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Home My WebLink AboutZone Change 88-18 - Inland side of Pacific Coast Highway bet l E LEGAL OP'INIOM ON COASTAL CONSERVATION ZONING Prepared For The CITY COUNCCL OF THE CNTY OF HUNTINGTON BEACH ' Ka divine F. Swne Richard R Teraln Mart A. Sob* Adams, Dwwo dt Haultine Freidcb, Stone, Leitner & Carlisle 523 West Sixth Street 11755 Wilshire Dou lvnu d, Suitw 1230 Los Anpxea CaWornia 90014 Los /helm California 9M (213) 620-1240 (213) 444.78D5 �r .ram } i I L.E•CAI QUES-11ON T3oes xordng property as Coastal Conservation within the coastal zone constitute a cause of action for a taking pursuant to the Fifth Amendment to the United States Constitution? l SUMMARY ANSWER As applied to a pardiular parcel, the zoning 'could give rise io a constitutional claim if the facts s;towcd that thp: zoning: • was applied to property that is nat, in fact, a "Wetland"; e deprived the owner of Al viable econum�c use of his property without justification; or a was impermissibly discriminatory. j The zoning of functioning and restorable wetlands property as Coastal Conwrvation does not, on its face, give rise to a cruse of action for a taking because: • preservation of wetlands serves a legitimate governmental purpose related to the public health, and a the zoning, on its face, permits some use of the property. Id reduce potential exposure to liability, the City should consider adapting cerWn procedural and substantive changes to the zoning ordina um An administrative review procedure +should be incorporated into the Coastal Conservation zone to allow applicants to chall nge the econonuc viability of the permitted uses and the designation as wetlands. The City should also, consider adopting a 'Transfer of Development Ri&ts" (.MR.) program wbuch would permit the bvnsfer of development rights from certain "sattdi zone" properties (such as functioming and restorable wetlands) to other l properties in the juristblctian (such as nearby unrestorable wetlands or upland properties). r Other planning comets~ such as a specific plan, may also be appropriate ,or the subjact properties, 2 I' 1 1 1 SUBSIDIARY QUESiiaNS 1. What are- the potential 1-.gal consequc aces of rezoning the Mills/Pic relli/Edison Property as Coastal Cc:nserr+adon? 2. What is thL likelihood that such zoning would expose the City w liability? 3. What other constitutional claims might be raised? 4. What measures might the City take to reduce any potentia! exposure to liability? FACTUAL, BACKGROUND This opinion summarizes relevant law and applies it to 5 combination of known facts and suppositions. Any oT".1t inion in this area of. the law is nezessar y dependent on %be future perception of by a third party decision maker and is to that extent uncertain. In preparing this opinion we have considered the views expressed by the City Attorney in bee February and March 1989 memos, and the March 150 1989 letter of Shute, Mihaly and Weinberger. We have also considered facts which may .got have been fully ascertained when those memos and letter were written, and court decisions haled clown since then. Fasend&41 this opiaion asatum the subject properties, all east of Beach Bi;alrvard,I/ to be "Wably functioning" or "restorable" wedands,a/ whf ie only a small cord on of the properties west of Beach Boulevard baa that status. to this comnection, the City might consider retaining an expert to tender an opinion as to the wetlands status of the coastal area east and west of Beach Boulevard. Eady towers of the Huntington Beach area reflect that the Santa Asa R wee, in its aatuwat statev meattdtred along the C.al3fornie coast for several miles before y No BoWwaf+d runs+ generally, north and sastth. The subject properties are pasnft east (dtma cu t) front ash Boueevard. 7U 1992 patttttent of Fish and Game Report, entitled "Determination of the Status of tt Hantu-ton Beach Wetlands," attached as Appendix A, considers degraded but to be those historic wetlands that "provide tat NAWO to O tame (Appendix A, P. ), and d. but "restorable" we0wds �d as WWjPA whkh 'Major rastoratf�a efforts wwId not be to r"We and 1 ' a M "tW4 V810W (Appel pp. 2 auk x1•22, I=aaottr t Cade i 30411(bX(l).) 3 r ,bF 1y. emptying into Newport gay. Along this stretch of the Smita Ana Rive:, a large wetlands area flourished, the remnants of which still exist today. Mitch of they area lies below sea k vel and standing water may be observed at some locations. The California Department of Fish and Game, at the request of the City of Huntington Ikach ("City"), pnalyze6 the area in 1979 and p:-eserted the City with a preliminary analys;a in early 1980, which was finalized in 1982. (See Appendix A.) The Fish and Game Report ex&minrs a 162,6 acre study area within the City of Huntington Beach Coastal Zone bordered by Beach Ooulevard, pacific Cow Highway, the Santa Ana River, and the Orange County Flood Control Channel. The study area► also includes the small urea bordered by the Flood Control Channel, Newland Street and the feel storage facility and a small area west of Beach Boulevard. The report concludes that 149,9 acres in the study area are historic wetlands,.and the rtmainin 12.7 acres adjacent to Pacific Coast Highway are Wstoricall ,g l .g Y Y u lands. (Appendix A, Figure 2.) The report classifies the historical wertlaras as either P PPe 8 1� (1) nuAidegraded wetlands (none in study area); (2) degraded but viably functioning wetlands (114,7 acres in study area); or (3) historic wetlands which are no longer viable functioning as wetlands (35.2 acres in study area), Approximately 21.9 acres of the latter category are classified as "restorable." (Appendix A, Figure 2.) ' Abe report also notes that the viably functioning wetlands prarride high and moderate habitat value for wetlands birds, except for a .8 acre parcel owned by the City of Huntington Beach. Both Belding's Savannah Sparrow, a bird listed on the, state end erect species list, and the California Least Tern, listed on both the state and Ong federal lists. are known to ocaw inthe wetlands. in his February 22 1989 Imter to the C ity s Planning Commission, Fred Worthley, Regioeal Manager for Region 5 of the California Department of Fish and Game, notcd that the 1986 U.S. Fish and Wildlife Service census indicated that ten percent of the Change County population of Belding's Sadawaah Sparrow resides in the Huntington Beach wetlands. Ile U.S. Fish and Wildlife Servict has not prepared a wetlands map of u;ey stress, but bas noted that the map prepared by the Department of Fish and Garde is 'appropriate and sufficient." (Latter of Nancy M. Kaufman, Field Supervisor, U.S. F;sh and Wiildit Service to Fear Green, Councilman, City of Huntington Beach, dated Marcbt is, 1989.) Ili Calif Wvla Coastall Commission has also recognized the importance of the wetlands reaourne this am offers by rafttaing to cartify the Coastal Lind Use Plan ('7 UP") the City adopted for the area in November 1982. This created a "white holew y In its report, the Department of Fish and Game notes that it "considers the Coarsen! Act definition of *elands! to be compatible with" tht federal Wstem and dad'tni*m (Appnft A; p.10.) Tin U.S. Fish and Wildlife Service definition, the Dqm Conran,! Art doftdoc6 and a de f onion of "degraded wetlands' establiahad by the Mma- of Fkb dad Ganes aft attached as Appendix E. I 4 from Beach Boulevard to the .Santa Ana livery In June 1986, the City Council adopted a revised LUP for the white hole area that was certified by the Califomia Coastal Corr'.:Fission in April 1987. ne LUP, as certified, designates approximately 7.0 acres as Visitor Serving Commercial, 125 acres as Conservation, 83 acres as Industrial Energy Production, and 17.0 acres as lndustlial Energy Production'/Conservation. 'tire subject properUet are desipaturd Conservation in the LUP, except as discussed below. At the direction of the Planning Commission and City Council, the City's Department of Development Servims prepared s.- report with background information and icning recomraendatious dated February 7, 1989. (Appends Q. The report's zoning reoommendationb are discussed below as they relate to each roperty. A majority of the property is proposed to be zoned CC-CZ-FP2 car "Coastal Conservation." The Coastal Conservation zone implements the LUP designation of open space conservation and provides for the protection, nLaintenance, restoration, enhancement of wetlands and environmentally sensitive habi:�: areas. (Hunti; ;ton Beach Ordinance Code (HBOC.) Article 969.7.) The proposed zeae also contains a "CZ" suffix which indicates that the property is located within t .e City's Coastal Zone. (l' BOC A,rtirle 9699.) Penn�tted � uses in this zone include. e. 1. new or cApanded energy and wastal-dependent industrial facilities; 2. diki*.d, dredging, or filling for the purpose of habitat restoration; 3. maintenance and expansion of flood control facilities (if such activities do not require the draining of wetlands); 4, raineral extraction, including sand for beach restoration (except in environmentally sensitive areas); S. pedestrian trails and observation platforms for passive nature study; 6. znainwini g or restoring dredged depths of channels and berthing areas; 'I. creation of entrance cbaanels for boating facilities in wetlands areas (if created in taxn*wdon with s restoration program); and S. nature study. agnaculture, or similar resource dependent activities. 7Lese um parallel tbow speed in the California Coastal Act. (Pablic Resources Code 130233.) s/ 1U area is refenvd to as a *wWte hove` bmuse. lacking oerdi5cation, It appetn4 blank on the City's UP. 5 1 ..ram 1" 1 1 The report also p-c►voses zoning one parcel Visitor Serving Commercial (VSC-CA-FP2), which w.00ld pt-im- it hotels, motels, restaurants, service facilities and facilities of benefit to bol"L nester visitors and residents. (HBOC Article 929.) Several pwl'es Sawa land is the wetlands area, as described by the Department of Fish and Game. These include the State of CoRomia Department of Transportation (Caltrans), the Mills Land and Water Company (Mills), Southern California Edison (Edisa-U), Ms. Daisy Picarelli (Picarelli), the City of Huntington Beach (City), and the Huntington Poach Wetland:: CorLwrvancy (Coimrvancy), (See ownership n ap brsed upon a 1989 title search attarhed as Appendix D.) The proposed zone changes affoxzt all of the projovy owners except the City. (Appendix E.) calw u Property ? UtraM owns tWO large scGt;ons of property along Pacific Coast Highway, � totalling 66.9 acres. The first stretches from Peach each Boulevard southeast to Newland Street (area 1 and aportion of area 2, Appendix E); the second is a strip which runs along Facifir ,oast Highway from the southeastern corner of the Edison property to Brookhurst Street (pordons of areas 5 and 6 R nd=x E). The Departme-.. Fish and Game hAs detenadned that 38.8 acres of this ? property are degraded but via,:.. functior"ng watlanus, 9.6 acres are restorable wetlands, 5.9 acres sere historically wetlands but are unrestorable, and 12.5 P,^-res are historic up'ands. 'Me Department of Fish and Chine excluded a 7 acre parcel, owned by Caltrans, from its study. This is cbe parcel being used by Action Boat Brokers as discussed below. Caltrantt originally enquired its property through condenmation proceedings to extend the state 5eewly sr. tem down Beach Boulevard and along the coast. Altsbatrg6 OWN plaits eventually were abandoned, Caltrans bas retained ownership of the property. Both Mills and P'icaralli, the previous owners of the two sections of property, ve taught to regain owtteershtp of :be parcels, Several yearn ago, Mi11s filed a suit � against C�ltrans involving this �rgperty. A settlement of tbss litigation presently is beigg ne elated wlzicb cartid retwtt in Mills being granted a rat of first refusal o� an or bry G�ltraas to atU the propor:jr. Piearalli gained such an option to the property Caltratts condem�ned bardatin9 her parcels thma8b a art order settling a sinntlar suit. Picarelti's option MnS into the eM.-Y 19WL 'AU Portion of caltmos' that abuts the Mills' property consists of sr v�eral. which are deti�aat�ed �tvation in the LUP and moned RA-0-1rP2, at rear eultural district alWwi% oft pmiu tion. Most of this land is vaeva (appraxA a 21 WM), and than C itYs De nt of Comntuni Development has propu%,* ,� too i�aa u it Tkostal Consandon. IU Aoue dear tio�n would op rmit the Coa*tal dependant Uses &SoQad an gA° Pe � page S, above. 7U 7 acre portal mantic$ Pteffic Closet H41bwtgt is aaarpied by Action Bcwtt Bra►km- As noted tbows, it Is outside of the Deparant A lbb and Gamo's 6 i �% v ti 1 IL wetlands asseminent. The parce. is designated as visitor-serving commercial and is zoned RA-0-FP2 (Residential Agriculture District combined with Oil Production and FloodplaW districts). 7n-. proposed zoning for this parcel is 'VSC•CZ-.M a visitor sarvir% coumercial district combined wiO oil production and floodplain districts. This zo;aing woWd allow a wide variety of uses including numerous types of shops and restaurantL With a cordi:ional use permit, the permi could also be the site of an office, hotel, or patking structure. Another Calu= parcel is outside the wetlands assessment. It is atoned MH4C7, a mobile home fttrict, and is the site of the 45-unit Cabrillo Mobile Hume Park. No Bone change It, proposed for this parcel. The portion of Caltran%' property that is contiguous to the Picare li property is designated "Conservation" in the LUP and is curren0v zoned LUD-FP2. The latter is t: zone designation "which limits development activity in order to allow time for resolv:ng further plannirag, zoning and/or environmental issues." (Huntington Beach 1 Zoning Ordinance § 9410.) 'The zone allows a variety of uses in keeping with preservation of the area's natural habitat, including aviaries, boaitin.;, picnic grounds, and dding and hiking trails. no proposed ironing for this presently vacant parcel is Coastal Conservation. Hills Property ' Mills Land sad Water owns approximately 23.72 acTesv proposed for rettoaing,,c*uxbdq of three contiguous parcels, designated as Conservation in le LUP (areas 2 and 39 Apperdix E). The Departnient of Fish and Game -!aund that 15.3 acres are deoded but restorable wetlands, 8.3 acm are restorable former wetlands, and Z9 acres are tmrmtorable. 7be land is presently vacant, but on Jul 21, 1989 Mills applied for administrative review of a propoW to build eight office buil on the three parcel site. Since 2563- the area hss been zoned M 1-A-0-FF2, a light industrial district wbich allows oil produedot, This zoniqg also allows aemsory offices to be bunt. The zoning propomd for the arena is Coastal Conservation. The permitted uses for this zone are outllwd ma page 3 abm. 7U MU pt rty W w has been the subject of wetlands litigation. The Y.1W!ttmeat of !Fish and am report plains that in 19819 4.3 acres of the Mills property proposed for ragg were filled and seed. Thee report goes on to state that in July 1983, the landowner bulldozed and diked rhea remaining 8.3 sores of wedands on th.: 16 acme ptaroal. ( aditt A, p. is.) Based on tbese incidents, the Coastal an �wbich has been settl Pe rat of Fish Cbmtacriasi� vitiated ae since ed. J Elsa of the sine of the variowt propertim disaasrad in this memorandum vary. 11e City estims►tes the MUk pmpert A Naar at 2U,15 Aarm Mid mills, In a raoont develapmaat ap�pliaatiaet, state that it is 23.72 acm 'nee Departtasent of Fish sad chore fivres tote! to 26.3 yes. 7 a r and Game, in Its report, deemed the 8-3 acres degraded wetlands. Tle area has ramainod undisturbed since the settlement and mcnt natural vegetation has returned. Mw these parcels are ritually only a portion of the property owned in this area by Mills. 71te remainder of Milis' ruLe rty is outside the area of proposed rezotaing and it not considered wetlands by St Department of Fish and Game. Two of tbW paroa>s are south W onnu oats to the propowd rezoning area One of these Is 31.88 acres in sin and is zoned MH-CZ (mobile home district with a coastal zone overlay). The other is smaller and zoned M1-A4� a restricted manuhicturing district. Tbese mrock are the location of the "Huntington By The Sea" mobile home park. Presen at tht site, tyre are 307 mobile boron sad 140 recreational vebicles leasing space in the park on both sbort a-1d lotWtersn bases. Nib also owns several smaller parcels to the north, also zoned M 1-A-0 (Restritted Manufactudng D;snict Combined with Oil Production), currently subject to a 25-year renewable lease for fuel teak storage. Uk" faperry The Edisonroperty 4 19.1 acres in size (urea 4. Appendix E). The Department of Fish and Samets report indicates that 15.2 acres of the property are de rade4 viably funcdonin8 wetlands, and 3.9 acres are historic wetlands, 2.0 acres of which are restorable. The prop" contains no historic uplands. (Appendix A, Table 1.) The area !s designatsd as "Industrial Energy Production/Conservation' in � the LUP and has been zoned. M2�FP2 (an industrial zone &Hawing oil production) sine 19�83. The proposed zoning to M2-0-COMM which would &Room won of ' the present geoeratinS plant. 11e City's staff report on the subject notes that %be Coastal Act would not nornualy allow development of the . . . prop#*:ty," but dove permit the development of orgy production facilides if *no other alternative site is avuilable.« (Appendix C, p. 6.) ! Edison awns two tither properties affe4ed by the =desipated zone Ch; . Atia 8 an App m* C 1s the SS acre site of the power plant. It Indu ii1 Emg p'roftWon on the LUP and zoned IVLZ0TP2 (Watrial District combined with OU h hiction and Fk;odplain Dist:riats). The proposd zoning woWd only add a CZ (Coastal Zone) aud& existing zonins designations. The other Edison parcel is Area 9 en ndix E, approiant►teiy 28 acres dt0pate d Industrial EnwV PrMuctaion on the L and devel %1th oll ate►ra8e taWas for the power plant. Exis ' is hfl.4FP2 �District obiwil with 00 Production and Floodpiain 'cut and a Mi-A-F�estrricted Man Mulct aambined with Floodplain District). The proposed zone go w�oodd'0 the CZ (Coastal Zone) suffix to " property. I PirevveUi Property Pita.relli owns two vacant parcels in the area totalling approximately 45.2 acres (areas S and ci, Appendix E and Appendix A, Table 1). 'Ilse land lies tc the east of the Edison plant .stretching to Srookhurst Street between thr, flood vuntrol channel auid the trans right-of-way. 'rue parcels are designated in the L.UP as Conservation and have been zoned LUD-hri (line ted use district) since 1983. Pica;elli has never applied for a permit to develop this land, but executed subsurface -otmmuiity oil and gas lessee for the property in August 1986 and November 1998. The proposed wrung is Coastal Consorvador4 permitting the uses described on page 5 above, The Fish and Game report designates 44.6 acres of this property as degraded but viably functioning wetlands, and 0,6 acres u restorable wetlands. _ City Properry The City owns approximately 5 acres west of Beach Boulevard, 4.8 of which is aotsidered historic wetlatu'.;,. (Appendix A, Table 1.) The Fish and Game report found that roughly half of these historic wetlands are. unresorable, approximately 0.8 acres are degraded but viably functioning wetlands, and 1.4 acres are restorable. This f:operty is included in the Cityrs Downtown Specific Plan and is part of the. Waterfront Project approved by the City in 1988. In the environmental impact report for the project (EIR 62-2), the City recognized that the project would impact the j wedamb if left ttntnitigated, In consultation with the Departtw:at of Fish and Game, the City determined that it would require the developer to mitigate impact on the 0.8 acre area that continues to function as wetlands. (See Raohakn 5913; Letter of Fred WortWey, Regional Manager, Region 5, California Department of Fish and Game to Robert W. Ealer4 LSA, dated April 21, 1988.) The City, in its approval of the Waterfront Project, required that the developer prepare a "detailed restoration plan" for 0.8 acres of wetlands either on-site or elsewhere, preferably► with the City, and full mitigation before the subject wetland i is altered. (See C. y RmfiWw 5913.) Resolution 5913 also requires that the project's ruts tusuag pent system pre vide the same amount of freshwater to adjacent wetlands as the area have :ccelve4 or provido evidence detxastradng that proposed rhangas am i L CarrsenV"q Prop" a oe State CmVA Conservancy, in its April 24, 1"7 suff recommendation on the Huntington Wetlands enhancement ovolined a plan to convey17 acres owned by Caltaams to the Huntington Beachdands ConservaM, a private aonprxrfit COW aaia% for loWterm m agement as a restored wetland (area 7, Appendac Q. 'M t mpdrt moues ended that the State Coastal Conservancy allocate funds t�tt to ca sad UNION to the propeq, and carry out the restoradon project. The land was lued va tit a =nNutet MUG of $7,50C an acre, 9 i W N I' I The restoration project has been cartied out and is a remarkable success. It is curretttiy zot,ed LUD-Fr2 and 1AJD-FP1, both limited W. districts, The pro}Nased zoning is Coastal Conservation. ANALYSIS LEGAL, QUESTMV Does Zoning Nopary as Co"al Conserva ion luhjn the Coartul Zone C ate a Cause of Action for a Tr MAg Nnkjant to the Rjlth Amendment to the United States Consdtudort? A cause of anion for a takiq may be stated if the land use restriction (1) tails, to substantially advance a legitimate governmental purpose, or (2) deprives the landowner of all or substantially all reasonabit use of the property. (Ag:'rrs v. Cl y of r5wrnn (1980) 447 U.S. 255; lYa►llatt v. Calif vnk Coastal CommiWon (1987) 483 U.S. 823; Fig FAVWh EvaW&al Ltrthemn Chwch of Glendale v. County of Laos Ads (1987) 482 U.S. 304; rinited States v. A'lvmi* ,Bayview Lfame , Inc. (19851 474 U.S. 121.) In Ara English, 482 U.S. 304, the United States Supreme Court held that if the rotting deprives the plaintiff of all we of the property without justification, the Fifth Ameadment to the United States Constitution requires that compensation be peid from the date of the teldne until the zoning is rescinded or invalidated (a "tie rarl► tz#W)f 71be Supreme Court ren=ded the matter to the state courts for ter `,.wkeediop on whether a regulatory taping had actually occurred, i.e., "whether the ordbumce at ionic actually denied appellant all use of its property, or whether the county Might avoid the conclusion that a eompensable tatting had occurred by establishing that the denial of all use was insulated as a part of the State's authority to e.-mct safety regilations." (ld. at pp. 2384-2385.) On reauind, the California Court of Appeal recently hold, in an opinion fed May 26 1989, that the t9a faiied to state a cause of action because fbe. ordi�nam substantially advatsaedp mhw state istww in publk s4ft and did not r'.�Ib taa�a�r all rue of its i �Y 21Q� ��.3d � count iAdicated i tOfbera is a b�iea'src�r liar p�rawer Put�ta far a anat�is ztatigg: "SC it makes perfect sease to chair compensation for the deaW of 'al! use:' wbtm Malth and safety am at stake but require cotnpettsation for the denial of 'all uses' where the laud use regulation advanou lesser pubbe purpoees," (Id. at 'i pr, 13S3 ,As am in apendetat ground for its deed^ the court bold that the "ftem I iotpo W # nowW90 moramiwn gar a ressaw6k perW of doe. 10 i wob 'alis recent decisicn has clarified the positic.n of the Calif'orsua mart$ on issues raised by the U.S. Supreme Court in its 1987 decir.;on in the same cos,. Our ;,walys s of the Coastal Conw+:rvation zoning under the two prong 'takings" test is as fulloies: 1. Does the T.oniq Sub.;tc w?Wly Advance a Legitimate Governmental FW ? / preservation of functioning and restorable wetlands has been veld to be it valid exercise of the police power. (hfina Monte- Homes mw AssociatYon v. San � Bur. awntum Omnty (1995) 16.5 Cal.App.3d 357; City of Chula rota v. Superior Cwn of i Stay Diego County (1982) 133 Cal.app.3d 472; City of Sant Dfeggo Y. California Coastal Commi1tion (1981) 119 Cal.App.3d 228; Public Resources Code 130240.) A ley factor is whether the property zoned Coastal Conservation is in fact s;. viably functioning or textorable wetland. It is clear that a landowner has no riot to dike and fill fationing wetlands to snake: its property developable. (City of Oufa V ta, 133 Cal.App.3d at p. 497; Public Resources Colt 0 302.33.) 'In Ca fes** Ph*wA* lhc� v. Sant Fhowiwo Bay Cons or. and Development Commission (1970) 11 � C.al.App.Sd .557, 572, the laandmmer claimed that the denial of an application to 51l a pascal of wetlands adjohiiiV other parcels which bad been filled, er were in the process of being filled, was a taking. The court old it was a valid exercises of the police power, wW the landowner was not entitleA to damages for confisotion of its property without compensation. Ue court distinguished cam where the pmetical effect was to r appropriate private property for a flood water detention basin and open space. (Id. at p., 572.) Just ma la mJowtner has no tight to dike and fill wetlands to -n ake his/her limn develTable, the government may not flood iandnwners' property to restore finer wedands ( . vWJ=6tk Proper w, 11 CalApp.3d at p. $72). Also, if private prro mny 1 becomes hwalarted daring a storm, it does not aautomadeally bemaw a protected rR+etland. (Bawh Cc kxV Jd v. CoasW Cammtzdw of to Stara of C49fo►rtia (1984) 1S1 C d App.3d 1107.) to Cokrq !l, they Coastal Cotriuuiaetion argued ftt there was so d1b to rebuild a IwW mass lost through avalWon once the r*odead arena became comid with rwraten from the tuljoininS ingoun. no court bell that esn W rwatens w" antfleyw and aver previous dry lands solely beceuse of physical damayie, csed by a violent event do not autrmadcally tt foem the: land eawnched into a protected wetland. (id. at p. Ilft. As the Court of ha recently told us, them is a b�iera�rchy of polioe o Pt MM60 eaf which the PWI bawth and safety a►e at the (Wofrant. (See Prat by k 210 Cd App„M 1353.) abash of Weft reloteta to lof team ettrafrotimp titan bea<1tb betsase weatlanda so ve as critical feedimS i..tt V=rAb fez l ab and svildlifa, fir condi=d iChactioairig bias 'van modat�� godity at bath local wNer and air (sue taeognitcad by the legislwm in its par+vtecdm Of Saul 11 r I I � i i Francisco Bay, ;co,- Government 4':xie 0 (6601: alto ice Deltona (,o-Wrutio;r v. k Ipiied Stares (1981) 557 F.2d 118a, 1188; fart v. Af4rir tae Co:Onry (Wis. 1972), 201 N.W.' ', 10511 f 76T, Steinber& er aL, �V.. 1I .itLF. ate Uevclt�� .eat tJd 1c. pgs. 1-3 and 4.) i By similar reason w. restorable wetlands would also rink high on the hierarchy. Their precise place in the hierarchy has not yet been determvred by t'be courts sirre the court's ruling in Fiat Eglish. In light of the staCe rxnid fedeta; legislation on the subject (ste Public Resources Code g 30200, et seq.; 16 U.S.C. 6 1301), there is no doubt Mat presen►ing wedends serves a valid public purpose. 2. Does the 7oniq Deprive 14mdowners of ,-111 or Substtr ly A" Reasonable Use of Their Property? a. Ae Zoning Dom N-t "On Its Face" Deprive Landowners of All or SubstarmWly AN Rexonable Else of Their Aftpertl►. Takings claims are. classified as "facial" or "as applied." As in First English, 210 C,al.App.3d 1333, the Coastal Conservation zoning does not on Its face prohibit all use of the property. It permits, among other uses, aquaculture, pzv,Ive nature study and boating facilidts, (Ile other uses are set forth at p, 5 above.) The etirnotttie viability of these tuns is not relevant to a facial analysis. (See, e.g.) A8(w, 447 U.S. 2.55; Rgfte ' of Inmrivy Realty Pannm b. City of LmderWl (11th Cir. 1989) 873 F.2d 1407; Lake Na+cimieruo Ranch Ch w, San Labs Ubislto County (9th Or: 1987) 830 F.2d 9:r7, umndtd opinion 841 F.2d 872; Pace Rrsounces, Inc. v. Skewsbury Tox7uhip (3d Cir. 1987) MS F.2d 1023.) b. Dow the ?.,orr* "As A,pp Ucd" Eo pdve :.andrwnrts of AU or Stabs tlrtll� .All Use of 7herr Property? Even otherwise valid zoning may give rise to a cause of actinn for a taking 9 as ylv Uad to a particuIur parcel of ptoperiy, the of f!ct is to deity the :andowner all reasomiWe or %conornical.ly viable use." (Peso Ctrttrrrl ?'rani py'xradon Co. Y. City of New Ir"ork (1978) 438 U.S. 104.) Economlcal>lr viable use does not mean the highest and best use- In fact,,seNere diminution in value .as a reslAt of dowmoniatgs has been bald not to be a (Sep, e.g., �iillV of&W O J Y. Ambl& Realty Ca (1926) 272 U.B. 3 S 759 4Wwatirns in value); .bfadachnck Y. ;�ebastim (1915) 2.39 U.S. 394 (cited in t Ei , 482 Ul 304 and NoMwi, 463 U.S. 82.5 • more than; 90% diz6aution in valuit); ems, 477 U.S. 255 jdowawniq to 1.5 units/acre).) Whether a WdcWw regulation does in fsct cowdtrute a taking; re Tres an "ad hoc fad ingW and depends on an aau Ir& of a rntmbes of heton such as the ebarmier of the props the charaetar of that gwernmenW action (a cal i con VOM N reg�t3t she aarnmon ood), and the ecoy,on�i�t of the �. lc�L UX sit p. 125.1 12 j i i Gsivzni cermin fac i .1Pplication of the Conserv?Aid;ar zoning to a particular parcel of Wid could gi,,,c risk to a cause ►f .iction for a ta.kiri, 1-111drr the Fifth Amend-nient. Before a fecl 31 court bss iurii6i.,tian over a takings clafui it must bc ":stye" for judicial action. 'Ilis mcam a plaintiff most first have (1) received a &.31 derisior: from the regalatory agency as to tb i uses tbat will hr. allowed on the propcity, and (2) have sought c ontpcmmuon in state court under stale law. (Hrlliamscy County Rginncd PZW%ir g (.amrnisaian v. Handiton Lot* of Johnson City (1985) 473 V.S. 17Ad K nzif a City of .5ar►lu Cruz (9th Ot. 1987) 818 F.2d 1A49; Shelter C. z-k Lk-w-lopment Cbep. to. CG3► rr "xwrd (9th M. 1 f%88) 838 i-.241 375; Hoo.kv v. County of Start Benito (9th Cir. 1989) 870 Fad 529.) The first prong of this "iripenesh," test generally requ;s es the laudowncr to have Pppl:Gd for and been dcnicd at least one meaning*11 develop. rt application for ► a vatianct from the i oni:%g�! Case law has rcuo�nucd that a developer nerd not pursar endless deveiopment applications where it wmild boy futile to do so. However, the same cases firmly establish that, Rs an absolute, minimum, the applicant must Me and pursue at least one .tneani ghil development applicatior, to a finel adverse decision. (FJAZ s, $18 F.2d at pp, 1454-1455; Harkwon v Feeney c.f Sonamia (9th CU. 1988) 857 F.2d 567, 569, cert. denw '1999) U.S. , 109 S.Ct, 1357, 1.03 L.F'rl2d 360.) ' Ile second`pl on8 riq—Rie-0 the landowner to exhaust state judicial remedies: that were in wdslence at tht time of the takirg. (Williamson County, 473 U.S. 172; floelvw. R70 F.2d 529.) '.Ile analysis rof a taldrip claim under the Califonnia Constitu'i•-cn is subataantially the game as the analysis under tht Fifth .Amendmemi to the Uui ed'Statts Con:fitutivr►. (Grsinna+:e v, Cite and County of Scans lrrancisco (1987) 197 C.ttU:pp.3d 862.) F-Ahaustio,n of edminNtrative remedies or the .cugttirem,?nt of ac fluaj Jec isior_ o~ at leas* oae application for a land use permit it, required under the Caffomia Constitution. (Pig C,-r&&ni v. Calforn►a Coamal 0-o emission (1988) 204 CaLA►pp.3d C.99.) See f�`Wda Res; v.v. 77:.: United Start (1,46) 792 F.2d 893, and Loyd dies ,sty Cht"&s AwcW# err, .gym v. Mar Xaa6, United States An" CapT of Fnoite►rrs (3M,Ci►�. .977) 432 I.J.S. 9M ter is dimssion of circumstances were compe,a may be mquired under the Thu%:ter Act, when the Corps of Engineers mew to a1!m dMlapmant petm-m co the Clean Water Azt. See, Alan JeNJW Y. UrtW -&WW (3981 �M. CL CL 4 y_ anti 'Dal vw Corp (I.atndawners '',ail to aublJU i fth Amendment :akittg where permits to dredge aad fill deaiW by the Army Corp6 of and hW v. lWarbsone th (W-s. 19'f2) 2D1 N.W.2d 761 (compenaauon 13 UjJ:t"'OifNd° the II I},djll i� % �� {�r� �r rl��.;:):( ! l�.!i�('ll l' 1:� �...'{,ii!�1(•t� �.�!�l'�.�1•l� i l�P'!+t l iikely 0I:-;I ;',t :01ii), Im!Ili. :i 1';1+.';tilt ` iH 1"k, filck' ."giillst tl'.i` CiC), -,,Ind ,.. !haps indiv;6-1: ;J (:.1tY ofti rs ,t:ld hl-!,te .l wl ";(r'llf: (tit '0" of it)(- ?rind rile l)ltt:� l�lJll.i:rr•;i,l l+.t Ii�►'i (!i'.;�'„i3ll. �SLJ, it l au"StItt, are often wcil tioancod and eJipal$i C tr:, 7hr -1 my try to fiat exhaust neir •n3ministrativc remedies ¢nd set up -i "rip4" daiin lr; .applyiug for develc--pmen! arprov,;,, We ait ►nfonTie{i that Mili's lia`s filed an applic<itican for ��» c�ffi,. tir�v� lnl:►tr;ctli furl:dui �; and resro�rab e. I •.. ..1, ►11og,,h -,hr.. it ported appitC CiCi:wiors t fair) cl- rO that, � in vc.r} imusti-a! ;►ituatiom, liability will riot be init.-asc-d on cities for tinning �f�islal+ trial ctjttrt;i hold ag; irl.St thn defending +w,.-f wnerit agency. As inchrated by our analysis ahovc. a raci;fl c`1afl-rigO to the zoning would not be likely to surr.'ecd. With re --yA°V< is th-V 7.011iIIS ,15 3ppliCd to the Edison, LEAlls, and Yif�.arelli prc►} p-i;ies, based on the facts outlin,:d arse?�, , our analyr:s i; as fo:lc'wrs. Edi�ou E iqj?- rty The Edison property is presently heing wilized for a pk•esutnahly economic ' us,c that is consistent with the Coastal Conservation Tuning. A•pplicatiost of the zoning would not appear to give rise to a takings, dvt proc or equitl proteviorl claim. Afilks Prue rsy The Mils property includes several large areas with existing et:o komic uses (the trailer park and fuel tank storage yard). In additian, Mills has the right to buy hack the t,,;altram, (frontage property th:,, was previously coudernned for a Teeway. A portion of this property can t-e developed for fairly intense use. Given these facts, Mills would not appear to have a claim :or a ta�:ing because s:s a whole the Mills property has many mnomicauy viable uses, boar existing and pern*ted, A landowner may not parcel up his property to create a takings Claim. (,See Penn Cent.nd, 438 U.S. 104; Keysione .Bituminous Coal Association v. ate BenaXctis (1987) 490 U.S. 470; Zdber v. Town of Umga (417.QI. 1988) 692 F.Supp. 1195.) 71be C.r may wish to enhance its position in this respect by Allowing some transfer of &veloptnerrt rights from the wetlands to the property zoned ,for commercial, residential, or industrial development. 14 'i 1'-,c th-:iafne reason , applic;,tion of the .:oning to the Mills propf-.rry also %would floc. alipe r' to F.IVe _l:iv io procc` s or equal proirs:tinn cl:ii;ns. AP of the ric�tr.,111 proporty apl,:oars to he: either viably functinl:ing or rc�,rfrsa4�l�. wo.da.nds. While in argtiti -n! carp be made that the 5tate's interest iw preserving wetlands for thr health justifies prohibiting any development of the w'C'.l4l'1"�,"i, a)ld !old : Oa, permii:vl•l ill till: CIJrLSWI t..lJ Ll C1'V;itlsi1'1 AMC lnay, if. UO be tc-onnjtr icully Yiablr, t. full trial on the merits ter zy b-t^ required to decide the issue.P '1'he,se kinds of rases creel be very expensive to try and the outcome in the trial court is far from certain. T7icrefore, eve- suggc,st certain prw-tc lrral and substantive changes to the zoning forth in our response: to sub-question no. 4 below) that would assist the, City in %iefenkling agaimt lawsuits for cello-lgs or other constitutional c:lairris. i SL4b-Q11astiOrt NO. .,2 R'ltat is they That Such 1..�:ti�:,�., y{;-wld JF`pos, "he City to a.s-abilay? As utated pa•miously, ,,-5 applied to a particular picce of propwxty, the zoning could give rise to viabl: clairns forviolation of the due provess and equal protection c)auscs, and even a taking-, under the Fifth Arnendinertt or the C:alifcrrnia Constitutio.i. Liability for dainages for the period of the temporary taking would txc ur oiily after the zoning hxd been applied (i.e,, a final decision rejecting a 'ineanin#W" dcvelepment apphcsatien) r' Tire It'-tdow'ners would be required to try to snake an application for some economic.; use consistent with the planning designation or within thr standards avai)nble for a ianr:e (Williamson County, 473 U.S. 171; ruin ne, 197 Cal.App.Rl, 862), of prov-, tl; .,, no econornic use is available under the zoning even with variances. What viable Qconnm.ic use h.,s not been defined with any precision. In Guil'aume, 197 Cal.App.3d .it p. 368, a case decided after First Erk? sh, 482 U.S. 304, the Court of Appeal swe:d: 'Here, iri contrast, plai. .tifif did not establish that a talcing t-•urrrd. 'Me United States Supreme Court has never developed a 'set formula to determine where regulation ends an( latkinS begins.' (Geldblan v. Taws of Hempstead (1%2) .769 U.S. 590, 594 [8 L.1Fd.2d 130, 134, 82 S.O. 987].) When, as here, the claim is made that the rt;,,Wation has sigriGcmtly Sec Just v. Martrrette Courry (Wis. 1977) 201 N.W.2d 761, American Dr&18intg D Canpcvty Y. Depanmenl of Enviro►n nerascal Protection (NJ. 1978) MI A.2d 1265. weaaaingfit.i" application; hat been ,interpreted to mean one that its not twrrblow►n or grandiwe. (WOomson County, 473 U.S. 172�) 15 T r I: vilt+�r dimirt shrd the property vslue, the focus of the inquiry s on they w;cs of the ,ptoperrty which te�mdin. We tm Central, 438 U.S. 104, 131.) F!xlntiff cwinot contend he was de^ ofl, All use of his property. tic was neither deprived of his r;At to exclude others from his land iuw denied the right to sell the property! 1f lilh;litw 'were it pored, ei;mAet s wn-.M St;ltl frcirn he :atcz. o ;!ic taking (denial of a perarit to develop), cr interference with a vested right (if' applicable), until the zonh* is invalidated or reuinded. (First Err&h, 482 U.S. at p. 318.�W The courts have trot defin'Uvely ruled on the appropriate thcorries for assessing the anxount of damages for a cenr�orary taking (Wheeler v. Cite of Pleasant Grove. (11th Cir, 1987) 833 F.2d 267), or deprivation of duc process (see Nerrir.ton V. .4onoma County (9th Cir. 1987) 834 F.2d 1488). Sub-Question No. 3 "at Other Constinntonal Clain: Might Be ,Raised? Claims that the zoning on its face and as applied deprive the landowner of procedural and substantive due procem, and equal protection of the law cinder the state and federal cosstittttions, and claims for damage., under the Cavil Rights Act (42 U.S.C. § 1983) are fregk -fatly raised in Conjunction with a takings ciaim. The analysis is essent.iwly► the same under the state or federal constitution. 1. PracedurW Due Process. i Procedural due process is not required for legislative actions like rezonings. (11,7rn v. Ventura County (1979) 24 Cal.3d at p. 612; AmocWed Nome Builder,; of Greater � Eastbay, Inc v. Ci y of Livennore (1976) 18 CaDd at p. 593.) Tlerefort:, fftre would 1x no cater of action for violation of procedural due pr•c�ess based on adoption of zoning, 2. Substantive Due Process Substantive; due process claims may arise where the zoning on its face or w applied is not reasonably related to a governmental purpose (a.&, a.taitrary and eapri1dous). (Ba mxi k V. County c f Manse (911 Cir. 1989) 872 F.2d 834, 836.) Spot 2oainj tries area sometimes characterized As violatioir; of substantive due prmi-. (See, e.g., Armerl Developmou Ca P. City of Costa Mesa (1981) 126 Cal.App3d 330.) W If the zoning created a constitutional violation on its farx, damages would start when the zoning was adapted. 16 r 't As discus -sed above, the zoning on its face is rea.ouably related to the purposes of the Coastal Act which ba►e heor-p held to valid. (Yast m 7Wirr:ixr (1984) 35 CaOd 561, f7l.` As applied, tbere ootsld be. a � i au if zon;ng "'Ve imposed on lands that dry riot meet the criteria for wetlands. (,;rr:14.rttlly, a elahn for damages based on substantive: Niue process only arises if there is a deprivation of a protected p-opc.rty imetext (e.g., mineral rights, t:tl,r. or a vested right rn develop). (retie nal Flora Core, �. City and Cbunry nf Sven Francisco (1986) 177 Cal.App.3d 892.) Subs,,M,tivz Niue, Nr*u.e;ss Claims, like takirii,s, clairws, must 4c :'ripe' btforc the count has }urisdiction over a cause of action. (See, e.g., Shutter Creek, 8:48 F.2d 375; ,Herrington, &34 F.0 14888.` Courts appear more likely to apply the futility exception to a substantive date process claim than a taking claim. (See Hnehne, T10 F.2d 4,29; HenI ore, 834 .F.2d 1488.) but, the courts seem to always require: denial „r at least one rneaaingfu) development application. (A4acL)onait.; Sornrner & Frates ►� Volo ('aunly i (19861) 477 U.S. 340.) i i 3. real Pmsaction, Too. equal protecdon clause requires that tlutre oily be a ratiomd bwis for the zoning classification (Nelson v. City of Selma (9th Cir•) 89 Daily Journal D.A.R. 14,0250; see also Pennell v. t'kty of Scut lose (19M) 485 U.S. 1; Leavenworth ftpertier V. City and County of Son Francisco (198 7) 189 Cal.App,M 996, 991-993; Courr unease Plaza Country v. Ck'1y of Pala Alto (]981) 117 Cal.App.3tl 871, 882) absent a suspect classifieaticoi (e.g., race) or a fundamental right (c,g., First Amendmem rights). As Stated in C, •r House, Plaza: "(, .J classiiicatien will net he deemed untcasonable axed &Scriminatory' if it is based upon some difference, or distinction, having a substantial relation to a IL!N;timate public purpose. [Citations.] 'The classification will not be set aside, if any state of facts may masonah!y be conceived ;o justify it. (Citation.) And the decision of a '.egislative h(Ay, as to what is sufficient distinction to warrant she classification., will not be ovcrthrm-n by khe courts unless it is palp3bly arbitrary.' [Citation.]" (117 Cal.App.3d at p. 882.) 71ere is a general pdriciple that .similarly situated properties may trot be unjustly discriminated %mast iry the government, (Court H otme, 117 Cal.App.3d at p. 881.) In Fry v. City of Rayw,:ud (N.D. U. 1988) 701 F.Supp, 179, 182. the trial court stated float the fundamental question in cases of equal protection is "how the sing out of (a punticular property is] rationally related to legitimate . . . objectives-" 'the tour! is Fry held that requiring voter approval to amend the: open space zoning of one parcel, and not the other similatly situated properties, violated the equal protection clause. The: court uteri, however, that challenged ordinances are presumptively valid. (ibid.) Courts have found violations of equal protemion rights in cerWn spot zeroing cis. (ftmer u. Town of Fen (1963) 59 Ca1.7,i 7 76; HFN. Ltd. v. Su))edor Cow of Los A.Veles County 17 J i (19'75) 1.5 Cal.3d jO8, 527, fil, S,l CourLs r, eve, however, upheld a wide variety of land use classifications against equal protection clause. (See Penn C'f wral, 438 U.S. 104. 'lac O)astal Conservation xo,v*rg, wi its face, would not appear to violate the equal protection clause, :as it meets the h ds test. As ,.pplir-d to a particular piece of ptoperty, a cause of artion rttight hr. Aikted if the zoning were applied to one par-c:cl and not a similarly situated parcel. 'Ile Coastal Act's distin!.ion b, - ween viably binctioniug or restorable wetlands Lnd nonrestorable former wetlands would not appear to violate principles of equal protection, because only restotabie and functioning wetlands have biological value. The provision for on or off-site mRigation for destruction of relatively small wetland area also seems rational, (See Cit), of 1,(.wW Beach v. Mansell, ; Caaal.3d 462.) The area v 2st of Beach Boulevard was historically wetlands, but most leave long since been dr8raded beyond restoration ! kppendix A, p, f). Some wetlands exist in this area and more is restorable. 'There is a factual issue as to whether placing conservastiora zoning on property cast of Beach Boulevard while permitting conunereial development to the west would be a denial of equal protection, Due to the unequal ;tines of the respective "wetlands" areas we believe that the proposed zoning would be defensible aagaimst an equal protection ciaim so long .-ti the nature and extent of the respective areas as wetlands had been adequately established. Sub-Chiestion No. 4 ;Aw Meanwes M�ght the City Take to Reduce Any Exposure to .UabMl,? There are certain procedural and substantive changes to the: -zoning ordinance Oat the City may wish to make to reduce the likehhoW of conflict. In addition, the City may decide to it>_Stitute a planning alternative in an attempt to arrive at a com census as to the uses of the Mills/Fic.arelli/Edison properties. I Transfer of Llevelopmcent Rights. .A frequently applied concept is that of "transfer of development rights" ("IDR's"). TDR's have been recoozed by the is sited States Supreme Court as a tttsans of avoiding court findings that restrictive land use regulations result in uancotstitutiotaasl talc np of private property. (Penner Central 7'anspwwion Co. v. City of New York (1978) 438 U.S. 104. See also Deltona Corp. v. U.S. (1981) 657 1~.2d 1184, 1192, fn. 14 "such rMR's] mitigate whatever financial burdens the law . . . impose(s) . . . and, for that reason are to be taken into account in consider4 the impact of regulation' quoting Penn C:entarzd at p. 137.) The aooncept of TDR's is relatively straightforward, although the practical at+aad mbniardstrative inueas can be complex. TDR's operate by permitting the transfer of Iop ni rights from certain "burdened" Property ("sending" property) to other properties in the fwWicdon ("receiving" properiy). Value is given to this transfer right l8 . i rrt4 Y. .rmitti a re��E�.. 11'iArf ncar�na! iratr�tsi or der�i of devc.la�tricrt on the �' P"c' � K h' tY 1 "receiving" property. Key elements of developirg a 'TDR program imc•ude, f a. identification of the "Sending" 9k,ne properties; b. deterrrtining the aniourt of development that can be. transferred turn the "s►eneing" zone properties; c. iricutif;cation of the "re4viving" zone pralac.rties: J. determining the additional ("greater than norrnp.i") dcnsity or intensity that will be, permitted on the "receiving" zone property. In structuring a viable TDR program, the City should select sending and receiving zones pursuant to previously ettabli€her] planning criteria and identify an appropriate public purpose. The courts hav: upheld 'rDR2's wbich protect ervironrnental!y sensitive lands, such as beaches, open �pacc, agricultural lands curd historical and architectural landmarlu. (See, e.g., Penn Cerstrta' Tiwuport,"ri Co. v. City of Now Yo"k (19?$) 438 US. 104; City of flol4wcv)d v. H'ollyw Inc. (Fla. 1983) 432 So.2d 1332.) protecting environmentally sensitive wetlands would fall within the basir public purpose of TDR progrim►s that have been held valid. Care must &1so be taken to identify receiving roses where. greater dew.lopment densives will be allowed. If there is no market for developinent in the receiving zone, the T'DR,s will have no valttc aad the program will fail. 71e City could develop a 'r`DR program which would identify the functionally viable wetlands as sending zone property and nearby unrestorab)e wetlands or upland propctties as receiving zone property. 2. Adrrntrurttxrtx've C.'laints Procedum For Resolving Wetlorrdr .Dmiggnalfon And Tak*s" Claims. 71e following administrative claims procedure should be incorporated into the Coastal Conservation Zone to alto w applicants to challenge the desip ation of propettiea as wetlands and the econonuc viability apt the permitted usesW: a. At the request of the applicant, a hearing shall be conducted by a Special Master (appointed try the City Council) to determine if any of the uses permitted in the Coastal Zone are economically JUV In Xmco fafaUbW lnc� Y. State of CaUfm►reia Coastal Ca nmL-V*M (1969) 212 CaLApp.3d 64Z the "Hatt court indicated thin tAing claims could be fairly heard in an idm nl6 tstive proem 19 11 �� e) h" Y f� e vianle for the. prrpec-iy in question. A, hearing must lie: cordurted prior to the applicant filing a court action on the matter. b. The applicant shall bear the burden of proving that there are no economically viable uses rqe rrnittrd. c. The ippliv;uit may challenge the subject property's classification as functioning or re<<omble wethAnrls. d. The hearhV sha:1 be .conducted as a full midentisay hearing pursuant to r-We of Civil h-medure J 2002, et seq.. including Sworn testirnwk . c. if the applicant meets his/h%r burden of proof, he/she may then propose a use: that would be economically viable and would nunirpd,x any disturbance ,o the natural habitat of the property or adfacent areas. f. Ter applicant shall be responsible for providing off-site a itigation W. compemate For disturbing natural ba;iitat. g. All oropo�ed uses which disturb the natural babitat and proposed off-site mitigation weasures shall he subject to review and approval by the California Coastal Commission and the State V-!partment of Fish and Cxame. h. Appeal of the Special Master's findings shall be to the City Council whose: de'chion shall be reviewable. pursuant to Code of Civil Procedute Section 1094.5 and within the time allowed by Code of Civil Procedure Section 1094.6. i. .The City may cl;.1rge a fee to cover the cost of the hearing. 3. Sp cia1c PhmlRedevelppmenr for the Art The City may also wish to consider adopting a redevelopment phut or a specific plan for the wetlands properties. The plan could tie development of the wedands area inte die Downtown Redevelopment Plan and serve as a basis for a TDR program. 4. Acgtds anJMitigarion of Wedandi ftpemes. The Oty should also investigate various wetlands acquisition wd mitigation programs, The Ports of Long Beach and Los Angeles are required to restore wetlands to eaitigate wetlands destruction in San Pedro Day. The Ports have formed a Bkodtiption Task Force which has identified wetlands sites for potential restoration. 20 I I Portions of the Huntington Heach Wetlands were ranked high ns potential ;rriitigation sites, S. Lases Thin Enhance H%e1h;mJs Mrdiics. Additional land uses that ,ar, ., it e• mtibl with the wetlands habitat Should he expl lmd ig: µ nlliatrLi uws within tie r .:aster Conservation zone. A provision for "other siguilar uses" could also be Lansiuc-red in conjunction M1th a conditional use. permit requirem4;nt. Passive vysitor serving uses which focu, on the coastal wetlands einvironmcn4 such as an aquarium or habitat sanctuary, may be appropriate if carefully designed tc protect the wetlands, These ums would be. consistent with r-bastal Art policies to encovriage coastal dependent land uses. It may also be possible to use the wetlands in conjunction with other private development. For exampl,:, an aquarium or habitat reserve r,tay be economically feasible if linked io netr'.,y commercial development. The City may wi,li to explore these uses through the s•xctfic plan or redevelo orient lan approach discussed above. $ i C F F Pp Wetlands have also been restored in conjunction witt, sewage treatment pants. The City of Arcata., California, locatad on Humboldt Bay, integrated a wastewater sewage treatment system into its pilet Mar;ii and Wildlife Sanctuary Project. ne wetlands Treat the wastewater effluent which, in turn, encourages fish and bird habitats on the s`;c. (Details of the Arcata project, its ayuaculture program, oxidation fx)nd, and urban fisheries t-estoration are attf ched as Appendix F.) A similar program � may be feasible in Huntingtov Beach in conjunction with the adjacent sewage treatment plant. CONM_�1QN- Tbis concludes OUr legal analysis given the facts presented at this time. We would be happy to discuss this report with the City Council in greater detail. I I 11 V wry v jj� ! `I i i APPENDIX A I o i:IT !'/,l'U:. Ur' ir:.. }::I:;T: 1;�1(1:� l !�r'.C3 l •.'i i.l:^.i y I ' I jt:'t•c�:;ctc� ::a;i �I of risn an Cori,- 1,zz ]-cipcir.dcd 1., ,+ • . ',1•� �r� C:X1� 11~: 1 on, the �,�})ATCili:l.t r'•i�,ir� �hc . ur ,, .ct •c ,mac :ific x : rr nc:utC'e l+y `;,:ctic�n ry'J4 : 1 of the f:wYiiarni c considcr -, i'1) r., • C.a�it�l ,1ct a: 7i,i5 act cl;r;��:lsij' c'� t'1,i Uc,,et'ti��:tt :], i'tsi ,ne, Cam. And Oc Inc` irsion ct: tnc principal .,•j`.nc j is Tcs ponsit�l c ;ar L1ic ,1 ` :iILI' z:n:j* finJiL.ry maiiic-C-Oicn: r:c'F:.�lc:�. C�3a:a ] 1.c: t:.... • . . i CWIZ :•C u,. ;.�'• ;.C•:i �1C ) 1 ( 1••) ,.� ];7,� I:tC'� ti1.:C :llr: �/L}!?.:t1I:�1'+• � ZI] CC`:151:�: �t14�. th Eli C:,�i►' i•i ( 1 C L > > 1 ••.1.�. , L ,. 1t 1,S rind ]Tl , :::d liut f.r\ C� Tl[1j' r UL�' L C U 1i ~C:'itnirl: :r. L'i ' :1^ .♦ ]L'• 1'. 11i L. �;J4. \ �1'';', Otc ' iaci�iit !; ur 4il_ �i,Li' tll+:rC :tf'( 11b[Ilt ,d �!:fi) t \'C II� w t.l:r Ac . r-c:,: � ' r.at ;a^s r��..:r\;ir:j: the 1:u�'. ;c.; �•� rC j: C C: j }1l:!iU:rl� tC, �!]::st.•1 i.Cl SCCC1Urt r��+) ] 1a� 7}�:: rCj . ] r,ClU:�4L 'fall. . 1; sect icn�" Sur:T,s:l Of 1:cj'�: Fi:,rJint,z; ..". ni. ;al i•: 0:•y: E]:tar'; o: �113➢�prlCi) t!r'( 1.r1G�j 1'Tr. �c:::[ S:.=i :! , i)CSl�;nc,l :(�n Uf 1�L`L1A 1�: rod Cri cr iz GCv i1cf. ini: i all Ar-p! rC(i � I�.'tC1'Ir.iT ;tior. of Der.rZe.ed OLElandS; 1�1:!:: C7: rltll}n f►f �+.C� 1�::L� r+ tl,C ;ti,t!�' aIrc: ; t+l:d F�r.siLi ) : ►y of ftcs:r,:i��; r,a:: E3i' r. .ancin ithil, 0'-� ::t uc•)• ,tea . I .�. or :RfSu L�I'.:i i!l:dtt`.notif?(1 of 11S 'ih:'ICIJI UJII)i1in'..J er' sriTIL bir•loL) c.11 CTIt .H , arldJ --pvn ,LifC tC. Jtlit.ism;i JllIId L :'ILCV.:Za MoLiilicl. lie 1'ci1., Lilt' i}Ll,;11'[1::1: '.L I ) I]Ji• tiiii. C)r LIIQ y 6 0:tas vit1;in 01C ':tulip .1L'C .1 , 149,. l :crCS a v a hi r1:oric %,c^, 11;,tid and 12. 7 are V,ir- uric uplrnd ('Tabit, 1 ). Ve, finti' Olt: of the 149 .9 acres of hL,trric vz,,14n: vi:};in our study rrct , 1 1r. . 7 a~rc. (76 . .; } cant inue ;o Iunrt. imi \'i ,bIy as 1•c:tIrnd T.6t 1�L1+.r.r,eat finds Lila[ all 1 )1, ,7 ajcrr-; of ►,:c:latid i6nntificd -re cicrradca •;cur— t.u_nt tv t:l)c der inicion cstabl : slied Mrei.n . t':ai:cverJ WC: Aso fi.r.d that 113 . 9 ,-if tllcsc : )4. 7 vcclzoe terer CM"') rrO%'1 (!C Vi ')1CS' hi "I'l N' GO:�:"i:►C' St:.�l:'. iJi �'f1U:'S LO ••' 1 �(:�'A:-$P:e+;t4 _ bl.e. �L!'':i:CLJ tIIC: rllnt R:cij1?: r,`sto--Ation n^... bn to vrL,, crC r ^:l eiilh.-nc( i :'cr : ifit:r in tl-ir. ►snot: , dell':' ili rorie t!Ctilmes tZ1 .t h.) lCL`.'1ed1 .'•C':1: h^..^.s o: 1;ucC1; 1;7U1 rL 11.-1Yf : : vri Cl1werel,+ dcVre cd thz& they nt, Iu.i„cr f:.:r:•� ann \'Ir.l+ly 4f; wazl .:t):!L TnC,SC fCAS"t•'cv vVIlt,r.C.s Isowever . llrbt'Sit` ari C:.:cllf- cnL ; r,1 oppor.vnit 'i for rcrtoi',t ` or: , :if.!': tr tl;� forc'tr vet,l and t (17 .G s.:. ) in thin :rem a.:,' be Ica:::b1y restored u:tll lta.a ORA G::,yt•r c fv& c :hilt! e,n1y 10.7 :J_r.cs .ire: 11Ay L(iVa1hIr . 1IiSLoz-1 C 1'CtIti-1% (4.S at:. ) 10C:0ted ve;�t Leach 1'osiltvard hzvc :,1_n untie:+Come 6tvit.'rc• ,ftCradrti oh. Of these ill s t6r i c vn l ands on) 1• Q. A a,:r: cont ir.ue to function Ps �'LtlM34S !la_•r+•Cry st.t-,e formc- ( 1 .4 ,c . ) adj.accnt to llii:. :itc coulc: !re t�rr.to;cd to create x 2.2••acre fre'shuc,r.r narsll . ehc i,rt.uen"_ filiL4s tlJat 1; ,7 r,rrr.: n; ro:1 u a d 2 . r) �CiCL c! iiml+urtor.t ur:! ;',": 5, jii rt ( fcrwr1 �,'ct ri: ca•'ironrrmit )illy :t:r.: . tiVc to 11�cr, r tort 30)(17 . 5 ,nd 00 •',C, of Ltic Co.-:ct j I hcc . �>rwt.iOr,Al1) , f'ar the purporcv of Coas: aI A t ScCL ion 70;11ib) t2) the 17(:pr.rtL'cnt S1'As+eta tl:�� a borti t, facility Lc t+f r.u:ixci cl:i :y zn1sl l xi �:r Lh of m rcr t eI rt! R�►��:7d• ercz ut•ciinr, the T�irllriilJ„'l 7J /� tC'fyt1lI'i:nl^.r1C G,f F�r ''tion ,i0� 1a ( l,�f.' ) c.%n La wai;+tainc:j ks a hithly Froduetive a'etlai,J iri conjunction With such r, p-oject . Lhi ;- fir:d1nL, th•� sp:-:If . C:' 11y f21:i. Oir-L u[:L ) ,—Nd II lion. Oir(7cJ,-,�11 est.:LI sclimunt of ' c s• crzL. . Tip_ .-:r. cr+r finds - ' t11c rrn:r f•: ni hlu +'•.znc o: �c.�i 1i in t�l. .lea.; n •�,- .cr+_. , .. ' r :� `. is s , t. r . r iez ,'1 is •. r. 1 .,, r :IIu t L. .:u�y crc.ti i . .11rr.ut,l. cun. c/1 c. �Ia� 1.f inr• Vi`;. IVrid!, by p.•`,. i Y,:Lr: 1Qn0ownzrs or Lhu r.'.r,5re r of pri`1z: ir 13—o-. nce ucr 1ai.. : t o z 7,'.:111ir c+7cy 0- j-riv it.0 on fr: vz-. )zne 71,t: lJcprrtmerrt find' LhZL , riiiiwaI 126 3—.,cic waLIAnd/up'l and sy!,.cr•:, cr/^-.risk 0! 1i14 . 7 AC70!• of c:xi. 1. inc vct Iz.n '•s tme I1 .6 acres cif exi- Liii- env iron.a:_r,t .-:11). scn N,L u;7an ccn I-c S'c_sil I I r::inL ni (1ed nr+d criaanccd in rlic atwi}• :.re: . 7.rro.Y art' es it r,orc fu11y +vitcuse.LJ in our i•c511oriLIt to Cr'.:trl A C L :.Let ic,n t I i c Drp-.tri?nL flY+(i:, ih^i a t14ndI1'rland Sy'SLrm .15 1.0-, ,C. L5 )45. 3 ret:rra in rirt mir. is:inr, of 133.7 ccres of wet l2n.' --nd ) I u ncre. of AVVironotnt all y sensitive uplands rr.iy be fcAsi1-1)• zince. , cnlianccd, =et<tort:d within the study ores if development of the. rcr-ainir,r, 17 .3 acres of tlic, K1�t'�• area lr=•pceedt: %.'iLh Lhe five recanrr,crrdot ions ta.de on page: 20 r.rir t.t thi report, ' V,:lid•• area r L Lt:1CC: I.J��CiI.".Lt'�' tl:_L1 /.1 .) l::'�:1: i':Ilr:}1 �`::a!•lC .� L.L :�)l rt�outil a! 0,e "'Mrito Ail-, Y"ver (, irt::-t' 1 ). T11i3 Fr_-lr:nd %-es hils:,:r•ically connrctcii 1,4p Vavpart Evy toy fhr.. ::.;_.:ndorin4 5nnt a I.n:t P.ivor. . 71ic presem. .'..: land (l is 821 that reomi%S of itpprc,Xtlaal v')y .i .,t:ll% of it151 01 I C vcr J 8110t v.') , c}1 milt *e' ,urtos St (novtlwt:st ) fvon c.•ilat iS n:aw the S,r.n: :: /site fiivcr F lon, uCr:Crul fChanno T3 ir, raducLi,an in rarca. rif nc:.•ly 5 thir: r,harfr+clicaLiWO, or the Sa71i.. ATIn Pi'.'Cr -nc' ot1,er t'r;.,jri v r. ,ur::h:• Fr,d .1t•t11SC tiC.1 rim cncroatihmrn: of residc;iCial , a .,ocrcial .md i::du;,tri.Fl d•C� clr�»cn; � ir. t'},e: CX;i of 1!vr,. iYi Z:n ch. T c t:vdy zvrcc hzr, b.,:en farr.zl1y C l:.: :i i _`d as l!tt 1 L;e 1 11 ti-e ::totc of CitliforNi:. %rout zc ic:!,c 1971 (:edcv.,ch 11;60; 1:rt)G►:L1.. '1 . of Hisornrlr:) Pnen 1n 1,1-C' ntu2v OUT r.t.Ud" r`reoa tai,sist:: of 010St[ r.r.,: cnt i r.! ?y non -dcvel op -' P:.rC.0 IS e:i :(!ii n Lh Coast; 1 2ane t►ouadary of t1,:.• Ci ' _.• a: l;uniinrzon i;cech l,ovdcrce L•y raei it t,,nA,&t 1 hN.Zy , f; .. f fYCI') t}:t rnf,:�� :.n� T'ivc r Cn� L1ic: t %e't• CrunZV 1'1 d at'ly roja C'i 1RfiC1 . /.[9JtC1on$11)', I-lie :.Uri)• d:r':.' lr:tl l;rl:•; T.l!%t t.:'CZ� �00-. .�:'C C, t:j' t1;t: rivor Control channel , NCvIand �izCCt aryl tha. }*L:t.•1 � 1t)' 2:T+:: &call area (5.0 eel-CS) ZCnPTaY1;' wLnL of beach Loulc:'ard (Firtire k ) . uf.nri C97CfU3 cetnsidl:ratioi v! hi !;tn.-;c iA LIW Stuey :rL;l'1, A•i:: 1,.:1'L Criri:) uCit6 17.7 trcrrs i"cul a; cIy ad_j�e�nt La :'�), \ crc tlistocic.rl l }' uNlaltd in t}tc• for„1 or erastsl de;nes and that tht: rcm--inin- 11r9.9 ecrer, Of L1te 1G7 .6 icrc stmiy ;,rt,, .•:rc hiaterrir wetlands (Fiturc 1 , 7r,Llc ) 3. Of these• historic 4'cti .1nds , �* . Z i!rr•cc }tavv b n to Strcrely, der,radvd tIInL they na loftier function ws t~vL 1 andr, , hvt 71 . 9 of ' k k ��..�._.r�.�._..__.-....�.._.»....�_-�.. �•...a,_......_...�..._�_ ...�I � �... ��I, •y j ._.. ..... ..,_,.. i , w ram• 'a•�+ \� •+-a L I ��+.w�'.•... +••�5.1..•..`. {_.�...-.i`a._._��-.-._.•.._...r. •{..._.J`•.�^'.nr��- _J.._... ..tom.+�.�_-.� L a �`• i 4-0 � •:+,�� : . " ��_ -.. - ` _ •'J>:,' � fib• n,u•�n �. ;_•� ��': v � ��. :(,�.•.:•�� .� -- 'fir° . •.-� _ i� ,,• •f�. �'� �� • , . • .. ' �..` 1: .. w_ `yam` a:; ..( . - \.�� ,'' ''a.~ �, •.``' 4 • . , -•.•mow.-�ii - /.,•��' v,�1..G`i."S�' � r. 1.!' ,•� / lop - - - -- - -Y.=-= -__ - '_.�-ram'--•t" _ tAlLZ sa F histario v Hands cnd uplen-Is v-ithin tn* tnrt rac •4�-ctlands, - City fl`- Sflvs-h^_rn L7^n jtllntington +,II i f0rr.lit Unss C^I i fe r1 r. Th rre ;:: ire mac. r c!ncl! rt►i R I. TTistcrie . ctlnnr!s (acres{ ' A. Won-l4e�I'ti'1 i�';: i-C` Y1Z105 c B. Dc;rad^.%d Litt vir!bly fullcticllil:' 'e tinntiS.. 1 . Pro`'lOin; docu-!crated _ 3 1, , 2 11,t?sit�,. vall!e r? h•f`t,1i111it•'�SSL�: � a.t.�(� av III ;10; yet 15.2 14 . .i C . ir4oi{C 1�CL ► f:7f�$ a17 as we t1 E.ndr, i. 2. Not rvcstc}raulc _. ? c - Si: Antal i1. r: 4.6 f ' . " .0 3.9 35 . 2 Historic +etivnd Total t : 26 . 1 j• �� . ' Il. Historic ti pin1u; %r.CiCs'i L - •- 0 . 2 - ter! - J X ,w t1►e3c Acres arc rc tnrablc frm .s biologit.'r;. and tctchnical -stand,-,pint uhilc 13. 3 , ervs are not . W cheso 21. 9 acrc.t , 2 .9 ar:res i=ediatoly upr.'o:,st (northwest ) fro-.,,I the intereettion of Brookilu-trt Street :rr.d PCN are. now imparL.'Itrt cj uploads and s'hw,ld tv conaidt:rcd environatcnLally r,erreitive pur.auJrlt: to Co�.;Lal Act SeCO.On 3020. Yhi.% upland is dominated F,y toldcnwced, Ila;,lo ,np��s v��rlutu�. Althou::!, these 2. 9 acres are 'readily restorable at wetlands, thoir contribucion to tha aver,ll ccccy.+:cn in tr.r::s of habitat diversity, their hirh quality, .serf rheir i lozw- t ion leads us ; c a hey �;otlld 2 rrz advant • 'you. �d. s;:d o b 1 it..., Lh C G � t} ems;. ..1,;. 1�• �:,�r.t ain� r:anr:zc� for their uplznd vr.lucs. 'r'n•: rz._Ainin; 19.0 :.cres of rc formo.r I q•c: 3zr:W'� arc ecsc:;t _.'ll, devoi<: .of aL values for -wi!d1rI and, coa:;i :� p:in ify nc :ill_ , scrcped or hit,h!v di.r-:rrbL-6 ar•'-.as . L,�ttly , 13.3 r:t:r:. Of �1Lf:C .'1C L',:Clcl:e'. ara rGr feasiNy ri-!:z o:' ible t:J vi-Lue C:i Ch it zdjcacr.c,. to zc : vC i deve:t:,ti-L:,t , tie r,_Cnitllde o` fill deposition, zndjor tl •_ tr site And share. :hccc arci.d dry not- ve-c: zcf.t b, tez1and 5pc': ic:r r.P. do Oil :y �Y'��' :J�` Slr',;i1 :1G.1fi� 11jUiCVL VC1l:: ( ,}r wi s l .' aj 1*1 Cure 2f. T're rrt-t fit ott- Thrrt• pr0xcnt ip ra•is. 11r. . 7 • a c r a x of v i Q h 1 fur.ct iani n vr;t l-vnds in ncc st,-id area . Where we-61ar:tli r,rc non-tidal in nature, They, are primarily a combiostion of %V:41Latcd and non—venctued --e: and f 1. , , • r s: .. ' • ,.T r. and rrarri.c.� w,., iou� lrolint�y t'sEirakr . .ro+iwhra plant species include picklewet'd (5:1 icorni a vi rp.ini a), alkali heath �l`:rh:�nnia r.randifnii.,w) and salt ;,c'.s_, (hist: ithli :, .lPicat .l) -In *:ale marsh .U-01. ; Rpiwl tus;h (JudCM. .ic:,eus ) and bulrush (Sc ; ,-put %pp. ) in brzc.::iuh v;tter narsh r too 111i 1•• _ ter; {. •1' / � �� I•rl � Aid el 1 • •� .� 1 {v, 0. � • • 1,,1•� j1,11 •. If V� % f ej 116 LU •`�,.' ~' '•\,'. .{�,t .. ,!t;{ Ir.�,-ref .. VI is ``��'�'.i'• '' / 1 11 11,``�,, •�.') i '� •f CV IJ lu �-� ;/',\ I�.1 1 �r 11' �•�. ter', , f' �' / �� .e _X /fir' rr ,A A ? 1 `, .l'\1�1f/ 1• / •, ( �' �,,• .•;,� 1, 1. . ' . It LA LA ` E l ' �1�1-iH-.',f� �.,r•'1` 1 i��Il!1 �A'� r � '�' I %3 T'S • *\ l 1. •• 10•iy \• , •1'•j� l,•\ '.I� ,1 11 %,`,• l w r� V ly ( 1 i�u 'y+�'+,� a !lIIIIr11,(((__"�r�"•-•._I fit. „/�!1 Rr••.�� 1, ,, •'�/I, Ise 1h,rp lu to V •w, • y � '• 1• r.�IR1 �+ : ±w'r`4 l"t'•7 �'',`f�. rit \'�` �S -,oe3l r,-•j• •f Irk-`,!• .� �'r � •1 `� � `'� ,,,, ��, rm jj vv „•1 l,'.'�'r•,�:.1' ', � `1• p•P, + '• � •',: *�, of =e •, }~ ..�-.••r.. •_ is , e. i % �. ,!-`.•'�\1 •• �r .1 X k' •v ;t 1•. r; .... I. ;�, r I�'II •' ,1t 1' .r Q �� GF �• )J 1 1 �,/ • "� ''11;�1..�J, � .. � .r' •1' '• .. r, ', � .• �• it ;� ri to • i . I • 1. ♦ !I 1��1 I r i 1, I'• '� •�� J-+1{ �''_�'•1�y,• its' ,� p� :'�' `I ';1'` Cr' ,M�i�' �::.•� .�.. • J'/ .r•1' 1', •IJ• "'.1�"'r'rl �;'�I.Itr•t •r ,l,' ,,• r• r .1' •1 .�1'..rrr, . '7•NI�r s • , arras; and cattail (T vPh•; cpp. ) in fratAiwatcr mar:,h m-ens. Salic:orr.ia virr.inia an gbligate hydraphytet, is clearly the predominant plant apecics in the m udy area . Crxsvo:s vrtIand plant xpacies present are listed in Appendix 1 ind in Soule ( 19W'O) . FaoVt&QtatcJ flats (salt flats) are wet land areas which, because of their lower Flavat ion, r.u.b ic water level . (iuc;uation thm are vege:Acedjec narshits. This factor, in ca binnt{on with hir,1% concentrations of talc in the substrate of these areas , :crvcs to sevcrely rgstritc the Crrwch of routed it/dra- phytc.a. trans shrialp,• anphipod, , ar.6 ostraccndu are prog-rht L'n many salt flat tens . Add itioaaIly, aquwric in:.•ects .'Ire friun:i seasanaiiy i,r, 4hese sale flzt Atrc;s , tu:ace , collected and/or ob!-crve.•d irl t`:es„ salt flat ercoo. yacludc Notoneccidne),. water sC,".ver:Cer becrl.es (Corixizz ) , mosquito t�'•1�e (Cv1iciJz,:), :nd r.�1. f•lics -.) -•: ae �`'��1Ir•Jr idAr.-) , Thi; invent:b.ate p0ptlI anon 61 the subject v-et l,r:nd A,-C,a' is c iL'her d i rcat iy or j > n.irec.tly wcasonal al , - blvoos in the aal,t. fl..c ::yeas . lbev- bin��cI- a_r_, in turn, dc;�r.:�rel�t upoo shc, sAa.s,onol, wzA.c.r. t'.r,; i:I=. as well a quLrirnt: c 'k!,:cI1 are 11roduced in v.C.g?t:ttcd Tile invertebr.'ICC pmpvlat.ion provides o for.•lgc. bac,� fo:• an, absindim: jkrd d,i--arse, Complement Or, vetlsnd:-Drion.ed, bird; sprrtics. At. lecst. 03 Died species hu-ve biters o5:=crved in the WhUngton De,arlt Wat.l.istds (Appendix 2) ., Of- Ehe 61; spcc.ics , S3' sj,ecics are %%-t 4@nd-.jssociaL,ed: birds._ Included; alstanC talc, specr.ex known to o-,. ur in the stmey Sre3. ace• tire. fedsaraIIX 4.W-1 ira:c-1 isrpd cadarrxerad Cal ifurr�ia 1e;..0 re.•rn anJ thi, s=a�t-discs•d.• etndanCcrr..el. Del dint's: savannah spirrov. Bird eansuaa;s conduct(-J Dy t o?Atgneft personnel and others indicate that of. the ) 1;5.7, ,icrr! of ex ist is-C W_Rtlpnd is thC' study orra 113,7• of.• these ,acres (992) provide. cither hiCh or od�r�•ta habi c ac, values. for vez!end-acxoc i:it cd birds. . i y clra 11.1 acres of historic upland, 8.7 acres ad j accnt to FC11 and downzoasc i (pogrally southeast ) f rory the poorer plant are crmpoccd of coa tnl dune habitat , L.Itlow thickets and transition ve;cc,atian, and arc cr.vironmew ally sensitive } porsoant :o Cowal Act Sections 30107. 5 and 301,A0. These 8. 7 acres provide desirable habitat diversity to the avccall sLwd:; zcc.u, and constitute eppro:cinatel/ 33% of all remaining coasr.al c'unc habitat in northern pranCc County (the reeaining ravMhly 651 beitrd located pr'iwari:y in the Dol .-;a Chico Ecuingical 5ese ve) (See D C • I 15S2) . The 4 acre* c. li•isco:is upland located upcoast ( ;,;_neral ly n.orchwest ) ::arl tte pCti cr plant art' 117-. cnvi fo,iracntal?y Sen5iLiV nor do they o;,c.-rntt: .5 bufir. -; to th- ►-e land systwa lt+ cnusc they r.:,:.st pri;-ari ly 1'C!i .knd ccc ive da-velopmenE suc1, as Cite po..,cr plant any, hu, DI`f:nl icn of -nd C-it,:r! n for 1 Wetlonds ar-- CelInA in !;C:Lion 30121 of th.: as follovs: "Lands withir. ",,c coaatml zor.:, whit:' may be covered p<•rio:+ically tr perocnently with ahailaw w,2ter and include salt,-ar.cr narOics , fre:hwater mafshas , open or clo-wC bvackish vaco:r ir.;arshes , s•.:amps , raudflats , an.1 fees ." We consider the Coastal Act definition of "wietlandz" to be tonpatible *:ich ttie U .r Fish aid wiwi;fe Service botlanj Claysificatioo Systen an.) wetland termitic-m. IM latter defir+ician and cla;s ficaticri system hs•:^ the advnnr4ee o; heir;; e+are, seedily uRaiole in field analysis becaut,c the zystc a is both hierarchical and ' dithotozovs in nature, and because the sawn sr.t of biological �tind physical c:itcria 1 7A 9wi �ni rr� •,,�j.r, L 'iP I ' . � S • >(9 C01%sxstently applied. We concur with the interface bwcvccn chc Coastal Act "vetlAed" delinitIon and Cho USFIIS dafinition as discussed is Ap,pari6x p of the '°STALeWLde Interpretative Guidelines for tle.t 1 ands and Other Cnviratimencal ly paarsiti.►a 11mbitot Arcess" (aslnjbtcd by the Cali(orni.a Cusstal Co=ission+ rebroary 4a 198j ) . " fit U. S. Fish acid liildl i;c Scrvice definition is as follows : lkletlands are lands transitional bet%sccn tcr:est::al end. aqualtir. syst.!= uhcrc tlse v.7tr, r table is usuilly at o; ni!nr the surface or the ling is covercd b1 • I stisellG'� watc:. For purpo cs of this G1�351 � 1C": LC�[ly '.-aclands must. havt one or V rt ;�f tt:e fallmling th:•.a attributcs : (1 ) at least flat. l.znd I supports prcult;iinnn•Llv iay.�i Opel t �?+ ► r ` 1 n y c,. _`i� s��b�; ray is pr..c10i.alrl�tl;• undrair•ct'. hydrl.c :oil ; (3) tl:c substrat: is na:,cail any is saoirated a'icn wt.re:' or cuvcred by shall~:+ venter at som_ circa_ Ju,'ir,�� th.: &rowing acacom of each wc. lands As de f i:1cJ hire incl uda I.m is Lhat are identified vrsde r oshcr cattao:ics is% so"v: 1.nd—ust el nss i (itat ions, Fir eY.rImple, .-at -)nda and faveni :nds are ia; necassarily c:ticluDive . Many .srcos that wz define as watlandw are rarmcc during dry pr.riods , but if Lhey are not tilled or planted to crap+, 3 Practice tha" dcctrays the n:.tursl :r-etation , they Sril: support hydcnpbytes. .'E I' �I � r �r • a � • lz- Drained hydric agile char .cc npu incapable n! supporting 1lydroplrv►�i because ef, a change in vatet regime ore not carisir!crcJ wetlands by our definition, 1hete drained hydrit soi 1 s furnish Ai 1vatuablC , recgrc) Of l�istarx �,r.vstt.lands..�.�s volt as an indication of avear, this may, he. cuitable , far rc torat,iotn.. . The upland, limit , of %:et i.ru lb dciignated as (1 ) the bay►r.dtfry between land with predac,:.nant y hy:rbptlytic: cover and t -•nd with predominantly mozophytic Or i %arophytir cover; (2) the b:_•.1 .oil that i. �rc�ou�in3:�r. ly hydri ► znd soil th;: iz prl.duninanzly nonhydric ; or (3) i1% the case of wetlands %Athout vcp,atiition or soil , the boundary batc eun Icnd tit.3c is floodcd or CAtUr.al:c%l zomc k:7z C?,_;i jr.a:• G::J land zilc%z is 110C " (CSOWardin et_ el , For rcz;.unn ifl:'u! in; its rcicritifi; ai1,! field tctc,`Ul mitur• , I:C have 1 used tar- Fi0i end 1,iidlif,: Service ccfin:tir. n and s,••sEum in the: prep,!rat.ton of our mi.ip. Vic rmp " f: Eurv,. 2) i . t11C an.'7ie az th-_, reap prepared fa: our initial rcfart "An /..sessrj=nc of 1;ctl.:nd Pvzources Wichin the C:l-y of Huritingtoo L'^.+c) C_tween hcaeh Boulevard , and tllc Santa 1n.1 I:ivcc" (l:adevich IM; App,:nd ix 3). This mal+ wza prepercd by cartfsI a:ialy: is aE arri.il photol,rapht , and extentive on-site 7nvcLLi,atioa. In ow7 Initi.il %a orl: , ST utiliaed the appropriate USOOIS wetland iclaxsificocizn coda as an elemen_ of each ' 1 def ini: inn for the various .:ct lanJ typ,::. d:ti ncd. The tcr.ninology and of votlands applied in our initial report -Coastal Salcw,-.r0i, Coastal t,altf.ut , Fresh1ltrickish hater `;tr;h- rcna;r1 the, Zamo it1 this. rcnor� for case of intrrQrctation, Clarity ood conci :tertcy. It sltou)d b-- ncotcd thac rcpresrntatiVCa r a , ..M& r. r 4 I M I of this Los AnCcles pistriCE Corps Office, the JSFOS ficld of;ice in lsguaa llit;ucl , lha V3FN3 Ugi:daal llaadquarters in Port land; California Coascal Camaissian staf fa �MI ' epd th-` Depansent of Fish and Game unanimously ngrecd that the definitions applied to a„r initial roport were compatible --•ith the vzrious vct land definitions and elassificaCion systeas utilized by t1•e;c aCencics. This unaninity was repre3cated � ' st several saeetings betwaen the agencies and liuntinrton beach.Planninr, Dr:%artinenr staff and City Council mer.,htgz. *these we,. Isnd types a.s defined by the l:ozstal ,%ct and the U.S . Fish mild Nildliil service, a:C distin4uishcd as (U1101js: Coastn: Sal: Mzrnh — A wet lend , ,reviuu.:iy defined , cxhit is ink a ,.,, iC: aiir; sali:--ty raz _t: which tlai.i,Cai'S veleceL' ton C'.ieractcriscic of an cstunrine s�-ctcra, . For tl,c purposes of thin rcperc , the "coastal s,,lt r2nrsh" do;irnarion include; arcs v±iith are at least 30 : Veret:,crd end whezc inl; harsh indicacor 1,:,1:%tS P:ed;:11zatc. Salt marsh ;ndiczcor pinnt spccicr include fricl;lc�,cEd(Sil�itnrnia virFinica and S. a�iitrrminr.l i r) ,.�l;:al i hcaCti (i'i ,n�•.cnia ; r::n� i ial i a; , s;! tf;rass Wst ichl is st+icara) and achcr:; (EM,:1:;3 dhd) .* to— a-tat Salt F1+tt — A. WatlanJ M. as previously defiricd, rncerc vcl;rt.ltiryn t: lccl%joU. �,i;.• 1p� coveFate) ani soils are f+oorly drvclopcd as .j result of frequent at t*latiwely drastic sur#ace w.i_er fluctwuio. and/nr hi-h co,ncentratia:r; of c44s ill ,.. ' Ak va,et at substrate (E=:'i.3:.113 dhi;)'. ` *PSFW3 classification srstcti ii a • l 1.i�,r��.1iY•,,.,1.u,, .,, , . r 14 'y a.. r, �yyy „d`Ti rl'i r7, a VM'J �ii.p s M yr �. • r, w= now • � � it rresl•,/}1r.trki'0 Vater Hmvr-h•- A u%:tlnnd, as previously dv incd , exhibiting a w,itar WeSime OLch maintains wrgetatian which is typically adapted to fresh er brackish %rater conditions. For the purpa4cs of this report, the fresh/brackirh water marsh 1 1esirmacion includes areas whicl: are at least 302 vcacc amJ and where fresh/brackish warcr plants prcdominatr. Frrstt/brackish waEur marsh indicator jo)ant species include spiny rush Ouncus acutus) , sedCe (Cvpc.z-us ssp . ), bul:u::hcs (So4rpus ssp. ) , cattails (Tvoha ssp. ) and others . ('rl/1:2k1-tiv.'.(Y.vn(<2/3+dh)* We again iwfcr to t`rr Coan-tor1 Act wetland d=rfinition: "Lands within the Caost.cl fiAane -.-Mich raay 1_ covered periodira'. ly or nermancntly zi01 shal .'Lne water and N-elude saltwater oarz!:es , freshw..tc:- marstics , open and closed tr2ckish water eass:cs, s1 ramps , vudii rs and il`rl'+. " Clearly, vetlan0s classtfier • in rh _s rcport *:.d on the accorrpanyir- r-np as "cras_al Walt Marsh" Ond ".r-.q5h/►bvaC1:i,,ti era,-cr vxorrrh" are wctland-s by cv.pl irit inclusion irl t'ie: Coaszal ;.cc def knit inn . Co.ascal Salt Flan" r!asi&n--.ccd in this. :-eparc and on the :Ccorlpany;r:g I elect perio4ically invrdatcd and saturated on a sca.unal 1,aris and are, therefore , alksa wetlands by Coastal Act definition. Additionally, it is reasonable ro emv4v4e that Vtriodirrity, av it is referred to 411 Coastc,l r';ei Scctic►n 30121 ravim,; often enough to support a dominance of pirant specie. adapted to, or tolerant of 100"vtion, and often enough to largely preclude the grnu;h of plzntz Wlrich are no: '"701I'{ 60 adapted. All areas des i;,wated as w-a l ands in this rwlport And on the -MsCOmpir,y}na crop txh;bie at,�lotscnlly doninant plan: spcc►cs ,6-hich .ire both t0lorsat of and dapenderic upon per•iodie inundation or sub.tratc catu:.Ztiaiti . iy furls elacsif icat iol+ systm: i t, 4, 4MM6 M. low �r i Y rhrvn in solid black on Figure x w-:re referred to as •riparinn i-n nature in F &Ur Latital repart (Radavich 1980) due ';o outcroppinr,s of willows u4nich occur in th;s -ores (Cenarally immgdiacely adjacent to PCH). As has bccn previara:y '. discussed. these areas are more proper-ly refe:rree t.o a* raAstal dvne habitat . A"Cber alteration to .our initial„asap involwes.,the Aas.t uf,.4.,3 acren �`+ali"e-c istal ssIt wak sh #d jatant 10 snd V =^=st (Zonrra 1 llr.,a•Cx.t F�roea .l2eulAnd;.$t.F.e ..are ,: ats)fin, • gees the flood control channel (Mi 113 a..and ',end•i,'a,t tr. CtirapAn)r 'p+rope rt y3:'it-.This % area VAS McEally fi !lod and srroped in 1961 by unktii.-wn persons le,avinE cnly 6 .3 r,cros of wetland vegetrtion remaining and is depicted in Fi;;ure 2 and ':able 1 . to Jul)-, 1982, the remainin- E. 3 acres were bullt'lozed end eiscrd by the landwincr, car1rcly eliuinatin- wctlznd vaCcLation an this •10-acr.- par•:ci . This late: sccivi y resulted in ti-c Coae.tnl Cor,-nis:':.on iniLintin; nn enfore.,zot it :ccicon , cnd Oin marLci' is presently involved in 1 iti-ntics. For this reason , and bocsusc of at least 6. 3 rcres by �rrtlzjid vel;ctatiwi and/or p-_rindic inundaLion is likely, the G_•pzrtmcn: thzt these 8 .3 .ieres s` oUld b; mapped ar.r-' trt i.atcd as Wetlands In tniu rtport . The 18Lt :ii - lificant -Iter.itioo of Qa'i initia , vip involves rcu,h)y 3 , 75 c.vcs of res_orrb;c fornc•f vr:clands ir:.J nitd 0. 25 arres of coastal salt *erslh VIMC11 Vere laC.ULCJ 1-2tween Ole rotJrl• e1`.rd dump and the liEli'. A., indus:r1al use inlanJ from the flood control channel . There .vppto ie+atcly 14 .0 *ere$ bare Callverted to liEht irrdusr riisl use. . Used on the dAiniticn and dictusrim nbsvc, the Wparta:::nF fin:,s thzz tlierc core acres of wetland, 33.2 acres of frrmer v_cland which have bccn so severely dttaakd tha's they no lonr.or funs= ion :.s wct lain:, Aral 12.7 aci:cs of l: iscoric u;ol ieid tin o.c>• 101.4 acrt study area ( FiL4rc 2 end T.ible 1 ) . v:� •ya. :,liitii�Sib•�.:cbri,_,Y s:b1.:a.......,..r. _.. _ 1 41, prcaisatioR of tle�ridcd w'acltt,�ds , "~� ct on 301 11 o the Luascal Act nor the U. S. 1`ish and 1'iildlife Service�� i x f J•S;l*nd Classification System define or discuss "degraded wet).ands." llo tver , P .0 gggt ion 902]'(a)(3) recoCniscs the cr.istence of such area:., sod states that these areas shall be identified by the bcpactmenc of eirn ■na 6aac. Iu►ZiiaciC in this Y l p#rsdtte is, that the Dep4rtmonf rwuct d4 f i.++c "r,t;;; do wetlands" since unde l;.ned areas cannot ba identified, ,Ate yard ,"stgrade" lra• st:'icral 4efinitions . Sent,. tf these defiai= ions cr•e cZtre_ely nar,'.itivc and , :herefotc, i,n.e;cnu:r.c to t.hi.s. Ile,arLcier.t: to c.op.1z— &Ue the si -ni ! i ,r.mr-t v+ lel i !c -:.licit ex---t in n:nv "ec^r avid 4•C� lnifd�i. " T"-2creforc fr.-,� the Vsrious we linvc conc; uJ:d th:t the ' Fe11o,a►t+& d::initi:,n of the tct'r. ' J;:;,r.iCcd uc: lend" i:c -as ccolc;icz117• acc;--rc: 2 : I dr#iwiti�n as is p�ss:b:c: . I'ex—raded bctlznd A wetland uhich he-1 been jlcav_d by ozn th~:,u3h irt�.:irm�r.t of s physical pro;rCsCy and in waice+ t.h_ altcrctiaa hj--- resulted in c redaction elf bialcgital in tiros of species divvrsity of ueelanc•- saaacLacce species alr:ch prtv1,au11: eXi $L J in the ►:ctltnd area. Jk y, We 00141sti:.t that this d^rink ion is to he rPplic: en, y u',ten the .tit testio., :s Atdoce4 by cat-., And is nt+t me.-Inc to ai•7;y to natural succcssia:+ from a cr;,+,tr:. to spto simplified wet land comAuni t y. r rM. 1 l 1L � I��rdi y, r •!r As hsa 1000A previously discussed, M.9 acres in tuv st►sdr area (9y21) were hisreriealty vat lard. This histori. wst land Area was tidal in not ur•:. These WVt1a*t1As were once populated by a highly diverse compliment of organises visi.ch Iths'biteO a diverse asaemblate of ecological cornunit lest sianrlar to those present: IA@Aa.i,n the wetlands of- Anaheim gay, bolsa Chics and Upper Newport• Wiy. Today, ouilstin$ votlands in the study area are •osstc.-ItiAlly non-tidal in nature. Fish , w3illwses, and other smartie -,arid estuarine artanisms have beers larrcly eliminaccd . 'sue 114 .7 ccrea or existi or, vet land i.3 p un%llnt^d b, a ies3 ca^rplcx g�raup o: a-zv lisps 0•:r that which previously cx-fl:c• duc to the impairmr..n' cC Cidsl and i (r_cshw:tcr fl-v by eunstrur.t. ion of d1,-,n5 znd PCII (:n the sr.udy Liven) . We find th.,,t C%:roc ! I • 7 .:eras of wctlands are acLr:ded. �:tii� ae; r=�::•. ucCl:nds is nor t::cr^t to i;.<<ly rhat nccsr. Vet] rndi do not provi(':e i-ni f icarit wildlife valuc;; nr-Ir Chnt thr.•y arf no: hir` l -, r1-0J60TI 1VJ . 111 •JCI: , trc :.:S:1fi� tI1C C►�iC rroductive tiatuzal 'flee.: com unitirs an e:trLh . Alcslalt;h loave no, cc.ne4ictcd e•atenF, ive orn::sure,r_nts of prods-ctivity in the study area , prelininar, C.1% lo-zted by Department Farsonncl in 1979 ir.dicatud a net annual proeucr ivity on ` C'•i order of i5O0 -L.. dry ut/o21vl. in the pick lc:+eeJ-dcrnin.ced salt w,1rsh of tl.c %twdy Brea. 1,e emph:�size that this f ietire is nor re f in i t ive dot to the cursory 04ture of the ttudy. 110vaver, this 11t;ukv is tonpat ible Vith the findings of other vttland Ccple�,ist.s on the west Coast . In Ccnsral , Sal ico aia-rnminatcd hiCh sal : -.-.• - — srarsh in restricted ar non—tidal vc-Elands exhiaits a otan ann:iai pt•be!urt ivity of LeWeen 10011 and 2501) g. a:y WtIn�/yr (titers 1930) deptndirC +,pon the rrc=hod o•` CAlculration used. w11�4 h , Y r 1p Sdditkon to the face that the subject wetlands opl,ear to exhibit hith *radueti1tzty6 the Dep*Xtmentt has documInted )rich and modcrate habitat values for %Mt1cn4-assorristed bitrdv on 111.9 (99) of the 114 .r rcrlcr of deiradc4 wetlands, Ohs etstbodelety involved ivi Chia (indite consisted of trti lixirig data accutaulMt:td ' tlkrough field survey by perso-•tit-. and ovic . eaurcdL (Soule , 100; Cal Irrofig. undated; City of Huntintton Ut.zch Fin:+l 1'1ti 77 -9 ; Mxwsvy, 19V; fi+as �'cy, 1077) ts evalu,4re degraded wkclan:+ :.n tt:ter: of np_c:es richnerssi diver!, ity for birds. these, degraded wcc l;nds .presencly pravidc. signtficwnt, value to r:et�and—a .soc ;bccd girds; trd in t4r-as of anni.,al nee 1produet ivity appear to be hirhly produce ive , 0,1^ fines 0616t: thr.sr 41egradad waElpnds are noc •.0 severely dL•,"radc , ti;az Llil :ci Ve!: . ar ; iun i t fu cb a~C >rer•toratiwi of t'rcland; c+i;tiir, Ott' atudJ Arm M.storacion -tM enhanc^mck r,c..:,t+7c5 in thL .,.v�y r.rc:. would involve tidal influence to the area . "I"Oe m_rho6uloCy WoulcI l; to lilac, CA"vent t'n scicctivc Water rGntr.71 st.ructures (flop 4atcs, slip:: 61ces or flashboard xib•�: s � etc. ) Letumen the vet laird arcs zlod tic ►, idal l y—i n f luvr,ced f lc-A control ch a:r*rc1 vh1ch runs tho tall length of the Study jrt. . Minmr ia,ruveracists c,o �lrrii:•.a:t r levers and minor eh,+nncl cxtavation► , Lo impra.;, unc ,r circc- I.:l ion in Lim rest orrr area, VOuld Jesirabl•! and necessnty in roo-: areas , 1t now icvev cf nine. height Pay !�e receded ro pr(,t ect the 11"d eorn4 t of the Flub i ?c tictr:c F:.rk if co-rt rol ', cd • tillal Vsters are allowed into the acii.�crr�; arc. , 1�n/ •1L! �� .mil.. .. .-��.�. .-. . ,- ., . ..�--.. .. ,• .�.T�. S' ir.l 1 r M � ,,,• C"41Ms,tv2 *VU11nete of the fetasibtlity of e,sta>bliallinc ti4ai influetste;e to tilt: study } ;., �it04 was eiammstifatetd on the Ifi -sere parcel between 5rookie++rat $tract and tt:a Santa within sir. months s(trr this Oran vas exposed to tidal action, M larte wt ' • *04 surpVIa(wall► diverse complement of fiab and invertelbrttas reeoloni xed this oroc`. The California least terze lad rxr.enaively on roraj:e fish such as &%oagojtetfiah (Cambusin affinis) snd topmalt (Atherinnps affinis) . Other fish callacerd fron the sits included: California killifish (Fundulus aPiane:e), rvir�ara■w r Ot.athern set,alpin ftetrtacottus srantw'.$), loop.`1:6 sudsucker (Cillichtl.v-t nirabialiA . • yellawlift &0by (:lcarithor.9bius flavi-n-oinus) arraw Zoby (C1evefandio ic+t ) : kelp ba.s ��MYrI� ; e:lachrara+�), barred candbase. (i+�!;bta nrh r) ; Californin lialiLut 'i . 0'es+1 ichtil s ralifornic:es); Opalcyc (C'irella ni,riran ) and j.hiner rurflierch rwr�r rWi .i ■ir ww•rr�� awaw.w+..arwa. wa..•+r�u.r.a CC o� ;a AO(Or a ra .stn). lnvertcl� .at��"s ..nc lud•_d ghost shrinp (Cal l i cnsz ori � �WM. inr� r � Coroit6i ), escnit,: e:l� r lTrclr�i i =ous.) , 1:tr1a cfiE car�:las j :.c81r1 r•nroau- z 'bstriaton), bar mussels (:�;;t i l�s ram) , bcnr—nosed clad n3auta)e' ccr-1.aw littleneck clam (Pre-va1ha_a r:minca), sr;i, c! sho:•c crab Cr'•1C11vF,rA.P.4iC r ass1vCR) andCrah of thel;Cf'1siS Can[car . /►4c1L: 1Gf1a1ly/� i:1:L ;!cc,-: Sias a veluabiR FeedanW ark restiei- s rp, for zrore:birds need vacerfo:rl . iteatabl ishment of tidal • flushieg to' ot-hcr areas ChrouDb installation of culver'. c b*tw an the flood conc rol eh:nnot .ind wee l and arnav to he rcat o:ed, Would rc yul t it, rapid oolofstut ion by tar. Above vent ione:d apck ivs and Others rs w_) 1 . Care must Iv etxer► ;sad durino o'he cvafr►t io.n of :ucl: A rest ar•)L iaw pl:.n to Mil-i!.1i:.c any nc'l;fi: i it1p3Ct; 1ep*O Lhe endangered gelding's s2vann4sh Sparrow. Thip could t•- .tocortp) i :-'md by MairttaininM a :<wCfici.:nt compleacnt of Sal i corn i a-dcMniiior-ed hij;h talc marsh. Additionally, the e:xxstirg rcic of za1t flat atc.13 in the production of foal fu-- A 4 •k• 41WAk M WaCsroosseclated bird$ shoisill be maintained. That to to ear that sawn 614e948417 � d vetlaois should I* or created. ' e partie+u of the study air ;a (3.f/ at. ) wart ,of Sasch ;Bou1evar4,.j .aonais4a •of eercr of frexh/treekish wet tr Ma-rah and r,'.! 'ie' res• 'e!• former wetland • rl`heil,:�e'f . t ilrr l.i surds era �ascorabla as wtttvnj%.,L a O.a-Acre pockat, of freshwatev weeland has been degraded l aoause of its reduced size. eon f iZurat ion. lecett ion t nd 4*e*mroxn co.Idit ion, In a1�4ar to of feet rrstorat ion of this vet land stieh ' that wildlife values are is+provrd; +t travld be necessary to both expand its s:ise and daerrcasc 'Ll:* ratio of vagocated to non-veratateM vetl2nd. In this rcgard, it would be highly advontazeaus to ,create nti-i-vegrtatcd open-voter a:ca of rourhly a 4-foot JePth Talc 4-foot dapth wmuld be rdequa,.e to 1arg,:ly pre ludo invasion by c4ttalls. Lsstlyy the volitland ir, this area should b f�;:yct•w. I :phis freshwater vc: land could frasibly be restored to 2.2 sc (0.06,2c of 01.1 st ir.1; vvtland nrtd 1 .4 ae of •rcrsarzblc f.istorit wotland- . However, if o:fsitc mitigat Jun is deemed naccssary for this frenhw.n.,or ;'onr;tnt , the fzol loving condit iron. must be Ceti (1) Concinkic to freshwarrt• url.an runoff from. the trai lcr ;earl: to flow to Me wttliatads di Brach Uoulevard . (2) Thu new initi-ation site should result in creativ.t of at lcnsc 2.2 zcres of vet 14 nds 'uhich i:1 prrs±:nL ly Ehe pol.ent 1 al re.;tar ai itin :.crc.iZc ons tc• .y�4 't1�':��•S r 1:[ Ajj��-TiV� ',�1 •» 1 1 ++�'yS,' t J ' �'p.! + ��'�, ! . • 1� » � ]y. 'O y q' 4 T ,F `.1� + 1, 'e 4 ' t.•. '�^• 1, ,N .+' y '� iC t, 4 �a,,�• + Y M ��f a r!, �',J1 • I a+ �� , � � Y C'\"�, •1°+ Lid ` ,• 1' I .. yl R • �1' y_�rl ..��•N� .CPS w,`� ",1, r� ,� r''1 - :. ,,� `,,:��,1!� ' A'MK �.�`''�' �`, W. .'�� ![+i•^r�iy '•F�Tr'.'�IriGi^I !';'�'C�,'�.��:, �Nt�,' i; I,'.J�t��P::Ar',� ,Y •,f� , Ip,yM.e �. , n I1;' u,i• '{ .' g�t • �•, {� to 061ft-wetlarw to Its reve"t Bond infra �:•�IIM" ior'isa, latatidn anJ typo tti.o. froshwater) Must be approved by r o M ►� . cr .f�tahtax�ng 'and t*04neinz UctlAnds the r at�abf �a r:h k vd`I xre s tursysht to Oa#*tal Act Section 30+11 (b) this Department it aothori zed to acudy 4vCr.%dtd waV!aads. Once this study it initiated, ve are required to addras.% eg4eatitlty three cftisidarations . The;a canni.derationt art discussed below. gyp ?(t . ter+ ■�+� This Coastal Act Section ie1w.ran tic Dc-partmen► to determine 0hether C1Jj'�i R•erlf,orstion efforts uoald hr. requi C-J tO restore thc- identified ecoradc4 we: - WAS. We find that major rc5tovAtiwl Cf:c+rec 'arc not required for the 11�. 9 scm of exi►stiag vatlasyd loaa south of Reacts ttoulivard. These vatlands arduld easily be eh%.incad by reeat abhi sh irg controlled t ida 1 f lush in- dw: to '' • ithaisr existtse,5 low alevat-ion. (less than 2 ft . ,MSL), their im-sediaLe adiatency to the ti4ul watcra of the fled control channel, and the demonstrated csr-c and 'effis:iency witli which this Ester may Ve •used for restorative puepo er' . With respect to the (l• S .icres of existi-ir, utcland located we-.t o: beach Souleversl, tho f1t;.artln nt hn5 loLim) ltw .usn by wetlzn,!-;�ssrscintcd' 'airJs an this p3rce1. tlowevar, we find that it still functions as a frer•h•0.1ter wrsh . � i:. 41t�tti .. 4 ORA s #! thre Ott► tat�►rely how M i�il ter war is assocto+tcd prioully vith tin mad its fs" C06WItLon. Ws vetlaod area cavld be ' i�11*0d . Iftergosirt its six* and twe ratio of open-water tt► vesot ated wM t arras. 1te liod tb't these restorative, *assures are all aLoer, and Mr tb*rrfore, too be feasibly accostplished. , 4;. sft rote that thy' study &yea affordo • traenendous opportunity for restoration �! historic wetion4s. Of the 31.2 acres of forLur wetlands located southeaa►st of ate1~ 3oul+ev.Ird, the Department finds that most of these (17.6 alums) could be r4stortd in cenjuncti►on with en`+a+n;ectanc of the existing aetlAr.d$ acne wtsul� r wt totail -a major restorative effort , w for the aboie reasons, the Depar tzent finch that 114.7 scrod of wetlane. can I-* rostored without vajor resters:1on acc ivy it iet. In rdd it i,at:, a potent L al apportutsity exists to rottore appvoxiaiately 19 -tents ( 17.4 aic. southc;ast znl 1.4 ac. vect of Beasch•P.I•M. ) o f former .jet l and,, 3. f►,:etion 30-•11 W(2 y "'he +tonsideva'tion a:.;nda:cd of thi * Department pursurnt to Coastal Act Svctinn 3041010) ,) $perk: in terms of iiinitaun am m,Aximum. it is obvious to us pleat a boat int faci lily sari be of surf iciest )y s.-ta. l ; i Yc •th;tt a irafttored wet Itind area meeting the mininutn 759 area requiremon'. of Sectiott 2.0411 (4)(I) eiar h,: Saint!incd as a highly p, 'a:t i-' : %"etland in cci junction with such a p;oiC. * . Uotwith,tanding this fit►tiin_-, tltc Vep:irtopen: beIie')C t114t a boat ;,, Cie 11ir,, is not a feasible, use wit;► ir, 0ic stud; arc.v , end l,oati,ng ficiiity it �It •"''yr }�j l I�r t� fi r r r y!� yy J t l 33 t Y Y ,,��;. J � �S' ��4 ��, I,+� "� '},!* ' o , � � � i + 'gin �� a R : •w • .1 y fl('y�' r1iAd Y 4 r' 4 .,� �� !•+,. � }'i ' ;+,�,1 rAA e,d �; n +A0. . �.8 ,'�J 'I�kSF� i,•IR?, ✓ 14i r'� +i'r�'1�•„u d(,• `�r'K�",r p,r. IY♦ 1 1;-- .,r•,' e ��a. .�` M1• rt, '4•Y..•R'.. y4t:�. l . :��,. N * taXaX �sestl�inC OWS Of enleenc1118 Or rerstor(ax the r1roxietty to th* flood control channel nn+d the apparent air tb �rh ew tk* may be r4st ored. „� ' „ � M d000t to. coastal Act Section 3b41l(e)(3)v the pepncta*nt is coquired to 46to"I" bo" tt*turstine+ sad enhanccuent of dogr Aded wbt lands can host a ( ly be sct lo*td. The term "fcasiblee" is defined in Coastal Ut Section a iri Copabla Of bein& jcc0rspli0*d in n succ�es*fu1 manner Within a its"able period c: tice t.-3;Jn2 into accounr cconarlic , envison"tAtai, caef at dad technoloritol factors, Ls £n4itate.4 proviouslyt, it is our coaelusica that .Ever_ a tecllnolozicsl• as well as eav �rq�gtoe�tol perspactitic it :s r•siUlt: to a ift ly restore .ind enhance thew --*;lands as described. In additicri, Co. ;I Act Section 3CM requires :bd ronsi4krat Lon of social and economic fzttors. Sines they anal ysi% of the . t�e"lM11ty of rectorst ion activities in degraded Wct lan:1 art%os is required of till", � Upartueeat purvuant 10 5cctiOn 30431(l )(9) , it follows 001 tl)r D&,"4TtMcnt nuat WAR feaiibilitr dsee;rminatiarns bas.:d an social an! ccc=.-,lie factors as well as eftvirowvntal and te61nical factors . 1,`?tat it aeearvt by "social fnccir5" is not precisely e1_ar co this Department , heevcrer, otter, ea•:eful cons Wera, iu,i we conclude tit-it Oil: 0:11y poccutial lY 'y♦;, � '� k r "" '�v r�r,'�i oAk ,� r' e) IYr,�a � h :' i iY -�� #� qr rJ N �r ,.P 1, �.rl rl µ,, ^ r ^�', • �'r.ZW,�' F � fi.�'' .� r `, a' i ! � •w ',b,1"rr��1c�V ; r' ` ,�)r�• +�}r�,AN MV+!;.ti�„ �(X i y1;1y,✓:w Y 1��.,, ' lrrV' {;.n r I ,. 1 •.41r . .•V IVV',j►:r��.r,�� f W J..rr•'�l' i � . rr .. ,i',. M` 1vr I M)' 1 r , q' �• • rt=4i 1 1 ` M0 ' $0 Af'fgt4r of v,*CjAal restoration in the study are* appaar to ' >.., ,,; . ,. �` �� ' prohxM�t �d aoaeYv�to pxlodtsttirp prebl��as� °,. 4; ndtderlpr the existiat potential problem of floodivgl the bepartmca: believes It colvertA wj tb sel'ict ive water control strum ores as Well as dike* wtrer Simstructed to protect the trotter park; PCt1, wherei necessary, and perhaps 309C11 •/r Sso%everC the existing thrta6 of floodinr. could ectualty b docrtased. These 1 . r Okies immid ba constructed in association with a restorstior/ proaett and would r effectively and softly increase the potential s orage capacity of water in the ovbjgct ate&. 131i~s incroated •taraSe capacirLy could involve several hut;dred lril-fost of vat+er which undor exist itvt conditions LAZht cause damaZe not only. to OV2 areas Ldeat i tied shave, but of fo to residential 4nd ca-rnarc i al uoec lac:t ed tslaaet firan the flood control ebannel. If appropriatet diking and selective vaEor control struccuros and c-j:vt is are uucd, One bepirtrsetnt flads these restoration nctivitics felssiblc tal:irZ into atr:o-int t11._ social fecters associated with flood threa c . 7he Departheat finds that flee restoration project outlined rbt-vc (whic,i itntor1wrates increased tidal r 1mali inC and the establishment of a cans i do r,b 1 y nor eoarrlV• . -t*U;l Of aaril:e aAj attu,arinn-oriented orennirn;) would offectively detreast rexduito production. The coi4pined aHuct o: incraa�cd calinitics an.f I atire constant wster rebut would altos the presence of year-round active moSquitc, rr,;dAWet (Ca II(otnia killiri ,h, tolinri •tt , Canhus in , etc. ) and 6,ouId tone to eliminate those environments wherein :;ast mosquitcov: thrive (Reynolds ,' 19333). Therefore, the Depirtas;st fir;dc that tlic' restoration act i vit ice ollc 1 i nc:J s'_�o a .w� •'. �'''f', �.5;�'��tv� it Y •1ri,' :d•'': '�Irr*�� y ;,�` ��.' � � ,r,,y��4*Y�`1: 4 �e�' as ', ,l r r �►� � I W .'IF�,MR 44; L r'r, ♦' + .+N'ta I N.r`+ I aIW 7r Ix i'r 6Y1l Y'f;p,^K a � i+' ' �, •'Yr`, r" (!W I'�.' „1 , Y•Ir �'W,r �• 11 ! . a+r 1.� yr l 51 r .. ' Ifff�IM� po Allipwr 1 �,�r, �fi• }r' AJ1}, P „� ry 'I¢P P, 1;1' ' .1 r�' + ;..�►!: 1•, r '-� ,t ' yar 1 "},A� Jv' q� r4'h 1 M . y. . , + Tn,; 1 1, "• � Y -� �1 �I� ;/ ' Y .•�h . vy K/tr 1 71 � '• T� f'r'''li Via. ., +�a4.• „p�'�r• d'..1�r�� , � r 9r 9: .` 1 ', i • ti'+,} ?i' .S�r7� . 'awls"f #71M5 nr �+ �1, 1 f' W.a. Try, !��`I 1.fr r„�� Y r • a� ' ,', i �, sscaat larrator# sasoaiatpd•vi,th mosquito 1 � stain the ormwaic fessibUtty, of ,MOtland "store: ion, -the Department concludes soseititaitY reiatae:d to eastarratfatt vould bs relartivcl inexpensive R. to s e"q%ish. #off actir(fiies coold, as previously indicated , include such minor aswr:ot;Ya fissures ass the placeneac of culverts, licked channel i rat ion, and .%M"Jen or tt+tessary peripheral dikes. Y suxna�ryr, b:sed upon the stated 'ressollso the Departoent c8trcic:des thrt the jf�lrt�teratioo .'plan outli,aod above is ,feasible as tho term feassibil .ty is dcCinred in t#sto,441, Zola$ of the Caostal Act. Its addition to daterainfng the feasibility of wetland rci.oration , Settion 30411(b)(7) requires this Departocur to dctermina if the rest feasible n- Cons of tostornloo involves a boatinZ facilities protect er Onether tlrtre are other I tearable %,ta;'s o.4 restoring wetland vsla%ias. In respoti3ing t a Coastal Act Section � 30411(L)(2), the Department has already dccernined that. a boating facilities *reject is not the rest feasible coons of cffectior. rotnoration. This is Lased opoo the Atzoast>rned essc` of rest ari nw wet 1 ands by ut i i izint chc ad j actnt 914ally—influenced flood control channel in ton,juntt ion with stlertxva water control strwctvres . Therefc+re, the follnwin& discussion shall cs:isider ocher wnn� • of restoring and ey:haAcin,, wctlaud values in the` stuJy area. 1'0twin- ul+on t;►at portion of our :study ncen Mtween fic.ich Boulevard 2116 th. Ana Mvcr, iicre are (as l,rcviou. ly indic--te:d) 17.G acrca of rec.ornbh: farizer 1 V � .r '�lr� S yC� S71 IOU ' ��, �r��•�, rr �t � ° n •,�, r,1(, , ,, w . „'r 4 t• �., �1� ,�. ', r �•� ,I•r1 fl IL h' rr• i t v• Itiv .. l�S�h:f�! wn� ►�p.;?Kt.� 1�.�; i/: .t�'ra }{fi�o�a.-�., ..r v..,.d" ,•k ,.. �{ T 7. w ✓ x "IF yip" ••,, , 'eWas loco asteviAlOw Barriromentally dawsltivs nature of the 2i4 atN-er i �' s ►lrha i ' trey i SO dtttrire to t-ateia t%. 0$2 Z.! acres as vplanO. 17.6 acres, 6.7 merar are "nod by tht State 4nd 10.9 acres aro iet private 06asrtAlp» Of tht 14.) stew of non-sensitf va, non-restorable 'property located between to"b "olevard 464 the Santa Ana Uver. 4.9 acres are in prirraie ovnersh tp artd . orrt seep owned by the state. of the 10.9 acres . of resterabla• former r vne:1a1W is privdrt.e awsarshiip,, 3.1 acra do not appear to be'Idevelopable since they or* Stattered throughout the study area, consist of small perepts, and are 1%;aerally contained within ex189i,n,1 w/atland areas. Adritionally, there is a 5.3 alive area adjacent to tfevland Street of Miieh 4.3 acres ware filled anJ scraped to Althouer theft 5.9 &ties err. no; presently wetlands, they arp nonetholeso ' easily ractora-klt as vet lands. Ca the other l sod, all 9.T acres of nori-•lens is i ve, *ors-rost'ersble prop►eryy owned by the State appears to tic developaUle and desirably mated' for 4davelopnent. because tnaset 9.7 acres front directly on pacific Cciast ftf�hvsy, nor O►fire ceasons, the Departmert rleccrsends the tollowing beans of kasibll; restating a-M enhancinb wetlands vilucs sn the area 1�-_t%ocen Beach boulevard and the sa:ta Ana e:ivrr; l�estnit and enhar.ca 113.9 acret of exist in,r. %let land . .prri fits of this resteratian cencep: were previously di.aeurtscd. ' I x. Restate the 6.7 acres of Testor.•ide forver wet hind owni:d ley the So- ate . This screate eou)d be oas ily restored as a fullet icln of On meat arat iaa plan out 1 !d prcviriu;ly. 7�< . . �,• ��t�"�• *� �• a it f �,r y,� � � +ay' . 11�1 "� ,�•,1 F' lyi' � �% t` <• 7 f � r Tyr dl. �•�l!'y.4�d �, JK r ��4 , �H�[1.�� y d J' , �sJ. d pw16 �'• 1 i'yr '�x.� .� r ,�.A M', «•; .v �ra.. «O,M �•r—^i-, +�� Y •'0 " '"� t C aM ivi:,fit��, �Yyy71 �/I„� y�, ! �;:'� r y1 1 'W yy� rR!.7 t�.t �b � ~a i"«.• � . `�', ��,' .y.�l nwvrs�«d%�y� � �•r � E ` % ��i'�, �"�" r� ' 1y:'9. „r . w Y'. r.'4. Ara 44 V,', ' � a Abe � ietta i1. vases of onviron~entally *oasitiYe epind of Wok it pfoefit10 'in State CWeership �kl y�; er�w► i � 4witaesa ake 9.7 acres of st ate-ivned, oee7808 6 kva l, ti' 1* I +M ►files MA ►ST0109 fir de•elepab! a property for all or portions of the 1001,Awrile of vettotable iero r vat1•and in pxivztc ownership. Theme.- IQ.9 auras v"t4,0 by. virtwee of the i,r;alevat lion and lsest i on, be slobst Wort less ly #*O*V*d ip C6e.1vaetion with restoration ani anlian:ement of other restorable Sled 4XI vei its W40414W fircra:•. Omit development of the 4.5 Scres. of Iron-senaltive, oon-restorable property in p>sirea>ka s+:r�t�rtl+ilr. #ht19jug focus to the portion of our study area west of hearth Doulcvrrd, there are « . 0.4. b4YCs of existing r.•etland and an additional 1.4 . acr%!s which isay. be �ca_ iIy v0stored as wetland., As hreviou-0y indicated, the De,artrteat considers oti--sitr feDtoration . Qf these 2.2 aervo to be reasibie. 1% rrvc:a=ry, estaMir:hmaht ri air up1nnd/uct land acospstaa of 176 .3 acres tansir: iw.. of 114.7 acres of woclaad and 11.6 acres of envirc+i,--i�ntally sr:rsitive upland is tarreibin. si-nee this nystcst iic Presc;lt ly rurreC iCnifl4 Vichill Ell-! Study arC2. Tt `prears that is ir. fcasibl.: to ctta61 ish in upland/vrtllod ccusycccm or c. t:ueb a: •145*3 acres in si~a consisting; ar 133 . 7 acres or wt, 1 and and 11 . 6 scres of %nr1t4-%-)tnC011y sensitive upla:id if the rive step: lisecd above arc rolloved, ThiM COur-Se of act ion would add iL ionolly rc-.:ei It in private dt-veld::at:n[ or 14. 5 .'eves _ J n,t '�� +, dr iii'k� �t�, r; 1 i n5 7'.,, �. y'; �y" I • ,Iti ' '!h q X � 'r 1,� ,y, r p• v F �,�,v� 'L'�1 FL � v + _i��. ,��'�IYy��e��s �,ilY��+h , n, �vw�ll ��r(��l{,�,M.. 'f'�'• 1,1; �pi .. ,f�l�, Mil fX� �tY � fI 4, d.. . pM ! 4 ',.1' 7r •! t� I 1 �, we4. t aft` Mal!MOO ��J �$r;�, y;"��i� 1 dvwrHdSlr 1F6fYb:: rr,t,y.;�. h �Y' 'wz i. w ♦ k{a / �{M1 t v t i' �}• 1`v M, IM1. ''Y .+q'�1,4�4, v:v, v r`%' a/ ,r v. 4`10AW "a•the S;M#1i,A+rn liver +And 23 nor*$ of City. dtwalop000b 'Velgordtat the 16.6 Sea area boundod by Newland 5trvet , the Mood control r , ` *%Sn**l, 840 the- foal Iterate Oellityo this area involves special Considerations . 44 prowiovall w:atieried, 18.3 of those sRres were recently t iLled and era involved Ji ittiptiae, A further 4.3 ;ros of scat land very filled Ad scraped ln , 1581 ULthsut btiptio of a Coastal Developotnt Par-it . Astvaina t;sac. thin 4.3 acre eras �•, rocs 'setelon4ed by vatland vegetation, or dos* not otherwise reestablish itself 4 vpt1;ieA in Chi futwro, sob further assuMing devc1op:aent of all. or per.-Ions of 042 aura seta tear Hawlawd Streit (of which the. 4.3 acre area is rart)M then ' rettoratioo o! tho bilanva of the 16.4 serf parcel Ago-Al be regeirrd as s coadit ion of any C.ps;tsl Develo;.*ent Pcroit orroved for c:eVvi opment of •ll ar patti*6% �:' the 9.6 Aare &rat. 'fh�e cseclvdes 0121 fovmcl detertainations for this aroars purr.�-j..nt to Coa,tai .ct Section 30411(b). Pleazr know Vie Department remain ay.2i7;6:e to anzwer any %wastlee conterning this ireparc. r y�`31 yA •t 'Nf ,± ]r _ _ I,,vi;v,v. 1 �' MI yt! r G wl r .h S f�r�� . I YKy�i(h�, '�'+r,• �' '' I �' I A l� 'i, •1� aY Ili' Tl „� tM I I'is Y� ' r "•9� d I,tjy a• n ntil g,„ � / ,� a C. r _ '' T� � �T, ,. 1 f.r.{ �l ( �121M • .,'1'.�, 0 1. ;4Y J•o�YC.� .hv • ,��ki f1 ��y,i � .M a 1 1,; Y.. ��' 1� ( r(�T...,tiy,� � 1 '�d1+�Ir;i1 `k �+� '>r' 'I I� 'Fy'• �:y �,I�y, i.�11 ! IrI' .p� '°� Ar��I'� .h.l ' ( � �.�1�� ,•ly„� ',I r • � 0 � �r 1 •ia l A► ( I of Olt a ♦ 1 - 1 IA �! •a a it �� or+ •••■ A 4. a,ee • alp At dp y Y Iwo •• + S, • As1 ► � i J Q a� .Y�i��ry%A a 7 1 POP •///�/y�+•r (4' .1- ' 1W It A. Op dib v a'J r� � r•1 •, • 1 ' dj ' IF so •s -j-� r f YJ IS M i • a V 1 • . • ', f7 r r•. r .t.� e r.�wrJ+•ir• oil CEW 800; to Ll: •'•� 1.3 1.1 ►�;•1 •, r .00 • •� . I .c';• !'S`•� '�. +tip✓' + 1, •' +■�r r Iwo a OF � �,• . � �"r�'�' ';•f/ •' art Y � _� ^; :1. .. 01 ^1 /yy Ak /// w. • CI ■ �•��\7 �\ �� `��/1�',•1.+'4` I•.a . ...I ; • aa.. ��of ... a 1 • • y . ! 1• •I •/ • r•/• 4, \ rr r _ • '" ••�1�� 'Fr1';'�!J a � � , til r N' ,: �F'?�� "w. M �• r '•rt,. . •��/C ; i `f4; �Fy�� ',�••y N,l'. °rrlMr �• ��F��„ nvr, . y� xr I'Jihr'a'w '1 ' �w�vu.•�sy sF' �,' � J�Mr4¢a n ' ',I;�Irlt AV 1'3 i :r .. "' `.gip; }; yRttlrliC6B16 of rimb and 04004, "tovirenimoatally 1kntitive Ar*64 at lots& F - M to 141(tornis coostal C40*1sSionis , jartls 36 1982. r4orstiaio3ry Guide to 1iatlsrros of tilt West Coast # �• �p Hoar Waterways kx eriocat Ration Envirorimintal ►r,', Y#'a ri. Mississippi -, April 1979. r ILAUILr� iq s Cantor, rejoaets Cola% sa+l 19dsrard Lakeet 'VIS i! eotion -taftetr Mabi to t tht► United 3ratas"• U. So 60parLmanc c , -Vol. sh and WiLdl it* 5,dertee, b+ j1 iiy� /�! �etaetalret 1f�9. �t. , "ytlduction In Coastal Sattmnrohcs of Southern Cal116raiar", U.S. I nkal troteetterr A6ency. 1990. , • !► 00%,V may af, "Osinal EIR 77-9, General Plain 1►taerndmant 76M1" (Prepared %ktait t*irrfxQs, Inc. , 1973) 9l tin$tah Uach. Giey of, "1luntin..2torr. Beach Ceneral Plan - Coastal Elevent", �.aga*t 11 o. t�jioo. ipi , Vildlife Hansl4r/6iolo,6ist California Dc-parrtmaent of Fish and Come , ,; .'''.'. �t r4" sn'do,rds, �971►, 19y�. 19�.10, ' °, ' :• 1 R1 , Y. N., "Ryalvation of 4@0.2nds anJ HAtural %esourcet Values Adjacent to tit WtUarn CAlift~rnis tdisor: Avant , lluncin;ton notch , California ," Departacat of Fish mW Game ?tc;cart , 1979. }:&stop,+Barbara, "A Coasts of the DrecdinS Population of the gelding's Savannah •J^,•• $parrair iw Caii fsrt+i*.!" Sut,mi lme to Cal i forn.s Department; of. Fish an Gince, Final 144rt X-1-2, Study 1V, Jab 1 .2. , 1977. Mcatsey. &arbors, "Proposed Mic irar ior. for Loss of Cali (oarttia Least Torn Feedir.,, Habitat During Construction of Flood Control Impravcments o, tht; c� Rlv'sc" Orange Coounty Envire mm.+ntai F4anaZoment Ate cr, 1978. 11#0r07. lar arBt larorn+al luotrrx> nit-trion, January 1962. 11:ttelson, 1!*tan, "Prelimina:y C-1virn-mental Study of Excess Parcrls in 14tntinrton u4ch Caliterni*a"• Pe J pyrtraeat of T:anspartat won, undated, � 11:aviZat iqm and Ocean bt��►ator rnt , California j)4:parCmk1tt of "Comprtllrnsi ve Area Plan, i.and Use - Coaetal"; Sheet tfumber 99 of 127, AULUSC 1071 . V*Vich, 'Varold, Wi ldt i fe ftana�trlfritrlo;,ist , Cal i fc:rrnia hcparttnent of K;1% mid G;:mT , 100cies Inventory, ID82, Radevich , Robert A. , "An Asr.essmenr of Wetland i;csourcor. Within the City of lluntinCtutt DeAch hu-tvren Leach touievo;J a-i.1. the Santa Arta hivcr , "t)cpar•tr:cnic of Fish and C.ime , 1910 i +•, , OF , r r ' I� 1t!_•._ �'Y+M .', � �f�• u ■M.•+ •e�1P•• .a.., . . 1• w.�r.«,• r n 4r. . r •• 0.9 �.' ,•, rd Its', ' • ogArpc, O rawae County Vector Cotst ral Dist rist r personal �. + IN+Nrni�C�►t i ao,M ruaR�r„��83. . "wio 44 As'pty n es. • 0g e�r1 pt%tdy of certain proprties ou-ned bar Hills ' "An �kol f ' Lieu/ �t► UotoT Cr th RI■ o •f Cat t f orn:o .rt LiteCity t o f Itu�t i n ton sm . � is g !� C L•oaeh, Cal ferat.4% #eat. Mills Land and Wager Company. 1930. M. et wal. "rho Natural ltosourees of Anaheim U "; ��th. J. � � � � Gay1 i toi nia liapark001%c 'j ` of f`i►st� �ai 4aa�s, �rasr. Z �►'ot tawd Aeries No. t6, 1976. follyt John, Sielogiet , CA Dep{rtwent of Transportation, Personal Ctamunicstiotts, anuacy ;x • A;I erdi.. I. tS-- 0 Aiwa 11* 4rties .. _'ta VIMIa a ! _ i :a of ta.11farmte! 1. ft%:+t Aga river to �::aYh•.r:r; tt. 1 3 1l ,Sep 2. �r�r-klrsrst St. to � z t _ yam: 6 8 it 2 Salt . ;•� tl II fit. � 3 � 3. o! 'Peath Blvd.. l 3 8 9 12 13 3 �-C PWMICf4W411 f Cf r r�ain�taz B_ati� 1. rest Qf 3tzc3� L3vd. l T 3- S 'T 8 9 A arse _ C311irni:� L4 '!� CA la kCs of �N'to$A8 J\• i� i7Ld r •�: � . - -._i - _ -. --:_�- , - �_ _ E-J.t of Nagrrelia St. 'Calm` miffs # 2, *sst t1 IN-ag:rolfa St. 1 3 .-.16 rp. - - IA'q Lard a Wctcr Co. 1. Forth "d east of the flood Control rs- Cra_1 1 3 1. West of :he f la,.l cont-vol 1 3 9 �.a ep. `6 _ 1D Apia =aritira 12 . Eeripus rowQtiro ais lip is not :�.n;^md±d to 'ae e_YLt;•ative r.� rat4cz 7.�p LC7^_nCs r :'k?9t- Coffin wetlaad icater speclas preft2Z • .-a►y* i M JJ '1. N � 1� '`.✓t 1 1 �� Jai�1• •`I{�'�" ' i + 1 1:,i;'�'�',�'`,rur��i�11�M �.w••.•.r�Vr• ..�•.-�..w... .•�.ww. .w.. rr�ar,•..... .nn. . w...••+ ....,. . . •.. .1 • :1 ! •�d;v is• � r•i • JtA OF YIIS RUNM INCTA.: 1:;::•I;II UFTL RDS r t b �l•i spec•fee '�V* khlr"n to occur in kite imbJect wetland area. Zits folletwinG �4k .ftt 11%U td' to ids exhaastit-e. Its* list is Lased cm cetusl field tiara by tfoOiv, bep4krment lad other ri�' i,oble o-ourccs. Crest blue heron Ar•dcA herodi as ' `. �td�t ol;xet C+�t�c+ornit i us a 1 hu s ' $howy otreL + recta thinn Cattle egret 1 vv Tot x Slack-crowned nithc heron Surface ducki n -; ' mallard t.nas pI arvrhynchos� Northern Pintail hAS AOVcn 410een-►winced Real AnAx trrrcn IltYe-Vinged teal di frnr7 Cinnawo teal Anrs cvannp,- vra+ Mariann w geon 1�% hrnertear::t Xortbera Shoveler hr.% c1•�L' r 70 �Xr►i „duel* Lesser sraup /.titt��•r +•f�irta�, xcut'f arotur I;ci:rIitt :t tzt•icill•w: .w , .• Yl'f lCtrCrd :� t.F;• ..�,,.._,.� s #ff�• ,fired d;orl:s ' �;_ hwdd du.•• tti�:.)*Jrn• �nt.:n7s� nsi I.itgo, %Ayhs, ' fates (observed fora�a•��. in wr-tl and areaz,) Blseh•-shaulddred kite El-.nut earruleiii ' P.od ^t/',i led t�a�tl: 1•:u!rn lttn,i t��:.i� tlorlti:•t`II hart°ier C:rc•uz rv.,:�ru-. , American .�_. .�.�`.,•�.` hostel FAlra Z!iprvrr i as Semipalmated hl%vrr Char t:a semi t,.alm:+t ur 1�r ! 1dCaz' Char:'T �•r�r c• r.,. • Cl�ek••>srl 1 ied plbvCr P uw� .'• a�t��.it w�rer I Lour. Ui lltd turlct+ Itu��-rir;,x .ti:ac r te.ti�ru:•. 4ahiwirrel I:c�_ pl�t��~ wi l let Cruet h c rt�l►'•t�•r mi i•.�lcr�tu• Grcatar yellowlogs Tr�itL.•ti we I .•tvia lc•u: t,- PIT .,, <;' Le+rsR sandpiper Ca'Adris tP11t+uti118 Wi--..-tom -...�...�..�� • !tastes ssi4pfper MINTrn ra,u� . Marbled xodwit trM+r►a tedaz y' :,'�• �arfCAa' aroClrt 'prarvira��s A.�rfirrrrta • 311sek-s*ckod stilt. all n rMIXIr�s u; llfid"errr t iced pl+r.a!a r a l� l'11.1 l A rC1 a s �a c u s ' switaber srp. .• anariraocrtc rrrp. MWINS yrhlalarapt rhalrirormit rriculf'r ' r �4n�«r1�A� � rJi1A1� +7� Jt q Usrar ye) lowiCrs Tel a;,•i f t-A%,Q IIrr '= Lessee Saldaa plcver 7 w•r:,lr i.c+.+ inirs t Spotted sandpiper Act i I I Ma ii I.-trii a M culls !nd turns a • ttestern rull 1�rrus occi ent�al i� ' Herrin„ gull l.arus Jrt•.c•ncat%I, . �,_.. Califrorns a gull Lards ca. a 1..'..�a;tii c�u • zint-billed gull :r1;Z tic sc nit i1; >R"r,part e 's gull l`s� W!i 1 adt I ram"roh i s NerrmAn't• L'911 Mar lovermann: i rtrxtcrrrs tern $corn& frrsterr California least tera Y t'si'=r� anti'rue. bt_ownn& Caspian tarn St rrna c:,._ rj ee.Ie el"eux vetlsnd-rsted rspt :c• cs j ��AM4■Y��wai�p i .u��. .r�a�r.` t American coat )'clic.l AmericanA, Sctding's savannah sparrow P.t.sr-rral1fr r.nnrtk•;chc•nr. t•s: hr7di n^.� � Iked-wined blackMordImp Lac,_._ tared GrebeIC04iceli, niuricol l :d • .... r.,,�..�.�.ter...... • tWoMe-trestsrd tarrr�or-i-nt )•Ufa ne-r�rar.�x a„rttu* ' .. 1riC�tCd t:fr+f,tiisbar CCr cvrrn ��.._ } Mmcthnrtra riluscratM I ACVl:airr. tR • s adt di',rerrt aY relatrd to •.rr•L1�nJ hnbit rt Ilgrn�N1YW • otot d I+•+• �u .��r Ks'+ T14"pY aorta Yeiiaida macrourrc P ASTIt- n cry �Le+�rk+ lip,acisvO .rcchns !ta►r(Ostrh mockingbird Tto$ I Curoptso iiar1ing St611,11SIFt Vcr P;rrir. Miti i rill sparrow I't `a�lt'fl rsiado�'la:r): fi.c+rnr) 7 'w;.•If C IA iL"Se fi nct, Car 41C Acc,f, Molam r an11z • Jlriean fold ti`rch it'�u"'Ur trig: ram — Lesser gOdfincis Cr-rti_'c�rl I L%�fr—ri'a Slant eparrcr.r is lar•�t r.a rcc lucl a Cliff rrra l l nv Liar. �`,,y a • . • $artt sus 1 1t�f ;!i r•ur,�irs r��i rt a �►fnyrt-rr�cn c�+a1 )nv 7�ctwcic�cc : t ,�h1 .,: r. i�,.ti •A 4 . c tf Y,r n r,�+�.. . *i i • ' •�1':•�•'r•••"�'ter' .,..ad Z+�'.':! . ."'•.T.'1T.... `.1.••.�..«+ r. .s ..rr.... .« +« • t ' -viat*d awal lau lRte ai dim :urvx ae!► i rQnn 1a SAWPAIII4 0111 ke Ali us Z/IAffV 1 t I.IARIA i ..+ ...+ s cur. On GAT .1nI�.1 b"flobbild &loft pt*6ta sa i t r t e anA kook dr.v* Ga t�v W1 1 i v i s whit+l'-Cr*Altd sparrethm o*nat r i vie i 10uctophryC ` 'ttat�rw piirit Anthust npi nalr•t*a , YQ'I low Tromped varbl.ar Lfind. airy r,,•dRAt i1 %i><'`ovn towlsee Pipjl uxcui • � I of I all •, ..i }• 1,► . , � 1 it �,••j' at .64 it /, • •` ' !: •'r + 'ok a. WIT. It ips • VVV"' •'� ,,• all 40 219 09 a. Z-A to all 14 11 IN 1 b .`• .. t� . ' f{1 1�1i] 11.'r ' N •L'•rA'w• �7 ti..1r • ""•' �''� •j'�•• 1�'��~I� Fig * Ip +'£� as 1 XOR irn, Will. top jj saw • � •�.�' � �� iiiMMMl A. Iscoot Lk f .. i 1 +L4 .l w ��yf� ,1�51�i,-,I��rj,'♦ti.ldl��'i1'�••.7�•r�11:.��.• • • • PLO 11•::511.:��w1yD��ti1��1�• �S IN'•��.r;w.�rnw.�..��iwMl��III+�...�M.•.4.+�•a•.�w.r v. , C • 1llDJµ'�t' r �'•T t i'^� '• l;r +V' tl• l: '••r,2'ft � �jr: I '. }r I e n, r , j 'i I w tCr,F, • a •1 F, • � � �w - ---—err - - _ = -- D ; r' J+ WST.I ANDS DEFINITIONS Inn U.S. Fish and Wildlife Service defines wetlands as follows: "Wetland: are lands uwzibmW between terrestrial aW a"dcq ms ►' wbwo the wasr teb►W b usuRy at or near the wufam or the land is cowered by d alllosv Jl r the claa�cadoa;, rw�etkah must ban om or more of thewmw. taw" U Mov (1) at Least 'ca11y, the land supports , • (2) the , te hydric soil; (3) the substmte 6 mil sad JS aattuatod with WOU or otrretxd by *Allow water at some time during the Srowing semen of each year. "Wetlon& as defined here include lands that am ideadW under other accedes in some Wad-use clavOcations. For aumple, wetlands and farmlands are not necxnerlly adusive, luny area that we define a, wetlands are farmad during dry Periods, but if they are not tilted or lasted to c;tips, a practice that destroys the natural vegetation, they wig support hydroppes. "lDrained hydric soils that are now inc&N-ble of supporting hydropbytes bemuse .of a e in water roome are not considered wetlands by our definition. These drat and hydric soils herniate a valuable record of historic wetlands, as well as an ins mion of areas that may be suitable for restoration. "M upWW Umit of watland is desipated as (1) the boundary between land with predominantly hydrophydc eaver and land with predominantly n!lsopl ytic or rer bydc axter; (3) the baindairy 'between soil that is predominantly hydric and soil that Is predomiIgatly nonhAic, or (3) in the .we of wetlands without vegetittion or soil, the boundary between IwW dbAt is flooded or maturated at some lima each year and land dW is not." (CowanffA LAwis, Caner, Golet, a7A L,aRoe, CAwiftcadon of Wetkmk a" Polpl Meter Rabitw of the Unitad Stores, U.S. Department of the Interior, UA Fish and liilitdlift Sorvim M/OBS-79/31 Dmmber 1979, cited in Fish and Gan repot% pp.11-13.� 'tie metal Act ode lmdon is s, follows: "Lands within the metal zone which may be covered pe6odically or pew 'y with shallow water arl inrclade saltwater t writes, freshwater Marl * open or d).,;.. . mackish water marshes, s =rs, mudflau, ant, form." (Public Resources Cb& 110121.) A degraded wetland is defined in the Department of Fish and Game's r oti at page tb as: 'A wetland which has been alreted by man through '.npairment of some physical property and in which the alteration has resulted in a reduction of biologica; aampkadty in taros of spades diversity of wetland-amociated species which previously Mdood is the rwedaad area." y++M ��.'�.�I''"Jd�1; �r�rl�� `.�.1M�f'"� •I I � {J" �a� � , A![ r ,r� ��,.. •, , � �� ! +,��I1� •M in ry !Ji L +r I � ��.1 ' � y �y' rY' i �r,� ��! •,fin. ^ *. APP h r 1� .ail r 1 Y`' t1�� 'i4•' r.� � ,•1 ly ny. • 1 1 r 1` p' EN C i 1 gyp. k, ti p , `F4 t ' ONO r y i ■ 1 huntington beach departmerit of community developawat Af Co+r�uat�Y ftVelop"Ut DATE: Febsua sty 7, 1909 subjE'CT: ZONE CttJ► M NO. 88-18 (CONTINUNd FROK dlC.'TODU 9, 1900 PSAt1 INU iSBION MISTING) PpLxrA : City of Huntington Beach Change of zoning an various pancetils to tichieve consistency with Land Use Plan. LCl�'Ji► : Inland side of Pacific Coast Highw&7 between Beach ±. Boulevard and pacific Coast Highway ACRES Approximately 232 acres Direct staff to either proceed with Zone Change go. 86-16 at p■. ,pare a view Coastal Eletaont Amendment for the study *tea. 2 0, 11LMTI0 On June 2 , I996, the City Council adopted a Land Use Plan for the non-certified Coastal zone area along pacific Coast High*ay, between beach Boulevard and 'the Banta An* River. On April 13, 1967 the California Coasts% Coaraission cottified the band Use Plan on submitted by the_ City. The Land, Use plan, as csrtifiesd, dosignate s; approximately 7.0 acres as Visitor Serving Conrat,rcifl, 129 acres as Conservation, 93 Boas as Industrial Xnergy Production and 17.0 acres as Industrial Energy production/Conservation. The purpose of this sons Change is to apply appropriate zoning designations to the ptqogtiox in order to achieve cennistency with the Land Use designations seed ,to eoeplete certification of the Local Coastal Prootam for tb# City. The 'None change was first transmitted to the Planni"g Cw^tssion On October a , 1068 . At that time, howeveet, the City r.ttorney requested rho: it be Continued 'to a later date so that the legal ramifications of the sotre change could be assessed . On December 6, 1989, the City ! SsssL0 , r r .�;jn,�.1�;Y,'Y ;; a- ..., .•,�y.• f Attorney advised staff to withdraw the zone change application. i Rather then accept the withdrawal, the planning Conni.ssion continued (" the item to a study session on February 7, 1939, to consider whether ` or not to process the Bone change. f r"roulot to motion IS365 of 'thq California Environmental OuallLy 1koLo %no City so. 48-18 is, classified esWpt. Section 15265 itites 'that does rot apply to approvals by any local government bursuaet to tke preparation of s local coastal program. Mather, the burden of CVA compliance is shifted to the C*liforala Coastal Zone Change No. 45-16 is a part of the local coastal program for the previously non-certified area of the City's Coastal land Use plan. After City Council approval, Zone Change No. 58-1s must . be certified by the California Coastal Connission. The City's Coastal Element wa-$ prepared in accordance with the California Coastal" Act of 1976, and submitted to the South Coast O"ional Coastal Commission for a hearing in May 1981 . The Coastal � EleawAt Laad Visa plan was rejected by the Coastal Comission at that time Partly due to failure to adequately protect wetlands which had been delineated by the Department of Fish and Dame in prel ininary wetlands studies conducted in 1979 and 1981. After completion of minor changes, a second rejection by tam Coastal Comissiona and, further modifications, the Land Uie Flan was finally � ce:tigidd in geographic part -by the Coastal Coarmission on November 17, 1962, 2b* Coastal Ce mission, however, denied certification of the q phle ages 'along tho island side of Pacific Coast Highway bet ach banlivntd and the Santa A is Xlver, due to the pr 81simy watland status assigned to it by the Department of Fish and � ' • � In . puss 1083, the Department of Fish and fame reloased their report •ae tied "Determination of the Status of the Huntington !leach That stWly reaffirmed their preliminary, assessments and concladW that 136.6 *owes of land between Reach Otrulovard and the Santa Ank River were either Triable at restorable watiand. Most of this wGtlWd arias vas within the non-c*rtiffed area of the coastal � *ono. In 19860 than Citx of Huntington Beach prapsred a study which wary Intend*d to resolve the wat land issue and result in a Land Use P,l an for the non-certified area. The study analysed three alternative land use scenarios which were intended to address a range of , fntensitits from almost no dnvelopnent to almost complete Study- 54saian - 2/7/89 -1- ( 1979d) ry!IMI . rt "�ii1 yA u •' r� 4 It ' { developmeat; of the *too. During on extended public bearing ProCiae, the liepartss~nt of Fish and taste, the California Coastal doasecvancy •F, the Coastal Covasis#iori stair emphasised that WIWt4&lly the only E csrtifiable land Wis designation Wwor the provisions of the Coastal A64,.VW tFrratiap. ft$ •only esoeptiooS •Were the Motion pant orgkors lo9pUty at the southeast corner of beach Boulevard and pseifte JV1W&y0 the strip of land between ftbrillo Mobile Hoer Park and Pici f ie= 'roast Highway# and the dwreaaped N i son any property. on super 1, 19S6, tbe. City Council coscurrod with that advice and adopted a V-406 Use plan for the are• which was Zargely Conservation. The Coastal Commission subsequently certified that designation. The Land Use Plan which was adopted and certified by the Coastal Commission is depicted in Figure 1 . i`he purpose of this zone change ` is to apply appropriate zoning over the land use plan. For purposes of Clarity, the subject property has been separated into 20 different areas . The following is a description of the land use designation, existing use, existing saving and propoW zoning for each of the 10 areas. acres CalTrans i egg: 1975 Destination Resort 1977 - Planning Reserve 1982 - "whitehole' 1966 - visitor-Sorvi,ng Commercial $QfillIQ ISTDRX: Pro-1964 - R1 1964 - RA-0 1983 w RA-0-PIP2 Proposed 1989 - VSC-C$-FP2 Action Boat Istokets This is an approximate 7 acre site which was designated by the Coastal Land Vse Plan for visitorServing Cormarcial. it is upied . by Action boat brokers on the darner of Brach Boulevard and Pacific Coast eighwaT. , The remainder of the site is 0 narrow strip of land which runs along Pacific Coast Highway in front of Cabrillo tlobilehome Park. The Department of fish and Game identified this site as non-restorable we -tlands. The Coastal Conservancy staff further reconmwnded this site for visitor-Serving Comwrcial uses such as a hotel . The existing zoning is RA-0-PP2 (Residential Agriculture District combined with Oil Production and Ploodplain Districts) . The proposed zoning is VSC-CZ-FF2 ('Visitor Serving Com *rciai District combined with Coastal Zone and Floodplain Districts) -�- ( 1979d) I R Y' „ r +fir��y,;,• •,t.'\k. d J'' '' • t�•e + r `r,l 1 - P E • { The proQosmd 90nin9 will psraiit a hotel, restaurant or other visitor � sett commercial uses, which would be located at the corner of eet h uloward and Pacific Coast 8ighwa . The borrow strip of ilos►p Peciiic Coagt Highway couls be used as an access road df tat 06 enwerala'' sus*. The property is presently aged 13r�ta1 vs statt #has ptopo end that 1. tds t� �h# W111p Li111� a ltatde Cehapany l 4 r . t 0101 who presentlyown otbot property in the No R e ii gated Wetlands ► the Department of Fish a Arlo sat e a IMstol On the •eta would allow Kills to gonerAt's so profit tram their interest in the area. The City CounciI and Coast&% Cv issioa agreed with this concept when they deesiq�nated the property Visitor Serving coma ercial on the Land Use Plait. I I �►C 78 acres Kills Lend and Water - 7. 15 acres � CalTrans - 21 acres �iF�1>� iLT�I 1975 - Destination N wort 1977 - Planning Reserve 1902 - "Whitabole" 298t - Conservation �,,Q,d,�scs w[is�e�►: l�rer-19dd - �t1 1964 - RA-0 1963 - RA-0-FP2 Proposed 1989 -- CC-C2-rP2 R7Ci6'�Iig VSs: Vacant � This is an apprdsimatsly 28 acre area designated Conservation on the land' fte Plan. It ban been identified by the Department of Fish and Game os ft9raded fttlands with high usage by wt2sv4s associated birdre`., IM site is owned io part by Cslteans and is part by Niles Land ' aW Water Coosay. It is presently vamt. The existing � zoning Is M- -9P2 (Residential Agricultural District ca6inod w1th Oil. Proft tibs +end Vloodplain Districts) . The proposed. Boning is CC-i- (I s't*1 Opeservatiarr District combined with ftastal Zone IV nib bistricts) . Dueler the coastal Conservation wMatme Mewwrable uses are limited to thane[ such at., mineral estr tan, pedestrian trails and abservatihn platform, wetland s reNtatat on projects and liatited public works projects. Study Se3rion - :/7/89 -4- ( 1979d) i i 14 • 1' �t ti i Mills t4od 04 fttog 1 , - tight 1styrial ,,.,. 11962 - 40ikoftlo• I lost, -• tohserwatiou t fta-1961 - 11 19661 - X1 1083 - MIiA-0-172 , Ic Prapaced 1949 "- CC-CZ-FP2 1 W Vacant , sv., 4s an approximately 19 acre ato& designated Conservation on the Plan. It was identified by Fish and Gage as Degraded t on a portion of the sits, and romeur but gestorable 1a b an the rrnaiindar. it is owned by Mills 'Land and Water 6M is presently vacant. The ax#stin sanin it M1y11-D-FPZ w � dbod manutaaturing District coftim4 with Cif srcw%uction and s'ioa�pxain Districts) . The proposed zoning is CC-C9-pP2 (Coastal Corisfrrpation District combined with Coastal some and Floodplain District) . • 17 acres aouthiars California Edison Casdrany MAIN 1975 - a 1 rduattial, ftblic Utility 1971 1ndust=..*1 fvblic Utility _ 1969 - whitoholo" 1966 w Industrial Energy Production/Conservation pros-1961 - R1 196* - MI-A IM M1y0 1983 - t!Z-O-1rP2 proposed 1989 M1-0-CC-CZ-Fps WMET1N USE: Vacant This Is an approximately 17 acre area designated Industrial Energy Production/Conservation on the Land Use flan. It has been identified by Fish and Game as Degraded Matland . Although the Coastal Act would not normally allow development of so-identified property, the Act would permit development for energy production Study session - 217/69 + `TO n .. f purposes if It could be demnstrated that no other alternative s1te r is dirioe the property is ovned by the tdison company and is adjacent to them glmetsting plant, the special combined designation of tndaultrlal anergy Product toll/Congo rrrat Ion Vas placed on it. This Land besionation recognizes the psopertr's identiticftion 0.0 Irtl4nas,, twt would permi-- expansion of the powerrI&Kt nosier. VM oxtati� sQaipg on the property is M3-�3rox (lam*0141 strict fcambined with 4l.1 ProduCtion and Flowp1bin stcict) and MA-M (Residential Agricultural District 'i coftined III— 14in Dlo crict) . Vhe Proposed zoning is X2 •0-CC-ft- (Industrial District comblstd with oil Production, Coastal Co"Ailrvation Coastal Zone and Floodplain Districts) . This zoning desigmitlo#m w►I11 allow expansion of the powerplant if proven necessary in 00 future. lb acres Daisy piccirelli y g=• . 157d - Plsaainp Reserve 1977 Planning Reserve 1983 - 01/hiteholoO i 1986 - Conservation ZQKM H 163MRX: M 1977 29 1977 - LUD 1953 - PPt Proposed 1989 - CC-CZ-"2 rST 11M USE-, Vacant This is an apptaxinstely is sore area designated Conservation on the � Lana: Use Plan and is prgsgetl vacant. It is owned in part by Crltroms, Daisy Pidef'reili . the Orange County Flood Control DistOpt. The Delpartmat of Fish and dame has identified this area as faded Velmn4 With feign usage by vetl and associated binds. The exilsmq zoning is U0472 (LisaitO4 Use Diotrict combitaed with Floedpxain District) . VM pregos" zoning is CC-Ct-"a (Coastal Consa�r0atioa c(Mbined With CeAstal gone and Modplsin Distracts) . .d "I " acres t P: Da i.sy Picei relli - 35 acres Ca i rtan* M 21 scre:, 1975 -• Planning Reserve 1977 - planning Reserve 1983 - uwhitehole" 1995 - Conservation Study Session - 2J7/89 -6- (1979d) y7y/ Q sbeTim 216=; Pace 146C 11 logo as 1.971 - _= 1983 - -PP2 x;: t�op�+sed 19d9 � CCU-�2 w V.Nea nt y pia is an approximately �3 acre ar4t ddatpnoted Conservation on the end Weo Plan and is ipreseetly vacant. 1t is owned in part by Caltrams, Dalay l`ioelrolli and the Orange C' as Flood Canktoz bistelct. The Department of fish and chew has lafttiflod this Property as raded Ifttlands with high over Notatland assaolated bi ArdsThe • sting coning. is LW-M (Lim teto District combined with Floodplain District) . The proposed souleg is � C`.C•►CZA°'P2 (Coastal Conservation combined with Coastal Zone and Floodplain Districts) . J Z acres "Val f. a. Watx Inds Conservancy LUMM: 1975 - Planning Reserve 1977 - Planning Reserve 1983 - 'Nhit©hold` 1986 -- Conservation 7,9910 WSTOXY: Pre 1960 R1 1960 -, as 1977 - &VO 1963 LVD-FP2 Proposed 1989 CC-PP2 Z11AT M: Restored 11atlands This is an aepptosimately 16 .ac re area designated Conservation' on the Larne Use Plan, It W64 recently acquired by the coast*! Can3ervancf and is kwing 99storeed to functiorking wetlands In a e1 . restore}ion project. The Huntington Brach 10*tl&Ms Coh$er-�auvy will manage the Project. The existing zoning on thh' property is -F?2 (Limited Use District cm bine© with f1o0dpl4t6 4istricc) and LlM-FPI (Lin!tad tlse District 006WA with Floodwap District) . The peep*seed wing in CC-CZ-1P1 (Coastal Conservation District combined with Coastal some arse Tloodwav pistricts) . StudY Se83 i 0r - acres Q � : Southevn California Edison, Company 1975 - Industrial public Utility 1977 - Public/Quasi-Public 1.983 - Public/Quasi-Public 1.986 - Industrial Energy Production jQjj1HS 112$TbRX: Pre 2961 - Ri 1961 - MI-A 190 - M24 1'. 83 - K2-O-EPZ Proposed 11.189 - K2-0-CZ-FP2 xx1RTIJI3 use: Power Plant 'rris . is an approximately 55 acre are& designated Industrial Energy � Production on the Land t1so Plan and is developed with tna Edison Company poster 9&neration plan} . The existing zoning is M2-0-FP2 (industrial District combined with Oil Production and F'loodplain . Districts) . The proposed son* �:hange is to add the CZ (Coastal Zone) muffix to the existing zoning desi juattions. i 28 acres s '3R 1 Southern California Edison Comps Ay HIS=: 1975 - Industrial Public Utili,�y 1972 L Public/Quasi-NA.I.ic 1282 - Public/Quaci-Pub' is liM Industrial Energy Productionb : Ito 1261 - R1 Mx 2962 M2-0 proposed 1.949 NZ-0-CE-FP2 t Oil storage Tanks Q TbIM id are %ppr�oxl*ttoly 26 acne area designated Industrial Snergy production on the Laud Use Plan and In Cavelopad with oil storage talike for th* Xdlxon generating plant. The existing zoning is MT.,:-O-172 (tndsatrial District combined with Oil Production and 710041014in Di,stricta) and MI-A-PP2 (Restricted Manufocturirg' District combined pith Floodplain District) . The proposed zone � vhb IN to add the CZ (Coastal some) cufflaz to the existing zoning deal"ations . Study session - 2/7/89 r AI;fA...].� : acres : City of Huntill9ton Beach 1975 - Ir l'.ustrial Public Utility 1977 - Feu .lic/quasi-Public 1984 - Pu iti/Quasi-Public 19$6 Coileervation ZQV,S9�_3 pre 1961 - R1 1961 - MI-A 1983 - 7•11-A-FP-2 1984 )(ROS)-M Proposed 1989 - Q(ROS)-CZ-FP2 • Vacant This Is an approximately R sore area designated Conservation on the Land Use plan, It is owned by the City an4 3s presentll► vancaint. The existing zoning is (Q)ROS-FP2 (QU Llifieed liecreational Open Space District combined --ith Floodplain District) . The, proposed zone change is to add the CSC (Coastal Zone) suffix to the existing zoning. This property was not identified by Fish and Game as � Wetlands . As the above description indicates, the majority of property in the non-certified area has been identified by Fish and Came as restorable wetlands and has been de-nignated on the Land Use Plan as Conservation . The proposed scone change is to place the coastal Conservation District on those properties . The CC (Coastal Conservation) District is a very restrictive designation which only permits wetland related uses and limited public works projects. The fact r:hat much of this property is privately owned, wain discussed in detail during the public' hesring process tar aloption of the Land Use Plan. This zones change is Consistent with the Land Use Plan and doeb- not r6duce the impacts on private property owners erithin the area. Under the adopted Land Use Plan and proposed zoning# the Conservation areas will probably only hav4 market value as restorable wetlands which could be used to mitigate other projects elsewbere in the Coastal Zone. It is anticipatead that Conservation designated areas will eventually be rentored to functioning wetland status as is being done with the 16-4cre parcel adjacent to the Santa Ana River manth. Tito 'Non-Certified Coastal Areas Analysis prepared by the City of Huntington Desch and Ala':ed May, 1966 should be consulted for further anilTti,s of the land use designations and development or restoration Po*sib! Iities. ( 19794) r WFAIMb ( ti if the Planning Connissi on chooses not to pursue the zone chznge, it will bF necessary to prepare a nee; land use amendment and an r environmental Impact analysis for sibmittal to the Coastal, Commission. Based on past experience, such a package would take at ' least six months to prepare and would be rejected by the Coastal Comm.'salon , as well as solidly opposed by all interested parties except the 'whitahole' property owners . The primary benefit of such s a rrocess may be that it would abxolve the City of liability ir= 1 LaKings lawsuit by the property owners. Direct staff to either proceed with. Zone Change No. 88-18 ov prepare a new Coastal Element Mandment ror the study area . r f1 . Area Map 2 . Drdinanca and Resolution for adoption by City Council 3 . City Council Resolution adopting Coastal Element Amendment No. 06-1 dated Junes g, 196f . a . Coastal Commission Resolution and Findings Certifying the Land i U4e Plan for the area of defexretS certification between Beach i Boulevard and the Banta Ann River mouth, dated April 13 , 1987 . 5 . Non -ceirtified Coastal Araas Analysis prepared by the City of Huntington Beach, dated May 1986. ``N,,SS, kla t I i study session - 1l7/89 (1979d) 6 ^or 1 10 1 ti ��'�,. `?.- •bps `'' aS�� ., ' et.�SwGt&T%w rrt� �. � •�-��: 'ems��f i�J :J�.rf.•ice%f - _ l IN G: } S-� -.j.. 'r`.-.• , r ter--�.� _ ��_�._ ,�� M� �" -',h:r••••�•�f•f.j�r� :a�7i..-�.:�.�_: �i,.^ �_,.-l�t��'•�_.:� •ice. •, 1 � f • visltoR SEWMIG tMFXFAL —[Mt T ExrtiBIT A - r � c� fxT�s�aF rMrSUNAT 1011 NON TFE . jowskrIAL EirERGY POW TO C04STAL. AREA; _ FNL'. E:iERt,1' t'RCu./ tQw'•,ERvATiOkZONE ftwr•w. oxftw.wr+r -- 1 I I ' i c Beginning at point on :he easterly right-of-war line of � Deach Boulevard and the northwest Corner of Paicel A1787 as shown on k-, NU. F-1712- 2; `ten ,e �Division of t�ighaayb Appraisal Ma,� t r southeasterly 309 .12 fleet alonC the north line of said parcel A1787, aai.d north line alco . being the northerly line of the boat storage � f ac.tlity; thence northeasterly 41.61 foot; thence south e4!sterly 200. 0q feet ; thence southwesterly 31 . 00 feet to the chainlink fence for the northerly limits of said boat storage facility; thence sroutheastarly 400.00 feet along said northerly limits to the fence corner for the easterly limits of said boat storage facility; thence southeasterly 135.00 feet to the fences for the southwest car•ner of the Cabrillo Mobile Homes Park; thence southeasterly 723 . 50 ferft along southerly fence for said Mobile Home Pcrk; thencm soul:hwest 40. 00 feet to the northerly right-cf--way line Pa4ific Coast Highway. Thence northwesterly along said right-of-way line to the easterly right-of-way line of Beach Boulevard; thence northerly along easterly right-of-way l'.ne of Beach Boulevard to the point of beginning. I r C And, that portion of land bounded on the east by Newland Street, bounded on the south by- pacific Coost Highway, bounded on the west by a line parallel to anti distant 401 .00 feet from the c centetrll.ae of Newland Street and bounded on the north by tho Clock wall for the southerly limits of the vehicular storage faci:litr_ SECTION .2. The following described real propsrty, dasigna*ed 8, . consisting of approximately 38 acres, generally located on the east sidle of Beach Boulevard beginning approximately 200 feet north of the northeast cornett of the intersection of Pacific Cast Highway and beach Boulevard and extending North approximately $00 foot , is hereby Changed from RA-0-FP3 (Residential t Agricultural within an Oil District with:.n a Flood Plain) to CC-CZ-FP2 (Coastal Conservation within the Coastal Zone within a Flood plain) . Ordinance no . -x_ (09?.5ri Y k I II in the City of Huntington Beach, County of Orange, $toto 4 of California, *tieing that portion r,f fractional Section 13 and that portion of fractional Section 34 &11 in Township 6 South, Range 11 went, S.S.S. S M. In the Rancho Las Bo2sas , per map recorded in Book Ste Page 14 of Miscellaneous Maps in the office of the Recorder of said county, described as follows : Beginning at a point on the easterly right-of-stay 'line of t !leach Foule-4ard and the northwest Corner o4Z Parcel A1787 as shown on Division of Highways Appraisal Map No. F-1712-2 ; thence southeaster] 309 . 12 �eeet all,-.V the: north line of said Parcel A1787, said north line also b9ing t'-a northerly line of than boat storage � facility; thence northeasterly 41.61 feet; thence southeasterly 200 . 00 feet; thence ss,uthwet';ex1y 31 .00 feet to the chainlink fence xor the northerly limits of said boat storage facility; thence southeasterly 400. ' 0 fe,3t along said northerly limits to the fen=e coxner f ,r the easterly limits of said boat storage* facility; thence southeasterly 135.O0 feat to the fence for the southwest corner of the Cabrillo Mobile home park; thence northeasterly 246. 50 fact ,along said fence to the bleckwall for t.hn westerly li►oits of a flop= le Home Paris; ttinneey northwesterly 335.50 feet along said blockwall to the southerly right-of-way line of the Orange County Flc)od Control District right-cf-way lines; thence easterly 300. 00 feet along said right-of-way line; thence northerly to the southwesterly right-of-way of line of than Orange County Flood District Di01 Chanel; thence northwesterly along said right--of-way tine to the southwest corner of Parcel Y of Parcel Map Ho. 84-590 a shown on a rasp recorded in gook 207, Page 48 tbro 50, of Parcel Mars, rec*Tds of Orange County, ColiforAia; thence westerly 436.25 feet along the aoutheerly line of said Parcel. l to the easterly right--of-way tine of beach Soulevard; thence southerly along said right-of-wty line to the point of beginning . C SECTION 3 . The following described real property, dessignated C, consisting of approximately 13 acres, generally locsted to , the north and to the west of the Orange County Flood Control channel D1-2 is hereby changed from M1-y-O-FP2 (Restricted Manufacturing within an Oil District within the Flood plain) to CC-LZ-FP2 (Coastal Conservation within the Coastal Zone within n I Flood Plain) , That portion of the . 7uthwest 1/4' of Section 13 , Township 6 south,, 'Range U west, in the Rancho Las bolsas, City of Huntington r Beach, County of Orange, State of California, as shown on a map recorded in book 51 , page 34 of Miscellaneous Maps, in the Office of the County :Rec:,rdeer of said County, described as follows : A 16. 37f acre parcel bounded on t:see north side by the projection of the center line of Hrmilton Pvenue, on the east side by the wart right-of-way lir :- �f NdwlanU Street, on the south and west sides by the northerly ..ad easterly rigi,t-of-way lines of the t►range County C.00d Control Channel bal. i Cy1CH 4 . The following described real property, designated D, Consisting of approximately 17 acres, generally 'located on the inland side: of Pacific Coast Highway to the east of the Edison Company Power Plan and extending east along Pacific Coast Highway approaxmateely 1 ,000 feet and north to the Orange County Flood Control Channel DI-1, is hereby changed from M2--0-FP2 ( Inductria'. district within an Oil District within a Flood Plain) and RA-FPZ (Residential Agricultural within a Flood Plain) to M2-0-CC-CZ-FP2 (lndustr'Al District within an Oil District with a Coastal Conservation overlay within. the Coastal Zone within a Flood Plain) . Crdinanc* No. i4- (0925d) 4 comb Y' in the City of Huntington Beach, County of Drango, State of California , being tha,- portion of fractional Section 13 and that portion of fractional Section 24 all in Township 6 South, Range 11 West , 5. 6. 8 . f, M. in the Rancho Las Bolsas , per map recorded in Book 51, Page 14 of Miscellanvou3 Claps in the office of the Recorder of said county, described as follows : Beginning at a point on the northerly right-of-way i•ine of Pacific C- ist Highway distant 974 .27 feet southeasterly from the centerline -A Newland Street, said point also being the most southern P'. nt of Parcel 1 as shown on a record of survey map recorded ir. Sook 43, Page 2. records of said County; thence N610571100E 1006 .20 filet along the southeasterly line of, sand Parcel 1 ; thence NSIO031390E 343 .91 feet to the southwesterly right-of-way lime of the Grange County Flood Control District DO1 Channel ; thence southeasterly 350 . 01 feet along said right-of-way line to a point, said point also being the Masterly line of a record of survey as shown on s mlo recorded in Zook 74 , page 11 , records of said- County; thence S34635130OW 1009 .83 feet along said easterly line to the northerly right-of-way line of Pacific Coast Highway; thence N55.24130"H 1040.00 feet along said right-of-way line ,to the point of beginning . SECTION 5 . The follwwing described real property, designated E, consiAting of approximetely 10 acres, generally located on the inland side of Pacific Coast Highway at the northwest core;er of pacific Coast Highway and magnolia Street and extending opproulmately 700 feet west along Pacific Coast Highway and north to the Grange County Flood Control District Channel D1-3. , is hereby changed from LVD-FPZ (Limited Use District within a Flood Plain) to CC-CZ-FP3 (Coastal Conservation within the Coastal Zone within a Flood Plain . n....: _ . . .. . ., That portion of the northeast 1/4 of Section 2.1 , Towlaship 6 south, Range 11 west, in t:ae Rancho Las Holsas , City of Huntington Beach, County rf Oranga, State of California, described as follows: A 10.4l,t acre parcel bounded on the north sides by the Q Orange County Flood Control DOl channel, on the east side: by the westerly right-of-way line of magnolia Street, on the south by the northerly right-of-way line of Pacific Coast Highway, on the west by 1009.531 line north 360251300 east which intersects the centerline of Pacific Coast Highway 20014 . 27 feet east df the ';entetline of r Newland Street . SECTION 6 . The following described real property, designated F, consisting of approximately 56 acres, generally � located on the inland side of Pacific Coast Highway between Magnolia Street and Nrookhurat Street and north to the Orange County Flood Control District Channels DI -1 and D2-2, is hereby changed from LUD-FFa (Limited Use District within a flood Plain) to CC-CZ-lFP2 (Coastal Conservation within the Coastal Zone within a Flood plait,) . { That portion of the west it2 of Section. 191 'township 6 south, Ranq'e 10 west-, in the Rancho Las Holsas , City of Huntington he:ach, County of Orange, State of California described as follows: I A 56. 28.t acre parcel bounded on the north by the southerly right -of-way line of the Orange County DOI, and D02 Flood Control Channel, on the east by the westerly +tight-of-way line of brookhurst i Street, on the south by the northerly right-of-way line of Pacific Coat Highway and on the west by the easterly right-of-way line of Magnolia Street , 1 SECTION 7. The following described real property, designated 6, consisting of approximately 16 acres, generally located oo the inland side of Pacific Coast Highway between ��rdinaneee No. +6- (0925d) I ' i Brookhurst Stweet and the Sailta► Me River extending north to the oxange County Flood Cant rol District Channel })2-1., is hereby changed from LLD-FP2 (Limited Ust. Di.atrict within a Flood Ploin`, and LUD-"1 (Limited Use District within a P'laod Plain) to CC-CZ-f`PI (Coastal Contervation within the Coastal Zone within a ylood Plain) . That portion of Section. 19, T'ownshir, 6 South, kings 10 West, In the Rancho rjaz Boy aas , in -the City of Mintington Beach, County of Grange, as shoran on trip recorded in Book 51, page 14 of MiscellantOU s Mpg, in the office of the County Recorder of said County, acquired by the State of California by Parcel 3 of Final Order of Condemnation (State Parcel A1788) , filed in Superior Court Case No. 123366, a certified copy of said final c--der being recorded April 29, 1965 in Book 7502, page 533 of Official Reecords, in said office, describe6 as follows; Begi.nnin-�,, at a point in the easterly line of said acquired land, distant alo•.9 said easterly line Nl6'3712961E, 21 . 32 feet from the a ost .southerly corner of said acquired land; thence N61.371481-Wi 134 .70 feet to the southwesterly line of said ac�,-uited land ; thence along last said line N53.05028"W, 250.00. feet; thence N49!39027"w, 250 .45 feet. to a line parallel with and distant northeasterly 25 . 00 fee%, measured at right angles, from said southwesterly line; thence along said parallel line P53005 '28'W, 800 .00' feet : thence N50.13143`W, 200 .25 feet to a line parallel with and distant northeasterly 25 .00 feet, measured at right angles from said southwesterly line; thence along last said parallel line N53`05428"hy, 459 .00 feet �o that course described as S8.041590E, 23 . 94 feet in Parcel 3 of Director' s treed Dr. 011788-02-' .1, recorded December 13 , 1978 in Book 12960, page 1891 of said Official Records ; thence along last said course 58.04 ' 59"E, 7.07 feet to the southeasterly terminuz of that course described as N5-.110051280W, 23 . 70 feet in last mentioned Parcel 3; then.:e along last said course H53w056280W, 23 . 70 feet to the southerly terminus of that tangenk Ordinance No. -7= (09256) y ti W' 4 1 curve da scribed as Waging n radius of 25 . 00 stet in last zaid Purcal. � 3 ; theance' nortVesrly along said curve to the sr)uthe:;astewrly line of a r. t S �r�eet (formerly Wright S ;reek f .00 feet wide as B rep khu s t ( Y t ) , � dlescri bod in deed to the County of Orange, recorded In Book 2536, page 576 of said Official Records; thance along said southeister. ly line M38035'5008, 395. 43 feet. to the southwesterly line of the � I parcel of land conveyed to A.C. Thorpe by deed recorda d in Book 302, page 64 of deeds, in said office; thence, generally southeasterly along last said southuesltarly line to said easterly Lino; thence southerly along said eastarly line to the point of beginning . { SUBJECT TO THE E:KCEPTION THEREFROM, all oil , oil tights, minerals, mineral rights, natural ryas, natural gas rights, and other hydrecarbons by whatsoover . name known that may be within or under � the herein conveyed parcel of land, and the rights thereto, together i with certain other conditions, as esceptcd in first mentioned Parcel 3 . t SEC"TYOH S. The fillowinq described real property, designated H and commonly knosm as the Edison Compatny, located on the inland side of Pacific Coast .Highway at the northeast corner of the intersection of Newland Street and Pecific Coast Highway and extending north to t:ae Orenge County Flood Control district DI-1 channel, is hereby changed from M3-0-FP2 ( Industrial District within an Oil District within a Flood Plain) to M2-0-CZ-FP2 (industrial District within an ail District within the Coastal Zones within a Flood Plain) . e In the City of Huntington Beach, County of Orange, State of California, being that portion of fractional Section 13 and that Portion of Fractional Section 24 all in Township 6 South, Range 11 t West, S.!l.d. i M. in the Rancho LaMar oolsas, per neap recorded in Book 51, P894 la of Miscellaneous Maps in the Office of the Recorder of said County, described as follows : Ordinance No. (0925d) 19egf,nninq at a point on 3:tta nor thern► right of way lira pE Pacific Co&St Highway distant. 974 .27 Net southeasterly from the enterline of Newland Street, said point also bminq the mc,s.t southern point of Parcel 1 ass shown on a recu;:d of survey map recorded in Nook 43, Page 2, records of Said County; thence N61aWIVE 1006.10 feet along the southeasterly line of said Parcal 1 ; tins;near 9fElr'�'? �39"F 3a3 . 91 feet to the southeasterly right of way line of the Orange County Flood Conn rI2 1pigtrict DOI Chao.nel ; thence northwesterly and westerly along said aright of way line to the easterly right of way line of Newland Street,; thence southerly, and southwesterly along said right of way line to the ` northerly right of way line of Pacific Coast Highway; thence southeasterly along said .right of way to the paint of beginning . � SECTION 9 . The following described real property designated I , cons: ;tang of approximately 28 1 acres, located northwest of the intersection of Maf,nolia Street and the Orange County Flood Control District D1-1 and commonly known as the Edison Oil tarok Farah, is (hereby changed from M2-0-P'P2 (Industria`: District within at Lill District within a Flood Plain) to K2- 0-CZ-FP2 (Industrial District within an Oil District within the Coastal Zone within a flood Plain) and from MI-A-FP2 (Restricted Hanufacturfng within a Flood plain) to MI-A-CZ-Fn2 (Restricted Manufacturing within the Coastal tore within a Flood Plaint . That portion of the southeast 1/4 of Section 13, Township 6 aouth, Range 11 west, in the Rancho Las bolsas , City of Huntington Beach, County of Orange, Stator of California, as shown on a may recorded in book 51, page 14 of Miscellaneous Baps, in the Office of Ehe County Recorder of said County, descrfbdd as follows : A 28. 17 at acre parcel bounded on the east and South-east by the westerly and northwesterly right-of-way line of Magnolia Stte et , on the southwest by the northeasterly right.-of-way tine of i r the Oranges County 1100dl Cnntrol Channel nol , on the siort:h by the r north line of the SE 1/4 of the '.',E 1,14 of Se:ntlor. 1.3, Township 6 � south, Fringe 1.1 we at , on thf4 50v.t_h by a line decepted as t„hc: st)utjj line of Section 13 , Tc%inship 6 aouth, Range 1.1 Freest. r SS ION 10 . The following described rhal property designated J, Consisting of a6proximatesly 2 1 bees, located at; the northeast inteersectiov of Magnolia Street and the Orange; County Flood Control District DI-1 Channe i, is hereby changed from (Q)ROS-M (R"reatioasl Open Space with Qualified i lausi f iaations t within a flood plein) to ROS-0-CZ-FP2 (Recreational Open Sj .ce with Qualified Classifications within the Coastcl Zone within a Flood Plain) . That portion of northeast 114 of Section 24 , Township 6 nouth Range 1.1 west , in the Rancho Las Bolsas, City of Huntington. Beach, County of Orange, State of California, described as follows; r R 2 *t ae:xa triangular parcel bounded on the east by the wosteecly boundary of Tract 3903 , Qn the northwest by the southeasterly right-of-May line -of Magnolia Street and on the southwest by the North-eeae;tetrly right-of-way line of the Orange County Flood Control Chamnal D0-1. t SECTION 11. The Community Development Director is ►iereeby directed to rasend Section 905le District Maps 14 t 22, and 29 (Section district Maps 13-6-110 19-6-10, 24- -6-Yt) to reflect Zone � Change go. 46-Xj drew~ribe$d in Sections 1 through 10 hereof,. Copies Of Oriel district C&ps, as 40endeed Lereshy, ore available for inspection in the office of the City Clerk. c tSSCTION 12. Me ordinance shall take effect thirty days after its adoptiam. 1. n fie•dinsncee no. , lp_ (Q925d) PASS= AMID ADOPTED by the City Council 01" the Cats Of Ks.ntington beach at a regular meeting thetaof held on the ...�..._ dey sf .._.._�_...._�......_�._� 3y Mayor ATTEST: APPP.O`ED A8 TO FORK: Citr Clerk .� City Attorney REVIEW= AWU APPROVED: 1192TIATED AND -APPROVED: i Cit7 Administr .� Nr3Ctor of COMMvait,y Development i I' a tNUING S mftb amp"amm". mm�WA W.,t"A_ 'ps -64 NJA • t:0.0, ;V :0. t -a 4T 04 "1 11" ft"64 1 % W 4"1 4.ok.. d sr do-11- dbmw*ftk 110"k- V -Me=—O wo� .11MOPIP.M� V . wk. 'bo-ma qw-A V. 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S N lI E COUNTY . %' \ LI F`) R .\ I A i ,o ''w 1.y. • If•W�1 .'. h fT •./ r/Ji •rr.� ♦/ '�'/J'!•'/'�/ 'Ji/.r/•• . • /ril�.•r •r Jl: Ji�Jr .. r� ,.�.� df ._.. � h.• •; + .+� �, .0o � / .'/. �„•,/. •fir.:, •r,♦/. �/,•� / •r /.'/ ',,• �rl:� � t•, ., �,��, �. .'.,� ..�-:.�:i.:_;c4:11L' :,�.L'ILIJ•r..:.:. /j/,. �1•.K..^i�r%:�"%j �%%' �ji!/ J - 1gmm- RI f ��I•�i -� % ' .• 'IV- ry�1 • + films I l 04 p � �l / r -91 FtI� :� ♦� 1 Rl oil on OFj Nq f on r / f i I i I� f RESOLUTION NO. 5670--r, �f A RF SOLUT1 Ui4 OF THF.' Cl' :0Ur1Ca ll OF C"ITY OF HUNrIiNGTON MkCi. ArPROVINu COASTAL ELEMENT "tENDMI::NT 00, 66 -1 TO I'HE Cf:KEPAL V kH WR'f"0A :A5, the: CitlA Col nCl' 1. Of `tte, C"jty o£ Huntington Beach dea;irax to update ane refine Ole (5eneral Elan in keeping with changing community needs and objec-Lfves ; and A pvbii-:: hearing on adopt d.o1: of Ce;ss al Element ',,Mendment No. 86 •-l. to ih�- General Plan was field by thv P1 anning Commission on April, 22 , 19136 , tend approved ,for recomnendari,on to the rit.y C ourc i .l ; and ' Tlie3reaf te,r the City Council , after giving roL icf: rs prescribea by law . hele. nt least one public hearing to connider Coaait a.' Element Amendment No. 66--1 ; and At - id hearing before k:hr_ City CcutiCxl L-11 persons desiring to be heard on said amendment were heard , NOW , THEREFORE, BE IT RESOLVED by the City Council of the City of Huntington Boach , that Coastal ElemenL Amendment No. 86-1 I consisting of Line tol, lowing changes is hereby adopted : Designate t7in 231 . 5 acre non-certified white ho]lc: area for 7 acres of Vise Lor Serving Commercial, 17 Acres of Industrial. Energy Production /Conservation , 83 . 0 acres of InduRtriaal Energy Production and 124 .5 acres of C ensery a t i cin as indicated in Exhibit A - attached hereto+ and incorporated by reference herein . Coastal Element Anendment No. 86-1. will be presented to the California Coastal Commission tag the Land Use Platt for the uncertified white hr,)le zrea . Ji a 4 ? ANt). Aj)(T,`TF:f' y F:t:e ;i :itit2i. 1 cif thP, Ci. (:y of if-.j., _•-rcjt.on [?«ri+ at 6 rcgv3..t6r mee ,)'-Anq theri,of held on C-he day 1 Mayor A'1~` EST : APPROVED AS TO FORM: 2 AM City G City Attorney REVIEWED AND APPRDVEM. INITIATED- AND APPROVED 41—ty mlitlsr.Fa „ I) .reCt.ory ro) Development Services l I i � f I f 'a• i — mill Rt A 7u C i � � / ' • 12 'e l w ' . - � I 1 ell On •I 4• 1,^ fw.1 TWA ` 1 r� M 4 %I&" OF CAOFORMA -root R 54Z44cIL Autwo aKSeor IDlthcM4 Wow, •-�r,i.nw rupe'dft arr�wtwr ark C:A0FOR'41.A COASTAL COhhht11S5iON (Findin((5-4ppi-o'ved by -the coA$T ate. ealifort)ir coastal Corvisuion + •` I.. AST NAADW&V. SUFM 360 on Apr;.l 2 1, 1907) j '10 VO 0ACN. CA 1WJ I RECVMMENUZI) F 114DIF- 'S TO: Commissioners ani interested Persons FROM : Tom ;�andall , District Director ^� Wayne Woodroof , Assistant District Director Christopher Kroll , Lead Analyst SUBJECT: CITY 0? HUNTINGTON REACH 1,01CAL COXSTAL PROGRAM RCUUSMITThl, OF THE LAND USE PLAN FOR THE AREA OF DEFERRED CERTIFICATION TWEEN BEACH Bf)'�I.EVARV AND THE SANTA AF?A RIVER � or Public Hearing and Commission action at the n,Feting of Api i l 21-•24 1997 ) � RATE . April 13, 3987 � STAFF NOTE Th,, resolution recommended [or action is the resolu;zion to certify the and Use 1}lan (Paige 6 ) as resubmitted , 'Che action taken on the resolution on ortcher 8 , 1986 was as follow-7 - LAND USE PLAN Commissioners Voting : Contreras Yes McInnis Yes Franco Yes McMurray Yes Glickfeld Yes Warren Yer. Kinq Xes Wright Yes MacElvaine Yes Wornum Yes Malcolm No J { SYNOPSIS The Corti f ied Coa:sta i E1_men ( i_.UP ) :;cl i c ies Exhibi t 5) of the City ' n certifier: in geographic part Local Coastal Program have beer. 4 r orsubmi r, ted as part r,f the Land U:ie Flan for t h is cie0graph i r area . The Land Use Plan ; Exhibit. 31 i ►1clud-?s new 'land lisp designations whicil arddresm the issue: which frrr--�•l the basis of the Cammissi oil Is f i noli -iizi 'aL Ce.'i, ial of t:!:t 1,-Ar,6 it ' rl •. n foi t hi.'i a LVC1 i 11 A . Backq. ound r � The Commission at its meerinr, of November 17, 1982 certified the Huntington Be&vh Land UaF: Plan in gengraphic part ar,d denied certification in part .ff,r the ful lowing geographic areas ; 1 . The area of the Metropolitan Walter District (MWD) parC.el NW of the too ) sa ch i ca 1 1 . The area from Beach Boulevard to the Santa Ana Rigor Mouth 8y a resolution dated Fabruary 6 , 1984 the City accepted the Commission' s ctctif ication in geographic part and the F_x.qcutive Director reported the adequacy of the City ' s action to the � Commission to effectively certify the L_- nii Use plan in geographic part on March la, 1994 . The City ' s Implementation was submitted to the Commission on December 14 , 1983 and doomed filed on March 2 , 1984 . On hpril 12 , 1984 the Commission denied the Implementation ns submitted and certicied it in cjeographi_- part with suggested modifications. t The Executive Director determined and the Commission concurred in the adequacy of the City ' s acceptance of the sugaesLed modifications and effectively certified the Implementation on March 13 , 1985. Since 1985, the City has held several public hearings ana a discussions with Cammis:r!:�.on staff and other affected agencies regarding the two are&V P,f deferred certification. On Tune 2, 1986, the City adopted a Land Use plan for the area of deferred j certification between Beath Boulevard and the Santa Ana River mouth. The Land Use Plan r%azubmi.ttarl was receive►' by the Commission on .July 31 , 1986 and deemed filed on August 12 , 1966. On October 6, 1986, the Commission certified the Land Use Plan as res0 itted. I 4;�1. •, {1.Y TABLE OF Cok'i1ENT,; EXECU71VE SOMMARY 4 LAND USE PLAN I . STAFF FrCOMMEhfC71+TION . . . . . . . . . . . . . . . . . . . ... . . . . . . . II. rllgDIPIGS roR Cumu!CATION OF L(IP . . . . . . . . . . . . . . . . . . . . . . .. . . 1; III . IFINDING: FOR SUGGEST"-D MODIFICATIONS . . . . . . . . . . . . . . . . . . . . . 23 V. ENERGY ElRDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 VY . PUBLIC ACCE;aS FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2� Vil . OTHER COASTAL ELEMENT POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 CEOA FINDINGS . 1 1 1 E:XECUT1VE rUM,MARN' Area Description The City of Hunti,rigton Beach is loc4ted in northern Orange County between the City of Seal Beach and the Santa Ana Ri*-ver with a ,uastal zone of about five squAr. e miles including nine Miles of puhlic beach . At the northcrn end of the City +_s Lhe Huntington HArhour wateefront marine community anti commercial centers . The Shoreline cotltair..s major stake and city beache3 with: spipport faciJitief, and o cunic-ipal Pier which provides w�ata � ir_• recreation opportunities . The Downtown and To'r,ilot area are a mix of rFcreatio►ti and commercial uses and re-�identisl d,aVelopment . There 4 is extensive oil and energy--related operationw and environmentally nensitive crustal, wetland!, and other habitat in the City , ,.; ^aastal ,nne . I LRnd Use plan Summary The Land use Plan as resubrr.i t gets :L5 cnmpr i sed of the following land i ��9Eti designati.ons ; 1 . Visitor-SE- rvin Commercial : The City has designated a seven--acre strip ,alang pacific Coast 1 Highway between Beach Boulevard any Newland Street as *visitor-serving commercial ' . This airea has beers determined by the department of F'ie5 and Game in its 1983 Determination_ of. the Status of the Huntin ton Beach Wetlands to t�f Eormer wetlan3s which •is no The %•isit.or-serving des,,gnatiun is also appropriate as the site is located at the tertninus i3f the major access route ( Brach Boulevard) from inland areas Lo the beach . This designation � is part of the Coastal Element { the certifier) in geographic psrt LUP ) which has been included as part of this resubmittal . The principal permitted uses are hotels, motels, restaurants, theaters , Museust , specialty and beach.-related retail , and service uses , Office snu residential uses are conditional uses in this district ar.d would be Allowed only by special peMit . The general he ght 1 ; iftit for All categories of development is three stories. t . Conservation: the J has designate) 124 . 5 acres between Reach Boulevard and the SaAta Ana Ricer as "Conservations . This use is part of the adopted COaAtAl Element - The intent of the designation is to protect r vaiuAh)e reRn'uree arras. The designation allows certain low i r d intensity resource protective avtivities ir�c:� I1C1141C3 Picnic.: 'Nncl thaervat inn areas, nature trails and per iphrr,i 1. bike paths , informational sig,is or cli splay, , -end per ipher ! park inq mt ea$ . Public: access is Oncour:•atgtd and should be provided w+bel,p possit.,)le . I . rndustrial Energ _Production The City has retiesign&tod 84 . 5 acres between Newland Stzeet and Magnolia Street as *>rndustr;.al Energy prociuGtian' . This designation includ:r, the existing developed Edison Company power plant Site and the adjacent storage tank area . The designation is intriided tO accommodate ocin-oil extraction re3ated coastal dependent energy production facilities . Principal permitted uses include power plants , storage tanks , transmission lines, storage ehO maintenance Yards, and ancillary buildings . 4 . industrial Energv Production/Conservation The 17-acre vacant parcel, ad jacLnt to the Edison power plant has been redesignated as ' Industrial Energy Production/Conserwaitinn` . In this ease , a nervation" overlay has been applied to trje 1 underlying land Ube designation of " Industrial energy Praftctiano . I This designation . s intended to allow the existinq wetland area to he protected and restored while not precluding the Uptian of power I plant expansion onto this si +.:e if no f2•a,tible less eropironmentally Aemwging alternative , such as an inland lccarian , exibls and if appropriate mitigation, including restoration of degraded wetlands i n Of airerc , is provided . 1 err K i P 6 i Lht\10 USL FLAN Pt;COMME_tdirA',t`i0N .XNVFINDINGS FOP rCERTinm.Xrm v Y . RECOMMENDATION Following a public hearing, the Commission shall ndopt the following resolution and related findings and declarations for the city of Huntington Beach Land Use Plan for the area of deferred certification between Beach Boulevard and the Santa Ana Rives: mouth as resubmitte6 MOTION I T mt►v-r that the ^om►nis., ion certify in geogrr.phic part the Land f Use 1�ian for the area of sae?iF F cent i.l:icat: icon between Bleach Boulevard and the Santa Ana River mutith aF� re:,(►hmitted by r.he i City of Huntington beach . i Resolution to Certif_j The commission hereby certifies the resubmitted Land Use Plan for t the area of defetred Cerrtt'i"fKcatinn between Beach Boulevard and the Sasnt& Ana River mouth of the Vi tN, of Huntington Beach L cal Coastal Program and f,4' n4a for the reasons discussed below that the resubmitted Land 'Use plan meets the requirements of and is in conformity with the policies of Chapter 3 (commencing with Section 30200) of the Coastal Act to the extent necesssar; to achieve the r basic stated goals specified in Section 30001 . 5 of the Coastal Act ; that the resubmitted Land Use Plan contains a specific access cu-nponent as required by 5ectio6 30500 ( a ) of the Coastal Act ; is r.oIisistent with aaplicable decisions of the Commission which shall guide the local governmfbnt in their future actions under Section 30625( c ) of the Coastal Act ; and certification of the resubmitted Land Use Plan meets the requirements of Section 21080 . 5 (d) ( 2 ) ( i ) of t the California Environmental Quality Act , as there are no further feasible alternatives or mi' igation meahur.es available which would substantially lessen any significant adverse impact whi,.:h the land Use Plan r-lay have4 on the environment . t II . FINUINCS POP CEATIPICAT.Ot', OF THE LhN� USE PLAN A . Envirnnmenul.IX Sensitive Habitat Areas . Kam_ t�'ir�r�/�.,'�, �.k��►A�� A.t� � I 46M Oak+ S+rw S,, O IW w44a1 .pi Pit ��.r�+�u.1..�.IM1�YY_wM..._I•r.v..n�w._�r�.w..L�...�+.w�a�.w++......�w.www..�_.....u. • ......�� ..W..__..w,.+�r+r r.�. w.��.w414,b�1M�.-.M_I.�+wwwWMYLLr-'MN, 1ti fits O.W.dW•r76` 4 , c�1 I � 4�► ��. T J . I `44 4K -� w.Iw o ....r...� .��" rIrv.% • I 1 r y8�� A�rt St�•s�►� �.�it� lb� :+�ccr »�,�'_`__,�,..._..,�,....._.r..�_. �.__.�_.._...........r.,_� Nt,iWWVGTON SEA CH, UIXORW 42640 l�+�✓ "1k�.• 6:14L t ' {W i S f f' • rr-� � �J I I i I ,�V ��A� t•'.II I�� YC•; tn, k i�aga. 7 Sect, ion 3024U%n ) 0; the Coastal 7,ct state.$ that.- Sect inn 30240 r ia ) Ctrviroretnentatly sensitirre habitat areas steal tip protected 41axnst arty significant disruption of hate 4t values , and only uses dependent on ouch .resources shall be • Moved within sqch areas , (b) Development in areas adjacent +-o environment illy s,ans;, tAve habitat areas and parks And recreation areas Shall be sired and desAgned to prevent impacts which would significantly de grade Such areas,, ainr) shall 1 t:rc Compatible with the cant: - W,ance ,f riuch habi'tast. at pas. (sc,t• '.'Jrh :s;i;l i 3 pc(�vi den in part: i k4.r.g , fillinq , or dredging of open c,'oa,� t:al waters , wct: lan,. a . estuaries , and lakes sli;': ) ! be permitr_ed in accc,rdance with ot.htiet• applicablr: arov: Sions of this :liv:sion, whore there is no feasible less er, ;i r.onmentally dama line � blterna} ive , an.J w' .,erg: Feasible mitic;atiori measures N?ve been provider! CC r.,i n imi ze adverse environmental et t'ect s , and s)ia l l he Pmit•ed to the following , ( 1 ) New ar exnAnded p(rr. t , energy , anti coastal .-dependent Ole-ustrlal fatuities, including cc'mmercial fishing facilitic> . ( 2 ) Maintain rig existing, or restoring previously dredged,, depths in existing n,avigati*nal channels, turning b&sir« , vc-xsel berthing and moo-Ang areas, and boat fat;t,CFting ' �ampa. ( 3 ) In wetland areas only, entrance channels for new or exn,•nded boating fa iltties ; and in a degr&ided wetland, :dentifiP1 by the Department at Fish and Game putrsiant to subdivision ( b ) of section 10 (11, for boating t, facilities if , in conjunction vier, such boating facilities, a cuhstantial portion of the degraded wetland is restored and sa i rota i ned ,as a bir log:ca l l y prodict ive wct larld. The size of the, wetland area used for boating facilities , Ancluding berthing spade, turning basins, a rteccssarw navigation channels* and any necessary Support service fA!•i l i t i ts , shall tint exceed #)5 percent of the d�gra+��d Wetisnd , • ( a ) in open coar.t , 1 ua,t or s , other thin wetlands, ' "" 1 '"Ai ^r Streams , est: Uaries , and lakes , new or expanded t.oating iactllt, ies and the placement of structural " pilings fOr Public recreational piers that .provide public access Wr' :r f r' 1 f i 1 i I P�ic3�► 8 f ( 5i Incidental public service purposes, including but not limited to, burying anO pipas or inspection of piers and mai.ntanance of existing intake and uutfall lines , t s 1 ( j) mineral extraction, including aand for restoring beaches, txcapt in Environmentally 64nsitivt F areas. ( 7 ) Restoration purposes. i ( gi Mature study, aquaculture , or similar resource deptndent act iv i t icz. . (c ) in addition to the other provisions of thi section , dikinge filling , or dredging in existing Estuaries and wetlands shall maintain or enhance the functional capacity Of 1 the wetland or est:uAky . Any alteration of r_otstal wetlan'lzi but identified by the Depa�t•ner�t of Fish and Games , including, not limited to, the 19 ce,astal wetlands identified in its report entitled, u;%cquisition Pricrit:itis far the Coastal Wetlands of californid' , shall be limi.rced to very minor incidental public facilities, restorative measures, nature r studv . . .if otherwise in accordance with this division . . . section 30230 states that : section 3023U marine resources shall be maintair►ed , enhanced, and where ; feasible' restored . Special protecti.otl shall be given to areas and species - of special bioldgiCal or economic signitl.cance . Uses of the marine environment shall be carried out in manner that will Sustain the biolcgxcal productivity of coastal 'waiters and that will maintain healthy pcpulations of �ali species of %sarine argmnis(as adequate for long-.term carameccial , recreational , scientific, and educational purposes. f $ection 30231 states as fallow$ : section 30211 The biological productivity and the qualit•1 of coastal t waters, stC@aPka, wotlsndr estuaries. and lakes appropriate to g; maintain apt imusr populsttt,ns of marine organisms and for the protection of human hetlth shall be matintained and, where fttlsiblt, rtstored through , among other means, minimizing . advtrse effects of waste wattr aischarges and entrainmert , controlling runoff , areventinq depletion of ground water supplies and substantial interference with surface water i hs � I'7 � y rarer �f, Y i v U page 9 •neouraging waste water reclaMation, mAiAtaining natural vergetation buffer areas that protect riparian habitats, and •inifti.sing altei .;Ition of natural streams. SMCtion 3041 ] (1)) of the Coantal Act pravides that Section 30111 (b) the "Pi5ttaent of Fish and Game, in consultation with the commission and the Department of Boating and Waterways, May study degraded wetlands and ider:tify those which can most feasibly be restored in ccnjunct:ion with,deve , � pment of a boating facility ea provided in subcli -inion (a) Section 30233. Any such study shall incl uf,e conz idera+t ion of all the following: ( 1 ) W(,ther the wetland is so severely degraded and its natural processes so -, ubstantially impaired that it is not r capable of recovering and Maintaining a high level of biologica ' nroductivity without m? ;ior restoration ( 1 ) Whether a substantial pct* .o,l of the degraded wetland, ty;t in no event less that 75 Percent,, can he restored grid mainthined a; a hiqhly rods . tive conjuncLican witi> a boating far,isities project . Wetland ( 3 1 Whether i estorar inn of the Wetland' s natural values, i :icludinej its biological p.*.oduct;ivity and wildlife habitat features, call OOFL feasibly he ,achieved and maintained in conjunction with a boatirjg facility or k•h!!t}fet` th�•re are other feasib)s ways to achieve such valuer , ] . Wetlands The CbmImission generally cart.;iders wetlands , estuari,:riparian habitats, laces anc! $, streams , environmentally sensitive t'ak�ptatiar�a*f befiaus oof�thew�se� i�i be valuable role of these habitat areas in maintaining the n4tural1Y e001091cal functioninq of many coastal habitat r.teas and because those areas are easily dt9raded by deep w'aterr and the variety of huean developments . wetlands; are highly diverse anj productive . 'foe CC1tlb1!181t ion of shallow and sub�tratas Vegetationation anti .produoe Far greater possibilities far wildlife feedAng , nesting and : eating thsn is found in less diverse alcea►s, wp r' nhabited by hundttds of $Pec ies of bi,rde, mamma s, t l&nds aey be smaller organisms . mammals, fish and Migkjtory animals feed and rest - l*rga enough numbers to make +h 'n Ca " f r,inval�aabletAl w0ttiands in areas. Most vaterfovl and shOtfoirds found in North America, such as (JUCAs, geese, Sandpipers , Ond eunlines , are migratOtY. During y AI 1 Pave 1(l i the fall and spring migrations, Mil ) tons of these birds move along well-def intd ratites cal lad flywayfi. The California coast , part of tho pacific Flyway , vac assigned third highest priority ( out of a total of 33 areas nationally) for wi.itsrfcig habitat preservation by the U, 1 . Piuh and Wildlife Servic+. Since wetlands are so valuable from both are economic and biologic standpoint, the Coastal Act, and many other Federal aad state statuser and rego14tions, mandate governmental regulation of these areas . 1rhe Coastal Act requires that the biological productivity and the quality of coastal waters, stretams, vetlanJs, estuaries, and lakes be maintained end, white feasible, , rautored. Section 3023 . of the Coastal ACt requires in part that the diking , dredging or filling of open coastal waters, wetlands , estuaries shall be permitted vhare there is no Etiasible less ei,vi ronmentail ly damaging altprnotive and whore feasible mitigitir_.n measures have boon provided and shall I)e limited to the uses enumerated in subsect ; 5 ( a ) ( lw6) . signifycant wetland resources have been H eatified within the City' s coastal zone as determined by the Commission In its previous actions Qn the City ' s certified in geographic part LCP. in 1982, the Cowmissiur: cert.ifit-d the City ' s LU? exclutLnq thr,se areas identified as Wetlands , The two non-certified wetlands arf—an are the Metropolitan water District ( MWU ) parcel +tdjar.e.nt to the Sol as Chica and the area f re w Beach Eou 3 evard to the Santa Jena Airier ( Exhibit 2 ) . The Land Use Plan was denied for these areas ba#ed on land use designations which were inconsiscent with Section � 30233 and the energy policies of the Coastal Act . Mist.orie:al ly, coastal e$rijaries and wetlands have been destroyed or Misturbed by activities such as dredging for ports and marinas , diking from tidal action, filling to provide new land for ` development, And used as sumps for domee:,tic sewage and industrial waste and deprived of rejcvenating freshwater inflow by water diversions. of thee 'original 197, UO4 acres of matsheys, tnudflats , hays, lagoons, sloughs and estuaries in California ( excluding San. Francisco lla) ) , the natural productivity and open space values of 52% have been totAl ly destroyed by dredging and filling . Of s CalitOrnia"s re"i,nirg estuaries and coastal wetlands , S2 percent have bw etsb ecteil to severe damage and 19 percent have received reodarate dawage Mhl i fot ni a Coastal Plan ) . Thus, less than 10% of Califtrrria'■ crigrgil Rautal Muir es ar;d wetlands remain relatively undisturbed. It its for reasons such as these that the Coastal Act contains mandst.oty provisions fat wetland protection and restoration incluC69 tbosea wetlands which have been severely tXtered by human activities a -d therefore decxaded . In fact, wetlands are the coastal teNootces that have been granted the greatest amount of protection in tt-e Coastal Act. For exatple, there are several .. specific Coastal Act policies. which requite the maintenance of biological productivity and the quality of Wetlands ( Section 31311 ` ; r+strict 1likinq , filling and dredging of wetlands ( Section A 4 1, 30233) ; and provide for the restoration of wetlands ( section 30231 , )0411 ar. d 30607. 1 ) . Thus, wetlands vtot*ct ion and reittoration Is one of the Coastal AGt ' s major priorities . of colifornia's reeai.ninq coastal retl4nds+, southern California wetlands haver begs the most severely depleted. However, southern caalifornia "a coastal wetlands still support hundreds of thousands of birds including dosens of spectos which migrate along the pacific Flyway. 0one*, according to tedlor ( 19620f tbex* areas take on intornationa1 Important;* aN :f eding and resting grounds for speci•s found from Alarnks to Antarctica. Herons, egrets, gulls, tearnsf st-iorebiirds, ducks,: , geessaa, coots, weeding birds and rails can be seen in swathtrn CayliforniA coastal wetlands throughout most of 4 the year. However , several, of these bi.td species which use southern coastal wet lends are now enCangtred cue, in .large park, to the massive � lasses of wetland habi :;at . Approximately 75 riercent of the estuaries and coastal wetlands in southern California have been destroyeM or avvere) y altered by man since 19roO , Two-thirds, of the twenty eight sizat . e es-uaries existing in southern California at the tc r n of the century have been dredged or f i l l+ed (California e Coastal. Plan) , These losjae,s have driven several species o 410I e nera►r l y to Ox t i nct ion, Endangered species which use the wetlmndas include five endangered birds . The C410ornia least .ern (Sterna albifxorrs browni ) , the brovtt pelican (Peltcanus accidental' 6 cas x •ornicus , t e peregrine falcon (raicoer` n"s na�um aMn t e gait-' ooted Clapper rail (Rarilus i[on rrostris leylpa are tederaliy listed. The 0elding' s savanna sparrow Paassercu'Tus sandwichenis beldin Li ) is state lixted. The latter[ two species are rear entae a t e salt marstw and arbsoluttly depend on it for e4urvivaal ( aedler , 1902a ) . In addition , the Aesthetic and open space valuer of southern California coaestil wetlands is significant . Onuf et a1 . ( 1970 ) note that coastal wetlands probably ss%pport higher densities of big, active animals, .especially birds, than any other major habitat typ,4 in the United States. The *Pall size of most cif the remaining southern Ond control California coastal vttlasnd$ , the low statute of the marsh plant* , and the close proximity of many of ubeare wetlands to denasly populated areas alloy easy viewing of a wide variety of birds in their noturarl setting. a . Tttsource Valuers of they Huntington Htach Wetland* 1n 1963, the DepOr tOtnt of Fish and Game ON ) prepared, at the Commission' s reQutst, a report concerning the sta.. .aaa of the Huntington beach wetlands . The report wart prepared pursuant to Section 30411 of the Coastal Act which provides for the study of degraded Wetlands by the Depaertiftont of Fish and Game in culsbulLo6uro w; th the Commission and the DepartMcnt of soatinq end Waterways . I Page 12 ff l II The Department of fish and Came summ,.,rized its findings as fc,) lows:I E eased upon examination of historical mapping, existing biological data, and upon the definitions and criteria outlined herein, the bepartcaent finds that of the 162. 6 acres within the ! study area, 10.9 acres are hiatoi;ic wetland and 12 .7 are historic upland (Table 1) . We find that of the 149.9 of historic wetland within our study area, l!14 , 7 acres (76. 5% ) continue to function viably as woclands. The Department finds that all 114. 7 acres of wetland i1ent i f itd are degraded pursuant to the definition establiahed herein. However, we also find that 113 . 9 of these 114 . 7 wetland acres (99% ) provide either highs or moderate habitat values to wetland-associated birds . Further, the Department finds that major restoration Worts would not be required to restore and enhance wetland values on .114 . 7 acres identified in this report . The DFG report discussed the historical importance of the HUntingt,)n Beach Wetlands: The study area is a remnant of a once extensive votland Area which existed at the r-ctith of the Santa Ana River ( Figure 1 ) . This wetland was historically connected to Newport pay by the f meandering Santa Ana River . The present wetland ( 114 . 7 ac. ) is t all that remains of approximately 2 ,000 acres of historic wetlands which existed upcoast ( northwest ) from what is now to e Santa Ana River Mlood Control Channel . This reduction In area -of nearly 45% has oceutired primarily due to the channelization of the Santa Ana iriiver anti other drainage coursev and t subsequently from encroachment of residentiLl , com,r•e.rcial and industrial developments in tt. , City of Huntington beach. The study area ..as been formally 0asszfiad as wetland by the State of California since at least 11#71 (Radovir:h 1900; Appendix 3 ) The resort also i n.cluded a descript icon of the present status of the i «artlands: I There pc .nently exist 114 . 7 acres of viably functioning wetlands in the study area, 21hese wetlands are non-tidal in nature. They are primarily a coabinotion of vegetated and ratan-vegetated wetland fiats, and manifest various salinity regimes. ruminant plant species include pic.kleweed (Salicornia v K inia)e alkali heath ( hrankenle randifolia) and a at gr-ss i.st c lie s !cats ) in sit marsh areas; spiny rush (auncus acutus ) ;n3 q rus ;Stir us app. 1 in brackish water agars area and cattail lT ha sPpO in freshwater marsh areas. 5alicornia Virginia an o lagntt hydrophyte, is clearly the FFW om nsnt plant species in the study area. . . The invertebtate population provides a forage base for an d 1 PF+ge 131 abundant and diverse compleaent of wetlan4-orientzl bird species. At least 83 bird species have been observed in the 1untington $each Wetlands (Appendix 2) . of the 83 species, 53 ' species art% watlend-associated bi rda. tnclud*d among the species knoiwn to occur in the study area are the federally and Is state-listed endangered California lean, turn and the I stater-listed erndangered Beldina's savannah sparrow. bird censuses. . .indicatt that of the 114.7 acres of existing wetland in the study area 113.9 of these acres (99%) provide either nigh or moderate habitat values for wetland-associated birds, of the 12. 7 acr. _a of h: storie t)pland , 8. 7 acres adjacent to PCH and downcoast ( generally aoutheaat) from the power plant are composed of c*astal dune habitat, willow thicktts and transition vegetation,, and are environmentally sensitive purRLant to Coastal Act Sections 30107. 5 and 30240 , These 8. 7 acres provide desirable hA bitat diveraity to the overall study area $ hid constitute approximately 35% of all remaining coastal dune habitat in northern Orange County ( the remaini ,`g roughly 651 being located primarily in the balsa Chic& Ecological Reserve ) (See :. PG 198: ) . . . b. Lund Cat Plan Policies As no-tee above, the wetlands area in the City of hunttington Beach from beach Boulevard to the Santa Ana River is part of the lost remaining recreant of the once extensive as1t marsh and estuary complex of the Santa Ana River which encompassed over 30yU acres. The area ' s primary resource value is as habitat for radrah dependent bird species. The area presently nerves as a waterfowl vinterirtg area , p;.)vidinq valuable nesting and feeding acres on t' winter migration routAt . The wetlands provide. 1. cr!ti -al food source and 1+reeding nabitat for the endangered Califp.nia least tern and the endangeited ae,ding' s savannah sparrow. I In 1981, in its previous action on the Huntington Beach LCP# the :ommissiort certified the City' s LCP in geo iraphic part and denied certif1C ,ti*c in part tot the two wetland areas within the City: the hetropolitan 'wit-at Diatriet (MWD) parcel adjacent to the sole& Chic& and tke area troll beach boulovard to the Santa Ana River . The Commission found in its action on the LUPe the findings fot which are hereby incorpotsted by reference, that: The Lisp as resubmitted fails to confotm to the Resource protection policies of ti:e Act in the following significant areas: 1 ) The LUP falls to provide land use designations and standards to ensure r:otection and restoration where feasible of wetland resources identified consistent With the Coastal Act definition . v� I F Page 14 4 I $ ) The LUP as resubmitted while referring to wetland as 'potontial ' ( page 611 or 'possible' ( page 59) wetlands anrd acknowledging their identification by the Department of Fish and Came in a preliminary I determination, designates watland areas for uses not e allowed! by Section 30233 of the Coastal Act. I The Cotweis*ion Butcher found that the land uses proposed for the betland 4reas would conflict with the energy policies at the coastal Act which address the siting and expansion of power plants and onergy facilities . The crommis .:ion concluded that ; c The Plan as xesubmit;:ed would re, t in the fillinq of over 130 acres of wetland With an irreve .e loss of habitat value and productivity acid loss of habit- for endangered species . Further , the plan precludes higner priority coastal dependent uses on the MWn site and ;precludes potential restoration of wetland resources on that sit*.. The commission reads similer findings in its original denial of the LUP in l981 , the findings for which are hereby incorporated by reference , The City' s LUP resu'wmittal for the area of deferred certification from Beach Boulevard to the Santa Ana River Lontains new land use designations for major portions of that area ( Exhibit � 2 + . The proposed land use designations include •Visitor-Servinq � Cow,mercial ' , we-inservations , ' Industrial Energy ptoductiori• , and ' Industrial Energy Production/Conservation' . la addition, the LUP resubmittal includes the resutmittal of the coastal Element policies including the environmentt ' ly sensitive habitat, visual resources, energy pol ),cies , etc. lei, 'Conservation' and ' Industrial Energy production/Conservation' designations for 14.1 . 5 t acres of wetland/ccastal dune/upland habitat ( in conjunction with the environmentally sensitive habitat policies of the Coastal Element ) would provide protection for the,ae environmentally sensitive habitat areas consistent with the environmentally sensitive habitat and Wetlands policies of the Coastal Act . Tile dosignatfons aco consistent with these policies because: 1 ) they , allow for the following kinds, location and intensity of land uses consistent with Section 301A and 2) the land use des'-.gnatians and/or other policies provide for development meetingLhe other tests et section 3O233 - that there are no feasible, less onvirom*ntally damaging alternative and feasible mitigation is provided/r"trod as well as th* ene rqy policies of the Coastal Act . The *CenservationO designation allows certain low intensity c refrourcb protective activities including picnic and observation arias, nature trails and peripheral hike paths, informational signs or displays, and peripheral parking great. The ' Industrial Energy Production/conservation` d :signation is intended to allow the existing wetland aria to be protected and restored while not praelyding the option of power p.iarnt expansion onto this site if no feasible loss environmentally damaging alternative and if adDroDriAte mitigation is provided . The 141 . 5 acre figure reflects r I page l5 erg 98 Wetland Determination o the Department of Dish and Oa�ae 1 ') 1 at f 149.$ r acmes of historic wetlane minus former ( not restorable) wetland and upland hwbitat vest of Beach Boulevard and a strip area along Pacific coast liiOwty east of beach loulevard. C. Hamilton Avenue Extension The land use designations limit allowable ores in wetlands, however, the resubmitted LUP includes a provision for the extension of Eamilion Aveauo from Newland Street to Reach Boulevard. The atttas tha'. would he bisected by this allignment of the extension have been 4dentified in the Department of Fish and Game wetlands detarmination as restorable former wetlands and degraded saltmarsh/salt flat wetlands . The DFG has also determined that the affected areas support *Moderate" and •High" use by wetland-associated birds. ' The City states that an extension of Haniiton Avenue i5 needed to provide an alternative circulation route to Pacific Coast Highway . The extension wov' also, tha City maintains# provide increased ,access to the cua. _ for beach users and would improve public safety as it would ter-. - ns an alternative route to the beaches and downtown area for fire and emergency vehicles . The Ci'ty's proposal states that : The Hamilton eatr_nsion will oe constructed in such a+ wale as to minimize impacts on the wetland. This includes raising the entire structure on pilings if necessary. Appropriate .mitigation shall be provided _ It is tho Ci,ty' k intent that no net loss of wetland occur . Any wetland which is filled or reduced in productivity by the project will be replaced L)y restoring otherwis,. degraded or non-functioning wetland as close as fearible to the project site. In its previous actions on the LUP in 10-81 and 1982 , the Carimission roted that the proposed extension of Hamilton Avenue Would result in the filling of identified wetland areas . The Coami-s*ion also found that reads are not a permitted use f-ir which filling of vetlandr is permitted sender Section 30233 of the ::costal Act, OXCept a$ part of energy expansion allowed by Section 30233 and the ener9Y pplicie* of the C*+astal Act , In its 1991 action, the Commission adopted a suggested modification (and the City adopted the Pilicy below as part of its Ce,tstal element) which provided that no fill tot road construction would be allowed in wetlands except ss provided by Section 30260 for coastal dependent industrial users and Sections 30262-30264 for allowable tnergy f facilities and shall be limited only to access roads appurtenant to tht facility to serve uses permitted by Sections 30260--30264 . Any proposed road also had to meet the other policy tests of having no feasible less environmentally damaginc alternative e,nd providing fetsihle C' tiqation . x r r 'F i 1 • Page 16 f The blip rarsubmitterd in 1912 incorporated policy modifications 51milav to the Coa►eissinn's adopted suggested modifications. The new LUIr policy (9e) providers as follows: t ge . prolimit all uses within the Loast Torn negating site on Eluntington State Brach except those related to habitat restoration. prohibit fill in ikoy wetland areas for the purpose of goad construction, except for roads required to marve uses allowed in wetlands pursuant to and consistent with Sections 30260-30264 for coastal dependent and energy uses. Also, it a project were approved pursuant to and f consistent: with Section 30231 (a) ( 3 ) , and a -oad was part of the, approved proloct, such road Would be permitted in portions of the severely degraded vetland where development is permitted. Any roads governed by this policy ahall be limited to necessary access roads appurtenant to the facility , and shall bt permitted only , where there is no feasible less environmentally damaging alternative and where feasibility mitigation measures !'lave. � been provided. it is significant to note that this policy was adopted prior to the final Department of Irish and Game Section 30411 wetlands determination report , which found that t►ie wetlands in this area were not so severely degraded as to require major restoration. projects approved pursuant to Section 30233 ( a ) ( 3) pertain only to wetlands identified as so severely degredred as to require major restoration. j The CommissLon previously found that this policies and standards contained in the resubmitted LUF were consistent with the Coastal Act but denied the lama use designations !cc the identified wetlands areas because they allowed filling of wetlands fur uses no)t consistent with the Coastal Act and would have resulted in significant loss of wat:iand and other environmentally sensitive habitat: arears►. The Coamissien cect.fied environmentally sensitive t habitat are* policies for the geographic area excluding the wehladds area*, firhding that the Wicies themselves wave COOS:sr<a}Att with the Coastal Act . However, as the l.<lF was denied fn gaeographic Vret. Neither policios not hand use designations were c*rtifi*d for this at*&. Now, the City has resubmitted its YP,,d certified *SVitorAwntally sensitive habitat area policies along with now laad sea designations to Comprise a resubmittal LUP for c the gtogcaphic area denied certification by the Commission in 1982. Ptlicy 9t, as the Commission previously foa.nd, is consistent with that Coastal Act in that, it would protect wetlands, allowing road •xtta,sl*rsr only ass part of. allowable coastal dependent or energy uses persisted by Section 30233(a) ( 1 ) and only whore these is no t feasible altrornative and whore mitigation is provided. The y0p as resubmitted includes the extension of Hamilton Avenue which is not 5 , f t d r M Page 17 consistent with policy 9e or Section 30233 of the Coastal Act Ma the Hamilton extension is not part of any co+est&l dependent or energy related project and is not one of the permitted uses oiti ' Section 30233 of the Coastal Act . of all the envir*anentally sensitive habitat areas mentioned specifically in the Coastal Acts wetlands and estuaries are afforded the most stringent protection. In order to 'approve a project involving the diking, fillinq, , or dredging of a wetland or estuary , the Commission Faust first find that the iarnjict is one of the specific, enumerated uses set f0vth in Section 30233. In addition, permitted development in these areas must meet the requirements of other applicable provisions of the Coastal Act . The activities and types of development permitted in wetlands, pursuant to Section 30233t are as follows : - 1 . Port facilities z . Energy facilities 3 . Coastal-dependent, industrial facilities, 'such as commerci .- ' fishing facilities 4 . Mainter+ance of existing or restoration of previoual.y dredged depths in navigation channels, turning basins , vtasel berthing and mooring areas, and boat launching x&mps 5. Incidental public service purposes which include , but are not limited to, burying cables and ;pipes , inspection of piers, and maintenance of existing intake and outfall linos d. Restoration projects 7. Nbxure study , aq► &culture , or similar resource-dependent activities 8. Ir. wetland areas only, entrance chanebels tor new or expanded boating facilities may be co;cstructed, exctpt l that in a degraded wetland, e+ther Looting facilities may bt permitted according to the requirements of Section 30411 9. New or expanded boating facilities in P.stuaries The Commission has consistently found that protection of wetland resources is a high pri*rity of the Coastal Act , and has denied deveelop"nt which would have resulted in the filling of wetlands, or Conditioned projects to avoid filling of wetlands. In many previoss actions, incluudinq the 1981 denial of the City's LULo, the 19112 certification of the LUP excluding the wetland &roast curt i f im;ion of the County of Sate Vitgo, flan aieegu i to segment LUP, and revi*Ua prermit actions including A-328-78 (Rawtherri 1 the Conaresion *ad* findings regarding the importance of protecti;nq wetlands and related habitat . The Cosmiasio.i found in its review of Ube San Dieguito LUP . that z specific policy which limited the type of use and development permitted in wetlands was protective of wetland resourc(ts consistent with Section 30233 and ad� ressea concerns retgardinq road extension and widening projects adjacent to San itlijo and Patiquitos Lagoons . In A-156-79 ( Carnel valley Road ), the Commission initially denied a pxoposed road widening .and re. l igtement that Would have resulted in wetland fill . The ' 1 .ate i t Pag! 18 r Commission latet , howollmr, approved the project which was intended to eliminate a dangerous curve situation after the project had been redesigned and modified to mitigate Wetland fill to the maximum extent feasible. ly, previous actions on proposed road extensions through wetland t +gear, the Commission ties also found that limited expansion of roadbeds and bridges necessary to saintain existing ttaffic capacity may be permitted only when no other alternative exists and when Corislstent with the other provisions of Section 30233. similArlit, in this cased the CoWasion notes that the intent ,,of � t e j!ro,eose Hamilton Avenue Uxter.t on is to serve a Xu c�Yservice that-ems as an Alter nate route a ac: �c Coast H awn for ewer enc va c es. resen „�rT" enter ens ve is es are tndered b tie a--k oE a terna ,e ro�utes when Pacific c Coast N ways •....r..•..�. whenm asse a uR tdOw coR��br.�rT tra c. . e 'eity intends to Fxte4d Va nut Avenue from the downtbwn to geach BoulevardM ere it would t meet t e Mended ma ton Av.!nue • __TKI_swQuld create a new cross-town axis n� Wr. nut end Yemx i toA Avenueefrom t�'e downtoan to the Santa Answer . The eaten a Rama ton venue(in con urrctic�n with n+�t o a t Avenue eatens;.on wou serve to enhance eme ve t ewr L a + e town anc�.'th,te �..�.,.__ souC taatern area of the c t In its action in 1991 nn the Marina Del Rey/9allon,i LUP of the County of Los Angeles LCP, the Commission approved the extension of Falmouth Avenue theou;h an area of severely degraded wetlands proposed for restoration in the LUP. The Commission found Lhat the extension was consistent with the requirerents of Section 302331a) 17) of the Coastal Act as it was part ct b restoration � pro'ieet mind vas Lite least environmentally damaging alternative for restoring the wetland as sod°fied to be elevated on pilings , The sug,�asted modific;atidns to the LUF required that the road extension be elevated on pilings •to insure : r.:=i% imum flow of water , r6ovement 4f mammals and avian species and clearance to permit periodic maintenance. ' Thy Commission based its decision, partly on evidence supplied by the Gepattment of fish and Game ( DFG) in a letter to ` the Commission. The UPG stated that the extension of the road in combination vith an aspanded votlan4 restoration program was •a*re protbeti►we of coastal wetland resources t' an the preclusion of the proposed extension and no vet.la+nd restoration. , The D rG almo expressed oancerii that without approval of the LUP including the ralzou+th extension and the restoration plan proposed by the + landawr►ot, the use of the area for agricultural purposes would be expanded and thereby further diminish wetland habitat values. The Commission concluded that ; The proposed extension of Falmouth Avenue through a portion d'f the degraded wetlands deoigliated for restoration, i.s pqrmissibla as part of a restnration plat even though roads are nr►r, id�.nr ; a.r� as a permitted use to Section 30233 of the Act . ..r► d Page 19 The COOMissian'i Xnterpret:,ve 0videlinea for Wetlands and atherr Wet Crivironaaentelly sensitive Mess (p. 14) declare that 'additional fleribility will be aliooted for restorative~ projects located in wetlands which are degraded (as that tetra Is used in section 30411 of the coastal Act. ' The Guidelines go on to state (p. 24) that 'restoration projects under this approach may inclu4e uses thy+!- are not permitted in section 30Z33 if the, project meets ail of the othtr requiremwits c? Section 30233 and 30411 ■ " The Commission notes that the there are significant differences between the Aallonal wetlands and the Huntington $each wetlands . one major difference between the two areas is the Dvpsrttsent of Fish and Game wetland determinations prepared for each area . The DFG determined that the overbll. Salllooa wetland system is severely degraded and requires a tea jot restoration plan . The bu.iting ore seach wetlands, however, ;hough determined to be degrard, d wetlands , Were found by the DFG to be 'not so severely degraded that major � restoration efforts ace requires. * (emphasis added) ( AFC as�tert,inat io:l of. ' ' e Status of the Huntin ton Beach"�letlands , February T e pp 'faun tat 114 .7 acresT76. 'it I of the 149. 9 acres of historic wetland 'continue to funcl.:onally viably as wetlandap and major restoration was not necessary to restore and enhance wetland values . The Commission finds that ttoereci se al i nmrnt: of Hamilton live . can not be i rove . without necessary env ronnen a ToMmentation SHOWS 2 the ea Onvironmontallz damagingfeasible a ttrnat ve is the Zihosiri i erna t ive. 157wever, the Commission n s t hat are is a rte-37o f- v de an a I tt :not Ive rroite RFOM 1 nq MosY air p9bl i c safety nee s . The Commission further finds; that such winimiaatinn ofimpacts $�1M M1* at a A n MUNI iCirr 0 e ,ca wily an an b naent which s wit protective of wetland a taw a O..W L May requite a #h re too o o ! cons rudre n I in s or other road C Y* ns sUe; ' C aR dVt c the wetlands limit ri e vidts 0 99040—sy by A [!4 n ones and ! #rN teat A �11 an �� u i on or aR ei au O v! aA . ottwr�is#siotti r«o e r ac nee e e ooa ;*C, a this to •Rs cog hr Y nee o a ! ua i xe 5 e mw ter E: nmen a or A ton Ave. an V n*i o address � _ on nee»F40 rr�t,�„ ion ear a t t r rt a ve, The City arquer that the Commission has approved a number of roads, such &A hal"Uth Avenue, as part of wetland modification proposals, and that the extension of Hamilton would be consistent +,eith these previous deCisianS . The Commission disagrees . In mvst of the specific evamplet where the Commission has approved con,etruction within a Wetlond, the vetland was a: ' severely degraded wetlai,d' ( e. q . sallorta and Balsa Chico ) . Inherent in the determination that 4 vetlshd system is a 'severely degraded wetland' is the ashociated ^„ f WMr. w� r Page 20 f detareinstion that is ' is not capable of recov�iri. ng and 04intafning a high level of biological productivity without major restorstion activities. ° In the case of the Rtintington Beech wetlands , the psrpartaernt of push and gasee has identified the wetlande as having extraordinarily high values tar, bird habitat . indeed, the nesting i intensity of the endan�;sr*d Seldinq ' s ,savarnah sparrow ice so high in these areas that *von enhanQesrent activities &to likely to be counterproductive. ThUss Onlike the nitua►tion in the Sallon;a, bolas Chica , Saftiquitas, Los Cerritor, and other wetlands , intervention it nr. .., essential to assure .,he maiiscenance of habitat values, and restoration efforts set likely to be slight . Although the City hits Indicat,4 its intent to mitigate any wetland f111 resulting Craw thiss peolrct, the Commission is concerned about I the practical problems of implementing wetland restoration efforts . in tedieuing the proposal to fill. apptoximat.ely 110 acres in outer Long Beach Harbar , the. Cornmi.saion heard testimony about 1 the practical problems it►volved ir, putting together wetland restoration projects and having them sur•cessfally completed . These problems are even more serious in an area like Oranaa. County where t.hw market has sit the acquisition cost of potentiaily restorable land atextremely high levels . The practical problems of restoration ore immense, as the Coastal Conservancy has found in its restoration planning efforts for these wet,landA . Thert are not enough clearly defined uplands .available to bo able to assure direct mitigation . The City maintains thst the HainUton extension is needed as •in alternative circulation route to Pacific Coast Highway" and in this capacity would provide "vigx;:or serviny hecess to the beaches , or. � well as. . . an alternative route for non-visitor traffic. ' The extension would also, the city states, provide a route for f:re and emergency vehicles to the beaches and the downtova area. The Comsaission finds, however, that. the Coastal Act does not permit fill in wetlands in order to sen'aance eccest to the coast. The Commission notes .C: at Hamilton Avenue -unu parallel to the coact and Its extension would not perceivably enhance accoss from inland ares** Thy Commission to aj.so voncernsd about the City's reference to Oraising the entire structure on pilings it neces.s�ay. ' and the provision of Oapproprlate mitigati:W ( smphas s addefl . it iw not cleat who or what : etsiaes if pilings or* 'noressaty• nor what exactly is *appropriate* mi*�.igat,ion. The City, although stating coat the extension would serve e+aecslency vehicles, has rot r demonstrated awy need tot the, extension based on public safety concerns . There in also no discussion of feasible alternatives that would avoid wetland fill . SUCK alternatives could include rerouting tee extension to avoid the wetlands , •bridging' the waxlands area to prevent any fill for pilings, or a combination thereof. The City uii •i: ��ua& 48i:.ire1'i tiVC [.7L1LiR(�3 of the Hamilton extension in . t$ 1 i I F"F, � I NEW,- @Poo r Ib i� t, Page 21 A"11619 Of Lod go's A1111DAUT31 golf Zbe 'Nhi n 1 y Was {' ronstruotion 04 pilings for the 10llgth of the extension (this alternative would invoivs the rOst f i11,) , 2) Qonotruat Lon on pilings from leach soulevard to the took farm (thereby rednaing wetland f'f11), and S) no project ~ The a:ternativev discussed in tb* coport did a"t include as Oxteaslou which would not Involve , wetland fill such an an extension across the tauk farm connecting � .,�`. to a bridge across -the wetlands between the taak fa a and Seach pooulevard. fhe .Omnissloo farther notes that the resobwi<tted LET ` dbea;,not clearly indleate which alternative waa chosen at why. The discussion of the extension in then LUP to vague and general in naturro. ho dise4esed Mbove, ftotion 30411 of the Coastal Act allows uses in 8474CO210 degraded wetlands formally identified by the D?G that would not tw permitted pursuant to Section 10333 of the Coastal Act if the project meets all of t� t other requirements y,. of Section 30133 and Section 30411. sec,ci►a 30411 at*tea, In part, � . that any DM study of a d*4xMde+l wetland shell include consideration af: ( 1 ) 4hother ;.ae wet-land is so severely 4a9rae!!d and ivs nas;v ral•,:, . . prncesue>s so substantially impaired that it is r'1dt capable of recovering and wintaining a high level of bits,* iaal perAuctivrity without ,odor restoration The Commiaiiian rates that the DPG has, pursuant to Section 30411, formally, determined that the sallons wetlands are oerrtrel degraded ard incapable of ce%:overing and maintaining a high level of bialogibat Ptoductivity without major restoration effortre. In contirast,# the pro node findings re�ated to Section 30411 for the Huntington Pawh watlands which stated that major restoration efforts are ` required for the existing wetlands. The tiEG found that : These wetlands could easily b*, er.hancev by reestablishing controlled tidal flurtiing due to their existing low elevation. . . ,their iaim*diate adjacency to the ;.idal waters of the flood control channel and the demonstrated ease and efficiency with which this water a4y be used for restorative purposes. The Commission further finds that feasible: mitigation weasurev must o row AeM"Tgc , tMtR3 Wet in Project n order to minimize a`3veree environment a acts or the pr43tc ,��T �e Land Use Pen rtsu_.. mitta rove es as note above,� ththatthe Himi ton Avenue extension will mtn�,micea 11nincts�on the an m . suss ectatea t. gat the minima yar impacts oil tie` wpt .sh s Inc � rarain t e entire structure on > >n x neeessar an t at appropr ate mic �gateor s a a *cau� e e 'concludes that : wrr� y� • M 1 ' r I Page 22 t is the C t ' s Intears. that no not loss o wetland r w :an to `�'I I�-►�id or u e v tv toOr-"actl be CORIASO •� o i o • se GeSIMPCOG aon- v ..!� aUS .a 0 s r s o the prolerIt re. " c The Cowisst;.a Jiftks that. it.__1.4 Oilly vtth this qUagant.s• bY the city, st n osw we ' an s'" airs occur as a rssv a s �o ec a • project v ma r� a, t or�"sn anos • un onal CA PAC I of the wetkan4o And that "e ';c" An ■easurrrs Wt1l be cou PH c a n m ! e a vets• E4%cts of t: i roject t the om- miaslon can Und tne -OtOE2804b/A Oft AVOnUe Mention on con s erg wXth tee Rrovislons al Feet on 36231 of the costal Act The Commission fin4s, therefore, that though the Falmouth Avenue extension was found by the Cowmitisiore in consultation with the Department of fish and Game, to !;e consistent with Section 30233 and Section 30411 of the Coastal Act, no such grounds exist in the � case of the proposed Hamilton Avenue extension. The Huntington Beach wetlands, in contrast to t1ae Ballona wetlands, are not so severely degraded that major restoration efforts are required. The Falmouth extension was found consistent with Sections 30233 and 30411 as it was part of a major restoration plan far a severely degraded wetland. These findings can not be made for the Hamilton extension. The Commission further finds, therefore, that for the t reasons discussed above, the Land Use Plan is inconsistent with the environmentally sensitive habitat , marine resour ecs, and wetland � policies of the Coastal Act . The Commission notes' that the resubmitted LVP d0hignates a seven acre strip along pacific Coast Hignway betvetn mach Boulevard and Newland Street as •visitot-Serving Commercial' . This area has been determined by the Department of Fish and Game in its 1903 Determination of _the Status of the Mantin ton Be&ch Wetlands to be up an an ormoi We_ an s wh1c9 ir not restore e T e p oror poeed visitor -servinq uses woul& not therefore involve any fill of wetland. The visitor-serving designation in appropriate as the site is located at the terminus of the m&jor access route (Reach Boulevard) from inland areas to the beach. The Commission finds, therefore , that the land use designation of 'Visitor-Serving Comaercial•, proposed for a seven acre strip along Pacific Coast Highway , is consistent, with the environmentally sensitive Ziabicat, wetland, And public access policies of the Coastal Act. t ; +y rty�rt�r'6"rG l•hurt- Y f F 1 41 ii Page 23 F 1 f, x 3 . FUDINE 1'O11 JWJM2 IrvIftCATTO S 11, nv men'tilaJ 9e06itilwe habitat Aret►a Of all the envi,rone*wtally sessittwe habitat areas mentioned apM1606117 to t1me Coastal Aot, wetlands are afforded the most strip e"t To order to ap rove a project involving the alki`00-O 1ifroteationt iing, 'or dredging of a wetland, the commission roust first find that. the pro ject it one of the specific, ernvoerated uses set forth in Section 3033 of the Coastal Act. in addition, permitted develaipment in these auras Must Meet the requirements of other applicable provisions of the Coastal Act. The CoMsiasfon has consistently found that protection of wetland resources' is a high priority of the Coastal Act , and has denied drrvelopoent which would have resulted In the filling of wetlands (except for permitted uses or where the dgweelo ment was part of a major restocatiso plan) or condi t i0n*4 pr6 j#y : s to svai,d f i.l l ing of wetlands. The Corsi ss ion minds that, for the rr aho►►e discussed above in the f indin9P for ? 44041al of the ),tip, the proposed pawilton Avenue extension is not a permitted use sAllowing fill of wetlands pursuant to Section 30233 of . the Coastal• Act, The Commis►eioa finds that only as madif ted to delete the prepoeeid Hamilton Avenue extension as pxoposed 'vould the resubetittal rtLt1S be consistent with the wetlands and environmentally sengitivv habitat .policies of the Coastal Ace.. The C6amissioi further fin4a,, therefore, 'that the Lane! Use plan, as modified* Conforms with Section 30233 and is consistent with the environmentalsly sensitive habitat, marine resources, and wetland Policies of the Coastal Act. v. ear - 121 ND Section 302•60 of the Coastal Act provides; Section 30260 0 foastsl-dependent industrial facilities shall be oncouTaged to locate or expand vithin existing site $ and shall be permuted reasonable long-term growth where consistent with this division. However , cohere net+ or expanded Coastal-dependent ind► strial facilities cannot feasibly be acCoModateed consistent with other policies of this division , they may nonetheless be permitted in aczordanre with this section yen,' Section 30261, and 3020 if ( 1 ) a 1ternat ive locations are infeasible or more environmentally damaging ; ( 2 ) to do otherwise would adversely affect the public volfare= and M adverse environmental effects are sitigat*d to the marimum extent. feawibie. a . rd • r NJ Y Page 24 7r Section 30264 of the Coastal Act states as followas o Ratio" HIM Notwithstanding any other provision of this division, except subdivisions (b) an4 to) of ,Section 304131 new or e>rpft404 thermal slesctrisc generating plants may be eanstructed In the Coastal 5000 if the piropored coastal site has been datorrined by the State Energy Resources Conservation and aev01e1ftent COMission to have gestetltsr relative Merit pursuant to the provisions of Section 25516. 6 than available altsrnative f sit,44 484 related facilities for an applicant's service area whtali Moo been determined to be acceptable pursuant to the provisions, of Section 25516, A. lowor Plant i ng.land Expansion i '' 1 eack�tound fame -Coastal hot and the Warren Alquist Act ( Snetgy Commission Log-tol,atton) provide a eotrsbined approach to. p power plant siting witoto the coastal fasts Frith the California Energy Commission given t the ��ree#11 peroit authority for peer plant siting within the stdto,. , other spate oasis local agencies participate in the Energy � Cole ID01on stating proceedings as interveners. However, the Coastal CoMiOsion has a special role with regard to siting power plants in the c6AXtal sons,• The following discussion describes the Conw asion cole relative to the Energy Commission and the need for adequate pOl tciex in the L UP to assure that coastal protection policies are implemented during power plant siting procedures. 2. Areas Unsuitable for Power Plant Siting The Coastal Act (Section 30413(b) ) requires the Commission to «designate' areas ,where the construction of an electric power plant � Mould prevstnt achievement of the objectives of the Coastal Act, The Energy Commission wtnnot a �cov�e the construction or hperarfon Of any thermal power p ant n an area that has been dessignatad by the Cowmisstan in this process. Section 3O413 (b) requires that the Commission not designate specific locations which are presently used for power plants at surrounding areas that could be used for • reasonable expansion• of the flie'l liti ;2s . 3. Power Plant Si�ypkac,k3d whenever Lho Energy C0s+M123ion exatrciats its siting authority and u .,-lertake,s proceedings for the puiisible location of a power plant within the coastal atone, the C045tal Commission prepares a apecific , report on the prGaposal . The Cornmiss:on prepares this report for rho ri rmt Ar,agt of the siting Process where several sites are I 1 !' M Page 35 ' OV4144tso •R$ nee or two ere ranked and granted conceptual approval (hold a ,of ldtention, 1=1, and dot' ins the actual permit or oar's#R"Clon prooerr one site (Applieatidn for Cettiflaatiori AP0 9 "a CMission report inalades as analysis of the �rotential sem*ks of the pre"No0 protect and possible method$ to- mitigate the impacts. The leery coamission rust itrplesent the reeo"Ondation incleded in the report unless to do to would result in greater enVironbontai damage or would not be feasible. d. lssu s 111011ft to the B ntit9 toes tseach Power Plant A is o u s e l AS part at' the Commission's adopted Power Plant Siting Study, "Resignation of Coastal some Areas Where construction of an electric Favor Plant Would Prevent Achievement of.the Objectives of the California Coastal Act of 19769, Nov. 1979) the Commission has designated some of the property south of the Huntington Beach lower � Plant as unsuitable for siting because of valuable wetland habitat. The designated wetland system ext,tods south of the existing Hantingte- beach Power plant as discussed in this report'. � gowevot, the northwest portion of the wetland was not designated as unsuitable So that reasonable expansion of the fa,-.ility would not j be precluded by the designations, (This non-desi gnat ton, of, the wetland aria in Runtingtorn Beach was not ase on tema"roe value or suitability for siting, but rather ad Me requiroments of the Act that reasonable expansion not be precluded. ; The power plant presently has rove+ to exapand into the stud dump area north of the Talbert Channel rather than into the votland. As stated previously, the commission must r«sure that reasonable expansion of the power plant is not precluded by the porter plant resource protection designations. S. Bdison 'Notice of intention The Commission in October 1976 unanimously adapted a report an the Edison Combined Cycle power Plant. Notice of Intention concerning the proposad expansion of the existing Huntington Beach Power Plant facility. The Commizaiun found that the most see;iout: impacts of the proposed power plant expansion would be the filling of the adjacent wetland and the tusociattd environmentally sensitive habitat . The resource value of this area has been discussed above. The Commission found that the area inland of the existing fatilitiax could provide a feasible less environmentally damaging j alternative location for + xPansion of the Rantington beach facility. Section 30233 of the Coastal Act mandates that energy facilities can only be sited in wetlands if there is no taasible loss environmentally damaging alternative, if the functional capacity of the wetland is maintained or enhanced, and if mitigation measures have been providrd to minimite the adverse envirOnMental effects. The Cowmission report directed the Energy Commission to analyze and reach conclusions regardinq the feasibility of power plant construction and the potential sea G "IV , •`i,1 -1 Page 26 envirorroeatol damages associated with the us* of the inland area in plaae of the Watlaod. The repast stated that if such conclusions at fsasibllity fcoold L)e reached, then the expansion should occur on the tajarnd area •tbos svoidinq of othisising the use 69 vetiand f; areas for propaied power plant facilities. it expansion could only i occur an the Wotland 44jacen!t to the existing power plant and northwest of 049nelia street tho Coniesfon report than recommended that ldtoon be required to &*quite and restore tb* wetlands to the south of the affected area. i Additionally a permit (A-3+2-74 Sand Dollar) for a 9 lot industrial ' subdivision Was denied during this period because of ttie � possibility of using the Inland property foi expansion of Edison instead of wetland should the $nergy Commission c.hoore Huntington $each from the four sites, gowever e when the proposed expansion woo not ap caved for Runtin ton Reach, the coastal permit was issued, releasing the i.nlans property for development . The existing mod damp hovever, still remains a potential area available l for energy facility expansion. B. Previous Commission Findings —w..��Mr..r+�MYir�i ■ire i�i �� The C+OOMission found in Its 1981 action on the City' s LUP that the resubmitted plan failed to conform to the energy and resource protection policies of the Coastal Act in relation to power plant siting 404 expansion. The Commission found that the proposed * Indust.rial energy Production' land use designation did not provide standards which require the expansion of the power plant fatilities in feasible less 'dnvirenmentally damaging alternative sites first , such 'at Eire crud dump and the designation also failed to incorporate standards to ensue* protection of wetlaad resources in conjunction �. with allowabl* energy expansion if alternative inland sites are infeasible. In its suggested modifications* the Commission recommended that the designation of the area including and south of the power plant to the Smnta hna River be changed from *Visitor Serving Commercial• and "Industrial Rnergy Production" to econsorvation/industrial tanergy" . The Commission further found that power plant facilities should be pcohibitod in the area southeasti of Magnolia Street as specified in the power plant siting study. Tire suggested modifications contained three policy modifications which development within the area designated "Conserva►tionf ln4astrial Energy• would be subject to: 1 . Such uses shall be permitted consistent with other provision* of the LUP only where there is no feasible, less environmentally damaging alternative and where maximum feasible mitigation measures have been provided to minimite adverse environmental effects, and the functional Capacity of the wetland is maintained or enhanced . r F A\1 P Pave 27 s � ` 2. As dondition precedent to any energy foci lity expansion or develop""% into the wetlands south of the power plant oad month of Noloolia Ureat ener9Y facility- 6 as ion W ad t the mud Dump oust be undertaken at rise lrileh 11iflity of doing so domodstrated. The determination of lriteosibility will be usde by the frorgy Commission during or before the Motles of intention proceedings. 3. it further expansion or development of of plant facilities and necessary accessory factlittes on the intend site it infeasible or anuses greater environmental 4s uage as determined in 42 above, then such power plant •xponston may be permitted north of Magnolia Street provided that ' not lops than two and one half acres of wetlands south of Magnolia are permaneatly protected by conservation easements, dedientions or tither similar e+lcbanisms for each acre of wetlands filled for dovelopmant, and that a program acceptable to tbo Dept . of !'t#h and one is implemented to assure long terse bobi tat enhancement or restoration of these protected wetlands . Vehicular access shall be; prohibited in conservation easement oraas . The commission concluded that the suggested modifications were necessary in order to provide for a reasonable expansion of the existing power plant consistent with the protection of wetland resources* the first priority for siting power plant facilities. the Commission found* would be at any available inland site. The Commission further found that the City' s LOP sbould contain conditions for energy expansion into wetlands which would ensure specific mitigation and maintenance of the functional capacity of the lottland . I" its , 19$2 action, certifying the LUP 1n geographic part , the Commission denied the portions of the LOP which applied to the votlands areas• of the Cityd i. e. the WD parcel and the Reach Roul*vard to $oat& Ana River area►, tha findings for denial in geographic part concentrated on two policy areas: energy and tnvitonm*atally sensitive habitats . In regard to onergy, the commission found that: The LUP as Irosubmitted proposes no modifications to the plan as it relates to land use designations on the parcQls adjacent to the existing thermal powers plant . As the Commission found to its previous action an the LUG the proposed land use dasig(n,ation, 'Industrial Rner(,y Production% fails to provide scecific standards for expansion of poorer plants and mitigation for such expe < on The Commission found that the proposed lend use designation of " Industrial tnergy` and other LUP policies did not conform with the policies vt Lnaptvr 3 of the C049tal Pict and were not consistent 6 R I r •t..: Page 28 with ptevtoaA Cominsion tiadinge for the Edison Notice of ;At*otios (011 or the Cooret6eton power plant study designations. =fir atd*r to find the proposed land use designations consistent with r the coast*1' hct, the C daiow flsteroined that : q 10 The land ruse designations oust specify permitted uses and sut:h altos should not preclude reasonable expansion of the eft*ti" Murat :on aeach power plant as indicated in p section 20413Ib of the coastal Act. ' 2., lb* land use designations must reflect the previous c+assissios findings that power plant expansion priority shopl,d be given to the area inland of the Talbert Channel# Ands gonditiona of &"a mitigation measures for an energy expansion into wetlands audit be provided consistent with the mandatory provisions at' section 20222 and the energy policies of the Coastal Act. 1. The land use designations must protect wetland areas which are not required for reasonabli expansion of the existing Huntington Beach Power Plant, consistent with Section 28212 of the Act and Commission findings of the power. plant siti.tq study. C. findings on the Resubmittal of the LOP for the Wetlands Area rose &each Sou levaR to the Santa Ana River Reg& ding Bneem x sat The City in its Cesubsrittal of the LUP 'has redesignated a 17-acre parcel adjacent to 'the pdisan power plant as *Industrial llnergy ptc�du+Ction/Conserv&tionw , A •conservation' overlay has been applied io the original laud ass designation of 'Industrial Energy Production* . ?be intent of the overlay as explained iri the i. resabmitt+�l is: . , , to protect certain unique or environmentally sensitive &teas �rithout preelidina other options Which may be allowed under the Coastal Act. Ctihditions to be imposed by the ovetl&y include *litigation measures to maintain or enhance the functional capacity of the wetland.. In the *Area-By-Area Discussion* section of the Land Use Plan, the City further describes the intent of the " Industrial, Energy Production/Conservation" designation as follows; The, designation is intended to allow the area to serve as a Conservation area for the short term, but be available for poossibrle fuiure expansion of the power plant , if necessary, 0 rh* long term, provided that there is no feasible, less lenvironseentally damaging alternative, �.nd appropriate nitigation is provided. AAAAMiAL M 1 page 29 the Commission's concerns as discussed above include provision for the ae "alible expansion of the power plant and protection of ident fed Wetland areaM« bra new land Yoe designations for the area tweeli Much i aulevatd add the "eta- Ana nwer s"soma tieso cancem. *be proposed "industrial Snergy Produetion✓conser vat ion ' desifnatioa it Protective of Wetland resources an the parcel ad jaeost to the pour plant bat also does not preclude the expsaaJ*n of the plant into that aCQ& if it is deased that ''there to no f'rasiblo, loss environmentally damaging alternative and appropriate mitigation is provided.'' The Commission notes that feasible 1*08 environmentally damaging alternatives include power pl,%nt expansion inland of the Talbert Channel . The overlay requires that conditions an future development, i.e. power plant expansion, include mitigation measurer to Maintain, or enhance the functional capacity of the wetland. The Commission notes that in prev-opts actions where wetland fill has been approved for permitted uass: such projects were requited to restore wetlands• often at ratios of 2A or greater , in order to ensure that no net loss of wotlaoO occurred. "mot City's 'Conservation* overlay recognises the need for wetland r oration by regniriIg conditions that include mitigation measures which maintrin or enhance the functional capacity of the wetland. The Commission finds, therefore, that the "Conservation" designation for the area south of the Edison plant and ,the adjacent 17-scre Olndpstrial Energy Production/Conservation' desigAat*4 parcel is consistent with the Commission's 1992 finding that the proposed land use disignation for the area not required for reasonable expansion of tht power plant must protect wetland areas. The Commission finds , therefore, that for the reasons discussed above the land rise designations proposed in the resubmitted LUP are consistent with the energy and wetland policies of the Coastal Act. V1 . PUDLIC ACCESS FINDINGS ' •��w�r�rrrr�� wur+r. Sections 30001. 5. 30210, 30211, and 30214 of the Coastal Act provide that maximum access shall be provided, and that development shall not intetfera with the public's night of access to the sea where acquired through use or legislative authorisation . Section 1p212 further requires that public access from the nearest public road to the sea shall be provided in near development , and Section 30214 provides that requirements for public access take into account the time, place and manner of the access. A spocific public access component for Huntington Beach was r certified by the Commission on November 17, 1982 as part of the City 's certified in geographic part GDP. The City has included the rnAA+,al 91*ment , which contains the certified public access 1 . Page 30 iicioo and stseforda, as pert of tho resubmittei. The Commission yl 404 in its 1083 ♦anon, th• findings for which are hereby Inceerpt►tated by referer:cee that the LUP muexirtised blic access conrist"t #tits Sections 30210e 30311 , and 30314 ei the Coastal Act, "o area governed by the aresubmittal LUP is boundod by beach eoulew►rtd the Santa An* River, and Pacific Coast Highway and doos � not ilnoloh any shoreline frontage, The area dower$ howervere contain envirommakally sensitive habitat areas# i.e. wetland# coastal do"*, and upland habitats's the certified Coastal Slement contain& a public 440ess polieey in the •hVireaoentally Sensitive babitsts' section which states as follows: r 6.2.4 publics Age**$ in coordination with the aesthetic and biological enbaneomeent of the wetlands# the City oncourages low-impact public access to allow nature study and enjoyment of ao*n1t1ts. The City will investigate e strategies to provide boardwalks, peripheral trails, nttrvt*tLv* exhibits and other educatiohn l iaici litiees in or adjacent to coastal wetlands so long as such activities do not significantly disrupt any habitat valuos or impair the viability of the ecosystem. 1 The Commission finds, therefore, that the resubmitted LUP contains f public access policies which maxitei:e public~ access consistent with sections 30210# 302110 and 30214 of the coastal Act . The Cosmmission fwrthtt finds that the resubmitted LUP provides for public access in environserntally sensitive habitat areas when consistent with ptoteetion of the habitat. Vill 4TNSR COASTAL SLSNSNT POLICIES As noted above, the city has resubmitted the certified Coastal Element as part of the LUP resubmittal for the area of deferred e cactificatioa between Beach Boulevard and the Santa Ana River . The Coastal Slesent includes policies regarding public access (see Previous section) , energy (see section V) , visual resources, enviCOns#ntally sensitive habitats/diking dredging and filling, recr*ation sad visitor-serving facilities, hazards, now dreveelepwat, water anA. satin* resources, and shoreline structures The Commission in its action certifying the LUP in geographic part t made findings as to the con3istency of these policies with the Coastal Act . Those findings are hereby incorporated by reference. The Commission find&, therefore, that as applied to the geographic area from beach soulevard to the Santa Ana River, the policies referenced above are consistent with Sections 30210, 30211, 30214, 302221 302501 30251 , 30232, 302t2, 3026n, 30233, 30240, 30253, t 302351 302301 and 30231 of the Coastal Act because as found in the r'nn�i . i rr1 "woai Deli set ions they: ■ y•. 41 AV Page 31 k' l 004rd Occess aossiStent with the Coastal Act revisions ' to t fixtai$* pablic access (s+otioas 30210 and- 30212) 2) assuro' visitor faciliti6a will be provided ooaaiatent with Osetion 30220, 30221 and 36222 31 provides policies to protect wetland and ether eaviraroentally •unritivr habitat area and assure than iid jace"t dovelepownx will not significantly degraft reooure4s (sectioas 30233, 30230, 30231, and 30240) d) rovide for endr y develdpownt Consistent with sections 19212# 30262, an� 30260 0) wioimisa tisks and assure safety and stractural stability of new devolopment consistent with Section 30253 61 arsvrd &CC*$$ consistent with resource protection inciddi,ng visual seeess to scenic resources (Section 30251 ) 7) protect t :tit and marine resources by controlling runoff r . (Sections 30230 and 30231) and protection against spills (Section 30231) Vi l l . ► ITILLOGS 1 . cOnsisISM with CSOA t roursuant to d• 1873', which amended the California Environsental Quality Art, the Coastal Commission is the lead agency in terms of meeting California saviroh6ental Quality Act (CBQA) requirwaents for local coastal programs . in addition to making a finding that the, 160P is in full compliance with CZOA, the Cove+lasion must make a fln4ing that the least environmentally damaging feasible alternative is chosen. Section 21000. 5(d ) (2 ) ( i ) of the Public Resources Code requires that the Commitsion not approve ur adopt an LCP s . . .if thee* are feasible alternatives or feasible mitigation measares available which would. substantially lessen any signifievAt adverse impact which the activity way have on the environment . The three alternatives considered by the City included various ratios of development to open space conservation. Alternative One was the least intensive in terms of development and designated approximately 124 acres of *Conservation* area and five aches for *Visitor-Serving Commercial ' use . Alternative No featured 78 " acres of 'Conservation' , ten acres of *Visitor-Serving Commercial ", tbr"P acres of 'General Commercia). • , and 36 acres of "Medium Do-nsity Rereid ntial " . Alternative Three was the most intensive 1 • 1 F page 32 - �rapoaol with only 27 acres of •Ceanservationoo ten acres of vial tdr-sore in, Cogoorcial", five &ego of 600"O;al Cassorcia l o, 74 aefoo of ft4i0a eensity Rssldeatial , And 13 ictes of *Qflico". All throO alieftatiM 4e219nste6 17 dares Adjacent to t1le Ed l aian pawstr plant as "Consnvat ion/industrial snor gy production" . Section 30233 of the Coastal Act Outlines permitted uses far which fill of wetlands Nay be permitted. 080610pwent is permitted in wetlands only for certain uses and only when there to no feasible loss enviroamootally daragiAl alternative and mitigation measures have been pcovided to mintat to adverse environmental effects. Alternatives Two ,and Three would result in a not loss of wetland and therefore raise questions of iheonsistency with Section 10233 of the Coastal Act . *residential, general commercial, office and visitar-serving uses are not uses for which fill is permitted in vet lan+li. , The City has rosubritted a Lard Use plan ( for the area of deferred i ti eortificatian frc,- beach Boulevard to the Santa Ana lover) which rssgnti.ally adeptid the land use designation* proposed in the moat Mnvironmontally protective altetmative reviewed by the City. Alternative one. CBQA requires that the Commission rake findings that the least environmentally damaging feasible land use alternative has been incorporated into the LCP, and .that there are f no feasible mitigation **&sure* available that could substantially reduce adverse environmental Impacts. The Commission finds, for the reasons discussed in this staff report, that the resubmitted Land Use Plan is the beast environmentally damaging feasible land Use alternative and. that there are no feasible mitigation measures Available that could substantially reduce adverse environmental imparts. The, Commission farther finds, therefore, that the resubmitt4d Land Use plan is consistent with Section 71bt0, 1d11 ) Ci ) of *the Public Resources Code. 1731A r 1h J�.1• r r 't' � f { r h JAB (r, I �rr y.r l I, 1 1 �r: -- ,�- . . - t.�,�� Lam- i _� —� ..'i.....•` - a s -� - 1 77" , at- am as y ■ ` _ ■ i M r■I...f ,- � 1_- r�� .-� •»ram... K-_� --• � - �- � � `-•. �-i•K � 1 a-w...M.7�Y ■tai wat rK s r r �, `\\ ^ ' _.�_ _ • . LUD-O-CZ't •� f■•it L■ f r 1M ry* No PST- evo of of ON-at an ".. f r. / _ 1 _i. r ' I t M?^�? «�Ir-Kf 3l •1-R r Ift ■I R�•D d' l ''" �� {! - -' t `M 2- w''2 } h ~.some r Or •�' toMC NO P•v rFf i d �flc� i:i�.i-:.h 9� ` a C ti r q_ '•. r IM isms ON I-F-V be vn owe •1�-a- _ SO CAL faSON q AIL_ WILLS iAl'A1bMw11TER C4l?RANS �+CC:REt L 1 i �•- �.+ T,.s.•f�i •may} - s� L�s _ •+�S ` •T. •I r rkt , r ��kt .�.,y, .� ,tea I •e,.. ,R. r• � �,� .. ' dl.1:.H'0'. •r ' oz -M• 0 y, Fr•'." S' is APPENDIX E a' Vy T 4.. • v.mono +o.w+om Norma= � �� :A107 Iiai�YN1 �•�1H. �1'��3 •i�tl r i w -Nis= �Kli!]Il d ; l�Ii�iStl l y + O v 1 vall1wim6mmo . 11ii�J314 13 9111AOs WIISIA •e r r� M ram■ f Rom_ Los �. "• �j'•� ��:i*!r�:-r�`j r��: + 3fr�i�.srLfr►3:�� r � +.ti` �{• t j710 '� i�i.• ;fit(�• •.�:� rr��Gr+�•,N�id� •. � � ► �. Mir _� •. { �•- �� .. {{+�►p•�� '*'r'L q�• i• �' r'�++'• \ii�•••tel: -'• it �1 \/.� a op •Y4Y e - - - - - --_-�.ar�yy�►.:,,--• �� _`_�__s��=Y_�- -i�.�-'--- - "__- .- - - - �- .� -_. �-'- - - �-_- •cr'.-'-_:�.i_ -,k�..5;�"`. _ -:��?rAns4i.�;.- ��h�'i� _.r.�-- �.� •- -- .__�E--� 1 a o rlkp' t i J'• W •T' 1 { err 1 i 1' n APPENDIX F ; v, e.• 1 a r i'J ri { ifP �Y �, �� ' �N�T':-f ��•�. _. ..r....,... . .. ..�... - . it AWATAWATEWS �Mn 1Mr�M wig r .,•• .. rr w�MwM ,t s+. 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'i:' 'r..•—..Taaarr��."TM• •.a.�.�rrr•... •w.r r � .� if j _-_'• :�::_� _ •t. �:u i �i i 1 arm • •..... � -, ..�i ' .., ram•. �. - 't •t��.r r .• w • �• Ar pod mil/.�1'i .jj##',;�ai��,', •+ .•fir•' •r.•1rAr ':`• ` ' ` y: '•'� ; '�• �'�`.aa Ar :. ''�• y+/ '�� `' I • ,rill M1� ifiy/��i;■ —00 Yet'g V row III .+�r Ili . •1 .rII��f■ .+• �J��y. FAA NIP •I ^ a r• AMIL f�i j�.. .i�iT.' • a J- +r 0 . j.'� ft �0 �. r• 1� ~ '� - ' jai• +�' �• - • w �`' r I .. • •, II•. ` ` ..`•tea ,\ •� j �� a..I{�,` •` �� p+r�� •!.♦Y!%II•• - ,��,� ron 'L 'c` !IS 'a : ;� . 'r ��.�'•ti r,� '� ` /��•.! CIO ',r��" • •'�.n� ,' fir• mat 4, Af mig ~� q. -dill% w ri�• 4 q•ns y �' � � .I �Rn•q�rilYh'M4•.r rQ.y,,;.,,. M . 1t" v • 't y J Of R turday notting In tlfa city of M+ Editor's Nee: to the Ant iue of call. • be Own 0 tw►OM-AW "IC (psthetr to? Jrurrrhr K"nlvr tAjtr, wv iaa� I.,Yw w*bmh mialrad its citorclhw plant• •� iti1 M Ckty tour of am 0the t9gA1Y11'rt ntst�rlrl 1' 1,^ stinit i0sues. $MR cities in n+ral Ater s moo** wttWknt---the Am= Umb aW Wildlife also playa ►ial rote an ft cast. This 3gKj aq, a MCi►t W-f1ve acre expam of mash. lakc, article Ow"how mm such city crstw. *01aw an the shores of HuMmIdt Bay. Stopping at famed its avtrtt)rvttt. %Vj1 jA* d obwrtutim points. the Xmp w►atchn the s i>arnhett unfold a rich variety of bitty and ` artier*AWlife-ft tour guide explains how unusual the ' ' wKimly 1i1: show ninety per+crnc of Humboldt Day's vktbm& hltrri'bt ett destro)vd by filling, diking, dredg- r : i8p. W4001W Merl AN activities■ Ow.111t minj wears on, the xanctuaty brings other nnty bmvly notice.- the hinds. Some come to "It. , or hike, tethers to fish for trout.Oil othm tt) ttrlax OW cmentplate the quiet beauty of the Sur- e:,, rrwndlrtlp, ttF i hard to bdim that this mftc wu not also a *tired delight: until recently, the sanctuary sows a g rh* dump, and if not for an unusual conver• grnM 4d die+m interem, it would have rematint:d a pho #6 be zvoided, not chvishcd. t Mrd ort A.='s iouthc-m waterfmat, one and a htdf rrt111m (MM the center of town, the owtuairy was "diol"rily Pon ONA"W"w1 a nit littrtr>sh tryowm. On the 800*1 or #rt~tt m, the site- a1mgwith much of s Iloilo** '0 Irhav ine—son �ivrely drained JIM�� uttsurral and ttrial tor. In the s 4,1OA+rly 19,01►,Humboldt C+oauny resWentas bgan u:tinit it as x saftim y iandllil, a polite cu jrhrn ISM for what a fo.wer ciry offidal docrihed an s `•bllghtrd, ntiiq mble, dump 3 : by the We I M. dw chy had rmbarited des a rnviret �C•a •. to delft 'm thtt ia►ri all into a more pwdwtive waArer- ;;' ftent. leirst COOW so a$"FW ttrtrlttt M facility, this a; pMjW cvvgvcd two as extra wdis oily isc c. c.—tsful com- hinatimt of puMk works■ nrttursti MvArft nWoratisyri, and roc •mticml accrssrr.TtWay it is hauled byart unlikely wa-mawnt ccf intetrr+aat: CU7 etigittcers. otat.,tas puree- ��, ;• tioo ag mcicw. writer quality m1tulmm, uni".ity pro- •" rc,-raatttt, 14=1 politician. rncirnttwatal mx. mMmsmen■ � �` • holwwrnrn, and tot"ims. ' ANm. planners only, dtearn or this kind orc■onsenscts. r:c, . Tlk- c'tr>W V%tw cam ah<fut hc,-cativ the prolmnents or the pft*%L1 paifcl attenikm to the.• real nceds and ck-sim -F or thr site's inhahitatttx. 'Chi: Amitat vxperic"m slu)% t that t`vx meathm, public wtirrks. anti ftvtoatitm am not errtlr• compattfh* htrt ott -n murtialh Ihcns+ticialt all can r • i i' t be woven into it wate•dhmi restoration project that serves a inverse population and make ecot►oimic armse. L OCNI I) SEEN seven smiles in= dw city of Un- tcs, Arcata is a arable town of 14.00 reaide"ts. CA- tering primarily to the logging industry and Humboldt State University, the town's ere n"Y is Service oNcttt- ed. With its large student population.Aran'has a young and creative flair which, in combination with a prop-cs- sivc city government, encourages imaginative solutions t to corn n+on problems. f In the late 1970s, the site of the sanctuary consisted of twenty-sir acme In private ownership, containing marginal grttxing land and aban4kned lumber null de- Iris, and fisrty-nine acres of city P"ropCM, containing the landfill and a remnant salt marsh.New water quallry regulations Mad forced the closing of the landfill bur- ', cause of its potential for polluting Humboldt fty►. A covering of clay transformed the site from a "miserable open dump" to a large mound o(dredgee sp6lls.]Dubbed RISCEP41 VTt "Mount Trashmorc" by the locals, the site remained an 1 faced with this nuisance, the city came up with stewr- tti al proposals. 5ornc of Lhe first ideas included a marina,a Uttle hrtpue bmKtai I park. au golf coarse, and a mow- -�"'. cy+cic acing track, to the meantime, howmr, certain regulatmy cturipm were brewing which-would Cveg tu- v ally, kad the city to discard all of these proposals. New state rrtgulatiotrs imposed restrictions on the re• least of treated se"ge cilluent Into enclosed batys and estuaries. Ta comply with these regulations, the Hume holdt flay Waa mmier A+uthnrtty proposed a m3lonal treatment em that would tlinlnat: hcta'r t-ettt- r ""CAY" ment plant and transfer cilluent discharge from the bury �uwtK� to the o cca. This idea did na sit-sell with the city sold i its public works stall, who argued that the regiowl q%cm w ud rais+c the city`s astute without bringing ady onvi"mmental bencflts.Under the guidattct of its dime. tor. FrAnk Klorpp, the pubf Pi -works staff searched for are atlm mative, and out oftheir imaginative efforts canto the idea of a restcnd march. _ Taking ach•anuage of a provision that mould allow the ow to Ctmontl • relcasiop cflMuent into Humboldt t Mao if %lust coal(] Ix- she %vn to enhancc thv n mmm". t of-thr Nw. the staff pn)pmd a plan for hiutogiral i •c•�a�,No irvatmeatt crl' the citv,s w;totru:tter using a sniRcm of Ma" irt%his.awr marxhes. They amsulted Dr. Vvcort a Allen a • 1 • ..•-• , ..... :.:r=.•. �`r+i �,b��:^:....��.J Y•-.• •r• • Mry � ~�. err � 00 *66 Vb do 40 �y ... • '...''` .�'r r Mom restoration r and Dr. Robert Gearhearrt from Humboldt State Univer- sity. autroritics in the fields of squaculture, wildlife, and wastewater. Pooling their talents, the group de• signed a m2m.h treatment system that would resutt In high quality effluent and would grow fish end attract b:rda to bwot. The}, decided to place the new marsh i q%�tem at the old landfill site)dittctiy north of the city's existing sewagc treatment plant?,ynd oxidation pond. Naming this concept "The City'of Arcata's Integrated Watte^water Treatment Reclimatie n and Salmon Ranch- ing Project," that city nought state approval to continue treating w7mcwater locally and discharging into Hum- hoidt hay. The city argued that, in addition to i producing high quality effluent, the keshwater marshes—nourishccl and irrigated b?' wastcw-atcr— would provide productive bird and wildlife habitat on the shoros of the bar. THILE THESE plans were being devclopcd. the State t,,oastal Corimn'ancy w2!. launching its cox%tsd r %ourcc cnhancemcnt program. designed u.: promote the pm-wr%ation :rttd cnhanccm It ofwctlatids and other natural re.untrces Moog thc• -Oast. Urlicn It lVarncd of this lxrasihlc.t;tturce of funding. the ciry ashcd rhea Conwnanc.1 for assistance. Since it is not the• irtr;i- neis of the Cunser►,ancy to fund+c huge rreatFrient NOIi- '� ties, the apency told the ciry that onlr• a plan which s 1 , i ,1 •l' �•• a: :,., j .J •, y'F�^�• ..T A 1. � l I• . :•; ' ' • ^.M +.•^..!�`L . W�:�YI�... 1.�IIr�.i�J.w.�i'J.t•1w•.vl•.MYY/Y!.'R-�WrMiY�it.M',•.WrW-w.r•vV�.Y�+11 1•;tir-••�-mow rr.• Y'w• ..»' 1 it4•= LrIIiY..• •��, I 1 1 ' ' ' �.. •�'r'..� /F.r•,w•tT"• �� ':•�_ S .r ,' I-:t,t� 1..t•. •.� ••� ."e•� � .M •�� •. ti••"Y . • �• _ •��\Y•J� -1 J•�J . Lam•• •.• • � •w , ... • �. • • • •\ '_.••��•~ •`� •f'�- rTw•• ��! �.••'• '�-•'�•r�: . i•Jl•••r''ISi•r•■ ^• �` .•��_ t_.IAI•• - • 1 2' • emphasized the crration of wct!ancl habitat or the provi• Sion of rccMtion,al access would be considered for Conscrwancy funding. _owcvcrr. the Conservancy was not opposed to using wastewater for marsh irription if that could be i hown to work, looking for a pilot prow f for its enhancement program, the Conservancy olfered to help the city with planning and ftindinµ If wildlife and recreational benefits. us opp�cd to wmraewater ttratment, beta inc the primary focus of the project. i Encouraged by the C.onscrvancy's interest (and;alas, = mnoncy;• the city dcc:icied to develop t2tc project for Its resource and recreational Valucs, •1'h- city was aware of the t�cncftts.;uch a 1.aelect would offer. Freshwater wet- land habitat w As cgmcnt is l for thousands of mutt„-; hir(6 trt,'clinG the Pacific 1"1)f%Vay2nd had barn sevemly reduced in this area. Kv.41cle pts of Matta and tourists visiting the north coast needed:consvnicntly located mcreational opportunities. StW nts and staff at the uni- vcrosity. where the natter I sciences are a prime focus, could tt! the area for siticly and rescarch, Much of the existing rile W;IS ten eYCKIM and needed =0)r mxkom- ticm, Full ci:;o reration could be cxIvcted fmnt cva%tal Plann iag am,.1 re wAnirec• manage ntent agencies.s. And last htu nix least. !larnutime in it c futttr%: t!ic project w4ght ill still fit into the sewage treatemc:nt plans of the public works department. With al1 this in mind, the Arcata Wastewater Treatment Reclamation and Salmon 112nch- irg Project was put on the back bunter and the t.rcara INUrsh and Wildlife Sanctuan, -w s '-nrn. From this point on, the Consci .xncy, and the cih, worked togciber to sec :he project , fFn►ition. With an I initial gm. nt of $35,OUO from the Conxcm2ncy, the cite hired consultants to prepam a feasihilit}' study, which formed the basis of an cnhance:ment plan. During this, time, the cityand the Conscmanc�•maintained close tics , vAth all interested state and local agencies. They sct up a tank force, held public hearings, and enlists, the help of nonprofit ::r.;ttior►,g and countless volunteers. Humboldt Rate staff provided technical expertise. The Pxn;cci had the strong; support and amistancc of many city officials, Inchiding the rnayir (nova District As- ScImblywn), plan Hauser. `ilir Conservancy approved a second grant of $72.000 to purchaw the three parcels in private uivnc•r- ship, needed Ixc:a►ise of the size of the project. A third grant of $235,000 was authorized for projc t impl.-- mentation. Much of the work s as performed by crews from the city and :hc Califomia Conservation Corps, r�. I� 'A. wry thereby lowering construction costs substamially. 4 Finally, In June 1981 , the Comervrncy tjatntccl s I MM to install trails, picnic tiole:s, benches, bird- watching arras, fences, signs, and other visitor•scrvin't, facilities. Many volunteers helped with this phase of the proicct, building bird blinds, spreading sawdust fo.- trails, and replanting vegetation. C-QUITIING ONLY only two and a half yca:s from feasihi lity study to completion, the project was for. mally dedicated as the Arcata Marsh Wildlife Sanctuary on July 4. 1981 . & finally constructed, the sanctuary contains thtce freshwater marshes totalling thirtp-one acres and a twenty-two-acre recreational lake. The for- e mcr landfill —now covered with grasses, shrubs, and # sm Q1 trees contains galls, Gird-watching arras, benches, and a small rcmn:tn; salt marsh. Tmils to bank fishing sites rim the lake. Small islands in the marshes and lake provide protected resting areas fur birds. Cars � can enter the sanctuary and park on the shores of the bay at the only shoreline access paint in the city of Meta. Attractive interpretive signs have been placed in the sanctuary explaining the ecology"nd animal life of the 4 area, A degraded waterfront site has been restored to a s ccnic area offering wide vistas, solitude, and a much needed place for town dwellers to enjoy the bay. Current use figure confirm the projcct's succem, The city tstirrratrs that the sanctuary rectivrs approximately 93.000 visitors a year. The fresh-.%2ter marshes draw numerous students and professors from HumisoUt State ror research protects. Over 160 species of birds fre- quent the site. Although aquaculture is not currently heing pursued, the sanctuary's lake is stocked with ;.tcclhcad and rainbow trout. And what about the Arcata Integrated Wastewater Treatment Reclamation wind Salmon Ranching Project?It is alive and well, at Icatst in modified form.,Although the Banc.-tuAq ims not yct been used for ac:uai wastm.%ter treatment, they public works matt has proven through a (vilot marsh study that the resources of Humboldt Bay will her enhanccJ if %-condary cMucnt is run through the marshc%tx-fort it 1% released into the Wy. Ti up, the city has oMaInW approval to used treated effluent to irrigate the trsarutics. The city will savc substantial sums of mete), by c minuing to treat its vwx%tcvvattcr locally and to we the bay far dlschargc. Thi, cite No singe develorwd other %*vtland projects 12 M at degraded waterfront areas. The C.onscrvancy has as- sisted with wo of thew.: the opening of a scvcntccn• sere diked salt match to tidal clrculaitia,,,and the rcrout- inR o; a channeiiacd slough to a more natural course. Wh projects are adjacent to the sanctuary and will Iptovidc mcmdonal access. Eventually, the city plans to link, all trails within the sanctuary and other wetland prelerts in a network that will connect with the F,ed• wood metal Trail. .. -'Rican ezkAenccs demonstrate that a wetlands prof• can successUly restore a degraded w2terfront area nd prwlde substantial benefits beyond incrcased wild. life habitat. As important as our natural resources are, the Imp investment of money and effort necessary to � enhance theft resources wW be easier to accomplish If 1 rrtultlpir bentdts otcui1�t Afcata project makes clear.. that increped recreational and educational opportuni- ties, publlc.,."rks uses, anthetic improvements. and AM WIlirc benefits cti all work•to reinforce each other If- . 1.. . cet.Oaigaers.atrc-ctetttk.v send accommodating., In a world of environmental horror scorles, the Arcata experience is a home•growin succrss. B,:yonu its value as a planning model, perhaps ite major contribution is the w idation of a larger truth: Not only are human beings very capable: of making things wrong, they arc also. when motivated, macvelousiy adept at making them right. 1� Carat Aterold Is a pmlea sinal)-a in the Consr-,•ancy's coastal resourer er,barcement prop m n. �•, td t r 4 j �4• A r. y it� ,1, gg 1 +.�• w 5� 4• �+ S f r 1.y � 'y .`IT+///IF 1•t#'Ja+ ' ^ ��• '�+�I'r� [ ,t� �1 ��'; Ali;' ` •�Yt T 11 IP A'jry�,y,,'y E''f.:�,r"�� sl�'J• �r� + 1�1� .� ryY' 1 d��i I�'a'�f11� n .. 1•, • 7+ ' t'•' �' ,fit. � ' •A'•J,' +'. .ten,. '.,.1' f R• 'ly°: 'L, 1 i 1 ,,� '1 .. �' 'l' �"'.�• fit, {' �' �'•+, �,A`L't. !' ..4•i, f• f �. ,1>f�' .Alt 1 Sri., �'1 �h'ti ,• , •T .•.R,'7 � J'{i �' 't• di" )i,)' .M� I• r�l �k /pp7�y{�y� .`a FI •d� 1, 1 •M�i� .:,•f a 1�!' y1�•ALj!!t r.1 ij'4� . '. • ` M d { '+' 1 , I � r ' .tly tll�� r�lw ';+r,•':1' :, ,r �� ...: �i +�,i f', 'F. •,�,, h r } :,. t:. +'. , 1 Wt },Yll tl�r'�>;y�•' I ��p1 {�(.: .��1't•.,t '(( f:1.,+,y � M1 �,i' �, +,•� l . '' J t•� +/��,�/'Q d 1� . 1�►�, .lr"� �,, J T ,t:. '�`^fi*1 ,�, `�+r'•jA a. , {(_r • x� �'�,i''i q•la,' j r, Yr 1'.f''�+"+��y '•.'',' , �,J�"�,�.e' , fis' •.L. - +1� � 1+, • h'Mf. ` 'r 1 , - ��l � �' i ,11i�1 � 1 .•�F�, ,�f YI� r, +{�, r f� ••1 .. h +�•}4} i- •:�•R.•QQQ�'hK,f'• ,r{/#i r•'��':�i r�-Ij` '1,� �,�� .'.a� �'19':. •.•,o.r��9 �'••� � I 4 wj,fe Ott!''1 i^i }'.rl +'F,'� ! +'! �• �•,' yl'1 •f ''t t. 1 ' ,` {IL•+!'�Iti•'�'''YS:It '�1 J�t�'r t�•'.,`Ml.,•1�.��'• l- •.' �}'•r '•,r�l�,4 r� ,a �i l.•�i �, l rf', � �.;•.� f. t-Jj. ,1 .� : �t'i�w,� S' d ♦ 'yL , ''i +, .1.S w,,. ;�• t� i +, / ar, ♦ .�•. �,i + , � � '�''•" y. ' jl. ,.,) �t r , '.4 tRl e''.J l,+y .♦ �..♦'jr�' • ' ,�,; ;.'.i� {1f r �,rj1$y r r / J'� s4A=�rr ^� i♦ 'ti 1 ti �f `' It 'f -. •. y ,fie � .C,'„T.,, „ 'I' 1 r.j1' • � .j 'r r. �. . f 1kJ.r•1;16�.•f; '1!NY 1.3*,`{{1W.VWIN I 1 I '7 h 7 "00) non certified coastal areas ANALYSIS OF LAND USE ALTERNATIVES FAR THEWHITE HOLFAREAS crtr OF w:rmnx3tori EACH o[rt* OF nevEuonAENt SERVICES 1 1 I 1, 1 10. 0 §STY PCR PRIVATE - aiDOW NERS one of the most difficult issues af2ectinq land use designations in � the white hale area is the problem of private property rights . The majority of the white hole area is under private ownership. These i owners have paid property tax on their land for Many years in t.,e expectation of gventual financial reward from development . If the City , in response to the public interest , designates the white hole solely for conservation purposes , the expected financial rewards to the property owners will be greatly reduced . While there is a market for wetland property which is in need of enh&ncoment or rantoration , the value of land for this purpose is considerably less than the value of land which can be developed with housing or camaercial centers . The Coastal Conservancy, based on Its experience In wetlar..ds acquisition in Southern C;elifoeniaj, has found that cmparvble values for wetland acreage range from $7, 500 - $10#000 per acro. Land values for residential or commercial development rar.qe frown ` 'O'D0C `+t s r , l i li►O # ftit conflict between private and public interest is not newt and ' ir►deed, has been laced in many other coastal areas. Sometimos the puslio interest hasprevailed and private lands have been designated or Vory low intensity uaes. fte California Coastal Cowmission has successfully defended a number of 1awacits an this point: It is •likely, given the Coastal Act � lNtet that such a defense would prevail in the case ofu:ntirrigton gesch. (02$4a) -65- t swab tin the other hand , sometimes public interest and private property rights tjawe cnmprcrni,sed , wi.th a resultant portion of the land devoted to development and the reataindnr preservcd for they public benefit . The recent conditional approval of the Bolsa Chica nand Use Plan , or the Ballona wetlands u;evelcpment in Playa Del Rey are examples of such compromise . 10. 1 Land Swaps One method for compensating property owners for riot permitting development of their land is to give them other propety to develop. This might take the form of an outright land swap, with de,relopable land held by a public entity exchanged for the land needing protection . For example, the City could trade land it owns in other pants of the City for private property in the white hole area, thus providing the owners with another place to develop. 1.0. 2 TransL'!,%r of Development Rights Y M Another method of swapping development privileges is known as a "transfer of development rights" or TDR. With this method , the City would grant eaen property owner a certain number of development credits based on criteria related to the size and location of their holdings in the white hole area. These credits could be sold to property owners in other locations and used to increase the amounts of development which could otherwise occur there . Usually a receiver area is designated , where intensification of allowed development could reasonably be accommodated without negatively impacting surrounding areas . ' TAR schemes are intricate, and only a few have been successfully implemented . They have been used to preserve historic buildings in older downtowns and to maintain sensitive open space. A TDR program would require that the City locate and designate areas where the development credits could be used . The value of the credits would depend upon the desireability of the receiver locations and the economic feasibility of intensifying development there. 10, 3 Restoration with 2e2e102met,t A third possibility for a compromise solution is to locate some development within the white hole area itself. To accomplish this , a number of agencies mould have to agree upon the amount of acreage to be developed, as well As its location. Even within the white hole area, some forte of TOR may be necessary to balance c,evelopment possibilities with restoration priorities. Acreage which could be developed might include small areas of highly degraded watland and areas reclaimed after removal of the southern flood control leveee. These could be oonsolidated with the non-restorable acreage and located where restoration would be least feasible. Authorities have all agreed that the most likely and productive restoration areas are those closest to the Santa Ana Rimer. Thus, the areas least feasible for restoration would be those between Reach Boulevard and (021140% w66, A*Mb Newland Street. The consolOated acreage for development could b located adjacent to the existing developable land at Beach Bou?.eVaL'd and Pacific Coast Highway, creating an economically viable development node . The remaining areas could be bermed and reri:ored to a functioning wetland. 10 . 4 Out.riaht Purchase Perhaps the simplest method of compensating owners for the loss of development rights would be the outright purchase of their property by the City or the Coastal Conservancy. Although this method is straightforward , the difficult part would be establishing a purchase price. The appraised value of land is highly dependent upon the allowrd use of the land . since land uses have not yet been estal .ished for the white hole , an appraisal would be very difficult. Based upon the highest and beat economic use of the land , the value could be very hic%. Considering the constraints to development, however , and the mandate of the Coastal Act to preserve wetlands , the value might be low. The Coastal Conservancy has already talked with Daisy Piccirelli ' s about the possiblity of purchasing her property at fair market value as determined by an P:pproved appraisal. Although no official offers have yet been made clue to lack of interest cn the part of the property owner , the Conservancy has stated that they Hre interested in acquiring all the property within the white hole for wetland restoration and protection . Their interest in purchasing will probably continue as the Ci.ty ' s Land use designation process proceeds. t MA84D' dMv 7~ iWi i MA 1. a`rLo ey r / ' .. I�r.�.L. •sc,n Gil 2! C3? / J Y� �kT aGr C FOR -17. UNIVERSrl'Y LOS AINGL_�Iff�� 5w STATE Ui IIVM- M' DRIVE LOS ANCC EUS,r q j f CRIUl1A A. )031 I �ptsit or Biology No7eaiber 16 19H2 j California Coastal Commission City of Ruutiacton Beech Lana Use +ran Publlc Hearing 3acienda 3ot31, Le.4 Arsgeles Dear Co=ission Nemoers : I am writing in regards to the =developed lands that are located east of 3eaah 317d. and inland of pacific Coast Bighway in the %O'i.y of Fh:ntingzon Retch, particularly those parcels wormed by :dials land euid liatar .".o. and Calt+ans. 1 challenge the presumed ate unsubstantiated conclusions of `alifor`^.ia :'ish and Game De>srtment and t+e Cal+fornie Ccasta;. Commission stalf t1st, (1) these areas are presently viable 149tlnada, and (2) that they can be ful?y restored by simply opening culverts in the ad4aeent flood oontrol channel. These undeveloped lands were once a part of a tidal marshland : rich embraap.3 moat of the regi,=. But with the enoroexhnent of man-made levelopmenta, rosA build.+ng, the a LI mI a-.ion of the natural ocean outlet in the 19401s, the charu-mli ration of the Santa Ana River, and the oonstrsction of flood control dxai,n c:sannals, this marshland ceased to function and began to take or, upland Characteristics. The most serious degradation occurred 41.11 t:e aii ina.bon of tidal eltwhi.:g fro:s .-he sea and the periodic renewal from .resh-water floods. I the past 20 years, I have obae"ved, as an ecologist, the advanced, and perhaps, fi,ual rtagos of this legrAdation. Mridence for -WeLis conclusion are the following: 1.) The aoi:ts are pre:so atly sad; the muds no longer are habitat for the � agrriads of mud-duelling invertebrates such as ghos c shrimp, Jack-Imife olamo, cockle-shells, varaish cam, sad gaper clams that are caser tial to t'_ usw'+l dynamic functil-sing cf wetlands (e.g. proviiing sail porcaity and soil drainage during law tides). In many areas, the Former lowland soils have been buried and ispressed byil'CL r-terials used to build roadas# power lines, and levess and have been spraad by ariasion, as well as with the illegal dumping of dirt, oomrste, and rubbish. 2.) The remei.ntng vegetation of the area is in transition from a fosmer lowland " to that of a disturbed upland. The area is currently undergird rapid ohandes and is, therefore, difficult to assous ecologically. Tho remining dck+eweed to dec ire rw with little or = 54'Idne of vigorous j'owtb od renewal 3sspito its 2arsiutant asture. ihwh of the vegetation has been destroyed or disturbed by off-road vehicles, lids on bicycles, rub►wish dumpas, W people rota dAg doge. As of 19W, the area suppor,'od only 9 out of the 21 plant opeeios characteristic of viable salt manh sysrtwis. Fiohle- vedd, as well ie a madw of other wetland plants, fire poor indicators of I }, •,rc�GI;VAs by .yemnelvls, -since "hey ,)ftan, act' as Auriear :.nradars Or :ol,onizer9 11� pp .3/iZ-yli "..C� ;"e-tIand yaz'3a�t�(i :.,he ,`q ne1r .L 7,icini oy onX true �it3';..9nds. The rou V ac!i je )�ax.Y VN Yti -it =esell-C 45 Q.\..w4\J;;\I- .IV ;lca-..at"re a-lodul Weeds. 1 3. ) The ::ss:ea wi: othor aquarxc organ—, :gas a:o gone. +lie aria now su_3rarv3 tempor r ::onus if 1ifel.asa .ro.tora •s.:ter r:Ups wat,�ro that qualcic.17` eva;jrata t4 leave bohind lix a-aerywag and ;{ater 'eterN ng ialers of E eft. y'. , ,�G t.li.=A �ir i ut, -2- za lion hau been r%qi.41 %4heal..i.:iing az A.-ibi to t and food have 18C.'.:::ed. aeTlfL^.:i hZr~ focds axq �arjrely aboant. Insac. a,.•n! seed aot=.Ms ao nor. t.: ;%- fie:.ds ax.d :Us tubed ;;plaads are 4 nersneing. The grleatent we-.land bi«d use is at of resting and loafing (as are levee tops, I1%wns, =I wxizinj lots in the .area) when nearby wetlaada are saturated with wi.ntaring birds. T.rae wetlands, ia,Qontrest, axe aou,�ht our, by wetiand bird ;�r�_«t�r�.1y for 'Uecir+,U. The d::ng's 9�xva.rxzu:h agarraw r,�}+ no lcngc�x• be 7rassat". r'orant;,aZ habitat for t::6 ,"endangered cls,;),er rail is gcre. There is ao food for the ?eadt tarn. As a result of the accumulative effects of :base nadavive inpaats, the area is presently ,IMF gj IL.e assent{ 'urwtiio of s viable coastal, milt-marsh ecosystem that foraerl;r exi.,stes there. �6.e biotic and ;hysisal features teat ahaxactrrize wotlan3s are IIther & are i-ndicative of f rm„gr wetluds. aind not present comLit .ens, or :have been ;g s&zte�reodtIII �j �+ ' r` ens obeegiers or those who have failed to oar:A idly exaziae the area. 7a4t 'nialogiata seer, to ag+•ee tlu�t the arty hope for even a partial f'scuizi%e of a wetland is to restore tidal *luahi ng. •The pro:�er way to achieve this is Ath a d.i,reat opealxjg to the sea, 6hersby pax ml zinc quality, ;potential functioning, and ors ies recoloni zat.,on. Utilw oul vart openings in the Suatingren Mach Orange tlmtT Flood Control Charusel appears to be an obvious and simple alternative to brig aboue, tidal flushing. But this alternative does _sot appear to be sccepUble its light of the recent opposition of the Orwp Oomty Zaviro=sata?. Nanagwent Ag=7 in vor' and Bred. In. Wition, eo4aoerjU and legal =obl&&_• =st be examined and evnlustsd be -are rich as alternative caw; ba oousidered !o be feasible. Even U the engla eriac Na tftha4ftj1L pnUme are overcome =1 real and potential •,+&ter damao to edjaoeat siPAvatures are 91Se3.natod, the }noble= of poor water qual.l v: ailtationt and even tos34 apslla asaoci.atsd A th :food chanael.s still remain as biological throats. I VostIon the present evaluations of this area and do wt find thm acceptable beoau" tbry appear to be =arealistic and are not beaked by act up"to-date and couperrArnrivr bialagical +Nrd eagin"ring studies. Sincerely, Dr. Richard J. YOU hafesror of Rialca 1 My i 1 1 4N ' 1 1 � G1)A2tA?7'rl:i: Liability $ ?.00.00 Order No. OR•-.11.2427-M fae $ 150.00 :our Ref, 300' Vnrlance ir54`!08 Beach Blvd FIRST AMERICAN TITLE INSURANCE C(xMPANY a Corporation, herein rolled -.-be Company, GUARANTEES City of Huntington beach 2000 Main St Hunti,ngron Beach, CA 92648 rkt to : Julie Osugi I ' herein called the Assured , against tactual lose not exceeding the liability amount stated above which the Assured shall suctain by reason of any incorrectness in the assurances set forth in Szheo4uly A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given not liability assumed with respect to the Identity of any patty named or referred to in Schedule A or with respect to the validity, legal effect or priority of any mattcr shown therein. I 2. The Company's liability hereunder shall be limited to the amount of actual lase austaiaed by the Assured because of reliat:ce upon the assurance herRin set forth, but in no event shall the Company's liability exceed the liability amount not forth above. Dated: Auguat 30, 1989 FIRST AMERICAN TI i LE INSURANCE COMPA0 hms F. Gc4ifiakp Assistant Wce Prestd.- it 1dratttor of Special Servicts first American Title Insurance Co. 114 E. Fifth Street Santa Aar, CA 92702 7��/395�32�Z I I C r P N l OR-1124 2 7- VHr1.�n::�: 5C(iET:P IE A PRDrERTY OWNER'S NOTICE Cl}AFLAN'IEE 1 . That, *ecording to the last equalized "Aesesament Roll" in the Office of the Orange County ':ax Assessor a. The persona listed sW "Assesded Owner" are showa on the assessment roll as owiing real property vithin 300 feet of the property identified on the aRsessmenr roll an Aesessor' a Parcel Number 114-150-38 b. The Ansetssorvs Parcel Number and any addresees shown on the Assessment roll are attached hereto. 2. That , eteording to the Companyve property records, (bLt without exemination of those Company records maintained or indexed by name), there have been no documents retordxd subsequent to Novenber. 1988 purporting to transfer title to any of the properties listed . - • ` -- - .►:., ':�•' l�oL�4.i3 +:J�3'��1:_. `�r:.i.._ t+.._�'-,�.vT^.�i-�. '�aT3�Jlgr'� .�rN-e.FOR c./l , S'E 114;Ste_- !t i- T R Il _ _co,Ioto�.oR saw. �- P►1 E. !,7 -SEC !4 f. 6� 1 i. +!t nfrG 11At.`f'MO�il�f1�V-ji/fl1[Y.�I►'� , , -r �� 00�'�01M:i��0111(:4 i�i[sS9�► W ' LIE irH CIA'TDy.5,ACF+&r) �`:� ` l�r: - r—� s•�r.l v 1 ' So -- Ar ?Y Zi-i'•• /� /1J I Irs I-rc-'-'i` in •3 f f.'l FITS uw lit de ni a Ahr, ' i 27 MOTE ASSESSOR'S ALf,, C 8 AS-WSWOWS A Y -.�.� < Y �, I.,�C. _.4'� .,- r rrtr•� Lr.�' �' i'--� �.�• -. _t •�'t = _ _ r' �±'j.' �- ._yx r��,., s�;��+e��y�.�, Apr - .— _ �" rti _ _rT..��..•.-:4-...� --- _`t��~'�gi.:-.-�-..-=,fir.-]e=�.=1� ._w--.�--- POR _ _ _.i%Mj'P W%2�l yip.,..J:-�AtAhO r- L /1�. 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