HomeMy WebLinkAboutSoutheast Coastal Redevelopment Preliminary Plan for Project Council/Agency Meeting Held: n l b-0 I
Deferred/Continued to:
A roved ❑ Conditionally Approved ❑ i Denied - Cle Signature
Council Meeting Date: July 16, 2001 Department ID Number: ED 01-02
REDEVELOPMENT AGENCY OF THE
CITY OF HUNTINGTON BEACH
REQUEST FOR REDEVELOPMENT AGENCY ACTION
SUBMITTED TO: CHAIRMAN AND REDEVELOPMENT AGENCY MEMBERS
SUBMITTED BY: RAY SILVER, EXECUTIVE DIRECTOR
PREPARED BY: DAVID C. BIGGS, DIRECTOR OF ECONOMIC DEVELOPMENT
SUBJECT: Adopt Resolution 3aa Approving The Preliminary Plan
For The Southeast Coastal Redevelopment Project
Statement of Issue,Funding Source,Recommended Action,Alternative Action(s),Analysis,Environmental Status,Attachment(s
Statement of Issue: The Agency will consider a resolution approving the Preliminary Plan
for the Southeast Coastal Redevelopment Project. The Preliminary Plan describes the
boundaries and scope of the proposed redevelopment. In principle, it defines the
Redevelopment Agency's authorities and limitations for this project area.
Funding Source: Not Applicable
Recommended Action: Motion to:
Adopt the attached Resolution 3a a (Attachment 1) of the Redevelopment Agency of
the City of Huntington Beach approving the Preliminary Plan for the Southeast Coastal
Redevelopment Project.
Alternative Action(s):
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1. Do not adopt the resolution. _r_ C
2. Provide staff with further direction. ' o-�-�EE
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REQUEAOR REDEVELOPMENT AGACY ACTION
MEETING DATE: July 16, 2001 DEPARTMENT ID NUMBER: ED 01-02
Analysis: Over the past several years, the City has been actively pursuing the remediation
and reuse of the contaminated sites, such as the Ascon/Nesi site located at Magnolia Street
and Hamilton Avenue. The City has also contemplated community development initiatives
for surrounding uses including abandoned oil storage facilities and the AES generating plant.
In the effort to address these issues, the City of Huntington Beach Redevelopment Agency
("Agency") is initiating an effort to prepare and consider the formation of a redevelopment
project area, known as the Southeast Coastal Redevelopment Project ("Project Area"). The
process began on February 5, 2001 when the City adopted the survey area generally located
north of Pacific Coast Highway between Beach Boulevard and Magnolia Streets and south of
Lomond Drive and Hamilton Avenue. On February 13t" the Planning Commission approved
Resolution No. 1559 that delineated the boundaries for the Preliminary Plan. Subsequently,
due to discussions with community representatives, dialogue at community meetings, and
recommendations from the Planning Commission, the City Attorney, and the Council's
Southeast Council Committee, the initial Preliminary Plan was revised by the Planning
Commission on June 12th by Resolution 1563. The revised boundaries are now generally
north of Pacific Coast Highway between Newland and Magnolia Streets and south of
Hamilton Avenue. The revised boundaries exclude all property west of Newland Avenue,
including the Cabrillo Mobile Home Park. Conclusively, the revised Project Area does not
contain residential uses; therefore, not requiring Project Area Committee formation. In
addition, non-urbanized parcels located at the northwest corner of Magnolia and Pacific
Coast Highway were also deleted from the project area to meet the 80% to 20% urbanized to
non-urbanized ratio required by California Redevelopment Law.
The California Community Redevelopment Law, Health and Safety Code Section 33000 et
seq. ("Redevelopment Law"), provides a legal framework for adopting and implementing
redevelopment projects. The first official document describing the proposed redevelopment
initiative is a Preliminary Plan, delineating the proposed boundaries and scope of the
redevelopment project. The Preliminary Plan itself does not initiate redevelopment activities
in the Project Area; instead, it outlines redevelopment policies that are ultimately
incorporated into a final Redevelopment Plan. The Preliminary Plan includes: (1) a
description of the proposed boundaries; (2) a description of the layout of principal streets; (3)
a general statement of the land uses, population densities, building intensities, and standards
proposed for the Project Area; (4) a statement that the proposed Redevelopment Plan would
conform to the City's General Plan; (5) a statement to how the project will attain the purposes
of Redevelopment Law; and (6) a general description of the impact of the project upon area
residents and the surrounding community.
As described in the attached Preliminary Plan, redevelopment of the Project Area would
provide the Agency the authority to assist property owners with improvements consistent with
the City's General Plan. All proposed redevelopment programs included in the final
Redevelopment Plan are to be consistent with General Plan policies. This includes land
uses, population densities, and building intensities and standards.
ED01-02 -2- 6/21/01 10:43 AM
REQUES%OR REDEVELOPMENT AGACY ACTION
MEETING DATE: July 16, 2001 DEPARTMENT ID NUMBER: ED 01-02
The proposed project boundaries shown in the Preliminary Plan may be changed as a result
of input received during the adoption process. Please note that Project Area boundaries can
contract but cannot be expanded without restarting the Redevelopment Plan adoption
process.
By approving the attached resolution, the Redevelopment Agency will direct and authorize
staff to prepare and transmit the required documentation to establish the Project Area's base
year valuation roll. Following, the Agency will continue to solicit community input in preparing
the Southeast Coastal Redevelopment Plan and other pertinent documents. A noticed public
hearing is tentatively scheduled for May 2002, in which the Redevelopment Agency and City
Council will consider approval of the final Redevelopment Plan.
Environmental Status: Preparation of a Redevelopment Plan for the Southeast Coastal
Area Redevelopment Project has resulted in the formulation of an Environmental Impact
Report. This document will be prepared pursuant to Redevelopment Law and the California
Environmental Quality Act.
Attachment(s):
City Clerk's
Page Number No. Description
1. Resolution Approving The Preliminary Plan For The
Southeast Coastal Redevelopment Project.
Runzel at 5224
ED01-02 -3- 6/21/01 10:43 AM
RESOLUTION APPROVING THE PRELIMINARY PLAN FOR THE
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
ATTACH N E
N �T #'I
RESOLUTION NO. 322
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE
CITY OF HUNTINGTON BEACH APPROVING THE
PRELIMINARY PLAN FOR THE
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
WHEREAS, on February 5, 2001, the City Council of the City of Huntington Beach
adopted Resolution No. 2001-3, designating a survey area for redevelopment study purposes; and
On June 12, 2001, the Planning Commission of the City of Huntington Beach selected the
boundaries of the Southeast Coastal Redevelopment Project Area, adopted a Preliminary Plan for
the Southeast Coastal Redevelopment Project ("Preliminary Plan"), and authorized submission
of the Preliminary Plan to the Redevelopment Agency of the City of Huntington Beach by
Resolution No. 1563; and
The public health, safety, and welfare would be furthered by the redevelopment of the
proposed Southeast Coastal Redevelopment Project.
NOW, THEREFORE, the Redevelopment Agency of the City of Huntington Beach
hereby accepts and approves the Preliminary Plan for the Southeast Coastal Redevelopment
Project as submitted herewith and attached hereto as Exhibit A; and
Staff is authorized and directed to make such transmittals as may be required pursuant to
Sections 33327 and 33328 of the California Community Redevelopment Law (Health and Safety
Code Section 33000 et seq.), including advising appropriate officials and agencies that it
proposes to use the 2001-02 equalized assessment roll as the base year assessment roll for the
Southeast Coastal Redevelopment Project; and
Staff is authorized and directed to prepare a proposed Redevelopment Plan for the
Southeast Coastal Redevelopment Project.
1
SF-2001 Resolutions: Agency—So Coastal
RLS 2001-0062 MK
6/21/01 8:38 AM
• • Res. No. 322
PASSED AND ADOPTED by the Redevelopment Agency of the City of Huntington
Beach at the meeting of the 16th day of July, 2001.
Chairman
ATTEST: APPROVED AS TO FORM:
�wJrl.�
Agency Clerk ��" Age cy General 44_- �
unsel ��
REVIEWED AND PR MT TED AND APPROVED:
Executive Director Dire for of Economic Development
2
SF-2001 Resolutions: Agency—So Coastal
RLS 2001-0062 M K
6/21/01 8:38 AM
• • Res. No. 322
EXHIBIT A
PRELIMINARY PLAN FOR THE
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
3
SF-2001 Resolutions: Agency—So Coastal
RLS 2001-0062 MK
6/21/01 8:38 AM
• • Res. No. 322
Southeast Coastal Redevelopment Project
Prell Inary Plan
June 12, 2001
Redevelopment Agency of the City of Huntington Beach
2000 Main Street, 5th Floor
Huntington Beach, Califomia 92648
MINE L
► i `�
Rosenow Spevacek Group, Inc.
540 North Golden Circle,Suite 305
Santa Ana,California 92705
Phone:(714)541-4585
Fax: (714)836-1748
E-Mail: info@webrsg.com
• •Res. No. 322
Preliminary Plan
Southeast Coastal Redevelopment Project
Table of Contents
Introduction...............................................................................I
ProjectArea Location and Description .....................................2
General Statement of Proposed Planning Elements.................3
LandUses........................................................................................................3
General Statement of Proposed Layout of Principal Streets.....................3
General Statement of Proposed Population Densities...............................4
General Statement of Proposed Building Intensities.................................4
General Statement of Proposed Building Standards.................................4
Attainment of The Purposes of the Redevelopment Law..........4
Conformance to the General Plan of the City............................5
General Impact of the Proposed Project Upon the Residents of
the Project Area and Surrounding Neighborhoods....................5
Exhibit A- Proposed Project Area Boundaries .........................7
G:\CAROL\PROJECTS\SECOAST\PRELIMINARY PLANI.DOC
• • Res. No. 322
Preliminary Plan
Southeast Coastal Redevelopment Project
Introduction
This document is the Preliminary Plan ("Plan")for the proposed Southeast
Coastal Redevelopment Project("Project"). Its purpose is to designate the
boundaries of the proposed Southeast Coastal Redevelopment Project
Area ('Project Area"), and provide a general description of the
contemplated redevelopment initiative. This Plan supercedes and
replaces an earlier version approved by the City of Huntington Beach
Planning Commission on February 13, 2001. This Plan has been revised
to exclude from the proposed Project Area boundaries properties that
include a mobile home park, industrial uses, and other properties west of
Newland Street, as well as four parcels located at the northwest comer of
Magnolia Street and Pacific Coast Highway.
If this Plan is approved by the Planning Commission and Redevelopment
Agency of the City of Huntington Beach ("Agency"), the Agency will
commence a 12-month process to prepare and adopt a Redevelopment
Plan for the Project Area. The Project Area is comprised of approximately
170 acres. It is generally bound to the north by Hamilton Avenue, to the
south by Pacific Coast Highway, to the west by Newland Street, and to the
east by Magnolia Street.
The Agency is considering the Project for the following reasons:
■ To assist with screening, design, or environmental improvements to
mitigate impacts on adjoining neighborhoods and environmentally
sensitive areas associated with modernization and reconstruction of
the power generating plant;
■ To advance the cleanup of environmentally contaminated properties;
■ To facilitate the reuse of other Project Area properties including the
Edison and tank farm properties, by monitoring and assisting
hazardous material cleanup activities and ensuring that any ultimate
development is compatible with surrounding neighborhoods and
properties;
■ To facilitate the protection and restoration of environmentally sensitive
wetlands in connection with proposed redevelopment activities;
ROSENOW SPEVACEK GROUP,INC. PAGE 1
Res- Nn_ 322
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
■ To permit the Agency to assist with park and trail improvements if any
Project Area properties are designated for such uses;
■ To ensure that Project Area revenues are pledged to projects that
directly benefit the area, and that the Project Area remains separate
and distinct from the Agency's existing Huntington Beach
Redevelopment Project Area; and
■ To restrict the use of eminent domain to any non-fee ownership
interests such as oil and gas leases.
In accordance with Section 33324 of the California Community
Redevelopment Law ("CRL"), this Plan must:
■ Describe the boundaries of the Project Area;
■ Contain a general statement of land uses and of the layout of principal
streets, population densities, building intensities and standards
proposed as the basis for the redevelopment of the Project Area;
■ Show how the purpose of the Preliminary Plan would be attained by
redevelopment;
■ Show how the Preliminary Plan conforms to the community's General
Plan; and
■ Describe, generally, the impact of the Project upon residents of the
Project Area and surrounding neighborhoods.
For the past several months, Agency staff has maintained an ongoing
dialogue with Project Area property owners, as well as neighboring
residents and homeowners associations. During the Redevelopment Plan
preparation process, the Agency will continue these discussions as a
means to inform the public about the development of the Redevelopment
Plan, and to solicit input from the community about potential
redevelopment activities. It is anticipated that a final Redevelopment Plan
could be considered by the City Council and Agency at a joint public
hearing in May 2002.
Project - Description
The Project Area is located entirely within the corporate boundaries the
City of Huntington Beach, Orange County, California. The City is located
in west Orange County, and is the third largest city in Orange County, with
a population of approximately 189,594 persons, according to the 2000
ROSENOW SPEVACEK GROUP,INC. PAGE 2
Res. No. 322
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
Census. The City incorporates a total of 27.7 square miles(approximately
17,700 acres) within its boundaries, and is adjoined by the City of Seal
Beach to the northwest, the City of Westminster to the north, the City of
Fountain Valley to the northeast, the Cities of Costa Mesa and Newport
Beach to the east and the Pacific Ocean to the south and west.
The proposed Project Area is located in the southeastern part of the City,
near the Pacific Ocean. The Project Area includes the area generally
located northeast of Pacific Coast Highway, between Newland and
Magnolia Streets, and south of Hamilton Avenue. (Exhibit A presents a
map depicting the boundaries of the proposed Project Area.) Preliminary
estimates place the total size of the Project Area at 170 acres, which is
approximately 1.0% of the entire City.
Project Area land uses include the AES power generating plant, the
Ascon/NESI Landfill Superfund site, County Flood Control property, the
Edison tank farms, undeveloped wetlands, and light industrial uses.
The physical and economic blighting conditions include substandard
design, obsolete buildings and facilities, impaired investments, and
inadequate public improvements. These conditions will be further studied
and documented over the ensuing months to determine the nature and
extent of potential redevelopment activities in the Project Area.
ProposedGeneral Statement of -
This Plan envisions that planning elements to be contained in the
redevelopment plan will be identical to the applicable provisions of the City
of Huntington Beach General Plan ("General Plan") and all other state and
local codes and guidelines, as they may be amended from time to time.
Land Uses
Within the proposed Project Area, land uses shall be those permitted by
the General Plan, as they exist today or are hereafter amended.
Currently, the General Plan permits the following uses in the Project Area:
Public, Industrial, and Residential Medium Density.
General Statement of Proposed Layout of Principal Streets
Exhibit A presents the principal streets within the Project Area; these
include Pacific Coast Highway, Magnolia Street, Newland Street, and
Hamilton Avenue. If a Redevelopment Plan is adopted for the Project
Area, existing streets within the Project Area may be widened or otherwise
ROSENOW SPEVACEK GROUP,INC. PAGE 3
Ah Res. No. 322
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
modified and additional streets may be created as necessary for proper
pedestrian and/or vehicular circulation pursuant to the General Plan.
The layout of principal streets and those that may be developed in the
future shall conform to the General Plan as currently adopted or hereafter
amended.
General Statement of Proposed Population Densities
If the Redevelopment Plan is adopted, permitted densities within the
Project Area will conform to the General Plan and Zoning Code, as
currently adopted or as hereafter amended, and other applicable codes
and ordinances. This Plan and the Project do not propose any changes to
population densities, development densities, or land use designations.
General Statement of Proposed Building Intensities
Building intensity shall be controlled by limits on the:
■ Percentage of the building site covered by the building (land
coverage);
■ Size and location of the buildable area on the building site; and
■ Height of the building.
The limits on building intensity shall be established in accordance with the
provisions of the General Plan and Zoning Code, as they now exist or are
hereafter amended. This Plan and the Project do not propose any
changes to population densities, land use designations, or building
intensities.
General Statement of Proposed Building Standards
Building standards shall conform to the building requirements of applicable
codes and ordinances.
PurposesAttainment of The - . . -
The properties included in the proposed Project Area were selected
because a preliminary review of these properties in October 1999
indicated the existence of blight, as defined by the Community
Redevelopment Law (CRL). (These conditions will be more extensively
evaluated and documented during the redevelopment plan adoption
process.) Redevelopment of the Project Area would attain the purposes of
ROSENOW SPEVACEK GROUP,INC. PAGE 4
i Res. No. 322
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
the CRL by alleviating blighting conditions that to date the private sector,
acting alone, has not remedied. Blighting conditions include:
■ Structural deterioration and dilapidation;
■ Defective design;
■ Substandard design;
■ Incompatible adjacent uses;
■ Stagnating property values; and
■ Impaired investments.
Additionally, public infrastructure such as streets, curbs, gutters, and
sidewalks are substandard and existing capacity is insufficient.
The purposes of the CRL would be attained by the proposed Project
through the:
■ Encourage modem, integrated development with improved pedestrian
and vehicular circulation;
■ Replanning, redesign and development of undeveloped or
underdeveloped areas which are stagnant or improperly utilized; and
■ Participation of owners and tenants in the revitalization of their
properties.
Conformance to the General Plan of the City
Because land uses, transportation, and other development standards
incorporate existing General Plan policies, this Plan conforms to the
General Plan. This Plan does not propose to institute additional land use
policies not otherwise permitted by the General Plan, or other applicable
codes and guidelines.
ProposedGeneral Impact of the . .
Project Area and Surrounding Neighborhoods
Project impacts on residents within, and adjacent to, the proposed Project
Area will generally be improved environmental conditions. Through the
ROSENOW SPEVACEK GROUP,INC. PAGE 5
- Res. No. 322
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
Project, the Agency desires to facilitate the redevelopment of existing uses
to better suit surrounding areas.
Project development and implementation will be subject to further review
and approval by the City Council, Agency, Planning Commission, and
other non-City environmental and taxing agencies. Further, the
Commission will conduct a community outreach process during the Project
formation and implementation phases to gain the insight and perspectives
of affected property owners, business owners, residents, and other
interested parties.
ROSENOW SPEVACEK GROUP,INC. PAGE 6
• Res. No. 322
Preliminary Plan
Southeast Coastal Redevelopment Project
Proposed
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ROSENOW SPEVACEK GROUP,INC.
Res. No. 322
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF HUNTINGTON BEACH )
I, CONNIE BROCKWAY, Clerk of the Redevelopment
Agency of the City of Huntington Beach, California, DO HEREBY
CERTIFY that the foregoing resolution was duly adopted by the
Redevelopment Agency of the City of Huntington Beach at a regular
meeting of said Redevelopment Agency held on the 16th day of July,
2001 and that it was so adopted by the following vote:
AYES: Green, Boardman, Cook, Julien Houchen, Garofalo, Dettloff,
Bauer
NOES: None
ABSENT: None
ABSTAIN: None
Clerk of the Redevelopment/Agency
of the City of Huntington Beach, CA
Southeast Coastal Redevelopment Project
Prrelimi Plan
June 12, 2001
Redevelopment Agency of the City of Huntington Beach
2000 Main Street, 5th Floor
Huntington Beach, California 92648
:4
Rosenow Spevacek Group, Inc.
540 North Golden Circle,Suite 305
Santa Ana,California 92705
Phone:(714)541-4585
Fax: (714)836-1748
E-Mail: info@webrsg.com
Preliminary Plan
Southeast Coastal Redevelopment Project
Table of Contents
Introduction...............................................................................I
Project Area Location and Description .....................................2
General Statement of Proposed Planning Elements.................3
LandUses........................................................................................................3
General Statement of Proposed Layout of Principal Streets.....................3
General Statement of Proposed Population Densities...............................4
General Statement of Proposed Building Intensities.................................4
General Statement of Proposed Building Standards.................................4
Attainment of The Purposes of the Redevelopment Law..........4
Conformance to the General Plan of the City............................5
General Impact of the Proposed Project Upon the Residents of
the Project Area and Surrounding Neighborhoods....................5
Exhibit A - Proposed Project Area Boundaries .........................7
G:\CAROL\PROJECTS\SECOAST\PRELIMINARY PLAM DOC
Preliminary Plan
Southeast Coastal Redevelopment Project
Introduction
This document is the Preliminary Plan ("Plan")for the proposed Southeast
Coastal Redevelopment Project("Project"). Its purpose is to designate the
boundaries of the proposed Southeast Coastal Redevelopment Project
Area (`Project Area"), and provide a general description of the
contemplated redevelopment initiative. This Plan supercedes and
replaces an earlier version approved by the City of Huntington Beach
Planning Commission on February 13, 2001. This Plan has been revised
to exclude from the proposed Project Area boundaries properties that
include a mobile home park, industrial uses, and other properties west of
Newland Street, as well as four parcels located at the northwest corner of
Magnolia Street and Pacific Coast Highway.
If this Plan is approved by the Planning Commission and Redevelopment
Agency of the City of Huntington Beach ("Agency"), the Agency will
commence a 12-month process to prepare and adopt a Redevelopment
Plan for the Project Area. The Project Area is comprised of approximately
170 acres. It is generally bound to the north by Hamilton Avenue, to the
south by Pacific Coast Highway, to the west by Newland Street, and to the
east by Magnolia Street.
The Agency is considering the Project for the following reasons:
■ To assist with screening, design, or environmental improvements to
mitigate impacts on adjoining neighborhoods and environmentally
sensitive areas associated with modernization and reconstruction of
the power generating plant;
■ To advance the cleanup of environmentally contaminated properties;
■ To facilitate the reuse of other Project Area properties including the
Edison and tank farm properties, by monitoring and assisting
hazardous material cleanup activities and ensuring that any ultimate
development is compatible with surrounding neighborhoods and
properties;
■ To facilitate the protection and restoration of environmentally sensitive
wetlands in connection with proposed redevelopment activities;
ROSENOW SPEVACEK GROUP,INC. PAGE 1
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
■ To permit the Agency to assist with park and trail improvements if any
Project Area properties are designated for such uses;
■ To ensure that Project Area revenues are pledged to projects that
directly benefit the area, and that the Project Area remains separate
and distinct from the Agency's existing Huntington Beach
Redevelopment Project Area; and
■ To restrict the use of eminent domain to any non-fee ownership
interests such as oil and gas leases.
In accordance with Section 33324 of the California Community
Redevelopment Law ("CRL"), this Plan must:
■ Describe the boundaries of the Project Area;
■ Contain a general statement of land uses and of the layout of principal
streets, population densities, building intensities and standards
proposed as the basis for the redevelopment of the Project Area;
■ Show how the purpose of the Preliminary Plan would be attained by
redevelopment;
■ Show how the Preliminary Plan conforms to the community's General
Plan; and
■ Describe, generally, the impact of the Project upon residents of the
Project Area and surrounding neighborhoods.
For the past several months, Agency staff has maintained an ongoing
dialogue with Project Area property owners, as well as neighboring
residents and homeowners associations. During the Redevelopment Plan
preparation process, the Agency will continue these discussions as a
means to inform the public about the development of the Redevelopment
Plan, and to solicit input from the community about potential
redevelopment activities. It is anticipated that a final Redevelopment Plan
could be considered by the City Council and Agency at a joint public
hearing in May 2002.
!' Project Area Location and Description
The Project Area is located entirely within the corporate boundaries the
City of Huntington Beach, Orange County, California. The City is located
in west Orange County, and is the third largest city in Orange County, with
a population of approximately 189,594 persons, according to the 2000
ROSENOW SPEVACEK GROUP,INC. PAGE 2
Now
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
Census. The City incorporates a total of 27.7 square miles (approximately
17,700 acres) within its boundaries, and is adjoined by the City of Seal
Beach to the northwest, the City of Westminster to the north, the City of
Fountain Valley to the northeast, the Cities of Costa Mesa and Newport
Beach to the east and the Pacific Ocean to the south and west.
The proposed Project Area is located in the southeastern part of the City,
near the Pacific Ocean. The Project Area includes the area generally
located northeast of Pacific Coast Highway, between Newland and
Magnolia Streets, and south of Hamilton Avenue. (Exhibit A presents a
map depicting the boundaries of the proposed Project Area.) Preliminary
estimates place the total size of the Project Area at 170 acres, which is
approximately 1.0% of the entire City.
Project Area land uses include the AES power generating plant, the
Ascon/NEST Landfill Superfund site, County Flood Control property, the
Edison tank farms, undeveloped wetlands, and light industrial uses.
The physical and economic blighting conditions include substandard
design, obsolete buildings and facilities, impaired investments, and
inadequate public improvements. These conditions will be further studied
and documented over the ensuing months to determine the nature and
extent of potential redevelopment activities in the Project Area.
General . . . Elements
This Plan envisions that planning elements to be contained in the
redevelopment plan will be identical to the applicable provisions of the City
of Huntington Beach General Plan ("General Plan") and all other state and
local codes and guidelines, as they may be amended from time to time.
Land Uses
Within the proposed Project Area, land uses shall be those permitted by
the General Plan, as they exist today or are hereafter amended.
Currently, the General Plan permits the following uses in the Project Area:
Public, Industrial, and Residential Medium Density.
General Statement of Proposed Layout of Principal Streets
Exhibit A presents the principal streets within the Project Area; these
include Pacific Coast Highway, Magnolia Street, Newland Street, and
Hamilton Avenue. If a Redevelopment Plan is adopted for the Project
Area, existing streets within the Project Area may be widened or otherwise
ROSENOW SPEVACEK GROUP,INC. PAGE 3
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
modified and additional streets may be created as necessary for proper
pedestrian and/or vehicular circulation pursuant to the General Plan.
The layout of principal streets and those that may be developed in the
future shall conform to the General Plan as currently adopted or hereafter
amended.
General Statement of Proposed Population Densities
If the Redevelopment Plan is adopted, permitted densities within the
Project Area will conform to the General Plan and Zoning Code, as
currently adopted or as hereafter amended, and other applicable codes
and ordinances. This Plan and the Project do not propose any changes to
population densities, development densities, or land use designations.
General Statement of Proposed Building Intensities
Building intensity shall be controlled by limits on the:
■ Percentage of the building site covered by the building (land
coverage);
■ Size and location of the buildable area on the building site; and
■ Height of the building.
The limits on building intensity shall be established in accordance with the
provisions of the General Plan and Zoning Code, as they now exist or are
hereafter amended. This Plan and the Project do not propose any
changes to population densities, land use designations, or building
intensities.
General Statement of Proposed Building Standards
Building standards shall conform to the building requirements of applicable
codes and ordinances.
Attainment of - Purposes of the Redevelopment
The properties included in the proposed Project Area were selected
because a preliminary review of these properties in October 1999
indicated the existence of blight, as defined by the Community
Redevelopment Law (CRL). (These conditions will be more extensively
evaluated and documented during the redevelopment plan adoption
process.) Redevelopment of the Project Area would attain the purposes of
ROSENOW SPEVACEK GROUP,INC. PAGE 4
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
the CRL by alleviating blighting conditions that to date the private sector,
acting alone, has not remedied. Blighting conditions include:
■ Structural deterioration and dilapidation;
■ Defective design;
■ Substandard design;
■ Incompatible adjacent uses;
■ Stagnating property values; and
■ Impaired investments.
Additionally, public infrastructure such as streets, curbs, gutters, and
sidewalks are substandard and existing Capacity is insufficient.
The purposes of the CRL would be attained by the proposed Project
through the:
■ Encourage modern, integrated development with improved pedestrian
and vehicular circulation;
■ Replanning, redesign and development of undeveloped or
underdeveloped areas which are stagnant or improperly utilized; and
■ Participation of owners and tenants in the revitalization of their
properties.
Conformance to the General Plan of the City
Because land uses, transportation, and other development standards
incorporate existing General Plan policies, this Plan conforms to the
General Plan. This Plan does not propose to institute additional land use
policies not otherwise permitted by the General Plan, or other applicable
codes and guidelines.
ProposedGeneral Impact of the . . ResidentsProject Area and Surrounding Neighborhoods
Project impacts on residents within, and adjacent to, the proposed Project
Area will generally be improved environmental conditions. Through the
ROSENOW SPEVACEK GROUP,INC. PAGE 5
PRELIMINARY PLAN
SOUTHEAST COASTAL REDEVELOPMENT PROJECT
Project, the Agency desires to facilitate the redevelopment of existing uses
to better suit surrounding areas.
Project development and implementation will be subject to further review
and approval by the City Council, Agency, Planning Commission, and
other non-City environmental and taxing agencies. Further, the
Commission will conduct a community outreach process during the Project
formation and implementation phases to gain the insight and perspectives
of affected property owners, business owners, residents, and other
interested parties.
ROSENOW SPEVACEK GROUP,INC. PAGE 6
Preliminary Plan
Southeast Coastal Redevelopment Project
. Proposed
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ROSENOW SPEVACEK GROUP,INC.
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RCA ROUTING SHEET
INITIATING DEPARTMENT: ECONOMIC DEVELOPMENT
SUBJECT: RESOLUTION APPROVING THE PRELIMINARY PLAN
FOR THE SOUTHEAST COASTAL REDEVELOPMENT
PROJECT
COUNCIL MEETING DATE: July 16, 2001
RCA ATTACHMENTS STATUS
Ordinance (w/exhibits & legislative draft if applicable) Not Applicable
Resolution (w/exhibits & legislative draft if applicable) Attached
Tract Map, Location Map and/or other Exhibits Not Applicable
Contract/Agreement (w/exhibits if applicable)
(Signed in full by the City Attorney) Not Applicable
Subleases, Third Party Agreements, etc.
(Approved as to form by City Attorney) Not Applicable
Certificates of Insurance (Approved by the City Attorney) Not Applicable
Financial Impact Statement (Unbudget, over $5,000) Not Applicable
Bonds (If applicable) Not Applicable
Staff Report (If applicable) Not Applicable
Commission, Board or Committee Report (If applicable) Not Applicable
Find in s/Conditions for Approval and/or Denial Not Applicable
EXPLANATION FOR MISSING ATTACHMENTS
REVIEWED RETURNED FORWARDED
Administrative Staff
Assistant City Administrator (Initial)
)
City Administrator Initial �.
City Clerk ( )
EXPLANATION FOR RETURN OF ITEM:
SpaceOnly)
RCA Author: Runzel @ 5224
;ul 16 01 03: 22p Scott Business Associates (714) 962-1746 p. 2
6 •
Southeast Huntington Beach Neighborhood Association
22032 Capistrano Lane—Huntington Beach,CA 92646-8309 Websitc:schhna.org
Phone:(714)962-1746-Fax:(714)962-1746- email:sehbna@socal.rr.com
July 16, 2001
N c
Honorable Mayor Pam Julien Houchen
City of Huntington Beach c _C-�
2000 Main Street
Huntington Beach, CA 92648 r-
rn o r�
Dear Mayor Houchen and City Counciipersons:
w =
Southeast Huntington Beach Neighborhood Association conditionally agreed to take a� n
"Wait and See" approach to a proposal by the Huntington Beach City Council to
implement a redevelopment Zone in our area. The agreement was to involve SEHBNA
at every step of the process.
SEHBNA's Executive Board has completed this initial draft of a statement of its policy
on this redevelopment area. SEHBNA considers it important to get this to the City
Council at this time because of the scheduled redevelopment hearing. It has been
almost six months since we last met on this matter. Our position has changed during that
time and obviously there are changes in the redevelopment plan.
During the public hearings conducted months ago no resident expressed any support for
an industrial land use designation. Nonetheless,the agency seems to have proceeded in
that direction. A storage yard is under construction, a public storage facility has been
proposed, a NOP has been done for a desalinization plant and some would like to build a
gun range there. SEHBNA has yet to hear of any tourism related use for the land in
question as the residents requested.
It seems to many that we are forgetting the extremely valuable resource of land this close
to the ocean. We are between Newport Beach and downtown Huntington Beach. This
property is perfect for recreation, tourism, entertainment, retail establishments, and scenic
beauty. There is no urgent need to suddenly settle for light industrial usage when people
from all over the world pay huge sums to come to the Southern California beaches. The
area is made even more attractive by the presence of wetlands.
Residents here, as elsewhere in the city, are concerned about their home's value. There
is no support here for light industry. We live here, raise our children here, and want this
area to improve. We already have more than our share of issues in this neighborhood.
Adding more industry here does not serve either the interest of residents or the interest of
Huntington Beach. Beach property is extremely valuable in an expanding population.
iS 01 03: 22p Sot Business Associates (714) SG2-1746 p. 3
Honorable Mayor Pam Julien Houchen Page 2
July 16, 2001
1. Professional project and construction management is absolutely mandatory. These are
engineering, construction, project management, and maintenance programs. It is
totally inappropriate for long term projects to be managed by local governments that
change every few years. Nor is it appropriate to be managed by small consulting
firms of limited resources who are paid by the local administration. An experienced
and financially strong company that specializes in these projects, and can put
guarantees and completion bonds in place must manage this.
2_ The oversight of any Redevelopment Zone on a continuing basis must be properly
divided between citizen groups, professionals in that area, local government, and
experienced financial professionals. No group should be allowed to dominate this
oversight, and this oversight must be diverse enough to avoid the daily political winds
of change. Elections cause dramatic changes in philosophy, while projects must stay
their course above the changes.
3. This redevelopment zone must remain independent. It is absolutely unacceptable to
turn our neighborhood into a Redevelopment Zone so it can support other
Redevelopment Zones in other areas. The funds must stay in our area. If this cannot
be done under the by laws, then it can be done through the project.contract limitations
and financial studies. The money must be spent here, period. This cannot be merged
into or used to bail out other Redevelopment Zones.
4_ A formal and accurate financial study must be prepared by a nationally recognized
financial professional organization with malpractice insurance, an excellent
reputation in the financial and investment community, and a totally independent
organization. Financial forecasts must be realistic, and we must be certain a project is
financially secure and able to service its debt with an excess of available funds to
cover surprises. The debt must be retired.
5. Personal liability must be attached to contracts signed, completion bonds and other
financial security must be obtained. Any contracts signed outside of these conditions
must transfer a personal liability to those signing them. There are far too many
individuals who have negotiated and approved problem contracts, only to walk away
with no recourse.
6. NESI would likely use the majority of the entire redevelopment fund. Any offers of
assistance would need to be secured by completion bonds and enforceable and
collectable contracts. Please remember it was a year ago that the site owners told
SEHBNA that the funding was in place, the numbers penciled out, and they would
absolutely move forward. If that view has now changed,then the Redevelopment
Project should also share in the profits of their real estate sales. They are looking for a
profit, and want our subsidy. We should share in profits when complete.
Jul 16 01 03: 22p Stt Business Associates (714) 962-1746 p. 4
Honorable Mayor Pam Julien Houchen Page 3
July 16, 2001
7. AES is a profitable Corporation listed in the Stock Exchange in a wonderful situation.
The energy crisis has allowed them to expand their operations, avoid EPA problems,
get fast track approvals, and hold the State of California hostage to their wishes. They
have not yet become a good neighbor, and continually circumvent the Huntington
Beach City Council and other regulatory agencies. They fight every condition, revise
their plans as it pleases them, and appear completely uninterested in Huntington
Beach. Now they have won a battle that allows them to sell their power outside
California. If we enter into any agreement with AES we must be represented by an
independent nationally ranked law firm, because those are the attorneys representing
AES.
8. Light Commercial often comes up, but nobody has defined potential projects better
than that vague definition_ A gun range was mentioned; storage tanks and yards were
mentioned. Have planners forgotten that this is oceanfront property? Such property
is an extremely limited resource.
9. Tank Farm demolition and cleanup was mentioned as a possible use of the
Redevelopment Zone funds so that it can be done"sooner rather than later." We are
assured that a legally enforceable set of contracts exist with CENCO and that they
have the resources to perform. The City must take a strong and determined position
in this matter and make those responsible for fouling the area, responsible for
restoring it. This is not a burden for taxpayers to bear.
Respectfully,
, 1 g
John F. Scott
Chairperson
vj1 16 01 03: 21p S tt Business Associates (714) 962-1746 p. 1
FAX COVER SHEET
FAX NUMBER TRANSMITTED TO: (714) 374-1557
To: City Clerk
From: Southeast Huntington Beach Neighborhood Association
Date: July 16, 2001 Re: Letter for Public Comment
on Redevelopment (Item F2)
«t.. yi,y-.r µ:f'76::<9�'S,:',3:4 '_fin n. r ";:fir... w. •,! A' ��Z� f
Attached is a 3-Page letter 1 would like read into the record regarding Item F2.
Thank You,
vlr Cc,�
John Scott
• •
0
o
Preliminary Plan
Southeast Coastal
Redevelopment Project DQ
J D
July 16, 2001
Item F-2
Background
■ Nov 2000 &Jan 2001, Community Workshops
■ Feb 5, 2001, City Council adopts the Survey Area
■ Feb 13, 2001, Planning Commission approved a
Preliminary Plan for the original larger area
■ April 27, 2001, Southeast Area Council Committee
recommends reducing the area (due to issues an ?
uncertainties regarding areas west of Newland)
■ June 12, 2001, Planning Commission approves the
revised Preliminary Plan
Ike- UMMANI cATaN 1
• 0
==EBenchmarks
DO ■ Agency receives the revised Preliminary
Plan, July 16, 2001
■ Environmental and Feasibility Studies
■ Community Meetings 19
■ Draft Redevelopment Plan
■ Final Redevelopment Plan - 2002
Purpose of the Preliminary
Plan
■ Initiates Plan Adoption Process (Starting Point)
■ Designates the Proposed Boundaries
■ Describes Proposed Land Uses, Population
Densities, and Building Intensities and Standards
■ Policies and Guidelines 19
■ Summarizes Impacts on Community
■ General Plan Conformity
2
Rat
Proposed hw to
Boundaries � �
..
E.
Southea
Coastal
Area
3
Issues to be Addressed
■ Physical and Economic Blight
■ Urbanization Issues
■ Wetland Issues
9Southeast Coastal Goals
■ Screening & Environmental
Improvements at Power Plant
■ Ascon/NESI Cleanup
■ Other Project Area Properties
■ Wetlands 19
Protect and Restore et
■ Park and Trail Improvements
■ Stand Alone Project Area
■ Provide Financial Resources
4
Redevelopment Plan
■ Adheres to the General Plan, Zoning
and Specific Plans
■ Will describe potential projects and
tools
■ Outline the rights of owners and [�
tenants
■ 30 year implementation
■ Fund projects with Tax Increment
financing
EFRecommendation
Approve Resolution 322
approving the Preliminary
Plan for the Southeast Coastal
Redevelopment Project
5