HomeMy WebLinkAboutAppeal of Coastal Development Permit No. 90-18 Restaurants s RECEIVED
CIZY CLERV<
Debbie Cook C+TY.L'F
Save Our Parks V1UHT11;c,f
6692 Shetland Circle r, f
51 s ,
Huntington Beach,CA 926481..Y '1
Grace Winchell,H.B.Councilwoman
6411 Weber Circle
Huntington Beach,CA 92647
Aprils, 1991 y
California Coastal Commission
245 West Broadway,Suite 380
Long Beach,CA 90802
RE: Appeal of Coastal Development Permit No.90-18
This appeal is based on the numerous discrepancies between the requirements of the City's
Certified Coastal Element,laws set forth in the California Coastal Act, and the proposed
development.
The proposed project would be located between the sea and the first public road paralleling
the sea on the south side of the Huntington Beach Municipal Pier. 'The proposed project is
three buildings consisting of a total of 48,522 square feet and would rise a maximum of 35
feet above the level of the pier. The proposed uses would consist of 40,000 square feet of
three and four star restaurants,5750 square feet of casual restaurants,and 2500 square feet
of beach concessions.
Grounds for Appeal
I. pe__veto.pment does not conform to the certified Local Coastal EMgrm. The Coastal
Element(hereinafter referred to as the LUP)identifies the Pier and existing adjacent
restaurant as"visitor-serving commercial" (see Exhibit A). The remainder of the area
between Pacific Coast Highway and the sea is designated"recreation.". The intent of the
"recreation"designation is to protect passive and active recreational uses whose permitted
uses which are open sand areas,beach related recreational activities,parking lots,
concessions, and camping.
U. The UP does not identify the anger_District 10 boundaries ;_�l�rQc���y�g
SIX• Furthermore, in 1937,the State Parks and Recreation Commission re;ected a City
proposed restaurant for the North side of the Pier(see Exhibit B)because it would block
J views and was not in keeping with "recreation."
1
Parking -
J
structureapproved .
�`7L-,
,�near pier
iY'rtu4►►r; W
State pane i s • • , .. 'M-A . 41_'§ : _A
restauraritlnHB, •'>1
' bac s par instea .fa • .
ny ROPERT InAnKEn ,• 1 Z. .
Of Me Oaq eat er•+f • .f•.�-.
The Stale Parirs and Recreation {• • '*1 '!r �i= ��' �•A
Commission k illed plans Tuesday for
a 10.004squarc-foal restaurant on� '• 1 ' , � —
top or a proposed parking struclurCl.• ,
on the beach north of the Iluntinglon: +
Heath Pier. •• ..• w.I;t r• ► :.t;• i+: r v. a i .s3' ', ;p
• The-corn mission+approved
parkins structure•which apparently P-*. " �,' „I.„_ �`' +'•"'" rI
wdl bet opped otr by a four-acre park + 7
as ions as•11's terraced fo that at
'doesri t-block views of the ocean or---,
. •• Fes. 'liar •. �,%��w' -., . r� '
• beach from PaeifidCoast flighwsy.:.' ;rt�
' . L • ' •
The•eommissio�s decision to-.de-t ;r. r'••. ;'i + •F a• yy t{f
'lete the-.restsurant•*Overturned.tin,: !: ' `;«�� f�! '`{ N ' -• 'S
car lie r vote by the Ilunlingion;&achL'—' e
r City Council.,:- ,;;7
Attditionarly,the commiisitin said'r •
Q e eitY•musr not usa.tltc proposed; "-: :.. �; fr,- ;� }" %
$is mtlnon,'parking*srruclure-to+; f ' «r T; 'L�i'•)t{i- TE ;
handle overflow parkinafrom the 32y-'r'
million Pierside Village project to Ibuilt south of the pier.
S.
r City planners 9roposed that the' '
nety sirticiure svculd.acton►modale;'•'•• { .�•; •;t _
upta250parkingspacesthataretobe' •• "' �'":+i �i^�+ ' g; -
tliminated On the south•side or the ': Q %�i =� °L• f.
pies'by thaPier;ide Village develop• •�
opponenis•have argued In tecenl
utonA,s I11a1 011ie portion of the Stale•
leach,which SIMChes 2.3 miles from•'• r• -
llrc pier to lheentranceof loolsa Chita
State Beach. shoutdn't•be used to-
"subsidize"the Piersida Village do-:•..
vclopmenL . . • :.
The proposed park which Inilitally' I!-..,
.. was designed to share the tap of the
pmkina structure with the restaurant,,'`
will bceompkle will] palm trees In.-.•-
bis planters.rolling green lawns and.,,-
[Please■eo PARKWG/A2)••.
• Drr1s�KI�eta A$ :.�1 �C '- ,• _ ,..,. . . '
XromAl
.tttherfapdseapingatnenities.oflieiafs construction orrestrooms.screening Charles Thompson,'told + com-
ssi�l. t oroil aclls• undcrgrounding or ,tll- missioners Ohm the development
11+rillbelle+elnnrd rnhlend in wvilh flies and Improving Trails for w;]ikers would oMr pcorle a price to ro to
Il,c cily'S exisling bltdliop park just and bie)cle riders in 'northern enjoy the sand and me serf"without
uortlt of the ltropu+cd dcvclopments. slrciches orlhe beach. .setung their shors full of sand."
Ilie park has been in the lihinnire • Pierside Village develaper'IJr}ant Thompson said the area is not
st�!{hesVa e tort+iiss orn approclail ved',Morris said after the decision that he ' pristine"andthata city plungeond a
may now build the restaurant .gas station fomtcrty occupied the site.
tltcallcratiunx alicrlistcninitto abnt't dis flat Norma Vandcr Molden,chair•
• dS.nenkere.S+entimentwntmixedinq+• placed from the top of the pukiag.w •.
nl+Crrtheparkitigstructureshuuldy slrnulurr—ahlre/gn the lrleenrdlthe• rr+an'nr'1ha fnmmurshy !tervlee's
Itn]►e the restatrranl all top. " ' 'site-of•ihe•-current-•lileguard••head• Commission,said lhtr project would
rite 1 hrnlinrton!leach City Coun-t•quarters station near the root arLake cater to the'•moneyed".sc1ment•_ •.
cit approved the Street ' t, r adults who drive to the beach—and "p pp 4, structure,• " wouldbeautorihepriceranferorehe• hurt rrrinuraN tin P �-, vole Ins] •.a1t1r++•rifhnxarrecrltonarthecityun f i
nt+utlh.Butthel'�rkIandlterrealion 'roflOtl.tl(JUlorrelocatlonofultsaard• Yyunan"I.EZuplcwithrarr]IJlest
f:ultinlistion lraw the last word on the 'heatlquarlers. . = City Councilman.Tom Ma s.said ;
use orthe the land.leased last year by• He en ocis work on ille pfolet;I will, loday he wit dlsailrt,lnled In l it vote
• . the tit;•. Pori by g larch,he sold. • 10 delete the restaurant and•.tnay
Also aDprovrtt 1'utsday was the Former City Adminislrotok explore ways to appeal the vote.'! f�+
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LEM
TECHNICAL REPORT:-
HISTORIC RESOURCE EVALUATION OF
MAXNELL'S RESTAURANT,
HUNTINGTON BEACII, 'CALIFORNIA
PREPARED FOR
THE CITY OF HUNTIIIGTOII BEACH
PLANNING DEPARTMENT
r .
PREPARED BY
JASON MARMOR, M.A1
,4 AND
REBECCA CONARD, PH.D
LSA ASSOCIATES, INC.
I PARK PLAZA, SUITE 500
IRVINE, CA 92714
(714) 553-0666
LSA PROJECT #PIROOI
Jane 25, 1990
lsa
v
R. APSTRACI -
Maxwell 's Restaurant, located at 317 Pacific Coast fifghwiay in ffuntfngton
Beach (Figure 1), will be affected by the proposed Pierside Restaurant Develop-
ment and Pier Plaza. This report presents an assessment of the historical and
architectural significance of Maxwell's Restaurant.
It begins with a discussion of the•building's history and describes its
role as one of Huntington Beach's important municipal public edifices from the
period 1930-1965. Originally constructed as the Huntington Beach Pavilion and
located directly adjacent to another seaside attraction, the Huntington Beach
Municipal Pier, it helped promote the -beach town's identity and served as a
well-known community recreation facility for many years. Even after undergoing
several changes in use and a moderate amount of-cosmetic alteration, the struc-
ture remains a major landmark and focal pofnt of the Huntington Beach
oceanfront recreation and commercial district.
�J After the historical overview, the report presents an assessment of the
_ r •' physical integrity of the building, followed by an analysis of its historical
and architectural significance. The study concludes with the finding that the
structure housing Maxwell's Restaurant, despite its physical modifications, is
considered eligible to the National Register of Historic Places under Criterion
A. Therefore, an adverse effect from -the proposed project upon the structure
is anticipated, and mitigation measures would be required,
. ' II TRODUMOU
In 1986 the City of Huntington Beach conducted a survey to identify and .
rate the city's historical resources, including buildings, structures, objects,
and sites. The resultant inventory assigned a combined letter/number score of
"8/2" to the address of Maxwell's Restaurant (Thirtieth Street Architects, Inc,
1986:np) . The "B" rating was used to classify buildings which were "somewhat
less unusual or distinctive in terms of age or architecture", but which
"research may prove to have a relationship to important events or persons in
4: history" (Ibid, p.12) . Such "B" rated structures were perceived as being
likely to have local significance such that they could potentially qualify for
the National Register of Historic Places• pending the results of further
research. The Thirtieth Street Architects survey considered the degree of
' alteration to the Maxwell 's building as "minor" (Ibid:np),
The 1986 survey also assigned a numerical designation to denote the rela-
tion of the resource to listing in the National Register of Historic Places.
�! As explained in the report by Thirtieth Street Architects, Inc., the numeric
07/02/90VIR001\KAXWELLAPT)
F
I , � �
COASTAL LAND USE PLAN
GOLDENWEST STREET TO BEACH BOULEVARD '
(GROSS ACRES)
LIJ,De
MEDIUM . .
Elm`�,.' �� •�-L;:_!� � L:.� � � .i�!•L:...!•L:�'• � DENSITY
r1! ID LO 1q, C� 'n r�� RESIDENTIAL 1
OFFICE/ stories) t
�11 RESIDENTIAL**91 1B } (I61 + acres)
M
[0;�M 0 ( ((�6 stories)
,, a 1 1 E. i i W 1 , + i i .
VISITOR— HIGH VI ITOR— VISITOR-- HIGR CO CIAL
SERVING DENSITY SERVING SERVING DENSITY � SUPPORT
C012MRCIAL RESIDENTIAL* CO10TRCIAL COMMERCIAL RESIDENTIAL/ RECREATION
(3 + acres) (3 stories)** (5 + acres) (6 stories)** CONSERVATION (29 + acres)
(43 + acres) (28 + acres) (3 stories)***
(57 + acres)
*High Density Option Only Available an Consolidated Parcels
**See Page 43 for Clarification of IIeight Limits
***May be Exceeded with Reduced Lot Coverage & Greater Setbacks
eirr Conceptual Alignment--Precise Alignment will be Curvilinear
and shall Conform With Policy 9e. Approved February 1983
HUNTINGTON BEACH C4LiFORNI0.
PLANNING DIVISION Figure 9.8
✓ c. Park dedication and park fees
d. Le nd sc ep i ng
e. O ceding. '
• ' f. 4 Regulate development In the irt.erests of open q:ace•progervetion through
' an Open Space Zoning Ordinance, governing development of areas
specified in the Open Space and Conservation Plan (Figure 2-3)• The
' ordinance 'could be broken' down into three resource categories,
establishing development standards and en overlay district for each. The
categories are listed on the following page:
a. Natural Resource
Areas of severelyv-restricted''or'--no :development- Resource areas
within this category, as shown-on the plan, are as follows:
(I) Water areat
(2) Resource preserve
(3) ;Scenic corridor+ r '
(4) Resource production
(5) Archaeological sites
(6) Landmark sites.
b. Outdoor Recreation
' Permanent open space lands,,.no'development permitted:
(1) 'Water area'
. ' (2) Recreation area
• (3) Neighborhood park.
• c. Natural Hazard ,
'Areas of restricted development due to the existence of natural
' hazards (e.g. earthquake, flood).
Preser Yet Ion Through Acgu sit Ion,
5. Continue to acquire 'open apace with full owner-ship rights through
' purchases, condemnation, or donation. Methods for acquiring open space
with full rights to the land include: '
a. Eminent domain
b.' Installment or negotieted purchase
c. ••Philunthmpic donations -
d. Transfer of ownership among public agencies.
4.12.01 ' permitted__Uses. The following uses may be permitted 'in District #10
subject to approval of a Conditional Use Permit. '' {
A. • Aquariums
B. Bait and tackle shops
" Beach rentals
C."'- Commercial uses or public recreation facilities (beach-related)
h1. Museums : , r,..l .
P. Parking lots that will not result in the loss of recreational sand
't;area' Tiered".'parking' is !permitted•'within; the . Downtown
ell"Specific Plan area' on 'existing lots seaward of Pacific Coast
Highway provided the parking is designed so that the top of
' •'`''=���"I 'the:structures including-walls, etc., are located a minimum of
one foot below the maximum height of the adjacent bluff.
'R:'4'i-'Restaurants (including fast food with take out windows)
Retail sales (beach-related) `
Note: ! Only-parking uses•are permitted in this District northwest of Sixth
Street.
4.12.02 Minimum ",Parcel 54c. .No minimum "parcel size shall be required in this
District:
4.12.03 I`4aximum Dcnsityllnten.�Ity.l No maximum density or intensity requirement
shall be applied in this District.
4.12.04 Ni Omura Hem. The maximum building heights shall be twenty-five (25)
feet and no more-than two (2) stories above the pier level.
Exception: `The maximum building, height on the pier (excluding the end of =
the pier cafe) and northwest of the pier shall be one (1) story. No maximum
building height shall be required for lifeguard towers or other facilities
necessary for public safety.- No'parking surface or structure shall exceed
the adjacent•elevation of.PCH.
4.12.05 Maximum Site Coverage. -No maximum site coverage shall be required.
Exception:-`�No more than twenty-five (25) percent of the pier shall be
• covered by'-any building or roofed structure. In addition, buildings or other
roofed structures shall not-be constructed along more than twenty-five (25)
percent of'the perimeter of the pier.".
4.12.06 Sctback (Frr i Yard).' No minimum front yard setback shall be required." `
4.12.07 b k' i -yard). No minimum side yard setback shall be required.
4.12.08 Sgt ca k (Mitr Yard). No minimum rear yard setback shall be required.
128
tiPECIAL DEVELOPMENTS S. 93( 0 ({)
e c i f 'i c 'a n
IIUN'TINGTON BEACH ORWNANCE CO1)1;
�JYIJLlLJLJL�1 LJL 1 'ULJ r J'L '•l
d.ic
OCR
t i Lea } 1
y mmmIli
DOE
i RIB
- rr•� �. I _
The
Downtowne
Specif 19C P- 1 an
y�
!k _
1 � •.r��r..[�[1�tom.....
V
for the implementation of the 9 rr
Huntington Beach Coastal Element
ADOPTED NOVEMBER 1963
HUNTINGTON BEACH 04LIFORNIN REVISED JANUARY 1969
PLANNING DIVISION
Halcyon Ltd.
RcaI Estste Advisors
• Dcvcropment Cottttselors
Project&Asset Managers '
930 Montgomery Street,Suite 600 ,
f• San Francisco,CA 94133 r
415.391.1896 FAX 415.989.9516 1
December 15, 1988 I
Mr. Doug La Belle
-Deputy City Administrator • i
City Of Huntington Beach '! •' .
2000 Plain St. ..
Huntington Beach, CA. '92648
Dear Doug: •;ttl ,i;'
• As you requested I have done spme thinking about the City's new
plans regarding the Pierside' Villagesi'te'..;The following
r paragraphs detail my'l.initial 'regctions, and 'rpcommendations to
the new concept for the south •side vf.'thePacific Coast (11ghway.
A Impact on Mafn Street "' :, ''1 ',•:`� �,•:Li
,.
t �. Developing a program along the beach }Lith 'only food servige
• instead of the larger.festival 'r'etail' center formally
envisioned for the°site will have iargely''positive impacts -for
retailing along Main Street:•' 'Retailers•who would have
• preferred the•Piersidelocation will now'bemore receptive to
the entreaties of brokers representing Main Street tenant
spaces; the mix of retail shops along Main .Street_will be more
• varied, responding to a larger jnarket; ` and the •size of the .
retail program can probably be increased 10,000 to 20,000 s.f.,
primarily in- the specialty and apparel categories.
The only negative impact 'implied by a restaurant only
development along the beach-will be a slight erosion of
restaurant potentials along Main Street, the festival'
orientation of Pierside might have , urned off many residents in
its immediate vicinity because of its contrived environment.
The new restaurant-only program, while still responding to .'
• llrrtf..+f,�AACrYLYr Jtlia.ni,R..•i1. IliiLin�r�n,JD.G'.
am UN;*PI Pkrr 140 W.nmir,sr•.S-ior 1601 1717 x.S+•rr.NW,3"Sol
•.• . •..—■.... 14i.3in~.D.G 1OWd
-llalcyon Ltd. f `
Real Estate Advisors r .
UcvOol+nient Counselors ►' y,
Project& Auct Managers
demand regionally, will be less tourist-oriented and therefore,
more appealing to locals. neighborhood residents may be more
inclined to patronize -the restaurants -with a local flavor
particularly in winter months ,and 'in the process reduce the
opportunity for more restaurants to move .in 'along Main Street.
• a-r r• �•
STRUCTURING THE LEASE. •'
We•have performed a significant amount of work•on projects in
coastal locations involving public/private partnerships. ` After
• looking .through my files I found the following information
outlining the basic parameters of public/private lease deals in
locations on .the west cost and more detailed.-information on
projects' in the east.
dote that in.most cases, there are substantial .funds involved
to subsidize.the parking, ,util3ty relocation, site improvements
or demolition. In exchange for such front-end costs, the
public,sector. typicaliy takes .an equity !ticker. : Their
Percentages vary and are a function of what :is:needed to make
the unique requirements of the deal, work in ,the particular
marketplace. . .
f ,
We would .be happy to help you..negotiate/evaluate any proposals
for restaurant development you receive over the next few months.
/rp6358/6358 Page 2
OMCERS ' ' 137331
zM WO w wre r •bcrtain p+o}wtr 1. WrV* .m whether a to tat? to pr apaty t WMWt" 1t win In
-r F I Mr ar ,&M a ce ask sbaeor r�for dWs emmm b wAt.Do*v prowp W that betoca mule prvpury was told
tultk w c ODWIdm d bmia Ana(1952)101 CAM 6M.139 P 24 6Sb. Whhoet M& Oauacsl detertotwd it ow to beWrlizi .
OM
l bindles on t0 pas*& wbers city reQutced by and ac to"Co'f� t�1t should ba 10�, l rA tale
1t�x cic�i 6maAtsr
Uit r]tab/i w(1452)101
�f01
151)7 C Al. go Mk Itu s=rptw pt"q be:is w%mLod b7 CAM 66l,239 PU 636.
M*t Eaaoma t flat .
gacntt sum h thdr '
* °&r!t'' thmsh u'
00'.* .�. and �rmm+ 37.I. Power of legiaktive body: Sale or conveyusoe of water front
*ct wAts Wh"wa Tl1e legillative body may purchase, lease, exchange, or receive sucb
property and real estate situated inside or outside the city
tlmw�a 'wits as is necessary or proper for municipal purposes. It may
hat proarwd tuibw control, dispose of, and convey such property for the benefit of the
•cub e"mM M(a was city. The legislative body Aan not seu or convey any portion of-a
i9� a Few water front, except to the State for use a, a public beach or park,
ilk coaa aw tan unless by a foil- vote of Its members the leg6lative body finds
me ar proa,KIbis � and determines that the water front to be sold or conveyed is not
t of wVffftkl and n�acied by avid suitable for use as a public beach or park.
.et r say (1911)60 1 Added Stats.1%9 th 79 11;Amax d Stan 1935 ch 1330 f 2;S" 1937 ch 1772 f 1. _
a ntlry xdisa�c�e of ! Fdos tam DOW oat
zz cc sad pnaled (a)Scats 1913 eh e9 764 snbd 2 p 233, amended by 8tua It" eb 231 8 S p 391. Stun
�Dt k.am Praa���o� 1897 eb 136 11 p 19� so
1901 tb 213 1 p 656,Hatt 1903 cb 52 11 p 43.State 1909 ch
R,rnprdi"1'3 ult 61111 p_937,$rota 1917 ch 7% j 1 p 1663,Stab 1927 cb 233 f t p X2;Etas 1943 ch aS7
..I u rtm or dry. (b) $tuts 1183 eh 49 f aril subd 2 p 269, sa unended by Stats INS eh 13S I 1 p 121.Staff
UA In tame or dr,. 191 ch 163 j 1 p 233,Seta 1697 ch 119 f 1 p 173.Stars 1901 ch 26 f I p 10,Star: 1903 ch
i aim" to tru#4aa. 841 1 p 93, tm 1909 th 279 11 p 420,State 1913 ch Son i I p 824,Stab 1911 eh 750 11
ops+Wo their Cuba, pp Isla. Stay 1921 eb 402 f 1 p 39% Stay I923 ch 12 11 pp 16, Stets 1923 eh 5411 p 124,
wan ntll~lstrd b1-arse. f &sty 1931 eb 132 112 p 192. Stet: 1933 ch 516 115 p 1325, ch 793 1 p 2120, added as
MO web city Wbtch ;salt by Stars 1935 eh 73713 p 200, by Stag 1%7 th 320 1 1 p 173.
a v San Diego(1194)
i Aa�t>a
` 1W Aa*c khmth Added"eachanm"after"lane."In the first reotmoe.
Futbartont manor to M7 AnwAn ft A yWm by a toar6Ilftht rove of Its wwbert the
a prior to its paeMyt kg4UL eiWWAs f w a a public beach or pru1 art the end d weedw.ront to be w1d or vaned
as required >ri deer f .
Is ngWjad owtl.'ioate Ckw Rdbroacto
M or Wi to eaald '
n or roil r>n tea- i Power to_sctl"am leads f 193.
r defed ve end void CF =at of tido and saba>ersed lands: §37331.
III CM Altcra&d r provedc=fbr Bile of bo(ldln=s utd dtai f f 37420 et soq. �
Alteraative p"nUk an fbr sale and low of sr- if 37440 et seq. .
?1d nda om to pan b�Impiev L-Coast An =rste ha du Oaut Art XYf ;��3.
naiad ritb lht end Waterd ROWMM se
es eeaKltltne CW Jar 2e NaLoeat Vmnsla 113. O+ctq=6 Faking StOloak and Uverks i S.
be &fiomd aC a d Mmpv Gbrp=doos 1423.Purld, Sgwr+ea,and Pl►rat'ot ub i la
W be
bido WA � XolClmW&CW DiS MMIdpal f 3"d seq.
of ahr s.►" In 34 Aar lur 2d 3� =klpal Cbrpont6A C ndm and Otiaar pbifdeal 3oljdtvlaloat
as(1952) 106 CA24 H 532 at seq.
horltf vrtlioA k baler L�1Ce+�a+rAnd�kar:
r Pobttal taster r(AUL to CLR I11. ]UCLA t.R 1l1.
Bitm IenitotW�by �pa*�•
�09
E
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•• III. The proposed Pierside project would destroy the Pavilion structure built in 1939
which qualifies for the National Historic Register(see Exhibit C)and the proposed project
would be built on property designated on the LUP map as recreation space (see Exhibit D).
W. Calif.Pub.Res. Code Section 30211 of the Coastal Act states that development
shall not interfere with the public's right of access to the sea(see Exhibit E). In 1932 a
public recreational easement was awarded to the city(see Exhibit F p.23-35). The property
on which the proposed project would be located was the subject of recent litigation(see
Exhibit G)and Judgement Pursuant to Stipulation(see Exhibit H); the State of California
and the State Lands Commission contend that this property is the subject of public
access and recreational easements by virtue of an implied dedication under the
law as described in the case,Clion v. City of.Santa Cruz(1970)2 Ca1.3d 29 (see Exhibit
G).
V. Calif.Pub.Res. Code Section 30223 states that upland areas necessary to support
coastal recreational uses shall be preserved for such uses. This recreational resource(the
proposed project site)is not an isolated area in need of restaurant opportunities. Calif.
Pub.Res. Code Section 30213 states"developments providing public recreational
opportunities are preferred." The LUP notes that the ability to support recreational demand
includes the provision of adequate support facilities,especially parking facilities. The LUP
also notes that during the summer,parking capacity is exceeded. An alternative site for this
project was identified by Community Services Director Mike Adams on April 1, 1991 at a
joint City Council/Planning Commission Study Session. The alternative 13-acre site fronts
PCH just south of 7th Street and is planned for"visitor-serving commercial" uses(see
Exhibit 1).
VI. Calif.Pub. Res. Code Section 30252 requires that the location and amount of new
development should maintain and enhance public access to the coast by providing adequate
parking facilities. This is an entirely new project and the grandfathering of already
inadequate parking spaces is inappropriate. The protect is deficient of code required
parking by 109 spaces (see Exhibit J). Recreational parking users will compete with
commercial parking users. Outdoor dining areas which impede access and views have not
been defined and delineated(see Exhibit K). Parking needs for outdoor dining will arise
but have not been identified. Code requires additional parking spaces for night club uses
but they have not been required of the developer which further impacts beach parking.
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LUP Section 4.1.02 states a special permit may not be granted for deviations from parking
requirements in this district.
VII. pevclo,=entJnterferes with_publis accrSs.And use. Underground/Valet parking
will restrict the parking lots historic uses such as viewing the sand and ocean and of surfers
surveying the waves. Short-termed metered parking for strolls along the beach orpier
would be eliminated. Unobstructed east,west,and north movement throughout-the
property including the lower IeveI beach parking would be restricted. The LUP does not
identify this property as in need of increased access(see Exhibit L)and claiming that this
project will improve access is not grounds for approval.
VllI. Contrary to*.e LUP and City's General Plan,deyclopment fails to PrQtect public
scenic and visual resources (see Exhibits M&N). Zoning section 4.12.04 p. 170
establishes maximum heights and states that"no parking surface or structure shall exceed
the adjacent elevation of PCH" (see Exhibit O). The intent of the LUP is to preserve
existing public views from PCH which calls for the establishment of State Scenic Highway
status for PCH. PCH provides visual access to scenic coastal resources. A drive along the
r'1 shoreline can be a recreational and visual experience in itself regardless of the destination.
�•, Because of the rise of PCH at the project site it is one of the last remaining areas where A
total view of sandy beach,surf,ocean,and pier are attainable. Intensity of the project
substantially weakens the "visual relationship of the city to its beaches."
In a 1981 review of the City's LUP, the Commission found that the LUP "recognizes"
the public importance of the scenic views from PCH of the beach and ocean areas. The
Commission further found that:
The Plan proposes land use designations and policies which ensure that
only limited small scale structures will be allowed on the beach the entire
length seaward of PCH, thus ensuring that no structures will be built on the
beach which will significantly impact public views to And along the coast. -
The Commission concluded that the LUP provides%xccll1t" standards which will ensure
that "existing views will be maintained..." In certifying the LUP in 1982,again the
Commission found that the plan contained standards which protected and preserved
existing views. In 1984 the Commission denied the implementation portion of the LCP
and suggested modifications. The Commission found that the parking structures proposed
in the implementation would"impose a significant intrusion into the public view to and
along (PCH),interrupting views of the ocean." The implementation portion of the LCP
could only be found consistent with the visual resource policies of the LUP if existing
_ y
3
.� views from PCH were preserved Suggested modifications required that no portion of the
parking structures exceed a height limit of a minimum of one foot below the maximum
height of the adjacent bluff. The Commission concluded(page 43)that the modification
would ensure that"the public view from PCH is not significantly impacted."
The visual resource policies of the LUP are more protective of the scenic and visual
resources than is the Downtown Specific Plan. Calif.Pub.Res. Code Section 30007.5 of
the Coastal Act requires that conflicts between policies should be resolved in a manner that i
is most protective of significant resources.
IX. Development is not compatible with established scale of the area. Calif.Pub.Res.
Code Section 30250 states that new development shall be located where it will not have a
significant adverse effect either individually or cumulatively on coastal resources. The City
of H.B.hired Halcyon Ltd. to conduct a feasibility study of a restaurant only project on
this site. Their report suggested a"slight erosion of restaurant potentials along Main
Street." (see Exhibit P). The proposed commercial activities are adequately provided for in
the area. Recent redevelopment projects have been completed with thousands of square
feet of available space and many more projects are on line which can offer oceanfront
dining opportunities.
X. Finally,Government Code Section 37351 forbids the sale or conveyance of water
front property except with a 415 vote and a finding that the property is not suitable for use
as a public beach or park:(see Exhibit Q). The City Council has not met this requirement.
Debbie Cook
Grace Winchell
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Table of Contents
C
Exhibit A Coastal Element p 130a
Exhibit B 12/2/87 Newspaper clipping
Exhibit C Excerpt from 90-2 SEIR
Exhibit D LUP map
Exhibit E Attorney General's declarations...
Exhibit F Coastal Element p 136
Exhibit G Attorney Generals Trial Brief
Exhibit H Judgment Pursuant to Stipulation
Exhibit I Downtown Specific Plan p 35
Exhibit J City Staff Report 10/23/90 p 7
Exhibit K City Council Appeal(RCA 3/18/91 p 7)
Exhibit L Coastal Element p 23
Exhibit M Coastal Element p 138
Exhibit N General Plan p 19
Exhibit O Downtown Specific Plan p 128
Exhibit P Halcyon Report p 1&2
_ Exhibit Q Government Code 37351
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. . ..CO A. STAL
'Alp
ELEMEN
LCP CERTIFIED MARCH 1985
Amended through February 1990
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short term, but be available for possible future expansion
of the power plant, if necessary, in the long term,
provided that there is no feasible, less environmentally
damaging alternative, and appropriate mitigation is •� `
provided. Lastly, the area .that lies between Magnolia
Street and the Industrial Energy Production/Conservation
area has been redesignated as Conservation, thus
recognizing its long term value as an environmental
resource.
M .
The area between Banniaq •Avenue and the flood control
channel and between Magnolia and Brookhurst Streets will
retain its previously certified designation of Low Density
Residential. The remaining Land that lies southwest of
the channel has been redesignated as Conservation. A
small vacant area just north'of the flood control channel
along Magnolia is also designated Conservation.
Area-4 - Brookhurst Street to� Sad Ana, River:
The County sanitation treatment plant which provides a
vital service to the regional community 'is located in this
sub-area. ' recognizing this,' the land use designation of
Public, Quasi-Public, Institutional was certified
previously by the Coastal Commission. The plant will
retain this designation. The small residential and
�,... commercial site north of the sanitation plant will also
retain its certified General Plan designation. The
remainder of land in this area which lies southwest of the
channel has been - redesignated as Conservation.
9 .4. 6. BEACHES AND THE PIER '
The nine miles of public beach between Warner Avenue and
the Santa Ana River encompass approximately 379 acres.
The beaches are used for shoreline recreation, and
facilities on beaches are largely restricted to parking
lots, restrooms and some .concessions. Parts of the `Bolsa
Chica State Beach are used for oil wells and pipelines.
The existing General Plan designates the entire beach area
Open Space. The coastal plan redesignates the beaches
recreation to. more accurately reflect the actual
activities that occur on the beach. The Least Tern
nesting site on Huntington State Beach is designated
Conservation.
The' Municipal-' Pier`. and.* adjoining restaurant are designated
•..as -Mixed -Development'- in -the existing General Plan. The
Pier functions primarily as a visitor-serving facility and
provides a focal point for the Downtown/Main Street _
corridor; thus, the Pier 'and adjoining restaurant have
been redesignated Visitor-serving Commercial. New
buildings on the pier shall not exceed 35 feet in height
measured from the surface of the pier. Public access
shall be required around the entire perimeter of the pier.
130a '
CO A. STAL
�• II, •� • � I i
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LCP CERTIFIED MARCH 1985
Amended through rebruary 1990
� ���.�.-e�-r�-:•r��a�ate►-��:�tt��:�.�tt_rti�:-:t :r--� r �t t t �� ; ;;'
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An offer of dedication for lateral access in accordance with policy
4a shall be required only In conjunction with now development on i
vacant parcels and along all sandy beach areas. In existing
developed residential areas which do not front a sandy beach area,
access will generally only be required where it can be accomplished
with the privacy standards established above. Access to the j
bulkhead areas of Huntington Harbour Is generally not appropriate,
because in most cases It cannot be provided consistent with privacy
standards. However, there may be situations where access to and
along the bulkhead Is. appropriate. Where a parcel is large enough
to provide public access consistent with the privacy• standards in
new development,.access along the bulkhead may be appropriate,
particularly If public use areas such as fishing piers can be reached
or provided in new development through such accessways.
I
(3) •In*n3 case-shall development in any way diminish or Interfere with
-the public's right of access to ths.sea who re'acqu[red through use
or legislative authorization.
(4) The City shall accept offers of dedication for access consistent
with Its ability to assume maintenance and liability. If not
accepted ;by the .City, offers of dedication for access may be
accepted by any other public agencies or private association,
provided that any association or agency which proposes to accept
accessways must be able to -assume maintenance and operation of
r
such accessway prior to.opening It to the public.
0, These exceptions shall not apply to the Pacific Electric Right-of-Way. f
r 4b. Analyze the Impact of current and projected recreation traffic on
the CIty's circulation system.
4c. Promote safe pedestrian access to the beach from the inland aide
of Pacific Coast Highway.
4d. Initate cooperative planning efforts with the State Parks and
Recreation Department and affected private parties and pursue
funding to develop a pedestrian access program from Pacific Coast
Highway to the beach In the area from Ninth Street north to the
southern edge of the Bolsa Chico State-Beach parking lot.
4f. Establish a signing program which will Identify public acceasways,
bikeways, recreation areas arld vista points throughout the coastal
zone.
136. _ F
I JOHN K. VAN DE KAMP, Attorney General
of the State of California
2 N. GREGORY TAYLOR,
Senior Assistant Attorney General
3 ROBERT G. COLLINS,
Deputy Attorney General
4 3580 Wilshire Boulevard
Los Angeles, California 90010
5 Telephone: (213) 736-2080
6 Attorneys for State of California
7
8 SUPERIOR COURT OF THE STATE OF CALIFORNIA
9 FOR THE COUNTY OF ORANGE
10
11 REDEVELOPMENT AGENCY OF } Case No. 498 713
HUNTINGTON BEACH, a public )
12 agency of the State of` ) DECLARATIONS FILED IN
California, ) OPPOSITION TO PLAINTIFF'S
13 } MOTION FOR SUMMARY JUDGMENT
Plaintiff, } AND ADJUDICATION AGAINST
14. ). THE STATE OF CALIFORNIA
v. }
'*.•� 15 } Date: February 23, 1990
HUNTINGTON BEACH } Time: 900 a.m.
16 COMPANY, et al. ) Dept: 23
) . Trial Date: March 12, 1990
17 Defendant. j Est. Time: 30 minutes
18
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ORTEGA DECLARATION
DECLARATION OF GERI ORTEGA
I,Geri Ortega,declare as follows:
I am a resident of the City of Huntington Beach and Chairman of the Huntington Beach
Planning Commission. In this declaration,I do not speak for the City of Huntington Beach
or the Planning Commission,but for myself alone.
1. In 1986, the City of Huntington Beach approved the Piersidc Project which was to
be located on the subject property shown as parcels A,B.C,D,and E of Exhibit A,
attached hereto. On October 13, 1986, as Chairman and co-founder of Huntington Beach
Tomorrow,I appealed the planning comrrussion approval of Pierside.Village Conditional
Use Permit 86.43 and Coastal Development Permit 86.27 to the Huntington Beach City
Council. The appeal was denied. On October29, 1986,I filed an appeal of the Pierside
Project to the California Coastal Commission. The.Coastal Commission staff filed a joint
appeal on same date. On April 23, 1987,the appeal was denied. Contrary to the
declarations of Mike Adams and Paul Cook on behalf of the City Redevelopment Agency,
the city conditional Use permit and the coastal development permit have expired,and
therefore there arc no existing permits for a project by the city or the California Coastal
Commission. 'There etme-ndy is no project,only pending proposals which are ever
changing.
2. At the time of both appeals,neither the City Council.Coastal Commission,nor
members of the community knew of the existence of the 1932 casement for public
recreational purposes over the subject property held in trust by the City of Huntington
Beach. The easement did not become public knowledge until it was reponed in the Orange
County Register Newspaper on November 9, 19 89.
3. The property which is being condemned has three buildings on it. Dwighes beach
concession,a lifeguard headquarters built in the early sixties,and the Pavilion structure
built in 1939 which houses Maxwells and The Other End Cafe upstairs, and three seasonal
2
concessions in the lower level (the Green Bunito,Maxie's,and a video arcade). All
existing structures were built prior to the enactment of the 1976 Coastal Act.
4. A parking lot was built over the sandy beach portion of the subject property in the
mid 1960's. Due to grading for the parldng lot,little remains of a bluff between PCH and
the p'aridng lot. The original bluff was formed as a result of natural wave and tidal activity ?
created prior to human intervention in this century. At the present time there are 250
parking places, 180 for the beach-going public,the balance for Maxwells and employee
parking. As a result of the tiered parking Iot,beach views and access were greatly
improved. Current parking spaces with metered parking allow for a variety of long and
short term year around parking opportunities for die beachgoer. The beach service road,
which includes a bicycle and pedestrian path,is separated from the parking lot by a rive
foot retaining wall. Contrary to the declaration of Mike Adams,there are four access
stairways,one sidewalk ramp,and two driveways which give the public ample access to
. the sandy beach and beach related concessions. Traffic is so heavy on the beach service
mad that dirzcdonal signals were installed in 1989 to regulate pedestrian/bicycle traffic
flow.
5. Several new proposals for development have been submitted to the city in the past
two months. The most recent Pierside proposal presented at a Town Hall meeting on
January 18, 1990,calls for 57,000 square feet of restaurant space which by code should
require 570 parking spaces,'but only 550 spaces were introduced Omined from
consideration were the one hundred eighty existing beach goer spaces, projected beach use
parking,one-for-one replacement parking for 18 spaces along Mi,and
employee/erncrgency/lifeguard headquarters parking. The development of private
restaurants will result in a shortfall of beach related parking.
6. In 1987,the city council approved a 1200 space parking structure with a 10,000
square foot restaurant on State Park property just north of the pier and the subject property.
This property is operated by the city under a lease contract with the state. The State Paris
3
and Recreation Commission in 1987 approved a downscale of the parking structure and
eliminated the restaurant. The cotntnissioners stated that sit-down restaurants were not an
appropriate State Park use and that no structures of any kind were to obstruct the view of
the sandy beach'or ocean as viewed from the level of POL They also forbade the use of
' 3
the parking facility to include the approximate 227 parking space shortfall firm the original
i
1986"Pierside Project", limited use to the beach goer,and disallowed connection with the
"Pierside Pmjcct"structure south of the pier. To date the 1987 proposal has not moved
forward.
7. Current Pierside Project proposals call for a beach user concession at the beach
service road level and dire to five restaurants for the more exclusive patron at the PCH
level. The creation of non-beach user restaurants of this nature is not for the"public,
recreational,park or playground purposes or other appurtenant or incident"uses called for
in the 1932 deed. The proposed project is not consistent with the preservation of natural,
scenic,or cultural values for present and future generations.The proposed project would
decrease access to the beach goer because the project would preclude the lwel of current
beaehgoer enjoyment established in the mid 1960's through parldng lot design.
8. The panoramic views art a valve and warrant preservation whetherfrom the beach,
the bluffs,or PM--a scenic highway. 7be project would create an immediate negative
visual impact by blocking views of the sandy beach,the surf,and the ocean. Proposals
include restaurants and commercial retail stores which will rise 35 fat above the level of
PCH from Lake Street to the pier,
9. The City of Huntington Beach owns one mile of beach from Beach Blvd.to the
pier. However.the only easily accessible year around beach going parking facility is
Located between Lake Street and the pier--the proposed "Pierside Project"lima. The
parking lot is heavily used by surfers and is open to anyone at anytime for any length of
time. The surf around the pier is a favorite among surfers.A professional surfing contest
is held here annually. World surfing championships have been held directly adjacent to the
4 T
. i
proposed project since 1959. Local high school and college surf teams practice and
compete here routinely. +"
10. The State of California up until this time has never had a nerd nor an opportunity
to raise issues regarding Oe 1932 easement. The existing non-conforming uses are housed
in a structure which was built in 1939. The lifeguard headquarters and improved parking
lot serve the beachgoer exclusively. When the parking lots from beach blvd.to the pier
l
were redesigned in the 1966, the city won worldwide acclaim for their harmonious i
design: view corridors from PCH,low profile concessions,low profile restrooms.
unobstructive landscaping, The proposed "Pierside Projtct"is a radical change from the t
existing beach recreational open-space design criteria for the city.
The above facts are all within my personal knowledge and I would testify to them if
called upon to do so in a court of law. I declare under penalty of perjury under the laws of
the State of California that the foregoing is true and correct.
L.� Executed on January , 1990 at Huntington Beach,California. .
Geri Ortega - - -
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MAP OF HUNTINGTON BEACH 3/36 M.M.
_ LAKE
MAIN THIRD STREET
STREET ST EET SECOND FIRST ST.
STREET �
BLOCK Ir" BLOCK 103 BLOCK 102 - BLOCK 101
11) 1/!• It if BLOCK /r /+ »w go BLOCK P.*:
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.� EXHIBIT 11AP
LEGAL. DESCRIPTIONS
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MCGUIRE. DECLARATION
DECLARATION OF ROBERT MCGUIRE
I , Robert McGuire, the undersigned,' declares
1. I was born in 1908. I reside at 9518 Armley Ave. 9 Whittier,
CA. '
I
'' I moved to Huntington Beach in 1916 as a small child and
lived there until 1926 when I • went to college. When I returned
to Southern California in 1941 , and until about 1965, I visited
my mother in Huntington Beach nearly every weekend and took my
children to the beach when they were young. During these times,
I was very familar with the beach and the bluff top area at and
i
around the Huntington Beach Piers including the "subject
property, " i . e. the area depicted as parcels A, H, C, D and E an
the attached exhibit- A and circled on the aerial photograph as
attached hereto as exhibit P.
3. As a boys I had a job working in the plunge an the west side
of the pier during the summer, so was well aware of beach
activity. When I was not .working, I often went to the beach with
friends, to swims body surfs walk and relax in the sand. We
usually stayed in the aria between the pier and Sth St. , although
we often walked on both sides, sometimes as far west as 17th St.
We generally want down to the sand across the Pacific Electric
rail road track crossing at Main St. , but coUl d have gone down
anywhere, either side of the pier. There were no fences.
4. As a adult I parked on 5th St. and walked down to the sand an
the west side because of the •staA rs, but access on the east was
not restricted. ,
5. Throughout the time I used the beach I assumed the entire
beach and bluff top area, Including the "subject property, " was
public land and used it as such. I .do not remember anything
which would have stopped our using this area on either side of
the -pier. I recall one life guard at the pier before I left
Huntington Peach, but all of us who were swimmers would help
people in danger. By 1941 and until at least the mid 1960s,
there were life guards on both sides of the pier and people were
using the entire area including the "subject property" heavily.
. There were no restrictions on such use.
6. Throught out the periods, 1916 to 1926 and 1941 to about
19659 I observed the public in great numbers using the vacant
beach and bluff top property near the Huntington Beach Pier,
including the subject property. . -The public use included
picnieing, sunbathing , walking , beady surfing , swimming , viewing
and playing. •• This use was made -without receiving permission from
anyone and without anyone objecting.
7. The above facts are all within my personal knowledge, and I
would testify to them if called upon to do so in a court of law.
I declare under penalty of perjury under the laws of the
State of California, that the foregoing is true and correct.
Executed this , _day of January, 1990, atv1Z'!h[x�fGb✓ C/�
California.
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MAP OF HUNTINGTON BEACH . 3/36 M.M.
. LAKE
MAIN THIRD STREET
STREET ST EET SECOND iIRS T ST.
BLOCK n - BLOCK i62
STREET 7 i
�' BLOCK 103 - BLOCK 101
104 a-fa I i r.sa_. >o oe w ea m er >e on }LIE Eiw
s (OCEAN AVENUE) PACIFIC COAST HIGHWAY
S
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EXHIBIT 'A
EXHIBIT MAP
70.
LEGAL DESCRIPTIONS
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A
STIRRAT DECLARATION
�3
DECLARATION OF MARJORIE STIRRAT
1 , MARJORIE STIRRAT, THE UNDERSIGNED, DECLAREt
1 . .I reside at 606 Hawthorne, Anaheim, CA.
2. I was barn November 49 1913., I lived in county territory
near Garden Grove, California from 1920 to 1933. During that
time I went to Huntington Beach at least 8 or 9 times a year with
my parents and brothers. As a teenager, I also went there with
friends. During these years, I became familar with the beach and
bluff top area at and around the Huntington Beach Fier , including
the "subject property, " i .e. the -areea depicted as parcels A, B,
C, D and E on the attached exhibit A. and circled on the aerial
photograph as attached hereto as exhibit D.
3. My father collected shells, and we would- gather them,
especially sand dollars, on the wide beach east of the pier at
Huntington Beach. We were all skilled swimmers and swam and
played in the water as well played as on the beach sand.
4. We also went to the plunge on the west side of the pier, but
preferred to stay on the east side which was not as congested,
where we could build campfires. As a teenager I and my friends
camped overnight on the east side of the pier many times. There
were always people on both sides of the pier including the
"subject property. "
5. I recall swings and other playground apparatus for public use
on the "subject property" east of the pier.
b. The beach users reached the beach from either side of the
pier. Often they would use the- bluff top area, walking across
l�
.•� this area and the Pacific Electric rail road tracks. I do know
1
there were no fences to stop us from entering on the east side, '
and do not recall any signs declaring it off limits.
i
7. I 'always assumed the entire area was public. If there had been j
f
"no trespassing" signs, I feel sure I would have seen them and
obeyed them. We were never asked to leave, nor forbidden to
cross the railroad tracks to reach the sand.
S. Throughout the period, 1920 to 19339 I observed the public in
great numbers using the vacant beach- and bluff top property near
the Huntington Beach Fier, including the "subject property. "
This public use included picnicing, sunbathing, walking, body
surfing, swimming , viewing and playing. This use was made
without receiving permission from anyone and without anyone '
objecting.
9. The above facts are all within my personal knowledge, and I
would testify to them if called upon to do so in a court of law.
I declare under penalty of perjury under the laws of the State of
California, that the foregoing is true and correct.
Executed this �3 day of January, 1990, at
California.
,— ----------------------
MAP OF HUNTINGTON BEACH 3/36 M .M .
LAKE
MAIN STREET
STREET THIRD SECOND STREET
5T.
ST EET STREET
BLOCK "}00"•
104 BLOCK 103 —i° .. BLOCK 102 — °° BLOCK 101 �' —
u.w�srso• sr.ar scar seer se.ee It,e• �)sr
it (OCEAN AVENUE) PACIFIC COAST HIGHWAY � R
' { ■.ra'OC � 1
R , 1
ii.cu'a•� f"K(L•r
' 100.oa
1 PARCEL
F PARCEL IPOLMIMI
f04s OfIILIW
PARCEL
PARCEL :' p" $ PARCEL. •" E"
• r r r
,s see w sn W
EXHIBIT 'AA
EXHIBIT MAP
ram
LEGAL DESCRIPTIONS
so~RAM
� r ?m
gem uw w ras a w.N
ow-am
wr wr r•+.r
. • •Irr*1�/re n.uy M
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- �.`", '1..�• .�1'•. ,,��!�l y,.f'r' :�{�:��};r...}IS,.�.+i I••I•r ,
it
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_:•� ., :�. :.-• t•5 ;, ��.:; 7': -�'`` •�� �r ' ..''may ;%;
10
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c5s ;t':: '•,�.�.w.sui� -X�1.! } I I
t a !4 - all k!��•r., �,.,�•� �' 'L�
pj
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yam. .sY'� ��«=,_t9••�. #r,����/� .S! , :�4�/ , �,
ti+� r Wit, '�ail'+.F ••�,!t :�J � �' ���.�k•
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'ter' � � �L 1 � ,1.1�. _ •,� 4
♦. j.,.l;��-•.i'r1'�r•,w'�Y ,w r(4'w�l 4��� � .}.•� .fi,,rj,..� �SL . ��,.
7 �
COLLINS DECLARATION
DECLARATION OF ROBERT G. COLLINS
I, ROBERT G. COLLINS, declare as follows:
1 . I am a Deputy Attorney General who has been assigned to
represent the People of the State of California and the State j
Lands Commission in this action.
2. Attached hereto as Exhibit l is a true and correct copy
of the Amended Complaint dated November 6, 1930, in the case City
of Huntington Beach v. Huntington Beach Company, et al. , San
f
Diego Superior Court Case No. 65537. In this Amended Complaint,
the City of Huntington Beach claimed that certain beach property
i
i
was the subject of an implied dedication of a public recreational
easement. Included within the property which was the subject of
that 1930 action was the seaward 118 foot portion of the property
which is the subject of the current litigation, brought by
plaintiff, Redevelopment Agency of the City of Huntington Beach.
Specifically, that Amended Complaint alleges that such property
'for approximately 20 years has been a public beach, recreational
ground, playground, park and pleasure ground in- the City}of
Huntington Beach and that said property and -each and every
part thereof has been continuously used by the public for the
purposes above set forth . . . by any and all persons desiring to
do so, as a place for bathing, taking sun baths, for sports,
games, rest, recreation, evening beach parties, camping, tenting,
and all other such uses as said persons might desire to put the
same in the enjoyment of said property, for the purposes above
. 1 I
I
89
specified; that said use has been free' and unobstructed during
all of said time and said use has been open and notorious without
obtaining the consent of said defendants or any of them, under
claim of right by said public; that said use has consisted of the
use for said purposes by from 40 to 50 people on some days to
5,000 or 10,000 people on other days that said use has been
continuous and without interruption during all of said time
3. Also attached hereto as Exhibit 2 is a true and correct
copy of the first page of a newspaper article from the Huntington
Beach News dated July 30, 1931. This article describes the trial
of the case City of Huntington Beach v. Huntington Beach Company,
et al. , Case No. 65537.
4 . I have reviewed all of the pleadings in said 1930
lawsuit and it is apparent from said pleadings that prior to the
court rendering a decision after the trial of said case, the
parties settled the matter and as a result of said settlement,
the 1932 easement for "public, recreational, park and playground
purposes- was granted to the City of Huntington Beach. A copy of
the deed granting said easement is attached to the Walden
Declaration as Exhibit A, which was filed by plaintiff in support
of its summary judgment motion in the current litigation.
5. • Also attached hereto as Exhibit 3 is a true and correct
copy of a memorandum from Gail Hutton, the City Attorney for the
City of Huntington Beach, to the City Council dated. January 11,
1990, a Copy of which I received from a local citizen. This
2
memorandum is submitted to prove that there is no definitive
r
public use of the subject property which has been proposed or
approved by the City of Huntington Beach.
The above facts are within my personal knowledge and I
would testify to them if called upon to do so in a court of law.
x declare under penalty of perjury under the laws of the State of
California that the foregoing is true and correct.
Executed on this 9 day of February, 1990, at Los
Pzgeles, California.
ROBERT G. COLLINS
F
3
L
EXHIBIT I
• 1 is TFs BUPMOR COUIT 07 .TRE STATE OT CUITORKIA
IX Arc ren fait ootl y or sAy alroo
s
.4 CI?T OF $.rZ 195TCY Br1CA, Xo. 65537 ;
'.1 a Uunicipal Corporation,
Olt
Y
Plaintiff
T ee OOitrL►I!T i
HUTINGTOn BEACH 00L?AKY,
8 a corporations PACIFIC
ELECTRIC RAILWAY aMAST,
q a corporation, UXIM
STATt8 UORTGA(M AM TRnT
to COkTAKTs a corporation,
JOSk• UOI 001FANT, a cor-
11 voration. JOSH Dot and
RICHIR ROI, i
iS .r w w r ... w w a4 w a • ' • • ••
24
IRs ". pair 4f•iC?It�! i1 iVD ►<I.LIMS:
17 ?bat the aboveijMea plaint;tX-.t's `jjcV,aid et a21 tiasa since
18 the 17th day of rebru •y , ! • f ary, 1909� has bgen 'ai�dcipal 'oorpoxatioa,
19 situate in tbz County of Orange. Stara of ds3.ilarnia. orcanisod I
undo r':az"d* 4"r-Viifi4 of ;h,N
21
a j
22 That the follokmi a dssori�ed r� '��op+ztr,sx�d *soh• and
23 every part thereof, situate, lying tmd berg in Ito City of �
21 Suntington Beaobs County of Orange, State of'0aliforuia, Is now
V-311 &= for a low time lest Prat, tc-ait: so: npp:o.iizatel7 tren:y
28 veer# bee bean s�gublio �oh, 6roul, 'play. grsizaa, !
27 park and pleasure' ground in the City of nuntington Death, County
23 of OrAn"awi 4t!ltw of on] 1tArni p- End th t eGld srnr►w_rty ��! w��w i-"A I
Qs every Dart thereof has been oontinu.ously need by.the Dt:blie for the
30purposes above set forth in the m=ner following$ toq-*it: the said
311real gropertg Lr ' Otoh and every part t)—r,f hits bein ue•A pe a
• +•AID puvLjo veaon, recreasica grouaa, -Dtey 'graumj paxt ana pleasure -
_ ground by any and all persons desiring bo to oo, as a Place ::.r l
bathing. taxieg sun hathe, for •ports, ga3ee , rest, recrratl;n, f
` `�•-.1 r ■��. }}�� /� •//��..►ram..r r •1 zu:& •.. r •r . '
,—M a %r4- .� pR♦z���� ca..piag� •V,a�.YQ A..L� a.1 rr,V1, VrM.'1 •IYLO
4 as said persons mlgbt desire t1 put the atte , in t*e eIIj-y=2:: _
S said property, for the p-srycoes at-ova apeeltied; that said ,:ee ::as
. .* e
b"a ixea and ;ffioDitiuoted during' all of said 'tiae aid said use �
has been open and noto:lous' and without obtaining the consent of
8 the said defoa"nts or any of the=, under claim of right by the
9 .
said public; that sraiC nos k,aa consisted of the use for said pLr- �
10 poses by iron Scrip op fifty people on some days to titr, or tea
• • li thbis'w people on otbes data, according to the season or holiday i
.�� ."�.f•. is<•ib4'RApf:� n+et'• try as .'apt Ostent; that ral oibue place of
jt.�Ob t �'. it•2•• i4t •thtt"*WA use has SefA oatitimtous
; • 'lid AAI� •2thMT ln;s�',,��.�>iion da AML4111-o1• said tin* sad that said.1 VIP
I
• prey is doa4iled as tolldvi to-rat: those certain pieces or `
gamble •crf UA4 aituaia1 I" #d beam ins the City-of Huntington f
' '�;� •':f'•��; �siich, 4 ka= ot•�rsop itdti of California azd gore porticularly i
. '► dssaiddair�el3�i;.tp-+lift ' : • • - • •
•, is '• `V�uf`1 ,
0.
dPA
•::'"'� _ •_ '• •++�• •dtrIA,oil sd a! • width situate-U, $be
r, city- �f. E=uzgtoh Beaob CtunNy of Oraar-e, State cf
$22 ,r Calif a and bola a portion of svotio Tyr (4),
':c i•'!� three t a 1 a�6d '!eA (� nm 0} of Township di s (B) South,
• , • finis• 11 :8sl, o. 8. S.- A Y.
wuu ssr,�p of labs os ra=fsng width bai.nd.,wr•
yartioularlr d.tsaribad &a being bounded on Us aortb-
. : ;t • �;,�,. ►� apuxly' NIL by-a Tina drama pasallel to esd fifty .
set ■outhwosteriy frog Me loll Ing described lies �
sad on the southwesterly side by trio line of ordinary �
.�.. .� klit tide of the Fealfic Ocean ens on the aorth"st- �
Orly and sontbeasterly ends by a line id- mb at right
BT angles to the said follaring desoribod line at th•
•nd.s thereof, said line being described as follows,
• to-wit:
Sel
' Begiz lag at. a point in the Sorth and ionth
•• �turtaz line of section Tour (4) , Mugs 11 Zest, �
= -
.+. • �• w � • "+ ,r�r rrF— •w Or.j�•V1L+ iliLL/.�a iV
.. =~ •,. *a&-apd- fire tenths .(9*ui.�3 feet, • little nor*
or Tess tics the rth quarter section cornier of
acid seotion Fous4}; these* fro■ sold point of
• begimiin� sontb "a 371 156 Sast, thirty-four
. ',� huadsed Sire and thirty-f our bundredtbo (3405.34) ;
I
i
i •• i- •f .. r. :i .1 r r.l 1 1 � i• r il5tI
416 flj o0' all u? vY
� i ri 1
� .. .` Mf• t If '� 't� IQ N
t1P
pr •+r { .. T r+ ro o 0& /• y
Al
. � 1 /r 11 r �tF � 1
I+ 1 y Y. j �. 1 r it 1•f • 1� 1� ~ f i
rI 1 4 • •, �
441
r. 1 .� 'l l q
;y . r d
11 • �,
1 •f •1 1• 11 . 1• ,/, y 41 1 �; r
1;
1• ■ '11 /N 1 w l .� T Is f /
i 4i 'F 11 1
�'1 P. ► 1� � w
1 1� 11 N r• a • � , t �+• ,� f M 1 �1�]
• T,1 If '1910
V4 p r
,,
V�
, 1
2_ � �+:�it».^.. ia. .A. Of i�.i! ..� il..Z.a ii •u.• .Ce, ir: 4• P
Ize 01t73f :. :;.:::•e::,:. bi:u, vJ;Au;y Va
3 state of Caliiornis and being a portion of Sect Lon
14, ?ownebip 6 ssuta. R.arge 11 felt, S. P. B.
4 desoril>ed as follows;
Coczencin at a poi:t in tie eouthree terlr
prolcrgation ofr the southeac terly line of Unin
s dtreet distant thereon 82 feet southwee:erly .from
its intersection with the southwesterly line of
7 Ocean Avenue; thence southeasterly along a line
parallel with and distant 62 feet southwesterly
d frost the southwesterly line of Ocean Avenue 1000
feet to the true point of b+eR niflx; thence con-
. 9 tivaina along a line W&llel •witb and distant
82 feet southrester:y from the suotboacterly
! wins,of Cosea insane 7D4,28 feet to c point;
:•thtnos nosthae.sterly 33.14 feet to the point of
• •ii intars"tlote of ire =t3e=r icr?, lize o. Pa.col 1
• Y.ritti..�1je' of parcel 4 as Parcels
.cal and 4 asa desoribed io tke deed lrp+ratingtoa .
tar too Los AVIea• Ierter-�rbaa �tail�r
.� ••'•l " '.: .•... g�t]►:se•oot in lock 15§i'.PaV WO of •1)eed,s
��.r` •e ::. ` oPds gtoaai;lt. d eicrat� 65e '�3r =aft
1,4! fh! Ud southwesterly litre of said
t ;3• •. ;�-. asoal ind•alpQq�� •aid south+esterlt line projected
• �•.] . - .. .•find' alQtsg tbw 60"U +�lerte.t '11� ! the 3su*.d 77
.,aribed as pa"01 1 in the dote" from rills yaad
+• .] = ::.� �: d Witter +lAoepany to Pacific llsctric Laird Com-
. yang Recorded in book '123, pasta Ol of Deeds, .
4 �� records of said County, ttD point if the begins-
' ff�� 1 d' a rhrve os da"'a to. Its•sadthwest with a
. �� • •• '':' zl:• of b698 85 feel po
;.. said Ant being s4 feet
•. crrathweet!►rlr X".i Itaticn 11-vBt4a.76 of the
it sur�vyed eenteZ line of the Loe Angeles inter•• .
:+ _.�.{.: •' ''`': , Ufthan Rniltp lifeetired at right angles from said
• 10 Center line the:aa 'aau`"Is&-starly Hung sold t
Ourre 881.6+ feet more or less, to the most
•t • �1 . _ •southerly oorner of the lead described as par-
eel 1 in said deea recorded in Hoot 123, page Ql
•••' :•r�l. f 3' ecdo. records of "lid anoint r• t}Nrv.P.+ awv%+'k
53s 06t raft along the southwesterly line of the
• • '' ' • 100 foot strip of land described. as paroel 2 in
:,, ,•t,:,, ,:tic=':, sbrd dsod •a�ecorded -in Book 223, page pl• of Deeds, '
A�4 .'records of seSd Ooctnty, to the intersection vith
• 's line drawn at right angles 'to the southwesterly
V-S line of the 40 foot strip ,of land Conveyed to the
Santa Ana a Newport Railware Company, by deed
2.18 recorded in book 44, page 66 of Deeds, records
of •aid .00KMty, through a point which is 1610.4
W'T feet •aieaxared &long said southwesterly line from
the east 'line of said •Section 14; thence south.
430 rssterly along said last described line to the
• line of tLe ordinary hi& tide of the psoific
. .�i. T ..::i� .«v.i.'i: •r•ii Y
�rd1 hi tr,ids of th_ leoitic Occez to its
• .: .2 .• r. , .� �r�
24 inierssotion with a line produced southwesterly
• from the true point of begl=ing and parallel
31 frith the southwesterly prolongatir-n of the said
' 'loutheasUrly line of stain Street; thence north-
:2 , easterly parallel with the southwesterly pro-
•., r' •• • . ;losgatlon of the said southeasterly line of Main
~• ftfot 'to the tit a point of begianina,*
� �s •f t•r•rr•�• e• •• t
• _R public hiahwsrl •itb!= Pall wit.. --= --
�� Baia stripe of tana of Tr-ryiaz w�ifct. : oqn.:
nl P -.A w.\M • •1 V
more particularly shorn by the c_ �_ r.._tion
LJ1 ♦NO (/!I,• ••1 C�A�VY �A6•ifri r A ..l.i..r.. •• r .._•..•••+•.
s and hereby aada a par: Lareof sold parcels br- '�
ing s"ked parcels A. B. and C. thereon. '
• III.
That the above named Defendeato and each of titer claf- r:=:
7 estate, title or interest in and ,to said real property "Tezcf
s to the use thereof by the publlc .ae a public beach, recreation
p round, p;ap grwand, perk and pleasure gmmd; that the clain of
x0 said Defea¢an- �
" and eacb of show is without say -rlet Vfh8LtAcTk-r
11 '' •
�.•andt1?• Wt�:•atV sari 4*Utag right, title or interest
of.•sd"no •to the
r . l o*ld
. ' : :L ..�� �;?'»sa�`:7+s'� ,, 4 hr•t?;�t �.•�°7�h�'!:is
OTs M n I
' tI►at the•iald.Def is a nisib of tDa i•have tbxsateaed
l
on •i3thnd a da•ao• int�rtere with
the ffsa 'acid Isslkzl' usi'ofpaid prcflrrf:•u 'a eablis ba"h,
recreatioA gr ,�•p�. gTat"i yet Ma.'VIOUWe grourA by the
20
• a�s�: Asa «a:si itas�asaa>`e, :1'at�3ira strv;rie F.aliraf Ca•.spsnT
r •lad.HuAliato� �aoh QQ�aa +. 'e Q� t;tib�4�,:Orgaalsed and
' 9XIiiIng uadar road by iirtUe of Abe laws Of. %be State of osli-
216
via
47
• • .e: , ;:That the t440 Defendant, ftlUd Itatea
. YD?tgsg+s a.od Trust
Qo iiy is a aorporatlon, organised and •zisting under e..d by
s:} y�ixitia n -. JR= tb
�€ its of wear Tatar.
30 TII.
32 tbat raid Def adaut John Doe 0
ompaay it r corporation
3s Usally authariill to do buelnsaa in tbe• state of California.
u•i tee Vel endsnts John Doe Cospe►ny, J-;rn :c c t:•_ :.i:::• ,
s Roc are used herein under iictiti:us raMEs , t:.ti: t=_e • . • .
4 b!ing .s kzLrvn :o the Plaicti f sad the Flaintil: ears leav!,
S Oourt to insert their true aa=ee bereft ern t::c eta a :.r.�. :..
s asc e z L ai.t�Bd.
• 7 IL I
That the abave• nem 6 Pla:n-Itf is a....:► :.:rs;�:r:::.:• to �:zs:•;;•: �;
of the ptibllc basoh, t'avier:' �Jft irouaa , pa:Y W:d
.4S.
• pleasuri =Touad within the City of Ycntiagtoa Beach and that
the City Attorney.ot the Plaintiff-it
=do.�e41XO4�yoa od Us T �oilof sald City.
�;� T ' `:,� tea•%ryr''ac.r•� -. r.�' . • • :; '
!_.R . �' 1nD'ld31• C OI .P3P A.OMOX, PLATWMT OCI&LAT" A-r=
. ' '.• ,•�,•r :� e"�.siq�itt:�sr�:re�aacdai a3 Y of•pasagripha I, I I, III. IQ,
an #rr8;O* a then& I►irein:'sat forth in ruff.
•212 ':a wppicx1xAte2r• t#i!j wars prior to tb* Y�r+M�'� 1•��,
��• •or .Z' AP iiie �aboTe eased D�eteadsats and their yreaeoessors
la, inter* ,: sing than end tha:e t�1• owner of the property
• � !K beriinaboio described, laid out and emoted sued dedicated to -he
,•
public W,u ::kimblic beach, recreation ground, play around, park
ft and ple"c" ground that certain real ptope=Sy a.d each axed every
i'7 past thereof hervinabove described; that said property to ded;-
.Gated to 4he public nee_ for tie -7-7r .r
dwP
tbic Tii::»►So ,for such T=yvses 3smedietely upon its
to
dedlcc.tion to the public for such purposes by act=.Ily wing
Bale property :uX NU012 purposes and ewer siaoe said tics said
S! pravorty ass beia_ and new is couti=ously used by the gaaara?
it �,. . :• .• .. .,• •,
�Iwrr� j}r:r ;•• r.f�'. r• • ' :•mac; v
aP
i public fcr a•joh puraoecB jr. t} -nne-T and ON.;, t:.e extpn: r:n +
pi act forth,
3
` AYD FOR A THIRD Cl►u6I or ACTION, FLAIFTIfF COUPLAI_- ..:
`-•� ALLIGE0 A$ tOUM: _
a
Plaintiff hereby repleads 'all of paragraph I, lit III, ?
e V& YI, YII, V1II and'I1 of its first cause of action to the FP-• -
S effect• as though herein se.t forth in fall.
10
11 ' That - approximately twenty years prior to the ccr=ence=er..
of this notion Ue above named Defendants and their predecesec=s
13 in interest being theo 'and there the owners of the property
1e bereinabove described. laid ctA; *reeted end ebendvnee_ to t"he
la publ10 �� •• ~••,7ar r�..w., •ya.rCwta•r/M b`Xvun++, �/1�►Y ai%Nt{Ia+, }ll.a�
1; 1Ei6ad pxeaurd• ground all that certain real property and each and
• .•, �7 av� ► Pan— jhiE;eof befeinalmty deiscribed; that said property so
• •ter, • i ..�• -�'l�.;'�:�••�,. r. ,t •+`i• . •r •
�abf iced,to the- n ab purposes trio accepted by tho
• :•r ti',: :� ub�lp` �0==.Pplo,4'-pulps�t•i*ediaUTY pSpon its 'said abandonment
• as aforitG, br•'t�e abtusl vee of eiid property for said
_ • : • ' • �p a�F .bry'the.=Elaid'pubiio and the said property is-nor and
% •�•
_�' • �rrar rle 'and 'MIRe 104e 14en.laed!d bw the gen!T11 WW%b14 c
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.�.'' .'" •,+ s3 tlt� ipxaya Mudipent igaiunt the raid
'•'• ,3 U dante 4M ,Rsbb of A'' •that'il4a •decre6d`by this court
• Q8
that said property and witch sa3 *Tory psxt thereof is a public
beach, reoreat'ion .�r4osyd, play ground, park •rat p1sAsure grnu ;
• •that' tie •Qity• of Huntington Desah, as the municipal corporation
• •-r• =•/ as 'vhai6fi of'•t�e:yabl o� recisatioti ewind;'play ground, 1
SO park aryl pleasure ground' in said City of Huntington Deach.for
31 the gehei•ai public, his it perpetual essesert upon and over avid 1
• 32 property and each and every part thereof for Ue ueet of said
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Q� and pieaouse ground and that 11t1e to said rir^:�`•.. ''.. _
3 described be quieted is the plaintiff' &a to an easement. for the
+ u!e by the pubilo of ■aid property for said purposes end that the
s Da:andants And *sob of !hem and their suooeesore in interest and 1
0 aasigns ba forever enjoined ern¢ debarred from inter:ering with
I _
T the use of said pzope ty for suoh purposes and that it be de'orsed ',
e by thin court t�ai Defeadaats hate not or have any of tbaa anY
right, titis or intai at- in said-propartr &dvtres to the use b. t
10 the Valic af.'i_atd pxaFet_tY. � t;:tb� -Vurposss above .Set forth and
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cam'' lser� b '><?Ol. and wed anent-fDtaUcl•rs la �hta stasot•
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Cost Here. . . -The old Newi F1tas • • a ; ;:� . �` 'Fcciive' Speer!'
(`.harles It. Mott. 'at Elslaore. �4ben'�tbe vrll�estes 6we�barrea ..Hl1� Het
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� D NEWS .FILES • farmer Huntington .ileaetti .ben from the hurt. 'tt' did teat 'gate t CQhih�END. t;tang manager, ldentlile+d' ads in the old timers target. in.turn--•tbe ►.
the Huntington Reach ,Nears of corridors Coto tbe_atmospbera-oil �=-
._USEi • �D• SHOW IjUntfngLO[1 MOT'as baring tieeo• aathnrlted an':'oW settteta'ptrait; Opposldg; ounty Supertntett
lt. o. Ail�%cii3ed Fm by him. Th&%e ads arsured lot rftaesscs at Prat eyed exch.otberl- ..ft Eieaitntary
_.��. parc�•vr+ �ectl�s-tR4:311e ;.lsm d
�each W., beach front as.a recreational plan- OUT-'V or
"—� ground. :'lair. Mutt also IdectlP.eA�jTVUl5t.
trrt"wered*-them, and they tt'r'ad•1
-= '�=-1Br�3'.--S�Fa�as'ul--- an_uld_laa1L 1ntn+duced ts. theVail' .lnelud Into . remtnisceat r Huntington Reich
?; San Dieao,•July SO--One of the prosecution. Which the detsease lel�rtn�"`1ne•-$laciratonr acbou1 ,10�laYe a_
.most bitterly contented cases'ever desper"Ply fought to keep out of boys who 'were .brim paid for i for children of dote,
-•fought out frt-the superior court the Tef:ord, :; _ their- ■ffortA. to light the War:Announcement'of tho
'ot San Diego county loomed Into -iv Talbert Takes SUrd out.In the main tent. of ,' arranaecients for
... . was made reeently.,T
eta •second week here today: with Directly after the MondaT boon • '• • � be open to ehildren'!3
.ti.tbe cite of Huntington Beach Re,- rereaa, T. B. Talbert. -veteran lie• Among the old settlerw. Tom
lltlanlat_.thd_eourUo_declare hT? gat Orange. county.,::
-Tr Pubitraa wheel�horne o[ Orsng'e Talbert iris eaallr the fieauewill be 'defrs•Tet3 h+o�
. three'and•a half m6i •of •ocean' county. Toot the`itaiid•, -- " Rmtrimcl-of the•.crowd, tlowerlox 1•cotfrrtt• -t<cbool-strop
tranta=e yabllt domain. out In an ensemble of wbite,i
On the'beneb. silts Judga C. I. Lawshe as cal r oath district isgo eau
J. 2'+. Larcehe was untied to the eboer, hose, soft. hat and a11, •
i' Beaumont of Fresno, ptaud by, Attorney Blodget. as the • e • thing for the stodente
oui• districts.
=--�lt_#Ln.•tttaI-�tshle_...fnr MuntlOZ. Arst_, witne*s Tuesday morning: Quaid indeed va. the Plurdy Ile }innliatton E
clan-Arqeh. City-.ditorney Iew!is Nr:'I:i:.�Ai"ata�FB`he`t'ad -ta.,en dlrsre-•at 12 t•rrar--41d_Ruhaa_N Iwird.o[-ertuca lou- L
and ' Attorney flay asp UVRr w 1 Ir-tho iivatl .of F.1+more. in bin black I rlimented for votunte
Oveiidkbr brute the octlon. - t Beach company since October. broadcloth.•cvr'i:cti�wT7ii �CTartt,VVIp-gn=stets-for-tie
_.Opposing them*(orr the defense,!1413. Ne tdenilfled a tr:sp intro- Arms style bat. Huatingtott�Ano school of •thle-ric
tre Aticrneys Tllx-Feft iad-Eu--ddcsd_.bx_The siginl1IT-ia axed in Bparb ronstiblt• In 1445•6•i. be trICL A special tea
`• gene Glenn for.the Standard Ol s. lot selling tainpilFn'�si t�"r terale�t-tfirterws-+rll]a.snaux�►Ltt c ryq l; wltlt chlldrea
tompary, C. W. C6raell for lbe Mr._ Hludget .also latmriarei in ofold time {th of July rele.ben• fprcch will h�rnKnl;%
1'acftic •Elect*te ennepany an31'evideneq a letter written by Mr.!rime* 9ndl attendant rlashea ,rite the elapse*. Heretof
Crtiwfordl fir the 1•iuot1,nxt!)D!L w%be to the city council InIlaw violators. Comb= h•rr frntrr;*prciei "urs!n for rh
I3eac>t- company. Jansen S. La- IVII. trrotetitirdr Pcalnat besch:ltdiana to 091. be t•rallt the daysitective apeerh In thy.
--EhF^tnsoeget r -tAd--fler;t:ogt0a,.cam are sn'1 t rry�in�th_ rltsirh.n rsrrr in
cartird a ''rat'•'conducted br Miss ?
Tesch•eompany and himself an at 'to posy an or'!ranew 2c1►inst nd+'71fe"'h x�av -evtorctit-Srltk new-ulna- :zaeiR�t
tartlly. a#ao slU at tlt• ,ciffrrtse t+estb csmglnit. thereby lndlratiaK aeaarrrs and dispatch. Grizzly
Alto, only.
counsel table-and conmantly ad- the fmntsae wrr net rrlvrte prnp' bean, male deer, and anteiope.l The Huatlniton
vines with the battery- of dereniorerty.•• a!,. ARur%4 In his Wes of the old! .rill he count• wId,
eounael. ' ' .1 J..-C. 1'ountaia• civil engineer of ► *nL any the old boy Ftill detl•9,it .fox'the flAt'sVp
�•'-l;et■een :5 and •30 Witnesses Log Anxeles, who fo11owed 31r.lanr gran to brat him an markr_tcounty toward trivial
Virre'&M-Sworn Ip-toge:her ors then rrsn, .hlp or *boulder 'hot.—asrlo unfortunate chlidri
Lav�•sbe •on Net stand, sute,l be
opening day of the trial. 'Mtn- reneged a4 Hurstington �lrach t:.,ra fait like !t. ,and step was the mr,
day. i1rly 23rd. and then prompt•11910 to 1913. lie Identifird sari- • • • its Ana last week v
ly exci-ded from the e�snrt roomrt+oa publ!e thorufares by neap. Charlie nrr and Tom Talher:;office of Ray Adklr
"tll lodividusty "lied to lestlry.lFountnin
xbowinx awes to the beach. air. took a rhante on nnl hninrr callMl.rauprrintrndent. a elm
. Gauge For Action war rity eaatnrer ofiand ■lirNd Away from the rourt:children of the coun'
Q;ent.sa arguments brought•the linat3tsaton Barb dnrinz fits fact• house hails long enough to get la•nude
Prat clash of Wr•ms:between conn•lderter here.'-'- a• few tvttada of SOIL 1t 1* neceaaary•to 1
as1. - in bts-tlhree,tnrlo causes tar• e e • lart.
dren to complete lhh
Jlndenon �Iled a_tlon,- Attorney 8lodaet eonlendar seven eirradr pit
Harry AnJeraon,'af the Aenerl• Henry t.erluEon, at-live )tasd o! trndsnre and tllrrt
-4Ut.lLe. bescl; Pont far` .over can States' Water Service Co.. of lha flunt.loltton Beach rompsnylnc*den to Insure the
'tweIIt) years past hsa been aced 1„i,s AngclnK. tdreiiAcd tuap* Aie for many fear', triT p^IIu a!t!t�Muny' and ante for
"'fir'�bn recple,••with ibeadslre ul�utrA }o the >scneral pphlir by the hall from boys. 1iM re fee. dear• children. f'aro
rwgttles**nee of ,the .Ituntlnista,a tbA }Tnntlnainn-'Brarb'rotrrpany ?n none of a recent arorld. lour r r deaf.rbitdrm •re,url
•Beub company. as well as a tee- 1910. while h•. wait a member of fed the wander lust In inaoy ,tourh�llh RAy Adkir
cult Of ogee declaratlonn equlra.tlheir office force Trstimonv of bearl Now a t'ralAeaI. of Holt Ranla An% taeetinit th
)cot to dediutkru by the HQntinrt• the platutitf'r rrttnr-Its.,e wa.4 t'nrn• wnuA. Mr. Levinson was born he f arlh dietrirt et
ton Beath company. �pleted Tuends) noon. vncou air. roar Merlin. A avaint coarteny! Q
:.:Al!ppr'tisy- Felix unsutzea■fullylAndernoa.teit the stand. ditrnifici blA demeanor. "tot 'wife
mo►cai•nt for the d
' 'fitet6paed to toaaae the actlott at At tbls'pntnt• Attors!r Cornell Wu an* of the l+eir)r, 10 the ram• (Continued as f
•th8 plaritlII to'orie .otpet:iet. canes;idyr the Yac111e 1MQvtric petlilm' ova Ghatry millions.
a• another. ltoldlntj the two Poll- the, entirt to, strike ant teaiirona> r ' f' [Z New F`�DodB
...''.loos ►rw* In.tannkt and aot 1% Rertalning 10 the •, litttztlOgtoa lasr*npch as {IRe•dtfl�nrttnts to
aceord3a:.ce wlrh .'correct 1010k. Re«h company a4 in.ero.war re• 1h1■ slit tot abnttt Rttr per tfnt�' ' Oil Wasb�
Attorney 13lodtget Aillfallr parried-Ailed to..bis Client, and as not of She �ttcea rt Ulm eltT.+-obview•
'A.•the lhrtists of bla'a3veraary aniflahowlatr cave for acrla slaha3 If the 'Iltapttfgp Ir erpenalve to the .Be&Ch
�reftlasd to 1►t+.t;rattnd. them.• wlst'or iAe. &ad irreaper• ti
the I'ar)lie-Fledri+: de,,'aa '4t• f �':-+�••--
•. �. i,.arrahs On Standfilblt.-.ire•' tatrodaced "'X.. 1WCrr1 lire of bow the t'pOt� decidM to 00 corning troy+ 1
A• aollceable stir in the court xxre•mont between tee'' 1'llIcts As the twos-
1 • • • at sea. and pet3'ape
room 'Warted the galling by At-
*.,—. r}�trrlrSr sad rhr Ilaa*Inrina
_ �,. • • r .. . •, ,I- .unUnnrn aU,lrr►a a.!
3�
jell clash Ot aiW:,VUL"4J... ...... ..:
lbree main cuusee f6r ' Anderson t;atisd tendeace tad three-
r.Kllst:; -j.tWt•w H,odget'contsaaa ltstr7 Anderson.-of the JClwterl litnrT T.ertaaast. sct[re'•1tiPad oI t�erDnd .to Insluri:tDt h
;=;1J,str,the �.b acD..twat .foe orer Cn, UUtaa_B<atsr.l laic .]ltiat]t�ten. t3escls cant'With``
:•�ttibnl7:r L*v-.A8gclts. man esrt:*.%_1 l�1r
esrt'Vast-tins :heels used .Jde�tiIIed._tasys.stss lot _ 7_ ctitsntY aaa"![s<tt+ $1!:thy-
• -�s-D,�pia; •►with• the..paaalve trtbwed_to.�he general gobl[c by the hat{ room bcFa`: Zlis- dent. ch[Sdrtn. .I'arettt
totfulessance, of ..the ]luntiagton tba 1lnntin onZseae-h7&rfip=n7•far tinge•of-s...recart-world.tour R r• deaf-t-hilhreu jae..UrRO
:Beach cor�panT; is well as a re.;19$tt. while be s►xa a membor of t•d the wander lust Is 'Many tovch�� Ray Adtlnao
�tt•o! open decuratlons equiva lhclr olisee torte. Te,timonT at b•aH. 'tow a tr�ldent ur•11o11 •;ant& Ana meeting the
l� id d641catlon by the ltunting-'the plaintilt's witnesses wax soR- wood. fir, f.erl°Ron was burn ;he fourth dlstrtet spot
�rsa 13eaCls poinpa>zY• p1e[M 'I�esday notan. rrllea �Ir. aesr Rarhn. .'A g0sint c•onrtrsT roover?seitt for the.,des
� �`Jlt rtser'�»et[st utzsuccessfullp Anderson test the stand. dtgnlflca his aeeneabor.'•][le•wife
At lbls ptitnL llttotney Cornell xa" otse of-the Geis'W:the •f (Conitaaed or 1W
,r stiq Pled 1o_eonfine the action -Of r rafts ;RJlltnns: . • �, --a��
the ptain;tll to one speciac cause for the Paeltic F,tectrte pet[tiaved s y:-• r �- ram• 1 '
'rrGr another. bolding the ttwo goal• the court lo-itrike out teaNmatsr ]aasmoclt as -the-diefendan(><' to ,G I�CW F1�OOdS s
lions were fo.coafllet load not in l,,.rtalnina to for ]lurttls►l;ta+> this suit M>i :ghost fifty- per tea; '.flll Washed
secordaDco with' cormt • logic- flench rompnn3 09 In"no swag•re or'lbe IAstrs of this c4ty.=•obvlous-
Atioraey Blodget skillfully- pirried.1med to. big client and as net IT the 1111gatioa, Is expeostve to the Beach ;
the thrusts of tits adrersrry andlshosingr cause for acsiori as;7siral thorn. win or Lose. and Irrespet%
•f"refaaed to 11Te,sro�d.. the P+cifte .Electric. As sn *I. fire o!"boa! !Ali court•decides to ail eninfng from .pa:
-' l.avrshs an Stand t,1b11, ••h4 int;odured a • s!<rtt As the costa. .
11 notJcs'able stir in the court asreement between the Ir6ottic • • s r at sea, and perhaps f
',room mRrked the callioF t+y At- t:7ecfrie and Else Huntlnptoe ut;knW sources. agar
:;ttsnsey .ploiget •Of isle Old time ' {i'hfit. the ptatnttQ'n x[tneaerr Ibr bathers at the lea
Beach company ender . date of arc gvartered at ibi coAEerratire
•—shuts,:-Jsmis SwUwshe._to.lh5 1903..1n-xbtch.lt:e latter-osnrsa7 ettld"b14. 5.i:r Qicao- hn:el.-•which during eo different. l
�: rind as the tire[ +►antes. The agreed•to deed one-out•ar.ererlr a t"lly aUll bc+xsla•"ba..4tcoctttt' or[the . - lie wait
t Z totted
U
•"tact blood be thN Dair. thtlflre lOtj owned by lhom In Hunt- tOotreyets ussder tEc lning !e(the year wsa (arced L�
oz± 6>;bt'-njt tu,behatf of the'cit7 14901`1 Bexr;b to the Pacific' I:`lef- iablrr.—the B[ardxrd Oil witness• the {rkyt,lick water.
sit':Hunt{aaton Beach. the other trlc Cb. This action follOvO:I the es are living at the itorReous El as•ere r,r tbe; menFre
de'bndlnt; the Huntington Beach lutrodurt[on by AtlorneJr •1UndFtt Corte:. The 'El Corlte is It ::[tie :ml--trout bead to 4fK-;'
�eoaspanr, it s back aver a deride of a 'deed recorded In 190: con- toy► Icsnrioss for these 11mes'ard'ntiekt -substanee. TO!'
Maui has long stace 'became auto-�teytng the property to tbe•Parilic 1R aatd Lobe losin>: a fa:tcr surnI''ithrr sid�..of-AlatrUns
-j:hiC ti for.thr, depth of its inutuatffElectric a9 agreed in the secret flit nil w:;K seen floRin
_. M for,ita baclters. .
r f�rsrom:f�.___w..„-.� alrrermesst''of I4D7. fa•return for r s i• •• .and!and turning 'tho
r-- :fir. l�trts3se "wan merely cslled tDks conveyance. the rariflc Etec• Jvhet liarIot► .:nd Floy_Fsir!sh.1,foarn'orthe breakers I'
:goal, to ideatitj some recc?de. In I tric constructed a r413md to
• the grit test in thfs tine betwereft Ituntinlrton Reach tram tar An- o erranjr else t t +detraYe [r-. SAMrt1rat o alsur t �
r these &Zxleat ebemlea.--and the trues, which was duly- completed they
arrive at the F.1 Gor`e� n, ssttd The fleet onsIaeco C.
tmpostair array c( platatles' w~tt- In 1901. they were tpMrenUr ahyne. ay- Woos. and Lase eecoart
'Messes bean their task of te'tify- Attorney RlOdret chamc[rrltr.t ied.
far as en t gaunt: kire concern- ebarlElt. Then •acreEnt; to their knowledge of ne lb•ithe rrul►sequcnt ssRcscfallon of thy- when the. Kor o the the eIg la s of the black tr
'. tent or the Huntington Beach two co:npsn!ea as one to wbieft O= .San t splendor Of the tarn• tat; last week End ably-
company to dedicate the •bn&chlboth were parintra In a Join: lot o� �' Diego broughe .and tltic tertSwi 3po will hive th
"tit to the people• selhlolt enterprise.. Ti! court de-;erere fiend they clubbed. u oczt feet upon Ilse lined
alcu,
. . CJtr'a 5lraat Csse at respiendent is•eU baps saRocst- ore :suture Itaed stogy-!
p stied Mr. Cornell•a motion. Ia11nw•{vd than with ttalirl(�etious atlen- !rant: -Their opinian o
B. E. Bennett, HusitlWOu Ing con,iderable arcumett - by-. will certainly be t
.Brach campsa7 sales agent froth rt,,on oppo•lnr ronnsel.' tins. • • s Ih•re Tin Tern-_dy'
1f04 to 1:,I0. tTidd it strong wit- 1?-efore ca1110C their r►1tkc0t--•t 3�'f[atase*. suh'rrt to tt+[: as 11rt Tt�• city 13as s lfos
.tea± for the 1srPsecu[Ien. }Ir lets•14,10'enet- county-! mnvrd th" car-I on littarre:'+f?rrrsckrr's ta1:r I a±ptlnlag up. after Ih
Wed ttst actfat= uadrr lrserur•:be nr,n suited. Attorney Ccratll;ebrel .acres H_ E. pcneett. E. F: igrd holld4y crowds ltn
ilous from btaa.sger Vickers. he and Attorney Felix rnakinse their Beatty.J. 1•_ Corbett. T. 13.Talbert. up the beach with rul
sl"yor Bold iota under the rt•Drc•191raa so the court Jost -prior to John A. Flaws. Ed Manning. Ra.+9tday a tractor IN MOO.'
seb"Uoa that the beacb iront be-t the Tursday atteraootl ad}Orrn•1 I
tonged .to' the people. lie stit.d mersi. .__. t). I3row'1r. R.•C. Hatf;lron. J. R. !ring a scraper UP line
-b0. vraa present at•A Quhiic the*t- ._..rGabrn�rL it. & Tarr, John tat. An. his way the oil Rod-
e
art at erhtcb 4(snattrr llctera� n {aeraon, lt. tl. R"tggrn�. C. =�srf: (actively taten away
ysbllclf :suted the teach tronttEstablish Grade On il•lack insleroun . C. J. 1�. 1�rauhar.
.aoslQ alwa+a Delo to the ix'o•1 lack TJnstep, C. R. T'nrt.` - :�C. SA NDB•4RN
ptc 911mllarlt, Rtslr�a H. R�aslow _ Frankfort Street In Many .reepe.cte .that. there OPENS NEW t
.•bS-�IfIDOTc."HQIIttL)CtOa "�eK1f - � '._ SHOP-ON
a�iab'.e its ]4[i3, S. and 7. gtaarted The city eartneer's department his been a lnitst truefee+b7p'i s �
�k><an^aa aT�tffigzt-a—(?:,h. w43,40 custody of The bracts. on - Sanebnrn bt!
•scsmPneat •ia Septegaber. ]fsr)5. street irtira Delaware co Lo•ltsdlaaap
the tort bf 13e-rTtr4nd':1 faun' +t__
''that toe bouh rould�Tw>Tx-be• oils eldest la .the couaW for a;*Iserrr Inittom
H•aach sotnpas!!r,.thy-` l,tbas Carlo repairiIt g. •bits let;�IJX reeotra!sFd:—:s.street. Ili addltbtt t•_ksng tq -the.people. - ' prova3 at the pteetisg of AuFbsold one:. be pleas to
• •i Jack r•Corbett of LOU Beach. The present 1 rada Is not ebaurd obvio�- r • • + aeN Ganenl lCiectrles ;
••`sr)r tame to ;;nntiatto-t Leach Tbsaar-Vey Protlde• for a aldertat,
•to iusa, 1"], s4111ng Hvattagtoa and curb spwce. •Evealaslly it.to Xrw D. $town. .t►taitstiff sflr Mr. 8S9ndb0rn fdrmr
Tlaaca e4snpaaT late t>,ere ut:ltl Ise,D1Yss to widen Frankfort strt~et r>alp told the corridor erowd O' for the llowsrd and ;
•::�3�•' 'ttirtbsr., sstreallbensd the glad[ the eat-blaff to.' 60 Mot his recent 11.00a"es13•. motor e1'1it er r1r store and wa- b 11
'.:;tlt�ar cans by-; testffylag he so,14 sttirL The glade at this tlmr. urea Lbra the Carolinas. as well•ai•sn Iota! Soutbar'q �
t rreb tmdmtaad• made tb r 'teat 'of Baud 'R• Otis birjhpfane. .agar BiootaDeld. catttpaar faf a*bit - 1
thug' Ulutc.-� l�r iato`it' t;loLad-tLi=srs+a >'ass,::.:#1 � 1►lsed bualoasOk clip!: o{- 7poat�
r iQ U* Ila benaltj eft TtJs �+ls'• firm of ! leanitls3- 8panlsb 'tlrpe wttb •Ji tom•::= , .t
wt'• �*;��L .. . -+ ... •�. �p`r ,�•�,1i pr� �lstt] •• •• .•. ' y^ }�.••. !r'! n:,or
.c.�. �
r..; 1,! �If i ` �+JasattYa • ' el5II blt+zlt f..+. '. • .' =:w�'. «.. '. :
•�:`�I 7^. Li ! •�.L'�.`.....1 ' . '"�^'�•'_'.i .. •'3, �l •T.':��•i �.ti�F ,e�•' 'ti. J .r''+.•.
. '►•r,.._ M4_L.R....'. . ! t.p. -t '. �' _t _ :?':7i.�!• — ::1. :! •'s •
..{,:'r� � .a .. 'i - • :. •� '�.{:.�':+' :. �-•: ': _ .. '.'�" it
E`F -.�';►° .. ..ti .,s. .. +%� :•-a.••�,•.• i �-t !. '•►-�•. SW!' 't..
.�`t:..:y_,r *:.l -�'�. T. f�i.W . i -.�r-j r:.!�s s�t.•.,•4�.� %T. 1.:_a,�:fvr• �iI-•tom. ••.•G tir'r. .•a.� �•.f
y✓ -L. `�1 ')! .,1! ir« -�W� i.ti'- 4 3-;� �7• ..�4t,�!'7•♦ ,s r>i i�yi:�, ,I� xMy-a r,•�,C.i.: r•. c. �•
I
EXHIBIT 3
1� CITY OF HUNTINGTON BEACH
INTER-DEPARTMENT COMMUNICATION
MUWn%GTQN•LA 31
To Honorable Tom Maya, Mayor, and From Gail Hutton
Members of the City Council City Attorney
Sab,ect Pierside Condemnation Date January ll, 1990
Imagine our surprise! We spent a good deal of the time Tuesday
and Wednesday preparing declarations to support a summary
judgment motion against the State Lands Commission and the State
of California in the pierside condemnation case. These
doclarations and authorities walk the tightrope between (1)
establishing that there is a sufficisht -proposed public use to
justify the exercise of the power -of eminent domain over the
property, and (2) enphasizing that as yet the City Council has
not approved A= project for the property and has not even held
.public hear-ings, although there is an imminent proposal.
Low and behold! There was concurrently a Council committee
noeting to discuss this very project. 'A result of the meeting
is an article in the Register, a copy of which is attached,
headlined "Huntington Wants Pier Project Reduced. " That article
was in the Regiatec on Thursday morning. By Wednesday night we
had finalized all our declarations for the summary judgment
motion, because they had to be filed to meet a court deadline,
We suggest that in the future we be invited to attend Council
committee meetings on the subject of the pierside development, • .
since the status of any proposed development on the property
directly affects the lawsuit we are handling. In addition, we
are in a position to provide currant information about the
status of the lawsuit and the negotiations. Since judges read
newspapers, it is always nice if our declarations are at least
as up to date as the newspaper accounts of the progress of this
development project.
Oa.11 Hutton
City Attorney
Attachment '
cc: Paul Cook, City Administrator
37
I
i
i
I
r
I D
1 JOHN K. VAN DE KAMP, Attorney General L E _
of the State of California
2 N. GREGORY TAYLOR, APR 161990
Senior Assistant Attorney General
3 ROBERT G. COLLINS, GRAY L. GRANVILLE, C:urity Clark
Deputy Attorney General
4 3580 Wilshire Boulevard OY DEPUTY
Los Angeles, California 90010 '
5 Telephone: (213) 736-2080 '
6 Attorneys for Defendants
People of the State of California
7 and State Lands Commission
SUPERIOR COURT OF THE STATE OF CALIFORNIA
9
FOR THE COUNTY OF ORANGE
10
21
REDEVELOPMENT AGENCY OF } Case No. 498 713
12 HUNTINGTON BEACH, a public }
agency of the State of ) STATE OF CALIFORNIA'S
13 California, ) TRIAL BRIEF
14 Plaintiff,
15 v. }
16 HUNTINGTON BEACH )
COMPANY, SOUTHERN PACIFIC -)
17 TRANSPORTATION COMPANY, )
STATE OF CAI. FORNIA, et al. )
18 }
Defendants. )
19
20
This Trial Brief Is hereby submitted on behalf of Defendants, People of
21
the State of California and the State Lands Commission (hereinafter collectively
22
23 referred to as the "State").
. 1
24
. I
25
26
f
27
r
28
_ i
1 TOPICAVINDEX
2 per.
3 INTRODUCTION I
4 I PLAINTIFF HAS NO AUTHORITY TO CONDEMN 2
5 A. .. Plaintiff Has Failed to Comply With CEQA
6 B. Plaintiff Has no Statutory Authority 3
to Condemn Property for Private
7 Commercial Uses
8 C. The Property Is Not Being Taken for 4
a More Necessary Public,Use '
9
D. There is no Authority to Condemn Public 5
10 Recreational Easements
11 II PUBLIC RECREATIONAL EASEMENTS EXIST OVER THE 6
SUBJECT PROPERTY
12
III THE STATE'S RIGHT TO ASSERT THE PUBLIC 7
13 EASEMENTS IS NOT PRECLUDED BY PLAINTIFFS
LEGAL ARGUMENTS
14
A. The Attorney General and State Lands 7
.15 Commission Each Have an Interest In
the Subject Property
16
B. Laches is not Applicable 8
17
C. Ownership of the Subject Property by the City 9
18 or by a Railroad Company Would not Preclude
Gion Easements From Arising
19
D. The Public Easements Did Not Merge With the 12
20 Fee Title
21 111 THE USES ALLOWABLE UNDER THE PUBLIC RECREATIONAL 12
EASEMENTS DO NOT INCLUDE EXCLUSIVE RESTAURANTS
22
A. Commercial Buildings May Not be Built Upon 12
23 Gion Easements
24 B. Commercial Development Is not Allowable 13
Under the 1932 Easement
25
CONCLUSION I5
26
27
28 ,
• i
I
I TABLE OF AUTHORITIES
2 Cases Pages
3 Archer v. Salinas City (1892)* 9,14
93 Cal. 43, 51
4
BaIest_ra v. Button (1942) 8
5 54 CalApp.2d 192
6 Big Sur Properties v. Mott (1976) 14
62 CalApp3d 99
7
Bolger v. Foss (1884) 10
8 64 Cal. 250
9 Breidert Y. Southern Pac. Co. (1969) 11
272 CalApp.2d 378
10
Brumbaugh Y. County of Imperial (1982) 11
. 11 134. Cal App.3d 556
12 Central Pac. Ry. Co. v. Alameda Co. (1931) 11
212 Cal. 348, 359
13
City of Hermosa Beach (1964) 7914
14 231 CaIApp.2d 295
15 City of Long Beach v. Daugherty (1977) 9113
75 CalApp.3d 972
16
City of Los Angeles v. Fiske (1953) S,12
17 117 CalApp.2d 167
18 City of San Francisco v. Ross (1955) 3,6
44 Cal.2d 52
19
City of San .lose v. Great Oaks Water Co..(1987) 3
20 192 CalApp3d 1005
21 City of 71yler v. Smith County (1952, Texas) 10
246 S.W. 2d 601
22
County of Los Angeles v. Anthony (1964) 3114
23 224 CalApp.2d 103
• 24 County of Los Angeles v. Berk (1980) 719,12
26 Cal3d 201
25
Diamond Match Co. v. Savercool (1933) 6
26 218 Cal. 667, 669-670
27 Faus Y. County of Los Angeles (1967) 11
67 Cal.2d 350
28 '
ii.
1 Faus v. County of Los Angeles (1967) 11
256 Cal.App.2d 604
211
Friends of Mammoth v. Board of Supervisors (1972) 2
3 8 Ca13d 247
4 Gion v. City of Santa Cruz (1970) Passim
2 Cal3d 29
5
Griffith v. City of Los Angeles (1959) 14
6 175 Cal.App.2d 331
7 Hall v. FairchiId-Gilmore-Wilton Co. (1924) 14
66 Cal.App. 615
8
Kelly v. Town of Hayward (1923) 14
9 192 Ca1.242
10 Lane v. City of Redondo Beach (1975) 516,12
49 Cal App3d 251
11
Pacific Gas & E. Co, Y. G. W. Thomas Drayage 13
12 Etc. Co. (1968)
69 Cal.2d 33
13
People v. City of Los Angeles (1923) .8
14,. 62 Cal.App. 781
15 People v. County of hlarin (1894) 12
103 Cal.223
16
People v. Kerber (1908) 9
17 152 Cal. 731
18 People v. Oakland Water Front-Co. (1897) 8
118 CaL234
19
Redevelopment Agency v. Herrold (1978) 3
20 86 Cal App3d 1024
21 - Roberts v. Palos Verdes Estates (1949) 14
93 CaI.App.2d 545
22.
San Diego Gas & Electric Company Y. Lux Land Company (1961) 4
23 194 Cal.AppId 472
24 Save the Welwood Hurray Memorial Library.Com. V. 117
City Council (1989)
25 215 Cal App3d 1003
26 Schwerdtle v. County of Placer (1895) 6
103 Cal. 589
27
Slavich v. Hamilton (1927) 13,14
28 201 Cal.299 .
1 Southern Pac. Co. v. City of Pomona (1904) 11
144 Cal. 339
2
'paper v. City of Long Beach (1982) 8
3 129 Cal.App.3d 590
4 Statutes
5 Cal. Const., Art. V, § 13 8
X, § 3 6
6 XV, § 2 6
7 Civ. Code, § 1007 10
8 Code Civ, Proc., §§ 1240.020 2
1240.030 2
9 1240.210 4
1240.220 4
10 1240.610 4
1240.620 4
11 . 1240.680 415
1250.230 8
12 1250.360(b) 3
13 14 Ca1.Admin. Code, § 15004 (b)(1) 2
14 Gov. Code, §§ 12518 8
39933 6
15
Pub. Ices. Code, §§ 6216 8
16 6301 8
21000 et seq. 2
1.7
Treatises
18
McQuillin, Municipal Corporations, §§ 28.50 10
19 33.14 10211
20 12 Cal. ]Law Review 316 (1924) 14,15
21
22
23
24
25
26
27
28
IV.
• i
- I
I INTRODUCTION
2 This case raises a number of interesting and important issues. It pits
3 two unlikely defendants 'standing together for principle against a city, and Its
4 redevelopment agency, whose singular motive-seems to be profit at any cost.
5 Plaintiff in this case seeks to condemn some of the most precious beach
6 property in California so that certain select developers can build "Four Star"
7 restaurants with an ocean view V In doing so plaintiff attempts to subvert the power
8 of eminent domain and asks the court to Ignore the common law principle that
9 property dedicated to public recreational uses may not be diverted from such uses.
10 The property at issue was Impliedly dedicated to public recreational use
11 by the actions of its owners and through public user in the early 2900s. The property
12 in 1932 was also expressly dedicated to such use by its fee owners in compromise of
13 litigation. The City of Huntington Beach ("City") contends that notwithstanding these
14 dedications It has the right to condemn the property for its own benefit and that large,
15 exclusive restaurants fall within the intent of the dedications.=r
16 The City's arguments, If allowed to prevail, would subvert the rights of
17 the public not only in this beach and bluff top property but In all such dedicated
18 shoreline property throughout California. The City's arguments also trample upon the
19 rights of private landowners, such as Southern Pacific, which never dreamed that its
20 dedication to the public would be turned Into the City's private enterprise-1i The law
21
22 1. Plaintiff contends that sandy beach is not Involved in this action as most of
the property today is an open-air, beach parking lot. However, this parking lot is built
Z3 upon sandy beach, a beach which has been used by millions of people.
24 2. If commercial restaurants are consistent with the easement, what would
25 preclude an.owner of the underlying fee, such as Southern Pacific, from building
restaurants_ on,the property? (See also Save Welwood Library Com. v. City Council
26 (1989) 21S Ca1.App3d 1003, 1012-1017 (property dedicated for library may not be used
27 to enhance the use of adjoining commercial restaurants).)
28 3. This is particularly unfair where the City's private enterprise is designed to
compete with the Heirs and successors of those who originally dedicated the property.
1 and public interest require that plaintiff not be allowed to proceed with this action.
2 I
3 PIAAINT F7 HAS NO AU MORFIY TO CONDEMN
4 Code of Civil Procedure section 1240.020 provides that the power of
5 eminent domain may be exercised to acquire property "for a particular purpose".
6 Section 1240.030 states that the power may be exercised "for a proposed project" only if
7 all of the following are established:
8 "(a) The public interest and -necessity require the project.
(b) The project is . . . compatible with the greatest public good . . .
9 (c) The property sought to be acquired is necessary for the project."
10 In this case, there is no "particular purpose" or "proposed project"
11 The original project planned by plaintiff (known as "Pierside Village") consisted of an
12 87,500 square foot "specialty commerciallretail complex" During the pendency of this
13 action, this project was abandoned; the conditional use and coastal permits have
14 expired and there are no existing permits. On February 20, 1990 the City adopted a
15 "Conceptual Development Plan for Pierside.Restaurants." (A copy of this plan was
16 . filed with the court on February 21, 1990.) Before this new plan is approved, however,
17 it must proceed through the City's Planning Commission, City Council, and Coastal
18 Commission. Without an approved project, it cannot be determined to what use the
19 subject property will be devoted. Therefore, this lawsuit is premature.
20 A. Plaintiff Has Failed to Comply With CEQA
21 This case is also premature for plaintiff's failure to comply with "CEQA",
22 i.e., the California Environmental Quality Act. (Pub. Resources Code, §§ 21000 et
23 seq.) Linder the law, in order to proceed with an acquisition of property a public
24 agency must comply with CEQA. (14 Cal. Admin. Code § 15004 (b)(1); Friends of
25 '
26 In this case, if restaurants are built, not only will they compete with the owners on the
landward side of Pacific Coast Highway but they will also block their ocean views,
27 contrary to the representations of the original subdividors who told buyers north of
28 PCH that the subject property would be forever an unobstructed public beach and
playground.
2
. I
I Mammoth v. hoard of Supervisors (1972) 8 Ca13d 247, 257.) Having failed to comply
2 with CEQA, plaintiff has no right to condemn. (City of San Jose V. Great Oaks Water
3 Co. (1987) 192 CalApp3d 1005, 1014-10190 .
4 B. Plaintiff has no Statute .Authori to Condemn PropSLty
for Private Commercial Uses
5
6 Code of Civil Procedures section 1250360(b) provides that grounds for
7 objection to a condemnation, regardless of whether there is a resolution of necessity,
8 include "the stated purpose is not a public use." In this case the stated purpose Is to
9 build "pierside restaurants." This does not constitute a public use.
10 It is fundamental that: "A municipal corporation has no inherent power
11 of eminent domain and can exercise it, if at all, only when expressly authorized by
12 law." (City of San Francisco v. Ross (1955) 44 Cal.2d 52, 55.) Plaintiff cites certain
13 code sections as the basis of its authority to condemn. These code sections, however,
14 cannot be used to avoid the requirement that the condemnation be for a "public use"
�•-' 15 rather than a "private use."V (See Redevelopment Agency v. Herrold (1978) 86
16 Cal.App.3d 1024, 1029.1030 (condemnation under redevelopment plan does not always
17 constitute a "public purpose").)
18 City of San Francisco v. Ross, supra, involved a condemnation for a
19 parking structure which the city Intended to lease to private parties, with a small
20 portion of the structure to be used for retail stores. The court (at p. 59) held:
21 "Alile it might be argued In the present case that the percentage area to
be used for other commercial activity Is small enough to be merely an Incident
22 to the parking activity . . . nevertheless it aids In characterizing the whole
23
24 4. Additional authorities supporting this point are set forth in the State's Motion
to Amend Its First Amended Answer, these authorities shall not be repeated here.
25
5. A legislative determination of what constitutes a "public use" does not preclude
26 a showing at trial that, as a matter of fact, the actual use would be for private rather _
than public purposes. (County of Los Angeles.v. Anthony (1964)'224 Cal.App.2d 103,
27 106.) Moreover, the use'of the redevelopment law in this case to condemn non.
28 blighted beach-front property for restaurant use would clearly be an abuse of
governmental power. '
3.
I
I operation as a private one for private gains.
". . . The Constitution does not contemplate the exercise of the power of
2 eminent domain shall secure to private activities the means to carry on private
business whose primary objective and purpose Is private gains and not public
3 need. The parking facility . . . appears to be narrowed to such an enterprise."
4
In this case plaintiff seeks to condemn property for restaurant use and
5
additional parking necessary to serve the restaurants. Clearly under Ross this would
6
be a private rather than public use,
7
C The Frvperty is-not-Being Taken for a More NeeesMa-Public Use
Code of Civil Procedure section 1240.610 provides:
9
"Any person authorized to acquire property for a particular use by
10 eminent domain may exercise the power of eminent domain to acquire for that
use property appropriated to public use If the use for which the property is
11 sought to be taken is a more necessary public use than the use to which the
property is appropriated. . . : -
12
Code of Civil Procedure section 1240.620 provides:
13
" . . . If it Is established that the property Is appropriated to public use,
14 the plaintiff has the burden of proof that its use satisfies the requirements of
Section 1240.610." (Emphasis added.) -
Without an approved project, how can plaintiff prove that this condemnation is for a
16
"more necessary public use" than the current use?V Certainly, the current "Pierside
17
Restaurant Plan" on its face does not constitute a "more necessary public use."
18
Code of Civil Procedure section 1240.680 provides in pertinent part:
19 •
"(a) . . . notwithstanding any other provision of law, property is presumed
20 to have been appropriated for the best and most necessary public use if the
property Is appropriated to public use as any of the following: (1) A state,
21 regional, county, or city park, open space, or recreation area. . . .
22 "(b) The presumption established by this section is a presumption
affecting the burden of proof."
23
The subject property.is currently devoted to public parking, open space
24
25
6. A condemnation can be successfully resisted on grounds that the
26 contemplated use is not "necessary" where there are no plans for the use of the
property being condemned. (San Diego Gas & Electric Company v. Lux Land Company
27 (1961) 194 Cal App.2d 472, 481.) Moreover, the code sections (CCP § 1240.210, -
28 1240.220) referring to "future use" do not relieve plaintiff from proving that property
currently devoted to a public use is being taken for "a more necessary public use."
4 .
I and beach related uses. The property also has an exclusive restaurant ("Maxwells") on
�.1 2 it. Plaintiff must prove the proposed -use is a "more necessary public use" and the
3 nonexistence of the presumed fact that the "best and most necessary public use" is the
4 . current use. The requirements of section 1240.680, however, cannot be satisfied by the
5 Pierside Restaurant Plan, because under that plan there will be a decrease in the park
6 1 and open space to which the property is currently devoted.
7 D. ,There is_no-Authority to Condemn Public Recreational Easements
8 The State will present oral testimony and documentary evidence which
9 will show that the subject property been used extensively as a public beach and
10 playground since the early 1900s. Consequently,"the property is encumbered by public
11 recreational easements by virtue of an implied dedication under the law as set forth in
12 Gion v. City of Santa Cruz (1970) 2 CaUd 29: (Such easements shall also be referred
13 to as "Gion easements".) The property Is also subject to an express dedication of
14 public recreational easements granted in 1932 In compromise of litigation.
15 Plaintiff by its complaint seeks to condemn fee title to the subject _
16 property and all "lesser estates." (See First Amended Complaint p.10, It. 9-13.) Thus,
17 this condemnation would include the public and State interest in the Gion and 1932
18 easements. Plaintiff, however, has no statutory authority to take such easements.
19 The principal case on point is Lane v. City of Redondo Beach (1975) 49
20 Cal.App.3d 251. (See also City of Los Angeles v. Fiske (1953) 117 Cal.App.2d 167.) in
21 Lane, the City of Redondo Beach approved a redevelopment plan and was acquiring all
22 of the land near its beachfront. In the course of that project, the city council sought
23 to vacate all of the public road easements leading to the beach. Plaintiff argued that _
24 the vacation of the streets made it difFcult for children, lower Income and senior
25 citizens to enjoy convenient access to the oceanfront. The city claimed that as a
26 /
., , 27 /
28 /
• 1 chartered city it had the discretion to vacate Its own streets," The court, however, _
2 ruled that the city's admitted municipal powers did not apply if the California
3 Constitution, article-X'4', section 2,8t or Government Code § 39933, which guarantee
4 public access to tidelands, are violated: ,
5 "We think the same reasoning applies to the right of public access to
tidelands and navigable waters which is a 'matter of general State concern' We
6 see no escape-from the conclusion that a munici alit 's ndmitted power to
vacnte a_municipal street does not include the power to destroy the right of
7 public access to tidelands or navigable waters."
8 ". . . Its municipal powers must be exercised in a manner which is
consistent with Its trust duties. It may not use its municipal powers to destroy
9 its trust obligations" (Emphasis added; Lane, supra, 49 Cal App3d at p. 257.)
10 Similarly, the•City of Huntington Beach has a duty to defend, and has no
11 authority to condemn, the public recreational easements at Issue herein.
12 II
13 PUBLIC RECREATIONAL EASEMENTS
EXIST OVER TILE SUBJECT PROPERTY
14
15 Under the doctrine of "implied dedication" the public can acquire an
16 easement to use shoreline property for general recreational purposes. This doctrine
17 was articulated in Gion v. City of Santa Cruz (1970) 2 Cal3d 29, 43:
18 'We conclude that there was an implied dedication of property rights .
the public used the land for a period of more than five years with full
29 knowledge of the owner, without asking or receiving permission to do so and
without obJection . . . the public used the land in public ways, as if the lands
20 was owned by a government, as if the land were a public park."
21 "The adverse character of the use and the knowledge and acquiescence of the owner
22 may be inferred from circumstances, and long-continued adverse user establishes
23 against the owner the conclusive presumption of knowledge and acquiescence"
24
25
7. It should be noted that a charter city's right to condemn is not an inherent
26 municipal power but is a matter of statewide concern. (City of San Francisco T. Ross
27 {1955) 44 CON 52, 55.)
28 8. The former article XV, § 2 of the Constitution is now article X, § 3.
• 6 .
1 (Diamond Match Co. v. Savercool (1933), 218 Cal. 667, 669-670.)
2 ". . . that use establishes against the owner the conclusive presumption of
consent, and so of dedication . . . while at ,the same time it negatives the idea of
3 a mere license." (Schwerdtle v. County of Placer (1895) 108 Cal. 589, 593.)
4 In proving a dedication: "If the land involved is a beach or a shoreline
5 area," it should be shown "that the land was used as if it were a public recreation
6 area;" no finding of "adverse use" is necessary. (Gion, supra, 2 Cal. 3d at p. 39.) In
7 this case the evidence will show that all of the property has been used as if it were a
8 public beach and park since 1900. Therefore, the property has long been the subject
9 of an implied dedication. "Nothing can be done by the present owners to take back
10 that which was previously given away." (Gion, supra, p. 44.)
11 III
12 THE STATE'S RIGHT TO ASSERT THE
PUBLIC EASEMU4TS IS NOT PRECLUDED
13 BY PLAINTIFF'S LEGAL ARGUMENTS
14 A. The Attorney General and the State Lands Commission Each Have
an Interest in the Subject Property .
15
16 Plaintiff argues that only the City may assert rights in the public
17 recreational easements since the property is located within city limits. This argument
18 has no legal basis. The very fact that plaintiff is denying the existence of such
19 easements and seeks to destroy them,, illustrates why the law recognizes the right of
20 the State of California to assert such easements on behalf of the public.
21 The Gion and the 1932 easements, at issue, are held in trust for the
22 benefit of the public. (See County of Los Angeles v. Berk (1980) 26 Cal.3d 201, 224,
23 cert. den. 449 U.S. 836; Save Welwood Library Com. v. City Council, supra, 215
24 Cal.App.3d at p. 1017.) The court in Gion specifically recognized that any private
25 citizen may sue for the public to establish such easements. (Gion, supra, at pp. 36, 39;
26 see also City of Hermosa Beach v. Superior Court (1964) 31 Cal. App. 2d 295, 297-298.)
27 In this case the State of California was sued by plaintiff. The Attorney
28 General answered in his independent capacity as representative of the People of the
7 .
1 State, and also in his capacity as attorney for the State Lands Commission. (First
2 Amended Answer, p..1, 11. 21-26.)91 In answering on behalf of the People, the Attorney
3 General has determined that the public interest requires that he defend the public
4 rights in the subject property. The Attorney General has a statutory right to enforce
5 such easements. (Gov. Code § 12518.) Moreover, as the chief law officer of the State
6 (Cal. Const. Art. V, § 13), he has broad powers under the common law to protect the
7 public interest; his right to assert the public interest in public easements has never
8 been successfully challenged. (People v. Oakland Water Front Co. (1897) 118 Cal. 234,
9 240; People v. City of Los Angeles (1923) 62 Ca1.App. 781, 794.)
10 Not only may individual citizens and the Attorney General assert the
11 public rights in the easements at issue, so may the State Lands Commission. The
12 Commission has jurisdiction over the State tide and submerged., lands adjacent.to the
13 subject property. (Pub. Resources Code, §§ 6216, 6301.) One of the principal
14 purposes of a Gion easement is to provide for public use and enjoyment of the
15 adjoining tidelands. (Gion, supra, 2 Cal.3d at pp. 34-35, 42-43.) Such easements are
16 therefore "appurtenant" to the tidelands. (See Balestra v. Button (1942) 54 Cal.App.2d
17 192, 197.) As holder of the dominant tenement (i.e., the tidelands), the Lands
18 Commission has a transcendent interest in protecting the public's rights in these
19 easements. In addition, the Commission has appeared in numerous lawsuits and has
20 executed scores of land title agreements involving such easements.W
21 B. Laches is not Applicable
22 Plaintiff argues that because the State has not previously asserted the
23
24 9. Note, the eminent domain law provides: "Any person who claims a legal or
equitable interest in the property described in the complaint may appear in the
25 proceeding." (Gov. Code § 1250.230.)
2 6 10. See Taper v. City of Long Beach (1982) 129 Cal.App.3d 590, 595, 608-60.9, an
27 eminent domain action where the city named the State Lands -Commission because of
its interest in Gion easements; there the court specifically recognized State interest and
28 held that such interest would reduce the value of the fee title.
8 .
1 Gion easements, it may not now do so. This argument, which apparently rests on the
2 theory of laches, has no legal basis. Furthermore, the State has not been aware, until
3 recently, of any reason to assert the public rights under such easements.
4 The rights of the public in lands dedicated to public use cannot be lost
5 by delay, nonuse, or adverse possession._111 As was explained in Archer v. Salinas City
6 (1892) 93 Cal. 43, 51 (involving a dedicated public park):
7 "The property dedicated has become public property . . . and neither can
the public divert it from that use, nor can it be lost by adverse possession. Nor
8 is the effect of such dedication impaired by any delay in the use of the land for.
which it was set apart. . ."
9
10 People v. Kerber (1908) 152 Cal. 731, 734-735 also explained:
11 "The rule is universal in its application to all property set apart or
reserved for public use . . . The public is not to lose its right through the
12 negligence of its agents, nor because it has not chosen to resist an encroachment
by one of its own number, whose duty it was, as much as that of every other
13 citizen, to protect the state in its rights."
14 In County of Los Angeles v. Berk, supra, the Supreme Court specifically rejected the
15 notion that a Gion easement could be extinguished through estoppel or laches:
16 if . . when to do so would nullify "a strong rule of policy, adopted for the
benefit of the public. . . . As we pointed out in Gion-Dietz, there is a clearly
17 enunciated public policy in this state in favor of allowing public access to
shoreline areas. . . To allow the raising of an estoppel to defeat the claim of
18 public right here involved would be manifestly contrary to this policy.
19 "Considerations identical to the foregoing support the court's refusal to
permit the-assertion of the equitable defense. of laches." (26 Cal.3d, at p. 222.)
20
21 C- Ownership of the Subject Properly by the City or by a Railroad Company
Would Not Preclude Gion Easements From Arising
22
23 The subject property consists of essentially two areas: (1) The 82 foot
24 wide, landward portion of the property (the "82 foot strip") all of which was once part
25 of the bluff top and a portion of which was once utilized for railroad purposes; and (2)
26
27
11. In Gion the court considered use occurring more than 100 years ago. (2
28 Cal.3d at p. 36-37; see also City of Long Beach v. Daugherty (1977) 75 Cal.App.3d 972,
976 (recreational easements dedicated by public use of beach occurring prior to 1922).)
9 .
1 the 118 foot wide, seaward portion of the property (the "118 foot,strip") which until
2 1969 was principally sandy beach. (The 82 foot strip is shown as Parcels A and B on
3 Exhibit A attached hereto, and the 118 foot strip is shown as Parcels C, D and E on
4 Exhibit A.) Plaintiff alleges that since the 82 foot strip was conveyed to the City in
5 1968 it could not be subject to an implied dedication. Plaintiff also argues that a Gion
6 easement may not be claimed over the 118 foot strip because it has long been in the
7 City's control by virtue of the 1932 express easement.
8 In support of these arguments, plaintiff cites Civil Code section 1007.
9 These arguments, however, must fail as Civil Code section 1007 applies only to
10 property which is held by a government agency at the time the prescriptive use
11 occurs.12� As will be shown at trial, the public use giving rise to the Gion easements
12 occurred over the 82 foot strip prior to 1968, .and over the 118 foot strip prior to 1932.
13 Plaintiff further argues that the 82 foot strip was owned by a railroad
14 company from 1907 until 1968 and thus there could have been no dedication of this
15 area.1V The legal authority upon which plaintiff relies, however, is not applicable.
16 Civil Code section 1007 does not apply to dedications of lands to the
17 public. To the contrary, section 1007 precludes any "person, firm or corporation" from
18 obtaining an easement by prescription or adverse possession over public property.
19 Plaintiff fails to distinguish the rights which can arise in private parties as a result of
20 . prescription from the rights which may arise in the public as a result of dedication.
21 This distinction was recognized in Bolger v. Foss (1884) 64 Cal. 250, 251:
22 "`Prescription' is not a term strictly applicable to a right acquired
by the public by use of a way for any period of time. The law allows
23 prescriptions to supply the place of grants, and inasmuch as the public
can not take by grant, the term `prescription', in its strict sense, has no
24
25
12. Moreover, the public may obtain an easement over land owned by a
26 governmental entity through dedication. (See McQuillan, Municipal Corporations, §§
27 28.50, 33.14; City of Tyler v. Smith County (1952, Texas) 246 S.W. 2d 601.)
28
13. Note, the evidence will show that during this time this area was not owned
solely by a railroad company for railroad purposes.
10.
1 application to highways. The true doctrine would seem to be that
immemorial use by the public is evidence of a dedication . . ."
2 (Emphasis added; accord: Brumbaugh v. County of Imperial (1982) 134
Cal.App.3d 556, 562.)
3
Plaintiff also argues that the case, Breidert v. Southern Pac. Co. (1969) 272
4
Ca1.App.2d 378, precludes an implied dedication of railroad property. This case,
5
however, is based on the rule that private persons may not obtain a prescriptive
6
easement in a railroad right-of-way. (Id. at p. 407.)iy
7
In the leading case, Southern Pac. Co. v. City of Pomona (1904) 144 Cal.
8
3391 341-345, the court specifically held that ,railroad companies may dedicate public
9
highway easements over lands conveyed for railroad purposes. In that case the court
10
found that the railroad company had dedicated the land involved based upon evidence
11
of five years of public user. In Central Pac. Ry. v. County of Alameda (1931) 218 Cal.
12
348, 359, the court held that "the public may acquire easements in railroad rights of
13
way . . . by adverse user extending over a long period of years." (Accord: Faus v.
r 14
County of Los Angeles (1967) 256 Ca1.App.2d 604, 611.) These decisions are consistent
15
with law as set forth in McQuillan Mun. Corp., § 33. 14 (3rd Ed.):
16
"It is well settled that a railroad company may make a dedication of a
17 highway across its right of way, and tracks . . . it is held that the corporation
may be bound by long acquiescence or other conduct showing that intent to
18 dedicate." (McQuillin specifically cites Southern Pac. Co. v. City of Pomona, supra,
for this proposition.)
19
Furthermore, the public can certainly obtain an easement by dedication
20
over railroad property, or a portion thereof, which is not used for railroad purposes.
21
(See Faus v. County of Los Angeles (1967) 67 Ca1.2d 350, 361-362) In this case,
22
railroad use after the 1930s encumbered less than 10 feet of the subject property and
23
passenger service along the line ended in 1950.
24
25
14. Moreover, Breidert did not hold that, as a matter of law, public easements
26 cannot arise over railroad property through dedication; the court merely upheld a trial
court finding that the property at issue had not been in fact dedicated as a public
27
street. Breidert did attempt to distinguish Southern Pac. Co. v. City of Pomona on
28 grounds that the dedications at issue had occurred prior to the time the railroad took
title. A careful review of this case, however, reveals that in fact that was not the case.
11..
I D. The_Public Easements Did Not merge With the Fee Title
2 Plaintiff asserts that because the City holds a fee Interest In the subject
3 property, there has been a merger of title, I.e., a merger of the public recreational
4 easements into the fee. There is no legal basis for this.
5 The case, People v. County of Morin (1894) 143 Cal. 223, 231-231, involved
6 a public road easement over property which had been purchased by the State In fee.
7 The court held that merger does not apply because such easements are held in a
8 public trust and "tire not held in the same right as the title of the State to lands which
9 it has purchased." Following this reasoning, a court has held that public road
10 easements do not merge with the fee title of property condemned by a city for park
11• purposes. (City of Los Angeles v. Fiske, supra, 117 Cal.Appld 167, 172.) In another
12 case, a court specifically held that the fee title to property does not merge with a Gion
13 easement, (County of Los Angeles v. Berk, supra, 26 Cal.3d at p. 224.)
14 IV
1S THE USES ALLOWABLE UNDER ME
PUBLIC RECREATIONAL EASEMENTS DO
16 NOT INCLUDE EXCLUSIVE RESTAURANTS
17 Plaintiff apparently seeks a ruling on the various uses which may be
16 allowable under the Gion and 1932 easements. The State respectfully submits, that
19 since there is no approved development plan, this question is not ripe for decision. In
20 addition, as a matter of law and as the evidence will demonstrate, commercial
21 structures, such as exclusive restaurants, may not be built on the subject property.
22 A. Commercial Buildings MU Not be Built„Upon Gion Easements
23 In Gion the court upheld a ,judgment that the public recreational
24 easements arising by virtue of Implied dedication allowed Incidental uses such as
25 "parking, fishing, picnicking, general viewing, public protection and policing, and
26 erosion control, but not the right_or the-City_or_the public to build any permanent
27 structures thereon." (Gion, supra, 2 Ca1.3d at p. 35; emphasis added.) In Lane v. City
28 of Redondo Reach, supraf 49 CnI App3d at p.•2S6, it was also noted: "The court fin
i
12. _
i
1 Gion] held under such an easement, the city did not have the right to build permanent
.2 structures on the land." (See also City of Long Beach Y. Daugherty, supra, 75 Cal.App.3d
3 at pp. 980.981.) Tlius, under Gion, commercial buildings may not be built on property
4 subject to public recreational easements arising by virtue of implied dedication.
5 Oforeover, the use of an exclusive restaurant for eating and drinking alcohol does not
6 constitute "public recreation.") Therefore, the City has no right to build large,
7 exclusive restaurants on the subject property.
8 Plaintiff argues that while In Gion the court found that permanent
9 structures could not be built, this should not be controlling in this case because
10 "buildings have been on the subject property for years" The evidence, however, will
I show that prior to 1932 when the Gion easements arose there were no permanent
12 buildings on the property.
13 B. Commercial Development is Not Allowable Under the 1932_Tasement
14 The seaward portion of the property Is subject to the 1932 easement for
15 "public, recreation, park and playground purposes." The State contends that this
16 easement Is not susceptible to an interpretation which would allow commercial
17 development.is1 If the court believes another interpretation Is reasonably possible,
18 then parole evidence relating to the 1932 easement would be relevant. (Pacific Gas &
19 E. Co. v. G. IF. Thomas Drayage Etc. Co. (1968) 69 Cal.2d 33, 38-41.)1y Such evidence
20 would include testimony as to how the property was used prior to 1932 and the
21 pleadings from the lawsuit which resulted in the easement; this evidence will confirm
22 that there was never any-intention to allow commercial structures on the property.
23
24 15. Plaintiff argues that If there ever was a Gion easement "it was replaced by the
25 1932 easement." If this is true, then the 1932 easement Is the equivalent of a Gion
easement, which would allow no commercial development.
26
. 16. "The facts and circumstances surrounding the transaction may be looked to . .
27 . and when a deed is but one of the-circumstances surrounding an Implied dedication,
28 all of the circumstances may be considered together with the deed . . : (Slavich Y.
Hamilton (1927) 201 Cal. 299, 302.)
13;.
1 Plaintiff contends that any public use is permitted under the 1932
2 easement. This argument ignores established law: "A use for a public purpose may be
3 utterly inconsistent with a use for park purposes." (Slavich v. Hamilton (1927) 201 Cal.
4 at p. 306; see also City of Hermosa Beach, supra, 31 Cal. App.2d at p. 300 (park
5 property could not be used as a road); Hall v. Fairchild-Gilmore-Wilton Co. (1924) 66
6 Ca1.App. 615, 622-625.) Moreover, the cases cited by plaintiff are not applicable to
7 easements, such as the 1932 easement, dedicated by private parties:
8 "A different construction is placed upon dedications made by individuals
from those made by the public. The former are construed strictly according to
9 the terms of the grant, while in the later cases a less strict construction is
adopted." (Slavich v. Hamilton (1927) 201 Cal. 299, 303.)1/
10
11 Lands which have been dedicated by private parties for public park purposes must be
12 used in strict conformity with the terms of the dedication. (See Roberts v. Palos Verdes
-13 Estates (1949) 93 Cal.App.2d 545, 547-548; Big Sur Properties v. Mott (1976) 62 Cal.App.
14 3d 99, 103-104.) "The term `park' signifies an open space intended for recreation and
15 enjoyment of the public." (Archer v. Salinas City (1892) 93 Cal. 43, 50.) "The devotion
16 of a reasonable portion of a public park to picnic grounds . . . and other open play
. 17 activities . . . comes strictly within the proper and legitimate uses for which public
18 parks are created." (Griffith v. City of Los Angeles (1959) 175 Ca1.App.2d 331, 337-338.)
19 However, a use which interferes with the public's "complete and common use and
20 enjoyment" of a park would not constitute a proper use. (Kelly v. Town of Hayward
21 (1923) 192 Cal. 242, 244.)
22 While there are no specific cases in California on the question of whether
23 restaurants are allowable on lands which have been dedicated to park purposes, the
24 analysis in 12 Cal. Law Review 316 (1924) would be applicable:
25
26 17. The Spires case cited by plaintiff is not specifically applicable because there
the dedication had been made by a public entity. Moreover, plaintiff's reliance on
27 County of Los Angeles v. Anthony (1964) 224 Cal.App.2d 103, is misplaced. Anthony
28 involved the condemnation of private property for a museum as allowed by Gov. Code
section 25351.3; a public recreational easement was not involved.
14 .
I "A park cannot be used for the erection of buildings
for business purposes . . . The distinction drawn in Spires v. City of Los j
2 Angeles between business and recreational purposes has been followed in _
California and is generally applied . . . In determining what are proper
3 park uses." (Id: at pp. 316.317.) .
4 "The erection of a particular kind of building may under some
circumstances be considered a recreational, under others a business use. Thus
.5 it has been held in California that the municipal authorities might lease land In
a public park for hotel purposes, the park being at n distance of 7 miles from
6 the center of the city. Under.such circumstances, the hotel would only be used
by those who were sojourning at the park, and its purpose would be essentially
7 recreational. If, on the other hand.-the-park had been located in the center of
the city, there seems little doubt but that the erection of a hotel would be held a
8 business use. Nevertheless, the character of the use as business or recreational,
remains the test of Its propriety . . : (Emphasis added; Id. at p. 317.)
9
Because it may be appropriate to build a restaurant on park property In
10
the wilderness, does not mean that It Is appropriate to build "Four-Star" restaurants on
11
public beaches In populated urban areas.'21 In this case there nre already nearby
12
restaurants which can serve the gourmet eating and alcoholic beverage needs of an
13 t
upper-class segment of the population. The public's beaches are much too valuable to
14
devote to such uses. CONCLUSION
�..' 15
For the above reasons, this action should be dismissed and judgment
16
should be entered in favor of the People of the State of California.
17
Respectfully submitted, Or`i 13 199o.
18
JOHN K. VAN DE KAhiP, Attorney General
19 of the State of California
N. GREGORY TAYLOR
20 Senior Assistant Attorney General
21
22 ROBERT G. COLLINS
Deputy.Attorney General
23
Attoineys for the State of California
24 '
25
BUNT TRIM112
26 ,
27 18. It should be noted that in 1987, the California State Parks Commission found
that it would be an inappropriate park use to build a sit-down restaurant on the State
28
Beach property immediately north (less than 75 feet) from the subject property.
15
.•� DECLARATION OF SERVICE BY CVSRNIGHT MESSENGER MAIL
Be: REDEVEWMCWT AGENCY OF HUNTINGTON BEACH, etc.
v. HUNTING7W BEACff COMPANY, et -al.
OCSC No. 498 713
I am over 18 years of age, and not a party to the within cause;
my business address is Paramount Plaza, 3580 Wilshire Boulevard,
Los Angeles, California 90010; I served a copy of the attached
.STATE OF CALIFORNIA'S TRIAL BRIEF
on each of the following, by placing same in an envelope
addressed as follows:
THOMAS E. BRUMEL, Esq. ROY C. DICKSON, Esq.
Redwine & Sherrill Southern Pacific Transportation
1950 Market Street 417 South Hill Street, Suite 650
Riverside, CA 92501 Los Angeles, CA 90013-1121
Each said envelope was then, on _ April 13, 1990 . sealed and
sent by LANLLUR Express overnight mail service, at Los Angeles,
California, the county in which I .am employed, with the postage
thereon fully prepaid.
I declare under penalty of perjury that the foregoing is true and
correct.
Executed on April 13, 1920 , at Los Angeles, California.
Delphin ax"ll
Declarant
RGC:dm
. Et�hen Recorded Mt to: 010-2"34082 �24( v
ORDER IN OFFICIAL RECOR03
F,1(Fh 7T "ORANGE COUNTY,CALIFORNIA
. . STATE OF CALIFORNIA
ROBERT G. COLLINS Clg 5
Deputy Attorney Genera -i •PM I'lAY 3 90
3580 Wilshire Boulevard
`.i Los Angeles, California 90010 � e
V6 RECORDER
STATE OF CALIFORNIA
OFFICIAL BUSINESS --*14
(Document entitled to free recordation
Government Code Section 6103)
1 JOFII•d R. VAN DI: DAMP, Attorney General
L
of the State of California
J354
. GREGORY TAYLOR,
Senior Assistant Attorney General APR 2 41990
OBERT G. COLLINS,
Deputy Attorney General GARY L. Gn ;LE• County Clark
80 Wilshire Boulevard gy DEPUTY
os Angeles, California 90010
5 Telephone: (213) 736-2080
6 Attorneys for Defendants C,>1-4 6�YN�"
People of the State of California
7 and State Lands Commission
8
9 SUPERIOR COURT OF THE STATE OF CALIFORNIA
10 FOR THE COUNTY OF ORANGE
11
12 REDEVELOPMENT AGENCY OF ) Case No. 498 713
- IdUNTINGTON BEACH, a public"
13 agency of the' State of ) JUDGMENT PURSUANT
California, - ) TO STIPULATION
14 - )
Plaintiff,
15 : )
v. �: )
16 )
HUNTINGTON BEACH - )
17 COMPANY, STATE OF )
CALIFORNIA, et al. )
18 )
)
19 Defendants. )
--� 20
21 The Court hereby:'findsthat the Redevelopment Agency
22 of the City of Huntington;, each and the State of California have
+23 agreed to settle this action pursuant to the terms of the
24 attached Stipulation dated April 24, 1990.
w r I
1 Therefore, as provided .for in Code of Civil Procedure
f
�✓ 2 section 664 .6, the Court hereby ORDERS, ADJUDGES AND DECREES that
3 judgment be entered pursuant .to •the terms of said settlement.
4
5 DATED:
6
7
JUDGE OF THE SUPERIOR CURT
AITEST. U;�'
10nRYF� � ;�1
11 Suxr,tr mr.ti i State of Cali,ornia PIN. .
`"
�tar 4�a Got�rrxy�of Oranp
12 BY f/r Gl�C '.�L Uf.PlITY SOMA: ...
13 �. �cY WOK
14
15
16
17
18
19
�. 20
21
22
23
24
25
26
27 ,
I
2.
•' ' ' E
APR 2+ }glad
JO1IN K. VAN DE RAMP, Attorney General CRY 0" ; ,�,�Lt,ttuat� rtc
of the State of California '
✓ 2 N. GREGORY TAYIAR, gym_ }�f GE.L y
Senior Assistant Attorney General 7'
3 ROBMT G. COLLINS,
Deputy Attorney General
4 3580 Wilshire Boulevard
Los Angeles, California 90010
5 Telephone: (213) 736--2080 -
6 Attorneys for Defendants
• People of the State of California.
7 and State Lands Commission
8 '
9 SUPERIOR COURT OF THE STATE OF CALIFORNIA
10 FOR THE COUNTY OF ORANGE
11
12 REDEVELOPMENT AGENCY OF ) Case No. 498 713
HUNTINGTON BEACH, a public )
13 agency of the State of ) STIPULATION
California, ) FOR JUDGMENT
�•✓ 14 Plaintiffs : )
15 )
4. )
16 )
HUNTINGTON BEACH )
17 COMPANY, STAE OF )
CALIFORNIA.. et al. )
19 Defendants. )
20
}
21 This Stipulation for Judgment is entered into by and
.22 between the Redevelopment Agency of the City of Huntington Beach
23 (hereinafter, "Agency" ) and the People of the State of California
24 and the State Lands Commission (hereinafter collectively,
25 "State" ) .
26 /
�-� 27 I
• 1.
1 WHEREAS, the Agency filed this condemnation action,
! ' 2 Orange County Superior Court Case No. 49 87 13, on or about
3 August 22, 1986, against the State. of California among others;
4' WHEREAS, the Agency filed a First Amended Complaint in
5 Eminent Domain on or about May 24, 1989, amending the legal
6 description of the real property sought to be condemned, said
7 property being described in Exhibit A hereof and hereinafter
8 referred to as the "Subject Property" ; and
9 WHEREAS, in its First Amended Answer the State claimed
10 the following interests in the Subject Property: (1) That such
11 property, or portions thereof, consists of tidelands owned in fee
12 simple by the State; (2) that as a result of public use all of
13 the Subject Property is the subject of public access and
14 recreational easements by virtue of an implied dedication under
"+ 15 the law as described in the case, Gaon v. City of Santa Cruz
16 (1970) 2 Cal.3d 29, and that such easements (hereinafter, "the
i
17 Gion Easements") are held by the State on behalf of the public;
18 and (3) that the State has an interest in the public, park,
19 recreational and playground easement which is described in the
0 20 deed to the City of Huntington Beach recorded on February 151
21 29321 in Book 532, Page 437, of the Official Records of Orange
22 County, which easement (hereinafter, "the 1932 Easement' ) covers
23 Ila portion of the Subject Property; and
24 WHEREAS, the Agency denies that the State has any of
25 the aforesaid interests in the Subject Property and claims that
26 the 1932 Easement and subsequent grants and deeds vest all title
27 /
. 2.
1 to the Subject Property in the Agency and City of Huntington
2 Beach;
3 NOW THEREFORE, the parties have agreed to settle this
4 condemnation action in accordance -with the provisions of this
5 Stipulation as follows:
6 1. The parties stipulate and agree that the State does
7 not have a tidelands interest in the Subject Property in that the
8 Subject Property is uplands and not tidelands .
9 2. By entering into this Stipulation the parties do
10 not waive any rights or claims that either may have concerning
11 public use restrictions on the Subject Property. "
12 3. By entering into this Stipulation the parties do
13 not waive any of their rights or claims in the Subject Property
14 concerning any public easements, : including the• 1932 Easement and
I
15 the Gion Easements described above, or any public easements
16 appurtenant to the adjacent tidelands .
17 /
18 /
19 /
20 /.
21 /
22
23 /
24 /
25 /
I
26 /
27 /
3. ,
1 4 . The parties agree that judgment in this action may
2 be entered in accordance with this Stipulation under Code of -
3 Civil Procedure section 664 :6. It is agreed that this
4 Stipulation shall be attached to such judgment.
5 REDEVELOPMENT AGENCY OF THE
CITY OF HUNTINGTON B CH
7
DATED: APRIL , 1990 By '
8 ERT C., SAN
Depu Cit r
ey
Atto for 'tgency
10
11
12 PEOPLE OF THE STATE OF CALIFORNIA,
JUID' THE STATE LANDS COMMISSION
13 j
14
DATED: APRIL �, 1990 By
15 ROBERT G. COLLINS
Deputy Attorney General
16
Attorney for the State
17
10
19 '
20
21
22
23
24
25
26
`..� 27
4 .-
W.-r J •
• • . • • •1i y -y i
LEGAL DESCRIPTION
. That portion of Huntington Beach, County of Orange. State of
California, as shown on a map recorded' in Hook 3, Page 36, of
I
t:iscellaneous Maps in the office of the County Recorder of said
County, described as follows: '
Beginning at the centerline Intersection of Pacific Coast
highway and Lake Street, shown as Ocean Avenue and First Street
respectively, on said mentioned map; thence along the .
centerline of Pacific Coast Highway••south 460211142". east
37.50 feet to the intersection with the southwesterly extension
I
of the southeast right-of-way line of Lake Street; thence south
f
410381180 west 50.00 feet to the true point of beginning;
thence north 480210420 west 1,020.00 feet; thence. south �
410381180 west 200.00 feet; thence south 48°21.42" east
1020.00 feet; thence north 41038.18" east 200.00 feet to the
true point of beginning. .
- I
_. ...xh i bit A
r
J
District Seven is a consolidated parcel under one ownership and is
approximately 13 gross acres. District Seven should be master planned as a
primarily visitor--serving commercial project, which could be implemented
over a number of phases. Hotel, motel, restaurant and specialty commercial
would be appropriate uses. ' Development in this District is not intended to
compete with the Down town'commerclaI core, therefore, major incentives
for development would not .be necessary. The commercial uses in this
District would be of a more seasonal variety with the District serving as a
connecting link between the Downtown area and District Nine. The Plan
anticipates visitor-serving commercial 'can be accommodated with a
200-400 room hotel.
District'Ten?includes the area on the ocean side of Pacific Coast Highway
most suited for commercial development. This District includes the pier
and the existing parking areas on either side, comprising approximately 15
gross acres. The visitor-serving commercial uses most appropriate for this
District are beach-related and complementary to activities which occur
around the pier,' such as fishing, surfing and sun bathing. Additional parking
in structures would also be appropriate provided that they do not extend
above the level of Pacific Coast Highway and block views. This provision
should still provide for the option of multi-level commercial activities in
this District.' The pier is a prime location for restaurants, which can take
advantage of •the panoramic views. Equally important as the new
commercial activities which may be accommodated is to insure that the
major emphasis in this District is public open space. The pier and beach
area must remain accessible to the public for free recreational pursuits.
District Ten Is part of the pier-head node as described previously. This
commerciaVrecreat Iona I activity Mode is of primary importance In the
revitalization effort of the City. Development within this District will
probably be initiated with City efforts. The extent and intensity of
development in District Three and further inland will directly determine the
amount of revitalization which can occur -to the pier and the beach-related
commercial rises which can be accommodated. In addition, the present
amount of parking can be approximately doubled without obstructing views ;
or drastically changing the overall.character of the District.
3.2.4 Residential (High Density)
i
' The residential designation includes two Districts (District Two and Eight)
exclusively for residential uses. '
District Two extends from Goldenwest Street to bth Street between Pacific
Coast Highway to Walnut Avenue. District Two is subdivided into numerous
twenty-five foot wide Iots with very diverse ownerships encompassing
approximately 44 gross acres. District Two Is intended to develop as a
continuation of the type and variety of residential development which exists
In the adjacent Townlot area. The development regulations should be
similar and compatible with those in the Townlot area, with the exception
that larger projects (one full block' or more) should be provided with
additional incentives to encourage lot consolidation. Consolidation of the
numerous small lots which are spread throughout the District is one of the
objectives of the Plan. In order to accomplish this, the allowed density in
35
E
i
J
L!;'ti�'•; '�:r,ti •.� .' �;� :'.' •:f;t�,'3•-r<v:`�ht����lji�C::r''P-' fd,r/7.1's':.:f�;';A?!->d.p.�.�.!;4��r• Imo.'....
-.kl.i wrR:i'.. ,. /7 rc; r.r• ,rrl�.!F.1•_.��J:..1 `.••T 114);�t�i�i t.i5•,�✓ti �ri7fiSLi�yL; .•.l�[ .�1� '^(.•�.
.•1• r •,'. ...5..•. :f.�: 7 1"ti
. .. '. �• / f �"g` � r��r,.y: y.�+ Sir'• •f.T;y-;{'.;. r:Y ��..C.-.:t .
V"' ri•:.., 7S`.f•i�ir� t =�.._f.:('r{��.� rf k, t}.>t •i•k ..r(.
`��., f �y�� .! �• :�`•`.j .-:s�?�;fir ttn rl:Fjw.�3•...:f l��i�•+..?•i;�/�:k .i,: • -
�k(i G WW iY. a\'-.:..�.•r.,S i: -H iw'ti' li.r• f •�''•� /1y
Maxwell' s restaurant currently has 11, 600 • square feet, with
. 77 parking spaces. The new .structure will add 3,400 square
feet and 34 spaces for a total of 15,000 square feet and 111
� - spaces . 0), �,t-c,c �LGL.�� � l t4 f ra ���7 d ole tee • '
2 The existing 1, 500 square. fee of the Green Burrito are
�• assumed to be grandfathered► requiring no additional parking
s beyond the beach parking. The additional 3,500 square feet
�1 of casual restaurant. is parked at code ratio of 1/100. . ..
, ;
.r/r . The existing 4,250 square feet of retail space is assumed to
be grandfathered, requiring no' edditional parking beyond the
beach parking. . The additional 2000 square feet of . retail is
parked .at the code ratio,,of 1/200,
f
The square footage• of,fDwight's is equal to the existing, and
U no additional parking is .required beyond -beach-user parking.
5 252 beach parking spaces are to be provided, which exceeds
the required replacement of 239 spaces .
TAVLF 2 -- STAFF ECCOAmIEN 2ATION
Square Feet/ Code Req'd Proposed
SL5� Emu : .Egrkina parking
Maxwell ' s 151000 R' 150 1116
New Restaurants 25,000 250 250 "
Casual Restaurant 5, 750 f 57.5 ,. 07 -
Retail 0 ' , ' 0, 0
8
Dwight 's u, 500 , . 25 0
Beach Parking , 2JU
TOThL ' 48,522 sf • .722 613
6 See mote I above .�.. - .t.
7 The casual restaurant square footage shown is equal to the
existing square footage of the Green Burrito and other beach
concessions. Therefore,.-no additional parking is required
beyond beach parking.
8 See Note 4 above
With staff 's proposed modifications to the parking layout, a total of
629 spaces are available with a valet parking plan for the restaurants.
Staff Report - 10/23/90
It should be noted that all spaces will be available to the public. Y�
A minimum of 250 spaces shall be for the exclusive use of beach .
► goers . With regard to the logistics of maintaining beach versus
"- commercial parking, operation of the valet plan, etc. , suggested
�,.jcondition of approval No. 3 h. requires as follows :
3h. The developer shall submit a parking management and
control plan for review and approval by the Departments of
Community Development and Public Works, prior to the issuance
of building permits. This plan should address hours and
operation of valet service, plans for attended parking and
amount and time-of availability of self-parking facilities. A -
minimum of 250 beach parking spaces shall be available' for self
parking at all times at gates set' by the City Council . The
Plan shall delineate these spaces and describe the
accessibility of the spaces during valet parking hours . All
required parking shall be provided on-site.
5 . Qutdoor_dirdncL__apace has- not begn defined and delineated
PUblic_walkwa_ys. Outdoor dning_furtgr r.amnounds_ narking
+short falls .
It will be necessary for the ultimate restaurant tenants to
-further define outdoor dining areas. An outdoor dining plan•
may be required in order to assess impacts on parking and
pedestrian areas. If parking cannot be provided, then the
dining plan may include a depiction of which indoor dining area
will be closed off during hours when outdoor dining is
provided. Each restaurant will be required to submit a
�.! Restaurant Operation Plan for review and approval by the
Planning Commission pursuant to condition of approval No. 29.
This will include specific plans for outdoor dining .
6 . _Contraxy to redeveZgpment gog1g, this project does not
adequately address gods and servigeN fprlow t4Mgi2gptn
inma. lcveU , Lie Project monopolizes the "view" _ areas for
.
The proposed project provides commercial and recreational
opportunities for persons of all income levels, including low
and moderate. The upper, or "view" level plazas are open and
accessible to the public, and walkways and plaza areas are
. . provided along the ocean side of all the restaurants . A wide
array of commercial opportunities will be available, ranging
from upscale dining, to casual , inexpensive beach oriented
dining adjacent to the pier, and at Dwight's on the beach
access level .
7. Jnadeguate access_for fixc and safetv_ vehicles.
The Fire Department, Police Department and Community Services
' Department, Marine Safety Division have reviewed the proposed
plans, and are satisfied that adequate emergency access is
provided. The following suggested conditions of approval
assure that such access shall be provided and maintained:
' I
RCA 3118191 -7-- (7996d)
F
. J
CO A. STAL
ELE.MEN
LCP CERTIFIED MARCH •
Amended through February 1990
a _i tt-t�:nr, Ott�:� r: ■
•:�I .
:D3s=h
lop
' �_ ,r, �• •ram
u
n fin • � �
exist In the coastal zone although there 'are two sites-in the City. The City's
coastal policy promotes dry-'storage areas to 1) provide-storage- for boats which
are too large to store at private residences; or for which there are- no private
storage opportunities;'2) allow more'boats.'to be stored using less surface area
of the water; and 3) Increase the- recreational boating potential . In coastal
waters.
2.2.9 Shoreline Access
Coastal Act policy directs local governments- to provide for maximum public
access to the shoreline and along the,coast." Opportunities-for'-direct physical
access to the shoreline in Hunt ington!Beach•are excellent. With-the exception
of one multi-family development north of the Municipal Pier, there are no
major structures between Pacific Coast"Highway and the sea along .the entire
length of the coastline. Furthermore,-the nine- miles of beach are under public
ownership and readily Identified.-as public recreation areas. Pedestrian access
Q Is provided at frequent intervals along the'entire length-of the coastal zone.
Nonetheless further Improvement of access. opportunities is desirable.
. - Approximately three -miles of Bolsa -Chita State- Beach from-the edge of the
State Beach parking lot to Ninth Street north of'the Municipal Pier are not
developed with parking or recreational 'facilities. Steep cliffs run along most -
J� of the length of this section of 'beach•'making -access-difficult and hazardous,
especially for small children- or for persons -carrying bulky items such as Ice
chests or surfboards. Access.-is further Impeded by oil-drilling -equipment and
pipelines along the top, and, In some place's the bottom, of the bluffs.
Oil a,
Narrow unmarked paths leading down-the bluffs at various intervals have been
formed over time by repeated Usage,.and'-there- is one stairway to the beach in
the vicinity of Sixteenth Street.. The: provision, of additional stairways and
?� improved paths from the bluff top to the sand-at*regular Intervals between the
southern edge of the- State Beach' parking lot- and Ninth Street is needed to
cf' improve shoreline*access -along this- segment;of the- coastal zone. The City's
coastal policy Identifies the--entire-area between the-State Beach parking lot
and Ninth Street as requiring access improvements. .
A high chain link fence borders the two-mile •Idngth of Huntington State Beach,
separating the beach . parking facilities from Pacific- Coast Highway.
Automobile access Into the parking :lot' is located- at- Beach Boulevard only.
Pedestrian access through'the fence- is located --at Beach Boulevard, Newland,
• Magnolia and Brockhurst Streets ' at -approximately 1/2. mile Intervals. The
fence gives the beach an Inaccessible-and forbidding appearance which greatly
detracts from the visual appearance-of the-area, especially for travelers on
Pacific Coast Highway. Removal 'of" this- fence would'enhance•both shoreline
access and visual resources in the-coastal zone and:is encouraged by the City's
coastal policy.
Opportunities for public access to the waterways in Huntington Harbour are
limited. Residential developments occupy much- of the- land area adjacent to
the waterways. Building patterns are- such that most- views of the waterways
are reserved to the residents.
9.5.2 VISITOR SERVING FACILITIES
Additional support facilities are necessary in order to accommodate the large
numbers of visitors attracted to recreation areas in the coastal zone. The
coastal land use plan is designed to provide for sufficient areas strategically,
located to serve the needs of existing and future levels of visitors. The intent
of the following policies is to specifically encourage adequate visitor
accommodations.
5. Protect, encourage, and where feasible provide visitor serving facilities in
the coastal zone which are varied in type and price.
5a. Encourage the provision of additional restaurants and hotel/motel
accommodations in keEping with the alternative chosen by the City
Council.
5b. Encourage additional overnight R.V. camping facilities, adequately
screened, in the recreation areas on both sides of Newland Street
near Pacific Coast Highway and on the State beach parking lots
during the winter months.
5c. Establish as a continuing program the dual use of the City beach
parking lots for recreational vehicle camping during winter months.
9.5.3 VISUAL RESOURCES
The coastal zone contains significant visual amenities, including the ocean and
shoreline, natural bluffs, wetland areas and mature trees. *Public views to these
visual features . in the coastal zone are "resources" in themselves. New
development can disrupt and destroy visual resources and public views. The
following policies focus on protecting and enhancing existing visual amenities in
the coastal zone primarily through regulation of the location and design of new
development:
6. Preserve and enhance visual resources within the coastal zone.
6a. Ensure new development within the coastal zone includes the
features listed below and establish review procedures for
implementation.
- Preservation of public views to and from bluffs, to the
shoreline and ocean, and to wetlands.
- Conservation of energy and facilitation of public transit
through design and siting.'
- Adequate landscaping and vegetation.
- Evaluation of project design regarding visual impact.
6b. Prohibit any alteration of .the natural landform of the bluffs
seaward of Pacific Coast .Highway including grading and the
development of parking lots alterations necessary for development
of public trails and stabilization of bluffs may be permitted subject
to City approval.
136
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