155-072-33 Occupant Occupant Occupant 10411 Kukui Drive 10421 Kukui Drive 19141 Bikini Lane Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery05160/8160 0948/0915�hanv oane olggedwoo ww Lg x ww 9Z lewaol op auanbli3 0918/0945®tianv ql!m alglledwoa«8/9 Z x«t azls lagq 155-072-34 155-074-04 155-074-04 Occupant Occupant Occupant 19131 Bikini Lane 19172 Bikini Lane 10422 Kukui Drive Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-074-16 155-074-18 155-084-02 Occupant Occupant Occupant 10342 Kukui Drive 10322 Kukui Drive 10371 Mauretania Circle Huntington Beach, CA 92646 '.Huntington Beach, CA 92646 Huntington_Beach, CA 92646 155-084-25 ' 155-111-06 155-111-08 Occupant Occupant Occupant 10412 Mauretania Circle 10461 Kamuela Drive 10472 Kamuela Drive Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-111-11 155-111-14 155-112-03 Occupant Occupant Occupant 10432 Kamuela Drive 10411 Sunday Drive 10442 Sunday Drive Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-112-08 155-112-10 155-112-25 Occupant Occupant Occupant 10421 Cook Circle 10441 Cook Circle 10472 Pago Pago Circle Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-112-33 155-112-34 155-112-36 Occupant Occupant Occupant 10421 Christmas Drive 10441 Christmas Drive 10471 Christmas Drive Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-112-37 155-112-39 155-122-02 Occupant Occupant Occupant 10472 Christmas Drive 10442 Christmas Drive 19282 Fiji Lane Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-122-04 155-122-05 155-122-07 Occupant Occupant Occupant 19302 Fiji Lane 19322 Fiji Lane 19342 Fiji Lane Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-122-11 ' 155-122-12 155-123-13 Occupant Occupant Occupant 19382 Fiji Lane 19392 Fiji Lane 19401 Fiji Lane Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach, CA 92646 155-125-12 155-301-01 156-043-01 Occupant Occupant Occupant 19401 Pitcairn Lane 19350 Ward Street 18951 San Carlos Street Huntington Beach, CA 92646 Huntington Beach, CA 92646 Fountain Valley, CA 92708 label size 1"x 2 5/8"compatible with Avery 05160/8160 cm etiquette de format 25 mm x 67 mm compatible avec Avery05160/8160 0918/09156haAd aane alglledwoa ww Lg x ww gZ juwjot ap ananbgg 0%9/09L5®Aj9AV gl!m alglledwoo,,8/5 Z x„l azls loge) 156-045-01 156-073-11 156-101-04 j Occupant Occupant Occupant 10336 Oriole Avenue 18957 San Antonio Street 10505 Garfield Avenue Fountain Valley, CA 92708 Fountain Valley, CA 92708 Fountain Valley, CA 92708 15S t\z 41 156-101-05 156-181-02 aN"j ul Uep- Occupant Occupant 10505 1 Garfield Avenue 10844 Ellis Avenue tVu.wbU5tS. bmv"L, CA . Fountain Valley, CA 92708 ! '. Fountain Valley, CA 92708 01Z�`1j� i 1ss 0'7+ tq lss ��9 03 tss tzz os E1150. i�Vw� P��td YVLLt✓In I Povt -U& 0 Q.•WklaAA WO-X/LD1.t-Wl lv�t�. �1�u i ►��r. � ' f 0 3 $1 Wl,r,utr�-�a �Y. 2���� Da,�- tl�t1.fl W � . e�c a c CA Now t - 'i&-M61 , CAt c a,vt� tri bls d 0�, t5S tZs � ISS �25 l'� ISS \Z3 t3 wt ekf v\,d a V-1)55 Da�1 a vt d IG a-vLdtct- fan a" cti ou�M "Illy t R 3"l► ?it-c -W V1 l ut . 1°I4�t i t o-A\1 vt W �k�vLt Fred c.�n , C-A e Wu.V�"to $c-a.can A �s s t a�olr -tivst St. l v�P�t`v��clr a zee 83 �p 33 Z 1lwY�t�t.� TN'. tv*�vt� CA 4� label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery05160/8160 Easy Peel®labels 09r_8/b919oka&MA�— U&ane a wtll�Aal=g;Vwuuo;op a}lanb.13 960 Use Avery Template 51600 YlP " A00960TM 155 30101 155 30101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 2 19350 WARD ST, UNIT 3 19350 WARD ST, UNIT 4 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 155 30101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 5 19350 WARD ST, UNIT 6 19350 WARD ST, UNIT 7 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 -155 30101 155 301 01 155 30101 TENANT TENANT TENANT 19350 WARD ST,UNIT 8 19350 WARD ST, UNIT 9 19350 WARD ST, UNIT 10 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 155 30101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 11 19350 WARD ST, UNIT 12 19350 WARD ST, UNIT 13 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 155 30101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 14 19350 WARD ST, UNIT 15 19350 WARD ST, UNIT 16 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 15530101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 17 19350 WARD ST, UNIT 18 19350 WARD ST, UNIT 19 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 155 30101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 20 19350 WARD ST, UNIT 21 19350 WARD ST, UNIT 22 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 155 301 01 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 23 19350 WARD ST, UNIT 24 19350 WARD ST, UNIT 25 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 155 30101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 26 19350 WARD ST, UNIT 27 19350 WARD ST, UNIT 28 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 155 30101 155 30101 155 30101 TENANT TENANT TENANT 19350 WARD ST, UNIT 29 19350 WARD ST, UNIT 30 19350 WARD ST, UNIT 31 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 ttiqu ' peler ; 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HUNTINGTON BEACH CA 92646 j HUNTINGTON BEACH CA 92646 (155 30101 r 155 301 01 TENANT TENANT 19350 WARD ST, UNIT 98 119350 WARD ST, UNIT 99 i HUNTINGTON BEACH CA 92646 HUNTINGTON BEACH CA 92646 i iLtiq a peter ; Utili ta � www.avery com AVER,®51600itiq -800-GO-AVERY, ' CITY COUNCIL/REDEVELOPMENT AGENCY PUBLIC HEARING REQUEST FORM MEETING DATE: okxnlA t5 , - ®1y SUBJECT: (0M D9 - Dt?-2- Z.VW& D[-m-z ZTN bC[-DD7. kpx> DEPARTMENT: KW 5� CLQ 1)1- M4- AAt O'D D9 DOS ry 6 t7mtcp%i<30 CONTACT NAME: _ PHONE: 'll SSr->I4e QtJlll�. J b N/A YES NO Is the notice attached? Do the heading and closing of the notice reflect a hearing before the City Council and/or Redevelopment Agency? 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? �& �OK ?*lz� eA& Are the applicant's name and address part of the mailing labels? Are the appellant's name and address part of the mailing labels? ( ) ( ) If Coastal Development Permit, is the Coastal Commission part of the mailing labels? If Coastal Development Permit, are the resident labels attached? Is Summary Report 33433 attached? (Redevelopment Agency items only) What is the minimum number of days from publication to hearing date? What is the minimum number of times to be published? What is the specified number of days between publications? 1 FOR ADMINISTRATION ARID CITY CLERK USE ONLY Approved for public hearing Date noticed to newspaper Date published Date notices mailed RCA Process Training Manual 10-05-06 -24- �� � / KEC s • a • Knudsoni 0 8 A list of mailing labels has been created for properties within a radius of 1000 ft to the subject parcel(s). The subject parcel(s) is (are) 155 30102 & Portion 06 and is (are)located in the City of Huntington Beach, County of Orange. The property information was acquired through Metroscan®, which consists of a database of public record information, retrieved from the county assessor and other public agencies. Further, the information is based upon the most up-to-date records of the county tax assessor and is deemed reliable, but is not guaranteed. 11/09/09 arren L. Knudson Date 17731 Irvine Blvd, Suite 202—Tustin,CA 92780 Cell: 714 865 2945 Fax: 714 832 9160 Huntington Beach Independent has been adjudged a newspaper of general circulation in Huntington Beach and Orange County by Decree of the Superior Court of Orange County,State of California,under date of Aug. 24, 1994,case A50479. PIROOF OF PUBLICATION STATE OF CALIFORNIA ) ) SS. COUNTY OF ORANGE ) am the Citizen of the United States and a - -- ---- --- -} 11 HEARING resident of the County aforesaid; I am over f: BEFORE THE CITY CEOUN IL OF THE FNOTICE the age of eighteen years, and not a party CITY OF HUNTINGTON BEACH, HEREBY GIVEN that on Monday, March 15, 2010, at 6:00 p.m. to or interested in the below entitled matter. y Council-Chambers, 2000 Main Street, Huntington Beach; the am a principal clerk of the HUNTINGTON cil will hold a public hearing on the following'planning and zoning items: 0- 1. GENERAL PLAN AMENDMENT N . 09-002, ZONIG,.MAP BEACH INDEPENDENT, a newspaper of AMENDMENT NO. 09 0 2, ZONING TEXT AMENDMENT NON09-007, i AND APPEAL OF PLANNING COMMISSION'S APPROVAL OF CONDITION- general circulation, printed and published In AL,USE PERMIT NO.09-024 AND NEGATIVE DECLARATION NO.09-006 the City of Huntington Beach, County of (1TORA ;AAppell SPECIFIC PLAN ay 16 - Tern RECREATIONAL-VEHICLE STORAGE Appellant: Jill Hard Mayor Pro Tern Applicant: Michael I Adams,Michael C:Adams Associates Request:.To establish a new Specific Orange, State of California, and the Plan (SP 16) at the southeast corner of Garfield Avenue and Ward Street to,aliow four distinct uses: electrical substation and utilities, landscape attached Notice is a true and complete copy nursery, wireless communication facilities, and recreational vehicle j storage. The request includes the following entitlements: GPA:To amend as was printed and published on the the Land Use designation and add a Specific Plan suffix ("sp") to the I existing Public land use,designation. ZMA:To amend the existing.zonIng following date(s). map from the current Residential Low Density designation to the Ward i Garfield Specific Plan No. 16 designation. ZTA: To establish the Ward Garfield Specific Plan No. 16 document: CUP: To permit a 557-space creational vehicle storage facility on 13.52 acres of the total 43.60-acre specific plan area,and NO:To analyze the potential environmental impacts associated with the project and legislative amendments. Location: 19118 Ward Street (43.60-acre site southeast of the intersection of Ward Street and Garfield Avenue Project Planner:Jane James NOTICE IS HEREBY GIVEN that pan initial environmental assessment for Item #1 was processed and completed in accordance with the California Environmental Quality Act. It,was determined that Item #1 would not March 4, 2�1 Q have any significant environmental effects and therefore, a negative declaration is warranted. Negative Declaration No. 09-006 is on file'at the City of Huntington Beach Planning and Building,Department, 2000 Majn Street, and is,available for public inspection and comment by contacting the Planning and Building Department,or by telephoning(714) 536-5271. ' ON FILE: A copy of the proposed request is on file in the Planning and Building Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be i available to interested parties at the City Clerk's Office on Thursday, i I declare, under penalty of perjury, that the March 11,2010. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or 'submit evidence for or against the application as outlined foregoing is true and correct. 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 lillblic 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 and Building Department at i Executed on March 9, 2�1`� (7-14) 536-5271 and refer to the. above items. Direct your written communications to the City Clerk. Joan L.Flynn,City Clerk at Costa Mesa, California 2Cit Main n ntington deac Floor Huntington Beach,California 92648 (714)536-5227 Published Huntington Beach Independent March 4,2010 031-384 Signat Meeting Jim Silva — State Assemblyman — April 30, 2010 Tim Karpinski & Debbi Henigman — Aragon Circle Discussion Issues: • Is there really a "Public Need" N p o "Public Needs" -Water, Roads, Natural Gas, EtectricLfy, n=v r Telephone, Police, Fire etc. . . RV Storage ??? -- • Numerous RV Storage Vacancies within City & surrou ndilr communities • Safety Concerns — Five (5) Foot setback to Senior Citizen Mobile Homes and Residents — Fire Danger • Doesn't support the "General Plan" - Not Compatible • Church cell phone tower — Same points/compatibility issues • City of Orange — Voted Down - No Appeal by Edison • Property Value Decrease (Up to 100K) • Traffic Increase (No Study Done) and Potential Crime Increase • Loss of Local Jobs, Noise and Pollution Increase — Coyote Habitat • Numerous Optional Locations - Industrial Areas - Land is Valuable in HB � 1 � ,��;�l,i' mm-1 iz ?afP z�"A Pr m #/0 Page 1 of 1 Ferrera, Caren From: Surf City Pipeline [noreply@user.govoutreach.com] Sent: Monday, May 17, 2010 8:57 AM To: CITY COUNCIL; agendaalerts@surfcity-hb.org Subject: Surf City Pipeline: Comment on an Agenda Item (notification) Request# 5299 from the Government Outreach System has been assigned to Johanna Stephenson. Request type: Comment Request area: City Council - Comment on an Agenda Item Citizen name: Irmin Langton Description: Irmin Langton has FAXED comments to Council Members regarding the Ward- Garfield specific plans voicing opposition to the planned structure "within the Edison yard." Expected Close Date: 05/18/2010 Click here to access the request Note: This message is for notification purposes only. Please do not reply to this email. Email replies are not monitored and will be ignored. l / 5/17/2010 City Council & S pity City Administrator's Office H-TB 2000 Main Street Hums hx Huntington Beach, CA 92648 All TEL: 714-536-5202 FAX: 714-536-5233 To: Irmin Langton From: City Council Fax: (714)964-5508 Pages: 1 Phone: Date: May 17, 2010 Ward-Garfield Specific Plan Re: CC: ❑ Urgent ❑ For Review ❑Please Comment ❑Please Reply ❑Please Recycle • Comments: Dear Irmin: Thank you for your comments to the Council Members. Each member received a copy,as did the City Clerk's office and the Planning Department. We appreciate that you have taken the time to share your thoughts about the plan with us. 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