Loading...
HomeMy WebLinkAboutAdopt Resolution No. 2022-19 Approving General Plan (GPA) No 2000 Main Street, f n ' Huntington Beach,CA 92648 City of Huntington Beach PI 6 VC_D Fin R File #: 22-569 MEETING DATE: 7/5/2022 REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: Honorable Mayor and City Council Members SUBMITTED BY: Al Zelinka, City Manager VIA: Ursula Luna-Reynosa, Director of Community Development PREPARED BY: Alyssa Helper, Associate Planner Subject: Adopt Ordinance No. 4256 approving Zoning Text Amendment (ZTA) No. 20-003 (Holly Triangle Townhomes - 19070 Holly Lane) Approved for Introduction June 21, 2022 (Vote: 6-0-1 Peterson-Absent) Statement of Issue: Ordinance No 4256 approved for introduction on June 21, 2022, requires adoption. Financial Impact: Not applicable. Recommended Action: Approve Zone Text Amendment No. 20-003 and adopt Ordinance No. 4256, "An Ordinance of the City of Huntington Beach Amending the Holly-Seacliff Specific Plan to Rezone the Real Property Located at 19070 Holly Lane from Commercial (C) to Residential Medium Density (RM) (Zoning Text Amendment No. 20-003)" (Attachment No. 4). Alternative Action(s): The City Council may make the following alternative motion(s): 1. Deny General Plan Amendment (GPA) No. 20-003/Zoning Text Amendment (ZTA) No. 20- 003/Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1). 2. Continue General Plan Amendment (GPA) No. 20-003/Zoning Text Amendment (ZTA) No. 20- 003/Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1) and direct staff accordingly. Analysis: City of Huntington Beach Page 1 of 5 Printed on 6/30/2022 powere45A,LegistarT" File #: 22-569 MEETING DATE: 7/5/2022 A. PROJECT PROPOSAL Applicant: Chris Segesman, Bonanni Development, 5500 Bolsa Avenue, Suite 120, Huntington Beach CA 92649 Property Owner: Bonanni Development, 5500 Bolsa Avenue, Suite 120, Huntington Beach CA 92649 & the City of Huntington Beach, 2000 Main Street, Huntington Beach CA 92648 The project includes the following requests: Environmental Assessment No. 20-003 - Preparation of Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1 to analyze the potential environmental impacts of the proposed project. General Plan Amendment (GPA) No. 20-003 - To amend the land use designation from Commercial Neighborhood-Specific Plan Overlay (CN-sp) to Residential Medium Density- Specific Plan Overlay (RM-sp). Zone_Text_Amendment (ZTk No. 20-003 - To amend the existing zoning designation within the Holly-Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM). The proposed Addendum, GPA, ZTA, are prerequisites to allow the applicant to redevelop the approximately 2.11gross-acre site with 35 three-story townhomes (Attachment Nos. 8, 9, and 11). The project also includes TTM No. 19118 to consolidate 12 existing lots into a 1.8-net- acre numbered lot for condominium purposes and CUP No. 20-025 to develop 35 three-story attached townhomes up to 40 feet tall and to allow 43-inch and 6-foot tall walls in lieu of 42- inch walls in the 10-foot front yard setback along Holly Lane and 6-foot tall walls in lieu of 42- inch walls in the 15-foot front yard setback area along Main Street (Attachment No. 10). The Planning Commission approved TTM No. 19118 and CUP No. 20-025 on May 24, 2021. An appeal of the Planning Commission's approval of TTM No. 19118 and CUP No. 20-025 was not filed within the 10-day appeal period that ended on June 3, 2022. The May 24, 2022 Planning Commission staff report provides a more detailed description and comprehensive analysis of the proposed project (Attachment No. 5). B. BACKGROUND: In its existing setting, the project site is primarily vacant and undeveloped with the exception of a small commercial building at the corner of Garfield Avenue and Holly Lane. In recent years, the undeveloped portion of the site has been used as a storage lot for a local car dealership. Prior to the adoption of the Holly-Seacliff Specific Plan (Specific Plan) in 1992, the project site was zoned as Commercial Neighborhood District (C-1) and Medium Density Residential (R2). Following its adoption, the Specific Plan continued to permit Commercial (C) uses on the site, but removed Medium Density Residential as an allowable use on the property. Although the Specific Plan removed residential as a permitted use on the subject property, the Specific Plan City of Huntington Beach Page 2 of 5 Printed on 6/30/2022 powere"Legistar;M File #: 22-569 MEETING DATE: 7/5/2022 does allow for a mix of residential, commercial, and industrial uses within the surrounding area (otherwise referred to as Planning Area IV in the Specific Plan). Development surrounding the site is reflective of allowable uses within the Specific Plan and largely consists of residential uses. Bonanni Development approached the City in 2020 with a proposal to develop the site with 35 attached townhomes, of which 15 percent (five units) will be affordable to moderate income households. In order to develop the site with a residential use, Bonanni is also coordinating with the City to purchase a 0.08-acre City-owned parcel on the project site (Assessor's Parcel Number 159-281-04), which was acquired by the City in 1964 to allow the Standard Oil Company to lay down an oil pipeline. The City-owned parcel is encumbered with a utility easement to the benefit of the Standard Oil Company or their successors, with the easement currently occupied by an active pipeline operated by Crimson Pipeline L.P. However, because the City has no use for this property, it declared it as exempt surplus property pursuant to the Surplus Land Act, and has agenized its disposal as a separate item at the regularly scheduled June 21 City Council meeting, which would enable the future development of the property and surrounding land. With the exception of a reduced parking ratio and two waivers of development standards permitted under the California Density Bonus Law, as well as a CUP to allow walls exceeding 42 inches within the front yard setback areas along Holly Street and Main Street, development of the project will occur in accordance with development standards outlined in the Specific Plan. C. PLANNING COMMISSION ACTION ON MAY 24, 2022: The Planning Commission held a public hearing to consider the proposed project on May 24, 2022. The applicant was the only speaker during the public hearing. After discussing the height of guard rails around roof decks proposed as part of the project, vehicular access to the project site, existing oil infrastructure on the site (including oil wells and an active oil pipeline) and project-related measures to avoid and/or minimize all impacts associated with existing oil infrastructure, the Planning Commission voted to recommend approval of the GPA, ZTA, and the Addendum and voted to approve the TTM and CUP. The Planning Commission modified the TTM and CUP conditions of approval to ensure that all project plans and construction- related documents are modified to show the existing pipeline on the site. The Planning Commission also modified Mitigation Measure 4: Human Health and Safety in Addendum No. 1 to the Holly-Seacliff Specific Plan EIR to include the following additions: 1) require the applicant to hire a City-approved consultant to conduct any required site assessments and remedial actions to address residual contamination in soil and soil gas on the site in compliance with existing regulations, 2) require that the City-approved consultant submit all reports and materials to the appropriate regulatory agency and to the City simultaneous with any submittals to the applicant, and 3) require the applicant to enter a Voluntary Cleanup Agreement with the Department of Toxic Substances and Control (DTSC) and seek oversight from the Orange County Health Care Agency or the Santa Ana Regional Water Quality Control Board in the event that DTSC elects not to oversee any Voluntary Cleanup activities on the site. City of Huntington Beach Page 3 of 5 Printed on 6/30/2022 powered Legistar l File #: 22-569 MEETING DATE: 7/5/2022 Planning Commission Action on May 24, 2022: A motion was made by Commissioner Scandura, seconded by Commissioner Adam, to recommend to the City Council approval of General Plan Amendment (GPA) No. 20- 003/Zoning Text Amendment (ZTA) No. 20-003/Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1) and to approve TTM No. 19118 and CUP No. 20-025 with the findings and modified conditions carried by the following vote: AYES: 7 NOES: 0 ABSTAIN: 0 ABSENT: 0 MOTION PASSED D. STAFF ANALYSIS: The staff report for the May 24, 2022 Planning Commission hearing (Attachment No. 5) provides a more detailed description and comprehensive analysis of the proposed project including the GPA, ZTA, and Addendum requests before the City Council, as well as the TTM and CUP that were approved by the Planning Commission. In summary, staff recommends approval of the GPA, ZTA, and Addendum No. 1 to the Holly-Seacliff Specific Plan based on the following: — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) is adequate and complete in that it has identified all potential environmental impacts associated with the project. — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) demonstrates that the project will not have new or substantially more severe environmental impacts that were not disclosed in the certified Final EIR for the Holly-Seacliff Specific Plan and will not require new mitigation measures or the preparation of a Subsequent or Supplemental EIR. — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) was prepared in compliance with the CEQA Guidelines. The GPA and ZTA are consistent with the General Plan and its goals and policies. The GPA and ZTA are consistent with surrounding area. — The ZTA will implement the proposed General Plan land use designation. — The request will allow the development of additional housing on the subject site and will add to the City's housing stock, including five deed restricted affordable units. Environmental Status: The City certified Program EIR No. 89-001 for the Specific Plan in 1990, which evaluated environmental impacts associated with development approved as part of the Specific Plan. The City of Huntington Beach Page 4 of 5 Printed on 6/30/2022 power Legistar- File #: 22-569 MEETING DATE: 7/5/2022 Specific Plan identified the subject property as a Commercial (C) land use and the Holly-Seacliff Specific Plan EIR evaluated environmental impacts associated with up to 117,612 square feet of commercial uses on the property. The Holly-Seacliff Specific Plan EIR provides the environmental setting and analysis to serve as the first-tier CEQA document for the proposed project. Although the Specific Plan considered the impacts of commercial development on the subject property, a residential use (such as the proposed project) would result in a less intense project than what was evaluated under the Holly-Seacliff Specific Plan EIR, and therefore would not result in new significant impacts or an increase in the severity of a previously identified impact in the Holly-Seacliff Specific Plan EIR. The project will also be required to comply with City standards and existing mitigation measures outlined in the Holly-Seacliff Specific Plan EIR to ensure that development of the proposed project and approval of the GPA, ZTA, TTM, and CUP would not result in an action that requires further evaluation pursuant to CEQA (Attachment No. 9). Strategic Plan Goal: Economic Development & Housing Attachment(s): 1. Suggested Findings and Conditions of Approval for Environmental Assessment No. 20-003 (Addendum to the certified Final EIR for the Holly-Seacliff Specific Plan) and Zoning Text Amendment No. 20-003 2. City Council Resolution No. 2022-26 for Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 89-1 3. City Council Resolution No. 2022-19 for General Plan Amendment No. 20-003 4. City Council Ordinance No. 4256 for Zoning Text Amendment No. 20-003 5. May 24, 2022 Planning Commission Staff Report 6. Vicinity Map 7. Project Narrative received and dated April 2022 8. Existing & Proposed General Plan Land Use Designation Maps 9. Addendum No. 1 to the certified Final EIR for the Holly-Seacliff Specific Plan EIR (available here: https://www.huntingtonbeachca.gov/government/departments/planning/major/major- projects-view.cfm?I D=106) 10.Tentative Tract Map No. 19118 and Site Plan dated February 11, 2022 (For Reference Only) 11.Revised Specific Plan/Zone Text Amendment No. 20-003 Legislative Draft 12.PowerPoint Presentation 13.Letters in Opposition/Support City of Huntington Beach Page 5 of 5 Printed on 6/30/2022 powere47y LegistarTM ORDINANCE NO. 4256 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN TO REZONE THE REAL PROPERTY LOCATED AT 19070 HOLLY LANE FROM COMMERCIAL (C) TO RESIDENTIAL MEDIUM DENSITY (RM) (ZONING TEXT AMENDMENT NO. 20-003) WHEREAS,pursuant to California State Planning and Zoning Law,the Huntington Beach Planning Commission and Huntington Beach City Council have held separate, duly noticed public hearings to consider Zoning Text Amendment No. 20-003, which rezones the property located at 19070 Holly Lane from Commercial (C) to Residential Medium Density (RM) within Holly- Seacliff Specific Plan; and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented, the City Council finds that the aforesaid amendment is proper and consistent with the General Plan; NOW,THEREFORE,the City Council of the City of Huntington Beach does hereby ordain as follows: SECTION 1: That the real property that is the subject of this ordinance is located at 19070 Holly Lane and is more particularly described in the legal description and map attached hereto as Exhibit A and incorporated herein by this reference. SECTION 2: That the zoning designation of the Subject Property is hereby changed from Commercial(C)to Residential Medium Density(RM)within Holly-Seacliff Specific Plan(Exhibit B). SECTION 3: That the Holly-Seacliff Specific Plan is hereby amended to reflect Zoning Map Amendment No. 20-003 as described herein. The Director of Community Development is hereby directed to prepare and file an amended Holly-Seacliff Specific Plan. A copy of the modified Specific Plan shall be available for inspection in the Office of the City Clerk. SECTION 4: This ordinance shall become effective 30 days after its adoption. ORDINANCE NO. 4256 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 5�4' day of 52022. Mayor ATTEST: APPROVED AS TO FORM: City Clerk Cit Attorney REVI EIS AND AP ROVED: ITIATED AND APPROVED: S, - --- City r Director of Community Development ATTACHMENTS: Exhibit A: Legal Description and Map Exhibit B: Amended Holly-Seacliff Specific Plan 2 Ordinance No.4256 Exhibit"A" EXHIBIT A LEGAL DESCRIPTION TENTATIVE TRACT NO. 19118 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOTS 1 THROUGH 11 INCLUSIVE, AND LOT 33 (ALLEY), IN BLOCK "A" OF THE GARFIELD STREET ADDITION TO HUNTINGTON BEACH, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 7, PAGES 27 AND 28 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM THE NORTH 20' OF SAID LOT 7 AS DESCRIBED IN DEED RECORDED JUNE 26, 1961 IN BOOK 5765, PAGE 950 OF OFFICIAL RECORDS. EXCEPT ALL MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND ALL UNDERGROUND WATER IN OR UNDER OR WHICH MAY BE PRODUCED FROM SAID LAND WHICH UNDERLIES A PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF SAID LAND, FOR THE PURPOSES OF PROSPECTING FOR, THE EXPLORATION, DEVELOPMENT, PRODUCTION, EXTRACTION AND TAKING OF SAID MINERAL, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER FROM SAID LAND BY MEANS OF MINES, WELLS, DERRICKS AND/OR OTHER EQUIPMENT FROM SURFACE LOCATIONS ON ADJOINING OR NEIGHBORING LAND OR LYING OUTSIDE OF THE ABOVE DESCRIBED LAND, IT BEING UNDERSTOOD THAT THE OWNER OF SUCH MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER, AS SET FORTH ABOVE, SHALL HAVE NO RIGHT TO ENTER UPON THE SURFACE OF THE ABOVE DESCRIBED LAND NOR TO USE ANY OF THE SAID LAND OR ANY PORTION THEREOF ABOVE SAID PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF THE SAID LAND FOR ANY PURPOSE WHATSOEVER, AS RESERVED BY HUNTINGTON BEACH COMPANY IN THE DEED RECORDED JUNE 03, 1991 AS INSTRUMENT NO. 91-273901 OF OFFICIAL RECORDS. APN: 159-281-01, 159-281-02, 159-281-03, 159-281-04 and 159-281-05. THIS DESCRIPTION WAS PREPARED BY ME OR UNDER MY DIRECTION, IN CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS'ACT. JE A. WALDEN, P.L.S. 7914 DATE EXHIBIT B Ordinance No.4256 LEGAL DESCRIPTION Exhibit "B" TENTATIVE TRACT NO.. 19118 GARFIELD AVENUE 7 6 5 4 3 $ 2 � > I Q TO 2 NnlT9 I TOM BEACH i � g H N1 W Oo r C� J I' 100 50 0 100 03 SCALE IN FEET 1 INCH = 100 FEET J LANA s " zo No. 7914 CA���` TENTATIVE TRACT NO. 1918 H LLY- ` EACLIFF SPECIFIC PLAIN VOLUME 1 OF 2 CITY OF HUNTINGTON BEACH SPECIFIC PLAN 9 ■ ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 SPECIFIC PLAN AMENDMENTS Date Ordinance No. Adopted April 20, 1992 Ordinance No. 3128 Amended May 19, 1992 Ordinance No. 3145 Amended September 21, 1992 Ordinance No. 3170 Amended August 2, 1994 Ordinance No. 3243 Amended August 15, 1994 Ordinance No. 3244 Amended June 1, 1995 Ordinance No. 3280 Amended April 7, 1997 Ordinance No. 3350 Amended July 6, 1998 Ordinance No. 3400 Ordinance No. 3402 Amended June 21, 2022 Ordinance No. 4256 TABLE OF CONTENTS Section Description- Page I. INTRODUCTION A. Purpose and Intent.........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background...................... II. DEVELOPMENT CONCEPT A. General Development Plan............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential .........................................................................................II-1 2. Mixed Development...........................................................................II-2 3. Commercial........................................................................................1I-3 4. Industrial............................................................................................II-3 5. Open Space........................................................................................II-3 C. Circulation Plan.............................................................................................II-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines.........................................................................................II-4 F. Public Facilities..................._.........................................................................II-6 G. Community Theme Guidelines.............................................................._.....II-12 IIII. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent.......................................................................................III-1 B_- Definitions ........................................................................................_.-........III-1 C. General Provisions.......................................................................................III_-2 D. Development Standards............................................................................III-10 1. Low Density Residential- 1...........................................................III-1-0 2. Low Density Residential 2..y.......................................................III-13 3. Low Density Residential 3............................................................III-16 4. Medium-Density Residential ........................................................III-20 5. Medium High Density Residential ...............................................III-23 6. Mixed Development......................................................................III-25 7. Commercial...................................................................................III-31 8. Industrial.........................................................................................III-32 9. Open Space...................................................................................III-32 i (hssp98) Section Description Page IV. ADMINISTRATION A. Development Phasing Plan.......................................................................IV-1 B. Public Facilities Improvement Responsibilities .......................................IV-1 C. Methods and Procedures...........................................................................IV-2 D. Density Transfer Procedure......................................................................IV-3 E. Acreage/Boundary Changes ......................................................................IV-5 V. LEGAL DESCRIPTION....................................................................................V-1 VI. MITIGATION MEASURES..............................................................................VI-1 HOLLY-SEACLIFF SPECIFIC PLAN TECHNICAL APPENDIX (Separate Document) ii (hssp98) LIST OF EXHIBITS Exhibit No Title Following Page 1 Vicinity Map.............................................................................................I-2 2 Existing Zoning.........................................................................................I-2 3 General Development Plan......................................................................II-1 4 Planning Area I Development Plan .........................................................II-1 5 Planning Area II Development Plan........................................................II-1 6 Planning Area III Development Plan.......................................................II-1 7 Planning Area IV Development Plan.......................................................II-1 8 Circulation Plan......................................................................................II-3 9 Open Space,Park and Trail Plan.............................................................II-4 10 Infrastructure Schematic Plan-Drainage and-Sewer Systems................II-6 11 Infrastructure Schematic Plan-Water Systems ......................................II-6 12- Community Theme Plan......................................................................II-12 13 Main Street Streetscape Section ............................................................II-14 14 Goldenwest Street Streetscape Section..................................................II-14 15 Gothard Street Streetscape Section........................................................II-14 16 Overlay Areas.......................................................................................III-3 17 Recreation/Open Space Corridor Section..............................................III-4 18 Commercial/Industrial Separation.........................................................III-4 19 Transportation/Trail Corridor Section.................................................III-22 20 Biological Resources............................................................................VI-10 iii (hssp98) LIST OF TABLES Table No. Table Following_Pages 1 Land Use Table.................._.....................................................................11-1 2 Development Phasing Plan......................................................................IV-1 iv (hssp98) 1--� ^� H 0 H I. INTRODUCTION A. Purpose and Intent The Holly-Seacliff Specific Plan provides the development standards, design theme and administrative procedures necessary to implement the policies of the City of Huntington Beach General Plan and the Holly-Seacliff Master Plan (General Plan Amendment 89-1). The Specific Plan also provides for application of mitigation measures contained in Final Environmental Impact Report 89-1 and implements the provisions of Development Agreement No. 90-1 for the Holly- Seacliff area. B. Goals The purpose of the Specific Plan is to implement the goals of the Holly-Seacliff master plan, including: • Distribution of planned residential uses, definition of permitted housing types, and provision of a diversity of housing types. • Location, character and intensities of planned commercial, industrial and mixed development uses. • Alignments and design of arterial highways and locations of traffic control devices. • Design of community open spaces,parks,trails and recreation facilities. • Grading-guidelines. • Design of required public facilities to serve existing and proposed development. • Design and implementation of the community theme elements. This Specific Plan is regulatory in nature and serves as zoning for the Holly- Seacliff area. Subsequent development plans,vesting tentative tract maps, tentative tract maps,parcel maps and other entitlement requests for the project site must be consistent with both this Specific Plan,the City of Huntington Beach General Plan and the Holly-Seacliff General Plan Amendment No. 89-1. I-1 C. Project Area Description Location The Specific Plan covers 565 acres located in the central portion of the City of Huntington Beach as depicted in Exhibit 1 (Vicinity Map). A legal description of properties included in the Specific Plan project area may be found in Section V. Present land uses surrounding the site include Huntington Central Park, Ocean View Mobile Estates and industrial uses to the north;residential and office uses to the east;the Huntington Beach Civic Center,Huntington Beach High School, Seacliff Country Club and residential uses to the south; and the Bolsa Chica lowlands to the west. The Holly-Seacliff Specific Plan excludes properties contained in the previously adopted Ellis-Goldenwest Specific Plan. Exhibit 2 illustrates the existing zoning within the Specific Plan area. Regional access to the project site is provided from the San Diego Freeway(I- 405) directly from the Goldenwest interchange. Pacific Coast Highway (State Highway 1) provides access from coastal areas to the north and south. Local access is provided via Edwards, Goldenwest, Gothard and Main Streets and Ellis, Garfield and Yorktown Avenues. D. Planning Background There are a number of previous approvals related to land use regulations affecting the Holly-Seacliff Specific Plan Area. These previous approvals include: 1. The Ellis-Goldenwest Specific Plan,approved by the Huntington Beach City Council through its adoption of Ordinance No. 2998 on June 26, 1989. (Not a part of the Holly-Seacliff Specific Plan.) 2. Final Environmental Impact Report No. 88-2 prepared for the Ellis- Goldenwest Specific Plan(adopted on May 1, 1989, by Resolution No. 6022). 3. Holly-Seacliff General Plan Amendment No. 89-1 approved by the City Council through its adoption of Resolution No. 6098 on January 8, 1990. 4. Final Environmental Impact Report No. 89-1 prepared for the Holly- Seacliff General Plan Amendment(adopted on January 8, 1990, by Resolution No. 6097). 5. Holly-Seacliff Development Agreement No. 90-1 (adopted on November 5, 1990,by Ordinance No. 3080). I-2 Heil Ave. Hall Ave all Ave. w.e.wk w.+r oar Warnery WamerAve. Wam co in w in in m wr N 'O m p ¢ 'O C F w —_ Slater Ave Slater Ave. Slater Ave. I _ Talbert Ave. Talbert Ave. Ellis Ave. M4:-;:::: yam. Ellis Ave. ;''i C:':• rn �t m `���" .• ... __ Garfield Ave. 2 1. :iw•. 9e . Yr A u1 n d'rl yk Adar I Art. IX V73 cc Inclin Atl �r a. . .. fit. 6r A ac'c m w h- CITY OF HUNTINGTON BEACH VICINITY MAP HOLL "EACUFF AREA Exhibit 1 wrceerrot m w'C0 -CD t>w+H Lrw«wo MI-a-CP Mlo 1R2 Y RA-0 1:cAf�:. .�» :K:; RA-a-CD 1 M2-a ELLIS-OMIDENWES7 SPECIFIC PLAN RA-0 �o r Rar01- .r Ml'D o� s Ea r_ P ■w0 CC-CZ � � c p2 ` CI-0 QI• MI ' 'I r• Y � RA-0ago Rrq 1(r. ml wryt,_ 7`!`' *y1�`'��t' .•r atiMrrs. CZ-Q' L`r,►wAvsiM.:. k „• M. r '•!+ •p �,,M`� �•,1 �'� Ra.S-a IFt w Af RI.O•►O # ¢�• l aCry'fww.., RS �"•-. ....1- ,s s Y� i py�t.Rt-0oil 0 ROS- :q Rasa * a-a-CD ''+.-. ,�t�:•S•••4if00 td ��•. M-01�. w+...n. l' ' r CIF-ri ...✓k�• K•'"ai';..../� �v A y� C •E-CD w.e rru J R2.O.00 ` CF- -CD EXHIBIT 2 CITY OF HUNTINGTON BEACH EXISTING ZONING HOLLY-SEACL OIFIF I Q pC CUI dC PdQ J a, llill I I The Holly-Seacliff Development Agreement establishes the contractual development responsibilities between the City of Huntington Beach, Pacific Coast Homes and Garfield Partners regarding project phasing, open space dedications, infrastructure improvements, reimbursable costs and other obligations for each party. Although the Holly-Seacliff Development Agreement applies only to the portions of the Holly-Seacliff area to be developed by the parties specified in the Agreement, it does provide for the future public infrastructure improvements for all the Holly-Seacliff area. The Specific Plan is an integral component for the implementation of the Development Agreement. The Holly-Seacliff Specific Plan is divided into four Planning Areas (I through IV) and establishes the general provisions and procedures to implement development of the Holly-Seacliff area under General Plan Amendment No. 89-1 I-3 (hssp98) II. DEVELOPMENT CONCEPT II. DEVELOPMENT CONCEPT A. General Development Plan The-development concept for the Holly-Seacliff Specific Plan is designed in concert with the site's cultural and natural features to provide for a variety of compatible land uses: residential, commercial, mixed development, industrial, open space,parks and recreation areas. The Holly-Seacliff area will be a large master-planned community located within the central area of the City of Huntington Beach. Residential areas are planned at a range of densities to provide a variety of housing types, ranging from large detached single-family homes to various types of multi-family dwellings. The lower-density residential areas are located in the western and central portions of the project and the area abutting Seacliff Country Club. The medium density areas are predominately located in the eastern and central portion of the community, along Garfield Avenue, Main Street and Gothard Street. Medium-high density areas are planned along Garfield Avenue, near planned commercial and industrial uses. A total of 475 residential units are also planned as part of a mixed development project as part of the Seacliff Village area. An industrial park area is centrally located within the community, at the intersection of the major arterial roadways-for convenient access and exposure. Neighborhood and convenience commercial centers will be located along Garfield Avenue to serve the residents' shopping and service needs. The Specific Plan also identifies public facilities including three neighborhood parks. The project is divided into four individual Planning Areas (I through IV), as shown on Exhibit 3, General Development Plan and Exhibits 4,5,6, and 7. A summary of land uses within each Planning Area can be found on Table 1,Land Use Table. The purpose of identifying individual Planning Areas is to allow development of individual distinct identities, focusing on the particular character of land uses within each of the specific areas. B. Land Use Categories The following sections-describe the development concepts for each land use within the four Planning Areas. 1. Residential Land Uses The Holly-Seacliff Specific Plan provides for a range of residential densities and a variety of housing types, consistent with residential densities permitted throughout the City of Huntington Beach. II-1 (hssp98) LEGEND I .. t�........... Low Density Residential 1 DUllel -...._... �� ..�............. Low Density Residential , �" ...._. �,S_L1K�� c i _......... dj- Low DensityResidential RL-3 I Duael I-'� \ 4 Medium Density Residential j � l � RM ISMIAe. L. .._.. .._.. RL-1 ... �: ,c %C �11�2' ! Medu-High Density _ '� RMH Residential l� ,>'II •1- ✓' � �YRM%._... .._. -, _ _ 25 MD Mined Development ,L C /r RL--1 ! r 1. �w.l/ -I IndusMel 1 -�\ - \ __....... x ,�r.T - .1.ITi� RM *�ij 03 Open SPeca L t'. �:Ll,.•.� ��:--...� � l \ � .�„_rj `.- II Planning Area I-4 ._...._. RMH OSI-1 Planning Unity - .................. Neighborhood Parka Ifi H 4 yi / _j __... RMH r117 C3 `III'8 <i / _,_.r OS RMH - - --- ._._..._._._........._......_... _....._._............. elll-1 __ 1.11............. �...i t. uulit.a,ae�.�l.n. III-6 15— RM 3 — C __ _R OS / >f�r�TTU If �,_....r_ —I11'51.T' _. M -- IV i. ,III-2: r 1. L rr n �1%RLooK ........olaye— r._. x— .. IVY �. MD - l ' I -- f \\ Co sal(yyne Z - ( 11 1 C l I Club u CITY OF HUNTINGTON BEAQH GENERAL DEVELOPMENT PLAN HOLLY-SEAL OFF AREA SPEUTM p 1L- QI1 Exhibit 3 TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMUM AVERAGE DEV. AREA UNIT ACRES UNITS GROSS GROSS STANDS. DENSITY DENSITY PAGE 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 111-10 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10 1-4 OPEN SPACE - 16 III-32 SUBTOTAL 64 160 II II-1 RESIDENTIAL-LOW DENSITY 3 62* 310 7 4.1 111-16 II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 111-20 II-3 RESIDENTIAL-MEDIUM DENSITY 34* 390 15 13.0 III-20 II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III-23 11-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 111-23 11-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-23 II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-23 II-8 INDUSTRIAL 32 111-31 -SUBTOTAL 191 1,535 III 111-1 RESIDENTIAL-MEDIUM DENSITY 19 285- 15 15.0 III-20 111-2 RESIDENTIAL-LOW DENSITY 2 105 397 7 3.8 III-13 III-3/4 RESIDENTIAL-LOW DENSITY 3 21 86 -5_ 5 III-16 III-5/7 RESIDENTIAL-LOW DENSITY 3 26** 119 5 5 111-16 III-6 COMMERCIAL 11 111-31 III-8 OPEN SPACE 16 III-32 SUBTOTAL 198 887 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-20 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 150 111-20 IV-3 INDUSTRIAL 9 III-31 IV-4 -MIXED DEVELOPMENT 53 165 25 14.4 III-25 IV-5 INDUSTRIAL 22 III-31 IV-6 RESIDENTIAL-MEDIUM DENSITY 2 35 16.59 16.59 III-20 SUBTOTAL 110 475 TOTAL 563 3,057 *Includes 4-acre Neighborhood Park. "*Includes 5-acre Neighborhood Park. (hssp98) RL-1 wm..e. 1SAC - -J ' I e i RL-1 N go Du 1-4 Os /SAY - - / 1-3 R6L 55 DUc COASTAL20NE� 30UNDARY--' NOTE: Sep ExhibR 10 for-Urxbm;w Legon& EXHIBIT 4 PLANNING AREA I CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN HOO LL'Y-SER OLOFF QG3GA OOF CGS=I �J= =_H Qamiinii i N J Ce O Ellis Avenue 11-1 •�r'e RL-3 II-2 t 6 N U 40 AC NCLUDES 4 AC _ 415 OU P .�� 11-6 RMH 4 AC RM 75 DU 34 AC l 'INCLUDES 4 AC W DU n-5 PARK RMH 4 AC 75 DU ut- i�4 u' R�H .�� IF-7 O AC RMH 'VDU O AC 100 DU Garfield Avonue AV NOTE: See Exhibit 10 fw Lanasapel.epen& EXHIBIT 5 PLANNING AREA II CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN L ._:_�_ _ LZ i�;;=a .:,�_�.__ Li _ t�.'ti.t�J COAVALZONE BOUNDARY )s C J - i - - 1iAc - # t...l 1RAMC WV4 a46 m ou RL- S 21 AC 11 AC 08 06 DU alRL-3 c�1 AC ! • 11 DU Y Du air to AC i su.w.lt odw fj sso ou • III SM Exh16M/0IN IanA�ap�l¢1d. EXHIBIT 6 PLANNING AREA III CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN HOLLY-SEQOLOFF AREA BPEC OFOC PLAN �i`aL r�J t y• �7 �t 'c .Z 3S.�tJa+Zr. AL � � L�. r� w• Cq - ,,�� ,;tea `ii a� ■■■� � �` 72 Sri A�'� a� � - 20 DU UNA �� Clay Ave. °4 mb 475 DU .. ■ � 1 HOLLY-SEACLIFF AREA a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning Area I (RL-1)will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are.planned for areas abutting the private Seacliff Golf Course. Low-density(RL-3) uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Density The Medium Density(RM) category is planned to include densities ranging from-7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single-family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density(RMH) category is characterized by densities-ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted, however this category will be primarily multi-family uses. M-edium-High density areas are planned within Planning Areas II and III, along- Garfield Avenue. 2. Mixed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products may include townhomes, condominiums, stacked flats and apartments. Public uses may include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around a retail center providing a focal point for the entire project area. The location II-2 (hssp98) 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas JR. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street,within Planning Areas 11 and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation-Plan The Circulation Plan,Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in-the-Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging- from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be provided at locations as shown on Exhibit 12. Additional bus stops may be required at the time of development. II-3 (hssp98) - c . ..� �� ►� � ,.� t.� 1C� I� Ilmgnuu� �= 11�I ':�r�.11ll\���/�1111►Q -w.i��> �/w. I�� � I1 1�1. r 1 ♦ pnuu�\� .�_- ` �...._. flu/���• •1.1..11 ,aihWtiifi law MEN �, r , �'!q IIII j11u�� �1lnulnluu1111 �IIIUI/_._... ..__. - hl■nfl■■I lii�llm■ME ONIt • ;r/' �I�IjO�=�;��►��� t� Illllllflllll'i, `�II� :�I�� �' � � � ►1��III ��� ��IIIr. ���\Illlf►� .�� � ' ��Illif► ;•...,�.....� �� �� � p p .. gill �i �■■�� p _ �:����4:,: ; , � am 7 E mill ON 111101111 u, HOLLY-SEACLIFF AREA SPECIFIC PLAN A transportation corridor has been designated within Planning Area II. See Development Standards for Residential Medium and Medium High Densities for details. All streets shown on the Circulation Plan are public streets unless otherwise indicated. All public streets shall be developed to local street standards (as a minimum) as shown on the Standard Plans of the Public Works Department. All new traffic signals installed as part of development within the Specific Plan area shall be equipped with "Opticom" control devices. Detailed street plans and operational criteria can be found in the Holly Seacliff Specific Plan Technical Appendix. D. Open Space/Recreation System The Specific Plan designates 44 acres of open space and park uses (see Exhibit 9). Thirty-two(32) acres within Planning Areas I and III are to be dedicated per Development Agreement 90-1 to the City for the Bolsa Chica Linear Regional Park, which is planned to form a continuous open space corridor along the bluffs between Talbert Avenue and the Pacific Coast Highway for trails and passive recreation use. Three neighborhood park areas with a minimum of four acres each are designated per Development Agreement 90-1 within the residential neighborhoods in Planning Areas II and III. These neighborhood facilities will provide local open space and recreational amenities. Neighborhoods within the Specific Plan area will be linked to major open space/recreation facilities such as Huntington Central Park and the Bolsa Chica Linear Regional Park by bike lanes on all arterials. Private recreational facilities will typically be provided within the multi-family residential projects for the use of the residents within these developments, adding to the public recreational opportunities available within the HollySeacliff project. E. Grading Guidelines Grading will be required to construct streets, infrastructure and other site improvements and to create properly drained development areas. Another grading objective will be to balance cut and fill within the project area. It is intended that borrow sites, stockpiling and normal grading operations and procedures will occur within each of the individual planning areas. The major grading constraint for the area is the elevation of existing public infrastructure facilities as they relate to the existing grades in the area. All reasonable efforts will be taken in the design of improvements and building pads to minimize the amount of grading required to accomplish workable and safe elevations through good engineering practices. II-4 (hssp98) i� lWn'1. 1� Sri;��% �i,I►� OF %/ /�� ■■�111 %III` �,�� �� I III) I■ __W_0 � �/IIIIII �� �� ►� � >+ ,�>� • <I� a Inn nnn� ,II�*� il■ 1111♦il■-: :w�a�, 1. ����.x �� � 1►��� �J mom ® , . _ - _--._ _... .. ._._ _ -._—: �.,.,:__ .1111 111■ ■1 1■■11., .;1//lli'�ftlq �i INS. 101 111 11 I ell �7111111WUW111 j�11111►� hl■In1■■� 11■ilil��■ ��nnn 1111 � �r BE 3.- �� k1 ����r►j�����►I��������'1111111111111'i- �� ���� �' _—'� ' � .j AMP III I II/��O � �►� ' - ��;a ��► � � � �I . ■1 ■ �/�� - u, HOLLY-SEACLIFF AREA SPECIFIC PLAN • All grading within the Specific Plan area will require a grading permit and will be governed by soils, foundation and other geotechnical reports prepared by registered professional civil and geotechnical engineers,building codes, established engineering practices and City ordinances. The maximum slope ratio, horizontal to vertical,will be 2:1 unless otherwise recommended by a geotechnical engineering report and approved by the City. Grading will occur in Planning Area I to lower grades near the intersection of Edwards Street and Garfield Avenue to meet safe highway design criteria, to increase useable areas within the linear park and to create and enhance coastal view opportunities. In Planning Area 11, grading will be necessary for the construction of arterial and local street improvements and the installation of master-planned drainage and sewer improvements within unimproved ravines. The ravine areas will be incorporated into a neighborhood linear park feature with slopes no greater than 2:1, in accordance with the schematic cross section on Exhibit 17. Within Planning Area III, grading will be required to create and stabilize development areas and to direct runoff to master-planned facilities. Within Planning Area IV, grading will occur primarily in the Mixed Development area, concurrent with the widening of Goldenwest Street and removal of the existing abandoned reservoir. The following guidelines are provided to enhance the visual form and character of manufactured slopes within the community: 1) Grading shall be consistent with City policies and incorporate safe grading techniques to provide for proper engineering practices and ensure adequate site drainage. 2) Blended and variable slopes shall be employed to restore a natural appearance within the framework of grading that is geologically safe. 3) There shall be a smooth transition where graded slopes meet existing grades. A transition at both the top and toe of slopes should also be provided. 4) Graded slopes shall be revegetated or landscaped per City approval. II-5 (hssp98) F. Public Facilities 1. Infrastructure Plan The Infrastructure Schematic Plan, Exhibits 10_and 11, identifies existing - -__ -- and proposed storm drain, sewer and water facility improvements to serve development within and surrounding the Specific Plan area. A specific analysis of infrastructure requirements and detailed design,-construction and phasing plans can be found in the Holly-Seacliff Specific Plan Technical Appendix. The Technical Appendix also includes detailed arterial street sections,right-of-way requirements,traffic control systems and phasing plan. Developers within the Specific Plan area will be responsible for the construction of public facilities improvements on a fair-share basis, as described in Section IV, Administration. a. Storm Drains Existing storm drainage facilities are maintained by the City of Huntington Beach, Public Works Department. The majority of the Holly Seacliff project area will drain via improved swales or proposed underground conduits into four primary runoff outlets. The first of these primary outlets consists of drainage collected from the northwest portion of the project draining north. This runoff is either collected in a proposed storm drain system from Edwards Street northeasterly to the Ellis Avenue crossing, or drains in an improved swale north to the Ellis Avenue crossing. The second primary runoff area consists of flows collected from the northeast and central portion of the project. The existing swales in Planning Area II will be upgraded and improved to accommodate both sewer and underground storm drain facilities. Storm drain systems will be added in Goldenwest Street from Garfield Avenue to midway between Ellis and Garfield Avenues, and in the realigned Gothard Street from Ernest Avenue to midway between Ellis and Ernest Avenues. The third primary runoff area consists of flows collected in the most westerly and southwesterly portion of the area. All runoff from these areas drains to the south and through a detention basin at the downstream end of the Seacliff golf course. This basin has been designed to accommodate the future flows from development. I1-6 (hssp98) I I' ����1%1 � �''%III�` ,�`'♦a-.e;``� `�jO�Oi � � __�__ ♦ � �AN � �,�1111111�=i ►Quuu ►� Q► �� r�.�t J��. � ��•��ii% 11 Iauu _. �_ �. .� ..�'^.>,:��� -"ri�� ;.1lI�`iintiiiiiii\♦ mot• ,� �� ` .�':vlltt��• ♦����_- lu:mWl� ="w""`u�* r ,,, ��11111�`�I�IIIL•_\`�w• •�1 '/w ` I- ��=ti Ili oilswami = n ,� • q� ��� i.1 � �IIIIII��..' mm:III ♦. 11 !111 Iil •• �' II I� �111111111111111111 �11111I/ II■1111■■I.Il�illlll■ .�nm ��`.'µ 'I,,I - '� 1 ►�. Mills 111�I1 �� C ��kp • x.4` ��I !� ����►� - 1111111111111'1': `' �� �i IIONE p IIIIIII• kill gXWO ��t� ' '��Illii► ������:�� � � � III X 1!+ I!•�% 1 j I • • - . - - - . HOLLY-SEACLIFF AREA SPECIFIC PLAN ►�� ���� � • III � ♦� �I O � ��I�III� �1nw,ilu�r�� a` ♦ ('vyv 1. � e �„•�a�� �/� O ii.'111u1llllul/t � ���� ' � ��JIIII��//lllll►� �� � �� `all=�,�=� 71, • ' o ��c,�,;,!` 1111*Ills E1u1■■U ; /aihVNiif rMb EMISSION ��`L1 IUI Itl 111111111111111111 �11111► III■1111■■I rll■�11111■ �■nun�I_ j EON l •' -' Iq�� mil : y J Fi HOLLY-SEACLIFF AREA SPECIFIC PLAN • The fourth drainage area consists of flows leaving the project area through the southeast portion of the site. Flows from this area will be transported off the site via an extended storm drain system in Garfield or through the developed areas of the Pacific Ranch project. Developers shall be responsible for the construction or funding of drainage facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Storm drain system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. b. Sewer Facilities Existing sewer facilities for the project area are maintained by the City of Huntington Beach, Public Works Department and the Sanitation District of Orange County, District Nos. 3 and 11. The City's Master Plan of Sewers indicates that four major trunk lines and one City pump station will be required to ultimately collect and convey sewerage from the project area. Generally, sewer lines 8-inches in diameter and smaller, required for interior streets and individual developments,will be the responsibility of developers on a project-by-project basis. Developers shall be responsible for the construction or funding of sewer facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Sewer system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. II-7 (hssp98) C. Water Facilities The majority-of the project area lies within the Reservoir Hill Assessment District, which operates as part of the City of Huntington Beach Water System. Although development throughout this district is currently minimal,main lines and transmission lines to service this entire area have been installed as part of this District. Because the existing booster station near Clay Avenue and Goldenwest Street is operating at capacity,plans have been made for the construction of a new booster pump station near Huntington Street and Garfield Avenue. To properly service the project site, some additional-l2-inch water lines are required within the arterial highways. Other smaller water lines will also be necessary in local interior streets within the project to provide water service to internal lots. To mitigate project impacts on the City's water system, a 9-million gallon reservoir,water well,booster pump and a major water transmission main will be constructed outside the Holly-Seacliff Specific Plan Area to provide adequate water service and storage capacity for the area. Developers-shall-be responsible for the construction or funding of water facilities within their project and/or off-site facilities necessary to serve the development. If a developer-is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Water system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. d. Fire and Emergency Medical/Police As mitigation of project-related impacts, a Public Safety Facility (Talbert Station)will be constructed, furnished and equipped with fire and medical apparatus. The facility will be constructed on land provided by the City outside of the Specific Plan Area. A police substation will also be constructed, furnished and equipped as part of the Public Safety Facility. The Specific Plan requires participation by developers in a fair-share funding program for these facilities. I1-8 (hssp98) e. Reclaimed Water The City of Huntington Beach Water Master Plan proposes the use of reclaimed water for irrigation purposes. The City of Huntington Beach Public Works Department, Water Division, is currently coordinating with the Orange County Water District(OCWD) for a supply of reclaimed water to serve portions of the City. It is anticipated that the City will be served via inclusion in OCWD's proposed Green Acres Reclamation Facilities Project(GAP). The possible use of reclaimed water for some irrigated areas should decrease the future use of potable water throughout the developed Holly-Seacliff area. Should the City implement and connect to the Green Acres system of reclaimed water, such a system can be used to irrigate major open space features only, such as landscaped medians,parkways and parks, using County-provided water. Developers shall be responsible for the construction or funding of reclaimed;water facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Reclaimed water system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. f. _Parks The proposed linear park areas in Planning Areas I and III will be dedicated; and neighborhood parks in Planning Areas Il and III will be improved as provided for in the Holly-Seacliff Development Agreement. Properties not included-in.the Development Agreement will be subject to the City Park Acquisition and Development Fee Ordinance. g. Library Facilities Public library facilities are provided by the City of Huntington Beach approximately one-half mile north of the Specific Plan Area. All new development is assessed for library services through the payment of a cultural enrichment fee at the issuance of building permits. Il-9 (hssp98) h. Schools The Specific Plan Area is located within the Huntington Beach City School District(Grades K-8) and the Huntington Beach Union High School District(Grades 9-12). All development within the Specific Plan Area is subject to the payment of school impact fees at the time of issuance of building permits, in accordance with Government Code Section 53080. School facility impact mitigation measures per Final Environmental Impact Report No. 89-1 shall be applied to development within the Specific Plan Area (see Section VI). Schools shall be permitted in any Planning Area within the Specific Plan in order to accommodate elementary students-generated by the development of the Specific Plan and surrounding areas. A potential school site within the Specific Plan boundaries may be established by means of a general plan amendment. Any new school facility shall be developed in accordance with the construction and planning standards and requirements-of the City of Huntington Beach,the Huntington Beach City School District,the State of California Architects Office and the State of California Department of Education. In order-to comply with mitigation measures identified in Environmental Impact Report No.89-1,proposed-future development within the Specific Plan may be required to dedicate and convey land to the school district,pay additional school impact fees and/or provide other revenues to facilitate the financing of construction and land for new school facilities. In addition, mitigation may be achieved by providing new or existing permanent or temporary classroom facilities.- Compliance with the above shall be addressed concurrent with the filing of the first tentative tract map. The developer shall demonstrate to the City's satisfaction and upon receipt of the School District's review that the mitigation measures identified in Final Environmental Impact Report No. 89-1 have been or will be implemented prior to the approval of any tentative tract maps. A School Facilities Impact Mitigation and Reimbursement Agreement shall be a condition of approval for any subdivision, tentative tract, or parcel map within the Specific Plan. The Agreement shall provide for the adequate mitigation of impacts on the elementary school district by providing adequate funding of school facilities necessary to serve the student population generated by the proposed development. This condition may be waived by the Board of Trustees of the Huntington Beach City School District. I1-10 (hssp98) 2. Utilities There are several public utility service providers-identified by the Holly- Seacliff Specific Plan. Although adequate facilities exist for the current service needs of the Holly-Seacliff area, additional facilities may be required as development occurs. a. Electricity Electrical service to the area is provided by the Southern California Edison Company. Existing transmission and distribution lines are adequate to service current and potential future needs. Developers may be required to relocate or underground existing facilities concurrent with project development. b. Natural Gas Natural gas service in the Specific Plan Area is provided by the Southern California Gas Company. Adequate facilities exist for current and projected future needs. Developers may be required to relocate existing facilities concurrent with project development. C. Telephone Telephone service in the Specific Plan Area is provided by General Telephone (GTE). Developers should"coordinate with GTE for the relocation of existing facilities and installation of new service. d. Cable Television Cable television service within Huntington Beach is provided by Paragon Cable. Developers should coordinate with Paragon Cable for the installation of new service. e. Solid Waste Disposal Rainbow Disposal Company currently provides solid waste -disposal services for the Holly-Seacliff area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. No solid waste disposal facilities are planned to be located in Specific Plan Area. II-11 (hssp98) G. Community Theme Guidelines The Community Theme Guidelines are intended to provide for the development of neighborhoods, open spaces,buildings and streetscapes having a distinctive visual identity to promote individual neighborhood identities and to promote interrelationships between complementary land uses and community open space features. The major elements of the Community Theme Plan.include landscaping,walls, signage and monumentation, street furniture and open space/pedestrian linkage features as described below. Exhibit 12 illustrates the general location of required community landscaping and monumentation. All development proposals within the Specific Plan area shall conform to the community theme guidelines and shall incorporate appropriate community theme elements. Concurrent with the filing of the first tentative tract map in the Specific Plan area, Community Design Guidelines shall be submitted which will address pedestrian linkages between planning areas, design and function of the swales,type of street furniture and greater definition of neighborhoods. 1. Landscaping • Landscaping shall be provided as outlined below, subject to the following general criteria: • Plant materials will consist of low-maintenance trees, shrubs and ground covers approved by the City of Huntington Beach. • in graded areas and public open space areas where structures or other improvements are not built, landscaping should consider the use of native or naturalized drought tolerant species which can provide wildlife habitat, with a gradual transition to more ornamental species along the development edge. • The landscaping of development within the plan should be designed to minimize visual impacts of adjacent parcels. Special consideration should be given to orientation of residences(particularly windows and decks)to respect the privacy of adjacent-residents to the extent feasible. • All landscaped medians located within arterial streets shall be maintained by the City of Huntington Beach,provided medians are designed and constructed per City standards and.approval. All other landscaping improvements shall be maintained by a landscape maintenance district, community association,homeowners association or other method acceptable to the City. II-12 (hssp98) LEGEND / MEDIAN PLANTING/ COMMUNITY IDENTITY / # TgertLsTSsatt_Mlt i(t.T.? 5 ):•itS• tIT� �. ! ,�: T .r}� = SE ' 'T-? .ti T4S { " __.�� NAnM1InPI•nh Rebuat. ( """ r ITI' Tt`77`[kk�—ft P.n R-1. ly, t'A 11$ Y :T Tffit�fiT FTi Tq Ty,j Rg,� Ff _.COMMUNITY GATEWAYS11 c0"V MAJOR INTERSECTIONS """ T ' (® fi /(xRMc� C ' i - h1-d D_h P_Im 1v.rNrq + , / f �a` he'nht•hknProv.d toms IL�•... I I I: V A`'Q- •.e..b..er•.dha.v�cr.•n _� ' / r/ �� LRLy t — hna.r•mry RL 1 STREETSCAPE STREET II �"I' � ''� �� � �' � 1f]� y r� (- �-✓o � �' ® IDENTITY TREES If- 1I IAl �.cMa 7r ; © RMll NEIGHBORHOOD ENTRIES r'-1�'— T �- 'Z •( L_ 't �.._r} n.19M1bor h.d•h••hc_P• I __1_ ......._..... N•Iphberheod ldmiinnibn OS \f J/ ...... II�Q -� P' -� R } :I � J' r j t �— p BsnP L; L„, I II-4 Ds RM ' ` R 1 J'r* I ... . RMH II7.. _ IT T16..t_i �' t1`..f.: -- -3/4 t _ III-6..:' V,- — i IV 1 : b �� r u , I ;J' 3 �r, _� C Imo....._ - OS _`` �.hr r `._ Y .. _ IV._ RM r 7 111 5/ J ; Ti�T�r:!-� .RL13,�r'>�� r IV-3 RM �— (���� _.............. GiajF-Ave:.. ... �_..... e \ _ IV r I -� ill /.n f < V Co IsU91III _1 1 `..CXI Clubq u Lu cz I: CITY OF HUNTINGTON BEACH COMMUNITY THEME PLAN HOLLY-SEAC UFF AREA MUM PL AK Exhibit 12 a. Arterial Highway Medians • Landscaped medians shall be provided along Goldenwest Street, Gothard Street between Ellis Avenue and Ernest Avenue, Main Street, Seapoint Street and Garfield Avenue where approved by the City. • Washingtonia robusta(Mexican Fan Palm) shall be planted in informal groupings in all medians throughout the specific plan area. • Flowering shrubs and ground cover will accent the palm groupings. • Main Street median planting will consist of the existing mix of Washingtonia robusta and Phoenix canariensis (Canary Island Date Palm). b. Community Gateways • A minimum 25 foot landscape area(measured from curb face) shall be provided at community gateway locations identified on Exhibit 12 for appropriate landscaping and community monumentation. • Phoenix canariensis (Canary Island Date Palm),Phoenix dactylifera(Date Palm), Washingtonia robusta(Mexican Fan Palm) in clusters, Erythrina caffra(Coral Tree), Chamaerops humilis (Mediterranean Fan Palm) or-other City-approved tree, at varying heights. • Broadleaf evergreen understory planting. • Community identification monumentation accented with flowering ground cover. C. Major Intersections • A minimum 25 foot landscape area(measured from curb face) shall be provided at major intersections identified on Exhibit 12 for enhanced landscape treatment. • Phoenix canariensis (Canary Island Date Palm),Phoenix dactylifera(Date Palm), Washingtonia robusta(Mexican Fan Palm) in clusters, Erythrina caffra(Coral Tree), Chamaerops humilis (Mediterranean Fan Palm) or other City-approved tree, at varying heights. II-13 (hssp98) • Broadleaf evergreen understory planting. d. Streetscape/Street Identity Trees • A minimum 15 foot landscape area shall be provided along all arterial highways within the specific plan area for appropriate parkway landscaping. Along Main Street,the 15 foot landscape area shall consist of-6 feet of public right-of-way and a 9 foot private landscape easement. Typical landscaped street sections are found on Exhibits 13, 14 and 15. • The parkways for each street shall consist of informally-spaced groups of two tree varieties from the list below: Botanical Name Common Name Brachychiton acerifolius Flame Tree Casuarina cunninghamiana River She-Oak Cupaniopsis anacardiodes Carrotwood Eucalyptus ficifolia Red Flowering Gum Eucalyptus sideroxylon rosea Red Iron-Bark Gum Ficus rubiginosa Rusty Leaf Fig Koelreuteria bipinnata Chinese Flame Tree Magnolia grandiflora Samuel Sommer "Samuel Sommer" Magnolia Melaleuca quinquenervia Cajeput Tree Pinup canariensis Canarylsland Pine Pinus eldarica Mondel Pine Pinus sylvestris Erect Scotch Pine Pistacia atlantica Mt. Atlas Pistache Platanus acerifolia London Plane Tree Podocarpus gracilior Fern Pine Schinus molle California Pepper II-14 (hssp98) -- EXISTING PALM TREES 6 MEDIAN , s. ..• • r• ' , •. , • • •• • • Am Am I 9' 12' 41' 41 12 i 9 i G.+O' 60' EXHIBIT 13 MAIN STREET Looking North, between Huntington and Clay CITY OF HUNTINGTON BEACH 120' R.O.W. STREET SECTION HOLLY SEACLUFF AREA S(�(�COFOC PLAN 111115111 10 � 15 lam I i I 42 42 6 i 25' S5' 55' 15' EXHIBIT 14 GOLDENWEST ST REET Looking North, between Ellie and Ernest CITY OF HUNTINGTON BEACH 110' R.O.W. STREET SECTION HOLLY SEAcCLOFF AREA BPECOFOC PLAN 0llll3I I10 I Is I I 15' 42' 42' 15' RO.UJ. RO.U1. EXHIBIT 15 GOTHA RD STREET Looking North, between Ellis and Ernest CITY OF HUNTINGTON BEACH 84' R.O.W. STREET SECTION HOLLY SEAQ°oLUFF AREA S(I�ECUF0C PLANo����b � �10 � IS 1� e. Neighborhood Entries • A minimum 20 foot landscape area(measured from curb face) shall be provided at each neighborhood entry. • The accent trees at each neighborhood entry are to be repeated throughout the neighborhood streetscape. • Neighborhood identification sign/wall. • Tree, shrub and ground cover species will be consistent with neighborhood character and architectural theme, and will contrast with the adjacent arterial street tree. 2. Walls, Signage and Monumentation a. All single-family residential and industrial areas along an arterial highway shall be screened by a minimum six-foot high solid masonry wall. b. The design and materials of residential walls shall be consistent within each planning unit. C. Community walls will vary by neighborhood and reflect neighborhood theme and architecture,while utilizing the same materials in varied combinations for a consistent community image. These materials may consist of stone, brick, decorative block or tubular- steel in different combinations for each of the individual- neighborhoods. d. The horizontal form of continuous solid walls shall be softened by the use of pilasters or landscape materials. e. Multiple-family residential areas may be screened by a combination of solid and open fencing materials. f. The location, design and-materials for all walls facing an arterial highway within the S-pecific Plan area shall be subject to approval of the Director of Community Development. g. All proposed signs with the Specific Plan shall conform with the Sign Ordinance of the Huntington Beach Ordinance Code. h. A monument sign or other architectural feature shall be constructed within the landscaped setback area of all Community Gateway locations identified on Exhibit 12. i. Neighborhood entry signs shall be located within the landscaped setback area for each neighborhood entry. II-15 (hssp98) j. Commercial, industrial and mixed-use project identification signs may be located within the landscaped setback area adjacent to an arterial highway. k. The location, design and materials for all proposed community gateway, neighborhood entry and project identification signs shall be subject to the approval of the Director of Community Development. 3. Street Furniture a. Street lighting may be placed within-arterial medians or within adjoining sidewalk and setback areas. b. Street lighting should be standardized throughout the Specific Plan area. Street lighting along arterials shall be of Marbelite Cobra Head type and 30 feet in height. Street lighting along local streets shall be.of Marbelite Cobra Head type and 25 feet in height. Street lighting may have custom decorative features within Planning Areas if approved by the City. C. Bus stops and shelters shall be provided in the locations identified on Exhibit 12. d. The design of any proposed bus shelters shall be reviewed by the Orange County Transit District and approved by the Director of Community Development. 4. Open Space/Pedestrian Linkages The-Specific Plan incorporates and is surrounded by numerous significant open space and recreational features,_including-Huntington Central Park, the Bolsa Chica Linear Regional Park and neighborhood parks. The following guidelines are intended to maximize the interrelationship of land uses within the Specific Plan-area to both internal and external community amenities. a. Bicycle lanes shall be provided on all arterial highways within the Specific Plan area. b. Bicycle lanes shall be connected to recreational trails within public and private park and open space areas at locations deemed appropriate by the Director of Public Works. C. Sidewalks shall be provided adjacent to all arterial highways within the Specific Plan area. I1-16 (hssp98) d. Sidewalks shall be connected to pedestrian trails located within public and private park and open space areas where feasible. e. Pedestrian access shall be provided to all neighborhood commercial areas from adjacent residential neighborhoods to discourage unnecessary automobile trips. f. Residential, commercial, industrial and mixed-use projects shall be designed to encourage pedestrian and bicycle access as well as automobile access. g. Where feasible,pedestrian access should be provided between adjoining residential projects. h. Bus stops and shelters shall be provided as indicated on Exhibit 12 to facilitate public transportation within the Specific Plan area. II-17 (hssp98) III. ZONING AND DEVELOPMENT STANDARDS III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent The purpose of this section is to provide the specific development and density standards and regulations that will be applied for each type of development permitted within the Holly-Seacliff Specific Plan. Unless otherwise stated, the Specific Plan will be the zoning document for the Planning Areas identified in the Development Plan. This section contains the definitions, general provisions and development standards. The following Zoning and Development Standards-apply to all properties within the Specific Plan area. All references to the"Huntington Beach Ordinance Code" mean the current Code, except for properties included in Development Agreement 90-1 which are subject to the Code in effect at the time of adoption of Development Agreement 90-1. B. Definitions The following definitions shall apply to the Holly-Seacliff Specific Plan. Terms not defined herein shall have the same definitions as used in the City of Huntington Beach Ordinance Code in effect at the time of adoption of the Holly-Seacliff Specific Plan. 1. Building Height Building height shall be defined as a vertical dimension measured from the top of the highest roof feature,including mechanical equipment screening,to the top of the subfloor/slab directly underneath. In addition, the following standards shall apply: a. Datum (100) shall be set at the highest point of the curb along the _front property line. If no curb exists,datum shall be set at the highest centerline of the street along the front property line. b. The differential between top of subfloor and datum shall be a maximum of two (2) feet as determined by Public Works. In the event that any subfloor, stemwall or footing is proposed greater than two (2) feet above datum,the height in excess shall be deducted from the maximum allowable ridgeline height. C. Roofs shall have a 5/12 pitch or greater. III-1 (hssp98) d. In the case of proposed development adjacent to existing structures and infill development involving individual lots with a grade differential of three (3) feet or greater between the high point and the low,point, determined before rough grading, Use Perma it approval shall be required. Use Permit approval shall be based upon a building and grading plan which terraces the building with the grade and which is compatible with adjacent development. 2. Planning Areas The four areas depicted on the Development Plan, bounded by major streets as shown, and labeled I, II, III and IV. 3. Planning Unit A sub-area of a Planning Area numbered and identified on the Development Plan and Land Use Table. 4. Z-lot A lot in which the house is laid out in a diagonal between its front and rear yards and the creation of use easements with other residential properties on its sides results in wider usable side yards. C. General Provisions All development activity within the Holly-Seacliff Specific Plan Area will be subject to the following general conditions and requirements, as noted. 1. Permitted Uses a. Permitted Uses-within the Specific Plan Area shall be defined in-the Development Standards section for each district or subarea. b. All requests for residential density transfers shall comply with the procedures contained in Section IV-D,Density Transfer Procedure. C. In addition to Permitted Uses, Unclassified Uses shall be permitted in accordance with the regulations contained in the Huntington Beach Ordinance Code. d. Nonconforming Uses shall be permitted within the Specific Plan Area in accordance with the regulations contained in the Huntington Beach Ordinance Code. III-2 (hssp98) C. Oil and gas production shall be permitted within the Specific Plan Area in accordance with the regulations contained in the Development Standards section herein and the Huntington Beach Ordinance Code. The continued operation,redrilling and servicing of existing oil and gas wells shall be permitted throughout the Specific Plan Area, subject to applicable City regulations and compliance with the mitigation measures contained in Final Environmental Impact Report No. 89-1, see Section VI. The drilling of new oil and gas wells and consolidation of existing operations shall be pennitted only within Planning Units II-8 and IV-5, subject to the approval of a Conditional Use Permit and compliance with applicable City regulations and mitigation measures contained in Final Environmental Impact Report No. 89-1. 2. Overlay Areas Additional regulations to those stated in the Development Standards section herein are applicable in the following areas: a. Flood Plain Zone Overlay Development within the Flood Plain Zone Overlay, identified in Exhibit 16, shall comply with the regulations contained in the Huntington Beach Ordinance Code. b. Alquist-Priolo Zone Overlay All development projects within the Alquist-Priolo Zone Overlay identified in Exhibit 16 shall be required to submit a geotechnical investigation identifying any active traces of the Newport/Inglewood Fault-and establishing any required building setback lines prior to issuance of a building permit. C. Coastal Zone Overlay All development projects located entirely or partially within the Coastal Zone boundary identified on Exhibit 16 shall require approval of a Coastal Development Permit in accordance with the regulations contained in the Huntington Beach Ordinance Code. I11-3 (hssp98) L EGEND E;:]ewAftmmnwmmw nimmowoml ®.�.KM V Big "Mm -_ ~� IV__ EXHIBIT 16 CITY OF HUNTINGTON BEACH OVERLAY AREAS a!mlllll I I FMI► d. Access Plan Overlay Exhibit 16 identifies parcels in Planning Areas II and IV where coordination of access on Garfield Avenue is necessary for safe and efficient traffic movement. All development applications within this overlay area shall require approval of an access plan by the Public Works Department. e. Windrow Trees and Swales Exhibit 16 shows areas in Planning Area II of existing "windrow" trees and Swales. Wherever feasible, existing windrows should be preserved within park sites or replaced to maintain the aesthetic benefits they contribute to the community. Further studies should be completed to assess the health of these trees. Where it is not feasible, as determined by the City of Huntington Beach, to preserve healthy, mature trees, trees may be replaced with 36" box trees at a 1:1 ratio. Landscaping plans specifying the number and type of replacement trees shall be submitted for review and approval by the Huntington Beach Public Works Department prior to the issuance of a building permit. The existing swales should be incorporated into a recreation/open space corridor including landscaping and a recreation trail per the typical cross section shown on Exhibit 17. 3. Parking Parking shall be provided for all development projects in accordance with the regulations contained in the Huntington Beach Ordinance Code. 4. Landscaping a. Landscaping shall be required as defined within the Development Standards in.Section III for each district. b. All projects fronting on an arterial highway shall be responsible for installing landscaping consistent with the Community Theme Guidelines outlined in Section II-G. C. Residential and industrial/commercial uses shall be adequately separated. Since all such uses in the Specific Plan area are separated by streets, new development and redevelopment shall include a minimum of 15 foot landscape area with a 6 foot high solid masonry wall. Buildings shall be set back as required by the development standards. See Exhibit 18. I11-4 (hssp98) roo, MINIMUM • I o MAX 2:1 SLOPS 8 5 HIKING/ MIN 1m BIKING TRAIL EXHIBIT 17 RECREATION/OPEN SPACE CORRIDOR CITY OF HUNTINGTON BEACH TYPICAL CROSS SECTION HOLLY SEACLOFF AREA SPECOFOC PLAN 0 l l i5l I Igo I 20 R� INDUSTRIAL/ RESIDENTIAL COMMERCIAL VARIES 15, VARIES 15, VARIES PER ENT DEVELOPMENTR STANDARDS STANDARDS STANDARDS EXHIBIT 18 COMME RCIALANDUST RIAL AND RESIDENTIAL CITY OF HUNIINGTON BEACH TYPICAL SEPARATION FOR NEW DEVELOPMENT HOLLY SEACLUFF AREA BPECOFO(P PLAN 0 5 � I,o I 15 � d. Developers shall consult with the Public Works Department regarding landscaping conservation measures and shall submit landscape and irrigation plans for approval. e. Wherever feasible,trees suitable for use by raptors should be preserved or replaced in accordance with Final Environmental Impact Report No._89-1. 5. Walls and Fences A plan showing the proposed location, size and materials of all proposed walls and fences shall be submitted for review and approval by the Community Development Department prior to the issuance of a building permit. 6. Sims and Outdoor Lighting A plan showing the proposed location, size and materials of all proposed signs and outdoor lighting shall be submitted for review and approval by the Community Development Department prior to the issuance of the building permit. All signs shall conform to the regulations contained in the Huntington Beach Ordinance Code. Outdoor lighting shall be designed to provide adequate illumination of on-site areas without intruding upon surrounding properties or sensitive uses. 7. -Public Facilities and Infrastructure All development projects shall construct or fund required public facilities and infrastructure per a Holly-Seacliff Public Facilities Development Fee Ordinance in conformance with the Public Facilities Plan(Section II-F) and the Holly-Seacliff Specific Plan Technical Appendix. Developers shall consult with the Orange County Transit District regarding locations for bus stops,turnouts and shelters prior to the approval of a tentative tract map or issuance of-a building permit. 8. Utilities All development projects shall be required to install adequate utility services necessary to serve the development. All utilities shall be placed underground and identified in easements, excluding street lights and electrical transmission lines of 66 kV or greater. Utility systems shall be designed to conserve the use of electrical energy and natural resources. Developers shall coordinate with the gas, electricity,telephone and cable TV companies regarding energy conservation and proper planning,phasing and sizing of lines. III-5 (hssp98) 9. Fire Protection and Emergency Vehicle Access Al-1 development projects shall comply with the regulations contained in Chapter 17.56 of the Huntington Beach Municipal Code (Fire Code). A plan showing the location of fire hydrants and emergency vehicle access -shall be submitted for review and approval by the Fire Department prior to the issuance of a building permit. All projects involving the closure of public streets shall be reviewed by the Fire Department for adequate emergency apparatus access. 10. Environmental Requirements Development within the Specific Plan Area shall implement the mitigation measures contained in Final Environmental Impact Report No. 89-1 (see Section VI). General mitigation measures are identified within the Specific Plan. Other mitigation measures are triggered by specific permits or entitlement requests and must be addressed at that time. In addition, each development project shall include an environmental mitigation monitoring program- prior to approval. In compliance with the mitigation measures contained in Final Environmental Impact Report No. 89-1,the following studies or plans may be required as a condition of project approval prior to the issuance of grading and/or building permits, final inspection, or certificate of occupancy as indicated: a. Geotechnical Investigation A geotechni-cal investigation addressing potential hazards due to seismic activity, erosion,tsunami, liquefaction and subsidence -including recommendations for grading and the placement and design of structures, shall-be submitted for review and approval by the Public Works Department prior to the issuance of a building permit. b. Soils Report A soils report containing recommendations regarding the placement of fill, design of slopes, slabs, footings and foundations shall be submitted for review and approval by the Public Works Department prior to the issuance of a grading permit. In areas containing active, idle or abandoned oil and gas wells or storage tanks, a report indicating the location and status of all facilities and any contaminated soils and methane, together with recommended mitigation measures, shall be submitted to the Fire Department prior to the issuance of a building permit. Mitigation from Final Environmental Impact Report 89-1 has been attached(see Section VI). The methane zone can include areas that do not contain oil III-6 (hssp98) wells. A study should be required for all areas within the methane zone. C. Hydrology Report A hydrology report identifying the design of all proposed drainage and flood control facilities required to accommodate projected runoff shall be submitted for review and approval by the Public Works Department prior to the issuance of a grading permit. d. Cultural Resources Report For development projects in areas identified as archaeological or paleontological sites in Section 4.11 of Final Environmental Impact Report No. 89-1,the mitigation measures listed in the Final Environmental Impact Report shall apply. These mitigation measures are included in Section VI of this document. A report containing the results of any test excavations and data/materials recovered and conclusions shall be submitted to the Community Development Department prior to the issuance of a grading permit. e. Noise Report A noise report will be-required for development projects abutting an arterial highway or within a helicopter flight corridor to identify recommended design features prior to issuance of a building permit. 11. Maintenance Mechanisms For development projects which include privately-owned streets,parking, recreation, open space, landscaped areas, or community buildings or facilities,the-developer shall submit a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of such areas and facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Director of Community Development as to suitability for the proposed use of said areas and facilities. Ifthe common areas are to be conveyed to a -homeowners' association, the developer shall file a Declaration of Covenants to be submitted with the application for approval, that will- govern the association. These covenants shall include: a. The homeowners' association shall be established prior to the sale of the last dwelling unit. b. Membership shall be mandatory for each buyer and any successive buyer. C. The open space restrictions shall be permanent. III-7 (hssp98) d. Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. e. If the development is constructed in increments or phases which require one or more final maps,reciprocal covenants, conditions, or restrictions, reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development. 12. Affordable Housing All developers of residential projects shall be required to submit an affordable housing plan in conjunction with any subdivision in accordance with the City's adopted Housing Element. An affordable housing plan shall provide for on-site affordable housing within the Holly-Seacliff Specific Plan. The contents of the affordable housing plan shall include the following: a. Fifteen(15)percent of the total units proposed shall be for households earning less than 120%of the Orange County Median Income. b. A detailed description of the type, size, location and phasing of the units being built. C. The_estimated applicable sales price and rental rate of the units. d. Residential projects for households earning less than 80%of the Orange County Median Income may request a subsidy by one or more of the following: 1. Direct financial assistance. 2. Reduction in fees and/or exactions. 3. Deviations from specific development standards-of the Holl-y- Seacliff Specific Plan. Exception: An In-Lieu Fee may be applied on small projects. Parcels one (1) acre in size or less may pay a fee established by the City Council in lieu of providing on-site affordable housing units. 13. Parks The final design of neighborhood parks, as well as any requests for private recreation facilities parks credit, shall be reviewed by the Community Services Commission. 14. Lot Consolidation III-8 (hssp98) The City should consider adoption of a redevelopment plan or other strategy to-assemble encyclopedia lots and other non-buildable parcels in Planning Areas II and IV. 15. Air Quality Conservation Measures Development within the specific Plan area should consider the following during project design: bicycle facilities,bus turnout lanes, bus shelters, park and ride areas, energy conserving lighting an traffic signal synchronization,where feasible. 16. Non-Residential Building Materials Non-residential building materials should be compatible with nearby residential structures and should minimize glare. 17. Department of Fish and Game Notification Upon City-approval of any grading or development plans within streambed areas under the jurisdiction of the,California Department of Fish and Game,the Developer shall be required to notify and obtain appropriate permits from the Department of Fish and Game. III-9 (hssp98) D. Development Standards 1. Low Density Residential (RL-1) a. Purpose The Low Density Residential District is intended to provide for single- family detached dwellings at the lowest density. b. Permitted Uses 1) Lot sale subdivisions, subject to approval of a tentative parcel map or tentative tract map. 2) Single-family home subdivisions, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 3) Single-family detached dwelling units and associated accessory buildings, subject to issuance of a building permit. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be seven thousand(7,000) square feet. 2) The minimum lot frontage shall be sixty (60) feet. The minimum required lot frontage for cul-de-sac and knuckle lots shall be forty-five (45) feet; however, if one additional off-street parking space is included, the minimum shall be thirty-(30) feet. d. Maximum Density/Intensity The maximum density shall not exceed one (1) dwelling unit per Iot. Exception: A second unit may be added to an existing single-family residence upon approval of a Conditional Use Permit in accordance with standards contained in the Huntington Beach Ordinance Code. e. Maximum Building Height The maximum building height shall be thirty-five (35) feet and a maximum of two (2) stories. III-10 (hssp98) £ Maximum Site Coverage Maximum site coverage shall be fifty (50)per-cent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. g. Setback(Front Yard) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: Dwellings: Fifteen(15) feet. Front entry garages and carports: Twenty (20) feet. Side entry garages: Ten(10) feet. Balconies, Bay windows, Eaves and Fireplaces: Twelve (12) feet, except eight (8) feet on side entry garage. h. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings,patio covers, garages, carports and accessory buildings: Minimum of five (5) feet. waves: Thirty(30) inches. Fireplaces: Thirty (30) inches. Bay windows,balconies, open stairways and architectural features: Three(3) feet. 2) Exterior Side Yard Dwellings, garages, carports, and accessory buildings: Minimum of ten(10) feet. Eaves: Seven(7) feet. Bay windows,balconies, open stairways, architectural features and Fireplaces: Seven and one-half(7.5) feet. Unenclosed patio covers: Five(5) feet. II1-11 (hssp98) i. Setback (Rear Yard) The minimum setback from the rear property-lines shall be as follows: Dwellings: Twenty (20) feet. Garages or accessory buildings: Minimum of five (5) feet. Bay windows, balconies, open stairways and architectural features: Fifteen(15)feet. Unenclosed patio covers: Five (5) feet. j. Building Separation The minimum building separation between buildings on the same lot shall be ten (10) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas. 1. Parkin Parking shall comply with the Huntington Beach Ordinance Code. m. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be ten (10) feet. Setback requirements are as previously specified. n. Parkway Landscaping One (1) 36-inch box tree per lot. If a parkway is not provided, the required street tree shall be planted within the front setback prior to final inspection. III-12 (hssp98) 2. Low Density Residential 2 (RL-2) a. Purpose The Low Density Residential 2 district is intended to provide for single- family detached dwelling units at low densities in Planning Area III. b. Permitted Uses 1) Single-family detached dwelling units(including zero lot line, Z-lot and patio homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 2) Golf Course maintenance facility,subject to the approval of a conditional use permit. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot widt'n, depth and area for any new parcel. 1) The minimum lot size shall be five thousand(5,000)-square feet on one-half of the total number of lots and a minimum six thousand (6,000) square foot lots for the balance. 2) The minimum lot frontage shall be fifty (50) feet. The minimum required lot frontage for cul-de-sac and knuckle lots shall be forty- five (45) feet;however if one additional off-street-parking space is included,the minimum shall be thirty (30) feet. d. Maximum Densily/Intensity The maximum density shall not exceed one (1) dwelling unit per lot. Second units are not permitted. e. Maximum Buildin Heigh eight The maximum building height shall be Thirty-five (35) feet and a maximum of two (2) stories. f. Maximum Site Coverage Maximum site coverage shall be fifty (50)percent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area, or public utility right-of-way which is a minimum of 100- feet in clear width. g. Setback(Front Yard) III-13 (hssp98) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: Dwellings: Fifteen (15) feet. Front entry garages and carports: Twenty (20) feet. Side entry garages: Ten(10) feet. Balconies, Bay windows, Eaves and Fireplaces: Twelve (12) feet, except eight(8) feet on side entry garage. h. Setback(Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings, patio covers, garages, carports and accessory buildings: Minimum of five (5) feet. Eaves: Thirty (30) inches. Fireplaces: Thirty (30) inches. Bay windows, balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard Dwellings, garages, carports and accessory buildings: Minimum of ten (10)feet. Eaves: Seven(7) feet. Bay windows,balconies, open stairways, architectural features and- Fireplaces: Seven and one-half(7.5) feet. Unenclosed patio covers: Five (5) feet. 3) Exception for Zero Lot Lire A zero side yard setback or a zero rear yard setback shall be permitted as long as the following requirements are met: • The lot adjacent to the zero setback side or rear yard shall be held under the same ownership at the time of application and the setback for the adjacent lot shall be either zero or a minimum of ten (10) feet. • All architectural features shall comply with the Uniform Building Code. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Division. I11-14 (hssp98) i. Setback(Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings: Twenty(20) feet. Garages or accessory buildings: Five (5) feet. Bay windows, balconies, open stairways and architectural features: Fifteen(15)feet. Unenclosed patio covers: Five (5) feet. j. Building Separation The minimum building separation between buildings on the same lot shall be ten(10) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas. 1. Parkin Parking shall comply with the Huntington Beach Ordinance Code. m. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory -building and any other building on the same lot shall be ten(10) feet. Setback requirements are as previously specified. Prior to the approval of a tentative tract map adjacent to the Seacliff Golf Course,preliminary landscape plans and development/open space edge treatments plans should be submitted for City approval. These plans should provide for the review of planting compatibility along the relevant edge of the development. n. Parkway Landscaping One (1)36-inch box tree per lot. If a parkway is not provided,the required street tree shall be planted within the front setback prior to final inspection. I11-15 (hssp98) 3. Low Density Residential 3 (RL-3) a. Purpose The Low Density Residential 3 District is intended to provide for single- family detached or attached dwelling units at low densities in Planning Area II.. b. Permitted Uses Single-family detached-or attached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings, subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be three thousand-three hundred (3-,300) square feet. 2) The minimum lot frontage shall be thirty (30) feet; however,the minimum required lot frontage for cul-de-sac and knuckle lots shall be twenty(20) feet. d. Maximum Density/Intensity The maximum density shall not exceed one (1) dwelling unit per lot. Second units are not permitted. e. Maximum Building Heim The maximum building-height shall be thirty-five (35) feet and a maximum of two (2)stories. f. Maximum Site Coverage Maximum site coverage shall be fifty-five (55)percent. IIl-16 (hssp98) g. Setback(Front Yard) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: Dwellings: Fifteen (15) feet. Front entry garages or carports: Eighteen(18) feet. Side entry garages: Ten(10)feet. Baywindows, eaves, fireplaces and balconies: Twelve(12) feet, except 10 feet on side entry garage. h. Setback(Side-Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings,patio covers, garages and accessory buildings: minimum aggregate twenty(20) percent of lot frontage at any point of the structure; with minimum three (3) feet on any interior yard but need not exceed five (5) feet [or aggregate ten(1-0) feet]. Eaves: Thirty (30) inches. Fireplaces: Thirty (30) inches. Bay windows, balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard Dwellings, garages, carports and accessory buildings: minimum aggregate twenty (20)percent of lot frontage at any point of the structure;with minimum six(6) feet on any exterior yard but need not exceed eight(8) feet [or aggregate of thirteen (13)feet]. Bay windows,balconies, open stairways, architectural features, eaves-and Fireplaces: Three and one-half(3.5) feet. Patio covers: Three (3) feet. I1I-17 (hssp98) ILLUSTRATION OF SIDE YARD SETBACKS —...._------- ----r----------------r--- 1 1 i i 1 i i 1 I I 1 1 1 � 1 1 yl I i � 1 r 1 r 1 1 1 1 i I I 1 I I 1 f I 1 1 1 i I 1 W 1 W 1 L---------------- STPJM7 Lot Frontage-50 R 20%of Fronto"-10 fL 3) Exception for Zero Lot Line A zero side yard setback or a zero rear yard setback shall be permitted as long as the following requirements are met: • The lot adjacent to the zero setback side.or rear yard shall be held under the same ownership at the time of-application and the setback for the adjacent lot shall be either zero or a minimum of six(6) feet. • All architectural features shall comply with the Uniform Building Code. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department. III-18 (hssp98) i. Setback (Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings: Fifteen(15) feet. Garages or accessory buildings: Five (5) feet. Balconies, Bay windows, open stairways and architectural features: Twelve (12) feet. Unenclosed patio covers: Five (5) feet. j. Building Separation The minimum building separation between buildings on the same lot shall be six(6) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas, except where an RL-3 development is constructed on property designated for RM and R 111 development projects with 20 or more units shall provide common open space (recreation area) as follows: 150 square feet per lot for lots with less than 40 feet of lot frontage, and 100-square feet per lot for lots with 40 feet or more of lot frontage. In no case shall the common open space area be less.than 3,Ob0 square feet. The minimum dimension of the common open space-area shall be 50 feet. The total common open space area required may be provided in one or more-areas as_long as each area is a minimum of 3,000 square feet and has a minimum dimension of 50 feet. For projects with less than 20 units, a minimum 600-square feet of-open space (private or common) shall be provided per unit. Private open space excludes side and front yard setback areas. If a portion is provided as common open space that area shall have a minimum dimension of 10 feet. 1. Parking Parking shall comply with the Huntington Beach Ordinance Code. in. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be six(6) feet. Setback requirements are as previously specified. All streets within Planning Unit 11-1 shall be privately maintained but permit public access. The site plan shall be designed as an inward-oriented planned community. IIl-19 (hssp98) n. Parkway Landscaping One (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. If a parkway is not provided, the required street tree shall be planted within the front setback of each lot prior to final inspection. 4. Medium Density Residential (RM) a. Purpose The Medium Density Residential district is intended to provide for single family detached and attached dwelling units, condominiums, townhomes and multi-family residential developments at medium densities. b. Permitted Uses 1) Single-family attached condominiums, townhouses, stacked flats and multi-family dwelling units (including apartments), and customary accessory uses and structures permanently located on a parcel, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 2) Single family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings are permitted in accordance with the development standards contained in the RL-3 District(Section D herein), subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Maximum Density/Intensity The maximum density shall not exceed fifteen(15) units/gross acre. d. Maximum Building Height Maximum building height shall be: Dwellings: Forty (40) feet and a maximum of three (3) stories. Accessory Buildings: Thirty-five (35) feet. Vertical identification elements for non-habitable common area structures may be twenty-five (25) feet higher than the maximum building height. III-20 (hssp98) e. Maximum Site Coverage Maximum site coverage shall be fifty (50)percent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. f. Setback(Front Yard) The minimum setback from-the front property lines for all structures, except stairways, exceeding forty-two (42) inches in height shall be as follows: Dwellings: fifteen(15) feet. Front entry garages or carports: Twenty (20) foot minimum, or five (5) foot minimum without driveway parking. Side entry garages: Ten(10)-feet. Eaves, fireplaces, open space easements and balconies: Five (5) feet. g. Setback(Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard- Dwellings, garages and accessory buildings: Minimum of five (5) feet. Also, fifteen(15) foot minimum building structure separation for one (1) and two (2)_story buildings on the same lot. Twenty (20) foot minimum building structure separation for three (3) story buildings on the same lot. Eaves: Eighteen(IS) inches. Fireplaces: Thirty (30) inches. Bay windows, unroofed balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard Dwellings, garages and accessory buildings: Minimum of ten (10) feet. Side entry garages or carports: Ten (10) feet. Eaves: Eighteen(18) inches. Fireplaces: Seven and one-half(7.5) feet. Bay windows,unroofed balconies, open stairways and architectural features: Eight(8) feet. III-21 (hssp98) h. Setback(Rear Yard) The-minimum setback from the rear property lines shall be as follows: Dwellings and open, unroofed stairways and balconies: Five (5) feet. Garages/accessoiy buildings: Five (5) feet. i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition,the following minimum common open space per dwelling unit shall be provided: 250 square feet(1 bedroom unit); 300- square feet(2 bedroom unit); 350 square feet(3 bedroom unit). j. Parking Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six (6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per sixty (60) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained-in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten (10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. I11-22 (hssp98) a 16' HIKING/BIKING I TRAIL b5' PROPERTY PROPERTY LINE LINE EXHIBIT 18 TYPICAL CROSS SECTION CITY OF HUNTINGTON BEACH TRANSPORTATION/TRAIL CORRIDOR HOLLY SEACLOFF AIRE& BP[ COFOC PLAM o 1111111 s I. ,o Elm 5. Medium-High Density Residential (RMH) a. Purpose The Medium-High Density Residential district is intended to provide for single family detached and attached dwelling units, condominiums, townhomes and multi-family residential developments at medium-high densities. b. Permitted Uses 1) Single-family attached condominiums,townhouses, stacked flats and multi-family dwelling units (including apartments), and customary accessory uses and structures. 2) Plan Review: Conditional Use Permit. 3) Single family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings are permitted in accordance with the development standards contained in the RL-3 District (Section D herein), subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Maximum Density/Intensity The maximum density shall not exceed density twenty-five (25) unit/gross- acres. d. Maximum Building Height Maximum building height shall be: Dwellings: Forty-five (45) feet and three (3) stories. Accessory buildings: Thirty-five (35)feet. Vertical identification elements for non-habitable common area structures may be twenty-five (25) feet higher than the maximum building height. e. Maximum Site Coverage Maximum site coverage shall be fifty (50)percent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. III-23 (hssp98) f. Setback(Front Yard) The minimum setback from the front property lines for all structures, except stairways, exceeding forty-two (42) inches in height shall be as follows: Dwellings: fifteen(15)feet. Front entry garages or carports: Twenty (20) foot minimum, or five (5) foot minimum without driveway parking. Side entry garages: Ten (10) feet. Eaves, fireplaces, open/unroofed building stairways and balconies: Five (5) feet. Accessory buildings: Ten (10) feet. g. Setback(Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings, garages and accessory buildings: Minimum of five (5) feet. Also, fifteen(15) foot minimum building structure separation for one (1) and two (2) story buildings on the same lot. Twenty(20) foot minimum building structure separation for three (3) story buildings on the same lot. Eaves: Eighteen(18) inches. Fireplaces: Thirty(30) inches. Bay windows, unroofed balconies, open stairways and architectural features: Three(3) feet. 2) Exterior Side Yard Dwel-lings and accessory buildings: Ten(10) feet. Side entry garages or carports: Ten(10) feet. Eaves: Eighteen(18)inches. Fireplaces: Seven and one-half(7.5) feet. Bay windows,unroofed balconies, open stairways and architectural features: Eight(8) feet. h. Setback(Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings, open/unroofed building stairways and balconies: Five (5) feet. Garages/accessory buildings: Three (3) feet. i. Open Space I11-24 (hssp98) A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet(1 bedroom unit); 300 square feet-(2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet(3/bedroom unit). j. Parkin Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six (6) dwelling units unless such structures-provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and ali common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19_. Habitable floor area shall be set back a minimum of ten(10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. o`. Mixed Development (MD) a. Purpose The Mixed Development District is intended to provide fora variety of commercial uses, limited-public uses and the opportunity for residential uses. Commercial uses may include retail sales; services;and professional, administrative and medical offices. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) Development within the Mixed Development District may combine uses horizontally, where residential uses are developed in conjunction with conunercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed-by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses,proposed uses and activities in this-area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive,permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development,performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: 1. Residential Uses --All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses --Professional, general-and-medical offices. 3. Commercial Uses --Retail establishments,restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living and as-silted living facilities; general day care facilities for all age groups; and churches: c. Comprehensive Site Planning._Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion (10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system,pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. I1I-26 (hssp98) Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire-Mixed Development area shall be submitted for approval by the Design Review Board for all uses. The Planned Sign Program shall be processed prior to submittal for the first sign permit. d. Maximum Density/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 165. e. Site Development Standards The following standards shall apply to all development: 1. Building site area: The building site area is the entire net mixed development planning unit. 2. Maximum Building Height: Maximum building height shall be: Eighty (80) feet Vertical identification elements shall not exceed the maximum building height. * Building height shall be measured from the closest arterial street. III-27 (hssp98) 3. Maximum Site Coverage Maximum site coverage for the entire mixed development area shall be fifty(50)percent of net site area. If any structure exceeds sixty- five (65) feet in height,then-the maximum site coverage for the entire mixed development area shall be forty (40)percent of the net site area. 4. Building Setbacks and Orientation a) Arterial Setbacks* I) Along Main Street and Yorktown Avenue,the minimum building setback shall be the greater of- a) Twenty-five (25) feet, or b) A horizontal distance equal to the building height (one to one setback). 2) Along Goldenwest Street,the minimum building setback shall be the greater of- a) Twenty-five(25) feet, or b) One to one for buildings less than thirty (30) feet in height, or c) Two to one for buildings between thirty(30) and sixty-five (65) feet in height, or d)- Four to one for buildings greater than sixty-five (65) feet in height. 3) Structures facing arterial streets shall be designed to avoid visual intrusion upon existing residential areas. A line-of-sight/visual intrusion study shall be provided for future development which-will analyze visual impacts to- existing residential development. The study shall be subject to review and approval by the Planning Commission. 4) Structures shall be sited to provide a break in massing along arterial streets. III-28 (hssp98) 5) Building elevations along arterials shall incorporate one or more of the following to create visual interest: a) Facade relief b) Fenestration, c) Horizontal/vertical offsets and/or d) Upper story setbacks b) General Building Setbacks: 1) Front setbacks: a) Ten(10) feet minimum from the interior street line or property line if building is under twenty- five (25) feet in height. b) Fifteen (15) feet minimum from the interior street line or property line if building is between twenty- five (25) and thirty- five (35) feet in height. c) Twenty (20) feet minimum from the interior street 1-ine or property line if building is over thirty-five (35)feet in height. d) Twenty (20)percent of the building facade shall step back an average of ten (10)feet fr-om the interior street line or property line along interior streets. 2) Side and Rear Setbacks: a) Ten (10) foot minimum from the side or rear property line for structures thirty-five (35) feet or less in height. b) Fifteen (15) foot minimum from the side or rear property line if building is over thirty-five (35) feet in height. c) Eaves, cornices, chimneys, outside staircases, balconies and similar architectural features may project up to fifty(50)percent into the required setback not to exceed six (6) feet. 5. Free-standing residential projects shall conform to the Medium High Density Residential development standards. 6. Residential components of integrated development projects shall conform to the mixed-use provisions. Open space and parking I1I-29 (hssp98) requirements shall conform to the Medium High Density Residential development standards. f. Lighting: All lighting, exterior and interior, shall be designed and located to minimize impacts to adjacent properties. g. Commercial Loading and Unloading: All commercial loading and unloading shall be performed on the site. Loading platforms and areas shalt be screened from view from adjacent streets,highways, adjacent Residential Planning-Areas, and on-site residential uses. Truck loading, dock facilities, and the doors for such facilities shall not face a residential area or be located within twenty (20) feet of property zoned or general-planned for residential use. Adequate on-site truck maneuvering space shall be provided to minimize conflicts on adjacent streets. h. Trash and Storage Areas: All storage, including cartons, containers or trash, shall be located within a building or an area enclosed by a wall of not less than six (6) feet in height. An overhead enclosure shall be required if visible from a residential area. i. Parking: Parking shall comply with the Huntington Beach Ordinance Code. Exception: Medial office uses within vertically integrated commercial/residential projects shall comply with General Office parking requirements. j. Screening and Landscaping: Screening and landscaping shall comply with the screening and landscaping provisions of the Huntington Beach Ordinance Code. A landscape buffer adjacent to-proposed and existing industrial land uses-shall be provided-as depicted on Exhibit 18_ k. Covenants Conditions and Restrictions: A recorded copy of covenants, conditions and restrictions shall be submitted to the Community Development Department prior to occupancy of any building. Approval for content shall be the responsibility of the Community Development Department and approval as to form by the City Attorney. 1. Agent: A person or agent shall be designated as a permanent liaison to the City under the covenants, conditions and restrictions of any project for the purpose of processing occupancy requests,resolving land use enforcement problems, and any other matters in which the City and property owner are involved. 7. Commercial (C) a. Purpose III-30 (hssp98) The Commercial district is intended to provide retail, commercial and service uses in a neighborhood setting. Permitted uses, development standards,parking, landscaping and procedures will be regulated through the General Commercial District of the Huntington Beach Ordinance Code. b. Additional Permitted Uses Existing, oil and gas production facilities and consolidation of existing facilities, and drilling of new wells are permitted within commercial areas in accordance with the Huntington Beach Ordinance Code, subject to approval of a conditional use permit. C. Landscaping All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 8. Industrial (I) a. Purpose The Industrial district is intended to allow general industrial-uses. Such uses shall be sensitively designed in relation to each other and the surrounding area. Permitted uses, development standards,parking, landscaping and procedures will be regulated through the General Industrial District of the Huntington Beach Ordinance Code. b. Additional Permitted Uses Existing oil and gas production facilities, consolidation of existing facilities and drilling of new wells are permitted within Planning Units H-8-and IV-5 in accordance with the Huntington Beach Ordinance Code, subject to approval of a conditional use permit. The drilling of new oil wells is prohibited within Planning Unit IV-3. III-31 (hssp98) C. Landscaping All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 9. Open Space(OS) a. Purpose The Open Space district is designated as areas to be provided as permanent public recreational open space. b. Permitted Uses Permitted uses and other regulations for this district are in accordance with the Recreational Open Space (ROS)provisions in of the Huntington Beach Ordinance Code. III-32 (hssp98) IV. ADMINISTRATION IV. ADMINISTRATION A. Development Phasing Plan The Holly-Seacliff study area is anticipated to be built out over a period of approximately 10 years,with a target completion date of 2001. Actual construction starts and occupancy will be dictated by market forces,the removal of oil operations and interim uses, and the requirements of individual property owners and developers. The Development Phasing Plan shown on Table 2 is a program of the relative timing of development within each of the individual planning areas. The Phasing Plan also provides a guideline for the construction of adequate community infrastructure within the Holly-Seacliff Specific Plan area. B. Public Facilities Improvement Responsibilities In order to provide for public facilities improvements necessary to serve all future development within the Holly-Seacliff area, developers will have a fair-share responsibility for either(1) constructing the necessary improvements required as described in the Specific Plan concurrent with project development, or(2) funding such necessary improvements if constructed by other developers. The City will determine and administer the fair-share responsibility for the master public facilities improvements, including sewer,water, drainage, roads, traffic_ controls, fire and police capital facilities as described in the Specific Plan. If a developer provides the necessary facilities beyond his fair-share responsibility, that developer shall be reimbursed from funds collected from other developers. If a developer is required to pay fees,those fees will be based on the City's fair- share responsibility determination. This determination will be based on a development's proportional use-of the master public facilities improvements necessary to serve the development utilizing assessment on a dwelling unit, acreage,building square footage or front footage basis. All development projects to be served by the master public facilities improvements shall be conditioned to construct facilities or pay fees per a Holly- Seacliff Public Facilities Fee Ordinance. Such construction or payment of fees shall be based on a fair-share responsibility program as administered by the City Public Works Department. Development Agreement No. 90-1 describes certain public facilities improvements to be constructed by Pacific Coast Homes and Garfield Partners. IV-I (hssp98) Table 2 Development Phasing Plan PLANNING ACRES USE TOTAL EXISTING PHASE I PHASE II PHASE III DWELLING DWELLING AREA UNITS UNITS 1990-1993 1994-1997 1998-2022 1 48 RESIDENTIAL 160 20 90 50 I 16 OPEN SPACE II 159 RESIDENTIAL 1,535 300 985 250 32 INDUSTRIAL 111 175 RESIDENTIAL 1,450 150 750 550 7 COMMERCIAL 16 OPEN SPACE IV 24 RESIDENTIAL 785 65 150 300 270 53 MIXED USE- 31 INDUSTRIAL 2 RESIDENTIAL TOTAL 565 3,930 65 620 2,125 1,120 *INDICATES TIMING OF NON-RESIDENTIAL" USES. C. Methods_and Procedures The methods and procedures for implementation and administration of the Development Standards, as well as the policies, guidelines and other conditions of this Holly-Seacliff Specific Plan, are prescribed as follows: 1. Implementation The Specific Plan shall be implemented through the processing of site plans in conjunction with conditional use permits,tentative tract maps and tentative parcel maps. The site plans may be prepared concurrently in sufficient detail to determine conformance with the Specific Plan. 2. Tentative Tract Maps For projects requiring a tentative tract or parcel map(s),the provisions and procedures contained in the Huntington Beach Ordinance Code shall apply- 3 Vesting Tentative Maps For residential projects entailing-a vesting tentative tract map,the provisions-and procedures in the Huntington Beach Ordinance Code shall apply. 4. Conditional Use Permits For projects, uses and operations requiring a conditional use permit pursuant to the provisions of this Specific Plan,.the procedures specified in the Huntington Beach Ordinance Code shall apply. 5. Special PermitsNariances For projects or operations requiring a variance or modification to the Development Standards contained herein, deviations up to ten percent (10%)may be approved via a special permit, except for height and parking. Deviations greater than ten percent(10%) may be approved via a conditional exception. 6. Specific Plan Amendments A Specific Plan amendment shall be required for the following: a) Changes to planning unit boundaries which exceed fifteen percent (15%) of the approved acreage on Table 1. b) Changes to the Development Standards in the Specific Plan. IV-2 (hssp98) c) Substantial variations from infrastructure plans, as determined by the Director of Public Works. Specific Plan Amendments shall be processed in accordance with either the zone change or code amendment procedures, as appropriate, contained in the Huntington Beach Ordinance Code. 7. Coastal Development Permits The south western portion of the Holly-Seacliff Specific Plan Area falls within the coastal zone. All development projects proposed in this area require a Coastal Development Permit. D. Density Transfer Procedure The Land Use Element of the Holly-Seacliff General Plan Amendment allows dwelling units to be transferred from a Planning Unit or Units within the same Planning Area, so long as the maximum number of dwelling units allowed by the General Plan for each Planning Unit is not exceeded, and so long as the total number of dwelling units allocated for that Planning Area is not exceeded. As indicated on Table 1 of the Specific Plan, the "average gross density" of each Planning Unit is less than the General Plan maximum density. Since the General Plan and the Development Standards permit development up to the General Plan maximum density, the following procedures are necessary to allow and monitor density transfers within the Holly-Seacliff Specific Plan Area. 1. Transfers Within A Planning Unit Dwelling units may be transferred-within a Planning Unit as long as the total number of units for the Planning Unit as shown on Table 1 remains the same. If a property owner submits an entitlement application for development of a portion of a Planning Unit for a density which is greater or less-than the average gross density for the Planning Unit,-then a transfer of density within a Planning Unit is involved,as long as the assigned total of units (as shown on Table 1) remains the same. The subject application must include: 1) a plan showing both the approved and proposed allocations of dwelling units within the Planning Unit, and 2) the written concurrence of all property owners affected by the proposed transfer. Density may not be transferred from a completed project unless the transfer was approved at the time said project was approved. 2. Transfers Between Planning Units IV-3 (hssp98) Dwelling units may be transferred-between Planning Units within the same Planning Area. If a property owner- submits an entitlement application for a Planning Unit for a density which is greater or less than the average gross density for the Planning Unit,then a transfer of density between Planning Units will be necessary. The subject application must include: 1) a plan showing both the existing and proposed allocation of dwelling units within all Planning Units affected by the transfer, and 2) the written concurrence of all property owners affected by the proposed transfer. Density may not be transferred from a completed project unless the transfer was approved at the time said project was approved. 3. Entitlement applications involving a density transfer will require the following: a. An Infrastructure Analysis documenting that the transfer does not exceed proposed infrastructure capacity. If capacity will be exceeded based on the required analysis,recommendations for additional infrastructure improvements must also be submitted. Required infrastructure modifications shall be the responsibility of the parry requesting the transfer, and shall be placed as conditions of approval on the-appropriate development entitlement. b. An Environmental Analysis in the form-of the City's Initial Study documentation that the proposed density transfer of planning units will not affect the conclusions of the environmental analysis contained in the Certified EIR 89-1 for GPA 89-1. C. A policy analysis documenting that the density transfers within a planning unit or between planning unit are consistent with the.goals, policies, and programs of the City of Huntington Beach-General Plan and this Specific Plan. E. Acreage/Boundary Changes Acreage figures shown on the Land Use Table (Table 1) are indicated to the nearest acre based upon planimeter readings. Modifications, not to exceed fifteen percent(15%) of the acreage and boundaries shown, may result from more detailed planning and technical refinements in the tentative tract map or site plan processes, and shall not require an amendment to this Specific Plan. IV-4 (hssp98) V. LEGAL DESCRIPTION LEGAL DESCRIPTION V-1 (hssp98) HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY REVISED PER_ZONE CHANGE NO. 93-2 ORDINANCE NO. 3243 BEING PORTIONS OF SECTIONS 34 AND 35, TOWNSHIP 5 SOUTH,RANGE 11 WEST,SAN BERNARDINO BASE AND MERIDIAN, PARTLY IN THE RANCHO LAS BO-LSAS AND PARTLY IN THE RANCHO LA BOLSA CHICA, AS SHOWN ON A MAP RECORDED IN BOOK 51, PAGE 13 OF MISCELLANEOUS MAPS AND PORTIONS OF SECTIONS 2, 3 AND 4, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAN BERNARDINO BASE AND MERIDIAN IN THE RANCHO LAS BOLSAS, AS SHOWN ON A MAP RECORDED IN BOOK 51, PAGE 14 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTERLINE INTERSECTION OF MAIN STREET AND YORKTOWN AVENUE (SHOWN AS MANSION AVENUE ON A MAP FILED IN BOOK 95, PAGE 20 OF RECORD OF SURVEYS, RECORDS OF SAID ORANGE COUNTY); THENCE NORTH 89041'42"WEST 1350.19 FEET ALONG THE CENTERLINE OF SAID YORKTOWN AVENUE TO THE CENTERLINE OF GOLDENWEST STREET AS SHOWN ON SAID LAST MENTIONED MAP; THENCE NORTH 41°37'25" EAST 11.92 FEET ALONG- THE CENTERLINE OF SAID GOLDENWEST STREET TO AN ANGLE POINT THEREIN;THENCE CONTINUING ALONG THE CENTERLINE OF GOLDENWEST STREET, NORTH 00°16'53" EAST 1403.96 FEET TO ITS POINT OF INTERSECTION WITH THE NORTHERLY LINE OF TRACT NO. 7656, AS SHOWN ON THE MAP RECORDED IN BOOK 295, PAGES 28 THROUGH 31 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUN:Y RECORDER OF SAID COUNTY, SAID POINT BEING THE BEGINNING OF A NON-TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO SAID CURVE BEARS NORTH.09038'08"`NEST;THENCE WESTERLY 181.28 FEET ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7656 THROUGH A CENTRAL ANGLE OF 12059'00", TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO SAID CURVE BEARS SOUTH 22037'08"EAST;THENCE CONTINUING WESTERLY 880.58 FEET ALONG SAID CURVE AND-SAID NORTHERLY LINE OF TRACT NO. 7656 AND ALONG THE NORTHERLY LINE OF TRACT NO. 7421, AS SHOWN ON THE MAP RECORDED IN BOOK 302-, PAGES 20 THROUGH 23 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO SAID CURVE BEARS NORTH 40*26'54" EAST; THENCE NORTHWESTERLY 249.63 FEET ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7421 THROUGH A CENTRAL ANGLE OF 17052'42"TO THE EAST LINE OF LOT 6 OF TRACT NO. 14296, AS SHOWN ON THE MAP RECORDED IN BOOK 700 PAGES 39 AND 40 OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, THENCE CONTINUING ALONG SAID. EAST LINE VWSODEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY CIATES REVISED PER ZONE CHANGE NO. 93-2 CIVIL ENGINEERS PLANNERS S I ORDINANCE NO. 3243 LAND 12012 COWAN.SUITE 210• RVINE,CA 92714 W.O. No. 0867-273-IX12 Date 10 294 714/"0-0110 FAX:6i604413 Engr. D.C. Chk. D.W. Sheet 1 of 5 NORTH 00022'36" EAST 24.68 FEET; THENCE NORTH 44022122" WEST 78.12 FEET; THENCE. SOUTH 48052'36" WEST 27.00 FEET; THENCE SOUTH 88004'15" WEST 243.99 FEET ALONG THE NORTH LINE OF LOTS 5 AND 6 OF SAID TRACT NO. 14296 TO THE NORTHWEST CORNER OF SAID LOT. 5; THENCE SOUTH 75'50'26" WEST- 342-.57 FEET TO THE WESTERLY. TERMINUS. OF THAT CERTAIN COURSE SHOWN AS "NORTH 80035'37" EAST 262.07 FEET" FOR A PORTION OF THE SOUTHERLY LINE OF PARCEL 2 OF PARCEL MAP NO. 90-198, AS SHOWN ON THE MAP FILED IN BOOK 266, PAGES 37 THROUGH 41 OF PARCEL MAPS, RECORDS OF-SAID COUNTY; THENCE SOUTH 65033'53" WEST 135.10 FEET; THENCE SOUTH 38°28'53" WEST 157.67.FEET; THENCE SOUTH 420.01'01" WEST 126.97 FEET; THENCE SOUTH 02037'39" WEST 321.88 FEET; THENCE SOUTH 14006'58" WEST 101.62 FEET; THENCE SOUTH 19*01114" WEST 69.70 FEET; THENCE SOUTH 21033'20" WEST 125.71 FEET; THENCE SOUTH 00`54'26" EAST 66.46 FEET; THENCE SOUTH 20'53'20" EAST 70.89 FEET; THENCE SOUTH 12*40117" EAST 96.32 FEET; THENCE SOUTH 50'43'23" EAST 99.49 FEET; THENCE SOUTH 33009'35" EAST 165.63 FEET; THENCE SOUTH 08'14'20" EAST 81.14 FEET; THENCE SOUTH 52'14'13" EAST 87.04 FEET TO A POINT ON A PORTION OF THE EASTERLY LINE OF SAID PARCEL 2 OF SAID P.M. 90-198, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS "NORTH 27031'58" WEST 336.22 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID EASTERLY LINE SOUTH 27031'58" EAST 88.35 FEET; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 37'12'45" EAST 28.77 FEET; THENCE LEAVING SAID EASTERLY LINE SOUTH 17000'11"EAST 117.35-FEET; THENCE SOUTH 78054'15"EAST 35.22 FEET;THENCE NORTH 71000109"EAST 18.01 FEET TO THE WESTERLY TERMINUS OF THAT CERTAIN COURSE SHOWN AS"NORTH 570 19'50"EAST 67.67 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID- PARCEL BOUNDARY NORTH 57*19'50" EAST 67.67 FEET; THENCE LEAVING SAID PARCEL BOUNDARY NORTH 57029'06" EAST 41.72 FEET; THENCE NORTH 63050'24" EAST 52.18 FEET; THENCE NORTH 87030'20" EAST 38.02 FEET; THENCE SOUTH 52'4954" EAST 127.43 FEET; THENCE SOLITH 39°08'51" EAST 246.87 FEET; THENCE SOUTH 30'04'22" EAST 57.-81 FEET; THENCE SOUTH 02'46'37" WEST 61.71 FEET TO A POINT ON A PORTION OF THE SOUTHEASTERLY LINE OF SAID PARCEL 2,. SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS"NORTH 47037'07"EAST 178.23 FEET" ON-SAID PARCEL MAP;THENCE ALONG SAID SOUTHEASTERLY LINE SOUTH 47°37'07"WEST 81.81 FEET; THENCE CONTINUING ALONG SAID SOUTHEASTERLY LINE SOUTH 56*31'48" WEST 90.34 FEET;-THENCE SOUTH 52'26'551 WEST 109-.64-FEET; THENCE SOUTH 53'34'35" WEST 199.31 FEET; THENCE SO-UTITT 53'21'07" WEST 144.84 FEET; THENCE- SOUTH- 53034'54" WEST 79.68 FEET; THENCE NORTH 78'49'50" WEST 129.11 FEET; THENCE LEAVING SAID SOUTHERLY LINE NORTH 85'15'47" WEST 274.77 FEET; THENCE NORTH 85°55'36" WEST 577.09-FEET; THENCE SOUTH 72'57'43" WEST 441.38 FEET TO A POINT ON A PORTION OF THE_SOUTHERLY LINE-OF SAID PARCEL 2, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS"NORTH 7801 VZV EAST 320.84 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID SOUTHERLY LINE SOUTH 78'11'24" WEST 172.19 FEET; THENCE LEAVING SAID SOUTHERLY LINE NORTH 6302638"WEST 21.32 FEET; THENCE NORTH 01°24'25" EAST 183.23 FEET; THENCE NORTH 14"36'11" VWDEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY SOCIATES REVISED PER ZONE CHANGE NO. 93-2 ORDINANCE NO. 3243 CIVIL ENGINEERS-]PLANNERS-LAND SURVEYORS W.O. No. 0867-273-1 XI2 Date 10 25 4 13012 COWAN.SUITE 210 • IRVINE.CA 92714 7141660-0110 FAX-660-0418 Engr. D.C. Chk. D.W. Sheet 2 of EAST 240.52 FEET; THENCE NORTH 21°24'46" EAST 69.42 FEET; THENCE NORTH 32030'36" EAST 137.22- FEET; THENCE NORTH 41'34'29" EAST 78.89 FEET; THENCE NORTH 27032'11" EAST 252.32 FEET TO A POINT ON A PORTION OF THE WESTERLY LINE OF SAID PARCEL 2, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS "NORTH 35024'38" EAST 689.02 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID WESTERLY LINE NORTH 35024'38" EAST 270.28 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 24048'20" EAST 92.01 FEET; THENCE NORTH 29'49'07" WEST I8.76 FEET; THENCE NORTH 59'05'04" WEST 25.88 FEET; THENCE SOUTH 88042'07" WEST 28.50 FEET; THENCE SOUTH 62'14'54" WEST 36.17 FEET; THENCE NORTH 64044'3.1" WEST 213.89 FEET; THENCE NORTH 16'08'41" WEST 72.00 FEET TO A POINT ON A PORTION OF THE WESTERLY LINE OF SAID PARCEL 2, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS "NORTH 27004'42" EAST 108.69 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID WESTERLY LINE NORTH 27'44'02" EAST 19.30 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 27'44'02" EAST 112.13 FEET; THENCE NORTH 08'14'34"EAST 124.02 FEET TO THE SOUTHERLY TERMINUS OF THAT CERTAIN COURSE SHOWN AS"NORTH 0904741"EAST 224.74 FEET" ON SAID PARCEL MAP FOR A PORTION OF THE WESTERLY LINE OF SAID PARCEL 2; THENCE ALONG SAID WESTERLY LINE NORTH 09'47'41" EAST 224.74 FEET; THENCE NORTH 06041'28" EAST 165.69 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 15024'02" EAST 171.58-FEET;_THENCE NORTH 07'09'24" WEST 50.17 FEET; THENCE NORTH 30*281221, WEST 47.91 FEET; THENCE NORTH 73'51'01" WEST 48.59 FEET; THENCE SOUTH 33002'03" WEST 52.13 FEET; THENCE SOUTH 17'39'41" WEST 109.05 FEET; THENCE SOUTH 24'46'03" WEST 62.75 FEET; THENCE SOUTH 46'10'13" WEST 43.51 FEET; THENCE SOUTH 63027149" WEST 53.76 FEET; THENCE SOUTH 89'54'22" WEST 47.11 FEET; THENCE NORTH 74'38'22""WEST 44.42 FEET; THENCE NORTH 52*52133" WEST 56.21 FEET;THENCE NORTH 34'16'36" WEST 36.37 FEET; THENCE NORTH 17051'05" WEST 52:49 FEET; THENCE NORTH 04'06'38" WEST 50.91 FEET; THENCE NORTH 16025'25" EAST 41.95 FEET; THENCE NORTH 41005'45" EAST 75.56 FEET; THENCE NORTH 18021'10" EAST 87.68 FEET; THENCE NORTH 17005'25" WEST 19.81 FEET; THENCE NORTH 44'24'07" WEST 70.37 FEET; THENCE NORTH -34'56'18" WEST 59.09 FEET; THENCE NORTH 49006'20"WEST 432.22 FEET TO THE EASTERLY TERMINUS OF THAT CERTAIN COURSE SHOWN AS "NORTH 70'42'04" WEST 751.89 FEET" FOR A PORTION .OF THE SOUTHERLY LINE OF SAID PARCEL 2, THENCE NORTH 66'39'53" WEST 257.23 FEET; THENCE NORTH 70°06'01"-WEST 485.61 FEET TO A POINT- ON A NON-TANGENT CURVE, CONCAVE SOUTHEAST,,HAVING A RADIUS OF 950,00 FEET, A RADIAL LINE TO SAID CURVE BEARS NORTH 47024'49" WEST, SAID POINT BEING ON THE EASTERLY LINE OF SEAPOINT STREET, 100.00 FEET WIDE, AS SHOWN ON SAID PARCEL MAP; THENCE SOUTHWESTERLY, 14.64 FEET ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 00'52'58"; THENCE SOUTH 41'42'13" WEST 10.58 -FEET TO THE WESTERLY CORNER -OF SAID PARCEL 2; THENCE SOUTH 41042.'13" WEST 243.13 FEET ALONG SAID PARCEL MAP BOUNDARY; THENCE CONTINUING ALONG SAID PARCEL MAP BOUNDARY NORTH 48017'47"WEST 100.00 FEET;THENCE SOUTH 41042'13" WEST 164.55 FEET TO THE BEGINNING OF A TANGENT CURVE, VWSODEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY CIATES REVISED PER ZONE CHANGE NO. 93-2 CIVIL ENGINEERS-PLANNERS--LAND SURVEYORS ORDINANCE NO. 3243 13012 COWAN.SUCTE 210• IRVINE.CA M14 W.O. NO. 0867-273-1X12 Date 10 2 4 714166"110 FAX:660.o419 Engr. D.C. Chk. D.W. Sheet 3 of I CONCAVE NORTHWEST HAVING A RADIUS OF 750.00 FEET; THENCE SOUTHWESTERLY, 259.51 FEET ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 19049'31"; THENCE NORTH 42011118" WEST 360.45 FEET TO A POINT ON THE NORTHERLY LINE OF THE HUNTINGTON BEACH CITY LIMIT BOUNDARY, AS SHOWN ON THE MAP FILED.IN BOOK 92, PAGES 19 THROUGH 28 OF RECORD OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;THENCE ALONG SAID BOUNDARY LINE THE FOLLOWING COURSES: SOUTH 89037'14" EAST 91.97 FEET, NORTH 00015'23" EAST 328.98 FEET, SOUTH 89-43'03" EAST 660.16 FEET, NORTH 00019'15" EAST 328.84 FEET, NORTH 89°41'36" WEST 231.59 FEET, NORTH 26-49'24" EAST 1107.66 FEET AND SOUTH 89041'05"EAST 726.01 FEET;THENCE NORTH 00017153" EAST 1321.75 FEET ALONG SAID HUNTINGTON BEACH CITY LIMIT BOUNDARY TO THE NORTHWEST CORNER OF PARCEL 1 AS SHOWN ON THE MAP FILED IN BOOK 429 PAGE 25 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY; THENCE SOUTH 89032'59" EAST 988.61 FEET ALONG THE NORTHERLY LINE OF SAID PARCEL 1 AND ITS EASTERLY PROJECTION TO A POINT ON THE-EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 34, SAID LINE BEING THE CENTERLINE OF EDWARDS STREET; THENCE SOUTH 00.°16'06" WEST 2310.30 FEET ALONG SAID CENTERLINE OF EDWARDS STREET TO THE CENTERLINE POINT OF INTERSECTION OF SAID EDWARDS STREET AND GARFIELD AVENUE AS SHOWN ON SAID AFOREMENTIONED MAP FILED IN BOOK 92, PAGES 19 THROUGH 28 OF RECORD OF SURVEYS OF SAID COUNTY SAID POINT ALSO BEING THE-SOUTH QUARTER CORNER OF SAID SECTION 34; THENCE SOUTH 89042'05 EAST 2639.70 FEET ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 34 AND SAID CENTERLINE OF GARFIELD AVENUE TO THE CENTERLINE POINT OF INTERSECTION OF SAID GARFIELD AVENUE AND GOLDENWEST STREET, (SHOWN AS WESTMINSTER AVENUE ON THE MAP- -OF GARFIELD STREET ADDITION TO HUNTINGTON BEACH; FILED IN BOOK 7, PAGES 27 AND 28 OF MISCELLANEOUS MAPS OF SAID COUNTY), SAID POINT ALSO BEING THE SOUTHEAST CORNER OF SAID SECTION 34; THENCE NORTH 00016'18" EAST 2639.61 FEET ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 34 AND THE CENTERLINE OF SAID GOLDENWEST STREET TO THE EAST -QUARTER CORNER OF SAID SECTION 34, SAID CORNER BEING THE CENTERLINE POINT OF INTERSECTION OF GOLDENWEST -STREET AND ELLIS AVENUE; THENCE SOUTH 89°43'37"EAST 1982.30 FEET ALONG THE CENTERLINE OF SAID ELLIS AVENUE,SAID CENTERLINE ALSO BEING THE NORTH LINE OF THE SOUTHWEST=QUARTER OF-SAID- SECTION 35 TO THE CENTERLINE INTERSECTION OF GOTHARD STREET; THENCE CONTINUING SOUTH 89°43'37"EAST 33.82 FEET, MORE OR LESS,ALONG SAID NORTH LINE OF THE SOUTHWEST QUARTER TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1000.00 FEET; THENCE SOUTHEASTERLY 339.26 FEET, MORE OR LESS,- ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 19026'18"TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 1000.00 FEET, A.RADIAL LINE TO SAID CURVE BEARS SOUTH 19'42'41"WEST;THENCE EASTERLY 320.07 FEET,ALONG SAID CURVE THROUGH A :CENTRAL ANGLE OF 18020'20" TO AN INTERSECTION WITH A LINE PARALLEL WITH AND EASTERLY 20.00 FEET FROM THE EAST LINE OF THE VWDEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY SOCIATES REVISED PER ZONE CHANGE NO. 93-2 ORDINANCE NO. 3243 CIVIL ENGINEERS-PLANNERS-LAND SURVEYORS W.O. No. 0867-273-1 X12 Date 1 25 4 13012 COWAN.SUM 210• IRVINE.CA M14 7141660.0110 FAX"0"Ig Engr. D.C. Chk. D.W. Sheet _�L of 5 SOUTHWEST QUARTER OF SAID SECTION 35; THENCE SOUTH 00'18'39" WEST 455.28 FEET, MORE OR LESS, ALONG SAID PARALLEL LINE TO A POINT ON THE WESTERLY PROJECTION OF THE SOUTH LINE-OF PARCEL 1 OF THE MAP FILED IN BOOK 132, PAGES 35 AND 36 OF PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH 89-044'0.6" EAST 639.65 FEET ALONG SAID WESTERLY PROJECTION AND SAID SOUTH LINE OF PARCEL 1 TO THE CENTERLINE OF HUNTINGTON STREET AS SHOWN ON PARCEL MAP NO. 81-575, FILED IN BOOK 172, PAGES 3 AND 4 OF PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY;THENCE SOUTH 00°18134"WEST 1326.13 FEET, MORE OR LESS, ALONG THE CENTERLINE OF SAID HUNTINGTON STREET TO THE CENTERLINE INTERSECTION OF MAIN STREET AND SAID HUNTINGTON STREET; THENCE CONTINUING ALONG THE CENTERLINE OF SAID HUNTINGTON STREET SOUTH 00'17'42" WEST 744.99 FEET TO THE CENTERLINE INTERSECTION OF GARFIELD AVENUE AND SAID HUNTINGTON STREET, AS SHOWN ON SAID PARCEL MAP NO. 81-575, FILED IN BOOK 172, PAGES 3 AND 4 OF PARCEL MAPS RECORDS OF SAID HUNTINGTON BEACH, THENCE ALONG SAID CENTERLINE OF GARFIELD AVENUE NORTH 89042'04" WEST 659.89 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION 35; THENCE CONTINUING ALONG SAID CENTERLINE OF GARFIELD AVENUE, NORTH 89043'21" WEST 82.85 FEET TO THE CENTERLINE INTERSECTION OF MAIN STREET AND SAID GARFIELD AVENUE AS SHOWN ON THE MAP OF TRACT NO. 10511 RECORDED IN BOOK 4.55, PAGES 13 THROUGH 17 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH 45'1-7'24"WEST 774.32 FEET, MORE OR LESS,ALONG THE CENTERLINE OF SAID MAIN. STREET TO A_POINT ON THE NORTHERLY PROJECTION OF THE MOST WESTERLY LINE OF SAID TRACT NO. 10511 DESCRIBED ABOVE, SAID LINE ALSO BEING THE EAST LINE OF HOLLY STREET, 30.00 FEET IN WIDTH AS SHOWN ON SAID MAP OF TRACT NO. 10511; THENCE SOUTH 00°18'18"WEST 242.23 FEET ALONG SAID LINE TO AN ANGLE POINT TO THE WEST LINE OF SAID- TRACT NO. 10511; THENCE ALONG THE'WESTERLY LINE OF SAID TRACT THE FOLLOWING COURSES: SOUTH 89040'56" EAST 280.19,FEET, SOUTH 00'17'57" WEST 410.35 FEET, SOUTH 89-42'47" EAST 135.00 FEET-AND SOUTH 00'17'57" WEST 90.00 FEET TO THE NORTHERLY LINE OF CLAY AVENUE, 30.00 FEET IN WIDTH, AS SHOWN ON SAID MAP OF TRACT NO. 10511; THENCE SOUTH 000 17'13" WEST 30..00 FEET TO. THE CENTERLINE OF SAID CLAY AVENUE; THENCE NORTH 89'42'47" WEST 813.43 FEET TO THE CENTERLINE INTERSECTION OF CLAY AVENUE AND MAIN STREET AS SHOWN ON THE MAP FILED IN BOOK 100, PAGES 46 AND 47 OF PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY;. THENCE ALONG SAID CENTERLINE -OF MAIN STREET SOUTH 19014102" WEST 829.19 FEET TO AN ANGLE POINT IN SAME;THENCE CONTINUING ALONG SAID CENTERLINE OF MAIN STREET SOUTH 00018110" WEST 545.95 FEET TO THE POINT OF BEGINNING. CONTAINING 565.20 ACRES, MORE OR LESS. VWSODEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY CIATES REVISED PER ZONE CHANGE NO. 93-2 CML ENGINEERS—PLANNERS—LAND SURVEYORS ORDINANCE NO. 3243 19012 COWAN.SUITE 210 • IRVINE.CA 92714 W.O. NO. 0867-273-IX12 Date 10 25 94 714/6604110 FAX:660441e Engr. D•C. Chk. D.W. Sheet _5 of VI. MITIGATION MEASURES VI. MITIGATION MEASURES FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1 These mitigation measures are required of the Holly-Seacliff Specific Plan pursuant to Final Environmental Impact Report 89-1 and should be imposed on future projects in the Specific Plan area. Land Use On-Site Land Uses 1. Prior to issuance of building permits for individual tracts,the applicant should demonstrate that service vehicle access to all remaining operating oil wells on site is monitored through the existing or proposed residential tracts. 2. All-potential buyers and renters of on-site residences should be notifled of the affects resulting from on-site and off-site oil production activities. The notification should state the frequency and locations of maintenance and service operations. The notification should indicate that noise levels from oil activities may also significantly increase during these times. Air Quality 1. Because it only takes a small amount of material to generate odors, it is important to maintain a very clean operation. Therefore, any oil spilled on the ground should be quickly cleaned up. Well sumps should be pumped out after pulling a well and periodically in the interim. Maintenance of seals and gaskets on pumps and piping should be performed whenever leaks are evident. General clean-up of the site should result in significant improvements in the level of odor found in the area. 2. Appropriately designed, vapor recovery systems which pull the gas off the well casing should be employed, as well-as vapor recovery systems for oil transport trucks. A similar system could be employed for any remaining storage facilities on site. V-1 (hssp98) Noise 1. Noise levels generated by the oil operations should be mitigated to levels consistent with the Huntington Beach Noise Ordinance,by locating consolidation area(s) at least 300 feet from the nearest residential or other sensitive land uses (locating consolidation areas within industrial-use areas would be the most desirable from a noise standpoint). The oil wells could be located closer to sensitive land uses if a perimeter wall with a minimum height of 8 feet was utilized around the consolidation area(s). The following mitigation measures assume a 100 foot distance to the receptor and the mitigation affects of an 8 foot sound wall. Additional analysis of the consolidation area(s)will be necessary when phasing plans become available. Oil Well Drilling Operations 2. The results show that in order for the drilling operations to satisfy the Huntington Beach Noise Ordinance outdoor standards, electric motors with acoustic blankets-must be used. Diesel motors even when shielded by acoustic blankets will not meet the nighttime Noise Ordinance standards at the on-site and off-site residences and will not meet the daytime Noise Ordinance standards at the on-site residences. If there are plans to conduct the drilling operations during the nighttime hours,then according to the Oil Code, the operations must be soundproo-fed. Acoustic blankets as well as an 8 foot high masonry wall along the site perimeter will likely reduce the-noise levels to below the Noise Ordinance standards. Oil Well Pumping 3. The well pumps used in the consolidation area should be submerged. If other types of well pumps such as ground level electric or diesel pumps may be necessary. Specific mitigation measures should be presented in an-additional noise study. Well Pulling,Redrilling and Service Drilling Operations 4. Well pulling and drilling operations are confined to-daytime hours (7:00 a.m. to 10:00 p.m.)by the Oil Code. Any redrilling performed at night must provide soundproofing to comply with the Noise Ordinance. The Oil Code prohibits the pulling of wells during the nighttime hours (10:00 to 7:00 a.m.). Well maintenance activities should also be conducted between the hours or 7:00 a.m. and 10:00 p.m. only. Although high levels of noise may be generated by routine well maintenance operations, these activities would occur inside the noise barrier surrounding the consolidation area. V-2 (hssp98) 5. Service drilling for this project will be conducted during the daytime hours only. Data on service drilling operations indicate that- with a dieselpowered service rig and an 8 foot high noise barrier, the noise level at 100 feet will likely be 55 dBA which corresponds to the City's daytime Noise Ordinance standard. All servicing of the wells must comply with the noise standards contained in the Huntington Beach code. Truck Operations 6. Truck operations should be limited to daytime hours only (7 a.m. to 10 p.m.) Helicopter Operations 7. A notice (and statement of acknowledgement) to prospective. homeowners is required stating that the property is subject to overflight, sight and sound of helicopters associated with the police facility. Oil Facilities l. Future Specific Plan(s) should include an area or areas for the consolidation of oil well facilities. 2. All new development proposals should be accompanied by: • A plan which-addresses the requirements for abandoned wells. • The abandonment plans for existing wells. -• The operational plans for any remaining wells and facilities. These plans must satisfy the requirements of the City of Huntington Beach and the Division of Oil and Gas. 3. The criteria for the approval of development plans within oil districts should include: (a) That enough open space has been reserved around the oil operation site to allow existing and future equipment which could reasonably be expected to be used on the site, including any setbacks from new development required by the Fire Chief. (b) That adequate access to all operation sites is provided for portable equipment and emergency vehicles. (c) That reasonable expansion of the existing facilities, if permitted in the oil district, can be accomplished. V-3 (hssp98) (d) That any proposed development includes all provisions for sound-proofing and fire protection required by the Fire Chief. (e) That screening of oil facilities from any new development is included in the plan. 4. As future development occurs, continued subsidence rate monitoring for the region of the subject site is necessary to determine if subsidence rates are declining with current water injection methods being used at operating oil-production facilities. 5. The use of post-tensioned slabs should be considered in the foundation design in order to eliminate distress to structures and slabs from minor regional subsidence. Although this measure will provide for a more rigid slab, it will be no means eliminate distress to foundations resulting from the rapid subsidence of the land from continued oil and gas withdrawal. Cultural Resources Archaeology 1. It is suggested that the research design be prepared by the Principal Investigator selected to perform the work and that it be reviewed by a second consulting archaeologist. This step will help insure the completeness and viability of the research design prior to its implementation. The involvement of a second professional is viewed as an inexpensive.means of insuring that no major elements are overlooked. 2. The archaeological deposits within the Holly-Seacliff study area should be subjected to a program of excavation designed to recover sufficient data to fully describe the sites. The following program is recommended- a. Analysis-of the collections made by the Pacific Coast Archaeological Society, Long Beach State University and any community college which has such material. If the collections are properly provenienced and are ccompanied by adequate documentation,they should be brought together during this phase and complete analysis performed. Of particular importance during this phase is the recovery of survey date to be used to determine the exact locations of previous excavation efforts. b. Prior to the beginning of any excavation effort, a burial strategy should be developed by the archaeologist retained to accomplish the excavation members of the Native American V-4 (hssp98) community and appropriate City Staff. The strategy should address details of the handling-and processing of human remains encountered during excavation, as well as the ultimate disposition of such remains. C. Completion of test excavations should be made at each of the archaeological deposits. The information gained from the test excavation will guide the following data recovery excavation. The excavations should have two primary goals: 0 Definition of site boundaries and depth. • Determination of the significance of the site and its degree of preservation. d. A statistically valid sample of site material should be excavated. The data recovery excavation should be conducted under the provisions of a carefully developed research design. The research questions presented earlier in this report should be incorporated into the research design, other important research questions should be developed from the test excavation data included, and a statement of methodology to be observed must be included. e. A qualified observer appointed by the Principal Investigator/Archaeologist should monitor grading-of the archaeological sites to recover important material which might appear. The monitor will be assigned by the Principal Investi-gator. This activity may require some minor delay or redirecting of grading while material is being recovered. The observer should be prepared to recover material as rapidly as is consistent with good archaeological practice. Monitoring should be on a full time basis when grading-is taking place on or near an archaeological deposit. However, the grading should terminate when the cultural deposit has been entirely removed-and clearly sterile deposits exposed. f. All excavation and ground disturbing observation projects should include a Native American Observer. Burials are known to exist at some of the sites, a circumstance which is extremely important to the Native American community. V-5 (hssp98) g. A detailed professional report should be prepared which fully describes the site and its-place in pre-history. Reports should receive sufficient distribution which includes the City, the County and the UCLA repository for archeology to insure their availability to future researchers. h. Arrangements should be made for proper curation of the collections. It is expected that large quantities of materials will be collected during the excavation. Curation should be at an institution which has the proper facilities for storage, display and use by interested scholars and the general public. 3. The shell and lithic scatters should be subjected to test excavation to determine if they are or are not in situ archaeological deposits. If any of the scatters prove to be in situ archaeological material, a site record should be prepared and submitted to the Archaeological Survey, University of California, Los Arigeles, and the site should be treated as in mitigation number one. If the sites are shown to be not archaeological in nature or not in situ,-then no further action should be taken. 4. Ground disturbing activity within the study area should be monitored by a qualified observer assigned by the Principle Investigator/Archaeologist to determine if significant historic deposits, (e_g. foundations,trash deposits, privy pits and similar features)have been exposed. The monitoring should be on a full-time basis, but can be terminated when clearly undisturbed geologic formations are exposed. If such exposures occur, appropriate collections should be made,fo--flowed by analysis and report preparation. Historic material may be encountered anywhere within the Holly-Seacliff property, but the area-around the old Holly sugar Refinery is probably more sensitive than the balance of the project area. Historical material recovered at the archaeological sites should be treated with those deposits. 5-. The plaque commemorating oil well Huntington A-I should be preserved. As development in the area continues, it may be desirable to upgrade this feature. Paleontology 6. A qualified paleontologist should be retained to periodically monitor the site during grading or extensive trenching activities that cut into the San Pedro Sand or the Quaternary marine terrace units. 7. In areas where fossils are abundant, full-time monitoring and salvage effort will be necessary ( 8 hours per day during grading or.trenching activities). In areas where no fossils are being uncovered,the monitoring time can be less than eight hours per day. V-6 (hssp98) 8. The paleontologist should be allowed to temporarily divert or direct grading operations to facilitate assessment and salvaging of exposed fossils. 9. Collection and processing of matrix samples through fine screens will be necessary to salvage any microvertebrate remains. If a deposit of microvertebrates is discovered, matrix material can be moved off to one side of the grading area to allow for further screening without delaying the developmental work. 10. All fossils and their contextual stratigraphic data should go to an institution with a research interest in the materials, such as the Orange County Natural History Foundation. Human Health and Safety Surface Oil Contamination 1. Prior to grading and development, a site reconnaissance should be performed including a phased Environmental Site Assessment to evaluate areas where contamination of the surficia-1 soils may have taken place. The environmental assessment should evaluate existing available information pertinent to the site and also undertake a limited investigation of possible on-site contamination. Phase I should include: a. Review of available documents pertinent to the subject_site to evaluate current and previous uses. b. Site reconnaissance to evaluate areas where.contamination of surficial solid may have taken place. C. Excavation. and testing of oil samples to determine presence of near surface contamination of soil. d. Subsurface exploration to determine presence of sumps on-site. Testing of possible drilling fluids for heavy metals. e. Completion of soil gas vapor detection excavations located-adjacent to the existing on-site wells. f. Testing of air samples for gas vapor, methane gas and sulfur compounds. 2. The actual site characterization and remedial action plan would be developed as part of a later phase. Upon completion of the Environmental Assessment, a Remedial Action Plan can be developed. This plan should address the following items: V-7 (hssp98) a. Treatment of possible crude oil contaminated soils. A possible solution to this condition would be aeration of the contaminated soils to release the volatile gases and then incorporation of the treated solid into the roadway fills (subgrade). b. Treatment of possible drilling sumps by either on-site disposal of non-contaminated drilling fluids or off-site disposal of contaminated fluids. C. Treatment of the possibility of the-accumulation of methane gas. Methane Gas 3. Prior to development, a thorough site study for the presence of surface and shallow subsurface methane gas should be performed. Any abnormal findings would require a Remedial Action Plan and further studies to assure sufficient mitigation of the hazardous areas prior to building construction. All structures should have a gas and vapor Barrier installed underneath the slabs and foundations. -Gas collection and ventilation systems should be installed over abandoned wells which are underneath or within ten(1-0) feet of any structure, and over wells which show evidence of surface emissions of methane gas. Additionally, following construction of structures, an organic vapor analysis should be conducted and the results evaluated-to assure that acceptable air quality is maintained within buildings and-residences. 4. The presence of methane gas on-site should be the subject of future studies that-include the following tasks: a. Drilling of test wells to monitor for subsurface methane deposits and confirm or deny the presence of biogenic methane bearing strata near area. b. Shallow excavation and sampling-in areas either known or assumed to be potential drilling mud sumps; C. Vapor monitoring of shallow vapor probes placed at strategic location on the site and collection of soil vapor samples; d. Vapor survey areas adjacent to known abandoned oil wells; e. Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. V-8 (hssp98) Other Oil Production Related Hazards 5. OiLwells scheduled for abandonment should be completed in accordance with the standards and specifications of the City of Huntington Beach and the California Division of Oil and Gas. Wells which have previously been abandoned must be reabandoned to the most current requirements of the City of Huntington Beach and the Division of Oil and Gas. 6. Existing oil production lines are located throughout the site. Treatment of these lines will depend on proposed land use and development. Utility lines should be relocated and or removed with the trench being filled with compacted fill. Hazardous Materials 1. The use, storage and disposal of hazardous materials should be enforced by City of Huntington Beach to provide the greatest possible protection to the public from accidental occurrences. 2. Active wells remaining on-site should be secured and screened as required by the City of Huntington Beach. 3. Prior to development, a review of available public health records should be performed to evaluate possible public health risk sites in the vicinity of the subject site. 4. An inventory of all hazardous materials used and stored by industries locating within the project area should be maintained and recorded for use by the City Fire Department. This inventory should include the location at which each hazardous material is used. Aesthetics L Landscaping of future projects should be designed to minimize visual impacts on adjacent parcels. Special consideration should be given to orientation of the project's residences (i.e. windows and deck) so as to respect the privacy of adjacent and nearby homes. 2. Wherever feasible, oil production facilities on-site should be eliminated or consolidated to reduce their total number. Facilities remaining on-site should be painted, camouflaged, or otherwise screened by perimeter walls, plantings or like treatments to reduce their unsightliness to future residents. V-9 (hssp98) Land-Use Policies Prior to the issuance of grading permits,the Department of Fish and-Game should be notified of grading activities on-site that are scheduled to commence in the swales, in order to preclude the possible elimination of wetland areas under the jurisdiction of the Department of Fish and Game, as further specified in the Biological Resources section of this EIR. Biological 1. Following construction of necessary infrastructure in the main drainage swale, i.e.,utility lies, sewers, etc.,this swale should remain as open space. Mitigation for the loss of cattail marsh habitat(0.5 acres)-and willow habitat(0.5 acres)which are depicted on Exhibit 20,will take place such that a minimum.of 1.0 acre of riparian vegetation is established in this drainage swale. The plants utilized in the revegetated area will enclosed from the recommended plant palette indicated on page VI-11. 2. Through adoption of future Specific Plans large trees suitable for use by raptors such as the red-shouldered hawk, should preserved or replaced in accordance with the tree species identified in the plant palette contained on page VI-11. 3. Any grading or filling in the brackish wetlands in the western portion of the project site sill be mitigated by restoration of an equal area of coastal wetland at a nearby location in the open space area. 4. Effects upon on-site wetlands within the jurisdiction of the California Department of Fish and Game will require mitigation defined by 1603 permits. V-10 (hssp98) LEGEND r -•^�•�• . yi DEV DEVELOPED AREA NON-NATIVE WOODLAND J Mmr� "V RAG RUDERAL ANNUAL GRASSLAND I UO I ' ,. �" ►tOd MWSTRINE,SHRUl,DECJD000S.SAUX ww �� -hMb �� Ib ►ALUSTRME. UNCONSOLIDATED MOM itr Ut ►µUSiME,EMERGENT.►ERSMENT. DISTICNLIS RAC �y� IN►D R t'Far ►AIUSTRTNE.EMERGENT,►ERSISIENT. a �y INS SALICORNIA 1 ON ME TI ' qtv" 1 ►�( ►ALUS .EMEM M(, PERSISTENT, tYMiA u �•►• * I `� 1 " otr � �Y MLySMNE;;UNCONSOlIDA1ED SNORE ►YVC, ►ALUSMINE, UNCONSOUDATED SNORE, VEGETATED.CONY2A •� �'. .ONE „r QL� RM RLY .. tAf RAO 1� ��,• ,.r, • � wll l• ,111' I.EltlNEW y I,L?IP ,, r •. F IAA Va IV CITY OF EXHIBIT 20 lH1U"NGTON BEACH BIOLOGICAL RESOURCES � U U® pr1p 1� Y� ��p L11N�i11 1 Iv!v_:\ �R;��pp & F /pUAyl - LIAMIOC S&m PLANT PALETTE Scientific Name Common Name Trees Alnus rhombifolia White Alder Juglans californica California Walnut Platanus racemosa Sycamore Quercus agrifolia Coast Live Oak S. laevigata Red Willow S. lasiandra Golden Willow S. hindsiana Sandbar Willow Salix lasiolepis Arroyo Willow Umbellylaria californica California Bay Tall Shrubs Baccharis pilularis var. consanquinea Coyote Brush Heteromeles arbutifolia Toyon R. ovata Sugarbush Rhus laurina Laurel sumac Sambucus mexicana Elderberry Low Shrubs and Vines Diplacus longiflorus Bush Monkeyflower R. viburnifolium Catalina Currant R. aureum Golden Currant Ribes speciosum Fuschia-flowered Gooseberry Rosa californica California Rose Rubus ursinus California Blackberry Toxicodendron diversilobum Poison Oak Vitis californica California Grape Herbaceous Plants and Grasses Artemisia douglasiana Mugwort Elymus condensates Giant Wild Rye Scirpus spp. Tule Typha spp. Cattail V-11 (hssp98) Public Services and Utilities Schools 1. The General Plan Amendment 89-1 designates a site for a new elementary school to serve students generated by residential development within the project area. 2. The school district and major landowner should enter into an agreement for acquisition or lease of the site as part of implementation of this General Plan Amendment. 3. Developers should pay school impact fees to finance construction of necessary school facilities. 4. The Huntington Beach Union High School District should coordinate its expansion plans with phasing of development within the project area and surrounding areas. V-12 (hssp98) Ord. No. 4256 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, ROBIN ESTANISLAU, the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven;that the foregoing ordinance was read to said City Council at a Regular meeting thereof held on June 21,2022, and was again read to said City Council at a Regular meeting thereof held on July 5,2022, and was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council. AYES: Peterson, Bolton, Posey, Delgleize, Carr, Moser, Kalmick NOES: None ABSENT: None ABSTAIN: None I,Robin Estanislau,CITY CLERK of the City of Huntington Beach and ex-officio Clerk of the City Council,do hereby certify that a synopsis of this ordinance has been published in the Huntington Beach Wave on July 14,2022. q In accordance with the City Charter of said City. [/6� Robin Estanislau, Cfty Clerk City Clerk and ex-officio Clerk Senior Deputy Cily Clerk of the City Council of the City of Huntington Beach, California 239 2000 Main Street, Huntington Beach, CA 92648 _ City of Huntington Beach File #: 22-424 MEETING DATE: 6/21/2022 REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: Honorable Mayor and City Council Members SUBMITTED BY: Sean Joyce, Interim City Manager VIA: Ursula Luna-Reynosa, Director of Community Development PREPARED BY: Alyssa Helper, Associate Planner Subject: Adopt Resolution No. 2022-19 approving General Plan Amendment (GPA) No. 20-003, approve for introduction Ordinance No. 4256 approving Zoning Text Amendment (ZTA) No. 20-003, and adopt Resolution 2022-26 approving Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 89-1) (Holly Triangle Townhomes - 19070 Holly Lane) Statement of Issue: Transmitted for your consideration is a request by Bonanni Development to amend the land use designation and zoning classification on a primarily vacant site located at 19070 Holly Lane from Commercial Neighborhood-specific plan (CN-sp) and Commercial (C), respectively, to Residential Medium Density (RM). The Planning Commission and staff recommend approval of the request. Financial Impact: Not applicable. Recommended Action: A) Approve Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report [EIR] No. 89-1; Attachment No. 9) as adequate and complete in accordance with California Environmental Quality Act (CEQA) requirements by approving City Council Resolution No. 2022-26, "A Resolution of the City Council of the City of Huntington Beach Adopting Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 89-1 for the Holly Triangle Townhomes Project" (Attachment No. 2); and, B) Approve General Plan Amendment No. 20-003 and City Council Resolution No. 2022-19, "A Resolution of the City Council of City of Huntington Beach Approving General Plan Amendment No. 20-003" (Attachment No. 3); and, C) Approve Zone Text Amendment No. 20-003 and City Council Ordinance No. 4256, "An Ordinance of the City of Huntington Beach Amending the Holly-Seacliff Specific Plan to Rezone the Real City of Huntington Beach Page 1 of 6 Printed on 6/16/2022 powere2k*LegistarTM 240 File #: 22-424 MEETING DATE: 6/21/2022 Property Located at 19070 Holly Lane from Commercial (C) to Residential Medium Density (RM) (Zoning Text Amendment No. 20-003)" (Attachment No. 4). Alternative Action(s): The City Council may make the following alternative motion(s): 1. Deny General Plan Amendment (GPA) No. 20-003/Zoning Text Amendment (ZTA) No. 20- 003/Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1). 2. Continue General Plan Amendment (GPA) No. 20-003/Zoning Text Amendment (ZTA) No. 20- 003/Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1) and direct staff accordingly. Analysis: A. PROJECT PROPOSAL Applicant: Chris Segesman, Bonanni Development, 5500 Bolsa Avenue, Suite 120, Huntington Beach CA 92649 Property Owner: Bonanni Development, 5500 Bolsa Avenue, Suite 120, Huntington Beach CA 92649 & the City of Huntington Beach, 2000 Main Street, Huntington Beach CA 92648 The project includes the following requests: Environmental Assessment No. 20-003 - Preparation of Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1 to analyze the potential environmental impacts of the proposed project. General Plan Amendment (GPA) No. 20-003 - To amend the land use designation from Commercial Neighborhood-Specific Plan Overlay (CN-sp) to Residential Medium Density- Specific Plan Overlay (RM-sp). Zone Text Amendment (ZTA) No. 20-003 - To amend the existing zoning designation within the Holly-Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM). The proposed Addendum, GPA, ZTA, are prerequisites to allow the applicant to redevelop the approximately 2.11gross-acre site with 35 three-story townhomes (Attachment Nos. 8, 9, and 11). The project also includes TTM No. 19118 to consolidate 12 existing lots into a 1.8-net- acre numbered lot for condominium purposes and CUP No. 20-025 to develop 35 three-story attached townhomes up to 40 feet tall and to allow 43-inch and 6-foot tall walls in lieu of 42- inch walls in the 10-foot front yard setback along Holly Lane and 6-foot tall walls in lieu of 42- inch walls in the 15-foot front yard setback area along Main Street (Attachment No. 10). The Planning Commission approved TTM No. 19118 and CUP No. 20-025 on May 24, 2021. An City of Huntington Beach Page 2 of 6 Printed on 6/16/2022 powere2*Legistar" 241 File #: 22-424 MEETING DATE: 6/21/2022 appeal of the Planning Commission's approval of TTM No. 19118 and CUP No. 20-025 was not filed within the 10-day appeal period that ended on June 3, 2022. The May 24, 2022 Planning Commission staff report provides a more detailed description and comprehensive analysis of the proposed project (Attachment No. 5). B. BACKGROUND: In its existing setting, the project site is primarily vacant and undeveloped with the exception of a small commercial building at the corner of Garfield Avenue and Holly Lane. In recent years, the undeveloped portion of the site has been used as a storage lot for a local car dealership. Prior to the adoption of the Holly-Seacliff Specific Plan (Specific Plan) in 1992, the project site was zoned as Commercial Neighborhood District (C-1) and Medium Density Residential (R2). Following its adoption, the Specific Plan continued to permit Commercial (C) uses on the site, but removed Medium Density Residential as an allowable use on the property. Although the Specific Plan removed residential as a permitted use on the subject property, the Specific Plan does allow for a mix of residential, commercial, and industrial uses within the surrounding area (otherwise referred to as Planning Area IV in the Specific Plan). Development surrounding the site is reflective of allowable uses within the Specific Plan and largely consists of residential uses. Bonanni Development approached the City in 2020 with a proposal to develop the site with 35 attached townhomes, of which 15 percent (five units) will be affordable to moderate income households. In order to develop the site with a residential use, Bonanni is also coordinating with the City to purchase a 0.08-acre City-owned parcel on the project site (Assessor's Parcel Number 159-281-04), which was acquired by the City in 1964 to allow the Standard Oil Company to lay down an oil pipeline. The City-owned parcel is encumbered with a utility easement to the benefit of the Standard Oil Company or their successors, with the easement currently occupied by an active pipeline operated by Crimson Pipeline L.P. However, because the City has no use for this property, it declared it as exempt surplus property pursuant to the Surplus Land Act, and has agenized its disposal as a separate item at the regularly scheduled June 21 City Council meeting, which would enable the future development of the property and surrounding land. With the exception of a reduced parking ratio and two waivers of development standards permitted under the California Density Bonus Law, as well as a CUP to allow walls exceeding 42 inches within the front yard setback areas along Holly Street and Main Street, development of the project will occur in accordance with development standards outlined in the Specific Plan. C. PLANNING COMMISSION ACTION ON MAY 24, 2022: The Planning Commission held a public hearing to consider the proposed project on May 24, 2022. The applicant was the only speaker during the public hearing. After discussing the height of guard rails around roof decks proposed as part of the project, vehicular access to the project site, existing oil infrastructure on the site (including oil wells and an active oil pipeline) and project-related measures to avoid and/or minimize all impacts associated with existing oil City of Huntington Beach Page 3 of 6 Printed on 6/16/2022 powerE24k Legistar- 242 File #: 22-424 MEETING DATE: 6/21/2022 infrastructure, the Planning Commission voted to recommend approval of the GPA, ZTA, and the Addendum and voted to approve the TTM and CUP. The Planning Commission modified the TTM and CUP conditions of approval to ensure that all project plans and construction- related documents are modified to show the existing pipeline on the site. The Planning Commission also modified Mitigation Measure 4: Human Health and Safety in Addendum No. 1 to the Holly-Seacliff Specific Plan EIR to include the following additions: 1) require the applicant to hire a City-approved consultant to conduct any required site assessments and remedial actions to address residual contamination in soil and soil gas on the site in compliance with existing regulations, 2) require that the City-approved consultant submit all reports and materials to the appropriate regulatory agency and to the City simultaneous with any submittals to the applicant, and 3) require the applicant to enter a Voluntary Cleanup Agreement with the Department of Toxic Substances and Control (DTSC) and seek oversight from the Orange County Health Care Agency or the Santa Ana Regional Water Quality Control Board in the event that DTSC elects not to oversee any Voluntary Cleanup activities on the site. Planninq Commission Action on May 24, 2022: A motion was made by Commissioner Scandura, seconded by Commissioner Adam, to recommend to the City Council approval of General Plan Amendment (GPA) No. 20- 003/Zoning Text Amendment (ZTA) No. 20-003/Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1) and to approve TTM No. 19118 and CUP No. 20-025 with the findings and modified conditions carried by the following vote: AYES: 7 NOES: 0 ABSTAIN: 0 ABSENT: 0 MOTION PASSED D. STAFF ANALYSIS: The staff report for the May 24, 2022 Planning Commission hearing (Attachment No. 5) provides a more detailed description and comprehensive analysis of the proposed project including the GPA, ZTA, and Addendum requests before the City Council, as well as the TTM and CUP that were approved by the Planning Commission. In summary, staff recommends approval of the GPA, ZTA, and Addendum No. 1 to the Holly-Seacliff Specific Plan based on the following: — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) is adequate and complete in that it has identified all potential environmental impacts associated with the project. — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) demonstrates that the project will not have new or substantially more severe environmental impacts that were not disclosed in the certified City of Huntington Beach Page 4 of 6 Printed on 6/16/2022 powere2+4g Legistar- 243 File #: 22-424 MEETING DATE: 6/21/2022 Final EIR for the Holly-Seacliff Specific Plan and will not require new mitigation measures or the preparation of a Subsequent or Supplemental EIR. — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) was prepared in compliance with the CEQA Guidelines. — The GPA and ZTA are consistent with the General Plan and its goals and policies. — The GPA and ZTA are consistent with surrounding area. — The ZTA will implement the proposed General Plan land use designation. The request will allow the development of additional housing on the subject site and will add to the City's housing stock, including five deed restricted affordable units. Environmental Status: The City certified Program EIR No. 89-001 for the Specific Plan in 1990, which evaluated environmental impacts associated with development approved as part of the Specific Plan. The Specific Plan identified the subject property as a Commercial (C) land use and the Holly-Seacliff Specific Plan EIR evaluated environmental impacts associated with up to 117,612 square feet of commercial uses on the property. The Holly-Seacliff Specific Plan EIR provides the environmental setting and analysis to serve as the first-tier CEQA document for the proposed project. Although the Specific Plan considered the impacts of commercial development on the subject property, a residential use (such as the proposed project) would result in a less intense project than what was evaluated under the Holly-Seacliff Specific Plan EIR, and therefore would not result in new significant impacts or an increase in the severity of a previously identified impact in the Holly-Seacliff Specific Plan EIR. The project will also be required to comply with City standards and existing mitigation measures outlined in the Holly-Seacliff Specific Plan EIR to ensure that development of the proposed project and approval of the GPA, ZTA, TTM, and CUP would not result in an action that requires further evaluation pursuant to CEQA (Attachment No. 9). Strategic Plan Goal: Economic Development & Housing Attachment(s): 1. Suggested Findings and Conditions of Approval for Environmental Assessment No. 20-003 (Addendum to the certified Final EIR for the Holly-Seacliff Specific Plan) and Zoning Text Amendment No. 20-003 2. City Council Resolution No. 2022-26 for Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 89-1 3. City Council Resolution No. 2022-19 for General Plan Amendment No. 20-003 4. City Council Ordinance No. 4256 for Zoning Text Amendment No. 20-003 5. May 24, 2022 Planning Commission Staff Report 6. Vicinity Map 7. Project Narrative received and dated April 2022 8. Existing & Proposed General Plan Land Use Designation Maps 9. Addendum No. 1 to the certified Final EIR for the Holly-Seacliff Specific Plan EIR (available City of Huntington Beach Page 5 of 6 Printed on 6/16/2022 powered Legistar- 244 File #: 22-424 MEETING DATE: 6/21/2022 here: https://www.huntingtonbeachca.gov/government/departments/planning/major/major- projects-view.cfm?I D=106) 10.Tentative Tract Map No. 19118 and Site Plan dated February 11, 2022 (For Reference Only) 11. Revised Specific Plan/Zone Text Amendment No. 20-003 Legislative Draft 12.PowerPoint Presentation 13.Letters in Opposition/Support City of Huntington Beach Page 6 of 6 Printed on 6/16/2022 powereW Legistar" ATTAC H M E N T # 1 245 ATTACHMENT NO. 1 FINDINGS AND CONDITIONS OF APPROVAL ZONING TEXT AMENDMENT NO. 20-003 FINDINGS FOR APPROVAL—ZONING TEXT AMENDMENT NO. 20-003: 1. Zoning Text Amendment (ZTA) No. 20-003 to amend the existing zoning designation within the Holly-Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM) to allow for the development of up to 15 dwelling units per acre is consistent with the goals and policies of the General Plan as identified below. A. Land Use Element Goal LU-1 - New commercial, industrial, and residential development is coordinated to ensure that the land use pattern is consistent with the overall goals and needs of the community. Policy LU-1 C - Support infill development, consolidation of parcels, and adaptive reuse of existing buildings. Policy LU-1 D - Ensure that new development projects are of compatible proportion, scale and character to complement adjoining uses. Policy LU-2D - Maintain and protect residential neighborhoods by avoiding encroachment of incompatible land uses. Policy LU-2E - Intensify the use and strengthen the role of public art, architecture, landscaping, site design, and development patterns to enhance the visual image of Huntington Beach. Goal LU-4 - A range of housing types is available to meet the diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Goal LU-7 - Neighborhoods, corridors, and community subareas are well designed, and buildings, enhanced streets, and public spaces contribute to a strong sense of place. The project includes a ZTA to implement the land use designation proposed as part of General Plan Amendment No. 20-003 and enable the redevelopment of a primarily undeveloped site into a residential community consisting of 35 townhomes. The project also includes Tentative Tract Map (TTM) No. 19118 to consolidate 12 existing lots into a one lot condominium map for the development of the attached townhome units. Redevelopment of the primarily undeveloped site with a residential townhome project and approval of the TTM to consolidate the existing onsite lots into one lot would support the City's goals and policies aimed at promoting infill residential development. The project will develop the property with three-story townhomes that will exhibit a modern coastal architectural style with elements of farmhouse and coastal design that are in keeping with the proportion, scale, and character of the Attachment 1.0 245 246 neighborhood and will add to the range of housing types available in the community. Approval of the ZTA will ensure that the project is consistent with the development standards for RM uses as outlined in the Holly-Seacliff Specific Plan and the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). The project also provides enhanced landscaping areas along each of the three streets that form the site boundaries to enhance existing vehicular and pedestrian connections within the project area. B. Housing Element Policy 1.1 - Preserve the character, scale and quality of established residential neighborhoods. Goal 2 - Provide adequate housing sites through appropriate land use, zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Policy 2.1. - Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations near services and transit that promote walkability. Goal 3 - Enhance housing affordability so that modest income households can remain an integral part of the Huntington Beach community. Policy 3.1 - Encourage the production of housing that meets all economic segments of the community, including lower, moderate, and upper income households, to maintain a balanced community. Policy 3.2 - Utilize the City's Inclusionary Housing Ordinance as a tool to integrate affordable units within market rate developments. Continue to prioritize the construction of affordable units on-site, with provision of units off-site or payment of an in-lieu housing fee as a less preferred alternative. Policy 3.3 - Facilitate the development of affordable housing through regulatory incentives and concessions, and/or financial assistance, with funding priority to projects that include extremely low income units. Proactively seek out new models and approaches in the provision of affordable housing. Policy 3.4 - Explore collaborative partnerships with non-profit organizations, developers, the business community and governmental agencies in the provision of affordable housing. Policy 4.1 - Regulatory Incentives for Affordable Housing Support the use of density bonuses and other incentives, such as fee deferrals/waivers and parking reductions, to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. The proposed project will develop a mostly vacant, underutilized site with 35 three-story townhomes that will be consistent with the scale and nature of residential land uses surrounding the site. The project would respond to community needs for pedestrian infrastructure adjacent to housing by developing the subject property, which has an existing bus stop on Main Street, with a residential project and constructing a new sidewalk along Holly Lane. The project will comply with the Holly-Seacliff Specific Plan's affordable housing requirement to provide 15 percent of the proposed dwelling units as affordable units because the Applicant is providing 5 affordable units on the site. Attachment 1.1 246 247 Due to the provision of affordable housing, the Applicant is entitled to a 10 percent density bonus, one incentive/concession, and an unlimited number of waivers of development standards as permitted by the California Density Bonus Law. The project includes a 10 percent density bonus to allow 16.59 units per gross acre instead of the maximum density of 15 units per gross acre established in the Holly-Seacliff Specific Plan. The project is not requesting any incentives/concessions, but does include waivers of development standards to allow for a reduced front yard setback along Holly Lane (10 feet instead of 15 feet) and a reduced building separation between several of the onsite buildings (15- and 16-feet instead of 20- feet). Approval of the density bonus and the requested waivers would serve as mechanism to accommodate additional housing and add to the City's overall housing stock. 2. The ZTA would change the land use designation of the subject property and modify text within the Holly-Seacliff Specific Plan to enable development of the site with a medium- density residential project. Conservatively, the addition of 35 units on the site has been reflected in the overall development capacity for the Specific Plan to ensure consistency with the proposed RM designation on the subject property. However, because residential uses developed under the Specific Plan have largely been developed at lower densities than what was permitted under the Specific Plan, the proposed ZTA will be consistent with the overall residential development capacity that was envisioned for the Specific Plan area. Furthermore, the ZTA will not affect the overall land use uses or the development standards prescribed for the RM zoning district established in the Holly-Seacliff Specific Plan. 3. A community need is demonstrated for the change proposed because it will allow an underdeveloped site to be developed with a residential use that is consistent with the character of the area and will add to the City's housing stock. 4. Adoption of the ZTA will be in conformity with public convenience, general welfare and good zoning practices because residential uses are a more appropriate land use for the site than commercial uses. The site is surrounded by residential uses on all sides and development of a commercial use on the subject property would result in greater impacts to existing residences than a residential use, such as the proposed project. Furthermore, a residential use is more appropriate than a commercial use on the property because the site has been zoned for commercial uses since adoption of the Specific Plan and has yet to be developed with a commercial use outside of the glass shop on the northwest corner. Therefore, adoption of the ZTA will implement the land use designation proposed with General Plan Amendment No. 20- 003 and the overarching goals and policies in the Specific Plan, and would result in a land use on the property that is more compatible with the surrounding neighborhood. Attachment 1.2 247 ATTAC H M E N T #2 RESOLUTION NO. 2022-26 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH ADOPTING ADDENDUM NO. 1 TO THE HOLLY- SEACLIFF SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT NO. 89-1 FOR THE HOLLY TRIANGLE TOWNHOMES PROJECT WHEREAS, Addendum No. 1 to the Holly-Seacliff Specific Plan EIR (State Clearinghouse No. 89010412) was prepared by the City of Huntington Beach (City) to address the environmental impacts of the proposed Holly Triangle Townhomes Project(the "Project"); and • On Monday, May 2, 2022 the Addendum was posted to the City of Huntington Beach website; and • On May 10, 2022 the Planning Commission of the City of Huntington Beach conducted a public hearing at which it considered the Holly Triangle Townhomes project, Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report(EIR)for the Holly Triangle Townhomes Project, and the comments and input of the interested public and stakeholders. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: SECTION 1. The City Council finds that Addendum No. 1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project is complete and adequate in that it has identified all impacts of the project and that there are no known potential environmental impacts not addressed in the Addendum.Addendum No. 1 to the Holly-Seacliff Specific Plan EIR has been provided and will be on file with the City of Huntington Beach Department of Community Development, 2000 Main Street, Huntington Beach, California 92648. SECTION 2. The City Council finds that although Addendum No. 1 to the Holly-Seacliff Specific Plan EIR identifies environmental impacts that will result if the Project is approved, the Project would not result in new or substantially more severe environmental impacts than previously identified impacts in the Holly-Seacliff Specific Plan EIR. SECTION 3. The City Council finds that no "substantial evidence" (as that term is defined pursuant to CEQA Guidelines Section 15384) has been presented that would call into question the facts and conclusions in the Addendum. SECTION 4. The City Council finds that no substantial changes to the project or circumstances and no new information of substantial importance (as that term is defined pursuant to CEQA Guidelines Section 15162) have been identified requiring the preparation of a Supplemental EIR or Subsequent EIR. SECTION 5. The City Council finds that the revised Mitigation Monitoring Reporting Program establishes a mechanism and procedures for implementing and verifying the mitigation measures pursuant to Public Resources Code 2108.6 and hereby adopts the revised Mitigation 22-11197/280826 RESOLUTION NO. 2022-26 Monitoring Reporting Program. The mitigation measures shall be incorporated into the Project prior to or concurrent with Project implementation as defined in each measure. SECTION 6. The City Council finds that Addendum No. 1 to the Holly-Seacliff Specific Plan EIR reflects the independent review and judgement of the City of Huntington Beach City Council, that Addendum No. 1 to the Holly-Seacliff Specific Plan EIR was presented to the City Council, and that the City Council reviewed and considered the information contained in the Final EIR prior to approving General Plan Amendment No. 20-003/Zoning Text Amendment No. 20- 003/Tentative Tract Map No. 19118/Conditional Use Permit No. 20-025/Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 20-003 (Holly Triangle Townhomes Project). SECTION 7. The City Council finds that Addendum No. 1 to the Holly-Seacliff Specific Plan EIR serves as the adequate and appropriate environmental documentation for the Project. The City Council adopts Addendum No. 1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project in finding that the Addendum is complete and that it has been prepared in compliance with the California Environmental Quality Act and CEQA guidelines. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on �G�/2Qi�l�r , 2022. s Mayor ATTEST: APPROVED AS T FROM: �. 4& City Clerkk 71TIATED omey REVIEWED AND APPROVED: AND APPROVED: City anager Director of Community Development Exhibit A: Amended Mitigation Monitoring and Reporting Plan 22-11197/280825 2 Resolution No. 2022-26 Exhibit"A" Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Mitigation Monitoring and Reporting Program Introduction The California Environmental Quality Act(CEQA) requires a lead or public agency that approves or carries out a project for which a Mitigated Negative Declaration has been adopted which identifies one or more significant adverse environmental effects and where findings with respect to changes or alterations in the project have been made, to adopt a "...reporting or monitoring program for the changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment" (CEQA, Public Resources Code Sections 21081, 21081.6). The Holly-Seacliff General Plan Amendment Final Environmental Impact Report No. 89-1 (HSSP Final EIR) (SCH #89010412) certified by the City of Huntington Beach (City) on January 8, 1990, in conjunction with an Addendum HSSP Final EIR,serve as the environmental review for the proposed Holly Triangle Townhomes Project.Mitigation Monitoring and Reporting Program (MMRP)is required to ensure that adopted mitigation measures are successfully implemented for the Holly Triangle Townhomes Project (Project). The City of Huntington Beach is the Lead Agency for the Project and is responsible for implementation of the MMRP.This report describes the MMRP for the Project and identifies the parties that will be responsible for monitoring implementation of the individual mitigation measures in the MMRP. Mitigation Monitoring and Reporting Program The MMRP for the Project will be active through all phases of the Project,including design,construction, and operation.The attached Table 1 identifies the mitigation program required to be implemented by the City for the Holly Triangle Townhomes Project. The table identifies the Standard Conditions; Plan, Program, Policies (PPPs); Project Design Features(PDFs) and Mitigation Measures from the HSSP Final EIR required by the City to mitigate or avoid significant adverse impacts associated with the implementation of the Project, the timing of implementation, and the responsible party or parties for monitoring compliance. Revisions to existing HSSP Final EIR mitigation measures are shown in underline and deletions are show in strikethrough. The MMRP also includes a column that will be used by the compliance monitor (individual responsible for monitoring compliance) to document when implementation of the measure is completed. As individual Plan, Program, Policies; and mitigation measures are completed, the compliance monitor will sign and date the MMRP, indicating that the required actions have been completed. 1 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank 2 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Table 1 : Mitigation Monitoring and Reporting Program Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials AESTHETICS PPP AES-1.The proposed Project shall comply with lighting standards In Construction Plans and City of Huntington Beach detailed in the City's Municipal Code,which requires Project lighting to Specifications. Prior to the Community Development be shielded,diffused,or indirect to avoid glare to both on offsite issuance of Building Permits. Department residents,pedestrians,and motorists. AIR QUALITY PPP AQ-1: Rule 402. The construction plans and specifications shall In Construction Plans and City of Huntington Beach state that the project is required to comply with the provisions of South Specifications. Prior to the Public Works Department Coast Air Quality Management District(SCAQMD) Rule 402.The issuance of Grading and and Community project shall not discharge from any source whatsoever such quantities Building Permits. Development Department of air contaminants or other material which cause injury,detriment, nuisance,or annoyance to any considerable number of persons or to the public,or which endanger the comfort,repose,health or safety of any such persons or the public,or which cause,or have a natural tendency to cause,injury or damage to business or property. PPP AQ-2: Rule 403.The following measures shall be incorporated In Construction Plans and City of Huntington Beach into construction plans and specifications as implementation of Specifications. Prior to the Public Works Department SCAQMD Rule 403: issuance of Grading Permits. and Community • All clearing,grading,earth-moving,or excavation activities Ongoing during Construction Development Department shall cease when winds exceed 25 mph per SCAQMD Activities. guidelines in order to limit fugitive dust emissions. • The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3)times daily during dry weather.Watering,with complete coverage of disturbed areas,shall occur at least three times a day,preferably in the mid-morning,afternoon, and after work is done for the day. • The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 3 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials PPP AQ-3: Rule 1113.The following measure shall be incorporated In Construction Plans and City of Huntington Beach into construction plans and specifications as implementation of South Specifications. Prior to the Public Works Department Coast Air Quality Management District Rule(SCAQMD) Rule 1 1 1 3.The issuance of Building Permits and Community Project shall only use "Low-Volatile Organic Compounds(VOC)" paints Development Department (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113. PPP A04:SCAQMD Rule 445.The following measure shall be In Construction Plans and City of Huntington Beach incorporated into construction plans and specifications as Specifications. Prior to the Public Works Department implementation of SCAQMD Rule 445.Wood burning stoves and issuance of Demolition Permits. and Community fireplaces shall not be included or used in the new development. Development Department BIOLOGICAL RESOURCES PPP BIO-1: The Project shall comply with the Migratory Bird Treaty Act In Construction Plans and City of Huntington Beach (MBTA) (United States Code Title 33,Section 703 et seq.;see also Specifications. Prior to the Community Development Code of Federal Regulations Title 50, Part 10) and Section 3503 of the issuance of Building Permits. Department California Fish and Game Code during the avian nesting and breeding season that occurs between February 1 and September 15.The provisions of the MBTA prohibits disturbing or destroying active nests. CULTURAL RESOURCES PPP CUL-1: Human Remains. Should human remains be discovered In Construction Plans and City of Huntington Beach during Project construction,the Project would be required to comply Specifications. Prior to the Community Development with State Health and Safety Code Section 7050.5,which states that no issuance of Grading Permits. Department further disturbance may occur in the vicinity of the body until the County Ongoing during Construction Coroner has made a determination of origin and disposition pursuant to Activities. Public Resources Code Section 5097.98.The County Coroner must be notified of the find immediately.If the remains are determined to be prehistoric,the Coroner will notify the Native American Heritage Commission,which will determine the identity of and notify a Most Likely Descendant(MLD). With the permission of the landowner or his/her authorized representative,the MLD may inspect the site of the discovery.The MLD must complete the inspection within 48 hours of notification by the NAHC. Mitigation Measure Archaeology 4. Ground disturbing activity within In Construction Plans and City of Huntington Beach the study area should be monitored by a qualified observer assigned Specifications. Prior to the Community Development by the Principal Investigator/Archaeologist to determine if significant issuance of Grading Permits. Department historic deposits,(e.g.foundations,trash deposits, privy pits and similar Ongoing during Construction features) have been exposed.The monitoring should be on a full-time Activities. 4 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Town homes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials basis,but can be terminated when clearly undisturbed geologic formations are exposed.If such exposures occur,appropriate collections should be made,followed by analysis and report preparation. Historic material may be encountered anywhere within the Holly-Seacliff property,but the area around the old Holly Sugar Refinery is probably more sensitive than the balance of the project area. Historical material recovered at the archaeological sites should be treated with those deposits. Prior to issuance of a grading permit the applicant/developer shall provide written evidence to the City Planning Division that a qualified archaeologist has been retained by the applicant/developer to monitor initial ground disturbing activities to address unanticipated archaeological discoveries and any archaeological requirements (e.g., conditions of approval)that are applicable to the project.The applicant/developer shall conduct a field meeting Prior to the start of construction activity with all construction supervisors to train staff to identify potential archaeological resources. In the event that archaeological materials area encountered during ground-disturbing activities work in the immediate vicinity of the resource shall cease until a qualified archaeologist has assessed the discovery and appropriate treatment pursuant to CEQA Guidelines Section 15064.5 is determined. If discovered archaeological resources are found to be significant,the archaeologist shall determine in consultation with the City and any consulting Native American groups expressing interest following notification by the City,appropriate avoidance measures or other appropriate mityation Per CEQA Guidelines Section 151 26.4(b)(3), preservation in place shall be the preferred means to avoid impacts to archaeoloaical resources qualifying as historical resources. Consistent with CEQA Guidelines Section 151 26.4(b)(3)(C),if it is demonstrated that confirmed resources cannot be avoided,the qualified archaeologist shall develop additional treatment measures,such as data recovery,reburial/relocation,deposit at a local museum that accepts such resources or other appropriate measures in consultation with the implementing agency and any local Native American representatives expressing interest in prehistoric or tribal resources. If an archaeological site does not qualify as a historical resource but meets the criteria for a unique archaeological resource as defined in 5 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials Section 21083.2,then the site shall be treated in accordance with the provisions of Section 21083.2. ENERGY PPP GHG-1:Title 24 Standards. The Project shall be designed in In Construction Plans and City of Huntington Beach accordance with the applicable Title 24 Energy Efficiency Standards Specifications. Prior to the Community Development for Residential and Nonresidential Buildings(California Code of issuance of Building Permits. Department Regulations [CCR],Title 24, Part 6). These standards are updated, nominally every three years,to incorporate improved energy efficiency technologies and methods.The Building Manager,or designee shall ensure compliance prior to the issuance of each building permit.The 2019 Title 24 Energy Efficiency standards for residential uses require that solar photovoltaic electricity be installed equal to the amount used annually. GEOLOGY AND SOILS PPP GEO-1 The Project shall be designed and constructed in In Construction Plans and City of Huntington Beach compliance with the 2019 California Building Code(CBC) Design Specifications. Prior to the Community Development Parameters or the most current CBC adopted in the City's Municipal issuance of Building Permits. Department Code. PPP GEO-2 As required by the current CBC adopted in the City's In Construction Plans and City of Huntington Beach Municipal Code, prior to issuance of a grading permit,site preparation Specifications. Prior to the Community Development shall follow the recommendations in the Geotechnical Investigation and issuance of Grading and Department Design Report for Proposed Residential Development Huntington Beach, Demolition Permits. California (dated November 4, 2020), prepared by Group Delta Consultants,as well as any additional future site-specific,design-level geotechnical investigations of the Project. Mitigation Measure Paleontology 6. Prior to the issuance of a grading In Construction Plans and City of Huntington Beach plan. a A qualified paleontologist Specifications. Prior to the Community Development issuance of Grading Permits. Department shall prepare a Paleontological Resource Impact Mitigation Plan (PRIMP) for submittal and review by the City. Implementation of the PRIMP will ensure that adverse impacts to potentially significant paleontological resources are mitigated to a level less than significant level The PRIMP shall com[2[X with the l2royisions outlined below: 6 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials 1. Shall comply with Holly-Seacliff Final Environmental Impact Report Mitigation Measures Paleontology 6 through 10. 2. Monitoring of mass grading and excavation activities in areas identified as likely to contain paleontological resources shall be performed by a qualified paleontologist or paleontological monitor. The PRIMP shall stipulate that monitoring will be conducted either full or part time at the determination of the paleontologist, based upon the identification of undisturbed sediments of "old paralic deposits undivided (late to middle Pleistocene" (Qop).The Project paleontologist is responsible to periodically visit the property during the initial stages of grading to identify the Pleistocene deposits and direct the initiation of monitoring. 3. Paleontological monitors shall be equipped to salvage fossils as they are unearthed to avoid construction delays. The monitor must be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens in a timely manner.The monitor shall notify the Project paleontologist,who will then notify the concerned parties of the discovery. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface,or,if present,are determined upon exposure and examination by qualified paleontological personnel to have low potential to contain fossil resources. 4. Fossils shall be collected and placed in cardboard flats or plastic buckets and identified by field number, collector, and date collected. Notes shall be taken on the map location and stratigraphy of the site, which is photographed before it is vacated,and the fossils are removed to a safe place. On mass grading proiects, discovered fossil sites shall be protected by flagging to prevent them from being over-run by earthmovers (scrapers) before salvage begins. Fossils shall be collected in a similar manner,with notes and photographs being taken before removing the fossils. Precise location of the site shall be determined with the use of handheld GPS units. If the site involves remains from a large terrestrial vertebrate, such as large bone(s) or a mammoth tusk, that is/are too large to be easily removed by a single monitor,a fossil recovery crew shall excavate around the find,encase the find within a plaster and burlap iacket, and remove it after the plaster is set. For large 7 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials fossils, use of the contractor's construction equipment may be solicited to help remove the jacket to a safe location. 5. Isolated fossils shall be collected by hand, wrapped in paper, and placed in temporary collecting flats or five-gallon buckets. Notes shall be taken on the map location and stratigraphy of the site,which shall be photographed before it shall be vacated and the fossils are removed to a safe place. 6. Particularly small invertebrate fossils typically represent multiple specimens of a limited number of organisms, and a scientifically suitable sample can be obtained from one to several five-gallon buckets of fossiliferous sediment. If it is possible to dry screen the sediment in the field,a concentrated sample may consist of one or two buckets of material. For vertebrate fossils, the test is usually the observed presence of small pieces of bones within the sediments. If present, as many as 20 to 40 five-gallon buckets of sediment can be collected and returned to a separate facility to wet-screen the sediment. 7. In accordance with the "Microfossil Salvage" section of the Society of Vertebrate Paleontology guidelines (2010:7), bulk sampling and screening of fine-grained sedimentary deposits (including carbonate-rich paleosols) must be performed if the deposits are identified to possess indications of producing fossil "microvertebrates"to test the feasibility of the deposit to yield fossil bones and teeth. 8. In the laboratory, individual fossils are cleaned of extraneous matrix,any breaks are repaired,and the specimen,if needed, is stabilized by soaking in an archivally approved acrylic hardener (e.g.,a solution of acetone and Paraloid B-72). 9. Recovered specimens are prepared to a point of identification and permanent preservation (not display), including screen- washing sediments to recover small invertebrates and vertebrates. Preparation of individual vertebrate fossils is often more time-consuming than for accumulations of invertebrate fossils. 10. Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the Western Science Center or the Orange County Natural History Foundation) shall be conducted. The paleontological 8 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials program should include a written repository agreement prior to the initiation of mitigation activities. Prior to curation,the lead agency (e.g.,the City of Huntington Beach) will be consulted on the repository/museum to receive the fossil material. 1 1. A final report of findinas and significance shall be prepared, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location(s). The report, when submitted to, and accepted by, the appropriate lead agency, will signify satisfactory completion of the project program to mitigate impacts to any potential nonrenewable paleontological resources(i.e.,fossils)that might have been lost or otherwise adversely affected without such a program in place. 12. Decisions regarding the intensitXof the MMRP will be made by the Project paleontologist based on the significance of the paleontological resources and their biostratigraphic, biochronoloaic, poleoecologic, taphonomic, and taxonomic attributes, not upon the ability of a Project proponent to fund the MMRP. GREENHOUSE GAS EMISSIONS PPP GHG-1:Title 24 Standards. The Project shall be designed in In Construction Plans and City of Huntington Beach accordance with the applicable Title 24 Energy Efficiency Standards Specifications. Prior to the Community Development for Residential and Nonresidential Buildings (California Code of issuance of Building Permits. Department Regulations [CCR],Title 24,Part b).These standards are updated, nominally every three years,to incorporate improved energy efficiency technologies and methods.The Building Manager,or designee shall ensure compliance prior to the issuance of each building permit.The 2019 Title 24 Energy Efficiency standards for residential uses require that solar photovoltaic electricity be installed equal to the amount used annually. PPP GHG-2: CALGreen Standards. Projects shall be designed in In Construction Plans and accordance with the applicable California Green Building Standards Specifications. Prior to the (CALGreen) Code (24 CCR 1 1).The Building Manager,or designee issuance of Building Permits. shall ensure compliance prior to the issuance of each building permit. HAZARDS AND HAZARDOUS MATERIALS 9 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials PPP HAZ-1: City Specification 422, Oil Well Abandonment Permit In Construction Plans and City of Huntington Beach Process. In accordance with this City regulation,the Project plans will Specifications. Prior to the Fire Department include the requirements for oil well abandonment.Pursuant to this issuance of Grading Permits. requirement,before any oil well abandonment operations are commenced,the State of California Geological Energy Management Division(CaIGEM) must be contacted, and the following processes initiated: • For all sites undergoing development,the owner must complete and submit a Well Review Program Introduction and Application to the CaIGEM. At completion of the CaIGEM review,a Well Review Letter will be issued to the owner. • The well operator must submit an application to abandon or re- abandon each oil well to the DOGGR when the well is not abandoned to the current CaIGEM standards,or when the well casing will be modified. The CaIGEM will then issue a permit that sets forth their agency requirements and conditions. • The CaIGEM Well Review Letter (if applicable) and abandonment permit must be presented to the Huntington Beach Fire Department to obtain a Fire Department permit for well abandonment. PPP HAZ-2: City Specification 429,Methane Mitigation In Construction Plans and City of Huntington Beach Requirements. In accordance with this City regulation, the Project Specifications. Prior to the Fire Department plans and construction permits will implement the requirements for issuance of Building Permits. methane gas testing and mitigation systems for new structures.The proposed residential structures would include methane mitigation systems that will be reviewed and approved by the City of Huntington Beach Fire Department during the Project permitting process. PPP HAZ-3: City Specification 431-92,Soil Quality Standards. In In Construction Plans and City of Huntington Beach accordance with this City specification,the Project plans and Specifications. Prior to the Fire Department construction permits will implement regulations to assess site soils for the issuance of Demolition Permits presence of chemical contaminants and to implement the required actions in the event that contamination is identified. PPP HAZ 4:California State Fire Marshal Information Bulletin 03-001,Encroachments into or on Pipeline Easements. In accordance with Bulletin 10 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials 03-001,during construction,the Project Applicant will be required to coordinate with the pipeline operator(Crimson Pipeline, L.P.) and to comply with California State Fire Marshal Information Bulletin 03-001, Encroachments into or on Pipeline Easements,which states that nothing shall encroach into or upon the pipeline easement,which would impede the pipeline operator from complete and unobstructed surface access along the pipeline right of way and that it is the responsibility of the pipeline operator to ensure they have unimpeded surface access and to be able to physically observe all portions of their pipeline rights of way. PPP HAZ-5: Pipeline Operations.All pipeline operations shall comply with all provisions contained in Part 195 (Transportation of Hazardous Liquids by Pipeline) of Title 49 of the Code of Federal Regulations and Section 31010,et seq.,of the California Government Codes,the California Pipeline Safety Act,both as may be amended,as well as other State,federal, and local requirements. PPP HWO-1:Storm Water Pollution Prevention Plan.As listed in In Construction Plans and City of Huntington Beach Section 5.10,Hydrology and Water Quality. Specifications. Prior to the Building Division issuance of Demolition Permits PDF HAZ-1:Well Re-Abandon Onsite Wells.The Project includes re- In Construction Plans and City of Huntington Beach abandonment of two onsite wells [CWC #51 (API 0405901594) and Specifications. Prior to the Fire Department Republic #4 (API 04045901698)] pursuant to CaIGEM standards as issuance of Building and implemented through City Specification 422. Grading Permits. PDF HAZ-2: Methane Barrier Systems.The Project includes design, In Construction Plans and City of Huntington Beach permit,and installation of soil vapor barrier systems beneath the Specifications. Prior to the Fire Department residential structures in accordance with City Specification 429.The issuance of Building Permits. methane barrier system will include a vent cone over each oil well,an impermeable membrane capable of precluding methane as well as other potential contaminated soil vapors from migrating into the residential structures.The gravel beneath the membrane shall have perforated vent piping through the roof of the residential structures. Mitigation Measure Oil Facilities 2.All new development proposals See PDF HAZ-1 City of Huntington Beach Satisfied through should be accompanied by: Fire Department completion of the Phase I and Phase II Environmental Site 11 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials • A plan which addresses the requirements for abandoned wells. Assessments,included as Addendum • The abandonment plans for existing wells. Appendix D and PDF • The operational plans for any remaining wells and facilities. HAZ-1 These plans must satisfy the requirements of the City of Huntington Beach and the California Energy Management Division(CaIGEM). (Satisfied through Project plans for well re-abandonment pursuant to CaIGEM standards and City Specification 422). Mitigation Measure Human Health and Safety 1. Prior to grading and See PDF HAZ-1 and PDF HAZ-2 City of Huntington Beach Satisfied through development,a site reconnaissance should be performed including a Fire Department. completion of the phased Environmental Site Assessment to evaluate areas where Phase I and Phase II contamination of the surficial soils may have taken place. The Environmental Site environmental assessment should evaluate existing available Assessments,included information pertinent to the site and also undertake a limited as Addendum investigation of possible on-site contamination. Phase I should include: Appendix D. a. Review of available documents pertinent to the subject site to evaluate current and previous uses. b. Site reconnaissance to evaluate areas where contamination of surficial soils may have taken place. C. Excavation and testing of oil samples to determine presence of near surface contamination of soil. d. Subsurface exploration to determine presence of sumps on-site. Testing of possible drilling fluids for heavy metals. e. Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells. f. Testing of air samples for gas vapor, methane gas and sulfur compounds. (Satisfied through completion of the Phase I and Phase H Environmental Site Assessments, included as Appendix D) Mitigation Measure Human Health and Safety 2.The actual site See PDF HAZ-1 and PDF HAZ- City of Huntington Beach Satisfied through characterization and remedial action plan would be developed as part 2. Fire Department completion of the of a later phase. Upon completion of the Environmental Assessment,a Phase I and Phase II Remedial Action Plan can be developed.This plan should address the Environmental Site following items: Assessments,included 12 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials a. Treatment of possible crude oil contaminated soils. A possible as Addendum solution to this condition would be aeration of the contaminated Appendix D. soils to release the volatile gases and then incorporation of the treated soils into the roadway fills (subgrade). b. Treatment of possible drilling sumps by either on-site disposal of noncontaminated drilling fluids or off-site disposal of contaminated fluids. C. Treatment of the possibility of the accumulation of methane gas. Mitigation Measure Human Health and Safety 3. Prior to Will be satisfied through See PDF HAZ-2 Satisfied through development,a thorough site study for the presence of surface and completion of PDF HAZ-2. completion of the shallow subsurface methane gas should be performed.Any abnormal Phase I and Phase 11 findings would require a Remedial Action Plan and further studies to Environmental Site assure sufficient mitigation of the hazardous areas prior to building Assessments,included construction.All structures should have a gas and vapor barrier as Addendum installed underneath the slabs and foundations. Gas collection and Appendix D,and PDF ventilation systems should be installed over abandoned wells which are HAZ-2• underneath or within ten (10) feet of any structure,and over wells which show evidence of surface emissions of methane gas.Additionally, following construction of structures,an organic vapor analysis should be conducted and the results evaluated to assure that acceptable air quality is maintained within buildings and residences. Mitigation Measure Human Health and Safety 4.The presence of In Construction Plans and City of Huntington Beach Items a-e satisfied methane gas on-site should be the subject of future studies that include Specifications. Prior to the Fire Department through completion of the following tasks: issuance of Building and the Phase I and Phase a) Drilling of test wells to monitor for subsurface methane Grading Permits. II Environmental Site deposits and confirm or deny the presence of biogenic Assessments,included methane bearing strata near the surface in the development as Appendix D. area. b) Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps; c) Vapor monitoring of shallow vapor probes placed at strategic locations on the site and collection of soil vapor samples; d) Vapor survey areas adjacent to known abandoned oil wells; e) Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. f) Prior to issuance of grading permits the Pro'wct Applicant shall have implemented all required site assessment and remedial 13 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials actions to address residual contamination in soil and soil gas as prescribed by the California Department of Toxic Substances Control (DTSC) and under DTSC oversight The Proiect Applicant shall obtain a "No Further Action" letter or other written concurrence from DTSC indicating the successful completion of remediation activities and submit this written documentation to the City of Huntington Beach Fire Department for approval. In the event that DTSC elects not to oversee any Voluntary Cleanup activities on the site,the Applicant will seek oversight from the Orange County Health Care Agency or the Santa Ana Regional Water Quality Control Board and demonstrate compliance with applicable residential soil vapor screening levels.The Applicant will hire a City-approved consultant to conduct any required site assessments and remedial actions to address residual contamination in soil and soil gas on the site in compliance with existing regulations,and the City-approved consultant will submit all reports and materials to the appropriate regulatory agency and to the City simultaneous with any submittals to the Applicant. g) Protection of 6-inch crude oil pipeline: • Prior to issuance of demolition and grading permits. the Applicant shall coordinate with the oil pipeline operator(Crimson Pipeline. L.P.) and the State Fire Marshall's Office Pipeline Safety Division and shall demonstrate to the City of Huntington Beach Fire Department that a construction plan is in place to ensure that no damage will occur to the pipeline during construction and to confirm the installation and operation of the fire flow line will not be impacted by the oil pipeline The pipeline operator requires that all excavation in the vicinity of the pipeline be done with hand tools in the presence of the pipeline operators inspector consistent with California State Law requirements,and that any damage to the Pipeline shall be reported immediately.The pipeline operator shall perform the necessary repair to insure the—public safety and shall be reimbursed for all 14 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials repair work necessary to continue with the safe, reliable operation of the pipeline. • Prior to occupancy of the first dwelling unit,an operational plan shall be coordinated with the oil pipeline operator(Crimson Pipeline L.P.) and the State Fire Marshall's Office Pipeline Safety Division, to demonstrate to the City of Huntington Beach Fire Department that the Homeowner's Association will be informed and the CC&Rs include,the allowable and prohibited encroachments into or on the pipeline easement the contact information for the applicable regulatory agencies(City and state) emergency procedures in the event of pipeline damage as well as the contact information and responsibilities of the pipeline operator and any other relevant information to ensure no damage would occur to the pipeline during operation and to protect the health and safety of residents. Mitigation Measure Human Health and Safety 5. Oil wells scheduled Will be satisfied through City of Huntington Beach Will be satisfied for abandonment should be completed in accordance with the completion of PDF HAZ-1 and Fire Department through completion of standards and specifications of the City of Huntington Beach and the Mitigation Measure Human PDF HAZ-1: Well Re- California Energy Management Health and Safety 4f. Abandon Onsite as Division(CaIGEM).Wells which have previously been abandoned must implemented through be re-abandoned to the most current requirements of the City of City Specification Huntington Beach and the CaIGEM. 422• Mitigation Measure Human Health and Safety 10. Prior to Prior to project approval. City of Huntington Beach Satisfied through development,a review of available public health records should be Community Development completion of the performed to evaluate possible public health risk sites in the vicinity of Department Phase I Environmental the subject site. Site Assessment, included as Addendum Appendix D. HYDROLOGY AND WATER QUALITY PPP HWQ-1 Storm Water Pollution Prevention Plan. Prior to the In Construction Plans and City of Huntington Beach issuance of any grading or building permits,the Project Applicant shall Specifications. Prior to the Public Works Department demonstrate compliance with California's General Permit for 15 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials Stormwater Discharges Associated with Construction Activity by issuance of Grading and providing a copy of the Notice of Intent(NOI) submitted to the State Demolition Permits. Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing in a manner meeting the satisfaction of the City's Department of Public Works. Projects subject to this requirement shall prepare and implement a Storm Water Pollution Prevention Plan (SWPPP) during all phases of construction.A copy of the current SWPPP shall be kept at the construction site and be available for State and City review on request. PPP HWQ-2 General Waste Discharge Requirements. Prior to the In Construction Plans and City of Huntington Beach issuance of any grading or building permits,if construction dewatering Specifications. Prior to the Public Works Department or discharges from other specific activities (e.g.,dewatering from issuance of Grading Permits. subterranean seepage, potable water system maintenance discharges, fire hydrant flushing,etc.) are required,the Project Applicant shall notify the Santa Ana Regional Water Quality Control Board (RWQCB) and any discharges into surface waters shall be conducted in compliance with the Santa Ana RWQCB's Order No. R8-2015-0004 (NPDES No. CAG998001),which includes General Waste Discharge Requirements (WDRs) for discharges to surface water that pose an insignificant(de minimis)threat to water quality.The General WDRs include provisions mandating notification,testing, and reporting of dewatering and testing-related discharges,and contain numeric and performance-based effluent limits depending upon the type of discharge. PPP HWQ-3 Water Quality Management Plan. Prior to the issuance of In Construction Plans and City of Huntington Beach any grading or building permits,the Project Applicant shall submit for Specifications. Prior to the Public Works Department review and approval by the City's Public Works Department,the final issuance of Building and Project Water Quality Management Plan (WQMP)specifically Grading Permits. identifying Best Management Practices(BMPs)that address Pollutants of Concern. The WQMP shall comply with the requirements of the Orange County MS4 Permit,the Orange County Drainage Area Management Plan(DAMP),Model WQMP,and Technical Guidance Manual,and the City's Local Implementation Plan(LIP),Citywide Urban Runoff Management Plan (CURMP), Project WQMP Preparation Guidance Manual,and pertinent regulations in the 16 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials Municipal Code. Prior to the issuance of a certificate of use and occupancy,the Project Applicant shall demonstrate to the satisfaction of the City's Public Works Department the following: • All structural BMPs described in the Project's approved WQMP have been implemented, constructed, and installed in conformance with approved plans and specifications; • Demonstrate that the Project Applicant has complied with all nonstructural BMPs described in the Project's WQMP; • Provide certifications from the Engineer of Record or Landscape Architect that the LID BMPs and treatment control BMPs were constructed and installed per the approved plans and specifications; • Copies of the Project's approved WQMP (with attached O&M Plan and Educational Materials) are available for each of the initial occupants and tenants of the Project; and • The Covenants, Conditions, and Restrictions (CC&Rs) includes pertinent BMPs in the approved WQMP and O&M Plan. PPP HWQ-4 Grading and Erosion Control Plans. Prior to the issuance In Construction Plans and City of Huntington Beach of any grading permit,the Project Applicant/Developer shall submit for Specifications. Prior to the Public Works Department review and approval by the City's Public Works Department,the issuance of Building and grading and erosion control plans for the Project.The plans shall Grading Permits. demonstrate that proposed grading and excavation activities on the site shall include the installation of permanent and semipermanent erosion control measures in compliance with pertinent requirements of the City's Grading and Excavation Code,as contained in Chapter 17.05 of the Municipal Code. PPP HWQ-5 Storm Drainage Plan. Prior to the issuance of any grading In Construction Plans and City of Huntington Beach or building permits,the Project Applicant shall submit for review and Specifications. Prior to the Public Works Department approval by the City's Public Works Department,the storm drainage issuance of Building and plan for the Project.The plan shall include the installation of an on-site Grading Permits. storm drain system that would accommodate 100-year flood flows,in accordance with Chapter 255 of the City's Municipal Code,the Orange County Hydrology Manual,and other City specifications. In addition, the Project Applicant shall pay the applicable fees for the City's local drainage fund in accordance with Chapter 14.48 of the Municipal Code. Prior to the approval of final inspection,the on-site storm drain 17 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials system shall be constructed,or provide evidence of financial security (such as bonding),in a manner meeting the approval of the City's Public Works Department. NOISE PPP N-1: Municipal Code Section 8.80.090 (Special Provisions). Noise In Construction Plans and City of Huntington sources associated with construction,repair,remodeling,or grading of Specifications. Prior to the Community Development any real property; provided that: (1) the City has issued a building, issuance of Grading and Department grading or similar permit for such activities; (2)said activities do not Building Permits. Ongoing take place between the hours of 7:00 p.m. and 7:00 a.m.,Monday during Construction Activities. through Saturday,or at any time on Sunday or a Federal holiday; and (3)the average construction noise levels do not exceed 80 dBA Leq at nearby noise-sensitive land uses.If outdoor construction activities are permitted by the City after 7:00 p.m. or before 7:00 a.m.,the average construction Noise Levels at nearby noise-sensitive land uses shall be limited to 50 dBA Leg. Mitigation Measure Roadway Noise 1. Enforcement of the City of In Construction Plans and City of Huntington Huntington Beach Noise Ordinance should be implemented which limits Specifications. Prior to the Community Development the hours of construction to normal weekday working hours. issuance of Demolition Permits. Department Mitigation Measure Roadway Noise 2.Measures should be designed In Construction Plans and City of Huntington to satisfy the requirement that 65 CNEL not be exceeded in residential Specifications. Prior to the Community Development outside living areas. Where residential buildings are to be located issuance of Demolition Permits. Department within these 65 CNEL contours,mitigation measures should be undertaken to reduce noise to acceptable levels.Mitigation through the design and construction of a noise barrier(wall,berm,or combination wall/berm) is the most common way of alleviating traffic noise impacts. The effect of a noise barrier is critically dependent on the geometry between the noise source and the receiver.A noise barrier effect occurs when the "line of sight" between the source and receiver is penetrated by the barrier.A barrier which does not break the line-of-sight is not an affective barrier,while one which just interrupts the line-of-sight achieves a 5 dbA reduction in noise.The greater the penetration the greater the noise reduction. Increasing building setbacks should also be used to attenuate noise down to acceptable levels. 18 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials Mitigation Measure Roadway Noise 3.The City of Huntington Beach In Construction Plans and City of Huntington should require that the housing portion of this project comply with the Specifications. Prior to the Community Development State of California Noise Insulation standards.The code requires that issuance of Demolition Permits. Department "interior community noise levels (CNEL)with window closed,attributable to exterior sources shall not exceed an annual CNEL of 45 dB in any habitable room."Any measures,such as window upgrades,can be specified at the time of building permit application. Mitigation Measure Roadway Noise 4.At the time of building permit In Construction Plans and City of Huntington application,the design should again be reviewed to ensure that sound Specifications. Prior to the Community Development mitigation is included in the design. issuance of Building Permits. Department PUBLIC SERVICES PPP PS-1: Fire Protection Fees. Prior to the issuance of either a In Construction Plans and City of Huntington certificate of occupancy or final building approval,the Project Specifications. Prior to the Community Development Applicant/Developer shall pay the required development impact fees issuance of Building Permits. Department for fire suppression facilities,as required by Huntington Beach Municipal Code Chapter 17.74. PPP PS-2: Police Protection Fees. Prior to the issuance of certificate of In Construction Plans and City of Huntington occupancy or final building permit approval,the Project Specifications. Prior to the Community Development Applicant/Developer shall pay required development impact fees for issuance of Building Permits. Department police facilities as required by Huntington Beach Municipal Code Chapter 17.75. PPP PS-3:School Fees. Prior to the issuance of either a certificate of Prior to approval of a tentative City of Huntington occupancy or prior to building permit final inspection,the applicant map. Community Development shall provide payment of the appropriate fees set forth by the Department applicable school districts related to the funding of school facilities pursuant to Government Code Section 65995 et seq. PPP PS-4: Library Fees. Prior to the issuance of certificate of occupancy City of Huntington or final building permit approval,the Project Applicant/Developer shall Community Development pay required library development impact fees as required by Department Huntington Beach Municipal Code Chapter 17.67. RECREATION 19 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials PPP REC-1 The Applicant shall comply with the Huntington Beach Prior to approval of a tentative City of Huntington General Plan requirement of 5 acres of parkland per 1,000 residents map. Community Development through payment of in-lieu fees for improvements to existing City parks, Department to the satisfaction of the Community Services Department,prior to the issuance of certificate of occupancy or final building permit approval. TRIBAL CULTURAL RESOURCES PPP CUL-1: Human Remains. As listed above in Cultural Resources. In Construction Plans and City of Huntington Specifications. Prior to the Community Development issuance of Grading Permits. Department Ongoing during Construction Activities. Mitigation Measure Archaeology 2. The ereheeeleg+Ee1 In Construction Plans and City of Huntington Specifications. Prior to the Community Development issuance of Demolition and Department Grading Permits. Ongoing during Construction Activities. Prior to the beginning of any excavation effort,a burial strategy should be developed by the archaeologist retained to accomplish the excavation members of the Native American community .The strategy should address details of the handling and processing of human remains encountered during excavation,as well as the ultimate disposition of such remains. E. Gempietiem of test e*eeyatie s she lmd be FAede eit eeeh ef4hc 20 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials u test eqEewoeitien „ ! ei steitement of sheti'd be eig a full time be5is when gFeiding 6 taking pleee en All excavation and ground disturbing observation projects should include a Native American Observer. Burials are known to exist at some of the sites,a circumstance which is extremely important to the Native American community.Therefore,the developer/applicant shall: 1. Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities A The project applicant/lead agency shall retain a Native American Monitor from a consultin tribe (Tribe).The monitor shall 21 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials be retained prior to the commencement of any "around-disturbing activity"for the subject project at all proiect locations (i.e., both on- site and any off-site locations that are included in the project description/definition and/or required in connection with the protect,such as public improvement work). "Ground-disturbing activity" shall include, but is not limited to demolition pavement removal potholing auguring grubbing tree removal boring, grading,excavation,drilling and trenching B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any around-disturbing activity,or the issuance of any permit necessary to commence a around-disturbing activity C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities the type of construction activities performed locations of ground- disturbing activities,soil types,cultural-related materials and any other facts,conditions,materials,or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs,including but not limited to.Native American cultural and historical artifacts remains places of significance etc (collectively, tribal cultural resources.or "TCR") as well as any discovered Native American (ancestral) human remains and burial goods Copies of monitor logs will be provided to the project ap Ip icant/lead agency upon written request to the Tribe D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Tribe from a designated point of contact for the protect applicant/lead agency that all around-disturbing activities and phases that may involve around- disturbing activities on the project site or in connection with the proiect are complete:or (2) a determination and written notification by the Tribe to the proiect applicant/lead agency that no future,planned construction activity and/or development/construction phase at the project site possesses the potential to impact TCRs. E. Upon discovery of any TCRs all construction activities in the immediate vicinity of the discovery shall cease(i.e not less than the surrounding 50 feet and shall not resume until the discovered 22 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials TCR has been fully assessed by the monitor and/or archaeologist. The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate in the Tribes sole discretion and for anXpurpose the Tribe deems appropriate including for educational cultural and/or historic purposes. 2• Unanticipated Discovery of Human Remains and Associated Funerary Objects A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation.and in any state of decomposition or skeletal completeness Funerary objects called associated grave goods in Public Resources Code Section 5097.98. are also to be treated according to this statute. B. If Native American human remains and/or grave goods discovered or recognized on the project site then all construction activities shall immediately cease.Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all around-disturbina activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American they shall contact bXtelephone within 24 hours,the Native American Heritage Commission and Public Resources Code Section 5097.98 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and D. Construction activities may resume in other Parts of the project site at a minimum of 200 feet away from discovered human remains and/or burial goods,if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).) 23 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials E. Preservation in place (i.e.,avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public non-profit institution with a research interest in the materials such as the Natural History Museum of Los Angeles County or the Fowler Museum if such an institution agrees to accept the material. If no institution accepts the archaeological material,it shall be offered to a local school or historical society in the area for educational purposes. F. Any discovery of human remains/burial goods shall be kelt confidential to prevent further disturbance. 3: Procedures for Burials and Funerary Remains: A. As the Most Likely Descendant("MLD") the Koo-nas-gna Burial Policy shall be implemented.To the Tribe,the term "human remains" encompasses more than human bones. In ancient as well as historic times.Tribal Traditions included,but were not limited to the preparation of the soil for burial,the burial of funerary objects with the deceased,and the ceremonial burning of human remains B. If the discovery of human remains includes four or more burials,the discovery location shall be treated as a cemetery and a separate treatment plan shall be created. C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact Associated funerary objects are objects that,as part of the death rite or ceremony of a culture,are reasonably believed to have been placed with individual human remains either at the time of death or later:other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials. D. In the case where discovered human remains cannot be fully documented and recovered on the some day the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavatjon opening to protect 24 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials the remains. If this type of steel plate is not available,a 24-hour guard should be posted outside of working hours.The Tribe will make every effort to recommend diverting the protect and keeping the remains in situ and protected.If the project cannot be diverted, it may be determined that burials will be removed. E. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner,before around-disturbing activities may resume on the project site the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags.All human remains, funerary objects,sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible.These items should be retained and reburied within six months of recovery.The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity.There shall be no publicity regarding any cultural materials recovered. G. The Tribe will work closely with the project's qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches.All data recovery data recovery-related forms of documentation shall be opwoved in advance by the Tribe. If any data recovery is performed once complete a final report shall be submitted to the Tribe and the NAHC.The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains. 25 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials 26 Res. No. 2022-26 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, ROBIN ESTANISLAU, the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven; that the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council at a Regular meeting thereof held on June 21, 2022 by the following vote: AYES: Bolton, Posey, Delgleize, Carr, Moser, Kalmick NOES: None ABSENT: Peterson RECUSE: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California ATTAC H M E N T #3 RESOLUTION NO. 2022-19 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 20-003 WHEREAS, General Plan Amendment No. 20-003 proposes to amend Figure LU-2 of the Land Use Element of the City's General Plan to change the land use designation of the real property consisting of an approximately 2.11-gross-acre site (1.80 net acres) located at 19070 Holly Lane, as more particularly described in Exhibits A and B attached hereto, from Commercial Neighborhood-Specific Plan Overlay (CN-sp) to Residential Medium Density-Specific Plan Overlay (RM-sp). Pursuant to California Government Code, the Planning Commission of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 20-003 and recommended approval of said entitlement to the City Council; and Pursuant to California Government Code, the City Council of the City of Huntington Beach, after notice duly given,held a public hearing to consider General Plan Amendment No. 20- 003; and The City Council finds that said General Plan Amendment No. 20-003 is necessary for the changing needs and orderly development of the community, is necessary to accomplish refinement of the General Plan, and is consistent with other elements of the General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Huntington Beach as follows: SECTION 1: That the real property that is the subject of this Resolution (hereinafter referred to as the "Subject Property") is located at 19070 Holly Lane and is more particularly described in the legal description and maps attached hereto as Exhibits A and B and incorporated by this reference as though fully set forth herein. SECTION 2: That General Plan Amendment No. 20-003 is hereby approved. The Director of Community Development is hereby directed to prepare and file an amended Land Use Map. A copy of said map, as amended, shall be available for inspection in the Community Development Department. RESOLUTION NO. 2022-19 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the v?/ day of 1-L& , 2022. s Mayor ATTEST: APPROVED AS ORM: City Clerk ity orney REVIEWED AND APPROVED: TIATED AND APPROVED: ()J�A SL ,City Manager Community Development Director ATTACHMENTS Exhibit A: Legal Description and Map Exhibit B: Amended General Plan Map (Extract of Figure LU-2) 2 Resolution No. 2022-19 Exhibit"A" EXHIBIT A LEGAL DESCRIPTION TENTATIVE TRACT NO. 19118 THE LAND REFERRED TO-HEREIN BELOW IS SITUATED IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOTS 1 THROUGH 11 INCLUSIVE, AND LOT 33 (ALLEY), IN BLOCK"N'OF THE GARFIELD STREET ADDITION TO HUNTINGTON BEACH, IN THE CITY OF HUNTINGTON BEACH, -COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 7, PAGES 27 AND 28 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM THE NORTH 20' OF SAID LOT 7 AS DESCRIBED I-N-DEED RECORDED JUNE 26, 1961 IN BOOK 5765, PAGE 950 OF OFFICIAL RECORDS. EXCEPT ALL MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND ALL UNDERGROUND WATER IN OR UNDER OR WHICH MAY BE PRODUCED FROM SAID-LAND WHICH UNDERLIES A-PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF SAID LAND, FOR THE PURPOSES OF PROSPECTING FOR,THE EXPLORATION, DEVELOPMENT, PRODUCTION, EXTRACTION AND TAKING OF SAID MINERAL, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER FROM SAID LAND BY MEANS OF MINES, WELLS, DERRICKS AND/OR OTHER EQUIPMENT FROM SURFACE LOCATIONS ON ADJOINING OR NEIGHBORING LAND OR LYING OUTSIDE OF THE ABOVE DESCRIBED LAND, IT-BEING UNDERSTOOD THAT THE OWNER OF SUCH MINERALS,-OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER,AS SET FORTH ABOVE, SHALL HAVE NO RIGHT TO-ENTER UPON THE SURFACE OF THE ABOVE DESCRIBED LAND NOR TO USE ANY OF THE SAID LAND OR ANY PORTION THEREOF ABOVE SAID PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF THE SAID LAND FOR ANY PURPOSE WHATSOEVER, AS RESERVED BY HUNTINGTON BEACH COMPANY IN THE DEED RECORDED JUNE 03, 1991 AS INSTRUMENT NO. 9r-273901 OF OFFICIAL RECORDS. APN: 159-281-01, 159-281-02, 159-281-03,- 159-281-04 and 1-59-281-05.- THIS DESCRIPTION WAS PREPARED BY ME OR UNDER MY DIRECTION, IN CONFORMANCE WITH THE PROFESSIONAL LAND-SURVEYORS ACT. JE A. WALDEN, P.L.S. 7914 DATE EXHIBIT B Resolution No. 2022-19 LEGAL DESCRIPTION Exhibit"B" TENTATIVE TRACT NO. 19118 GARFIELD AVENUE z I 76 6 3 2 � � TO _HU( Tfl1,Q T00 M BEACH H I s g / NI W 10 100 50 0 100 O SCALE IN FEET 61 1 INCH = 100 FEET LA No. 7914 TENTATIVE TRACT NO. 1918 i _ W C 3 e--.."__----_- - O ,a5.aw co ---- �_ .. -- -- In 1 _ —`— _ .. � I ' 1 AD vNPd I I 11 � I j }unH -IS uo}6ui;unH a� e� Quo N U� � G ' m�p� O 1000 C N 0 N S 0 C l �co I co m c I N Co L- C u� IIoH --- - u� -- - —, O > \, I m p <•f i ''J•01J d C D l \ -Z . v ----- 'IS PaeuloJ 7,m I �i I � nnals Ul I 52L e� . - / ------------- Q I ..-.....,... -- _0 _ o — — a -- --------a --- -- -- f' LILL MMILL 1 - ��i- u�l�l-IJeaa- - ! _ —i \.. lLl _. —I - - -�._-- ;unH -IS uoj5ugunH d GL'8J Q � •u o O m �alenn�oo� �� ° • o C °' a) O n o � sdl a 5rr LL U) �(zaaJg _ � 1 l�' - - _ --f J •ul AII°H --- •ul A --I - N •L es ------- 1 ; I >a� N - 1 � J S �C ^O ! W Ike u)ej ally '16 pa8u}o!E) nna�S 'ul 7p U U � o W c a ej - Res. No. 2022-19 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, ROBIN ESTANISLAU, the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven; that the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council at a Regular meeting thereof held on June 21, 2022 by the following vote: AYES: Bolton, Posey, Delgleize, Carr, Moser, Kalmick NOES: None ABSENT: Peterson RECUSE: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California ATTACHMENT #4 ORDINANCE NO. 4256 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HOLLY-SEACLIFF SPECIFIC PLAN TO REZONE THE REAL PROPERTY LOCATED AT 19070 HOLLY LANE FROM COMMERCIAL (C) TO RESIDENTIAL MEDIUM DENSITY (RM) (ZONING TEXT AMENDMENT NO. 20-003) WHEREAS,pursuant to California State Planning and Zoning Law,the Huntington Beach Planning Commission and Huntington Beach City Council have held separate, duly noticed public hearings to consider Zoning Text Amendment No. 20-003, which rezones the property located at 19070 Holly Lane from Commercial (C) to Residential Medium Density (RM) within Holly- Seacliff Specific Plan; and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented, the City Council finds that the aforesaid amendment is proper and consistent with the General Plan; NOW,THEREFORE,the City Council of the City of Huntington Beach does hereby ordain as follows: SECTION 1: That the real property that is the subject of this ordinance is located at 19070 Holly Lane and is more particularly described in the legal description and map attached hereto as Exhibit A and incorporated herein by this reference. SECTION 2: That the zoning designation of the Subject Property is hereby changed from Commercial(C)to Residential Medium Density(RM)within Holly-Seacliff Specific Plan(Exhibit B). SECTION 3: That the Holly-Seacliff Specific Plan is hereby amended to reflect Zoning Map Amendment No. 20-003 as described herein. The Director of Community Development is hereby directed to prepare and file an amended Holly-Seacliff Specific Plan. A copy of the modified Specific Plan shall be available for inspection in the Office of the City Clerk. SECTION 4: This ordinance shall become effective 30 days after its adoption. ORDINANCE NO. 4256 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 52022. Mayor ATTEST: APPROVED AS TO FORM: City Clerk ;71TIATED Attorney ` U REVIEWED AND APPROVED: AND APPROVED: City Manager Director of Community Development ATTACHMENTS: Exhibit A: Legal Description and Map Exhibit B: Amended Holly-Seacliff Specific Plan 2 EXHIBIT A LEGAL DESCRIPTION TENTATIVE TRACT NO. 19118 THE LAND REFERRED TO-HEREIN BELOW IS SITUATED IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOTS 1 THROUGH 11 INCLUSIVE, AND LOT 33 (ALLEY), IN BLOCK "A" OF THE GARFIELD STREET ADDITION TO HUNTINGTON BEACH, IN THE CITY OF HUNTINGTON BEACH, -COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 7, PAGES 27 AND 28 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM THE NORTH 20' OF SAID LOT 7 AS DESCRIBED I.N-DEED RECORDED JUNE 26, 1961 IN BOOK 5765, PAGE 950 OF OFFICIAL RECORDS. EXCEPT ALL MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND ALL UNDERGROUND WATER IN OR UNDER OR WHICH MAY BE PRODUCED FROM SAID-LAND WHICH UNDERLIES A PLANE PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF SAID LAND, FOR THE PURPOSES OF PROSPECTING FOR,.THE EXPLORATION, DEVELOPMENT, PRODUCTION, EXTRACTION AND TAKING OF SAID MINERAL, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER FROM SAID LAND BY MEANS OF MINES, WELLS, DERRICKS ANDIOR OTHER EQUIPMENT FROM SURFACE LOCATIONS ON ADJOINING OR NEIGHBORING LAND OR LYING OUTSIDE OF THE ABOVE DESCRIBED LAND, IT-BEING UNDERSTOOD THAT THE OWNER OF SUCH MINERALS,-OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER,AS SET FORTH ABOVE, SHALL HAVE NO RIGHT TO-ENTER UPON THE SURFACE OF THE ABOVE DESCRIBED LAND NOR TO USE ANY OF THE SAID LAND OR ANY PORTION THEREOF ABOVE SAID PLANE-PARALLEL TO AND 500 FEET BELOW THE PRESENT SURFACE OF THE SAID LAND FOR ANY PURPOSE WHATSOEVER, AS RESERVED BY HUNTINGTON BEACH COMPANY IN THE DEED RECORDED JUNE 03, 1991 AS INSTRUMENT NO. 31--273901 OF OFFICIAL RECORDS. APN: 159-281-01, 159-281-02, 159-281-03,. 159-281-04 and 1-59-281-05. THIS DESCRIPTION WAS PREPARED BY ME OR UNDER MY-DIRECTION, IN CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS ACT. a //-- eqr l y--oZ-2 JE A. WALDEN, P.L.S. 7914 DATE EXHIBIT B LEGAL DESCRIPTION TENTATIVE TRACT NO. 19118 GARFIELD AVENUE � I � � 1 7 + 6 g 4 � 3 2 � > I ; ! Q a TO WUNIIW61TOUV oLACH I o g N1 w 90 Fes-- -M. M. 7/27 e M CO cf) � >- J I � 100 50 0 100 p SCALE IN FEET 1 INCH = 100 FEET pL LAyp ? No. 7914 i aF CNL� TENTATIVE TRACT NO. 19118 HOLLY-SEACLIFF SPECIFIC FLAN VOLUME 1 OF 2 CITE` OF HUN'TINGTON BEACH SPECIFIC PLAN ADOPTED APRIL 20, 1992 ORDINANCE NO. 3128 SPECIFIC PLAN AMENDMENTS Date Ordinance No. Adopted April 20, 1992 Ordinance No. 3128 Amended May 19, 1992 Ordinance No. 3145 Amended September 21, 1992 Ordinance No. 3170 Amended August 2, 1994 Ordinance No. 3243 Amended August 15, 1994 Ordinance No. 3244 Amended June 1, 1995 Ordinance No. 3280 Amended April 7, 1997 Ordinance No. 3350 Amended July 6, 1998 Ordinance No. 3400 Ordinance No. 3402 Amended June 21, 2022 Ordinance No. 4256 TABLE OF CONTENTS Section Description Page I. INTRODUCTION A. Purpose and Intent .........................................................................................I-1 BGoals ............................................................................................................I-1 C. Project Area Description................................................................................I-2 D. Planning Background.....................................................................................1-2 II. DEVELOPMENT CONCEPT A. General Development Plan............................................................................II-1 B. Land Use Categories......................................................................................II-1 1. Residential .........................................................................................II-1 2. Mixed Development...........................................................................II-2 3. Commercial........................................................................................1I-3 4. Industrial............................................................................................1I-3 5. Open Space ........................................................................................II-3 C. Circulation Plan.............................................................................................11-3 D. Open Space/Recreation System.....................................................................II-4 E. Grading Guidelines..................................................._....................................11-4 F. Public Facilities.............................................................................................II-6 G. Community Theme Guidelines....................................................................II-12 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent......................................................................................III-1 B. Definitions ..................................................................................................III-1 C. General Provisions......................................................................................III-2 D. Development Standards............................................................................III-10 1. Low Density Residential 1...........................................................III-10 2. Low Density Residential 2...........................................................III-13 3. Low Density Residential 3...........................................................III-16 4. Medium Density Residential ........................................................I11-20 5. Medium High Density Residential ...............................................III-23 6. Mixed Development......................................................................III-25 7. Commercial...................................................................................III-31 8. Industrial.......................................................................................III-32 9. Open Space ...................................................................................III-32 i (hssp98) Section Description Page IV. ADMINISTRATION A. Development Phasing Plan.......................................................................IV-1 B. Public Facilities Improvement Responsibilities .......................................IV-1 C. Methods and Procedures...........................................................................IV-2 D. Density Transfer Procedure......................................................................IV-3 E. Acreage/Boundary Changes .....................................................................IV-5 V. LEGAL DESCRIPTION....................................................................................V-1 VI. MITIGATION MEASURES..............................................................................VI-I HOLLY-SEACLIFF SPECIFIC PLAN TECHNICAL APPENDIX (Separate Document) i1 (hssp98) LIST OF EXHIBITS Exhibit No. Title Following Page 1 Vicinity Map.............................................................................................I-2 2 Existing Zoning.........................................................................................I-2 3 General Development Plan......................................................................II-1 4 Planning Area I Development Plan .........................................................II-1 5 Planning Area II Development Plan........................................................II-1 6 Planning Area III Development Plan.......................................................II-1 7 Planning Area IV Development Plan.......................................................II-1 8 Circulation Plan..........................................._......................................._...II-3 9 Open Space, Park and Trail Plan.............................................................II-4 10 Infrastructure Schematic Plan-Drainage and Sewer Systems................II-6 11 Infrastructure Schematic Plan-Water Systems ......................................II-6 12 Community Theme Plan........................................................................II-12 13 Main Street Streetscape Section ............................................................II-14 14 Goldenwest Street Streetscape Section..................................................II-14 15 Gothard Street Streetscape Section........................................................II-14 16 Overlay Areas.......................................................................................III-3 17 Recreation/Open Space Corridor Section..............................................III-4 18 Commercial/Industrial Separation.........................................................III-4 19 Transportation/Trail Corridor Section.................................................III-22 20 Biological Resources............................................................................VI-10 iii (hssp98) LIST OF TABLES Table No. Table Following Pages 1 Land Use Table........................................................................................II-1 2 Development Phasing Plan......................................................................IV-I iv (hssp98) h--I Q Ez"� F--� ►-i I. INTRODUCTION A. Purpose and Intent The Holly-Seacliff Specific Plan provides the development standards, design theme and administrative procedures necessary to implement the policies of the City of Huntington Beach General Plan and the Holly-Seacliff Master Plan (General Plan Amendment 89-1). The Specific Plan also provides for application of mitigation measures contained in Final Environmental Impact Report 89-1 and implements the provisions of Development Agreement No. 90-1 for the Holly- Seacliff area. B. Goals The purpose of the Specific Plan is to implement the goals of the Holly-Seacliff master plan, including: • Distribution of planned residential uses, definition of permitted housing types, and provision of a diversity of housing types. • Location, character and intensities of planned commercial, industrial and mixed development uses. • Alignments and design of arterial highways and locations of traffic control devices. • Design of community open spaces,parks,trails and recreation facilities. • Grading guidelines. • Design of required public facilities to serve existing and proposed development. • Design and implementation of the community theme elements. This Specific Plan is regulatory in nature and serves as zoning for the Holly- Seacliff area. Subsequent development plans,vesting tentative tract maps, tentative tract maps,parcel maps and other entitlement requests for the project site must be consistent with both this Specific Plan,the City of Huntington Beach General Plan and the Holly-Seacliff General Plan Amendment No. 89-1. I-1 C. Project Area Description Location The Specific Plan covers 565 acres located in the central portion of the City of Huntington Beach as depicted in Exhibit 1 (Vicinity Map). A legal description of properties included in the Specific Plan project area may be found in Section V. Present land uses surrounding the site include Huntington Central Park, Ocean View Mobile Estates and industrial uses to the north;residential and office uses to the east;the Huntington Beach Civic Center, Huntington Beach High School, Seacliff Country Club and residential uses to the south; and the Bolsa Chica lowlands to the west. The Holly-Seacliff Specific Plan excludes properties contained in the previously adopted Ellis-Goldenwest Specific Plan. Exhibit 2 illustrates the existing zoning within the Specific Plan area. Regional access to the project site is provided from the San Diego Freeway(I- 405) directly from the Goldenwest interchange. Pacific Coast Highway (State Highway 1)provides access from coastal areas to the north and south. Local access is provided via Edwards, Goldenwest, Gothard and Main Streets and Ellis, Garfield and Yorktown Avenues. D. Planning Background There are a number of previous approvals related to land use regulations affecting the Holly-Seacliff Specific Plan Area. These previous approvals include: 1. The Ellis-Goldenwest Specific Plan, approved by the Huntington Beach City Council through its adoption of Ordinance No. 2998 on June 26, 1989. (Not a part of the Holly-Seacliff Specific Plan.) 2. Final Environmental Impact Report No. 88-2 prepared for the Ellis- Goldenwest Specific Plan (adopted on May 1, 1989, by Resolution No. 6022). 3. Holly-Seacliff General Plan Amendment No. 89-1 approved by the City Council through its adoption of Resolution No. 6098 on January 8, 1990. 4. Final Environmental Impact Report No. 89-1 prepared for the Holly- Seacliff General Plan Amendment(adopted on January 8, 1990, by Resolution No. 6097). 5. Holly-Seacliff Development Agreement No. 90-1 (adopted on November 5, 1990,by Ordinance No. 3080). I-2 Heil Ave. Hall Ave ell Ave. Mvm. wm. �ca� WarnerAve. a erAve. Warn co rn n — E v -2 d c o 0 m L w W Z 5latprAve. SlaterAve. Slater Ave. 3 e _ Talbert Ave. Talbert Ave. Fd Ellis Ave. Ellis Ave. 75 lac .o .... m a10 -' '_`•'•` ':�`•'.�•,:�'•. Garfield Ave. VP p P o eQww aa� Ada s A ,o A aid cc cc z Indial Atl co u stir a� P� °P yam. �r A — a� L � W P d CITY OF HUNTINGTON BEACH VICINITY MAP [HOLLY-SEAC UFF ARM Exhibit 1 wcrwn► 0 _ -cocp f'nwnr. t,aw++w w^MI-O-CD "rf ' RA-0 �i M: .,M,,:k.- RA-0-CO ............. �> _4 M2-0 ra s -0 •� . ELLIS-GOLDFINTST SPEOM PLAN wfe MFOI MI-0 s 1 R2 Hq_p CI-0 Q� !' 2-01 a RA-0 92 MI—A 1 05-0; M2•01_cEml ' .r rww• � OUR ca ROS a a a ro f aEa i r f WA op-M a non i Q Re ROS-0 C2-O-CO t.a S :.t A r...}':!L'4'r �.'S.h y! 4-0 '♦'i_'Gf f wp'::.. '". CF-C -✓ii;•` '!rl;.... ♦ CF-C- D ■.e r" ra-O-CO Y..:, r F' , s EXHIBIT 2 CITY OF HUNTINGTON BEACH EXISTING ZONING HOLD V-SEAC LUIFFAREA SPECOPOC PLGA H d!XlllII I , !� The Holly-Seacliff Development Agreement establishes the contractual development responsibilities between the City of Huntington Beach,Pacific Coast Homes and Garfield Partners regarding project phasing, open space dedications, infrastructure improvements, reimbursable costs and other obligations for each party. Although the Holly-Seacliff Development Agreement applies only to the portions of the Holly-Seacliff area to be developed by the parties specified in the Agreement, it does provide for the future public infrastructure improvements for all the Holly-Seacliff area. The Specific Plan is an integral component for the implementation of the Development Agreement. The Holly-Seacliff Specific Plan is divided into four Planning Areas (I through IV) and establishes the general provisions and procedures to implement development of the Holly-Seacliff area under General Plan Amendment No. 89-1 I-3 (hssp98) W w I--1 W w Q H ►--� II. DEVELOPMENT CONCEPT A. General Development Plan The development concept for the Holly-Seacliff Specific Plan is designed in concert with the site's cultural and natural features to provide for a variety of compatible land uses: residential, commercial, mixed development, industrial, open space,parks and recreation areas. The Holly-Seacliff area will be a large master-planned community located within the central area of the City of Huntington Beach. Residential areas are planned at a range of densities to provide a variety of housing types, ranging from large detached single-family homes to various types of multi-family dwellings. The lower-density residential areas are located in the western and central portions of the project and the area abutting Seacliff Country Club. The medium density areas are predominately located in the eastern and central portion of the community, along Garfield Avenue, Main Street and Gothard Street. Medium-high density areas are planned along Garfield Avenue, near planned commercial and industrial uses. A total of 475 residential units are also planned as part of a mixed development project as part of the Seacliff Village area. An industrial park area is centrally located within the community, at the intersection of the major arterial roadways for convenient access and exposure. Neighborhood and convenience commercial centers will be located along Garfield Avenue to serve the residents' shopping and service needs. The Specific Plan also identifies public facilities including three neighborhood parks. The project is divided into four individual Planning Areas (I through IV), as shown on Exhibit 3, General Development Plan and Exhibits 4,5,6, and 7. A summary of land uses within each Planning Area can be found on Table 1, Land Use Table. The purpose of identifying individual Planning Areas is to allow development of individual distinct identities, focusing on the particular character of land uses within each of the specific areas. B. Land Use Categories The following sections describe the development concepts for each land use within the four Planning Areas. 1. Residential Land Uses The Holly-Seacliff Specific Plan provides for a range of residential densities and a variety of housing types, consistent with residential densities permitted throughout the City of Huntington Beach. 1I-1 (hssp98) LEGEND ............. Low Density Residential I .............. DuIL ....................... ............. Low Density Residential 2 I DU/L,t 7-1,\ j L..Density Residential 3 Medium Density Resiclanbal RM ,Soul RL-1 1142— - -Flig'Density -du RMH Residential 21-A II FM7D Mixed Development RL�V Commercial >41-4 H! FI—] Industrial I T Fice. H! F—os open space ..J nl Planning Area 1-4 ""N 7 RMH Planning Unit IDS jll�-,j�,F F*—] N.ghb.,ho.d Park. 11-4 RMH RMH 1 17%,IVI 11711 i -71 OS Y-111 .......... 4 H -1113/4 -IV=6- M i*** - . .........-E .......... I" C, RM V, 7 Ll U L j IV-3. ........ IT .- A, M la ..........y. .......... -AVL;[17PYIP .. IV tj . I ............. ........... MD ......... . ............. Y ? 'Q, J rA, ................. Y ........... e.— Ix f liz =7 1110 COWI�I 4ne 4-1- CJ 8"Oaq, 't gtol ub C1 JI -J CITY OF HUNTINGTON BEACH GENERAL DEVELOPMENT PLAN HOLLY-SEACUFF AREA MUM PLAH Exhibit 3 TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMUM AVERAGE DEV. AREA UNIT ACRES UNITS GROSS GROSS STANDS. DENSITY DENSITY PAGE 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 111-10 1-4 OPEN SPACE 16 III-32 SUBTOTAL 64 160 II II-1 RESIDENTIAL-LOW DENSITY 3 62* 310 7 4.1 III-16 II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 III-20 II-3 RESIDENTIAL-MEDIUM DENSITY 34* 390 15 13.0 III-20 II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III-23 II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 111-23 I1-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 111-23 11-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 111-23 11-8 INDUSTRIAL 32 III-31 SUBTOTAL 191 1,535 III III-1 RESIDENTIAL-MEDIUM DENSITY 19 285 15 15.0 III-20 III-2 RESIDENTIAL-LOW DENSITY 2 105 397 7 3.8 111-13 III-3/4 RESIDENTIAL-LOW DENSITY 3 21 86 5 5 III-16 III-5/7 RESIDENTIAL-LOW DENSITY 3 26** 119 5 5 III-16 III-6 COMMERCIAL 11 III-31 111-8 OPEN SPACE 16 III-32 SUBTOTAL 198 887 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-20 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 111-20 IV-3 INDUSTRIAL 9 I11-31 IV-4 MIXED DEVELOPMENT 53 165 25 14.4 111-25 !V-5 INDUSTRIAL 22 11I-31 IV-6 RESIDENTIAL-MEDIUM DENSITY 2 35 16.59 16.59 111-20 SUBTOTAL 110 475 TOTAL 563 3,057 *Includes 4-acre Neighborhood Park. **Includes 5-acre Neighborhood Park. (hssp98) _ RL1 tSAC 1 i 1-2 j RL-1 �! 90 Du � W 1-4os I 16A , / RL 1 wnu. COASTAL20NE� 3OUNDARY— NOTE: Sm Ezhlbit 10 for Landscape Lorm& EXHIBIT 4 PLANNING AREA I CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN 6 i I s I EIPa Avonus RL-3 II-2 2 RM N U 40 AC NCLUOES 4 AC 415 DU it-6 RMH 4 AC RM 75 DU 34 AC l , 390 DU INCLUDES 4 AC PAW RMH 4 AC 75 DU m ,,���44� 32 RMDH II-7 RMH 19 AC AC 100 DU Garfield Avunw NOTE: See E xhbh 10 hx W Wye L.epend. EXHIBIT 5 PLANNING AREA 11 CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN OOAETALZONE r ass # �ti is uAa # 1!ACC C Mau21 AC 11 AC t8 DU MM4/f If R1.- 3 / 26 AC 11 f� 11P DU R L Z ,/ ``� k� • p IWAC I au Il oiwm- EXFM rr 6 PLANNING AREA III _CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN HOLLY-S`AC(LOFG= AREA BPECOFOO PLAN �11 WONow RE ��l�hAl� , - • ' - AMMON fid limmi-A , RM -■ 9 AC MA 20 DU His Clay Ave. ' r R INA 81 MID r � ' • •TV - 1 t w ro HOLLY-SEACLIII WA.IREA a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning Area I (RL-1)will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas, Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density (RL-3) uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. b. Medium Density The Medium Density (RM) category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single-family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. C. Medium-High Density The Medium-High Density (RMH)category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted,however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. 2. Mixed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products may include townhomes, condominiums, stacked flats and apartments. Public uses may include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around a retail center providing a focal point for the entire project area. The location II-2 (hssp98) 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street,within Planning Areas 11 and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan,Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the'Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging- from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be provided at locations as shown on Exhibit 12. Additional bus stops may be required at the time of development. II-3 (hssp98) -.1 Fag o nSig HUM, nn� =,"`� :ire I111�►�%/�Illtf,�i �i��� �� ')_�_= � �,1 �'� � ■� �� (vim�>..�``wA . �,�-'� Im*nl■ ■1�1■■li /ait�Y�hiiii ��1.�.�Ill _......----_�� . l�9pu1��' 7111r IIII 111 �11111►/_ _ h1■■■■■1 �1i�11■�i �■il • = Nil i ♦ ♦ � mr� �� Dion = ����: �` AMPI f • • am L11 0%1 ill,M to] : - • - HOLLY-SEACLIFF AREA SPECIFIC PLAN A transportation corridor has been designated within Planning Area II. See Development Standards for Residential Medium and Medium High Densities for details. All streets shown on the Circulation Plan are public streets unless otherwise indicated. All public streets shall be developed to local street standards (as a minimum) as shown on the Standard Plans of the Public Works Department. All new traffic signals installed as part of development within the Specific Plan area shall be equipped with "Opticom" control devices. Detailed street plans and operational criteria can be found in the Holly Seacliff Specific Plan Technical Appendix. D. Open Space/Recreation System The Specific Plan designates 44 acres of open space and park uses (see Exhibit 9). Thirty-two(32) acres within Planning Areas I and III are to be dedicated per Development Agreement 90-1 to the City for the Bolsa Chica Linear Regional Park, which is planned to form a continuous open space corridor along the bluffs between Talbert Avenue and the Pacific Coast Highway for trails and passive recreation use. Three neighborhood park areas with a minimum of four acres each are designated per Development Agreement 90-1 within the residential neighborhoods in Planning Areas II and III. These neighborhood facilities will provide local open space and recreational amenities. Neighborhoods within the Specific Plan area will be linked to major open space/recreation facilities such as Huntington Central Park and the Bolsa Chica Linear Regional Park by bike lanes on all arterials. Private recreational facilities will typically be provided within the multi-family residential projects for the use of the residents within these developments, adding to the public recreational opportunities available within the HollySeacliff project. E. Grading Guidelines Grading will be required to construct streets, infrastructure and other site improvements and to create properly drained development areas. Another grading objective will be to balance cut and fill within the project area. It is intended that borrow sites, stockpiling and normal grading operations and procedures will occur within each of the individual planning areas. The major grading constraint for the area is the elevation of existing public infrastructure facilities as they relate to the existing grades in the area. All reasonable efforts will be taken in the design of improvements and building pads to minimize the amount of grading required to accomplish workable and safe elevations through good engineering practices. II-4 (hssp98) M ♦ ♦��� C millions �� �= 1111�:; ' ►,~cam�� �.`>y�<,,,,��!/l J= � ��i'i�l�— �. - ■�I __ 01, J L. 10 �rm �.` alit 1111�111■ ■1�1■■11 � �.1iti�fihf� _ //// �f�.'rrr gy►pup M�7nntntuutttll j�nllr►/ hl■ull■■ it■ilhn■ �■mm ��- PAZ INS rp /� • r> IIIryrd1 jgg false ,� Iii ♦� ♦ �II�j - - - - - - - - - - � � . Ross m • Sm FANOW HOLLY-SEACLIFF AREA SPECIFIC PLAN • All grading within the Specific Plan area will require a grading permit and will be governed by soils, foundation and other geotechnical reports prepared by registered professional civil and geotechnical engineers, building codes, established engineering practices and City ordinances. The maximum slope ratio, horizontal to vertical, will be 2:1 unless otherwise recommended by a geotechnical engineering report and approved by the City. Grading will occur in Planning Area I to lower grades near the intersection of Edwards Street and Garfield Avenue to meet safe highway design criteria,to increase useable areas within the linear park and to create and enhance coastal view opportunities. In Planning Area 11, grading will be necessary for the construction of arterial and local street improvements and the installation of master-planned drainage and sewer improvements within unimproved ravines. The ravine areas will be incorporated into a neighborhood linear park feature with slopes no greater than 2:1, in accordance with the schematic cross section on Exhibit 17. Within Planning Area 11I, grading will be required to create and stabilize development areas and to direct runoff to master-planned facilities. Within Planning Area IV, grading will occur primarily in the Mixed Development area, concurrent with the widening of Goldenwest Street and removal of the existing abandoned reservoir. The following guidelines are provided to enhance the visual form and character of manufactured slopes within the community: 1) Grading shall be consistent with City policies and incorporate safe grading techniques to provide for proper engineering practices and ensure adequate site drainage. 2) Blended and variable slopes shall be employed to restore a natural appearance within the framework of grading that is geologically safe. 3) There shall be a smooth transition where graded slopes meet existing grades. A transition at both the top and toe of slopes should also be provided. 4) Graded slopes shall be revegetated or landscaped per City approval. II-5 (hssp98) F. Public Facilities 1. Infrastructure Plan The Infrastructure Schematic Plan, Exhibits 10 and 11, identifies existing - and proposed storm drain, sewer and water facility improvements to serve development within and surrounding the Specific Plan area. A specific analysis of infrastructure requirements and detailed design,_construction and phasing plans can be found in the Holly-Seacliff Specific Plan Technical Appendix. The Technical Appendix also includes detailed arterial street sections, right-of-way requirements,traffic control systems and phasing plan. Developers within the Specific Plan area will be responsible for the construction of public facilities improvements on a fair-share basis, as described in Section IV, Administration. a. Storm Drains Existing storm drainage facilities are maintained by the City of Huntington Beach, Public Works Department. The majority of the Holly Seacliff project area will drain via improved swales or proposed underground conduits into four primary runoff outlets. The first of these primary outlets consists of drainage collected from the northwest portion of the project draining north. This runoff is either collected in a proposed storm drain system from Edwards Street northeasterly to the Ellis Avenue crossing, or drains in an improved swale north to the Ellis Avenue crossing. The second primary runoff area consists of flows collected from the northeast and central portion of the project. The existing swales in Planning Area II will be upgraded and improved to accommodate both sewer and underground storm drain facilities. Storm drain systems will be added in Goldenwest Street from Garfield Avenue to midway between Ellis and Garfield Avenues, and in the realigned Gothard Street from Ernest Avenue to midway between Ellis and Ernest Avenues. The third primary runoff area consists of flows collected in the most westerly and southwesterly portion of the area. All runoff from these areas drains to the south and through a detention basin at the downstream end of the Seacliff golf course. This basin has been designed to accommodate the future flows from development. II-6 (hssp98) r �I ■ : :.. .IIIIIIII■ i ♦ I �� ♦ 1��I /I 'e�unnmun� ♦ I ♦ ♦�.I uuw= -.� �� �. . . t.�e�C�. ♦ � ,Inn molt _ . Lr .......,�r ♦ `Ili ini.�� `• Mir soon IIu*ul■�■1�1■■li� ii ♦"FOR ^,.•��1=' _ `11 • :.a 1�A�p111� �711111111111111111 �1111�I/ �I■1111■■I-I�■�11111■ �■unn , .''` p..,pj O�j ► i ��1 � / �:i+..tern MMIr44 If . • 11 ' ■�_� � Ica:• � :Ip♦ III MA `` .., ''.'i , ICI • ��-��` �, 14 HOLLY-SEACLIFF AREA SPECIFIC PLAN � _ ]] ����� 0��iT,rp ' ■ice ► ■■■■111 rrI%1►111� i♦ ♦O �;�_ „y /I�/III�� =�Will J=� ����,," ��-T �• �� �� � a� /`.�ter �Illli IIIIIID ��■��� � � SC GC � •� <�•� -�^. II��li'`liulEnnll� c ��os-����—/'��1 1111*111■.�1�1■■11 I /4i11Wt�11 � 0�11��evr- 11/,• - 1!;!j yj� �71111111111111I111 ,�1111t// �I■1111■■I"�I■�11111■ �■nnn ,� wr • �' �I�4 � I��j� `7� � 111111111H11'i, �i��I1, / II ♦ ♦ 4� -.�. Z4 � �i I�j� I IIp \IIIItI� ��✓=♦ - ��I/Ilt► �•...,......, �� �� jA ■tom � � .ram fill I _ HOLLY-SEACLIFF AREA SPECIFIC PLAN The fourth drainage area consists of flows leaving the project area through the southeast portion of the site. Flows from this area will be transported off the site via an extended storm drain system in Garfield or through the developed areas of the Pacific Ranch project. Developers shall be responsible for the construction or funding of drainage facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Storm drain system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. b. Sewer Facilities Existing sewer facilities for the project area are maintained by the City of Huntington Beach, Public Works Department and the Sanitation District of Orange County, District Nos. 3 and 11. The City's Master Plan of Sewers indicates that four major trunk lines and one City pump station will be required to ultimately collect and convey sewerage from the project area. Generally, sewer lines 8-inches in diameter and smaller, required for interior streets and individual developments, will be the responsibility of developers on a project-by-project basis. Developers shall be responsible for the construction or funding of sewer facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Sewer system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. II-7 (hssp98) C. Water Facilities The majority of the project area lies within the Reservoir Hill Assessment District, which operates as part of the City of Huntington Beach Water System. Although development throughout this district is currently minimal, main lines and transmission lines to service this entire area have been installed as part of this District. Because the existing booster station near Clay Avenue and Goldenwest Street is operating at capacity, plans have been made for the construction of a new booster pump station near Huntington Street and Garfield Avenue. To properly service the project site, some additional 12-inch water lines are required within the arterial highways. Other smaller water lines will also be necessary in local interior streets within the project to provide water service to internal lots. To mitigate project impacts on the City's water system, a 9-million gallon reservoir,water well,booster pump and a major water transmission main will be constructed outside the Holly-Seacliff Specific Plan Area to provide adequate water service and storage capacity for the area. Developers shall be responsible for the construction or funding of water facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Water system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. d. Fire and Emergency Medical/Police As mitigation of project-related impacts, a Public Safety Facility (Talbert Station)will be constructed, furnished and equipped with fire and medical apparatus. The facility will be constructed on land provided by the City outside of the Specific Plan Area. A police substation will also be constructed, furnished and equipped as part of the Public Safety Facility. The Specific Plan requires participation by developers in a fair-share funding program for these facilities. Il-8 (hssp98) e. Reclaimed Water The City of Huntington Beach Water Master Plan proposes the use of reclaimed water for irrigation purposes. The City of Huntington Beach Public Works Department, Water Division, is currently coordinating with the Orange County Water District(OCWD) for a supply of reclaimed water to serve portions of the City. It is anticipated that the City will be served via inclusion in OCWD's proposed Green Acres Reclamation Facilities Project(GAP). The possible use of reclaimed water for some irrigated areas should decrease the future use of potable water throughout the developed Holly-Seacliff area. Should the City implement and connect to the Green Acres system of reclaimed water, such a system can be used to irrigate major open space features only, such as landscaped medians, parkways and parks, using County-provided water. Developers shall be responsible for the construction or funding of reclaimed;water facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Reclaimed water system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. f. Parks The proposed linear park areas in Planning Areas I and III will be dedicated; and neighborhood parks in Planning Areas II and III will be improved as provided for in the Holly-Seacliff Development Agreement. Properties not included in the Development Agreement will be subject to the City Park Acquisition and Development Fee Ordinance. g. Library Facilities Public library facilities are provided by the City of Huntington Beach approximately one-half mile north of the Specific Plan Area. All new development is assessed for library services through the payment of a cultural enrichment fee at the issuance of building permits. II-9 (hssp98) h. Schools The Specific Plan Area is located within the Huntington Beach City School District(Grades K-8) and the Huntington Beach Union High School District(Grades 9-12). All development within the Specific Plan Area is subject to the payment of school impact fees at the time of issuance of building permits, in accordance with Government Code Section 53080. School facility impact mitigation measures per Final Environmental Impact Report No. 89-1 shall be applied to development within the Specific Plan Area (see Section VI). Schools shall be permitted in any Planning Area within the Specific Plan in order to accommodate elementary students generated by the development of the Specific Plan and surrounding areas. A potential school site within the Specific Plan boundaries may be established by means of a general plan amendment. Any new school facility shall be developed in accordance with the construction and planning standards and requirements of the City of Huntington Beach,the Huntington Beach City School District, the State of California Architects Office and the State of California Department of Education. In order to comply with mitigation measures identified in Environmental Impact Report No. 89-1,proposed future development within the "Specific Plan may be required to dedicate and convey land to the school district,pay additional school impact fees and/or provide other revenues to facilitate the financing of construction and land for new school facilities. In addition, mitigation may be achieved by providing new or existing permanent or temporary classroom facilities. Compliance with the above shall be addressed concurrent with the filing of the first tentative tract map. The developer shall demonstrate to the City's satisfaction and upon receipt of the School District's review that the mitigation measures identified in Final Environmental Impact Report No. 89-1 have been or will be implemented prior to the approval of any tentative tract maps. A School Facilities Impact Mitigation and Reimbursement Agreement shall be a condition of approval for any subdivision, tentative tract, or parcel map within the Specific Plan. The Agreement shall provide for the adequate mitigation of impacts on the elementary school district by providing adequate funding of school facilities necessary to serve the student population generated by the proposed development. This condition may be waived by the Board of Trustees of the Huntington Beach City School District. II-10 (hssp98) 2. Utilities There are several public utility service providers identified by the Holly- Seacliff Specific Plan. Although adequate facilities exist for the current service needs of the Holly-Seacliff area, additional facilities may be required as development occurs. a. Electricity Electrical service to the area is provided by the Southern California Edison Company. Existing transmission and distribution lines are adequate to service current and potential future needs. Developers may be required to relocate or underground existing facilities concurrent with project development. b. Natural Gas Natural gas service in the Specific Plan Area is provided by the Southern California Gas Company. Adequate facilities exist for current and projected future needs. Developers may be required to relocate existing facilities concurrent with project development. C. Telephone Telephone service in the Specific Plan Area is provided by General Telephone (GTE). Developers should coordinate with GTE for the relocation of existing facilities and installation of new service. d. Cable Television Cable television service within Huntington Beach is provided by Paragon Cable. Developers should coordinate with Paragon Cable for the installation of new service. e. Solid Waste Disposal Rainbow Disposal Company currently provides solid waste disposal services for the Holly-Seacliff area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. No solid waste disposal facilities are planned to be located in Specific Plan Area. I1-11 (hssp98) G. Community Theme Guidelines The Community Theme Guidelines are intended to provide for the development of neighborhoods, open spaces, buildings and streetscapes having a distinctive visual identity to promote individual neighborhood identities and to promote interrelationships between complementary land uses and community open space features. The major elements of the Community Theme Plan include landscaping,walls, signage and monumentation, street furniture and open space/pedestrian linkage features as described below. Exhibit 12 illustrates the general location of required community landscaping and monumentation. All development proposals within the Specific Plan area shall conform to the community theme guidelines and shall incorporate appropriate community theme elements. Concurrent with the filing of the first tentative tract map in the Specific Plan area, Community Design Guidelines shall be submitted which will address pedestrian linkages between planning areas, design and function of the swales, type of street furniture and greater definition of neighborhoods. 1. Landscaping • Landscaping shall be provided as outlined below, subject to the following general criteria: • Plant materials will consist of low-maintenance trees, shrubs and ground covers approved by the City of Huntington Beach. • in graded areas and public open space areas where structures or other improvements are not built, landscaping should consider the use of native or naturalized drought tolerant species which can provide wildlife habitat,with a gradual transition to more ornamental species along the development edge. • The landscaping of development within the plan should be designed to minimize visual impacts of adjacent parcels. Special consideration should be given to orientation of residences (particularly windows and decks)to respect the privacy of adjacent residents to the extent feasible. • All landscaped medians located within arterial streets shall be maintained by the City of Huntington Beach,provided medians are designed and constructed per City standards and approval. All other landscaping improvements shall be maintained by a landscape maintenance district, community association,homeowners association or other method acceptable to the City. I1-12 (hssp98) LEGEND MEDIAN PLANTING/ / `-� COMMUNITY IDENTITY f. T t i _L ?' T t_ f f .T a. i T tot)l T:: VN,M1inplon•FOW,b / �.sgg,^' ""' "' + � - Ms,kenf•nPeknTr•• / ye.� Y }• - f^ TtTTf14,f7�� - COMMUNITYGATEWAYS D.I.P•Im of vryln.M1e^pM1q t'i / // 7� 6�'�. ( s every lsgna cemmry M•mrc.Iro 1 1 t ;.,.y 7�"j 5 j t •fir MAJOR INTERSECTIONS RL-1 n—o,q P•im It•arum n�onl•m•eww•d wmn I� I f . ( k,ero.al•.1..•,pr••. 1 111 ... /t ?-ri n RL.3• '7 ® STREETS CAPE STREET RL�1 ... E'a a_ t•��•.- ,�� z 3�)// �"/� J� Y�. d �i �'(Pv ._� l� IDENTITY TREES , A »tb.,k,of m•jn„••t, fir- -r.r. >, t j, _--_-;�\. �-`' r ..-j� .� n NEIGHBORHOOD ENTRIES '1' 1•ntry j _ / T"�" - :..� - ---- ,'?sRM`� •�// ��u r.y..1.EC:rvupM1uul 1-4 A,—l—• e•gnn•m•,a M•minc w OS .V I �� .,t,lr J : _ RU II-4 �,RL1/ *' ..T.. .t: T ..... tT_ 2, S. T:.:,.5 Ttt4 i� RMH III-8= ` .............. T + 11 �. 7 '-•.Y.�111 1�ti t. .� A...yAl i � � � t � ,a x �.. v 1:�t I RM- r , III 314 III 6 IV 5 C 1 IV11 - - _ RM • 1 t I, rT �, 4 t ', IT I V-.3 O " ALA,-! 6+aylPue ......... - L.. \ i c ;... /.; IV 4 ..- MD .............. f u ` ne J p �KJJ ( \ v ti CITY OF HUNTINGTON BEACH COMMUNITY THEME PLAN HOLL S'EkC'U r F AREA MUM PLAN Exhibit 12 a. Arterial Highway Medians • Landscaped medians shall be provided along Goldenwest Street, Gothard Street between Ellis Avenue and Ernest Avenue, Main Street, Seapoint Street and Garfield Avenue where approved by the City. • Washingtonia robusta(Mexican Fan Palm) shall be planted in informal groupings in all medians throughout the specific plan area. • Flowering shrubs and ground cover will accent the palm groupings. • Main Street median planting will consist of the existing mix of Washingtonia robusta and Phoenix canariensis (Canary Island Date Palm). b. Community Gateways • A minimum 25 foot landscape area(measured from curb face) shall be provided at community gateway locations identified on Exhibit 12 for appropriate landscaping and community monumentation. • Phoenix canariensis (Canary Island Date Palm), Phoenix dactylifera(Date Palm), Washingtonia robusta(Mexican Fan Palm) in clusters, Erythrina caffra(Coral Tree), Chamaerops humilis (Mediterranean Fan Palm) or otherCity-approved tree, at varying heights. Broadleaf evergreen understory planting. • Community identification monumentation accented with flowering ground cover. C. Major Intersections • A minimum 25 foot landscape area(measured from curb face) shall be provided at major intersections identified on Exhibit 12 for enhanced landscape treatment. • Phoenix canariensis (Canary Island Date Palm),Phoenix dactylifera(Date Palm), Washingtonia robusta(Mexican Fan Palm) in clusters, Erythrina caffra(Coral Tree), Chamaerops humilis (Mediterranean Fan Palm) or other City-approved tree, at varying heights. II-13 (hssp98) • Broadleaf evergreen understory planting. d. Streetscape/Street Identity Trees • A minimum 15 foot landscape area shall be provided along all arterial highways within the specific plan area for appropriate parkway landscaping. Along Main Street, the 15 foot landscape area shall consist of 6 feet of public right-of-way and a 9 foot private landscape easement. Typical landscaped street sections are found on Exhibits 13, 14 and 15. • The parkways for each street shall consist of informally-spaced groups of two tree varieties from the list below: Botanical Name Common Name Brachychiton acerifolius Flame Tree Casuarina cunninghamiana River She-Oak Cupaniopsis anacardiodes Carrotwood Eucalyptus ficifolia Red Flowering Gum Eucalyptus sideroxylon rosea Red Iron Bark Gum Ficus rubiginosa Rusty Leaf Fig Koelreuteria bipinnata Chinese Flame Tree Magnolia grandiflora Samuel Sommer "Samuel Sommer" Magnolia Melaleuca quinquenervia Cajeput Tree Pinus canariensis Canary Island Pine Pinus eldarica Mondel Pine Pinus sylvestris Erect Scotch Pine Pistacia atlantica Mt. Atlas Pistache Platanus acerifolia London Plane Tree Podocarpus gracilior Fern Pine Schinus molle California Pepper II-14 (hssp98) -- EXISTING PALM TREES MEDIA I I 9' 12' 41' '1' 'T' 41 12 i 9 R.O.W. R.O.W. EXHIBIT 13 MAIN ST REET Looking North, between Huntington and Clay CITY OF HUNTINGTON BEACH 120' R.O.W. STREET SECTION HOLLY SEACLOFF AREA SPECOFUC PLAN o111111 I,o 1 ,1 Imh big 42' 42 6 i 25' 55' 55' 15' EXHIBIT 14 GOLDENWEST ST REET Looking North, between Ellie and Ernest CITY OF HUNTINGTON BEACH 110' R.O.W. STREET SECTION HOLLY SEACLOFF AREA SPECOFOC PLAN oIIII3I I 1 10 1S � I , , I I 15' 42' 42' 15' I L ROW. EXHIBIT 15 GOTHA RD STREET Looking North, between Ellie and Ernest CITY OF HUNTINGTON BEACH 84' R.O.W. STREET SECTION HOLLY SEACLOFF AREA SPECoOFUCo PdAIM Will I �,o �� tl` e. Neighborhood Entries • A minimum 20 foot landscape area (measured from curb face) shall be provided at each neighborhood entry. • The accent trees at each neighborhood entry are to be repeated throughout the neighborhood streetscape. • Neighborhood identification sign/wall. • Tree, shrub and ground cover species will be consistent with neighborhood character and architectural themc, and will contrast with the adjacent arterial street tree. 2. Walls, Signage and Monumentation a. All single-family residential and industrial areas along an arterial highway shall be screened by a minimum six-foot high solid masonry wall. b. The design and materials of residential walls shall be consistent within each planning unit. C. Community walls will vary by neighborhood and reflect neighborhood theme and architecture,while utilizing the same materials in varied combinations for a consistent community image. These materials may consist of stone, brick, decorative block or tubular steel in different combinations for each of the individual neighborhoods. d. The horizontal form of continuous solid walls shall be softened by the use of pilasters or landscape materials. e. Multiple-family residential areas may be screened by a combination of solid and open fencing materials. f. The location, design and-materials for all walls facing an arterial highway within the Specific Plan area shall be subject to approval of the Director of Community Development. g. All proposed signs with the Specific Plan shall conform with the Sign Ordinance of the Huntington Beach Ordinance Code. h. A monument sign or other architectural feature shall be constructed within the landscaped setback area of all Community Gateway locations identified on Exhibit 12. i. Neighborhood entry signs shall be located within the landscaped setback area for each neighborhood entry. I1-15 (hssp98) j. Commercial, industrial and mixed-use project identification signs may be located within the landscaped setback area adjacent to an arterial highway. k. The location, design and materials for all proposed community gateway, neighborhood entry and project identification signs shall be subject to the approval of the Director of Community Development. 3. Street Furniture a. Street lighting may be placed within arterial medians or within adjoining sidewalk and setback areas. b. Street lighting should be standardized throughout the Specific Plan area. Street lighting along arterials shall be of Marbelite Cobra Head type and30 feet in height. Street lighting along local streets shall be of Marbelite Cobra Head type and 25 feet in height. Street lighting may have custom decorative features within Planning Areas if approved by the City. C. Bus stops and shelters shall be provided in the locations identified on Exhibit 12. d. The design of any proposed bus shelters shall be reviewed by the Orange County Transit District and approved by the Director of Community Development. 4. Open Space/Pedestrian Linkages The Specific Plan incorporates and is surrounded by numerous significant open space and recreational features,-including Huntington Central Park, the Bolsa Chica Linear Regional Park and neighborhood parks. The following guidelines are intended to maximize the interrelationship of land uses within the Specific Plan area to both internal and external community amenities. a. Bicycle lanes shall be provided on all arterial highways within the Specific Plan area. b. Bicycle lanes shall be connected to recreational trails within public and private park and open space areas at locations deemed appropriate by the Director of Public Works. C. Sidewalks shall be provided adjacent to all arterial highways within the Specific Plan area. I1-16 (hssp98) d. Sidewalks shall be connected to pedestrian trails located within public and private park and open space areas where feasible. e. Pedestrian access shall be provided to all neighborhood commercial areas from adjacent residential neighborhoods to discourage unnecessary automobile trips. f. Residential, commercial, industrial and mixed-use projects shall be designed to encourage pedestrian and bicycle access as well as automobile access. g. Where feasible,pedestrian access should be provided between adjoining residential projects. h. Bus stops and shelters shall be provided as indicated on Exhibit 12 to facilitate public transportation within the Specific Plan area. II-17 (hssp98) III. ZONING AND DEVELOPMENT STANDARDS III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent The purpose of this section is to provide the specific development and density standards and regulations that will be applied for each type of development permitted within the Holly-Seacliff Specific Plan. Unless otherwise stated, the Specific Plan will be the zoning document for the Planning Areas identified in the Development Plan. This section contains the definitions, general provisions and development standards. The following Zoning and Development Standards applyto all properties within the Specific Plan area. All references to the "Huntington Beach Ordinance Code" mean the current Code, except for properties included in Development Agreement 90-1 which are subject to the Code in effect at the time of adoption of Development Agreement 90-1. B. Definitions The following definitions shall apply to the Holly-Seacliff Specific Plan. Terms not defined herein shall have the same definitions as used in the City of Huntington Beach Ordinance Code in effect at the time of adoption of the Holly-Seacliff Specific Plan. 1. Building Height Building height shall be defined as a vertical dimension measured from the top of the highest roof feature,including mechanical equipment screening, to the top of the subfloor/slab directly underneath. In addition, the following standards shall apply: a. Datum (100) shall be set at the highest point of the curb along the front property line. If no curb exists, datum shall be set at the highest centerline of the street along the front property line. b. The differential between top of subfloor and datum shall be a maximum of two (2) feet as determined by Public Works. In the event that any subfloor, stemwall or footing is proposed greater than two (2) feet above datum, the height in excess shall be deducted from the maximum allowable ridgeline height. C. Roofs shall have a 5/12 pitch or greater. III-1 (hssp98) d. In the case of proposed development adjacent to existing structures and infill development involving individual lots with a grade differential of three (3) feet or greater between the high point and the low,point, determined before rough grading, Use Permit approval shall be required. Use Permit approval shall be based upon a building and grading plan which terraces the building with the grade and which is compatible with adjacent development. 2. Planning Areas The four areas depicted on the Development Plan, bounded by major streets as shown, and labeled I,I1,III and IV. 3. Planning Unit A sub-area of a Planning Area numbered and identified on the Development Plan and Land Use Table. 4. Z-lot A lot in which the house is laid out in a diagonal between its front and rear yards and the creation of use easements with other residential properties on its sides results in wider usable side yards. C. General Provisions All development activity within the Holly-Seacliff Specific Plan Area will be subject to the following general conditions and requirements, as noted. 1. Permitted Uses a. Permitted Uses within the Specific Plan Area shall be defined in the Development Standards section for each district or subarea. b. All requests for residential density transfers shall comply with the procedures contained in Section IV-D,Density Transfer Procedure. C. In addition to Permitted Uses, Unclassified Uses shall be permitted in accordance with the regulations contained in the Huntington Beach Ordinance Code. d. Nonconforming Uses shall be permitted within the Specific Plan Area in accordance with the regulations contained in the Huntington Beach Ordinance Code. III-2 (hssp98) e. Oil and gas production shall be permitted within the Specific Plan Area in accordance with the regulations contained in the Development Standards section herein and the Huntington Beach Ordinance Code. The continued operation, redrilling and servicing of existing oil and gas wells shall be permitted throughout the Specific Plan Area, subject to applicable City regulations and compliance with the mitigation measures contained in Final Environmental Impact Report No. 89-1, see Section VI. The drilling of new oil and gas wells and consolidation of existing operations shall be permitted only within Planning Units II-8 and IV-5, subject to the approval of a Conditional Use Permit and compliance with applicable City regulations and mitigation measures contained in Final Environmental Impact Report No. 89-1. 2. Overlay Areas Additional regulations to those stated in the Development Standards section herein are applicable in the following areas: a. Flood Plain Zone Overlay Development within the Flood Plain Zone Overlay, identified in Exhibit 16, shall comply with the regulations contained in the Huntington Beach Ordinance Code. b. Alquist-Priolo Zone Overlay All development projects within the Alquist-Priolo Zone Overlay identified in Exhibit 16 shall be required to submit a geotechnical investigation identifying any active traces of the Newport/Inglewood Fault and establishing any required building setback lines prior to issuance of a building permit. C. Coastal Zone Overlay All development projects located entirely or partially within the Coastal Zone boundary identified on Exhibit 16 shall require approval of a Coastal Development Permit in accordance with the regulations contained in the Huntington Beach Ordinance Code. I11-3 (hssp98) L EGEND t © .�.WMIDW ACCMRM Tmomw _..—. MK�MIiA IV S 111 q�ArwM ��� �iiAw'�•i8��—••� EXHIBIT 16 CITY OF HUNTINGTON BEACH O MLAY AREAS G OO ILLY-SEACU F AREA SpECOCFOC [PLAN d. Access Plan Overlay Exhibit 16 identifies parcels in Planning Areas II and IV where coordination of access on Garfield Avenue is necessary for safe and efficient traffic movement. All development applications within this overlay area shall require approval of an access plan by the Public Works Department. e. Windrow Trees and Swales Exhibit 16 shows areas in Planning Area II of existing "windrow" trees and swales. Wherever feasible, existing windrows should be preserved within park sites or replaced to maintain the aesthetic benefits they contribute to the community. Further studies should be completed to assess the health of these trees. Where it is not feasible, as determined by the City of Huntington Beach, to preserve healthy, mature trees,trees may be replaced with 36" box trees at a 1:1 ratio. Landscaping plans specifying the number and type of replacement trees shall be submitted for review and approval by the Huntington Beach Public Works Department prior to the issuance of a building permit. The existing swales should be incorporated into a recreation/open space corridor including landscaping and a recreation trail per the typical cross section shown on Exhibit 17. 3. Parking Parking shall be provided for all development projects in accordance with the regulations contained in the Huntington Beach Ordinance Code. 4. Landscaping a. Landscaping shall be required as defined within the Development Standards in Section III for each district. b. All projects fronting on an arterial highway shall be responsible for installing landscaping consistent with the Community Theme Guidelines outlined in Section II-G. C. Residential and industrial/commercial uses shall be adequately separated. Since all such uses in the Specific Plan area are separated by streets, new development and redevelopment shall include a minimum of 15 foot landscape area with a 6 foot high solid masonry wall. Buildings shall be set back as required by the development standards. See Exhibit 18. III-4 (hssp98) ford' MINIMUM I MAX I 2:1 SLOPE 8' 5' HIKIls*/ MIN lo' ol 51KING TRAIL EXHIBIT 17 RECREATION/OPEN SPACE CORRIDOR CITY OF HUNTINGTON BEACH TYPICAL CROSS SECTION HOLLY SEACLOFF AREA SPECOFOC PLAN 1111111t11 1 1 INDUSTRIAL/ RESIDENTIAL COMMERCIAL r VARIES 15' VARIES 15- VARIES D" ELOPMENT DEVELLORPMENT STANDARDS STANDARDS EXHIBIT 18 COMMERCIAL/INDUSTRIAL AND RESIDENTIAL CITY OF HUNTINGTON BEACH TYPICAL SEPARATION FOR NEW DEVELOPMENT HOLLY SEACLUFF AREA SPECOFOC (FLAN ofllis 11 I t�M1 10 M d. Developers shall consult with the Public Works Department regarding landscaping conservation measures and shall submit landscape and irrigation plans for approval. e. Wherever feasible, trees suitable for use by raptors should be preserved or replaced in accordance with Final Environmental Impact Report No. 89-1. 5. Walls and Fences A plan showing the proposed location, size and materials of all proposed walls and fences shall be submitted for review and approval by the Community Development Department prior to the issuance of a building permit. 6. Signs and Outdoor Lighting A plan showing the proposed location, size and materials of all proposed signs and outdoor lighting shall be submitted for review and approval by the Community Development Department prior to the issuance of the building permit. All signs shall conform to the regulations contained in the Huntington Beach Ordinance Code. Outdoor lighting shall be designed to provide adequate illumination of on-site areas without intruding upon surrounding properties or sensitive uses. 7. Public Facilities and Infrastructure All development projects shall construct or fund required public facilities and infrastructure per a Holly-Seacliff Public Facilities Development Fee Ordinance in conformance with the Public Facilities Plan (Section II-F) and the Holly-Seacliff Specific Plan Technical Appendix. Developers shall consult with the Orange County Transit District regarding locations for bus stops,turnouts and shelters prior to the approval of a tentative tract map or issuance of a building permit. 8. Utilities All development projects shall be required to install adequate utility services necessary to serve the development. All utilities shall be placed underground and identified in easements, excluding street lights and electrical transmission lines of 66 kV or greater. Utility systems shall be designed to conserve the use of electrical energy and natural resources. Developers shall coordinate with the gas, electricity,telephone and cable TV companies regarding energy conservation and proper planning,phasing and sizing of lines. III-5 (hssp98) 9. Fire Protection and Emergency Vehicle Access All development projects shall comply with the regulations contained in Chapter 17.56 of the Huntington Beach Municipal Code (Fire Code). A plan showing the location of fire hydrants and emergency vehicle access shall be submitted for review and approval by the Fire Department prior to the issuance of a building permit. All projects involving the closure of public streets shall be reviewed by the Fire Department for adequate emergency apparatus access. 10. Environmental Requirements Development within the Specific Plan Area shall implement the mitigation measures contained in Final Environmental Impact Report No. 89-1 (see Section VI). General mitigation measures are identified within the Specific Plan. Other mitigation measures are triggered by specific permits or entitlement requests and must be addressed at that time. In addition, each development project shall include an environmental mitigation monitoring program_ prior to approval. In compliance with the mitigation measures contained in Final Environmental Impact Report No. 89-1, the following studies or plans may be required as a condition of project approval prior to the issuance of grading and/or building permits, final inspection, or certificate of occupancy as indicated: a. Geotechnical Investigation A geotechnical investigation addressing potential hazards due to seismic activity, erosion, tsunami, liquefaction and subsidence -including recommendations for grading and the placement and design of structures, shall be submitted for review and approval by the Public Works Department prior to the issuance of a building permit. b. Soils Report A soils report containing recommendations regarding the placement of fill, design of slopes, slabs, footings and foundations shall be submitted for review and approval by the Public Works Department prior to the issuance of a grading permit. In areas containing active, idle or abandoned oil and gas wells or storage tanks, a report indicating the location and status of all facilities and any contaminated soils and methane, together with recommended mitigation measures, shall be submitted to the Fire Department prior to the issuance of a building permit. Mitigation from Final Environmental Impact Report 89-1 has been attached(see Section VI). The methane zone can include areas that do not contain oil III-6 (hssp98) wells. A study should be required for all areas within the methane zone. C. Hydrology Report A hydrology report identifying the design of all proposed drainage and flood control facilities required to accommodate projected runoff shall be submitted for review and approval by the Public Works Department prior to the issuance of a grading permit. d. Cultural Resources Report For development projects in areas identified as archaeological or paleontological sites in Section 4.11 of Final Environmental Impact Report No. 89-1, the mitigation measures listed in the Final Environmental Impact Report shall apply. These mitigation measures are included in Section VI of this document. A report containing the results of any test excavations and data/materials recovered and conclusions shall be submitted to the Community Development Department prior to the issuance of a grading permit. e. Noise Report A noise report will be required for development projects abutting an arterial highway or within a helicopter flight corridor to identify recommended design features prior to issuance of a building permit. 11. Maintenance Mechanisms For development projects which include privately-owned streets, parking, recreation, open space, landscaped areas, or community buildings or facilities, the developer shall submit a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of such areas and facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Director of Community Development as to suitability for the proposed use of said areas and facilities. If the common areas are to be conveyed to a homeowners' association,the developer shall file a Declaration of Covenants to be submitted with the application for approval,that will govern the association. These covenants shall include: a. The homeowners' association shall be established prior to the sale of the last dwelling unit. b. Membership shall be mandatory for each buyer and any successive buyer. C. The open space restrictions shall be permanent. I11-7 (hssp98) d. Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. e. If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, or restrictions, reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development. 12. Affordable Housing All developers of residential projects shall be required to submit an affordable housing plan in conjunction with any subdivision in accordance with the City's adopted Housing Element. An affordable housing plan shall provide for on-site affordable housing within the Holly-Seacliff Specific Plan. The contents of the affordable housing plan shall include the following: a. Fifteen (15)percent of the total units proposed shall be for households earning less than 120%of the Orange County Median Income. b. A detailed description of the type, size, location and phasing of the units being built. C. The_estimated applicable sales price and rental rate of the units. d. Residential projects for households earning less than 80%of the Orange County Median Income may request a subsidy by one or more of the following: 1. Direct financial assistance. 2. Reduction in fees and/or exactions. 3. Deviations from specific development standards of the Holly- Seacliff Specific Plan. Exception: An In-Lieu Fee may be applied on small projects. Parcels one (1) acre in size or less may pay a fee established by the City Council in lieu of providing on-site affordable housing units. 13. Parks The final design of neighborhood parks, as well as any requests for private recreation facilities parks credit, shall be reviewed by the Community Services Commission. 14. Lot Consolidation II1-8 (hssp98) The City should consider adoption of a redevelopment plan or other strategy to assemble encyclopedia lots and other non-buildable parcels in Planning Areas II and IV. 15. Air Quality Conservation Measures Development within the specific Plan area should consider the following during project design: bicycle facilities, bus turnout lanes, bus shelters, park and ride areas, energy conserving lighting an traffic signal synchronization, where feasible. 16. Non-Residential Building Materials Non-residential building materials should be compatible with nearby residential structures and should minimize glare. 17. Department of Fish and Game Notification Upon City approval of any grading or development plans within streambed areas under the jurisdiction of the California Department of Fish and Game, the Developer shall be required to notify and obtain appropriate permits from the Department of Fish and Game. III-9 (hssp98) D. Development Standards 1. Low Density Residential (RL-1) a. Purpose The Low Density Residential District is intended to provide for single- family detached dwellings at the lowest density. b. Permitted Uses 1) Lot sale subdivisions, subject to approval of a tentative parcel map or tentative tract map. 2) Single-family home subdivisions, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 3) Single-family detached dwelling units and associated accessory buildings, subject to issuance of a building permit. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be seven thousand (7,000) square feet. 2) The minimum lot frontage shall be sixty (60) feet. The minimum required lot frontage for cul-de-sac and knuckle lots shall be forty-five (45) feet; however, if one additional off-street parking space is included, the minimum shall be thirty(30) feet. d. Maximum Density/Intensity The maximum density shall not exceed one (1) dwelling unit per lot. Exception: A second unit may be added to an existing single-family residence upon approval of a Conditional Use Permit in accordance with standards contained in the Huntington Beach Ordinance Code. e. Maximum Building Height The maximum building height shall be thirty-five (35) feet and a maximum of two (2) stories. III-10 (hssp98) £ Maximum Site Coverage Maximum site coverage shall be fifty (50)percent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. g. Setback Front Yard) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: Dwellings: Fifteen (15) feet. Front entry garages and carports: Twenty (20) feet. Side entry garages: Ten(10) feet. Balconies, Bay windows, Eaves and Fireplaces: Twelve (12) feet, except eight (8) feet on side entry garage. h. Setback(Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings,patio covers, garages, carports and accessory buildings: Minimum of five (5) feet. Eaves: Thirty (30) inches. Fireplaces: Thirty (30) inches. Bay windows, balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard Dwellings, garages, carports, and accessory buildings: Minimum of ten (10) feet. Eaves: Seven(7) feet. Bay windows, balconies, open stairways, architectural features and Fireplaces: Seven and one-half(7.5) feet. Unenclosed patio covers: Five (5) feet. III-11 (hssp98) i. Setback(Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings: Twenty (20) feet. Garages or accessory buildings: Minimum of five (5) feet. Bay windows, balconies, open stairways and architectural features: Fifteen (15) feet. Unenclosed patio covers: Five (5)feet. j. Building Separation The minimum building separation between buildings on the same lot shall be ten (10) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas. 1. Parking Parking shall comply with the Huntington Beach Ordinance Code. m. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be ten (10) feet. Setback requirements are as previously specified. n. Parkway Landscaping One (1) 36-inch box tree per lot. If a parkway is not provided, the required street tree shall be planted within the front setback prior to final inspection. III-12 (hssp98) 2. Low Density Residential 2 (RL-2) a. Purpose The Low Density Residential 2 district is intended to provide for single- family detached dwelling units at low densities in Planning Area III. b. Permitted Uses 1) Single-family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 2) Golf Course maintenance facility,subject to the approval of a conditional use permit. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be five thousand (5,000) square feet on one-half of the total number of lots and a minimum six thousand (6,000) square foot lots for the balance. 2) The minimum lot frontage shall be fifty (50) feet. The minimum required lot frontage for cul-de-sac and knuckle lots shall be forty- five (45) feet;however if one additional off-street parking space is included,the minimum shall be thirty (30) feet. d. Maximum Density/Intensity The maximum density shall not exceed one (1) dwelling unit per lot. Second units are not permitted. e. Maximum BuildingHeigh eight The maximum building height shall be Thirty-five (35) feet and a maximum of two (2) stories. f. Maximum Site Coverage Maximum site coverage shall be fifty (50)percent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area, or public utility right-of-way which is a minimum of 100- feet in clear width. g. Setback(Front Yard) III-13 (hssp98) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: Dwellings: Fifteen (15) feet. Front entry garages and carports: Twenty (20) feet. Side entry garages: Ten(10) feet. Balconies, Bay windows, Eaves and Fireplaces: Twelve (12) feet, except eight(8) feet on side entry garage. h. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings, patio covers, garages, carports and accessory buildings: Minimum of five (5) feet. Eaves: Thirty (30) inches. Fireplaces: Thirty (30) inches. Bay windows, balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard Dwellings, garages, carports and accessory buildings: Minimum of ten(10) feet. Eaves: Seven (7)feet. Bay windows, balconies, open stairways, architectural features and Fireplaces: Seven and one-half(7.5) feet. Unenclosed patio covers: Five (5) feet. 3) Exception for Zero Lot Line A zero side yard setback or a zero rear yard setback shall be permitted as long as the following requirements are met: • The lot adjacent to the zero setback side or rear yard shall be held under the same ownership at the time of application and the setback for the adjacent lot shall be either zero or a minimum of ten (10) feet. • All architectural features shall comply with the Uniform Building Code. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Division. III-14 (hssp98) i. Setback(Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings: Twenty (20)feet. Garages or accessory buildings: Five (5) feet. Bay windows, balconies, open stairways and architectural features: Fifteen (15) feet. Unenclosed patio covers: Five (5) feet. j. Building Separation The minimum building separation between buildings on the same lot shall be ten (10) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas. 1. Parkin Parking shall comply with the Huntington Beach Ordinance Code. m. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be ten(10) feet. Setback requirements are as previously specified. Prior to the approval of a tentative tract map adjacent to the Seacliff Golf Course,preliminary landscape plans and development/open space edge treatments plans should be submitted for City approval. These plans should provide for the review of planting compatibility along the relevant edge of the development. n. Parkway Landscaping One (1) 36-inch box tree per lot. If a parkway is not provided,the required street tree shall be planted within the front setback prior to final inspection. I11-15 (hssp98) 3. Low Density Residential 3 (RL-3) a. Purpose The Low Density Residential 3 District is intended to provide for single- family detached or attached dwelling units at low densities in Planning Area Il. b. Permitted Uses Single-family detached or attached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings, subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be three thousand-three hundred (3,300) square feet. 2) The minimum lot frontage shall be thirty (30) feet; however, the minimum required lot frontage for cul-de-sac and knuckle lots shall be twenty (20) feet. d. Maximum Density/Intensity The maximum density shall not exceed one(1)dwelling unit per lot. Second units are not permitted. e. Maximum Building Heigh The maximum building height shall be thirty-five (35) feet and a maximum of two (2) stories. f. Maximum Site Coverage Maximum site coverage shall be fifty-five (55)percent. III-16 (hssp98) g. Setback(Front Yard) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: Dwellings: Fifteen(15) feet. Front entry garages or carports: Eighteen (18) feet. Side entry garages: Ten(10) feet. Baywindows, eaves, fireplaces and balconies: Twelve (12) feet, except 10 feet on side entry garage. h. Setback(Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings,patio covers, garages and accessory buildings: minimum aggregate twenty (20)percent of lot frontage at any point of the structure; with minimum three (3) feet on any interior yard but need not exceed five (5) feet [or aggregate ten (10) feet]. Eaves: Thirty (30) inches. Fireplaces: Thirty (30) inches. Bay windows, balconies, open stairways and architectural features: Three(3) feet. 2) Exterior Side Yard Dwellings, garages, carports and accessory buildings: minimum aggregate twenty(20)percent of lot frontage at any point of the structure; with minimum six(6) feet on any exterior yard but need not exceed eight(8) feet [or aggregate of thirteen (13) feet]. Bay windows, balconies, open stairways, architectural features, eaves-and Fireplaces: Three and one-half(3.5) feet. Patio covers: Three (3) feet. I11-17 (hssp98) ILLUSTRATION OF SIDE YARD SETBACKS R-----------r----�.----------------r��� 1 1 1 f i 1 1 1 I 1 !+, +14 1 1 i 1 y 1 I 1 1 3' 1 i r 1 1 1 1 1 1 1 1 1 I 1 I 1 1 1 1 STREET Lot Fro "O-50It. 20%or Fmnb"i 10 R 3) Exception for Zero Lot Line A zero side yard setback or a zero rear yard setback shall be permitted as long as the following requirements are met: • The lot adjacent to the zero setback side or rear yard shall be held under the same ownership at the time of application and the setback for the adjacent lot shall be either zero or a minimum of six (6) feet. • All architectural features shall comply with the Uniform Building Code. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department. III-18 (hssp98) i. Setback(Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings: Fifteen (15) feet. Garages or accessory buildings: Five (5) feet. Balconies, Bay windows, open stairways and architectural features: Twelve (12) feet. Unenclosed patio covers: Five (5) feet. j. Building_Separation The minimum building separation between buildings on the same lot shall be six(6) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas, except where an RL-3 development is constructed on property designated for RM and RMH development projects with 20 or more units shall provide common open space (recreation area) as follows: 150 square feet per lot for lots with less than 40 feet of lot frontage, and 100 square feet per lot for lots with 40 feet or more of lot frontage. In no case shall the common open space area be less than 3,000 square feet. The minimum dimension of the common open space-area shall be 50 feet. The total common open space area required may be provided in one or more areas as long as each area is a minimum of 3,000 square feet and has a minimum dimension of 50 feet. For projects with less than 20 units, a minimum 600 square feet of open space (private or common) shall be provided per unit. Private open space excludes side and front yard setback areas. If a portion is provided as common open space that area shall have a minimum dimension of 10 feet. 1. Parking Parking shall comply with the Huntington Beach Ordinance Code. in. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be six(6) feet. Setback requirements are as previously specified. All streets within Planning Unit II-1 shall be privately maintained but permit public access. The site plan shall be designed as an inward-oriented planned community. I11-19 (hssp98) n. Parkway Landscaping One (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. If a parkway is not provided, the required street tree shall be planted within the front setback of each lot prior to final inspection. 4. Medium Density Residential (RM) a. Purpose The Medium Density Residential district is intended to provide for single family detached and attached dwelling units, condominiums, townhomes and multi-family residential developments at medium densities. b. Permitted Uses 1) Single-family attached condominiums,townhouses, stacked flats and multi-family dwelling units (including apartments), and customary accessory uses and structures permanently located on a parcel, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 2) Single family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings are permitted in accordance with the development standards contained in the RL-3 District(Section D herein), subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Maximum Density/Intensity The maximum density shall not exceed fifteen (15) units/gross acre. d. Maximum Building Height Maximum building height shall be: Dwellings: Forty (40) feet and a maximum of three (3) stories. Accessory Buildings: Thirty-five (35) feet. Vertical identification elements for non-habitable common area structures may be twenty-five (25) feet higher than the maximum building height. II1-20 (hssp98) e. Maximum Site Coverage Maximum site coverage shall be fifty(50)percent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. f. Setback(Front Yard) The minimum setback from the front property lines for all structures, except stairways, exceeding forty-two (42) inches in height shall be as follows: Dwellings: fifteen(15) feet. Front entry garages or carports: Twenty (20) foot minimum, or five (5) foot minimum without driveway parking. Side entry garages: Ten (10) feet. Eaves, fireplaces, open space easements and balconies: Five (5) feet. g. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings, garages and accessory buildings: Minimum of five (5) feet. Also, fifteen(15) foot minimum building structure separation for one (1)and two (2) story buildings on the same lot. Twenty (20) foot minimum building structure separation for three (3) story buildings on the same lot. Eaves: Eighteen (18)inches. Fireplaces: Thirty (30) inches. Bay windows, unroofed balconies, open stairways and architectural features: Three (3) feet 2) Exterior Side Yard Dwellings, garages and accessory buildings: Minimum of ten (10) feet. Side entry garages or carports: Ten (10) feet. Eaves: Eighteen (18) inches. Fireplaces: Seven and one-half(7.5) feet. Bay windows, unroofed balconies, open stairways and architectural features: Eight(8) feet. III-21 (hssp98) h. Setback(Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings and open, unroofed stairways and balconies: Five (5) feet. Garages/accessory buildings: Five (5) feet. i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet(1 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet(3 bedroom unit). j. Parking Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six(6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per sixty (60) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten (10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. IIl-22 (hssp98) 1 Ib' HIKIWs/BIKINC i TRAIL b5' PROPERTY PROPERTY LINE LINE EXHIBIT 19 TYPICAL CROSS SECTION CITY OF HUNTINGTON BEACH T RANSPO RTATION/T RAIL CORRIDOR HOLLY SEACLOFF AREA GP ECUFU D PLAN 011 11111 I o lmh 5. Medium-High Density Residential (RMH) a. Purpose The Medium-High Density Residential district is intended to provide for single family detached and attached dwelling units, condominiums, townhomes and multi-family residential developments at medium-high densities. b. Permitted Uses 1) Single-family attached condominiums,townhouses, stacked flats and multi-family dwelling units (including apartments), and customary accessory uses and structures. 2) Plan Review: Conditional Use Permit. 3) Single family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings are permitted in accordance with the development standards contained in the RL-3 District(Section D herein), subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Maximum Density/Intensity The maximum density shall not exceed density twenty-five (25) unit/gross acres. d. Maximum Building Height Maximum building height shall be: Dwellings: Forty-five (45) feet and three (3) stories. Accessory buildings: Thirty-five (35)feet. Vertical identification elements for non-habitable common area structures may be twenty-five (25) feet higher than the maximum building height. e. Maximum Site Coverage Maximum site coverage shall be fifty (50)percent. The maximum site coverage shall be fifty-five (55)percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. I11-23 (hssp98) f. Setback(Front Yard) The minimum setback from the front property lines for all structures, except stairways, exceeding forty-two (42) inches in height shall be as follows: Dwellings: fifteen (15) feet. Front entry garages or carports: Twenty (20) foot minimum, or five (5) foot minimum without driveway parking. Side entry garages: Ten(10) feet. Eaves, fireplaces, open/unroofed building stairways and balconies: Five (5) feet. Accessory buildings: Ten(10) feet. g. Setback(Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard Dwellings, garages and accessory buildings: Minimum of five (5) feet. Also, fifteen(15) foot minimum building structure separation for one (1) and two (2) story buildings on the same lot. Twenty (20) foot minimum building structure separation for three (3) story buildings on the same lot. Eaves: Eighteen(18) inches. Fireplaces: Thirty(30) inches. Bay windows, unroofed balconies, open stairways and architectural features: Three(3) feet. 2) Exterior Side Yard Dwellings and accessory buildings: Ten (10) feet. Side entry garages or carports: Ten(10) feet. Eaves: Eighteen(18) inches. Fireplaces: Seven and one-half(7.5) feet. Bay windows, unroofed balconies, open stairways and architectural features: Eight(8) feet. h. Setback(Rear Yard) The minimum setback from the rear property lines shall be as follows: Dwellings, open/unroofed building stairways and balconies: Five (5) feet. Garages/accessory buildings: Three (3) feet. i. Open Space III-24 (hssp98) A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet(1 bedroom unit); 300 square feet (2 bedroom unit); 300 square feet(2 bedroom unit); 350 square feet(3/ bedroom unit). j. Parking Parking shall comply with the Huntington Beach Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six (6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area 11 shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten(10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 6. Mixed Development (MD) a. Purpose The Mixed Development District is intended to provide for variety of commercial uses, limited public uses and the opportunity for residential uses. Commercial uses may include retail sales; services;and professional, administrative and medical offices. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. III-25 (hssp98) Development within the Mixed Development District may combine uses horizontally, where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses,proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive, permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development, performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: 1. Residential Uses --All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses -- Professional, general and medical offices. 3. Commercial Uses --Retail establishments, restaurants, automobile service stations and theaters. 4. Limited Public Uses--Senior care facilities such as convalescent, independent living and assisted living facilities; general day care facilities for all age groups; and churches. c. Comprehensive Site Planning Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion (10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system,pedestrian accessways segregated from arterials and internal streets, and aesthetically pleasing landscape features. I11-26 (hssp98) Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 3. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Design Review Board for all uses. The Planned Sign Program shall be processed prior to submittal for the first sign permit. d. Maximum Density/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 165. e. Site Development Standards The_following standards shall apply to all development: 1. Building site area: The building site area is the entire net mixed development planning unit. 2. Maximum Building Height: Maximum building height shall be: Eighty (80) feet Vertical identification elements shall not exceed the maximum building height. * Building height shall be measured from the closest arterial street. I11-27 (hssp98) 3. Maximum Site Coverage Maximum site coverage for the entire mixed development area shall be fifty (50)percent of net site area. If any structure exceeds sixty- five (65) feet in height,then the maximum site coverage for the entire mixed development area shall be forty (40)percent of the net site area. 4. Building Setbacks and Orientation a) Arterial Setbacks* 1) Along Main Street and Yorktown Avenue, the minimum building setback shall be the greater of: a) Twenty-five (25) feet, or b) A horizontal distance equal to the building height (one to one setback). 2) Along Goldenwest Street,the minimum building setback shall be the greater of: a) Twenty-five (25) feet, or b) One to one for buildings less than thirty (30) feet in height, or c) Two to one for buildings between thirty (30) and sixty-five (65) feet in height, or d) Four to one for buildings greater than sixty-five (65) feet in height. 3) Structures facing arterial streets shall be designed to avoid visual intrusion upon existing residential areas. A line-of-sight/visual intrusion study shall be provided for future development which will analyze visual impacts to existing residential development. The study shall be subject to review and approval by the Planning Commission. 4) Structures shall be sited to provide a break in massing along arterial streets. I11-28 (hssp98) 5) Building elevations along arterials shall incorporate one or more of the following to create visual interest: a) Facade relief, b) Fenestration, c) Horizontal/vertical offsets and/or d) Upper story setbacks b) General Building Setbacks: 1) Front setbacks: a) Ten (10) feet minimum from the interior street line or property line if building is under twenty- five (25) feet in height. b) Fifteen (15) feet minimum from the interior street line or property line if building is between twenty- five (25) and thirty- five (35) feet in height. c) Twenty (20) feet minimum from the interior street line or property line if building is over thirty-five (35) feet in height. d) Twenty (20)percent of the building facade shall step back an average of ten (10) feet from the interior street line or property line along interior streets. 2) Side and Rear Setbacks: a) Ten (10) foot minimum from the side or rear property line for structures thirty-five (35) feet or less in height. b) Fifteen (15) foot minimum from the side or rear property line if building is over thirty-five (35) feet in height. c) Eaves, cornices, chimneys, outside staircases, balconies and similar architectural features may project up to fifty (50)percent into the required setback not to exceed six(6) feet. 5. Free-standing residential projects shall conform to the Medium High Density Residential development standards. 6. Residential components of integrated development projects shall conform to the mixed-use provisions. Open space and parking I11-29 (hssp98) requirements shall conform to the Medium High Density Residential development standards. f. Lighting: All lighting, exterior and interior, shall be designed and located to minimize impacts to adjacent properties. g. Commercial Loading and Unloading: All commercial loading and unloading shall be performed on the site. Loading platforms and areas shall_ be screened from view from adjacent streets, highways, adjacent Residential Planning-Areas, and on-site residential uses. Truck loading, dock facilities, and the doors for such facilities shall not face a residential area or be located within twenty (20) feet of property zoned or general-planned for residential use. Adequate on-site truck maneuvering space shall be provided to minimize conflicts on adjacent streets. h. Trash and Storage Areas: All storage, including cartons, containers or trash, shall be located within a building or an area enclosed by a wall of not less than six (6) feet in height. An overhead enclosure shall be required if visible from a residential area. i. Parking: Parking shall comply with the Huntington Beach Ordinance Code. Exception: Medical office uses within vertically integrated commercial/residential projects shall comply with General Office parking requirements. j. Screening and Landscaping: Screening and landscaping shall comply with the screening and landscaping provisions of the Huntington Beach Ordinance Code. A landscape buffer adjacent to proposed and existing industrial land uses shall be provided as depicted on Exhibit 18. k. Covenants. Conditions and Restrictions: A recorded copy of covenants, conditions and restrictions shall be submitted to the Community Development Department prior to occupancy of any building. Approval for content shall be the responsibility of the Community Development Department and approval as to form by the City Attorney. 1. Agent: A person or agent shall be designated as a permanent liaison to the City under the covenants, conditions and restrictions of any project for the purpose of processing occupancy requests, resolving land use enforcement problems, and any other matters in which the City and property owner are involved. 7. Commercial (C) a. Purpose III-30 (hssp98) The Commercial district is intended to provide retail, commercial and service uses in a neighborhood setting. Permitted uses, development standards, parking, landscaping and procedures will be regulated through the General Commercial District of the Huntington Beach Ordinance Code. b. Additional Permitted Uses Existing, oil and gas production facilities and consolidation of existing facilities, and drilling of new wells are permitted within commercial areas in accordance with the Huntington Beach Ordinance Code, subject to approval of a conditional use permit. c. Landscaping All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 8. Industrial (I) a. Purpose The Industrial district is intended to allow general industrial uses. Such uses shall be sensitively designed in relation to each other and the surrounding area. Permitted uses, development standards, parking, landscaping and procedures will be regulated through the General Industrial District of the Huntington Beach Ordinance Code. b. Additional Permitted Uses Existing oil and gas production facilities, consolidation of existing facilities and drilling of new wells are permitted within Planning Units II-8-and IV-5 in accordance with the Huntington Beach Ordinance Code, subject to approval of a conditional use permit. The drilling of new oil wells is prohibited within Planning Unit IV-3. III-31 (hssp98) c. Landscaping All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 9. Open Space(OS) a. Purpose The Open Space district is designated as areas to be provided as permanent public recreational open space. b. Permitted Uses Permitted uses and other regulations for this district are in accordance with the Recreational Open Space (ROS)provisions in of the Huntington Beach Ordinance Code. III-32 (hssp98) IV. ADMINISTRATION IV. ADMINISTRATION A. Development Phasing Plan The Holly-Seacliff study area is anticipated to be built out over a period of approximately 10 years, with a target completion date of 2001. Actual construction starts and occupancy will be dictated by market forces,the removal of oil operations and interim uses, and the requirements of individual property owners and developers. The Development Phasing Plan shown on Table 2 is a program of the relative timing of development within each of the individual planning areas. The Phasing Plan also provides a guideline for the construction of adequate community infrastructure within the Holly-Seacliff Specific Plan area. B. Public Facilities Improvement Responsibilities In order to provide for public facilities improvements necessary to serve all future development within the Holly-Seacliff area, developers will have a fair-share responsibility for either(1) constructing the necessary improvements required as described in the Specific Plan concurrent with project development, or(2) funding such necessary improvements if constructed by other developers. The City will determine and administer the fair-share responsibility for the master public facilities improvements, including sewer, water, drainage,roads,traffic controls, fire and police capital facilities as described in the Specific Plan. If a developer provides the necessary facilities beyond his fair-share responsibility, that developer shall be reimbursed from funds collected from other developers. If a developer is required to pay fees,those fees will be based on the City's fair- share responsibility determination. This determination will be based on a development's proportional use of the master public facilities improvements necessary to serve the development utilizing assessment on a dwelling unit, acreage, building square footage or front footage basis. All development projects to be served by the master public facilities improvements shall be conditioned to construct facilities or pay fees per a Holly- Seacliff Public Facilities Fee Ordinance. Such construction or payment of fees shall be based on a fair-share responsibility program as administered by the City Public Works Department. Development Agreement No. 90-1 describes certain public facilities improvements to be constructed by Pacific Coast Homes and Garfield Partners. IV-I (hssp98) Table 2 Development Phasing Plan PLANNING ACRES USE TOTAL EXISTING PHASE I PHASE II PHASE III DWELLING DWELLING AREA UNITS UNITS 1990-1993 1994-1997 1998-2022 1 48 RESIDENTIAL 160 20 90 50 16 OPEN SPACE II 159 RESIDENTIAL 1,535 300 985 250 32 INDUSTRIAL III 175 RESIDENTIAL 1,450 150 750 550 7 COMMERCIAL ' 16 OPEN SPACE IV 24 RESIDENTIAL 785 65 150 300 270 53 MIXED USE 31 INDUSTRIAL 2 RESIDENTIAL TOTAL 565 3,930 65 620 2,125 1,120 *INDICATES TIMING OF NON-RESIDENTIAL USES. C. Methods and Procedures The methods and procedures for implementation and administration of the Development Standards, as well as the policies, guidelines and other conditions of this Holly-Seacliff Specific Plan, are prescribed as follows: 1. Implementation The Specific Plan shall be implemented through the processing of site plans in conjunction with conditional use permits, tentative tract maps and tentative parcel maps. The site plans may be prepared concurrently in sufficient detail to determine conformance with the Specific Plan. 2. Tentative Tract Maps For projects requiring a tentative tract or parcel map(s),the provisions and procedures contained in the Huntington Beach Ordinance Code shall apply- 3 .Vesting Tentative Maps For residential projects entailing a vesting tentative tract map,the provisions and procedures in the Huntington Beach Ordinance Code shall apply. 4. Conditional Use Permits For projects, uses and operations requiring a conditional use permit pursuant to the provisions of this Specific Plan, the procedures specified in the Huntington Beach Ordinance Code shall apply. 5. Special PermitsNariances For projects or operations requiring a variance or modification to the Development Standards contained herein, deviations up to ten percent (10%) may be approved via a special permit, except for height and parking. Deviations greater than ten percent(10%)may be approved via a conditional exception. 6. Specific Plan Amendments A Specific Plan amendment shall be required for the following: a) Changes to planning unit boundaries which exceed fifteen percent (15%) of the approved acreage on Table 1. b) Changes to the Development Standards in the Specific Plan. IV-2 (hssp98) c) Substantial variations from infrastructure plans, as determined by the Director of Public Works. Specific Plan Amendments shall be processed in accordance with either the zone change or code amendment procedures, as appropriate, contained in the Huntington Beach Ordinance Code. 7. Coastal Development Permits The south western portion of the Holly-Seacliff Specific Plan Area falls within the coastal zone. All development projects proposed in this area require a Coastal Development Permit. D. Density Transfer Procedure The Land Use Element of the Holly-Seacliff General Plan Amendment allows dwelling units to be transferred from a Planning Unit or Units within the same Planning Area, so long as the maximum number of dwelling units allowed by the General Plan for each Planning Unit is not exceeded, and so long as the total number of dwelling units allocated for that Planning Area is not exceeded. As indicated on Table 1 of the Specific Plan, the "average gross density" of each Planning Unit is less than the General Plan maximum density. Since the General Plan and the Development Standards permit development up to the General Plan maximum density, the following procedures are necessary to allow and monitor density transfers within the Holly-Seacliff Specific Plan Area. 1. Transfers Within A Planning Unit Dwelling units may be transferred within a Planning Unit as long as the total number of units for the Planning Unit as shown on Table 1 remains the same. If a property owner submits an entitlement application for development of a portion of a Planning Unit for a density which is greater or less than the average gross density for the Planning Unit,then a transfer of density within a Planning Unit is involved,as long as the assigned total of units (as shown on Table 1) remains the same. The subject application must include: 1) a plan showing both the approved and proposed allocations of dwelling units within the Planning Unit, and 2) the written concurrence of all property owners affected by the proposed transfer. Density may not be transferred from a completed project unless the transfer was approved at the time said project was approved. 2. Transfers Between Planning Units IV-3 (hssp98) Dwelling units may be transferred between Planning Units within the same Planning Area. If a property owner submits an entitlement application for a Planning Unit for a density which is greater or less than the average gross density for the Planning Unit,then a transfer of density between Planning Units will be necessary. The subject application must include: 1) a plan showing both the existing and proposed allocation of dwelling units within all Planning Units affected by the transfer, and 2) the written concurrence of all property owners affected by the proposed transfer. Density may not be transferred from a completed project unless the transfer was approved at the time said project was approved. 3. Entitlement applications involving a density transfer will require the following: a. An Infrastructure Analysis documenting that the transfer does not exceed proposed infrastructure capacity. If capacity will be exceeded based on the required analysis, recommendations for additional infrastructure improvements must also be submitted. Required infrastructure modifications shall be the responsibility of the party requesting the transfer, and shall be placed as conditions of approval on the appropriate development entitlement. b. An Environmental Analysis in the form of the City's Initial Study documentation that the proposed density transfer of planning units will not affect the conclusions of the environmental analysis contained in the Certified EIR 89-1 for GPA 89-1. C. A policy analysis documenting that the density transfers within a planning unit or between planning unit are consistent with the goals, policies, and programs of the City of Huntington Beach General Plan and this Specific Plan. E. Acreage/Boundary Changes Acreage figures shown on the Land Use Table (Table 1) are indicated to the nearest acre based upon planimeter readings. Modifications, not to exceed fifteen percent(15%) of the acreage and boundaries shown, may result from more detailed planning and technical refinements in the tentative tract map or site plan processes, and shall not require an amendment to this Specific Plan. IV-4 (hssp98) V. LEGAL DESCRIPTION LEGAL DESCRIPTION V-1 (hssp98) HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY REVISED PER ZONE CHANGE NO. 93-2 ORDINANCE NO. 3243 BEING PORTIONS OF SECTIONS 34 AND 35,TOWNSHIP 5 SOUTH, RANGE 11 WEST,SAN BERNARDINO BASE AND MERIDIAN, PARTLY IN THE RANCHO LAS BOLSAS AND PARTLY IN THE RANCHO LA BOLSA CHICA, AS SHOWN ON A MAP RECORDED IN BOOK 51, PAGE 13 OF MISCELLANEOUS MAPS AND PORTIONS OF SECTIONS 2, 3 AND 4, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAN BERNARDINO BASE AND MERIDIAN IN THE RANCHO LAS BOLSAS, AS SHOWN ON A MAP RECORDED IN BOOK 51, PAGE 14 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTERLINE INTERSECTION OF MAIN STREET AND YORKTOWN AVENUE (SHOWN AS MANSION AVENUE ON A MAP FILED IN BOOK 95, PAGE 20 OF RECORD OF SURVEYS, RECORDS OF SAID ORANGE COUNTY); THENCE NORTH 89041'42"WEST 1350.19 FEET ALONG THE CENTERLINE OF SAID YORKTOWN AVENUE TO THE CENTERLINE OF GOLDENWEST STREET AS SHOWN ON SAID LAST MENTIONED MAP; THENCE NORTH 41°37'25" EAST 11.92 FEET ALONG THE CENTERLINE OF SAID GOLDENWEST STREET TO AN ANGLE POINT THEREIN;THENCE CONTINUING ALONG THE CENTERLINE OF GOLDENWEST STREET, NORTH 00°16153" EAST 1403.96 FEET TO ITS POINT OF INTERSECTION WITH THE NORTHERLY LINE OF TRACT NO. 7656, AS SHOWN ON THE MAP RECORDED IN BOOK 295, PAGES 28 THROUGH 31 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, SAID POINT BEING THE BEGINNING OF A NON-TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO SAID CURVE BEARS NORTH 09038'08"-WEST;THENCE WESTERLY 181.28 FEET ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7656 THROUGH A CENTRAL ANGLE OF 12°59'00", TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO SAID CURVE BEARS SOUTH 22037'08"EAST;THENCE CONTINUING WESTERLY 880.58 FEET ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7656 AND ALONG THE NORTHERLY LINE OF TRACT NO.7421,AS SHOWN ON THE MAP RECORDED IN BOOK 302, PAGES 20 THROUGH 23 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO SAID CURVE BEARS NORTH 40°26'54" EAST; THENCE NORTHWESTERLY 249.63 FEET ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7421 THROUGH A CENTRAL ANGLE OF 17*52'42"TO THE EAST LINE OF LOT 6 OF TRACT NO. 14296, AS SHOWN ON THE MAP RECORDED IN BOOK 700 PAGES 39 AND 40 OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, THENCE CONTINUING ALONG SAID EAST LINE ALDEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY SSOCIATES REVISED PER ZONE CHANGE NO. 93-2 ORDINANCE NO. 3243 CIVIL 12 GINEERSCOWAN.S PLANNERS I LAND SURVEYORS W.O. NO. 0867-273-1 X 12 Date 10/25/94 ti0i2 COWAN.SUCfE 210• IRVINE.CA 92714 714/660-0110 FAX:6604418 Engr. D.C. Chk. D.W. Sheet 1 of�5 NORTH 00022'36" EAST 24.68 FEET; THENCE NORTH 44022122" WEST 78.12 FEET; THENCE SOUTH 48°52'36" WEST 27.00 FEET; THENCE SOUTH 88*04115" WEST 243.99 FEET ALONG THE NORTH LINE OF LOTS 5 AND 6 OF SAID TRACT NO. 14296 TO THE NORTHWEST CORNER OF SAID LOT 5; THENCE SOUTH 75°50'26" WEST- 342.57 FEET TO THE WESTERLY. TERMINUS OF THAT CERTAIN COURSE SHOWN AS "NORTH 80035'37" EAST 262.07 FEET" FOR A PORTION OF THE SOUTHERLY LINE OF PARCEL 2 OF PARCEL MAP NO. 90-198, AS SHOWN ON THE MAP FILED IN BOOK 266, PAGES 37 THROUGH 41 OF PARCEL MAPS, RECORDS OF SAID COUNTY; THENCE SOUTH 65°33'53" WEST 135.10 FEET; THENCE SOUTH 38°28'53" WEST 157.67 FEET; THENCE SOUTH 42*01'01" WEST 126.97 FEET; THENCE SOUTH 02037'39" WEST 321.88 FEET; THENCE SOUTH 14006'58" WEST 101.62 FEET; THENCE SOUTH 19*01114" WEST 69.70 FEET; THENCE SOUTH 21*33120" WEST 125.71 FEET; THENCE SOUTH 00`54126" EAST 66.46 FEET; THENCE SOUTH 20'53'20" EAST 70.89 FEET; THENCE SOUTH 1204011711 EAST 96.32 FEET; THENCE SOUTH 50°43'23" EAST 99.49 FEET; THENCE SOUTH 33009'35" EAST 165.63 FEET; THENCE SOUTH 08'14'20" EAST 81.14 FEET; THENCE SOUTH 520 14'13" EAST 87.04 FEET TO A POINT ON A PORTION OF THE EASTERLY LINE OF SAID PARCEL 2 OF SAID P.M. 90-198, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS "NORTH 27'31'58" WEST 336.22 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID EASTERLY LINE SOUTH 27'31'58" EAST 88.35 FEET; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 37'12'45" EAST 28.77 FEET; THENCE LEAVING SAID EASTERLY LINE SOUTH 17000'11"EAST 117.35 FEET;THENCE SOUTH 78054'15"EAST 35.22 FEET;THENCE NORTH 71'00'09"EAST 18.01 FEET TO THE WESTERLY TERMINUS OF THAT CERTAIN COURSE SHOWN AS"NORTH 570 19'50"EAST 67.67 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID- PARCEL BOUNDARY NORTH 57019'50" EAST 67.67 FEET; THENCE LEAVING SAID PARCEL BOUNDARY NORTH 57°29'06" EAST 41.72 FEET; THENCE NORTH 63'50'24" EAST 52.18 FEET; THENCE NORTH 87030'20" EAST 38.02 FEET; THENCE SOUTH 52°49'54" EAST 127.43 FEET; THENCE SOUTH 39"08'51" EAST 246.87 FEET; THENCE SOUTH 30'04'22" EAST 57.81 FEET; THENCE SOUTH 02'46'37"WEST 61.71 FEET TO A POINT ON A PORTION OF THE SOUTHEASTERLY LINE OF SAID PARCEL 2, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS"NORTH 47'37'07"EAST 178.23 FEET"ON SAID PARCEL MAP;THENCE ALONG SAID SOUTHEASTERLY LINE SOUTH 47037'07"WEST 81.81 FEET; THENCE CONTINUING ALONG SAID SOUTHEASTERLY LINE SOUTH 56'31'48" WEST 90.34 FEET; THENCE SOUTH 52*26'55" WEST 109.64 FEET; THENCE SOUTH 53"34'35" WEST 199.31 FEET; THENCE SOUTH- 53'21'07" WEST 144.84 FEET; THENCE SOUTH 53034'54" WEST 79.68 FEET; THENCE NORTH 78'49'50" WEST 129.11 FEET; THENCE LEAVING SAID SOUTHERLY LINE NORTH 85015'47" WEST 274.77 FEET; THENCE NORTH 85055'36" WEST 577.09-FEET; THENCE SOUTH 72'5743" WEST 441.38 FEET TO A POINT ON A PORTION OF THE SOUTHERLY LINE OF SAID PARCEL 2, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS"NORTH 78011'24" EAST 320.84 FEET" ON SAID .PARCEL MAP; THENCE ALONG SAID SOUTHERLY LINE SOUTH 78`11'24" WEST 172.19 FEET; THENCE LEAVING SAID SOUTHERLY LINE NORTH 63`26'38"WEST 21.32 FEET; THENCE NORTH 01'24'25" EAST 183.23 FEET; THENCE NORTH 14`36'11" VWDEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY SOCIATES REVISED PER ZONE CHANGE NO. 93-2 ORDINANCE NO. 3243 CIVIL ENGINEERS-PLANNERS-LAND SURVEYORS W.O. No. 0867-273-lXI2 Date 0� 25/94 13012 COWAN.SUITE 210 • IRVINE.CA 9V14 714/66"110 FAX-660.MI: Engr. D•C, Chk. D.W. Sheet_.L of EAST 240.52 FEET; THENCE NORTH 21*24146" EAST 69.42 FEET; THENCE NORTH 32030'36" EAST 137.22 FEET; THENCE NORTH 41034'29" EAST 78.89 FEET; THENCE NORTH 27*32'11" EAST 252.32 FEET TO A POINT ON A PORTION OF THE WESTERLY LINE OF SAID PARCEL 2, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS "NORTH 35024'38" EAST 689.02 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID WESTERLY LINE NORTH 35`24'38" EAST 270.28 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 24*48'20" EAST 92.01 FEET; THENCE NORTH 29*49107" WEST I8.76 FEET; THENCE NORTH 59°05'04" WEST 25.88 FEET; THENCE SOUTH 88042107" WEST 28.50 FEET; THENCE SOUTH 62*14'54" WEST 36.17 FEET; THENCE NORTH 64'44'31" WEST 213.89 FEET; THENCE NORTH 16'08'41" WEST 72.00 FEET TO A POINT ON A PORTION OF THE WESTERLY LINE OF SAID PARCEL 2, SAID POINT BEING ON THAT CERTAIN COURSE SHOWN AS "NORTH 27004'42" EAST 108.69 FEET" ON SAID PARCEL MAP; THENCE ALONG SAID WESTERLY LINE NORTH 27"44'02" EAST 19.30 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 27°44'02" EAST 112.13 FEET; THENCE NORTH 08'14'34"EAST 124.02 FEET TO THE SOUTHERLY TERMINUS OF THAT CERTAIN COURSE SHOWN AS"NORTH 09047'41"EAST 224.74 FEET" ON SAID PARCEL MAP FOR A PORTION OF THE WESTERLY LINE OF SAID PARCEL 2; THENCE ALONG SAID WESTERLY LINE NORTH 09047'41" EAST 224.74 FEET; THENCE NORTH 06041128" EAST 165.69 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 15'24'02" EAST 171.58 FEET;_THENCE NORTH 07'09'24" WEST 50.17 FEET; THENCE NORTH 30'2822" WEST 47.91 FEET; THENCE NORTH 73°51'01" WEST 48.59 FEET; THENCE SOUTH 33'02'03" WEST 52.13 FEET; THENCE SOUTH 17'39'41" WEST 109.05 FEET; THENCE SOUTH 24'46'03" WEST 62.75 FEET; THENCE SOUTH 46'10'13" WEST 43.51. FEET; THENCE SOUTH 63027'49" WEST 53.76 FEET; THENCE SOUTH 89054122" WEST 47.11 FEET; THENCE NORTH 74'38'22" WEST 44.42 FEET; THENCE NORTH 52'52133" WEST 56.21 FEET;THENCE NORTH 34°16'36" WEST 36.37 FEET; THENCE NORTH 17051105" WEST 52.49 FEET; THENCE NORTH 04'06'38" WEST 50.91 FEET; THENCE NORTH 16025'25" EAST 41.95 FEET; THENCE NORTH 41°05'45" EAST 75.56 FEET; THENCE NORTH 18021'10" EAST 87.68 FEET; THENCE NORTH 17'05'25" WEST 19.81 FEET; THENCE NORTH 44°24'07" WEST 70.37 FEET; THENCE NORTH -34°56'18" WEST 59.09 FEET; THENCE NORTH 49006'20"WEST 432.22 FEET TO THE EASTERLY TERMINUS OF THAT CERTAIN COURSE SHOWN AS "NORTH 70042'04" WEST 751.89 FEET" FOR A PORTION OF THE SOUTHERLY LINE OF SAID PARCEL 2; THENCE NORTH 66*38153" WEST 257.23 FEET; THENCE NORTH 70°06'01" WEST 485.61 FEET TO A POINT ON A NON-TANGENT CURVE, CONCAVE SOUTHEAST, HAVING A RADIUS OF 950.00 FEET, A RADIAL LINE TO SAID CURVE BEARS NORTH 47024'49" WEST, SAID POINT BEING ON THE EASTERLY LINE OF SEAPOINT STREET, 100.00 FEET WIDE, AS SHOWN ON SAID PARCEL MAP; THENCE SOUTHWESTERLY, 14.64 FEET ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 00'52'58"; THENCE SOUTH 41042113" WEST 10.58 FEET TO THE WESTERLY CORNER OF SAID PARCEL 2; THENCE SOUTH 41*42'13" WEST 243.13 FEET ALONG.SAID PARCEL MAP BOUNDARY; THENCE CONTINUING ALONG SAID PARCEL MAP BOUNDARY NORTH 48017'47"WEST 100.00 FEET;THENCE" SOUTH 41*42'13" WEST 164.55 FEET TO THE 'BEGINNING OF A TANGENT CURVE, VWDEN & .HOLLY-SEACLIFF SOCIATES SPECIFIC PLAN BOUNDARY REVISED PER ZONE CHANGE NO. 93-2 CIVIL ENGINEERS-PLANNERS--LAND SURVEYORS ORDINANCE NO. 3243 14012 COWAN.SUITE 210• IRVINE.CA M14 W.O. No. 0867-273-1X12 Date 1 4 714/660.0110 >:AX:6604MIl Engr. D.C. Chk. D.W. Sheet �L of ,,� CONCAVE NORTHWEST HAVING A RADIUS OF 750.00 FEET; THENCE SOUTHWESTERLY, 259.51 FEET ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 19°49'31"; THENCE NORTH 42*11'18" WEST 360.45 FEET TO A POINT ON THE NORTHERLY LINE OF THE HUNTINGTON BEACH CITY LIMIT BOUNDARY,AS SHOWN ON THE MAP FILED.IN BOOK 923, PAGES 19 THROUGH 28 OF RECORD OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;THENCE ALONG SAID BOUNDARY LINE THE FOLLOWING COURSES: SOUTH 89°37'14" EAST 91.97 FEET, NORTH 00015'23" EAST 328.98 FEET, SOUTH 89-43'03" EAST 660.16 FEET, NORTH 00019'15" EAST 328.84 FEET, NORTH 89041'36" WEST 231.59 FEET, NORTH 26-49,24" EAST 1107.66 FEET AND SOUTH 89041'05"EAST 726.01 FEET;THENCE NORTH 00017153" EAST 1321.75 FEET ALONG SAID HUNTINGTON BEACH CITY LIMIT-BOUNDARY TO THE NORTHWEST CORNER OF PARCEL 1 AS SHOWN ON THE MAP FILED IN BOOK 42, PAGE 25 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY; THENCE SOUTH 89032'59" EAST 988.61 FEET ALONG THE NORTHERLY LINE OF SAID PARCEL 1 AND ITS EASTERLY PROJECTION TO A POINT ON THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 34, SAID LINE BEING THE CENTERLINE OF EDWARDS STREET; THENCE SOUTH 00°16'06" WEST 2310.30 FEET ALONG SAID CENTERLINE OF EDWARDS STREET TO THE CENTERLINE POINT OF INTERSECTION OF SAID EDWARDS STREET AND GARFIELD AVENUE AS SHOWN ON SAID AFOREMENTIONED MAP FILED IN BOOK 92, PAGES 19 THROUGH 28 OF RECORD OF SURVEYS OF SAID COUNTY SAID POINT ALSO BEING THE SOUTH QUARTER CORNER OF SAID SECTION 34; THENCE SOUTH 89042'05 EAST 2639.70 FEET ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 34 AND SAID CENTERLINE OF GARFIELD AVENUE TO THE CENTERLINE POINT OF INTERSECTION OF SAID GARFIELD AVENUE AND GOLDENWEST STREET, (SHOWN AS WESTMINSTER AVENUE ON THE MAP OF GARFIELD STREET ADDITION TO HUNTINGTON BEACH; FILED IN BOOK 7, PAGES 27 AND 28 OF MISCELLANEOUS MAPS OF SAID COUNTY), SAID POINT ALSO BEING THE SOUTHEAST CORNER OF SAID SECTION 34; THENCE NORTH 00`16'18" EAST 2639.61 FEET ALONG'THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 34 AND THE CENTERLINE OF SAID GOLDENWEST STREET TO THE EAST -QUARTER CORNER OF SAID SECTION 34, SAID CORNER BEING THE CENTERLINE POINT OF INTERSECTION OF GOLDENWEST STREET AND ELLIS AVENUE; THENCE SOUTH 89043'37"EAST 1982.30 FEET ALONG THE CENTERLINE OF SAID ELLIS AVENUE,SAID CENTERLINE ALSO BEING THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35 TO THE CENTERLINE INTERSECTION OF GOTHARD STREET; THENCE CONTINUING SOUTH 89°43'37"EAST 33.82 FEET, MORE OR LESS,ALONG SAID NORTH LINE OF THE SOUTHWEST QUARTER TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1000.00 FEET; THENCE SOUTHEASTERLY 339.26 FEET, MORE OR LESS, ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 19026'18"TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 1000.00 FEET, A RADIAL LINE TO SAID CURVE BEARS SOUTH 19°42'41"WEST;THENCE EASTERLY 320.07 FEET,ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 18020'20" TO AN INTERSECTION WITH A LINE PARALLEL WITH AND EASTERLY 20.00 FEET FROM THE EAST LINE OF THE VWDEN & HOLLY-SEACLIFF SPECIFIC PLAN BOUNDARY SOCIATES REVISED PER ZONE CHANGE NO. 93-2 ORDINANCE NO. 3243 CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS W.O. No. 0867-273-1X12 Date 1 25 4 12012 COWAN.SUITE 210 • IRVINE.CA M14 714/""110 FAXtoo-"Il Engr. D.C. Chk. D.W. Sheet -L of -L SOUTHWEST QUARTER OF SAID SECTION 35; THENCE SOUTH 00'18'39" WEST 455.28 FEET, MORE OR LESS, ALONG SAID PARALLEL LINE TO A POINT ON THE WESTERLY PROJECTION OF THE SOUTH LINE OF PARCEL I OF THE MAP FILED IN BOOK 132, PAGES 35 AND 36 OF PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH 89°44'06" EAST 639.65 FEES' ALONG SAID WESTERLY PROJECTION AND SAID SOUTH LINE OF PARCEL 1 TO THE CENTERLINE OF HUNTINGTON STREET AS SHOWN ON PARCEL MAP NO. 81-575, FILED IN BOOK 172, PAGES 3 AND 4 OF PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY;THENCE SOUTH 00018'34"WEST 1326.13 FEET, MORE OR LESS, ALONG THE CENTERLINE OF SAID HUNTINGTON STREET TO THE CENTERLINE INTERSECTION OF MAIN STREET AND SAID HUNTINGTON STREET; THENCE CONTINUING ALONG THE CENTERLINE OF SAID HUNTINGTON STREET SOUTH 00017'42" WEST 744.99 FEET TO THE CENTERLINE INTERSECTION OF GARFIELD AVENUE AND SAID HUNTINGTON STREET, AS SHOWN ON SAID PARCEL MAP NO. 81-575, FILED IN BOOK 172, PAGES 3 AND 4 OF PARCEL MAPS RECORDS OF SAID HUNTINGTON BEACH, THENCE ALONG SAID CENTERLINE OF GARFIELD AVENUE NORTH 89'42'04" WEST 659.89 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION 35; THENCE CONTINUING ALONG SAID CENTERLINE OF GARFIELD AVENUE, NORTH 89043'21"WEST 82.85 FEET TO THE CENTERLINE INTERSECTION OF MAIN STREET AND SAID GARFIELD AVENUE AS SHOWN ON THE MAP OF TRACT NO. 10511 RECORDED IN BOOK 455, PAGES 13 THROUGH 17 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH 45017'24"WEST 774.32 FEET, MORE OR LESS,ALONG THE CENTERLINE OF SAID MAIN STREET TO A POINT ON THE NORTHERLY PROJECTION OF THE MOST WESTERLY LINE OF SAID TRACT NO. 10511 DESCRIBED ABOVE, SAID LINE ALSO BEING THE EAST LINE OF HOLLY STREET, 30.00 FEET IN WIDTH AS SHOWN ON SAID MAP OF TRACT NO. 10511; THENCE SOUTH 00'18'18"WEST 242.23 FEET ALONG SAID LINE TO AN ANGLE POINT TO THE WEST LINE OF SAID TRACT NO. 10511; THENCE ALONG THE WESTERLY LINE OF SAID TRACT THE FOLLOWING COURSES: SOUTH 89°40'56" EAST 280.19-FEET, SOUTH 00-17'57" WEST 410.35 FEET, SOUTH 89-42'47" EAST 135.00 FEET AND SOUTH 00017'57" WEST 90.00 FEET TO THE NORTHERLY LINE OF CLAY AVENUE, 30.00 FEET IN WIDTH, AS SHOWN ON SAID MAP OF TRACT NO. 10511; THENCE SOUTH 00017'13" WEST 30.00 FEET TO THE CENTERLINE OF SAID CLAY AVENUE; THENCE NORTH 89042'47" WEST 813.43 FEET TO THE CENTERLINE INTERSECTION OF CLAY AVENUE AND MAIN STREET AS SHOWN ON THE MAP FILED IN BOOK 100, PAGES 46 AND 47 OF PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE ALONG SAID CENTERLINE OF MAIN STREET SOUTH 19*14'02" WEST 829.19 FEET TO AN ANGLE POINT IN SAME;THENCE CONTINUING ALONG SAID CENTERLINE OF MAIN STREET SOUTH 00018'10"WEST 545.95 FEET TO THE POINT OF BEGINNING. CONTAINING 565.20 ACRES, MORE OR LESS. VWDEN & HOLLY-SEACLIFF SOSPECIFIC PLAN BOUNDARY CIATES REVISED PER ZONE CHANGE NO. 93-2 CIVIL ENGINEERS-pLANNERS-LAND SURVEYORS ORDINANCE NO. 3243 13012 COWAN.SME 210• IRVINE.CA M14 W.O. No. 0867-273-1X12 Date 0 2 94 714/66"110 FAX:6604418 Engr. D.C. Chk. D.W. Sheet _. of VI. MITIGATION MEASURES VI. MITIGATION MEASURES FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1 These mitigation measures are required of the Holly-Seacliff Specific Plan pursuant to Final Environmental Impact Report 89-1 and should be imposed on future projects in the Specific Plan area. Land Use On-Site Land Uses 1. Prior to issuance of building permits for individual tracts, the applicant should demonstrate that service vehicle access to all remaining operating oil wells on site is monitored through the existing or proposed residential tracts. 2. All potential buyers and renters of on-site residences should be notified of the affects resulting from on-site and off-site oil production activities. The notification should state the frequency and locations of maintenance and service operations. The notification should indicate that noise levels from oil activities may also significantly increase during these times. Air Quality 1. Because it only takes a smal I amount of material to generate odors, it is important to maintain a very clean operation. Therefore, any oil spilled on the ground should be quickly cleaned up. Well sumps should be pumped out after pulling a well and periodically in the interim. Maintenance of seals and gaskets on pumps and piping should be performed whenever leaks are evident. General clean-up of the site should result in significant improvements in the level of odor found in the area. 2. Appropriately designed, vapor recovery systems which pull the gas off the well casing should be employed, as well as vapor recovery systems for oil transport trucks. A similar system could be employed for any remaining storage facilities on site. V-1 (hssp98) Noise 1. Noise levels generated by the oil operations should be mitigated to levels consistent with the Huntington Beach Noise Ordinance, by locating consolidation area(s) at least 300 feet from the nearest residential or other sensitive land uses (locating consolidation areas within industrial-use areas would be the most desirable from a noise standpoint). The oil wells could be located closer to sensitive land uses if a perimeter wall with a minimum height of 8 feet was utilized around the consolidation area(s). The following mitigation measures assume a 100 foot distance to the receptor and the mitigation affects of an 8 foot sound wall. Additional analysis of the consolidation area(s)will be necessary when phasing plans become available. Oil Well Drilling Operations 2. The results show that in order for the drilling operations to satisfy the Huntington Beach Noise Ordinance outdoor standards, electric motors with acoustic blankets must be used. Diesel motors even when shielded by acoustic blankets will not meet the nighttime Noise Ordinance standards at the on-site and off-site residences and will not meet the daytime Noise Ordinance standards at the on-site residences. If there are plans to conduct the drilling operations during the nighttime hours,then according to the Oil Code, the operations must be soundproofed. Acoustic blankets as well as an 8 foot high masonry wall along the site perimeter will likely reduce the noise levels to below the Noise Ordinance standards. Oil Well Pumping 3. The well pumps used in the consolidation area should be submerged. If other types of well pumps such as ground level electric or diesel pumps may be necessary. Specific mitigation measures should be presented in an additional noise study. Well Pulling, Redrilling and Service Drilling Operations 4. Well pulling and drilling operations are confined to daytime hours (7:00 a.m. to 10:00 p.m.) by the Oil Code. Any redrilling performed at night must provide soundproofing to comply with the Noise Ordinance. The Oil Code prohibits the pulling of wells during the nighttime hours (10:00 to 7:00 a.m.). Well maintenance activities should also be conducted between the hours or 7:00 a.m. and 10:00 p.m. only. Although high levels of noise may be generated by routine well maintenance operations,these activities would occur inside the noise barrier surrounding the consolidation area. V-2 (hssp98) 5. Service drilling for this project will be conducted during the daytime hours only. Data on service drilling operations indicate that with a dieselpowered service rig and an 8 foot high noise barrier, the noise level at 100 feet will likely be 55 dBA which corresponds to the City's daytime Noise Ordinance standard. All servicing of the wells must comply with the noise standards contained in the Huntington Beach code. Truck Operations 6. Truck operations should be limited to daytime hours only (7 a.m. to 10 p.m.) Helicopter Operations 7. A notice (and statement of acknowledgement) to pi-ospective homeowners is required stating that the property is subject to overflight, sight and sound of helicopters associated with the police facility. Oil Facilities 1. Future Specific Plan(s) should include an area or areas for the consolidation of oil well facilities. 2. All new development proposals should be accompanied by: • A plan which-addresses the requirements for abandoned wells. • The abandonment plans for existing wells. • The operational plans for any remaining wells and facilities. These plans must satisfy the requirements of the City of Huntington Beach and the Division of Oil and Gas. 3. The criteria for the approval of development plans within oil districts should include: (a) That enough open space has been reserved around the oil operation site to allow existing and future equipment which could reasonably be expected to be used on the site, including any setbacks from new development required by the Fire Chief. (b) That adequate access to all operation sites is provided for portable equipment and emergency vehicles. (c) That reasonable expansion of the existing facilities, if permitted in the oil district, can be accomplished. V-3 (hssp98) (d) That any proposed development includes all provisions for sound-proofing and fire protection required by the Fire Chief. (e) That screening of oil facilities from any new development is included in the plan. 4. As future development occurs, continued subsidence rate monitoring for the region of the subject site is necessary to determine if subsidence rates are declining with current water injection methods being used at operating oil production facilities. 5. The use of post-tensioned slabs should be considered in the foundation design in order to eliminate distress to structures and slabs from minor regional subsidence. Although this measure will provide for a more rigid slab, it will be no means eliminate distress to foundations resulting from the rapid subsidence of the land from continued oil and gas withdrawal. Cultural Resources Archaeology 1. It is suggested that the research design be prepared by the Principal Investigator selected to perform the work and that it be reviewed by a second consulting archaeologist. This step will help insure the completeness and viability of the research design prior to its implementation. The involvement of a second professional is viewed as an inexpensive means of insuring that no major elements are overlooked. 2. The archaeological deposits within the Holly-Seacliff study area should be subjected to a program of excavation designed to recover sufficient data to fully describe the sites. The following program is recommended: a. Analysis of the collections made by the Pacific Coast Archaeological Society, Long Beach State University and any community college which has such material. If the collections are properly provenienced and are ccompanied by adequate documentation,they should be brought together during this phase and complete analysis performed. Of particular importance during this phase is the recovery of survey date to be used to determine the exact locations of previous excavation efforts. b. Prior to the beginning of any excavation effort, a burial strategy should be developed by the archaeologist retained to accomplish the excavation members of the Native American V-4 (hssp98) community and appropriate City Staff. The strategy should address details of the handling and processing of human remains encountered during excavation, as well as the ultimate disposition of such remains. C. Completion of test excavations should be made at each of the archaeological deposits. The information gained from the test excavation will guide the following data recovery excavation. The excavations should have two primary goals: • Definition of site boundaries and depth. • Determination of the significance of the site and its degree of preservation. d. A statistically valid sample of site material should be excavated. The data recovery excavation should be conducted under the provisions of a carefully developed research design. The research questions presented earlier in this report should be incorporated into the research design, other important research questions should be developed from the test excavation data included, and a statement of methodology to be observed must be included. e. A qualified observer appointed by the Principal Investigator/Archaeologist should monitor grading of the archaeological sites to recover important material which might appear. The monitor will be assigned by the Principal Investigator. This activity may require some minor delay or redirecting of grading while material is being recovered. The observer should be prepared to recover material as rapidly as is consistent with good archaeological practice. Monitoring should be on a full time basis when grading is taking place on or near an archaeological deposit. However, the grading should terminate when the cultural deposit has been entirely removed and clearly sterile deposits exposed. f. All excavation and ground disturbing observation projects should include a Native American Observer. Burials are known to exist at some of the sites, a circumstance which is extremely important to the Native American community. V-5 (hssp98) g. A detailed professional report should be prepared which fully describes the site and its place in pre-history. Reports should receive sufficient distribution which includes the City, the County and the UCLA repository for archeology to insure their availability to future researchers. h. Arrangements should be made for proper curation of the collections. It is expected that large quantities of materials will be collected during the excavation. Curation should be at an institution which has the proper facilities for storage, display and use by interested scholars and the general public. 3. The shell and lithic scatters should be subjected to test excavation to determine if they are or are not in situ archaeological deposits. If any of the scatters prove to be in situ archaeological material, a site record should be prepared and submitted to the Archaeological Survey, University of California, Los Angeles, and the site should be treated as in mitigation number one. If the sites are shown to be not archaeological in nature or not in situ,then no further action should be taken. 4. Ground disturbing activity within the study area should be monitored by a qualified observer assigned by the Principle Investigator/Archaeologist to determine if significant historic deposits, (e.g. foundations, trash deposits, privy pits and similar features)have been exposed. The monitoring should be on a full-time basis, but can be terminated when clearly undisturbed geologic formations are exposed. If such exposures occur, appropriate collections should be made, followed by analysis and report preparation. Historic material may be encountered anywhere within the Holly-Seacliff property, but the area around the old Holly sugar Refinery is probably more sensitive than the balance of the project area. Historical material recovered at the archaeological sites should be treated with those deposits. 5. The plaque commemorating oil well Huntington A-I should be preserved. As development in the area continues, it may be desirable to upgrade this feature. Paleontology 6. A qualified paleontologist should be retained to periodically monitor the site during grading or extensive trenching activities that cut into the San Pedro Sand or the Quaternary marine terrace units. 7. In areas where fossils are abundant, full-time monitoring and salvage effort will be necessary ( 8 hours per day during grading or trenching activities). In areas where no fossils are being uncovered,the monitoring time can be less than eight hours per day. V-6 (hssp98) 8. The paleontologist should be allowed to temporarily divert or direct grading operations to facilitate assessment and salvaging of exposed fossils. 9. Collection and processing of matrix samples through fine screens will be necessary to salvage any microvertebrate remains. If a deposit of microvertebrates is discovered, matrix material can be moved off to one side of the grading area to allow for further screening without delaying the developmental work. 10. All fossils and their contextual stratigraphic data should go to an institution with a research interest in the materials, such as the Orange County Natural History Foundation. Human Health and Safety Surface Oil Contamination 1. Prior to grading and development, a site reconnaissance should be performed including a phased Environmental Site Assessment to evaluate areas where contamination of the surficial soils may have taken place. The environmental assessment should evaluate existing available information pertinent to the site and also undertake a limited investigation of possible on-site contamination. Phase I should include: a. Review of available documents pertinent to the subject site to evaluate current and previous uses. b. Site reconnaissance to evaluate areas where contamination of surficial solid may have taken place. C. Excavation and testing of oil samples to determine presence of near surface contamination of soil. d. Subsurface exploration to determine presence of sumps on-site. Testing of possible drilling fluids for heavy metals. e. Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells. f. Testing of air samples for gas vapor, methane gas and sulfur compounds. 2. The actual site characterization and remedial action plan would be developed as part of a later phase. Upon completion of the Environmental Assessment, a Remedial Action Plan can be developed. This plan should address the following items: V-7 (hssp98) a. Treatment of possible crude oil contaminated soils. A possible solution to this condition would be aeration of the contaminated soils to release the volatile gases and then incorporation of the treated solid into the roadway fills (subgrade). b. Treatment of possible drilling sumps by either on-site disposal of non-contaminated drilling fluids or off-site disposal of contaminated fluids. C. Treatment of the possibility of the accumulation of methane gas. Methane Gas 3. Prior to development, a thorough site study for the presence of surface and shallow subsurface methane gas should be performed. Any abnormal findings would require a Remedial Action Plan and further studies to assure sufficient mitigation of the hazardous areas prior to building construction. All structures should have a gas and vapor barrier installed underneath the slabs and foundations. Gas collection and ventilation systems should be installed over abandoned wells which are underneath or within ten(10) feet of any structure, and over wells which show evidence of surface emissions of methane gas. Additionally, following construction of structures, an organic vapor analysis should be conducted and the results evaluated to assure that acceptable air quality is maintained within buildings and residences. 4. The presence of methane gas on-site should be the subject of future studies that include the following tasks: a. Drilling of test wells to monitor for subsurface methane deposits and confirm or deny the presence of biogenic methane bearing strata near area. b. Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps; C. Vapor monitoring of shallow vapor probes placed at strategic location on the site and collection of soil vapor samples; d. Vapor survey areas adjacent to known abandoned oil wells; e. Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. V-8 (hssp98) Other Oil Production Related Hazards 5. Oil wells scheduled for abandonment should be completed in accordance with the standards and specifications of the City of Huntington Beach and the California Division of Oil and Gas. Wells which have previously been abandoned must be reabandoned to the most current requirements of the City of Huntington Beach and the Division of Oil and Gas. 6. Existing oil production lines are located throughout the site. Treatment of these lines will depend on proposed land use and development. Utility lines should be relocated and or removed with the trench being filled with compacted fill. Hazardous Materials 1. The use, storage and disposal of hazardous materials should be enforced by City of Huntington Beach to provide the greatest possible protection to the public from accidental occurrences. 2. Active wells remaining on-site should be secured and screened as required by the City of Huntington Beach. 3. Prior to development, a review of available public health records should be performed to evaluate possible public health risk sites in the vicinity of the subject site. 4. An inventory of all hazardous materials used and stored by industries locating within the project area should be maintained and recorded for use by the City Fire Department. This inventory should include the location at which each hazardous material is used. Aesthetics 1. Landscaping of future projects should be designed to minimize visual impacts on adjacent parcels. Special consideration should be given to orientation of the project's residences (i.e. windows and deck) so as to respect the privacy of adjacent and nearby homes. 2. Wherever feasible, oil production facilities on-site should be eliminated or consolidated to reduce their total number. Facilities remaining on-site should be painted, camouflaged, or otherwise screened by perimeter walls, plantings or like treatments to reduce their unsightliness to future residents. V-9 (hssp98) Land-Use Policies Prior to the issuance of grading permits,the Department of Fish and Game should be notified of grading activities on-site that are scheduled to commence in the swales, in order to preclude the possible elimination of wetland areas under the jurisdiction of the Department of Fish and Game, as further specified in the Biological Resources section of this EIR. Biological 1. Following construction of necessary infrastructure in the main drainage swale, i.e.,utility lies, sewers, etc., this Swale should remain as open space. Mitigation for the loss of cattail marsh habitat(0.5 acres) and willow habitat(0.5 acres)which are depicted on Exhibit 20, will take place such that a minimum of 1.0 acre of riparian vegetation is established in this drainage swale. The plants utilized in the revegetated area will enclosed from the recommended plant palette indicated on page VI-11. 2. Through adoption of future Specific Plans large trees suitable for use by raptors such as the red-shouldered hawk, should preserved or replaced in accordance with the tree species identified in the plant palette contained on page VI-11. 3. Any grading or filling in the brackish wetlands in the western portion of the project site sill be mitigated by restoration of an equal area of coastal wetland at a nearby location in the open space area. 4. Effects upon on-site wetlands within the jurisdiction of the California Department of Fish and Game will require mitigation defined by 1603 permits. V-10 (hssp98) LEGEND ••_-• , Mi DEV DEVEIO►ED AREA I rwl NON•NATNE WOODLAND ja.. 6._ J Mrn� o[r RAG RUDERAL ANNUAL GRASSLAND eAo I I-- ►ALUSTRIgE SNRUR.DECID000S,SALI% PIN°E•' iva �•�. ►b ►ALUSiRR1E. UNCONSOLIDATED WtfOY i H►D ►ALUS=*,EMERGENT,►ERSWENT.DISTIMIS .b y,888r ►A1.USTMNE.EMERGENT,1ERSISIENT. a `F-I ► SALICORNIA I Nr 11 ' RRtl' ►o►T ►ALUSTMRIE.EMERGENT, ►ERSIORT- TY►NA ��M tAr ►r ►µtl3 %,UNCONSOLIDATED S1N)RE - (� RA• ti�y ► ►ALVSDr^ UNCONSOLIDATED SNORE. YECETAIED.CON11MA Wf RAo RTM J .I •ON., . %,I',••• •(•.�, `�' RAo �• 1.�. '1 �I MY 1 O 1# r ! nV qI I1 III' _ � �•: , � 1 y.,t 1 ! I Cr• i 11 1 1 r /,y,..j � M 1.,�'Ij'• �:.COY yI I. � .I CITY OF EXHBIT 20 HUNTINGTON BEACH BIOLOGICAL RESOURCES f�i�it�W Y - - �IM�q 1 1 Ian ��aa ®®����� �(� lRA ARSOpMIER NC AMENDOM �#IEI'Y�SY1Yl,rl�Y-LSf�lly PLANT PALETTE Scientific Name Common Name Trees Alnus rhombifolia White Alder Juglans californica California Walnut Platanus racemosa Sycamore Quercus agrifolia Coast Live Oak S. laevigata Red Willow S. lasiandra Golden Willow S. hindsiana Sandbar Willow Salix lasiolepis Arroyo Willow Umbellylaria californica California Bay Tall Shrubs Baccharis pilularis var. consanquinea Coyote Brush Heteromeles arbutifolia Toyon R. ovata Sugarbush Rhus laurina Laurel sumac Sambucus mexicana Elderberry Low Shrubs and Vines Diplacus longiflorus Bush Monkeyflower R. viburnifolium Catalina Currant R. aureum Golden Currant Ribes speciosum Fuschia-flowerers Gooseberry Rosa californica California Rose Rubus ursinus California Blackberry Toxicodendron diversilobum Poison Oak Vitis californica California Grape Herbaceous Plants and Grasses Artemisia douglasiana Mugwort Elymus condensatus Giant Wild Rye Scirpus spp. Tule Typha spp. Cattail V-11 (hssp98) Public Services and Utilities Schools 1. The General Plan Amendment 89-1 designates a site for a new elementary school to serve students generated by residential development within the project area. 2. The school district and major landowner should enter into an agreement for acquisition or lease of the site as part of implementation of this General Plan Amendment. 3. Developers should pay school impact fees to finance construction of necessary school facilities. 4. The Huntington Beach Union High School District should coordinate its expansion plans with phasing of development within the project area and surrounding areas. V-12 (hssp98) ATTACHMENT #5 394 2000 Main Street, Huntington Beach, CA City of Huntington Beach 92648 File #: 22-440 MEETING DATE: 5/24/2022 PLANNING COMMISSION STAFF REPORT TO: Planning Commission FROM: Ursula Luna-Reynosa, Community Development Director BY: Alyssa Helper, Associate Planner SUBJECT: GENERAL PLAN AMENDMENT (GPA) NO. 20-003/ZONING TEXT AMENDMENT (ZTA) NO. 20- 003/TENTATIVE TRACT MAP (TTM) NO. 19118/CONDITIONAL USE PERMIT (CUP) NO. 20-025/ENVIRONMENTAL ASSESSMENT NO. 20-003 (HOLLY TRIANGLE TOWNHOMES) - Continued from May 10, 2022 REQUEST: GPA: To amend the General Plan designation from Commercial Neighborhood- Specific Plan Overlay (CN-sp) to Residential Medium Density-Specific Plan Overlay (RM-sp). ZTA: To amend the existing zoning designation within the Holly -Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM). TTM: To consolidate 12 lots into a 1.80 net acre lot for condominium purposes. CUP: To 1) develop 35 three-story attached townhomes up to 40 feet tall, and 2) allow 43-inch and 6-foot tall walls in lieu of 42-inch walls in the 10-foot front yard setback along Holly Lane and 6-foot tall walls in lieu of 42-inch walls in the 15-foot front yard setback area along Main Street. EA: Preparation of Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1 to analyze the potential environmental impacts of the proposed project. LOCATION: 19070 Holly Lane, 92648 (east side of Holly Lane, south of Garfield Avenue) APPLICANT: Chris Segesman, Bonanni Development, 5500 Bolsa Avenue, Suite 120, Huntington Beach CA 92649 PROPERTY OWNER: Bonanni Development, 5500 Bolsa Avenue, Suite 120, Huntington Beach CA 92649 BUSINESS OWNER: Not applicable City of Huntington Beach Page 1 of 13 Printed on 5/19/2022 pcwerea90�LegistarT"' 395 File #: 22-440 MEETING DATE: 5/24/2022 STATEMENT OF ISSUE: 1. Are the GPA and ZTA necessary for the changing needs and orderly development of the community and consistent with other elements of the General Plan? 2. Are the proposed GPA and ZTA designations compatible with the surrounding area? 3. Does the project satisfy all the findings required for approval of a ZTA, TTM, CUP, and an EIR Addendum? 4. Is Environmental Assessment No. 20-003 (otherwise referred to as Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1) adequate and complete in that it has identified all significant environmental effects of the project? 5. Was the Addendum No. 1 to the Holly-Seacliff Specific Plan EIR prepared in compliance with the California Environmental Quality Act (CEQA) Guidelines? RECOMMENDATION: That the Planning Commission take the following actions: A) Recommend approval of Environmental Assessment No. 20-003 (Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 89-1; Attachment No. 7) as adequate and complete in accordance with CEQA requirements by approving draft City Council Resolution No. 22-26 and forward to the City Council for adoption (Attachment No. 2); B) Recommend approval of General Plan Amendment No. 20-003 and forward draft City Council Resolution No. 2022-19 to the City Council for consideration (Attachment No. 3); C) Recommend approval of Zoning Text Amendment No. 20-003 and forward draft City Council Ordinance No. 4256 to the City Council for consideration (Attachment No. 4); and D) Approve Tentative Tract Map No. 19118 and Conditional Use Permit No. 20-025 with findings and suggested conditions of approval (Attachment No. 1). ALTERNATIVE ACTION(S): That the Planning Commission take alternative actions, such as: A) Deny Environmental Assessment No. 20-003, General Plan Amendment No. 20-003, Zone Text Amendment No. 20-003, Tentative Tract Map No. 19118, and Conditional Use Permit No. 20- 005 with findings for denial; B) Continue Environmental Assessment No. 20-003, General Plan Amendment No. 20-003, Zone Text Amendment No. 20-003, Tentative Tract Map No. 19118 and Conditional Use Permit No. 20- 005 and direct staff accordingly. PROJECT PROPOSAL: The applicant is proposing to redevelop an existing 2.11-gross-acre (1.8-net-acre) site with 35 attached townhome units (Attachment No. 5). In order to undertake the project proposal, Bonnani City of Huntington Beach Page 2 of 13 Printed on 5/19/2022 pcwereaQf Leaistar- 396 File #: 22-440 MEETING DATE: 5/24/2022 Development (the "applicant") requests the following entitlements: • General Plan Amendment (GPA) No. 20-003 - To amend the land use designation from Commercial Neighborhood-Specific Plan Overlay (CN-sp) to Residential Medium Density-Specific Plan Overlay (RM-sp). • Zoning Text Amendment (ZTA) No. 20-003 - To amend the existing zoning designation within the Holly-Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM). • Tentative Tract Map (TTM) No. 19118 - To consolidate 12 existing lots into a 1.8-net-acre numbered lot for condominium purposes. • Conditional Use Permit (CUP) No. 20-025 - To: 1) develop 35 three-story attached townhomes up to 40 feet tall and 2) allow 43-inch and 6-foot tall walls in lieu of 42-inch walls in the 10-foot front yard setback along Holly Lane and 6-foot tall walls in lieu of 42-inch walls in the 15-foot front yard setback area along Main Street. • Environmental Assessment No. 20-003: Preparation of Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 89-1 to analyze the potential environmental impacts of the proposed project. Background: The project site consists of a small commercial building and an undeveloped surface parking lot. In recent years, the site has been used as a commercial glass shop and a storage lot for a local car dealership. Prior to the adoption of the Holly-Seacliff Specific Plan in 1992, the project site was zoned as Commercial Neighborhood District (C-1) and Medium Density Residential (R2). Following its adoption, the Holly-Seacliff Specific Plan continued to permit Commercial (C) uses on the site but removed Medium Density Residential as an allowable use on the property. Although the Specific Plan removed residential as a permitted use on the subject property, the Specific Plan does allow for a mix of residential, commercial, and industrial uses within the surrounding area (otherwise referred to as Planning Area IV in the Specific Plan). Development surrounding the site is reflective of allowable uses within the Specific Plan and largely consists of residential and commercial uses. Bonanni Development, a partial owner of the site, approached the City in 2020 with a proposal to develop the site with 35 attached townhomes, of which 15 percent will be affordable to moderate income households. In order to develop the site with a residential use, Bonanni is also coordinating with the City of Huntington Beach to purchase a 0.08-acre City-owned parcel on the project site (Assessor's Parcel Number 159-281-04), which was acquired by the City in 1964 to allow the Standard Oil Company to lay down an oil pipeline. The City-owned parcel is encumbered with a utility easement to the benefit of the Standard Oil Company or their successors. However, because the City has no use for this property, the City plans to dispose of this property as a separate process which would enable the future development of the property and surrounding land. With the exception of two waivers of development standards and a Conditional Use Permit to allow walls exceeding 42 inches within the front yard setback areas along Holly Street and Main Street, City of Huntington Beach Page 3 of 13 Printed on 5/19/2022 powerea'q Leaistar", 397 File #: 22-440 MEETING DATE: 5/24/2022 development of the project will occur in accordance with the development standards outlined in the Specific Plan and applicable provisions of the California Density Bonus Law. ISSUES AND ANALYSIS: Sub"ect Propertv And Surroundinq General Plan Desi nations Zonina And Land Uses: LOCATION GENERAL PLAN ZONING LAND USE Subject Property: Commercial Holly Seacliff Specific Vacant with the Neighborhood- Specific Plan (SP 9; Commercial exception of one Plan Overlay (CN-sp) within SP) commercial building North of Subject Residential Medium SP 9; Medium Density Single Family Property (across Density-Specific Plan Residential and Medium Residences Garfield Avenue): Overlay (RM-sp) High Density Residential within SP West of Subject RM-sp SP 9; Medium Density Multi-Family Property (across Residential within SP Residences Holly Lane): East and South of RM-sp Residential Medium Multi-Family Subject Property Density (RM) Residences (across Main Street): General Plan Conformance: The applicant is proposing to amend the General Plan land use designation on the site from CN-sp (Commercial Neighborhood-Specific Plan Overlay) to RM-sp (Residential Medium Density-Specific Plan Overlay). The RM-sp designation is an extension of the same designation found on surrounding properties. It allows for single-family detached, single-family attached, and multi-family residential units at densities ranging from 7 to 15 dwelling units per acre. The project would develop the property with townhome units that would be consistent with allowable residential uses in the RM-sp designation. Development of the property with townhome units is also consistent with other residential land uses in the vicinity of the project site, including a series of two-story apartment buildings across Holly Lane to the west, three-story detached homes across Garfield Avenue to the north, and two-story condominium units across Main Street to the east. Development of the project site with a 35-unit townhome project would also be consistent with the following goals and policies in the General Plan: A. Land Use Element Goal LU-1 - New commercial, industrial, and residential development is coordinated to ensure that the land use pattern is consistent with the overall goals and needs of the community. Policy LU-1 C - Support infill development, consolidation of parcels, and adaptive reuse of existing buildings. Policy LU-1 D - Ensure that new development projects are of compatible proportion, scale and City of Huntington Beach Page 4 of 13 Printed on 5/19/2022 powereW LeglstarTl 398 File #: 22-440 MEETING DATE: 5/24/2022 character to complement adjoining uses. Policy LU-2D - Maintain and protect residential neighborhoods by avoiding encroachment of incompatible land uses. Policy LU-2E - Intensify the use and strengthen the role of public art, architecture, landscaping, site design, and development patterns to enhance the visual image of Huntington Beach. Goal LU-4 - A range of housing types is available to meet the diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Goal LU-7 - Neighborhoods, corridors, and community subareas are well designed, and buildings, enhanced streets, and public spaces contribute to a strong sense of place. The project includes a Zone Text Amendment (ZTA) to implement the land use designation proposed as part of General Plan Amendment No. 20-003 and enable the redevelopment of a primarily undeveloped site into a residential community consisting of 35 townhomes. The project also includes Tentative Tract Map (TTM) No. 19118 to consolidate 12 existing lots into a one lot condominium map for the development of the attached townhome units. Redevelopment of the primarily undeveloped site with a residential townhome project and approval of the TTM to consolidate the existing onsite lots into one lot would support the City's goals and policies aimed at promoting infill residential development. The project will develop the property with three-story townhomes that will exhibit a modern coastal architectural style with elements of farmhouse and coastal design that are in keeping with the proportion, scale, and character of the neighborhood and will add to the range of housing types available in the community. Approval of the ZTA will ensure that the project is consistent with the development standards for RM uses as outlined in the Holly-Seacliff Specific Plan and the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). The project also provides enhanced landscaping areas along each of the three streets that form the site boundaries to enhance existing vehicular and pedestrian connections within the project area. B. Housing Element Policy 1.1 - Preserve the character, scale and quality of established residential neighborhoods. Goal 2 - Provide adequate housing sites through appropriate land use, zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Policy 2.1 - Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations near services and transit that promote walkability. Goal 3 - Enhance housing affordability so that modest income households can remain an integral part of the Huntington Beach community Policy 3.1 - Encourage the production of housing that meets all economic segments of the community, including lower, moderate, and upper income households, to maintain a balanced community. City of Huntington Beach Page 5 of 13 Printed on 5/19/2022 powere44 Legistar- 399 File #: 22-440 MEETING DATE: 5/24/2022 Policy 3.2 - Utilize the City's Inclusionary Housing Ordinance as a tool to integrate affordable units within market rate developments. Continue to prioritize the construction of affordable units on-site, with provision of units off-site or payment of an in-lieu housing fee as a less preferred alternative. Policy 3.3 - Facilitate the development of affordable housing through regulatory incentives and concessions, and/or financial assistance, with funding priority to projects that include extremely low income units. Proactively seek out new models and approaches in the provision of affordable housing. Policy3.4 - Explore collaborative partnerships with non-profit organizations, developers, the business community and governmental agencies in the provision of affordable housing. Policy 4.1 - Regulatory Incentives for Affordable Housing Support the use of density bonuses and other incentives, such as fee deferrals/waivers and parking reductions, to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. The proposed project will develop a mostly vacant, underutilized site with 35 three-story townhomes that will be consistent with the scale and nature of residential land uses surrounding the site. The project would respond to community needs for pedestrian infrastructure adjacent to housing by developing the subject property, which has an existing bus stop on Main Street, with a residential project and constructing a new sidewalk along Holly Lane to serve residents on the site and in the surrounding area. The project will also comply with the Holly-Seacliff Specific Plan's affordable housing requirement to provide 15 percent of the proposed dwelling units as affordable units because the applicant is providing 5 units for families or households of moderate income. Therefore, approval of the project will accommodate additional housing, including affordable housing, and add to the City's overall housing stock. Due to the provision of affordable housing, the applicant is entitled to a 10 percent density bonus, one incentive/concession, and an unlimited number of waivers of development standards as permitted by the California Density Bonus Law. The project includes a 10 percent density bonus to allow 16.59 units per gross acre instead of the maximum density of 15 units per gross acre established in the Holly-Seacliff Specific Plan. The project is not requesting any incentives/concessions, but does include waivers of development standards to allow for a reduced front yard setback along Holly Lane (from 15 feet to 10 feet) and a reduced building separation between several of the onsite buildings (from 20 feet to 15- and 16-feet). The density bonus and the requested waivers included as part of the project will serve as mechanism to accommodate additional housing. Please refer to the discussion below for a description of project-related components that are permitted under the California Density Bonus Law. Zoning Compliance: Zone Text Amendment: The ZTA will not affect the overall land use uses or the development standards prescribed for the RM zoning district established in the Holly-Seacliff Specific Plan. The zoning designation for the subject site will remain SP9 (Holly-Seacliff Specific Plan); however, the project includes a ZTA to revise the Holly-Seacliff Specific Plan to allow for Residential Medium Density (RM) uses on the site rather than Commercial (C) uses. Conservatively, the addition of 35 units on the site has been reflected in the City of Huntington Beach Page 6 of 13 Printed on 5/19/2022 powered Leg,star- 400 File #: 22-440 MEETING DATE: 5/24/2022 overall development capacity for the Specific Plan to ensure consistency with the proposed RM designation on the subject property. However, because residential uses developed under the Specific Plan have largely been developed at lower densities than what was permitted under the Specific Plan, the proposed ZTA would be consistent with the overall planned residential development capacity that was envisioned for the Specific Plan area. The proposed RM land use classification will also be consistent with the RM designation for other properties surrounding the site. A community need is demonstrated for the proposed change because it will allow an underutilized site to be redeveloped into a residential project that is consistent with the character of the area and will add to the City's housing stock. Adoption of the ZTA will also be in conformity with public convenience, general welfare and good zoning practice because residential uses are a more appropriate land use for the site than commercial uses. The site is surrounded by residential uses on all sides and development of a commercial use on the subject property would result in greater impacts to existing residences than development of the proposed residential project. Furthermore, a residential use is more appropriate than a commercial use because the site has been zoned for commercial uses since adoption of the Specific Plan and has yet to be developed with a commercial use outside of the glass shop on the northwest corner. Therefore, adoption of the ZTA will implement the land use designation proposed with General Plan Amendment No. 20-003 and the overarching goals and policies in the Specific Plan, and would result in a land use on the property that is more compatible with the surrounding neighborhood. Tract Map/Site Layout/Compatibility TTM No. 19118 will consolidate 12 existing lots into a one lot condominium map 2.11-gross-acre (1.80-net-acre) site for development of 35 attached townhome units. Access to the site will be provided off Holly Lane to reduce the potential for traffic congestion and vehicular conflicts on Garfield Avenue and Main Street, and to foster a connection with existing residential neighborhoods across Holly Lane. Emergency access will be provided via Holly Lane and an emergency-vehicle- access-only access point off of Main Street. The private streets comply with the City's standard drive aisle/fire lane width of 24 feet and provide direct access to each unit and its attached garage. The project will provide 82 parking spaces, including 70 spaces within 2-car attached garages associated with each unit and 12 off-street guest spaces. Pedestrian access to the site will be provided by existing sidewalks along Main Street and Garfield Avenue and a new sidewalk to be constructed along Holly Lane. Landscaping will be provided between the 43-inch and 6-foot tall walls and sidewalks along the perimeter of the site to enhance aesthetics and improve pedestrian connections between the site and surrounding areas. The project will also provide common open space areas for use by onsite residents, including the central village lawn area located between Buildings B and C and a turf area with common amenities (e.g., a fire bit, barbeques, and patio furniture) located between Buildings G and E. The applicant has submitted three residential floor plans, all of which are three stories and under 40 feet in height, in compliance with the maximum permitted height of 40 feet. The proposed townhomes would range in size from 1,300 to 1,865 square feet with up to 2 and 3 bedrooms and 2-car attached garages (Attachment No. 5). With the exception of the two waivers of development standards to allow for a reduced front-yard setback along Holly Lane (from 15 feet to 10 feet) and a reduced building City of Huntington Beach Page 7 of 13 Printed on 5/19/2022 powerAQQ LegistarT'r 401 File #: 22-440 MEETING DATE: 5/24/2022 separation requirement (15 and 16 feet instead of 20 feet) between several of the onsite buildings, the project will comply with all development standards set forth in the Specific Plan. By complying with development standards in the Specific Plan, including building height, lot coverage, and landscaping, the project will be consistent with the overall bulk and scale of existing residential uses in the project vicinity. Furthermore, the project incorporates fagade breaks, a variation in the color scheme for each elevation, and roof variations into the design of each plan to minimize overall building mass and scale for each of the proposed units. The proposed units will also be designed in a modern coastal/farmhouse architectural style and will use of durable high quality building materials to enhance the project design and ensure its compatibility with the surrounding area. While residential uses surround the project site on all sides, existing roadways (Main Street, Holly Lane, and Garfield Avenue) and project setbacks (15 feet on Main Street and Garfield Avenue, 10 feet on Holly Lane) provide a sufficient buffer between the proposed uses and existing residential uses in the project vicinity. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because the site has been previously been disturbed and is void of any wildlife habitat. The site is mostly vacant with the exception of one small commercial building. However, because of the history of oil drilling operations previously occurring on the site, the project includes the reabandonment of two onsite wells and the installation of methane barrier systems under the proposed residences pursuant to City Specification 422 and 429 to avoid any health hazards associated with the oil wells onsite. Furthermore, project design features, compliance with regulatory requirements, and implementation of modified mitigation measures outlined in Environmental Assessment No. 20- 003 (Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report [(EIR]) will ensure that the subdivision will not cause serious health problems or substantial environmental damage. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision unless alternative easements, for access or for use, will be provided. The only existing easement on the property is a private utility easement for the benefit of Standard Oil or its successors and was originally granted to lay down an oil pipeline on the site. This easement will continue to be in place on the property following project implementation. The subdivision will provide all necessary streets, sidewalk, and utility easements to serve the new development. Conditional Use Permit The CUP request to allow for the development of 35 three-story attached townhomes on an approximately 2.11-gross-acre site will improve an existing underutilized site with a residential development consistent with other uses in the vicinity. The proposed development will convey a high level of quality and a character that incorporates quality materials and design, consistent with the Urban Design Guidelines. For example, building volumes are articulated with variation in wall planes to reduce building massing and building facades incorporate a variety of building materials, including stucco, siding, and metal railings, and colors to provide visual interest. Development of the site with the project will result in a significant visual and economic improvement from existing conditions on the site, which largely consists of an undeveloped dirt lot and a small glass shop, and will assist in meeting the changing housing needs of the community. City of Huntington Beach Page 8 of 13 Printed on 5/19/2022 powereW� Legistar- 402 File #: 22-440 MEETING DATE: 5/24/2022 The project is also requesting a CUP to allow 6-foot high perimeter walls within the 15- foot front yard setback along Main Street and 43-inch and 6-foot high block walls around the private patios within the 10-foot front yard setback along Holly Lane. The proposed 43-inch and 6-foot tall perimeter walls in the front yard setback along Holly Lane and the 6-foot tall perimeter walls along Main Street are necessary to provide privacy to onsite residents. A 15-foot landscaped planter is provided between the 6-foot wall and the sidewalk along Main Street and an approximately 2.5-foot landscaped planter is provided in front of the proposed 43-inch and 6-foot tall walls along Holly Lane. The provision of perimeter landscaping in areas in front of the proposed 43-inch and 6-foot tall walls will soften the aesthetic appearance of the walls and enhance the streetscape within the front yard setback areas, in accordance with the City's Urban Design Guidelines. In addition, the provision of private patio areas along Holly Lane will contribute to the sense of community and provide more "eyes" on the street consistent with principles of Crime Prevention through Environmental Design. With the exception of the CUP request for wall heights within the front yard setback areas, the only deviations from applicable development standards established in the base zoning district and other applicable provisions in the HBZSO are the waivers of development standards, density bonus, and reduced parking ratio included as part of the project as permitted under the California Density Bonus Law. California Density Bonus Law The applicant is seeking to invoke development tools and privileges outlined in the California Density Bonus Law (found in California Government Code Sections 65915-65918). As stipulated in the California Density Bonus Law, projects providing 15 percent of the total units as available to moderate income households are entitled to a 10 percent density bonus. In addition to a density bonus, local jurisdictions are required to grant other incentives or concessions to housing projects containing a percentage of affordable units. A concession or incentive is defined as any of the following: a reduction in site development standards or a modification of zoning code or architectural design requirements (e.g., a reduction in setback or minimum square footage requirements) approval of mixed use zoning, other regulatory incentives or concessions which result in identifiable and actual cost reductions. The number of required incentives or concessions that are granted to an applicant is based on the percentage of affordable units included as part the project. Projects that include 15 percent of the proposed units as affordable to moderate income households (e.g., the proposed project) are entitled to one incentive/concession. Concessions/incentives are permitted unless the proposed incentives/concessions do not result in identifiable and actual cost reductions, would cause a public health or safety problem, would cause an environmental problem, would harm historical property, or would be contrary to the law. In addition to granting incentives/concessions, developments qualifying for a density bonus also can receive an unlimited number of waivers from development standards. As such, the City is not permitted to apply development standard that would physically prevent the project from being developed at the permitted density with the granted incentives/concessions. However, the city is not required to waive or reduce development standards that would cause a public health or safety problem, cause an environmental problem, harm historical property, or would be contrary to law. A waiver or reduction of a development standard does not count as an incentive or concession, and there is no limit on the number of development standard waivers that may be requested or granted. In addition, the California Density Bonus Law stipulates that the City may not require parking at ratios beyond what is established in the California Density Bonus Law upon the developer's request. City of Huntington Beach Page 9 of 13 Printed on 5/19/2022 powere402j Legistar- 403 File #: 22-440 MEETING DATE: 5/24/2022 Consistent with the California Density Bonus law, the project includes the following incentives/concessions, waivers of City standards, and reduction of parking requirements: Incentives: The applicant is not requesting an incentive/concession. Waivers: The following waivers of development standards are proposed so as not to physically preclude the applicant from developing the proposed number of units on the site: 1) 15-foot Front Yard Setback: The applicant is proposing a 10-foot front yard setback in lieu of the required 15-foot front yard setback along Holly Lane, and 2) 20-Foot Building Separation: The application is proposing a reduced building separation between several of the onsite buildings (15- and 16-feet instead of 20-feet). Density Bonus: The project qualifies for a 10 percent density bonus per the California Density Bonus Law due to the provision of 15 percent of the total units as affordable to moderate income households. As such, the applicant is entitled to and is requesting a 10 percent density bonus to allow three additional units in addition to the 32 base units permitted under the Holly-Seacliff Specific Plan. Reduced Parking Ratio: Per the California Density Bonus Law, the city or county may not require more than the parking ratios for a density bonus project (inclusive of parking for persons with disabilities) outlined in the table below. As illustrated by this table, the proposed project would provide 29 more spaces than what is required by State law. Unit Type Type Count Required Required Maximum Required Provided Ratio per Parking Parking Parking Parking by City Code Spaces per Requirements Spaces per the Project City Code per State Law State Law 2 Bedroom 11 Units 2 Spaces (1 22 1.5 per Unit 17 22 enclosed) per Unit 3 Bedroom 24 Units 2.5 Spaces (1 60 1.5 per Unit 36 48 enclosed) per Unit 0.5 Guest 18 0 spaces 0 12 Space per Unit �Otal 100 53 182 City of Huntington Beach Page 10 of 13 Printed on 5/19/2022 powere4%LegistarT 404 File #: 22-440 MEETING DATE: 5/24/2022 Quimby Act and Affordable Housing The Community Services and Library Department has determined that additional public park area within the project area is not needed. Therefore, the project will pay park and recreation in lieu fees to satisfy Quimby Act requirements pursuant to Chapter 254 of the HBZSO. Pursuant to Chapter III of the Holly-Seacliff Specific Plan, the project is required to comply with affordable housing requirements and provide 15 percent of the proposed 32 base dwelling units (5 units) as affordable units. The restricted income units must be provided on-site with the new development in order to qualify for density bonus. In accordance with these requirements, the applicant is proposing five units restricted for moderate income households for a period of 45 years. Urban Design Guidelines Conformance: The project, as modified by suggested conditions, is in substantial conformance with the Urban Design Guidelines, Chapter 3 (Multi-Family Detached Residential) by providing: • New residential buildings in an arrangement that is sensitive to the characteristics of the existing site and surrounding area; • Ornamental landscaping and enhanced paving at the project entrance; • Orienting the buildings to promote privacy to the greatest extent possible; • Courtyards and open space areas throughout the project site; • The main project entrance off Holly Lane, so as to avoid vehicular conflicts on busier arterials, such as Garfield Avenue and Main Street; • Sidewalks along the perimeter and within the interior of the site; • Landscaping throughout the development that frames, softens, and enhances the quality of the development; • Architecture that is compatible with the surrounding buildings and meets or exceeds the standards of quality, which have been set by surrounding development; • Architectural elements such as windows, doors, headers, etc. that create a rhythmic composition; • Varied building design with significant difference in the massing and composition of each adjacent house; • Elevations that are architecturally enhanced; • Roof designs that complement qualities of the neighboring residential structures such as type, slope, size, materials, and colors; and • Open space in close proximity to every dwelling. Environmental Status: The City certified Program Environmental Impact Report No. 89-001 for the Holly-Seacliff Specific Plan in 1990, which evaluated environmental impacts associated with development approved as part of the Holly-Seacliff Specific Plan. The Holly-Seacliff Specific Plan identified the subject property as a Commercial (C) land use and the Holly-Seacliff Specific Plan EIR evaluated environmental impacts associated with up to 117,612 sf of commercial uses on the property. The Holly-Seacliff Specific Plan EIR provides the environmental setting and analysis to serve as the first-tier CEQA document for the proposed project. City of Huntington Beach Page 11 of 13 Printed on 5/19/2022 powere*Leglstar— 405 File #: 22-440 MEETING DATE: 5/24/2022 Although the Holly-Seacliff Specific Plan considered the impacts of commercial development on the subject property, a residential use (such as the proposed project) would result in a less intense project than what was evaluated under the Holly-Seacliff Specific Plan EIR, and therefore would not result in new significant impacts or an increase in the severity of a previously identified impact in the Holly-Seacliff Specific Plan EIR. In addition, the project includes several project design features and will be required to comply with City standards and existing mitigation measures outlined in the Holly- Seacliff Specific Plan EIR to ensure that development of the proposed project and approval of the GPA, ZTA, TTM, and CUP would not result in an action that requires further evaluation pursuant to CEQA (Attachment No. 7). Coastal Status: Not applicable. Design Review Board: The Design Review Board reviewed the design, colors, and materials of the project at their January 13, 2022 regular meeting and recommended approval with modifications. These requested modifications included adding horizontal bars to upper story windows and painting the upper-story wood headers grey. These modifications have been incorporated in the TTM and CUP suggested conditions of approval. Other Departments Concerns and Requirements: Public Works, Building, Fire, Police, and Community Services staff reviewed the proposed project and identified code requirements applicable to the project. The Public Works and Fire Departments have identified some conditions that have been incorporated into the suggested conditions of approval (Attachment No. 1) Public Notification: Legal notice was published in the Huntington Beach Wave on Thursday, April 28 2022 and notices were sent to property owners of record within a 500 ft. radius of the subject property, individuals/organizations requesting notification (Community Development Department's Notification Matrix), and applicant. Application Processing Dates: DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): March 16, 2022 Addendum No. 1 to the Holly-Seacliff Specific Plan - Within 1 Year of complete application GPA/ZTA/TTM/CUP - None SUMMARY: Staff recommends the Planning Commission recommend adoption of Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan Environmental Impact Report) and approval of General Plan Amendment No. 20-003 and Zone Text Amendment No. 20-003 with findings to the City Council and approve Tentative Tract Map No. 19118 and Conditional Use Permit No. 20-025 with findings (Attachment No. 1). This recommendation is based on the following: Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) is adequate and complete in that it has identified all potential environmental impacts associated with the project. City of Huntington Beach Page 12 of 13 Printed on 5/19/2022 powereVL5,Legistar- 406 File #: 22-440 MEETING DATE: 5/24/2022 — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) demonstrates that the project will not have new or substantially more severe environmental impacts that were not disclosed in the certified Final EIR for the Holly-Seacliff Specific Plan and will not require new mitigation measures or the preparation of a Subsequent or Supplemental EIR. — Environmental Assessment No. 20-003 (Addendum No.1 to the Holly-Seacliff Specific Plan EIR for the Holly Triangle Townhomes Project) was prepared in compliance with the CEQA Guidelines. — The GPA, ZTA, TTM, and CUP are consistent with the General Plan and its goals and policies. The GPA, ZTA, TTM, and CUP are consistent with surrounding area. — The project meets the requirements of the Subdivision Map Act. — The request will allow the development of additional housing on the subject site and will add to the City's housing stock. ATTACHMENTS: 1. Suggested Findings and Conditions of Approval for Environmental Assessment No. 20-003 (Addendum to the certified Final EIR for the Holly-Seacliff Specific Plan), Zoning Text Amendment No. 20-003; Tentative Tract Map No. 19118; and Conditional Use Permit No. 20- 025 2. Draft City Council Resolution No. 22-26 for Addendum No. 1 to the Holly-Seacliff Specific Plan Environmental Impact Report No. 89-1 3. Draft City Council Resolution No. 2022-19 for General Plan Amendment No. 20-003 4. Draft City Council Ordinance No. 4256 for Zoning Text Amendment No. 20-003 5. Project Plans dated February 11, 2022 6. Project Narrative dated April 2022 7. Addendum No. 1 to the certified Final EIR for the Holly-Seacliff Specific Plan EIR (available here: https://www.huntingtonbeachca.gov/government/departments/planning/major/major-projects -view.cfm?ID=106) 8. Code Requirements Letter (For Informational Purposes Only) dated April 12, 2022 9. Tentative Tract Map No. 19118 10. Existing & Proposed General Plan Land Use Designation Maps 11. Revised Specific Plan/ZTA-20-003 Legislative Draft 12. Vicinity Map City of Huntington Beach Page 13 of 13 Printed on 5/19/2022 powere"Legistar'"' ATTACHMENT #6 .1 407 e 6 � e a e - - HDDi(36L ♦ BID. WAIINYI ♦ ♦ SL41M A ♦ n•. TAL•L[7 L ♦ ♦ r LLLM� _ .♦ 6�7 .Qm=LD I Y�ffOR7Y AMW r A1111A r KAN=Of HA1111W • SA"G • I f F wx • c er r K VICINITY MAP GENERAL PLAN AMENDMENT NO. 20-003/ZONING TEXT AMENDMENT NO. 20- 003/TENTATIVE TRACT MAP NO. 19118/CONDITIONAL USE PERMIT NO. 20- 025/ADDENDUM NO. 1 TO THE HOLLY-SEACLIFF SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT NO. 89-1 (HOLLY TRIANGLE TOWNHOMES PROJECT) 407 ATTAC H ME N T #7 408 Townhomes at Main Street & Garfield Avenue Bonanni Development April 2022 Summary of Proposal The proposed project is located at 19002 and 19006 Holly Lane (APNs 159-281-01, 02,03,04,05).The property is owned by Mountainview Properties and Bonanni Development. Bonanni Development is the applicant and developer of the property.The property is a flat,triangular shaped site bounded by Garfield Avenue, Main Street, and Holly Lane.The site area is 2.11 acres gross (1.80 acres net) and is currently unimproved aside from an existing one-story building at the northwest corner occupied by De Guelle Glass.There are four abandon oil wells on the property. In addition to the glass shop,the site is currently used by a local car dealership as a storage lot for cars. Surrounding land uses include a series of two-story apartment buildings across Holly Lane to the west,three-story detached homes across Garfield to the north and two-story condominium units across Main Street.The project proposes to demolish the building, cap the wells, and provide 35 three-story townhomes, along with parking, landscape, and common use amenities. The property is located within the Holly-Seacliff Specific Plan (HSSP) and is currently designated as Commercial.The property has been zoned commercial since the HSSP was adopted in 1992. No commercial development has occurred on the site since that time.The site presents challenges for any type of development.The site's small size, triangular shape coupled with a 20-foot-wide utility easement that traverses the middle of the property poses a significant challenge particularly for commercial development.The applicant, Bonanni Development, is requesting a Land Use Plan Amendment and a zone change to Residential Medium Density. Changing the land use from commercial to residential will facilitate development of the site and convert a blighted property to a productive use providing much- needed housing to the city's inventory. Entitlement Request The applicant is proposing to amend the existing General Plan designation from CN-sp to RM-sp and to amend the existing zoning designation within the HSSP from Commercial to Residential Medium Density (RM)to allow development of up to 15 dwelling units per acre. Fifteen percent of the project's homes will be affordable as required the HSSP. The applicant is requesting a density bonus pursuant the California Density Bonus Law. The site supports 35 units under the RM zoning by utilizing the 10% density bonus (16.5 du/ac) allowed when 15%affordable units are provided. In accordance with the state density bonus law,the applicant is requesting a waiver of the development standard requiring a fifteen-foot building setback along Holly Street(10 feet is proposed) and a waiver from the requirement for 20 feet of separation between buildings (15 feet is proposed). 1 408 409 The applicant is also requesting a Conditional Use Permit (CUP) for development of the 35 residential units as well as for a six-foot high masonry wall to be constructed at the back of the fifteen-foot landscape setback along Main Street and Garfield Avenue.The CUP is also being requested to allow a six-foot high wall and a 43-inch-high wall within the front yard setback to separate the patios on the townhomes facing Holly Lane.A Tentative Tract Map is being submitted to consolidate twelve existing lots into a single 1.8 net acre lot for the development of 35 townhomes.The project's architectural design will be submitted to the Design Review Board pursuant to Chapter 244 of the HBZSO prior to consideration by the Planning Commission. The Project The project consists of 35 three-story for-sale attached row townhomes.There are eleven two-bedroom units and twenty-four three-bedroom units.The townhomes range in size from 1,290 to 1,865 square feet. Each townhome has an attached two car garage with direct access to the unit.Twelve guest parking spaces including one handicapped space and one EV charging station space are dispersed throughout the project.Vehicular access to the site is provided by a single drive aisle accessed from Holly Lane. Common open space meeting the requirements of the HBZSO is concentrated in two primary areas—one in the cluster of townhomes along Main Street and the other on the Garfield side of the project. Private open space is provided by a ground level patio, deck and/or a roof deck.To enhance the livability of the townhomes,the project proposes to provide private open space exceeding the HSSP requirements. The project complies with the city's Design Guidelines for multi-family projects, including providing articulated massing, coordinated fenestration, enhanced paving at entries, and walkways linking dwellings, common areas, and sidewalks.The architecture reflects a contemporary design with architectural features such as balconies and awnings that create variation in the building plane as well as variation in the color scheme for each building elevation.The project design proposes the use of durable high quality building materials including brick, exterior cement plaster and fiber cement siding. The architecture and building materials will be subject to review by the city's Design Review Board. Affordable Housing Incentives The project reserves 15%of the 35 units for homebuyers meeting the city's moderate-income qualifications as required in the HSSP and utilizes the incentives afforded in the state density bonus law. Fifteen percent of 32 units (the base density permittedon the site) is 5 units. Accordingly,the applicant is proposing to construct five for sale units on site. Of the five affordable units provided in the project,three units will be two-bedroom unit types and two units will be three-bedroom unit types.The project utilizes the by-right parking reduction provided in the state density bonus law. However, additional onsite parking which exceeds the state density bonus law (2.3 spaces per unit) is provided.The project complies with the 16.5 du/acres allowed with the bonus. As stated earlier,the applicant is seeking a waiver to reduce the front building setback along Holly Lane from 15 feet to 10 feet.A ten-foot setback on Holly Lane is consistent with the front setback for the medium density apartments directly across the street from the project.Without the waiver the project 2 409 410 would lose six units.The applicant is also requesting a waiver of the development standard in the HSSP requiring 20 feet of separation between buildings (15 feet is proposed).There are two locations in the project where adhering to the 20-foot building separation would result in the loss of one townhome in the project. Losing a unit will result in higher per unit costs for the remaining units and adversely affects the ability of the developer to provide affordable units. 3 410 ATTACHMENT #8 A :3 %` .L Current General Plan Designation _ Holly Triangle Townhomes I .Sp Prosp ct Dr. � eg;, J O p Monte Cristo V. Q Timber V o RM Garfield Ave. Garfield Av T 17 Cl Y + �Jp P ( I ) w Rosemarie Dr _ cQ� Q) Berry Ct. mot` .: rnr `sPho - cA ry itI v! Q ^�i/1` C tal Qre«lS �'/�. �p -71 O e i Kelter Dr. oy a� C 1 IOUt S. v I RM u 0 , Lisamane Ccl. ✓o�- RM %P R n Seastar Dr. Richard Ct < P ^1. Q l/J R D i�1erona O, y^ M- 5reak ,7' I- g Thistle Ct. P Wgnwater Dr. U (� m m A � 9i�s�eL OO 2 Proposed General Plan Designation Holly Triangle Townhomes �r;r Prospect Dr. O ' Monte Cristo Lr'-51 Of Q Timber Upper Bay Dr. � � I m RM Garfield Ave. Garfield AvEI RM-sp Marie St- i o � � �" � � move St = �e_ 0 � oserrJanQ Dr Q) �. a Berry Ct V C tal Bre, P o +� ICU Keltert. c. 6 o ?� C Trout St.. RM,;�-' 0 j, Lisamane_Ctj ✓o,dy Z RM f11 t � -P �.J i he srd Ct Seastar Dr. J �. gyp l or trtCforlc di0reak D. �0�, E �� ILL ��f7VVT Thistle Ct. N9nwateror v ��co in n �7 m ATTACHMENT #9 w� ADDENDUM TO HOLLY-SEACLIFF GENERAL PLAN AMENDMENT FINAL ENVIRONMENTAL IMPACT REPORT No. 89- 1 (SCH # 89010412) FOR THE HOLLY TRIANGLE TOWNHOMES PROJECT Lead Agency: City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Project Applicant: Bonanni Development 5500 Bolsa Avenue, Suite 120 Huntington Beach, CA 92649 CEQA Consultant: ENVIRONMENT I PLANNING ( DEVELOPMENT SOLUTIONS, INC. 2355 Main Street, Suite 100 Irvine, CA 92614 April 2022 Revised May 2022 413 414 This page left intentionally blank. 414 415 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Contents 1 INTRODUCTION.............................................................................................................................3 1.1 PURPOSE AND SCOPE..................................................................................................................................3 1.2 ENVIRONMENTAL PROCEDURES.................................................................................................................4 1.3 PREVIOUS ENVIRONMENTAL DOCUMENTATION...................................................................................5 2 ENVIRONMENTAL SETTING ...........................................................................................................7 2.1 PROJECT LOCATION.....................................................................................................................................7 2.2 EXISTING PROJECT SITE................................................................................................................................7 2.3 EXISTING LAND USES AND ZONING DESIGNATION OF THE PROJECT SITE.....................................7 2.4 SURROUNDING GENERAL PLAN AND ZONING DESIGNATIONS.......................................................7 3 PROJECT DESCRIPTION................................................................................................................17 3.1 PROJECT SITE PLANNING AND CEQA BACKGROUND....................................................................... 17 3.2 HSSP FINAL EIR ASSUMPTIONS FOR PROJECT SITE............................................................................ 17 3.3 PROPOSED PROJECT.................................................................................................................................. 17 3.3.1 Project Overview..................................................................................................................................... 17 3.3.2 Project Features........................................................................................................................................ 18 3.3.3 Construction and Phasing.......................................................................................................................20 3.3.4 Discretionary Approvals, Permits, and Studies...................................................................................20 4 ENVIRONMENTAL CHECKLIST......................................................................................................39 4.1 BACKGROUND............................................................................................................................................39 4.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED........................................................................40 4.3 DETERMINATION:........................................................................................................................................40 4.4 EVALUATION OF ENVIRONMENTAL IMPACTS......................................................................................41 4.4.7 Terminology Used in the Checklist.........................................................................................................42 5 ENVIRONMENTAL ANALYSIS.......................................................................................................43 5.1 AESTHETICS...................................................................................................................................................43 5.2 AGRICULTURE AND FOREST RESOURCES..............................................................................................49 5.3 AIR QUALITY.................................................................................................................................................52 5.4 BIOLOGICAL RESOURCES.........................................................................................................................61 5.5 CULTURAL RESOURCES..............................................................................................................................65 5.6 ENERGY............................................................................................................................................................71 5.7 GEOLOGY AND SOILS...............................................................................................................................76 5.8 GREENHOUSE GAS EMISSIONS...............................................................................................................85 5.9 HAZARDS AND HAZARDOUS MATERIALS..............................................................................................91 5.10 HYDROLOGY AND WATER QUALITY....................................................................................................103 5.11 LAND USE AND PLANNING.....................................................................................................................1 15 5.12 MINERAL RESOURCES...............................................................................................................................1 28 5.13 NOISE...........................................................................................................................................................130 5.14 POPULATION AND HOUSING................................................................................................................1 37 5.15 PUBLIC SERVICES.......................................................................................................................................140 5.16 RECREATION...............................................................................................................................................146 5.17 TRANSPORTATION....................................................................................................................................149 5.18 TRIBAL CULTURAL RESOURCES...............................................................................................................155 5.19 UTILITIES AND SERVICE SYSTEMS...........................................................................................................1 62 5.20 WILDFIRE.......................................................................................................................................................168 5.21 MANDATORY FINDINGS OF SIGNIFICANCE.......................................................................................171 6 DOCUMENT PREPARERS AND CONTRIBUTORS.........................................................................174 i 415 416 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 7 REFERENCES...............................................................................................................................175 Tables TABLE 2-1:SURROUNDING EXISTING LAND USE AND ZONING DESIGNATIONS..........................................................................................7 TABLE3-1:UNIT BREAKDOWN.................................................................................................................................................................18 TABLE 3-2:CONSTRUCTION SCHEDULE.....................................................................................................................................................20 TABLE AQ-1:SCAQMD REGIONAL DAILY EMISSIONS THRESHOLDS......................................................................................................54 TABLE AQ-3:REGIONAL CONSTRUCTION EMISSIONS SUMMARY............................................................................................................55 TABLE AQ-4:NET OPERATIONAL EMISSION ESTIMATES...........................................................................................................................56 TABLE AQ-5:LOCALIZED SIGNIFICANCE THRESHOLDS..............................................................................................................................57 TABLE AQ-6:LOCALIZED CONSTRUCTION EMISSION ESTIMATES..............................................................................................................57 TABLE AQ-7:LOCALIZED NET OPERATIONAL EMISSION ESTIMATES.........................................................................................................58 TABLE E-1:CONSTRUCTION EQUIPMENT FUEL USAGE..............................................................................................................................72 TABLE E-2:ESTIMATED PROJECT VEHICLE FUEL USAGE..............................................................................................................................73 TABLE E-3:TOTAL CONSTRUCTION FUEL USAGE......................................................................................................................................73 TABLE E-4:PROPOSED PROJECT ANNUAL NET OPERATIONAL ENERGY REQUIREMENTS...........................................................................73 TABLE LU-1:PROJECT CONSISTENCY WITH GENERAL PLAN...................................................................................................................1 1 7 TABLE LU-2:PROJECT CONSISTENCY WITH HSSP POLICIES...................................................................................................................1 26 TABLE N-2:CONSTRUCTION NOISE LEVELS AT 50 FEET.........................................................................................................................1 33 TABLE N-3: CONSTRUCTION VIBRATION SOURCE LEVELS(VDB)............................................................................................................1 34 TABLE PS-1:SCHOOL ENROLLMENT BETWEEN 201 4-1 5 AND 2020-2021 .......................................................................................1 42 TABLE PS-2:CITY PARKS WITHIN 1.2 MILES...........................................................................................................................................1 43 TABLE T-1:COMPARISON OF PROPOSED PROJECT TRIPS AND HSSP BUILDOUT TRIPS ANALYZED IN FINAL EIR....................................1 50 TABLE UT-1:CITY OF HUNTINGTON BEACH PROJECTED WATER SUPPLY(AF)......................................................................................1 64 TABLE UT-2:CITY OF HUNTINGTON BEACH PROJECTED WATER DEMAND(AF)....................................................................................1 65 FIGURES FIGURE2-1:REGIONAL LOCATION..............................................................................................................................................................9 FIGURE2-2:LOCAL VICINITY....................................................................................................................................................................11 FIGURE2-3:AERIAL..................................................................................................................................................................................13 FIGURE2-4:SITE PHOTOS........................................................................................................................................................................15 FIGURE3-1:CONCEPTUAL SITE PLAN.......................................................................................................................................................23 FIGURE 3-2:EXAMPLE BUILDING ELEVATIONS...........................................................................................................................................25 FIGURE3-3:COLOR AND MATERIALS.......................................................................................................................................................27 FIGURE3-4:STREET ELEVATIONS..............................................................................................................................................................29 FIGURE 3-5:CONCEPTUAL LANDSCAPE PLAN...........................................................................................................................................31 FIGURE3-6:CENTRAL VILLAGE LAWN......................................................................................................................................................33 FIGURE 3-7 CENTRAL COMMUNITY OPEN SPACE.....................................................................................................................................35 FIGURE3-8 WALL PLAN...........................................................................................................................................................................37 FIGURE 3-9A:EXISTING OIL PIPELINE LOCATION III 1 1 FIGURE 3-913:EXISTING OIL PIPELINE LOCATION....................................................................................................................................1 1 3 Appendix Appendix A. Air Quality, Greenhouse Gas and Energy Analysis Appendix B. Cultural Study Appendix C. Geotechnical Report Appendix D. Phase I and Phase II Environmental Site Assessments and Addenda Appendix E. Preliminary Water Quality Management Plan 2 416 417 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 5 INTRODUCTION 5.1 PURPOSE AND SCOPE This document is an Addendum to the Holly-Seacliff General Plan Amendment Final Environmental Impact Report No. 89-1 (HSSP Final EIR) (SCH #89010412) certified by the City of Huntington Beach (City) on January 8, 1990. The HSSP Final EIR, in conjunction with this Addendum, serve as the environmental review for the proposed Holly Triangle Townhomes Project.The Project proposes development of a 2.11 gross-acre (1.80 net-acre) site, including the demolition of the existing building on the site,capping the four existing oil wells, and construction of 35 three-story townhomes, with 15 percent affordable units along with parking, landscape, and common use amenities (proposed Project). The Holly-Seacliff Specific Plan (HSSP) was adopted by the City of Huntington Beach in 1992 as a tool for providing development standards, design theme, and administrative procedures necessary to implement the policies of the City of Huntington Beach General Plan and the Holly-Seacliff Master Plan (General Plan Amendment 89-1). The HSSP divided the Specific Plan area into four distinct Planning Areas(Planning Areas I-IV).The HSSP Final EIR also divided the Holly-Seacliff Area into five distinct Planning Areas (Planning Areas A-E). Planning Area B, as analyzed in the HSSP Final EIR, was not designated as a planning area within the Specific Plan itself as it was incorporated into the Ellis-Goldenwest Specific Plan. The Project site is located within Planning Area IV of the HSSP, which includes various areas designated as medium density residential. The HSSP Final EIR analyzed Planning Area IV as Planning Area E. The HSSP allowed for development of a total of 3,022 residences within the Specific Plan area. The HSSP Final EIR analyzed the development of approximately 785 residential dwelling units, 22 acres of industrial, 53 acres of mixed development, and 4 acres of commercial within Planning Area E. The site is designated Commercial (C) by the HSSP and has a General Plan land use designation of Commercial Neighborhood -Specific Plan (CN-sp). The HSSP designation of Commercial (C), allows development of General Commercial uses pursuant to the development standards set forth for the General Commercial (CG) zoning designation in the Huntington Beach Municipal Code. The Municipal Code's CG zoning designation allows for development of general commercial uses at a floor area ratio (FAR) of 1.5. As such,the HSSP Final EIR analyzed development of up to 117,612 square feet (SF) of commercial uses on the 1.80 net-acre Project site. The Project evaluated herein involves a General Plan Amendment, Specific Plan Amendment, a Zoning Map Amendment,Tentative Tract Map, Conditional Use Permit, and a Density Bonus Waiver for construction and operation of 35 for-sale townhomes on an approximately 1.80 net-acre site located at 19006 Holly Lane within the City of Huntington Beach. Development within the HSSP area is subject to mitigation measures identified in the HSSP Final EIR, the development regulations in the HSSP, and the City's municipal code. Pursuant to Public Resources Code Section 21 167.2, the HSSP Final EIR must be conclusively presumed to be valid with regard to its use for later activities unless any of the circumstances requiring supplemental review exist.' This environmental checklist provides the basis for an Addendum to the previously certified Final EIR and serves as the appropriate level of environmental review of the proposed Project, as required pursuant to the provisions of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the State CEQA Guidelines. This Checklist confirms that the Project is within the scope of the HSSP analyzed in the HSSP Final EIR, as provided in State CEQA Guidelines Section 15168, and the Addendum See Pub.Resources Code,§21 167.2;Laurel Heights Improvement Assn v.Regents of the University of California(1993)6 Cal.4th 1 17 2, 1 7 30 ("[a]fter certification, the interests of finality are favored");Santa Teresa Citizen Action Group v. City of San Jose (2003) 114 Cal.App.4th 689,705-706.) 3 417 418 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project augments the analysis in the HSSP Final EIR as provided in State CEQA Guidelines Section 15162 and 15164 and provides the basis for the City's determination that no supplemental or subsequent EIR is required to evaluate the proposed Project. Environmental analysis and mitigation measures from the HSSP Final EIR have been incorporated into this Addendum, and applicability of each has been described. In cases where mitigation measures from the HSSP Final EIR have been revised or satisfied by studies prepared for Addendum, it is noted. Pursuant to the provisions of CEQA and the State CEQA Guidelines,the City,as the Lead Agency, is charged with the responsibility of deciding whether or not to approve the proposed Project. As part of the decision- making process, the City is required to review and consider the potential environmental effects that could result from construction and operation of the proposed Project. The analysis in this document discusses the impacts identified within the HSSP Final EIR for buildout of the site with 1 17,612 SF of commercial uses and compares them with the impacts that would result from implementation of the proposed Project's 35 townhomes. Existing Plans, Programs, or Policies (PPPs) and Project Design Features (PDFs) Throughout the analysis of this document, reference is made to requirements that are applied to all development on the basis of federal,state,or local law. Existing Plans, Programs,or Policies are collectively identified in this document as PPPs. Where applicable, PPPs are listed to show their effect in reducing potential environmental impacts. The Project incorporates various measures that serve to reduce potentially significant impacts.These measures are referred to as Project Design Features (PDFs), which are required to be incorporated into the Project. Additionally, applicable Mitigation Measures from the HSSP Final EIR are included herein and will be incorporated into the Project. As shown throughout the analysis,the Project does not result in any new impacts and no additional mitigation measures are required.All references to mitigation measures relate only to those from the HSSP Final EIR. 5.2 ENVIRONMENTAL PROCEDURES Pursuant to CEQA and the State CEQA Guidelines, the City's review of the Checklist and Addendum will determine if approval of the requested discretionary actions and subsequent development could cause a change in the conclusions of the certified Final EIR and disclose any change in circumstances or new information of substantial importance that would substantially change the conclusions of the HSSP Final EIR. This environmental Checklist and Addendum provide the City with information to document potential impacts of the proposed Project. Pursuant to Section 21 166 of the Public Resources Code and Section 15162 of the State CEQA Guidelines, when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for the project unless the lead agency determines, on the basis of substantial evidence, that one or more of the following conditions are met: 1) Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following: a) The project will have one or more significant effects not discussed in the previous EIR or negative declaration. 4 418 419 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project b) Significant effects previously examined will be substantially more severe than identified in the previous EIR. c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measures or alternatives. d) Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measures or alternatives. Section 15164 of the State CEQA Guidelines states that an Addendum to an EIR shall be prepared "if some changes or additions are necessary, but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred." Section 15168 of the State CEQA Guidelines states that where the later activities involve site specific operations, the agency should use a written Checklist to document the evaluation of the site and the activity to determine whether the environmental effects of the operation were within the scope of the program EIR. Under Section 15168, where if the agency finds that pursuant to Section 15162, no subsequent EIR would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document is required. In reviewing this Addendum, the question before City decision-makers is not whether the HSSP Final EIR complies with CEQA, but only whether one of the events triggering the need for subsequent environmental review has occurred. (A Local & Regional Monitor v. City of Los Angeles (1993) 12 Cal.App.4th 1773; Committee for Green Foothills Y. Santa Clara County Board of Supervisors (2010) 48 Cal.4th 32.) This Addendum and the technical studies in support of the analysis review the proposed Project and any changes to the existing conditions that have occurred since the HSSP Final EIR was certified. It also reviews any new information of substantial importance that was not known and could not have been known with exercise of reasonable diligence at the time that the HSSP Final EIR was certified.It further examines whether, as a result of any changes or any new information, a subsequent EIR may be required. This examination includes an analysis of the provisions of Section 21 166 of the Public Resources Code and Section 15162 of the State CEQA Guidelines and their applicability to the proposed Project. This Addendum relies on use of the Environmental Analysis provided herein, which addresses environmental issues on a section-by-section basis and provides a comparison to the findings in the HSSP Final EIR. On the basis of the findings of the certified HSSP Final EIR and the provisions of the State CEQA Guidelines, the City as the Lead Agency determined that, as documented in this Addendum to the previously certified Final EIR, no supplemental or subsequent EIR is required to review the proposed Project. 5.3 PREVIOUS ENVIRONMENTAL DOCUMENTATION As directed by CEQA, this Addendum relies on the environmental analysis in the HSSP Final EIR. A summary of the previous environmental documentation and how it relates to the proposed Holly Triangle Townhomes Project (proposed Project) is provided below. The HSSP was adopted by the City of Huntington Beach in 1992 as a tool for providing development standards, design theme, and administrative procedures necessary to implement the policies of the City of Huntington Beach General Plan and the Holly-Seacliff Master Plan (General Plan Amendment 89-1). The HSSP Final EIR evaluated buildout of the HSSP area pursuant to HSSP design criteria and residential and non-residential allowances. The HSSP divided the Specific Plan area into four distinct Planning Areas (Planning Areas I-IV).The Final EIR divided the Holly-Seacliff Area into five distinct Planning Areas (Planning Areas A-E). Planning Area B, as analyzed in the HSSP Final EIR, was not designated as a planning area within the Specific Plan itself as it was incorporated into the Ellis-Goldenwest Specific Plan. The Project site 5 419 420 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project is located within Planning Area IV of the HSSP,which includes various areas designated as residential medium density. The HSSP Final EIR analyzed Planning Area IV as Planning Area E. The HSSP allowed for development of a total of 3,022 residences within the Specific Plan area. The HSSP Final EIR analyzed the development of approximately 785 residential dwelling units, 22 acres of industrial, 53 acres of mixed development, and 4 acres of commercial within Planning Area E. The HSSP Final EIR identified that the HSSP would have significant and unavoidable environmental effects related to air quality, biological resources, noise, transportation, utilities and service systems. The HSSP Final EIR also identified 14 environmental impact areas for which mitigation measures were required to reduce potential environmental impacts to a less than significant level: air quality; aesthetics; biological resources; cultural resources; geology and soils (referred to as earth resources in the HSSP Final EIR); hazards and hazardous materials (referred to as Human Health and Safety in the HSSP Final EIR); hydrology and water quality; land use; noise; public services; recreation; transportation; and utilities and service systems. This Addendum incorporates by reference the HSSP Final EIR and the technical documents that relate to the proposed Project or provide additional information concerning the environmental setting of the proposed Project. The information within in this Addendum is based on the following technical studies and/or planning documents: • Holly-Seacliff Specific Plan (https://www.huntingtonbeachca.gov/government/departments/planning/sp/) • Holly-Seacliff General Plan Amendment Final Environmental Impact Report No. 89-1 • The Holly-Seacliff Specific Plan Mitigation Measures (https://www.huntingtonbeachca.gov/files/users/planning/HSSP98%2ORevised%20VI.pdf) • City of Huntington Beach Municipal Code (http://www.gcode.us/codes/huntingtonbeach/) • City of Huntington Beach General Plan (https://www.huntingtonbeachca.gov/government/departments/planning/g p/index.cfm) • Technical studies, personal communications, and web sites listed in Section 6, References In addition to the websites listed above, all documents are available for review at the City of Huntington Beach Planning Department, located 2000 Main Street, Huntington Beach, CA 92648 6 420 421 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 6 ENVIRONMENTAL SETTING 6.1 PROJECT LOCATION The 2.21 gross-acre (1.80 net-acre) Project site is located within the central portion of the City of Huntington Beach. As depicted on Figure 2-1, Regional Location, the Project site is a triangle shaped parcel located southeast of the intersection of Garfield Avenue and Holly Lane and northwest of Main Street, at 19006 Holly Lane (APNs: 159-281-01, -02, -04, -05, 03). Regional access to the Project site is provided via Beach Boulevard (also referred to as State Route 39) located approximately 0.6 mile to east. Local access is provided by Holly Lane, Garfield Avenue, and Main Street as shown in Figure 2-2, Local Vicinity. 6.2 EXISTING PROJECT SITE The Project site is currently developed with a one-story, 4,200 SF neighborhood commercial building occupied by De Guelle Glass and the remainder of the site is unpaved and used by a local car dealership as a car storage lot, as shown in Figure 2-3, Aerial View and Figure 2-4, Site Photos. In addition, there are four abandoned oil wells on the property. There is also an existing 6-inch crude oil transmission pipeline within a 10-foot easement that runs across the center of the Project site, operated by Crimson Pipeline, L.P. 6.3 EXISTING LAND USES AND ZONING DESIGNATION OF THE PROJECT SITE The Project site has a General Plan designation of Commercial Neighborhood -Specific Plan (CN-sp). The Project is located within the HSSP and is currently designated as Commercial (C), which allows development of General Commercial uses pursuant to the development standards set forth for the General Commercial (CG) zoning designation in the Huntington Beach Municipal Code. The Municipal Code's CG zoning designation allows for development of general commercial uses at a floor area ratio (FAR) of 1.5. The General Commercial (GC) category includes conveniences and commercial developments, community shopping centers, regional shopping centers, and highway related commercial uses. 6.4 SURROUNDING GENERAL PLAN AND ZONING DESIGNATIONS The Project site is located within a fully developed and urbanized area. Land uses surrounding the Project site are described in Table 2-1. Table 2-1: Surrounding Existing Land Use and Zoning Designations Existing Land Use General Plan Zoning Designation HSSP Designation Designation Garfield Avenue Residential Specific Plan Residential Medium North followed by single- Medium Density Designation (SP9) Density (RM) family residences Specific Plan Overlay (CN-sp) Residential Specific Plan Residential Medium South Main Street followed by Medium Density Designation (SP9) Density (RM) multi-family units Specific Plan Overlay (RM-sp) Holly Lane followed by Residential Specific Plan Residential Medium West multi-family apartment Medium Density Designation (SP9) Density (RM) buildings Specific Plan Overlay (RM-sp) 421 422 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Existing Land Use General Plan Zoning Designation HSSP Designation Designation Residential Residential Medium N/A Medium Density Density (RM) East Main Street followed by Residential (RM) PS (Public- multi-family units P P(I) (Public) semiublic) IG (Industrial I (Industrial) General) 8 422 423 Regional Location a-r Fountain Valley 7, Unincorporated Orange County .a T Fiun't"ngton 'Fi Gi GL\LI. Beach v N s. m t City of Huntington Beach,Bureau of Land Management,Esri,HERE,Garmin, INCREMENT P,NGA,USGS` N • 0 0.25 0.5 1 Miles Project Site 1 I , , , 1 Holly Triangle Townhomes Figure 2-1 423 424 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 10 424 425 Local Vicinity J L e @ r O O L Upper Bay Dr 4 c �0 - Garf(e .;_ Garii etd Ave...... C a' s n a t?os ern ax:e a •. B erty Ct J ar �S OCe�nP Keller Dr .. Ot fi 9 � a se3Star Dt L L fly - fi b Q C fi C � J eronaOf a x City of Huntington Bench,Bureau of Land Management,Esri,HERE,Garmin, GeoTechnologies.Inc,NGA.USGS N 0 0.02 0.04 0.08 Miles Project Site i I k Holly Triangle Townhomes Figure 2-2 425 426 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 12 426 427 Aerial View �1M Ga NIBO M Avenue ... �, till it . r N 0 0.01 0.03 0.05 Miles Project Site I I i Holly Triangle Townhomes Figure 2-3 427 428 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 14 428 Site Photos - . - r Westbound views of the western boundary of the Project Site from Holly Lane. y Existing views of the southeastern boundary of the Project Site from Main Street. Holly Triangle Townhomes Figure 2-4 429 430 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 16 430 431 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 7 PROJECT DESCRIPTION 7.1 PROJECT SITE PLANNING AND CEQA BACKGROUND As previously discussed,the HSSP Final EIR was certified in 1990 for the Holly-Seacliff Master Plan (General Plan Amendment 89-1) and the HSSP was adopted by the City of Huntington Beach in 1992 as a tool for providing development standards, design theme, and administrative procedures necessary to implement the policies of the City of Huntington Beach General Plan and Holly-Seacliff Specific Plan. The Project site is located within Planning Area IV of the HSSP, which includes various areas designated as medium density residential. The HSSP Final EIR analyzed Planning Area IV as Planning Area E. The HSSP allowed for development of a total of 3,022 residences within the Specific Plan area. The HSSP Final EIR analyzed the development of approximately 785 residential dwelling units, 22 acres of industrial, 53 acres of mixed development, and 4 acres of commercial within Planning Area E. 7.2 HSSP FINAL EIR ASSUMPTIONS FOR PROJECT SITE The site is designated Commercial (C) by the HSSP, which allows development of General Commercial uses pursuant to the development standards set forth for the General Commercial (CG) zoning designation in the Huntington Beach Municipal Code. The Municipal Code's CG zoning designation allows for development of general commercial uses at a floor area ratio(FAR)of 1.5.As such,the HSSP Final EIR analyzed development of up to 117,612 SF of commercial uses on the 1.80 net-acre Project site (approved Project, previously approved Project). 7.3 PROPOSED PROJECT 7.3.1 Project Overview The Project proposes the demolition of the existing uses and the development of the 2.11 gross-acre (1.80 net-acre) site with 7 buildings containing 35 three-story,for-sale townhomes along with parking, landscape, and common use amenities, as shown in Figure 3-1, Conceptual Site Plan. Five of the for-sale units would be set aside as moderate-income affordable units. The Project Applicant is requesting approval of: • A General Plan Amendment to change the designation of the site from Commercial Neighborhood -Specific Plan (CN-sp) to Residential Medium Density -Specific Plan (RM-sp); • A Specific Plan Amendment to change the HSSP designation from Commercial (C) to Residential Medium Density (RM); • A Tentative Tract Map to consolidate 12 existing lots into a single 1.8 net-acre lot for the development of 35 residential townhome units; • A Conditional Use Permit (CUP) for development of the 35 residential units, as well as for 6-foot- high masonry walls to be constructed within the front yard setback areas along Holly Lane, Main Street and Garfield Avenue. • A Density Bonus of 10 percent for a density of 16.59 dwelling unit/gross acre for providing 15 percent (or 5.25 units) for moderate-income affordable units. o Waiver of development standards to reduce the front building setback along Holly Lane from 15 feet to 10 feet and to allow a building separation reduction from 20 feet to 15 to 16 feet. 17 431 432 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 7.3.2 Project Features Building Summary The proposed residential units would include 11 two-bedroom units and 24 three-bedroom units that would range in size from 1,300 SF to 1,866 SF as shown in Table 3-1 below. Table 3-1: Unit Breakdown Unit Name Unit Type Square Footage Number of Units Unit 2A 2-Bedroom/2.5 Bath 1,300 SF 11 Unit 3A 3-Bedroom/2.5 Bath 1,755 SF 16 Unit 3B 3-Bedroom/2.5 Bath' 1,866 SF 8 Total Units 35 Includes 4 Americans with Disabilities Act(ADA)accessible units The proposed residences would have a modern traditional architectural style with board and batten siding, brick, decorative metal railings, decorative exterior light figures, of with white and grey tones on building exteriors, black window fixtures, and wooden accents, as shown in Figure 3-2, Example Building Elevations and 3-3, Color and Materials. Figure 3-4, Street Elevations, depicts the Holly Lane, Garfield Avenue and Main Street elevations, with mature landscaping. The maximum height of proposed buildings, including the architectural projections and parapet walls, would be 39 feet. Affordable Housing Component The Project includes a density bonus of 10 percent, resulting in 16.59 dwelling unit/gross acre,for providing 15 percent (or 5.25 units) of the total units as units affordable to moderate income households pursuant to the Huntington Beach Zoning and Subdivision Ordinance (HBZSO or Zoning Code) Section 230.14 and the California Density Bonus Law. Of the Project's 35 total unit count, 5 units would be designated as moderate- income affordable units, as required by the HSSP and Section HBZSO 230.26. The fractional unit (0.25) would be satisfied by paying the City's affordable housing in-lieu fee. The affordable units onsite would consist of 3 two-bedroom units and 2 three-bedroom units, dispersed throughout the development. In addition, the Project requests waiver of development standards in order to facilitate a greater number of units on the site and maximize the number of affordable units provided as part of the Project. Waivers of development standards requested as part of the project include a request to reduce the front building setback along Holly Lane from 15 feet to 10 feet and a request to allow a building separation reduction of 15 to 16 feet in lieu of 20 feet. The Project complies with the 16.5 du/acres allowed with the density bonus. Access and Parking Access to the site would be provided via a 25-foot-wide driveway on Holly Lane. Onsite drive aisles would provide residents and guest access to guest parking spaces and residential garages.A decomposed granite fire access lane would be provided from Main Street.The fire access lane includes 5'-6" high metal vehicular Emergency Vehicle Access-only gate with Knox Box and Opticom. Each townhome would have an attached two-car garage with direct access to the unit.Twelve guest parking spaces, including one handicapped space,would be dispersed throughout the Project site.The Project would utilize a by-right parking reduction provided in the HBZC 230.14 D. 1(2 parking spaces per unit for 2- and 3-bedroom units), for a total of 70 required parking spaces. The Project would exceed this requirement by providing 82 spaces, including 70 garage spaces and 12 open off-street spaces (1 of which would be an Americans with Disabilities Act [ADA] accessible space).The Project also includes 10 short-term bike parking spaces. The site's access and parking distribution is shown on Figure 3-1, Conceptual Site Plan. 18 432 433 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Recreation and Open Space The Project would include approximately 11,719 SF of common open space throughout the site.Open space areas would be landscaped and paved, as shown in Figure 3-5, Landscape Plan. The Project would include a central community open space area with enhanced paving, specimen trees for shade, trash receptacles, an 8-foot-high shade structure,a built-in BBQ counter, and outdoor seating for small social events and group gatherings. The Project would also include a central village lawn area for active use with bench seating, dog-bag station and canopy trees. Additional amenities would include a fire-pit seating area with outdoor fire-pit and lounge seating, a BBQ gathering area with picnic table seating, and a freestanding BBQ. Amenities provided as part of the Project are shown in in Figure 3-6, Central Village Lawn and Figure 3-7, Central Community Open Space. The Project would also provide approximately 16,284 SF of private open space within patios, second-level decks and roof decks. A minimum of 80 SF of private open space per unit would be provided for the two- bedroom units and 90 SF to 125 SF of private open space would be provided for the three-bedroom units, which would exceed the minimum 75 SF of private open space per unit required by the HSSP. Landscaping The Project would install new drought tolerant ornamental landscaping throughout the Project site and enhanced landscape treatments along the site boundaries and at each of the Project's three corners, which would include 36-inch box olive,magnolia, and fern pine trees. In addition,a variety of 15-gallon trees and ornamental shrubs, vines, and groundcover would be installed throughout the Project site. The proposed Project would result in an increase of impervious areas onsite from 7 percent impervious under existing conditions to 79 percent impervious areas following Project development. Lighting and Walls The Project would install new exterior lighting onsite for security,to accent landscaping, and to light signage, walkways, and parking areas. The Project would also install a variety of walls throughout the site, with varying heights and materials, as shown in Figure 3-8, Wall Plan, including: • 6-foot-high split-face or stucco over CMU wall,with a 2-inch-high split-face or stucco CMU cap along portions of the Main Street and Garfield Avenue frontages; • 5'-6" high back tube steel fence along portions of the Main Street frontage at the central village lawn amenity; • 3'-6" High precision CMU wall, with 2-inch high precision CMU cap along Holly Lane and interior lots; and • 6-foot high patio walls consisting of 4-foot CMU with a 2-foot horizontal slatted wood fence. In addition,the fire access lane includes 5'-6" high metal vehicular Emergency Vehicle Access-only gate with Knox Box and Opticom devise. Infrastructure Improvements The proposed Project would construct onsite infrastructure including new internal streets, and storm drain improvements, wet and dry utilities, and related infrastructure improvements. Sidewalk Improvements The Project would construct new sidewalks along Holly Lane. Water and Sewer Improvements The Project would construct private domestic water and sewer lines onsite that would connect to an existing 8-inch water and an existing 8-inch sewer line in Holly Lane. 19 433 434 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Drainage Improvements An onsite storm drain system is proposed which will outlet to a modular wetland system treatment unit.After treatment, the flow would be directed to the public storm drain system within Garfield Avenue via a storm drain line with a new connection point. Water would then be conveyed from the public Strom Drain system along Garfield Avenue and continue east and then south along Delaware ultimately to the Huntington Beach Channel. 7.3.3 Construction and Phasing Construction activities for the Project would occur over in phase and would include demolition, site preparation, grading, building construction, paving, and architectural coatings, as shown in Table 3-2. Construction is expected to occur over 12 months and would generally occur between 7:30 AM to 5:00 PM, Monday to Friday, and if required on Saturdays, in accordance with the Huntington Beach Municipal Code. The proposed grading of the site would retain the relatively flat topography currently present on the site. Demolition and grading activities are anticipated to occur over a period of approximately 2 months starting in starting in late 2022. Construction of the Project also includes re-abandonment of two onsite wells pursuant to City Specification 422 and installation of methane barrier systems under the residential structures pursuant to Municipal Code Section 17.04.170.5503 and City Specification 429. No changes are proposed to the existing 6" crude oil pipeline, which has an existing depth of approximately 5'-1" to 5'-8" below existing surface. Upon Project completion,the pipeline would be in the range of 4'-4"to 5'-3" below proposed surface and would remain in its current location under the proposed internal roadway connecting Holly Lane and Main Street. Table 3-2: Construction Schedule Activity Total Working Days Demolition 20 Site Preparation 3 Grading 6 Building Construction 220 Paving 10 Architectural Coating 10 7.3.4 Discretionary Approvals, Permits, and Studies The following discretionary approvals and permits are anticipated to be necessary for implementation of the proposed Project: City of Huntington Beach • Adoption of this Addendum; • A General Plan Amendment to change the designation of the site from Commercial Neighborhood - Specific Plan (CN-sp) to Medium Density Residential-Specific Plan (RM-sp); • A Zone Text Amendment to change the HSSP designation from Commercial (C) to Medium Density Residential (RM) and modify text and figures throughout the HSSP; • A Tentative Tract Map to consolidate 12 existing lots into a single 1.8 net acre lot for the development • of 35 homes; • A Conditional Use Permit(CUP)for development of the 35 residential units, as well as for6-foot high masonry walls to be constructed within thel5-foot front-yard setbacks along Holly Lane and Main Street. 20 434 435 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project • A 10 percent Density Bonus to allow a density of 16.59 dwelling unit/gross acre based on the provision of 15 percent (or 5.25 units) of the total units as moderate-income affordable units. o Waiver of development standards to reduce the front building setback along Holly Lane from 15 feet tol0 feet and to allow a building separation reduction from 20 feet to 15 to 16 feet. • Recommended approval of the Project design by the Design Review Board • Approvals and permits necessary to execute the proposed Project, including but not limited to, demolition permit, grading permit, building permits, etc. • General Plan Conformance for the disposition of the City-owned lot (the parcel running through the center of the Project site with the 10-foot pipeline easement on it) and disposition of the City-owned lot to the project Applicant. State of California Geological Energy Management Division (CaIGEM) • Approvals and permits necessary for re-abandonment of onsite wells. California Department of Toxic Substances Control (DTSQ • Approvals, permits, and remedial actions necessary to meet address contamination in soil and soil gas and to meet applicable DTSC residential and Recreational Screening standard. 21 435 436 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page internationally left blank. 22 436 c a a = � LL N a zQ f � F h � s� < om El v w s 4 Y - �v l < A\ FFF- l r _ a a 4 �I Ae 77 tv iMiS OH w a _ - --- oS� r E O L C 3 w rn C O H T O v = v ' .o a` i w ' o i c 3 I o w ' rn', o ; r', '. 0 x i i I i m E v u E Q ' o I ' d o ' m '.� '... - .p o ' v m N t T � I O m C I 2 � r �',.. d O C E � a .0 2 i p� y O j O D T"., y 'O � 439 Example Building Elevations iOP.. r I in LEVEt3 IFVFIJ _ T.0➢... _._.,.... TAP17 ... .._ 3 b TOP 17 m REAR RIGHT 10 9 8 5 2 1 6 it 5 7 8. 4 TA.P. r TAP. ..... _.......' .._ Lf& I F �,.. ...LEVEL7 _. 'J� E TOP .....__ T.OP. iT m ... IEVEl2 LEVEE2 ` TAP TOP. _..,... _LMI- _ 89W LEVRt`_ 3A 3A 3A 3A 2A 2A 3B TO 97,47' N A Holly Triangle Townhomes Figure 3-2 439 440 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 26 440 441 Colors and Materials --ate ! a CC! IF, IF IFCC: M BE8 e EF I RR H."-.ty Die Vdg,l 4Vlntkixe rrf_"ATW Black EJOetlor GefBelrt Plaster-A &!ck-A HortzattL Up S104(GmooW)-A ED=ano Baum Oklalg pirwolh)-A Gompacthe Aspinit sorrpe Roof _- M'A'r-lei SW 78G5(Plde W1111ie) Beiaen a'dk Thin Brick sm.. Fluff GernerR FCer GenWft Gertargeed.tarltlmartk Pro Zmes 2WX Zwa Mail TeX m Al2W MO VME Gold[ PUt GWN05(RR Wlaee) Part GW7005(Pure Wine) Mo#e 04EK Goff EDWORI)Mod"Size 7 Tm Pnrkt-B DrImar Go"FILM-8 Brick ziorizmwl lap Glorlg(Gkka0m)-fl Ecar3 aM eaeen�rcng(�rraom)-g -,Iwdmg SEa,kte-al Rea oek SW7802(R BOWITI) SWC778(C—Grry) Belklee airy,Thin Brick WwK ,wGetnnt Flier GmreM eac-Glad,snap-GradSeres 7A x Savo Rost Tanta BUM QCrtkinoSCloki GM put SW767D(Gray Srkgfe} FPO 5A,787D iCaay rtil{}p:; role,man Black Ecaltoao MOM Size N Holly Triangle Townhomes Figure3-3 441 442 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 28 442 443 Street Elevations w � F, ® 8 ® 4 -fA ;- A HOLLY STREET ELEVATION w m GAREIELU AVENUE ELEVATION ;II g eg �� a 1 - �4 loft lE N Holly Triangle Townhomes Figure 3-4 443 444 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 30 444 44� Conceptual Landscape Plan _ �m�i of v;one GARFIELD 12 AVENUE 23 '3 19 r✓�;^�V� ^ \ #7 „r #5 � 7 la 1 TYPE G - '-* TYPE l #4 % 2 #G ... -____ TYPED Y 1 - 1P uj o_ , - #$r .o TYPE 17 '� . Y i - r TYPE B lV — ,k TYPE A t � �ri� - a 4 -0 ' t 4 22 15 �,fi ^c«�cxm��wa+asa ne.�«s cozen/u�iaro wgea a cnrge� 20 }� / BORREGO/3TANDMO Holly Triangle Townhomes Figure 3-5 445 446 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 32 446 447 Central Village Lawn a E r t -- OR CS&.R M'HEFFih" - = — ,. FA ER COLOF. d f } # - - - a -!7 KEYMO A Holly Triangle Townhomes Figure 3-6 447 448 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 34 448 449 Central Community Open Space ,r x, "a Darr ca--urty wm ,_ » k F CO-=T INRUNN�PAM arGO-..^.651iG IN FUNNER`PM1TfEFh ------------- 4 w e r. -- y loft Cowl I ty I COUM ML nM wt�lRlMitl� tk III M� .. 'Cmnepbd m^9ea po"4d Men bche^ge) iF- N A Holly Triangle Townhomes Figure 3-7 449 450 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 36 450 451 Wall Plan L..d—pe eetback(I5f,—back _ GARFIELD AVENUE of sidewalk) Li and of work PropartY Lt.. Req red Yard 7 Setback ifne Utd—te RO Yd.fine Property Lim I —" ,.. ""- - - / _ .r ed de oeed q_it path ex fb r- — - r tti of �- I r �� �t$t�„ �� I I I I I i� hk' / t �mF '`•,� � ,� -��-•�hh d @� •rrrr TY#Pfl #PET 5 >6 I a r 1 3;\ Zn. j T I I t J p / �. a g. — v-a L ' #� P #6 °._TYPE P a S TYPE F f `t,�q - ,•' '"�.' / Lardpe!!back(15'From back r LLA T 1t1 � � ♦ 9i��F-t-r;�fi7f-~�h,).i.l,{.c..��rxa�,._ ,..�d--_ � � '.. _....i-i-��FY�f�:d.l.+-F•F•I•{,�, / ' `' / , _. ` t r-- k. #$ poaedY.rdl zsow TYPE Seback lim + a ..r .�— 1 ,. =1 ,. „a. f pare fire terse r I 5-, I I' � ............ � ;•''' 1' Q aa' $ ) R IR�� ? '•YA/ tn nate R O W ne a v u tt an et i PAS #2 a melee WAIL LEGEND i t. TYPE B `* #1 I ;"' a� l i { " 1 ........ 6'-O'R .cft-f— CMU-1w2't*wn-f— CMU up r TYPE A �1 n T ��IM't •/ / � (apfn-ftte�.a rbkne mbr owccQ:wtntr,wb.e meld,Arehkcene)- �t° 2 saH (aCkuar wo baxd) e «t9arasb-a) Proposed a«.mweed 3 5'8 Kvh ete rnN f--(bad:ra-ter. ura.fie wm fur fire ac«aa 4 3-6'µo wenoi«,CMU val.ee 2'1.*—CMU rap Igrar blend cola} to .. G ;f v" / PmpertyLim 5 • s$Nk tlEWla d-k evsnxm.w CMu pdase,wrk9h ed tW easncm t CMU w(MR f—,WW dmd cold,—efttt-mkv to match Ndiix vel I c V Required Yard/ Setback Nrte g 5-6 F**—d ped. qMe(slaried colal. 7 ssr kgh a.dpat+n garcs(sra.,�d cd«t. SS'HO l3k angel meal pedese I fire axes gate Wilk K—Bm floc mWr) 'r •(� �� 5=5 Hqh(Eil wdmi Mo-doa mewl fire aa-aa gale wM Krum Bmcd ml,1. P,.po d deeomposed +' t,•'-/ 5'fi High vehiu/a EVA(Erse.?!y Vell Access)any gate w6 Kram 87m and ' prank path for fire access I o Cka (20 drarwdh.hen coenl.per(SHdPon"mBead,apecd01and403- \ , yw,% ........-.... ADA PMh of T,a IN \ '•..�.p -"'••••,•� Landscape setback(15'hom beck of sidewalk) Holly Triangle Townhornes Figure 3-8 451 452 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 38 452 453 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 8 ENVIRONMENTAL CHECKLIST 8.1 BACKGROUND Date: April 19, 2022 Project Title: Holly Triangle Townhomes Project Lead Agency: City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Lead Agency Contact: Alyssa Helper,Associate Planner Alyssa.Helper@surfcity-hb.org Project Location: The 2.21 gross-acre (1.80 net-acre) site is a triangle shaped parcel bounded by Garfield Avenue to the north, Holly Lane to the west, and Main Street east and southeast,at 19006 Holly Lane (APNs: 159-281- 01, -02, -04, -05, 03). Project Sponsor's Name and Address: Bonanni Development 5500 Balsa Avenue, Suite 120 Huntington Beach, CA 92649 Land Use and Zoning Designation: General Plan designation of Commercial Neighborhood-Specific Plan (CN-sp). The Project is located within the Holly-Seacliff Specific Plan and is zoned Commercial (C). Project Description: The Project proposes to develop a 2.11 gross-acre site, including the demolition of the existing building on the site, capping the four existing oil wells, and constructing 35 three-story townhomes within 7 buildings, with 15 percent affordable units, as well as with parking, landscape, and common use amenities. A more detailed description of the proposed Project is provided in Section 3, Project Description. Surrounding Land Uses and Setting: The Project site is within an urban environment, is partially developed with commercial uses, and is surrounded by residential and commercial uses. Other Public Agencies Whose Approval is Required: None 39 453 454 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 8.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The subject areas checked below were determined to be new significant environmental effects or to be previously identified effects that have a substantial increase in severity either due to a change in project, change in circumstances or new information of substantial importance, as indicated by the checklist and discussion on the following pages. ❑ Aesthetics ❑ Agriculture and Forest ❑ Air Quality Resources ❑ Biological Resources ❑ Cultural Resources ❑ Energy ❑ Geology/Soils ❑ Greenhouse Gas Emissions ❑ Hazards and Hazardous Materials ❑ Hydrology Water Quality ❑ Land Use Planning ❑ Mineral Resources ❑ Noise ❑ Population Housing ❑ Public Services ❑ Recreation ❑ Transportation ❑ Tribal Cultural Resources ❑ Utilities/Service Systems ❑ Wildfire ❑ Mandatory Findings of Significance 8.3 DETERMINATION: On the basis of this initial evaluation ❑ No substantial changes are proposed in the project and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous approved ND or MND or certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.Also,there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, the previously adopted ND or MND or previously certified EIR adequately discusses the potential impacts of the project without modification. ® The Checklist/Addendum concludes that none of the conditions or circumstances that would require preparation of a subsequent or supplemental EIR pursuant to Public Resources Code Section 21 166 and CEQA Guidelines Section 15162 exists in connection with the design of the Project. No substantial changes have been proposed to the project described in the Final EIR that require major revisions to Final EIR. No new significant environmental effects or substantial increase in the severity of previously identified significant environmental effects would occur. The Checklist/Addendum also indicates that there have not been any substantial changes with respect to the circumstances under which development of the project site, including the project, would be undertaken that would require major revisions to the Final EIR.The Checklist/Addendum concludes that no substantial changes with respect to circumstances under which the project is undertaken have occurred that have not already been accounted for.The Checklist/Addendum also concludes that no new information of substantial importance,which was not known and could not have been known at the time that the Final EIR was certified, shows that the project would cause or substantially worsen significant environmental impacts discussed in the Final EIR, that mitigation measures or alternatives found infeasible in the Final EIR would in fact be feasible, or that different mitigation measures or alternatives from those analyzed in the Final EIR would substantially reduce one or more significant environmental effects found in the Final EIR. 40 454 455 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project ❑ Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous ND, MND or EIR due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3). However, all new potentially significant environmental effects or substantial increases in the severity of previously identified significant effects are clearly reduced to below a level of significance through the incorporation of mitigation measures agreed to by the project applicant. Therefore, a Subsequent MND is required. ❑ Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous environmental document due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3). However,only minor changes or additions or changes would be necessary to make the previous EIR adequate for the project in the changed situation.Therefore,a Supplemental EIR is required. ❑ Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous environmental document due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3) such as one or more significant effects not discussed in the previous EIR. Therefore, a SUBSEQUENT EIR is required. AG ft� a 5-26-22 Signature Date Alyssa Helper City of Huntington Beach Printed Name For 8.4 EVALUATION OF ENVIRONMENTAL IMPACTS The evaluation of environmental impacts in this addendum summarizes conclusions made in the HSSP Final EIR and compares them to the impacts of the proposed Holly Triangle Townhomes Project. Mitigation measures referenced are from the Mitigation Monitoring Final adopted as part of the HSSP Final EIR and are described as either being previously implemented,applicable to the proposed Project,or not applicable. This comparative analysis has been undertaken pursuant to the provisions of CEQA and the State CEQA Guidelines, to provide the factual basis for determining whether the proposed Project, or any new information that has come to light that permits or requires the preparation of a subsequent or supplemental EIR. The analysis herein follows the outline and format, and applies the impact thresholds of,the HSSP Final EIR, as required by CEQA. (Citizens Against Airport Pollution v. City of San Jose (2014) 227 Cal.App.4th 788.) As discussed previously in Section 1.2 Environmental Procedures, pursuant to State CEQA Guidelines Section 15162, when an EIR has been previously certified that includes the scope of development of a site or area, no subsequent or supplemental EIR shall be prepared for the project unless the lead agency determines that one or more of the following three conditions are met: 1) the project would result in new or substantially more severe impacts than were disclosed in the previous EIR; 2) changes in the circumstances surrounding the project result in new or substantially more severe impacts than were disclosed in the previous EIR; or 3) new 41 455 456 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project information has come to light showing that new or substantially more severe impacts than were disclosed in the previous EIR will occur. 8.4.1 Terminology Used in the Checklist For each question listed in the Environmental Checklist, a determination of the level of significance of the impact is provided. Impacts are categorized in the following categories: Substantial Change in Project or Circumstances Resulting in New Significant Effects. A Subsequent EIR is required when 1) substantial project changes are proposed or substantial changes to the circumstances under which the project is undertaken, and 2) those changes result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects, and 3) project changes require major revisions of the EIR.2 New Information Showing Greater Significant Effects than Previous EIR.A Subsequent EIR is required if new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified, shows 1) the project will have one or more significant effects not discussed in the EIR; or 2) significant effects previously examined will be substantially more severe than shown in the EIR.3 New Information Identifying New Mitigation or Alternative to Reduce Significant Effect is Declined. A Subsequent EIR is required if new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified shows 1)mitigation measures or alternatives previously found not to be feasible would in fact be feasible (or new mitigation measures or alternatives are considerably different) and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative 4 With regard to the foregoing three categories, a Supplement to an EIR can be prepared if the criterion for a Subsequent EIR is met, and only minor additions or changes would be necessary to make the EIR adequately apply to the proposed Project.5 Minor Technical Changes or Additions. An Addendum to the EIR is required if only minor technical changes or additions are necessary and none of the criteria for a subsequent EIR is met.b No Impact. A designation of no impact is given when the proposed Project would have no changes in the environment as compared to the original project analyzed in the EIR. 2 CEQA Guidelines.California Code of Regulations(CCR),Title 14,Division 6,Chapter 3,§ 15162,as amended. 3 CEQA Guidelines.§ 15162. 4 CEQA Guidelines.§ 15162. 5 CEQA Guidelines.§ 15163. 6 CEQA Guidelines.§ 15164. 42 456 457 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9 ENVIRONMENTAL ANALYSIS This section provides evidence to substantiate the conclusions in the environmental checklist.The section briefly summarizes the conclusions of the HSSP Final EIR, and then discuss whether or not the proposed Project is consistent with the findings contained in the HSSP Final EIR,or if further analysis is required in a supplemental or subsequent EIR. Mitigation measures referenced herein are from the HSSP Final EIR. 9.1 AESTHETICS Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Have a substantial adverse effect on a scenic ❑ ❑ ❑ ❑ vista? b) Substantially damage scenic resources, including, ❑ ❑ ❑ ❑ but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway c) In nonurbanized areas, substantially degrade the ❑ ❑ ❑ ❑ existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Create a new source of substantial light or glare ❑ ❑ ❑ ❑ which would adversely affect day or nighttime views in the area? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR determined that development of the HSSP area would lead to visual alteration of 768 acres of partially passive open space into a variety of urbanized uses. Upon ultimate development, the HSSP Final determined that the scenic character and aesthetic appearance of the site would be altered and that views of the new land uses would be visible both from areas within the HSSP and from certain offsite locations. With implementation of HSSP mitigation measures, project-specific impacts related to aesthetics were determined to be less than significant. The loss of open space views was considered a project- specific cumulative impact, which was considered an unavoidable adverse impact. Final EIR Mitigation Measures Applicable to the Project: Aesthetics 4. Landscaping of future projects should be designed so as to minimize visual impacts on adjacent parcels. Special consideration should be given to orientation of the projects residences (i.e., windows and decking) so as to respect the privacy of adjacent and nearby homes. Light and Glare 2. All outdoor lighting should be consistent with the standards established by future Specific Plans to minimize off-site light intrusion. 43 457 458 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Light and Glare 3. All outdoor lighting should be hooded and directed downward to minimize direct light and glare impacts on public rights-of-way and surrounding properties. a) Have a substantial adverse effect on a scenic vista? Impacts Associated with the Proposed Project No New Impact. The loss of open space views was considered a HSSP project-specific cumulative impact, which was considered significant and unavoidable. The Huntington Beach General Plan does not designate any scenic vistas within the Project area.The nearest designated view corridor is Pacific Coast Highway, which is considered a Major Urban Scenic Corridor that offers views of natural environments, and is located 1.62 miles southwest of the Project site. The Project site is also located in an urbanized area of the City,surrounded by commercial and residential uses. The Project site and surrounding public rights-of-way do not feature any scenic views.Therefore, impacts to scenic vistas from the proposed Project would not occur. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with and fewer than those identified in the HSSP Final EIR. b) Substantially damage scenic resources, including, trees, rock outcroppings, and historic buildings within a state scenic highway? Impacts Associated with the Proposed Project No New Impact. The loss of open space views was considered a HSSP project-specific cumulative impact, which was considered an unavoidable adverse impact. The Project site is not located within view of a state scenic highway, as there are no designated state scenic highways within the vicinity of the site. The nearest eligible state scenic highway is Pacific Coast Highway, located approximately 1.62 miles southwest of the Project site. The Project would not result in impacts to trees, rock outcroppings, or historic buildings within a state scenic highway. Therefore, no impacts to scenic resources within a state scenic highway would occur. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with and fewer than impacts identified in the HSSP Final EIR. c) In nonurbanized areas,substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded implementation of the HSSP would alter the existing visual character or quality of the HSSP area with the goal of improving visual character. As described previously,the Project site is located within an urbanized area and is surrounded by roadways, single-family and multi-family residences, and commercial uses.The existing character of the Project site and surrounding area is neither unique nor of special aesthetic value or quality. The proposed Project would replace the existing neighborhood commercial building and car-sales parking lot and would develop 35 dwelling units. Impacts to visual resources from buildout of the Project site would be less than significant with 44 458 459 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project compliance with the HSSP Development Standards, the City's General Plan, and the Huntington Beach Municipal Code.As detailed in Table AES-1,the Project would be consistent with the HSSP standards for the Residential Medium Density (RM) zone. Therefore, the Project would not conflict with an applicable zoning regulation related to scenic quality, and impacts would be less than significant. Table AES-1: Consistency with HSSP Development Standards Development HSSP Code Medium Density Provided Feature Section Residential (RM) Density HSSP III.D.4 15 du/gross ac Consistent. 16.59 HBZSO (Maximum) du/gross acre 230.14.0 16.5 du/gross ac (35 du / 2.11 gross (with Bonus, 10% ac) Bonus allowed with (2.11 ac x 16.5 15% Mod. Inc. du/ac = 34.8 du, Affordable) allowed to round up to 35 du per HBZSO 230.14.C.2) Building Height HSSP III.D.4.d 3 story,40 Feet Max Consistent. 3 story, 39 Feet Building Offset HSSP III.D.4.k Structures having Consistent. Structures dwellings attached with greater than 6 side-by-side shall units provide offsets be composed of not of 2 feet or greater more than 6 at every 2 units. dwelling units unless such structures provide an offset on the front of the building a minimum of 2 feet for every 2 dwelling units in the structure. HSSP III.D.4.k All setback areas Consistent. See Landscaping visible from an Figure 3-5, adjacent public Conceptual Landscape street and all Plan. One 36-inch common open space box tree per 60 feet areas shall be of street frontage landscaped and provided. permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of 1 36-inch box tree per 60 feet of 45 459 460 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project street frontage or fraction thereof. Setback Minimums HSSP III.D.A.d Front Yard; Consistent. 15 ft dwelling: 15 ft (Main/Garfield) 10 ft on Holly per waiver of development standards Front Yard; garage N/A (side entry): 10 ft Front Yard; eaves, Consistent. 8 ft fireplace, balcony 5 ft Side Yard Int; N/A dwelling, garage, acc: 5 ft Side Yard Ext; N/A dwelling, garage, acc: 10 ft Side Yard Ext; N/A eaves: 18 inch Side Yard Ext; Consistent. 8 ft unroof balcony, 8 ft architectural feature: Rear Yard; N/A dwelling, garage: 5 ft Building Separation Consistent. 15.5 ft (3-Story): 20 ft (consistent with waiver allowed under the California Density Bonus Law Site Coverage HSSP III.DAe 50%Max Coverage Consistent. 35.7% coverage Common Open HSSP III.D.A.i 11,700 SF Consistent. 11,719 Space SF Private Open Space HSSP III.DAi 75 SF per unit min. Consistent. 80 SF per unit min. In addition, the Project would comply with Chapter II of the HSSP, Community Theme Guidelines, which are intended to provide for the development of neighborhoods,open spaces, buildings and streetscapes having a distinctive visual identity to promote individual neighborhood identities and to promote interrelationships between complementary land uses and community open space features. The Project also complies with the City's Design Guidelines for multi-family projects, including providing articulated massing, coordinated fenestration, enhanced paving at entries, and walkways linking dwellings, common areas, and sidewalks. 46 460 461 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project The architecture reflects a contemporary design with architectural features, such as balconies and awnings that create variation in the building plane as well as variation in the color scheme for each building elevation. The Project design proposes the use of durable high quality building materials including brick, exterior cement plaster and fiber cement siding. The architecture and building materials were reviewed and approved by the City's Design Review Board for compliance with the City's Design Guidelines contained in Municipal Code Section 210.06 (RL, RM, RMH, RH, and RMP Districts—Property Development Standards) and the Community Theme Guidelines in the HSSP. With the requested waivers of development standards permitted under the State Density Bonus Law, the Project would be consistent with the required building setbacks and the minimum building separation requirements. The Project would develop the site with multi-family uses, which is consistent with the land uses adjacent to the site and would be visually compatible with the surrounding uses. Thus, the Project would not conflict with applicable HSSP criteria and other regulations governing scenic quality, nor would the Project degrade the visual character of the site and surrounding area. Impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that future development within the HSSP area would introduce new sources of lighting. However,compliance with the land use regulations and the zoning and development standards of the Specific Plan, the General Plan and the Huntington Beach Municipal Code would preclude significant impacts. The Project site is partially developed with one permanent building with the remaining portion of the site used as an unpaved parking lot. The Project would replace existing sources of light and introduce new sources of light from new building lighting, exterior lighting, interior lights shining through building windows, and headlights from nighttime vehicular trips generated by the Project. However, the Project would only slightly increase lighting and glare compared to the existing condition of the area surrounding the site, and new landscaping would be provided throughout the Project site that would limit impacts from new sources of light and glare. For example, perimeter landscaping, including trees, would limit the spill of light onto adjacent properties. Also, as a standard condition of Project approval, the proposed Project would be required to comply with lighting standards detailed in the City's Municipal Code,which would require Project lighting to be shielded,diffused,or indirect to avoid glare to both on offsite residents, pedestrians, motorists. Compliance with the Municipal Code would be implemented through the construction permitting and plan check process. Therefore, impacts associated with new lighting would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding aesthetics.There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the 47 461 462 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project previous Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPP) PPP AES-1. The proposed Project shall comply with lighting standards detailed in the City's Municipal Code, which requires Project lighting to be shielded,diffused,or indirect to avoid glare to both on offsite residents, pedestrians, and motorists. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe aesthetic impacts would result from implementation of the proposed Project; therefore, no mitigation measures are required for aesthetics. The Project design satisfies HSSP Mitigation Measure Aesthetics. 48 462 463 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.2 AGRICULTURE AND FOREST Subsequent or Supplemental EIR Addendum to EIR RESOURCES In determining whether impacts to agricultural Substantial New New Minor No resources are significant environmental effects, lead Change in Information Information Technical New agencies may refer to the California Agricultural Project or Showing Identifying Changes Impact/Circumstances Greater New or No Land Evaluation and Site Assessment Model (1997) Resulting in Significant Mitigation Additions Impact prepared by the California Dept.of Conservation as New Effects than or an optional model to use in assessing impacts on Significant Previous EIR Alternative agriculture and farmland. In determining whether Effects to Reduce Significant impacts to forest resources,including timberland,are Effect is significant environmental effects, lead agencies may Declined refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment Project; and the forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or ❑ ❑ ❑ ❑ Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? b) Conflict with existing zoning for agricultural use, ❑ ❑ ❑ ❑ or a Williamson Act contract? c) Conflict with existing zoning for,or cause rezoning ❑ ❑ ❑ ❑ of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51 104(g))? d) Result in the loss of forest land or conversion of ❑ ❑ ❑ ❑ forest land to non-forest use? e) Involve other changes in the existing environment ❑ ❑ ❑ ❑ which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR did not analyze impacts related to agriculture and forest resources. a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? Impacts Associated with the Proposed Project No New Impact.The Project site is currently an unimproved graded parcel,with the exception of an existing one-story building at the northwest corner occupied by De Guelle Glass. In addition to the glass shop, the site is currently used by a local car dealership as a storage lot for cars. The site is not designated as Prime, Unique,or Farmland of Statewide Importance (CDC 2022).Therefore,the proposed Project would not have 49 463 464 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project impacts related to the conversion of Prime Farmland,Unique Farmland,or Farmland of Statewide Importance to non-agricultural use. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? Impacts Associated with the Proposed Project No New Impact. The Williamson Act (California Land Conservation Act of 1965) restricts the use of agricultural and open space lands to farming and ranching by enabling local governments to contract with private landowners for indefinite terms in exchange for reduced property tax assessments. The Project site is not zoned for agricultural use or located within an Agricultural Resource Area. Additionally, the Project site does not have a Williamson Act contract. As such, the Project would not conflict with existing zoning for agricultural use or with an Agricultural Resource Area or Williamson Act contract, and no impacts would occur. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51 104(g))? Impacts Associated with the Proposed Project No New Impact. The Project site is currently an unimproved graded parcel,with the exception of an existing one-story building at the northwest corner occupied by De Guelle Glass.The site does not contain forest land and there are no forestland resources in the vicinity of the Project site. It is not designated or zoned as forest land or timberland or used for timberland production. As a result, the Project would not result in impacts on timberland resources. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. d) Result in the loss of forest land or conversion of forest land to non-forest use? Impacts Associated with the Proposed Project No New Impact. As discussed previously, there are no forest or timberland resources on or in the vicinity of the Project site. The proposed Project would not convert forest land to a non-forest use. Therefore, there would be no impacts related to the loss of forest land or the conversion of forest land to non-forest uses. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. e) Involve other changes in the existing environment which,due to their location or nature,could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? Impacts Associated with the Proposed Project 50 464 465 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No New Impact. As previously stated, the Project site consists of an unimproved graded parcel, with the exception of an existing one-story building at the northwest corner occupied by De Guelle Glass. The site is not used for agricultural purposes and is not designated or zoned for forest land. The proposed Project would not convert farmland to a nonagricultural use or convert forest land to a non-forest use. Therefore, no impacts would occur, and the Project would not involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding agriculture and forest resources.There have not been 1)changes related development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site undertaken that require major revisions of the previous Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPP) None. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe agriculture and forest resources impacts would result from the proposed Project; therefore, no new or revised mitigation measures are required for agriculture and forest resources. 51 465 466 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.3 AIR QUALITY Subsequent or Supplemental EIR Addendum to EIR Where available, the significance criteria Substantial New New Minor No established by the applicable air quality Change in Information Information Technical New management or air pollution control district may be Project or Showing Identifying Changes Impact/ Circumstances Greater New or No relied upon to make the following determinations. Resulting in Significant Mitigation Additions Impact Would the project: New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Conflict with or obstruct implementation of the ❑ ❑ ❑ ❑ applicable air quality plan? b) Result in a cumulatively considerable net increase ❑ ❑ ❑ ❑ of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard)? c) Expose sensitive receptors to substantial pollutant ❑ ❑ ❑ ❑ concentrations? d) Result in other emissions (such as those leading to ❑ ❑ ❑ ❑ odors) adversely affecting a substantial number of people? The discussion below is based on the Air Quality, Greenhouse Gas, and Energy Impact Analysis Memo, prepared by EPD Solutions. Inc., which is included as Appendix A. Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed programmatic impacts from buildout of the HSSP related to air quality in Chapter 4.8. The HSSP Final EIR found that development of individual projects would result in less than significant construction related impacts on air quality with implementation of applicable HSSP Final EIR mitigation measures. The HSSP Final EIR also determined that occupancy of residential units on individual sites would result in less than significant long-term increases in stationary source emissions both on and off- site as well as increase in vehicular source emissions. According to the HSSP Final EIR, buildout of the HSSP in conjunction with other past, present and reasonably foreseeable projects would contribute to degradation of regional air quality and would result in significant and unavoidable regional operational air quality impacts despite the implementation of applicable HSSP Final EIR mitigation measures. Development of the HSSP had the potential to expose residents to odors from oil leakage, which was a less than significant impact with implementation of applicable HSSP Final EIR mitigation measures. HSSP Final EIR Mitigation Measures Applicable to the Project None. a) Conflict with or obstruct implementation of the applicable air quality plan? Impacts Associated with the Proposed Project No New Impact. The Project site is located in the South Coast Air Basin, which is under the jurisdictional boundaries of the South Coast Air Quality Management District (SCAQMD). The SCAQMD and Southern California Association of Governments (SCAG) are responsible for preparing the Air Quality Management Plan (AQMP),which addresses federal and state Clean Air Act(CAA) requirements.The AQMP details goals, policies, and programs for improving air quality in the Basin. In preparation of the AQMP, SCAQMD and 52 466 467 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project SCAG use land use designations contained in General Plan documents to forecast, inventory, and allocate regional emissions from land use and development-related sources. As described in Chapter 12, Section 12.2 and Section 12.3 of the SCAQMD's CEQA Air Quality Handbook (1993), a project would conflict with the AQMP if a proposed project would have a development density and vehicle trip generation that is substantially greater than what was anticipated in the General Plan. On the other hand,if a project's density is consistent with the General Plan,its emissions would be consistent with the assumptions in the AQMP,and the project would not conflict with SCAQMD's attainment plans.In addition, the SCAQMD considers projects consistent with the AQMP if the project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation. The HSSP Final EIR found that although implementation of the HSSP would be consistent with the AQMP, buildout of the HSSP in conjunction with other past, present and reasonably foreseeable projects would contribute to degradation of regional air quality and would result in significant and unavoidable regional operational air quality impacts despite implementation of applicable mitigation measures. The current 2016 AQMP (adopted in March 2017) is based on buildout of the land use designations in the City of Huntington Beach General Plan, which designates the site as Commercial Neighborhood -Specific Plan (CN-sp). The HSSP Final EIR assumed that the Project site would be developed as 117,612 SF of commercial uses, whereas the Project proposes to construct 35 three-story townhomes. As further described in Section 5.14, Population and Housing, the 35 new residences would result in a 1.21 percent increase in residential units within the City.This limited level of growth would not substantially exceed growth projections and would be consistent with the assumptions in the AQMP. Furthermore, as shown in Section 5.3b below, the proposed Project would result in net negative vehicle trips and net negative long- term regional emissions of the criteria pollutants that would be below the SCAQMD's applicable thresholds. Likewise, emissions generated by construction of the proposed Project would not exceed thresholds. Thus, although the land use designation on the Project site would change, the emissions generated would be consistent with the AQMP the Project would not conflict with SCAQMD's attainment plans. As described in the analysis below, the emissions from the Project would be less than those anticipated by the HSSP Final EIR, and the Project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation. Therefore, impacts related to conflict with the AQMP from the proposed Project would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard)? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR found that buildout of the HSSP would result in cumulatively considerable net increases of pollutants during operation, and impacts would be significant and unavoidable despite implementation of applicable mitigation measures.Construction impacts were considered less than significant. The South Coast Air Basin (SCAB) is in a non-attainment status for federal ozone standards,federal carbon monoxide standards, and state and federal particulate matter standards. Any development in the SCAB, including the proposed Project,could cumulatively contribute to these pollutant violations.The methodologies from the SCAQMD CEQA Air Quality Handbook are used in evaluating Project impacts. SCAQMD has established daily mass thresholds for regional pollutant emissions, which are shown in Table AQ-1. Should 53 467 468 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project construction or operation of the proposed Project exceed these thresholds a significant impact could occur; however,if estimated emissions are less than the thresholds,impacts would be considered less than significant, Table AQ-1: SCAQMD Regional Daily Emissions Thresholds Pollutant Construction Operations (lbs/day) (lbs/day) NOx 100 55 VOC 75 55 PM10 150 150 PM2.5 55 55 Sox 150 150 CO 550 550 Lead 3 3 Source:Regional Thresholds presented in this table are based on the SCAQMD Air Quality Significance Thresholds,March 2015(Source:EPD,2021 (Appendix A). EPD Solutions prepared an air quality and greenhouse gas analysis for the proposed Project (provided as Appendix A herein). The analysis quantifies the air quality criteria pollutants7 generated from construction and operation of the proposed Project, using CaIEEMod, and compared them to SCAQMD emissions thresholds. No credit was taken for existing onsite uses. Table AQ-2 provides the assumptions used for the project previously analyzed as part of the HSSP Final EIR (previously approved Project) and the proposed Project: Table AQ-2: Previously Approved and Proposed Project Data Inputs Previously Approved Project Proposed Metric Project (Commercial) (Residential) Size 117,612 Square Feet 35 Dwelling Units Base Year 2023 2023 Utility Southern California Edison Southern California Edison CalEEMod Land Use Shopping Center Apartments Townhomes (Low Rise)' Land Use Code 820:Shopping Land Use Code 220: Multifamily Center Housing (Low-Rise) Daily Trip rate (ITE 10'h Ed) 57.08 (weekday,fitted curve) 7.32 (weekday) 83.8 (Saturday,fitted curve) 8.14 (Saturday) 21.1 (Sunday) 6.28 (Sunday) Fleet Mix CaIEEMod Defaults CalEEMod Defaults Trip Distances CaIEEMod Defaults CalEEMod Defaults Note 1. ITE trip rate for Apartment(Low Rise) is characterized Low-rise multifamily housing includes apartments, townhouses, and condominiums located within the same building with at least three other dwelling units and that have two or three floors (levels). Construction Construction activities associated with the proposed Project would generate pollutant emissions from the following: (1) demolition of the existing structures and removal of the existing infrastructure and pavement, (2) site preparation, (3) grading, (4) building construction, (5) paving, and (6) architectural coating. The quantity of emissions generated on a daily basis would vary, depending on the intensity and types of construction activities occurring. Construction activities would generate emissions from the demolition of the existing 4,200 SF commercial structure and onsite infrastructure. In addition, the Project would generate a 7 Criteria pollutants are the only air pollutants with national air quality standards that define allowable concentrations of these substances in ambient air. Criteria pollutants include carbon monoxide (CO),oxides of nitrogen (NOx), sulfur dioxide (SOx), and particulate matter (PM10 and PM2.5). Note that ozone is another criteria pollutant; however, in terms of defining significance thresholds,ozone is represented as a threshold by its precursor components,oxides of nitrogen(NOx)and reactive organic gases. 54 468 469 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project need for construction worker vehicle trips to and from the project site during the estimated 12 months of construction. It is mandatory for all construction projects to comply with several SCAQMD Rules, including Rule 403 for controlling fugitive dust, PM10, and PM2.5 emissions from construction activities. Rule 403 requirements include, but are not limited to, applying water in sufficient quantities to prevent the generation of visible dust plumes, applying soil binders to uncovered areas, reestablishing ground cover as quickly as possible, utilizing a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the proposed Project site,covering all trucks hauling soil with a fabric cover and maintaining a freeboard height of 12-inches, and maintaining effective cover over exposed areas. Compliance with Rule 403 is included as PPP AQ-1. In addition, implementation of SCAQMD Rule 1 1 13, which governs the volatile organic compound (VOC) content in architectural coating, paint,thinners,and solvents is included as PPP AQ-2.As shown in Table AQ- 3, CalEEMod results indicate that construction emissions generated by demolition of onsite structure and construction of the 35-unit proposed Project would not exceed SCAQMD regional thresholds. Therefore, construction activities would result in a less than significant impact. Table AQ-3: Regional Construction Emissions Summary Maximum Daily Regional Emissions Construction Activity (pounds day) ROG NOx CO SOx PM-10 PM-2.5 2022 Demolition 1.7 16.8 14.4 0.0 1.1 0.8 Site Prep 1.8 20.2 10.7 0.0 1.7 0.8 Grading 2.3 26.1 10.3 0.0 4.3 2.4 Building Construction 2.1 16.1 17.1 0.0 1.4 0.9 Maximum Daily 2.3 26.1 17.1 0.0 4.3 2.4 Emissions 2023 Building Construction 2.0 14.9 16.9 0.0 1.3 0.8 Paving 1.1 8.6 12.1 0.0 0.6 0.4 Architectural Coating 36.6 1.8 2.7 0.0 0.2 0.1 Maximum Daily 36.6 14.9 16.9 0.0 1.3 0.8 Emissions Maximum Daily 36.6 26.1 17.1 0.0 4.3 2.4 Emissions 2022-2023 SCAQMD Significance 75 100 550 150 150 55 Thresholds Threshold Exceeded? No No No No No No Notes: NOx = nitrogen oxides; CO =carbon monoxide; PM10 and PM2.5 = particular matter; ROG = reactive organic gasses; SOx =sulfur oxides Source:EPD,2021 (Appendix A) As such, potential pollutant emissions from construction of the proposed Project would be less than those analyzed in the HSSP Final EIR. Operation Implementation of the 35 residential units would result in long-term regional emissions of criteria air pollutants and ozone precursors associated with area sources, such as natural gas consumption, landscaping, applications of architectural coatings, and consumer products. However, operational vehicular emissions would generate a majority of the emissions generated from the Project.As discussed above under threshold 3(a), the emissions from the Project would be less than those anticipated by the HSSP Final EIR. As detailed previously, up to 117,612 SF of commercial uses could potentially be developed on the Project site based 55 469 470 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project on allowable Commercial designation of the site and associated 1.5 FAR limitation on the 1.80 net-acre site. However, the proposed Project includes a General Plan Amendment to change the designation to Residential Medium Density and develop the site with 35 dwelling units. The proposed residential use would generate 6,457 fewer daily trips vehicle trips than the Commercial designation evaluated in the HSSP Final EIR (refer to discussion in Section 5.17, Transportation). Operational emissions associated with the previously approved Project were modeled using CaIEEMod and were compared to those of the proposed Project as presented in Table AQ-4. Table AQ-4: Net Operational Emission Estimates Maximum Daily Regional Emissions (pounds day) ROG NO. CO S02 PM10 PM2.5 Total Proposed Project 2.1 1.0 11.1 0.0 2.1 0.6 Operational Emissions Total Previously Approved Commercial 24.0 19.9 179.0 0.4 39.8 10.8 Operational Emissions Total Net Operational -21 9 -18.9 -167.9 -0.4 -27.7 -10.2 Emissions As shown in Table AQ-4, the proposed Project would result in net negative long-term regional emissions of the criteria pollutants that would be below the SCAQMD's applicable thresholds. Furthermore, the Project shall comply with SCAQMD rule 445 (PPP AQ-A) prohibiting use of wood burning fireplaces. Therefore,the Project's operational emissions would not exceed the National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS), would not result in a cumulatively considerable net increase of any criteria pollutant impacts,and impacts would be less than significant.Therefore,the emissions generated by the proposed Project would be less than those identified by the HSSP Final EIR. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. c) Expose sensitive receptors to substantial pollutant concentrations? No New Impact. The HSSP Final EIR found that buildout of the HSSP could potentially expose sensitive receptors to substantial pollutant concentrations; however, impacts would be less than significant with implementation of applicable mitigation measures. The nearest sensitive receptors are existing single-family and multi-family residences located west and southwest of the Project site across Holly Lane, multi-family residences to the southeast across Main Street, and single-family homes across Garfield Avenue to the north of the site. The distance between the Project site boundary and the closest existing residence is 60 feet across Holly Lane, west of the Project site. The SCAQMD recommends the evaluation of localized NO2, CO, PM1o, and PM2.5 construction-related impacts to sensitive receptors in the immediate vicinity of the project site. Such an evaluation is referred to as a localized significance threshold (LST) analysis. The impacts were analyzed pursuant to the SCAQMD's Final Localized Significance Threshold Methodology. According to the LST Methodology, "off-site mobile emissions from the project should not be included in the emissions compared to the LSTs" (Urban 2019a). SCAQMD has developed LSTs that represent the maximum emissions from a project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standards,and thus would not cause or contribute to localized air quality impacts. LSTs are developed based on the ambient concentrations of NOx, CO, PMio, and PM2.5 pollutants for each of the 38 source receptor areas (SRAs) in the SCAB. The Project site is located in SRA 18. Sensitive receptors can include uses such as 56 470 471 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project long-term health care facilities, rehabilitation centers, and retirement homes. Residences, schools, playgrounds,childcare centers, and athletic facilities can also be considered sensitive receptors.The nearest LST sensitive receptors to the Project site are the existing residences that are 60 feet to the west of the site. The localized thresholds for development projects were derived using the SCAQMD Fact Sheet for Applying CalEEMod to Localized Significance Threshold8 and Appendix C of the SCAQMD 2008 Final Localized Significance Threshold Methodology (SRA 18), as presented in Table AQ-5. The thresholds from SCAQMD are for one-, two-, or five-acre sites, and distances of sensitive receptors for 25 to 500 meters. The closest sensitive receptor from the project is a residence 60 feet (20 meters) west of the site; therefore, the most restrictive (25 meter) thresholds were used. Table AQ-5: Localized Significance Thresholds Maximum Daily Emissions Maximum Daily Emissions Air Pollutant (pounds day) (pounds day) Construction Operation NOx 115 115 CO 962 962 PMi o 7 2 PM2.5 5 2 Source:SCAQMD 2008:Final Localized Significance Threshold Methodology Construction Localized Significance Analysis. Construction of the proposed Project may expose nearby residential sensitive receptors to airborne particulates as well as a small quantity of construction equipment pollutants (i.e.,usually diesel-fueled vehicles and equipment).The localized thresholds from the mass rate look-up tables in SCAQMD's Final Localized Significance Threshold Methodology document were developed for use on projects that are less than or equal to 5-acres in size or have a disturbance of less than or equal to 5 acres daily and were used to evaluate LSTs.As shown in Table AQ-6,with implementation of SCAQMD Rules 403 and 1113 (included as PPP AQ-2 and PPP AQ-3), the maximum daily construction emissions from the proposed Project would not exceed the applicable SCAQMD LST thresholds. Table AQ-6: Localized Construction Emission Estimates Maximum Daily Regional Emissions Construction Activity (pounds day) NO. CO PM-10 PM-2.5 2022 Demolition 16.6 14.0 0.9 0.8 Site Prep 20.2 10.4 1.6 0.8 Grading 26.1 9.9 4.2 2.3 Building Construction 15.3 15.2 0.7 0.7 Maximum Daily Emissions 26.1 15.2 4.2 2.3 2023 Building Construction 14.2 15.1 0.6 0.6 Paving 8.6 11.7 0.4 0.4 Architectural Coating 1.7 2.4 0.1 0.1 Maximum Daily Emissions 14.2 15.1 0.6 0.6 Maximum Daily Emission 2022-2023 26.1 15.2 4.2 2.3 SCAQMD Significance Thresholds 115 962 7 5 Threshold Exceeded? No No No No 8 SCAQMD Fact Sheet for Applying CalEEMod to Localized Significance Thresholds. http://www.agmd.gov/docs/default- source/cega/handbook/localized-significance-thresholds/caleemod-guidance.pdf?sfvrsn=2od-guidance.pdf(aqmd.gov) 57 471 472 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Additionally, potential Project pollutant emissions from construction would be significantly less than those from development of the site pursuant to the HSSP.As such, potential pollutant emissions from construction of the proposed Project would be less than those analyzed in the HSSP Final EIR. Operation Localized Significance Analysis. For operational LSTs,onsite passenger car and truck travel emissions were modeled. As shown on Table AQ-7, operational emissions would not exceed the SCAQMD's LST thresholds for any criteria pollutant at the nearest sensitive receptor. Therefore,the proposed Project would result in a less than significant impact related to localized emissions from operational activities. Table AQ-7: Localized Net Operational Emission Estimates Maximum Daily Regional Emissions Operational Activity (pounds day) NO. CO PM10 PM2.5 Total Proposed Project Operational 0.3 4.5 0.0 0.0 Emissions Total Previously Approved 6.3 54.5 0.6 0.2 Commercial Operational Emissions Total Net Emissions 1 -6.0 1 -50.0 -0.6 -0.2 CO Hotspots. Areas of vehicle congestion have the potential to create pockets of CO called hotspots. These pockets have the potential to exceed the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm. Because CO is produced in greatest quantities from vehicle combustion and does not readily disperse into the atmosphere, adherence to ambient air quality standards is typically demonstrated through an analysis of localized CO concentrations. Hotspots are typically produced at intersections, where traffic congestion is highest because vehicles queue for longer periods and are subject to reduced speeds. With the turnover of older vehicles and introduction of cleaner fuels,electric vehicles,and vehicles with stop- start systems (where the engine shuts down when the vehicle is stopped and restarts when the break petal is released), as well as implementation of control technology on industrial facilities, CO concentrations in the South Coast Air Basin and the state have steadily declined. The analysis of CO hotspots compares the volume of traffic that has the potential to generate a CO hotspot (exceedance the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm) and the volume of traffic with implementation of the proposed project. In 2003,the SCAQMD estimated that a project would have to increase traffic volumes at a single intersection by more than 44,000 vehicles per hour—or 24,000 vehicles per hour where vertical and/or horizontal air does not mix—in order to exceed state standards and generate a CO hot spot. As detailed in Section 5.17, Transportation, shown on Table T-2, the proposed Project would generate net negative 205 vehicle trips (-1 33 inbound trips and -72 outbound trips) during the AM peak hour. During the PM peak hour, the Project would generate net negative 593 vehicle trips (-282 inbound trips and -31 1 outbound trips). Over a 24-hour period, the Project is forecast to generate approximately 6,457 fewer daily trips than what was analyzed for the site by the HSSP Final EIR. Thus, the proposed Project would not result in an increase in traffic volumes at a single intersection by more than 44,000 vehicles per hour—or 24,000 vehicles per hour where vertical and/or horizontal air does not mix and would not generate a CO hotspot. Therefore, impacts related to CO hotspots from operation of the proposed Project would be less than significant. 58 472 473 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR found that development of individual projects would result in less than significant construction related impacts.The proposed Project does not contain land uses typically associated with emitting objectionable odors. The Project site is not located near existing agricultural uses. Potential odor sources associated with the proposed Project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities. However, any construction odors would be temporary in nature. Standard construction requirements would minimize odor impacts from construction, such as odors associated with diesel-powered equipment, materials from demolition activities and asphalt during paving. The construction odor emissions would be temporary,short-term,and intermittent in nature and would cease upon completion of the respective phase of construction and is thus considered less than significant. Project- generated refuse would be stored in covered containers and removed at regular intervals in compliance with the City's solid waste regulations. Additionally, the proposed Project would be required to implement California Air Resources Board (CARB) Rule 2485 regulations that limit idling to 5 minutes (1 3 CCR,Chapter 10 Section 2485), which would reduce odors from the smell of truck exhaust. The proposed Project would also be required to comply with SCAQMD Rule 402 (PPP AQ-1), which prohibits any persons from discharging air contaminants or other materials that may cause injury, detriment, nuisance, or annoyance to the public, to prevent occurrences of public nuisances associated with odors. Therefore, odor impacts associated with the proposed Project's construction and operations would not be significant compared to what was previously analyzed and determined in the HSSP Final EIR. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding air quality.There have not been 1)changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project is undertaken that require major revisions of the previous Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. 59 473 474 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Plans, Programs, or Policies (PPP) PPP AQ-1: Rule 402. The construction plans and specifications shall state that the project is required to comply with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 402.The project shall not discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property. PPP AQ-2: SCAQMD Rule 403. The following measures shall be incorporated into construction plans and specifications as implementation of SCAQMD Rule 403: • All clearing, grading,earth-moving,or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. • The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas,shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day. • The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. PPP AQ-3: SCAQMD Rule 1113. The following measure shall be incorporated into construction plans and specifications as implementation of SCAQMD Rule 1 1 13. The Project shall only use "Low-Volatile Organic Compounds (VOC)" paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1 1 1 3. PPP AQ-4: SCAQMD Rule 445. The following measure shall be incorporated into construction plans and specifications as implementation of SCAQMD Rule 445. Wood burning stoves and fireplaces shall not be included or used in the new development. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe air quality impacts would result from the proposed Project; therefore, no new or revised mitigation measures are required for air quality. 60 474 475 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.4 BIOLOGICAL RESOURCES Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Have a substantial adverse effect, either directly ❑ ❑ ❑ ❑ 10 or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian ❑ ❑ ❑ ❑ habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally ❑ ❑ ❑ ❑ protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any ❑ ❑ ❑ ❑ native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances ❑ ❑ ❑ ❑ protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑ ❑ Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed programmatic impacts from buildout of the HSSP related to biological resources in Section 4.12. The HSSP Final EIR noted that onsite impacts include the conversion of then existing open areas into residential and commercial uses would result in the removal of vegetation and the destruction or displacement of wildlife which uses the onsite habitat, including nesting raptors. Offsite impacts included the increased access and encroachment into the wetlands located to the west of the HSSP, which may destroy habitat and disrupt breeding and foraging activities of wildlife.The HSSP Final EIR also concluded that night lighting associated with HSSP buildout may disrupt wildlife activity. Impacts were determined to be less than significant with the implementation of mitigation measures related to wetlands. HSSP Final EIR Mitigation Measures Applicable to the Project None. 61 475 476 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that no significant impacts would occur to candidate,sensitive, or special status species. The Project site is partially developed, completely disturbed, and located within an urban area that does not contain any ornamental landscaping or native habitats. Due to the disturbed status of the site, it does not provide habitat that could be utilized by species listed or candidates for listing by the U.S. Fish and Wildlife Service (USFWS), California Department of Fish and Wildlife (CDFW), or California Native Plant Society (CNPS). Therefore, no impacts related to nesting birds occur. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that no significant impacts would occur related to biological resources. Riparian habitats are those occurring along the banks of rivers and streams. Sensitive natural communities are natural communities that are considered rare in the region by regulatory agencies, known to provide habitat for sensitive animal or plant species, or known to be important wildlife corridors. As described above,the Project site is completely disturbed, and partially developed with commercial uses, a gravel parking lot, and does not have ornamental landscaping. No riparian habitat or sensitive natural communities exist on the site. Therefore, no significant impacts related to riparian habitat or other sensitive natural communities identified in local or regional plans would result from proposed Project implementation, and no mitigation is required. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. c) Have a substantial adverse effect on state or federally protected wetlands(including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that no significant impacts would occur related to biological resources. As described previously, the Project site is completely disturbed and partially developed with urban uses. No natural hydrologic features or federally protected wetlands as defined by Section 404 of the Clean Water Act occur onsite, and the Project site does not meet the Army Corps of Engineers criteria for wetlands and waters of the U.S. (FWS, 2021). Therefore, no direct removal, filling, or hydrological interruption of a wetland area would occur with development of the Project site. 62 476 477 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that no significant impacts would occur related to biological resources. The Project site does not contain wildlife habitat and is located within a developed urban area.The proposed Project area is developed and surrounded by urban developed land uses, including roadways. Therefore, no impacts to wildlife corridors would occur. There is no existing ornamental landscaping or trees on the site that have the potential to provide habitat for nesting migratory birds. Therefore, there is no potential for the proposed Project to impact related to nesting birds, and no impacts would occur. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. e) Conflict with any local policies or ordinances protecting biological resources? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that no significant impacts would occur related to biological resources. As described previously, the Project site is partially developed and located within an urban area. No biological resources are located on the site.Consistent with the conclusions of the HSSP Final EIR,the proposed Project would not conflict with any local policies protecting biological resources. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that no significant impacts would occur related to biological resources within any established Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other approved type of habitat conservation plan. The proposed Project is not located within a within any established Habitat Conservation Plan, Natural Community Conservation Plan, or other approved type of habitat conservation plan. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. 63 477 478 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding biological resources. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPP) PPP BIO-1: The Project shall comply with the Migratory Bird Treaty Act (MBTA) (United States Code Title 33, Section 703 et seq.; see also Code of Federal Regulations Title 50, Part 10) and Section 3503 of the California Fish and Game Code during the avian nesting and breeding season that occurs between February 1 and September 15. The provisions of the MBTA prohibits disturbing or destroying active nests. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe biological resources impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for biological resources. 64 478 479 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.5 CULTURAL RESOURCES Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No New Change in Information Information Technical Impact/ Project or Showing Identifying Changes No Circumstances Greater New or Impact Resulting in Significant Mitigation Additions New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Cause a substantial adverse change in the ❑ ❑ ❑ ❑ significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the ❑ ❑ ❑ ❑ significance of an archaeological resource pursuant to §15064.5? c) Disturb any human remains, including those ❑ ❑ ❑ ❑ interred outside of formal cemeteries? The discussion below is based on the Cultural Resource Research and Records Check 19006 Holly Lane,Main & Garfield, Huntington Beach, CA, prepared by SRSINC, February 2022, which is included as Appendix B. Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed impacts to cultural and tribal cultural resources in Section 4.1 1.The HSSP Final EIR noted that there were buildings and structures of historical, cultural, and architectural importance within the HSSP area. The HSSP Final EIR also noted that the Holly Sugar was located at the northeast corner of Garfield and Main (opposite the Project site). The Holly Sugar Refinery became operational in 1911 and remained active for about a decade and then was converted to other uses. The building was destroyed between 1922 and 1986. The plant was historically noteworthy because of its role in revitalizing the industrial sector in the Huntington Beach economy and because it was the first such plant to be fully electrified. While the properties within the HSSP area have been extensively altered by prior ground disturbance, oil drilling, and development, the Final HSSP EIR determined that there was the potential for HSSP implementation to affect previously unidentified archaeological resources. Ultimately, the HSSP Final EIR concluded that future development within the Specific Plan area would be required to comply with mitigation measures requiring future applicants to retain an archaeologist to determine if any found archaeological deposits are significant. With mitigation, impacts were considered less than significant. As described by the HSSP Final EIR,there was indication from record searches that there is the potential for burials/human remains to be present within the HSSP area and it is unknown if human remains would be discovered during HSSP implementation. Mitigation was included stating that treatment of burials would be in accordance with a burial strategy, to be developed with input from Native American Tribes. With mitigation, impacts were considered less than significant. HSSP Final EIR Mitigation Measures Applicable to the Project Archaeology 1. It is suggested that the research design be prepared by the Principal Investigator selected to perform the work and that it be reviewed by a second consulting archaeologist. This step will help insure the completeness and viability of the research design prior to its implementation.The involvement of a second professional is viewed as an inexpensive means of insuring that no major elements are overlooked. 65 479 480 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Archaeology 2.The archaeological deposits within the Holly-Seacliff study area should be subjected to a program of excavation designed to recover sufficient data to fully describe the sites.The following program is recommended: a. Analysis of the collections made by the Pacific Coast Archaeological Society, Long Beach State University and any community college which has such material. If the collections are properly provenienced and are accompanied by adequate documentation,they should be brought together during this phase and complete analysis performed. Of particular importance during this phase is the recovery of survey date to be used to determine the exact locations of previous excavation efforts. b. Prior to the beginning of any excavation effort, a burial strategy should be developed by the archaeologist retained to accomplish the excavation members of the Native American community and appropriate City Staff. The strategy should address details of the handling and processing of human remains encountered during excavation, as well as the ultimate disposition of such remains. c. Completion of test excavations should be made at each of the archaeological deposits. The information gained from the test excavation will guide the following data recovery excavation. The excavations should have two primary goals: • Definition of site boundaries and depth. • Determination of the significance of the site and its degree of preservation. d. A statistically valid sample of site material should be excavated. The data recovery excavation should be conducted under the provisions of a carefully developed research design. The research questions presented earlier in this report should be incorporated into the research design, other important research questions should be developed from the test excavation data included, and a statement of methodology to be observed must be included. e. A qualified observer appointed by the Principal Investigator/Archaeologist should monitor grading of the archaeological sites to recover important material which might appear. The monitor will be assigned by the Principal Investigator. This activity may require some minor delay or redirecting of grading while material is being recovered. The observer should be prepared to recover material as rapidly as is consistent with good archaeological practice. Monitoring should be on a full time basis when grading is taking place on or near an archaeological deposit. However, the grading should terminate when the cultural deposit has been entirely removed and clearly sterile deposits exposed. f. All excavation and ground disturbing observation projects should include a Native American Observer. Burials are known to exist at some of the sites,a circumstance which is extremely important to the Native American community. g. A detailed professional report should be prepared which fully describes the site and its place in pre-history. Reports should receive sufficient distribution which includes the City,the County and the UCLA repository for archeology to insure their availability to future researchers. h. Arrangements should be made for proper curation of the collections. It is expected that large quantities of materials will be collected during the excavation. Curation should be at an institution which has the proper facilities for storage, display and use by interested scholars and the general public. Archaeology 3.The shell and lithic scatters should be subjected to test excavation to determine if they are or are not in situ archaeological deposits. If any of the scatters prove to be in situ archaeological material, a site record should be prepared and submitted to the Archaeological Survey, University of California, Los 66 480 481 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Angeles, and the site should be treated as in mitigation number one. If the sites are shown to be not archaeological in nature or not in situ, then no further action should be taken. Archaeology 4.Ground disturbing activity within the study area should be monitored by a qualified observer assigned by the Principal Investigator/Archaeologist to determine if significant historic deposits, (e.g.,foundations,trash deposits, privy pits and similar features) have been exposed. The monitoring should be on a full-time basis, but can be terminated when clearly undisturbed geologic formations are exposed. If such exposures occur, appropriate collections should be made, followed by analysis and report preparation. Historic material may be encountered anywhere within the Holly-Seacliff property, but the area around the old Holly sugar Refinery is probably more sensitive than the balance of the project area. Historical material recovered at the archaeological sites should be treated with those deposits. Archaeology 5.The plaque commemorating oil well Huntington A-1 should be preserved. As development in the area continues, it may be desirable to upgrade this feature. a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that implementation of the HSSP would not cause adverse impacts to historic resources, and impacts would be less than significant. According to the State CEQA Guidelines, a historical resource is defined as something that meets one or more of the following criteria: (1) listed in,or determined eligible for listing in,the California Register of Historical Resources; (2) listed in a local register of historical resources as defined in Public Resources Code (PRC) Section 5020.1(k); (3) identified as significant in a historical resources survey meeting the requirements of PRC Section 5024.1(g); or (4) determined to be a historical resource by the Project's Lead Agency. Implementation of the proposed Project would not cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5 of the State CEQA Guidelines, as there are no eligible historical resources on the Project site. The California Register of Historical Resources defines a "historical resource" as a resource that meets one or more of the following criteria: (1) associated with events that have made a significant contribution to the broad patterns or local or regional history of the cultural heritage of California or the United States; (2) associated with the lives of persons important to local, California, or national history; (3) embodies the distinctive characteristics of a type, period, region, or method of construction or represents the work of a master or possesses high artistic values;or(4)has yielded,or has the potential to yield,information important to the prehistory or history of the local area, California, or the nation. Based on online resources and other research materials to provide information on historic resources within the HSSP area,the most significant historic resource in the area was the Holly Sugar Refinery at the northeast corner of Garfield Avenue and Main Street opposite the Project site. The Refinery did not extend onto the Project site; however, a 1924 aerial photograph and 1922 Sanborn Fire Insurance Map do indicate that a 10-room boarding house and garage, grocery, and oil well were on the Project site at that time. These structures were located where DeGuelle Glass Company is today and no longer exist on the property. The existing commercial/manufacturing building on the site was built in 1961,is more than 50 years old and, thus was evaluated for its historic status. The building was assessed by an architectural historian and a Department of Parks and Recreation (DPR) form of 19006 Holly Lane (DeGuelle Glass Co.) was prepared (provided as an attachment to the Cultural Resource Research in Appendix B [SRSINC 2022]). The DPR form determined that the building is not a historical resource pursuant to the California Register of Historical Resources, as follows: 67 481 482 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 1) Huntington Beach's development in the 1960s focused on a) large scale industrial development in aerospace and power generation, b) civic and cultural improvements in the city,and c)fast-growing residential development. None of these key patterns of development in Huntington Beach are reflected in the construction of this structure in 1961. The building has been used for typical commercial manufacturing uses, which are not of historical significance. Therefore, it is not "associated with events that have made a significant contribution to the broad patterns of [Huntington Beach] history." 2) The building's ties to the De Guelle family are indirect. The De Guelle Glass Company and its founders have an extensive history in the city. Jim De Guelle and his sons opened the glass company in 1962. In 1988, Barbara and Mike Haynes joined the business and purchased it from the De Guelle fami►y in 1996. However, the company's current locale on Holly Lane is not its original location, and there is no evidence to demonstrate that De Guelle Glass has been located at this site for more than 10-15 years.The building does not appear to be"associated with the lives of persons significant" in Huntington Beach's past. 3) There also are no architecturally important aspects to the building. The building's current condition does not maintain its architectural integrity nor does it "embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master...". Word of mouth suggests that a portion of the building was moved from the oil fields to its current location after World War II. However, there is no evidence to support this statement. Furthermore, according to the Secretary of the Interior, buildings or structures removed from their original location lose their historical integrity unless their primary significance is architectural value or strong association with a historic person or event. An unspecified oil field support structure is not associated with an historic person or event. 4) The building has not yielded and does not have the potential to yield, information important to the prehistory or history of the local area,California, or the nation. Additionally, the building is not associated with an individual of local, regional, state, or national historical significance. Therefore, there would be no impacts related to historic resources. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that, impacts to archaeological resources from buildout of the HSSP would be less than significant with implementation of mitigation. The Project site has been previously disturbed from past uses that involve oil drilling, grading, and building construction. Because the site has previously been disturbed, there is reduced potential for the Project to impact archeological resources. However, the Project may result in excavation into the underlying older alluvium where undiscovered archaeological resources could exist,including archeological resources that are also tribal cultural resources. HSSP Final EIR mitigation measures require the retention of an archaeologist for archaeological monitoring if resources are discovered and observance by a Native American monitor. With implementation of HSSP Final EIR mitigation measures,the Project would not cause a substantial adverse change in the significance of an archaeological resource and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. 68 482 483 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project c) Disturb any human remains, including those interred outside of formal cemeteries? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR noted that impacts relating to the discovery of human remains would be less than significant. The Project site has been previously disturbed, as described above, and has not been previously used as a cemetery. It is not anticipated that implementation of the proposed Project would result in the disturbance of human remains. However, in the unlikely event that human remains are encountered during earth removal or disturbance activities, the California Health and Safety Code Section 7050.5 (included as PPP CUL-1) requires that disturbance of the site shall halt until the coroner has conducted an investigation into the circumstances, manner, and cause of any death, and the recommendations concerning the treatment and disposition of the human remains have been made to the person responsible for the excavation or to his or her authorized representative. The Coroner would also be contacted pursuant to Sections 5097.98 and 5097.99 of the Public Resources Code relative to Native American remains. In the event the Coroner determines the human remains to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC).The NAHC would then be required to contact the most likely descendant of the deceased Native American,who would then serve as a consultant on how to proceed with the remains.Compliance with the established regulatory framework(i.e.,California Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98) would reduce potential impacts involving disturbance to human remains would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate proposed Project impacts or mitigation measures exist regarding cultural resources.There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) PPP CUL-1: Should human remains be discovered during Project construction,the Project would be required to comply with State Health and Safety Code Section 7050.5, which states that no further disturbance may occur in the vicinity of the body until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission, which will determine the identity of and notify a Most Likely Descendant (MLD). With 69 483 484 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project the permission of the landowner or his/her authorized representative, the MILD may inspect the site of the discovery. The MLD must complete the inspection within 48 hours of notification by the NAHC. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe cultural resources impacts would result from implementation of the proposed Project; therefore, no new mitigation measures are required for cultural resources. HSSP Final EIR Mitigation Measures Applicable to the Project: Revisions to existing Final EIR mitigation measures are shown in underline and deletions are show in strikethrough. Archaeology 4.Ground disturbing activity within the study area should be monitored by a qualified observer assigned by the Principal Investigator/Archaeologist to determine if significant historic deposits, (e.g. foundations,trash deposits, privy pits and similar features) have been exposed. The monitoring should be on a full-time basis, but can be terminated when clearly undisturbed geologic formations are exposed. If such exposures occur, appropriate collections should be made, followed by analysis and report preparation. Historic material may be encountered anywhere within the Holly-Seacliff property, but the area around the old Holly Sugar Refinery is probably more sensitive than the balance of the project area. Historical material recovered at the archaeological sites should be treated with those deposits. Prior to issuance of a grading permit, the applicant/developer shall provide written evidence to the City Planning Division that a qualified archaeologist has been retained by the applicant/developer to monitor initial ground disturbing activities to address unanticipated archaeological discoveries and any archaeological requirements (e.g., conditions of approval) that are applicable to the project. The applicant/developer shall conduct a field meeting prior to the start of construction activity with all construction supervisors to train staff to identify potential archaeological resources. In the event that archaeological materials area encountered during ground-disturbing activities,work in the immediate vicinity of the resource shall cease until a qualified archaeologist has assessed the discovery and appropriate treatment pursuant to CEQA Guidelines Section 15064.5 is determined. If discovered archaeological resources are found to be significant, the archaeologist shall determine, in consultation with the City and any consulting Native American groups expressing interest following notification by the City, appropriate avoidance measures or other appropriate mitigation. Per CEQA Guidelines Section 15126.4(b)(3), preservation in place shall be the preferred means to avoid impacts to archaeological resources qualifying as historical resources. Consistent with CEQA Guidelines Section 15126.4(b)(3)(C), if it is demonstrated that confirmed resources cannot be avoided, the qualified archaeologist shall develop additional treatment measures, such as data recovery, reburial/relocation, deposit at a local museum that accepts such resources, or other appropriate measures, in consultation with the implementing agency and any local Native American representatives expressing interest in prehistoric or tribal resources. If an archaeological site does not qualify as a historical resource but meets the criteria for a unique archaeological resource as defined in Section 21083.2, then the site shall be treated in accordance with the provisions of Section 21083.2. 70 484 485 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.6 Energy Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No New Change in Information Information Technical Impact/ Project or Showing Identifying Changes No Circumstances Greater New or Impact Resulting in Significant Mitigation Additions New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Result in potentially significant environmental ❑ ❑ ❑ ❑ impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for ❑ ❑ ❑ ❑ renewable energy or energy efficiency? The discussion below is based on the Air Quality, Greenhouse Gas, and Energy Impact Analysis Memo, prepared by EPD Solutions. Inc., prepared March 2022, which is included as Appendix A. Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed energy consumption in Section A.1 3. The HSSP Final EIR described that new development within the HSSP would increase demand for electricity and natural gas services. During development of the HSSP, the HSSP Final EIR noted that energy would be consumed by grading, site preparation and construction activities, however, construction related energy impacts were considered less than significant. The HSSP Final EIR ultimately concluded that build out under the Specific Plan would result in a substantial demand for energy that would require expanded supplies,and even with implementation of mitigation, impacts were determined to be significant and unavoidable. HSSP Final EIR Mitigation Measures Applicable to the Project None. a) Result in potentially significant environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Impacts Associated with the Proposed Project No New Impact. Construction During construction of the proposed Project would consume energy in three general forms: 1. Petroleum-based fuels used to power off-road construction vehicles and equipment on the Project site, construction worker travel to and from the Project site, as well as delivery truck trips; 2. Electricity associated with providing temporary power for lighting and electric equipment; and 3. Energy used in the production of construction materials, such as asphalt, steel, concrete, pipes, and manufactured or processed materials such as lumber and glass. Construction activities related to redevelopment of the site with residential uses would be required to comply with existing fuel standards, machinery efficiency standards, and CARB requirements that limit idling of trucks. Through compliance with existing standards, the Project would not result in demand for fuel greater on a per-development basis than other development projects in Southern California. There are no unusual 71 485 486 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Project characteristics that would cause the use of construction equipment that would be less energy efficient compared to other similar construction sites in other parts of the state. In addition, the extent of construction activities that would occur are limited to an approximate 1 2-month period,and the demand for construction- related electricity and fuels would be limited to that time frame. Construction contractors are required to demonstrate compliance with applicable CARB regulations governing the accelerated retrofitting, repowering, or replacement of heavy-duty diesel on- and off-road equipment as part of the City's construction permitting process. In addition, compliance with existing CARB idling restrictions, which is included as PPP E-1, would reduce fuel combustion and energy consumption. The project construction fuel usage over the estimated 1 2-month construction period would result in the need for 13,696 gallons of diesel fuel, which is summarized in Table E-1. Table E-1: Construction Equipment Fuel Usage Hours Horse- Load Days of Total Fuel Rate Fuel Use Activity Equipment No. per day power Factor Construction Horsepower- al p y p Ighhr/ p (gallons) hours Concrete/Industri 1 8 81 0.73 20 9461 0.041907068 396 al Saws Rubber Tired 1 8 247 0.4 20 15808 0.020601315 326 Demolition Dozers Tractors/Loaders/ 3 8 97 0.37 20 17227 0.019146832 330 Backhoes Crawler Tractors 1 8 212 0.43 3 2188 0.022175849 49 Site Graders 1 8 187 0.41 3 1840 0.021161331 39 Preparation Scrapers 1 8 367 0.48 3 4228 0.024988526 106 Crawler Tractors 2 8 212 0.43 6 8751 0.022175849 194 Grading Graders 1 8 187 0.41 6 3680 0.021161331 78 Rubber Tired 1 8 247 0.4 6 4742 0.020601315 98 Dozers Cranes 1 8 231 0.29 220 117902 0.014895293 1756 Forklifts 2 8 89 0.2 220 62656 0.010444403 654 Building Generator Sets 1 8 84 0.74 220 109402 0.046976028 5139 Construction Tractors/Loaders/ 1 8 97 0.37 220 63166 0.019146832 1209 Backhoes Welder 3 8 46 0.45 220 109296 0.026611905 2909 Cement and 1 8 9 0.56 10 403 0.035533486 14 Mortar Mixers Pavers 1 8 130 0.42 10 4368 0.021532281 94 Paving Paving Equipment 1 8 132 0.36 10 3802 0.018464524 70 Rollers 2 8 80 0.38 10 4864 0.019836075 96 Tractors/Loaders/ 1 8 97 0.37 10 2871 0.019146832 55 Backhoes Architectural Air Compressors 1 8 78 0.48 10 2995 0.027922152 84 Coating Total 13,696 72 486 487 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Table E-2 shows that construction related vehicle usage would use approximately 2,452 gallons of diesel fuel and 6,741 gallons of gasoline to travel to and from the Project site. Tables E-3 shows that a total of approximately 16,148 gallons of diesel fuel and 6,741 gallons of gasoline would be used for construction of the proposed Project. Table E-2: Estimated Project Vehicle Fuel Usage Construction Number VMT Fuel Rate Gallons of Diesel Gallons of Source Fuel Gasoline Fuel Haul Trucks 19 380 5.85 65 0 Vendor Trucks 14 16,698 8.90 2,387 0 Worker Vehicles 95 176,900 26.24 0 6,741 Total 2,452 6,741 Table 1: Total Construction Fuel Usage Construction Source Gallons of Diesel Fuel Gallons of Gasoline Fuel Construction Vehicles 2,452 6,741 Off-road Construction 13,696 0 Equipment Total 16,148 6,741 Construction activities related to redevelopment of the site for new residential uses would be permitted to require compliance with existing fuel standards, machinery efficiency standards, and CARB requirements that limit idling of trucks. Through compliance with existing standards the Project would not result in demand for fuel greater on a per-development basis than other development projects in Southern California. There are no unusual project characteristics that would cause the use of construction equipment that would be less energy efficient compared with other similar construction sites in other parts of the State. Therefore, construction-related fuel consumption by the Project would not result in inefficient, wasteful, or unnecessary energy use and impacts would be less than significant. Operation Once operational, the Project would generate demand for electricity, natural gas, as well as gasoline for fuel tanks. Operational use of energy includes the heating, cooling, and lighting of the building, water heating, operation of electrical systems and plug-in appliances, parking lot and outdoor lighting, and the transport of electricity, natural gas, and water to the areas where they would be consumed. This use of energy is typical for urban development, and no operational activities or land uses would occur that would result in extraordinary energy consumption. As detailed in Table E-4, operation of the proposed Project would use approximately 1,168,291 fewer kilowatt-hour (kWh) per year of electricity, approximately 200,622 more thousand British thermal units (kBTU) per year of natural gas, and 442,244 fewer gallons of gasoline annually when compared to the previously approved Project. The State of California provides a minimum standard for building design and construction standards through Title 24 of the California Code of Regulations (CCR). Compliance with Title 24 is mandatory at the time new building permits are issued by the City.The City's administration of the Title 24 requirements includes review of design components and energy conservation measures that occurs during the permitting process, which ensures that all requirements are met. Typical Title 24 measures include insulation; use of energy-efficient heating, ventilation and air conditioning equipment (HVAC); energy-efficient indoor and outdoor lighting systems; reclamation of heat rejection from refrigeration equipment to generate hot water; and incorporation of skylights, etc. In complying with the Title 24 standards, Project impacts related to peak 73 487 488 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project energy usage periods would be minimized, and impacts on statewide and regional energy needs would be reduced. Thus, operation of the Project would not use large amounts of energy or fuel in a wasteful manner, and no operational energy impacts would occur. Table E4: Proposed Project Annual Net Operational Energy Requirements Operational Source Energy Usage Electricity (Kilowatt-Hours) Proposed Project 140,729 Approved Land Use 1,309,020 Net -1,168,291 Natural Gas (Thousands British Thermal Units) Proposed 434,670 Previous 234,048 Net 200,622 Petroleum (gasoline) Consumption Annual VMT Gallons of Gasoline Fuel Proposed Project 871,715 33,219 Approved Land Use 12,476,666 475,463 Net -1 1,604,951 -442,244 No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Impacts Associated with the Proposed Project No New Impact. The California Title 24 Building Energy Efficiency Standards are designed to ensure new and existing buildings achieve energy efficiency and preserve outdoor and indoor environmental quality. These measures (Title 24, Part 6) are listed in the California Code of Regulations. The California Energy Commission is responsible for adopting, implementing and updating building energy efficiency. Local city and county enforcement agencies have the authority to verify compliance with applicable building codes, including energy efficiency.All development is required to comply with the adopted California Energy Code (Code of Regulations, Title 24 Part 6), which is ensured through the City's development permitting process included as PPP GHG-1. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate proposed Project impacts or mitigation measures exist regarding energy. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the 74 488 489 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) PPP GHG-1: Title 24 Standards. The Project shall be designed in accordance with the applicable Title 24 Energy Efficiency Standards for Residential and Nonresidential Buildings (California Code of Regulations [CCR],Title 24, Part 6).These standards are updated,nominally every three years,to incorporate improved energy efficiency technologies and methods. The Building Manager, or designee shall ensure compliance prior to the issuance of each building permit. The 2019 Title 24 Energy Efficiency standards for residential uses require that solar photovoltaic electricity be installed equal to the amount used annually. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe energy impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for energy. 75 489 490 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.7 GEOLOGY AND SOILS Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Expose people or structures to potential ❑ ❑ ❑ ❑ substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as ❑ ❑ ❑ ❑ delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42? ii) Strong seismic ground shaking? ❑ ❑ ❑ ❑ iii) Seismic-related ground failure, including ❑ ❑ ❑ ❑ liquefaction? iv) Landslides? ❑ ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of ❑ ❑ ❑ ❑ topsoil? c) Be located on a geologic unit or soil that is ❑ ❑ ❑ ❑ unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading,subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table ❑ ❑ ❑ ❑ 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting ❑ ❑ ❑ ❑ the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique ❑ ❑ ❑ ❑ paleontological resource or site or unique geologic feature? The discussion below is based on: Geotechnical Investigation and Design Report for Proposed Residential Development Huntington Beach,California,dated November 4,2020,prepared by Group Delta Consultants and provided as Appendix C. Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR discussed impacts related to geology and soils in Section 4.3, Earth Resources. The HSSP Final EIR described that HSSP area lies within a region of active faulting and seismicity in Southern California. The HSSP Final EIR found that development within the HSSP area had the potential to result in groundwater impacts, landslides, liquefaction, and subsidence impacts. However,the HSSP Final EIR found the HSSP area to be suitable for development provided special considerations are given to these constraints in the design and construction of the of individual projects.The HSSP Final EIR also stated that detailed analysis of specific onsite development areas would be required as part of future geotechnical investigations and to comply 76 490 491 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project with the City of Huntington Beach Code (e.g., California Building Code) prior to the final development plan for the property. After mitigation, project specific impacts associated with local geology, groundwater, seismicity, liquefaction, subsidence,tsunamis and other hazards were considered less than significant. The HSSP Final EIR found that impacts to paleontological resources would be less than significant with implementation of mitigation measures. HSSP Final EIR Mitigation Measures Applicable to the Project Paleontology 6. A qualified paleontologist should be retained to periodically monitor the site during grading or extensive trenching activities that cut into the San Pedro Sand or the Quaternary marine terrace units. Paleontology 7. In areas where fossils are abundant, full-time monitoring and salvage effort will be necessary (8 hours per day during grading or trenching activities). In areas where no fossils are being uncovered,the monitoring time can be less than eight hours per day. Paleontology 8.The paleontologist should be allowed to temporarily divert or direct grading operations to facilitate assessment and salvaging of exposed fossils. Paleontology 9. Collection and processing of matrix samples through fine screens will be necessary to salvage any microvertebrate remains. If a deposit of microverteb rates is discovered, matrix material can be moved off to one side of the grading area to allow for further screening without delaying the developmental work. Paleontology 10.All fossils and their contextual stratigraphic data should go to an institution with a research interest in the materials, such as the Orange County Natural History Foundation. a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i. Rupture of a known earthquake fault,as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that buildout of the HSSP would not result in any significant impacts in relation to a rupture of a known earthquake fault. The Project site is located 0.4 miles northeast of the closest faults and not within an Alquist-Priolo Earthquake Fault Zone. The Project site does not contain and is not in the vicinity of an earthquake fault. The closest active fault is the Newport Inglewood Connected alt 2 fault located at about 0.6 km (0.4 mile) south of the site. Therefore, the potential hazard of ground surface rupture at the site is considered low (Group Delta 2020). Because the Project site is not within an Alquist-Priolo Earthquake Fault zone and the site does not include,or adjacent to a fault, impacts related to rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map are considered less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. ii. Strong seismic ground shaking? Impacts Associated with the Proposed Project 77 491 492 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No New Impact. The HSSP Final EIR concluded that impacts related to seismic ground shaking would be less than significant with compliance with regulatory requirements. The Project site is located within a seismically active region of Southern California.As mentioned previously, the closest earthquake fault is the Newport-Inglewood Fault, located approximately 0.4-mile away (Group Delta 2020). Thus, moderate to strong ground shaking can be expected at the site. The amount of motion can vary depending upon the distance to the fault,the magnitude of the earthquake, and the local geology. Greater movement can be expected at sites located closer to an earthquake epicenter, in areas that consist of poorly consolidated material such as alluvium, and in response to an earthquake of great magnitude. Structures built in the City are required to be built in compliance with the California Building Code (CBC [California Code of Regulations, Title 24, Part 2]), included in the Municipal Code as Section 8102. Compliance with the CBC would ensure earthquake safety based on factors including occupancy type, the types of soils onsite,and the probable strength of the ground motion.Compliance with the CBC would include the incorporation of: 1) seismic safety features to minimize the potential for significant effects as a result of earthquakes; 2) proper building footings and foundations; and 3) construction of the building structures so that it would withstand the effects of strong ground shaking. Therefore, with CBC compliance,the proposed Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking more than other developments in Southern California. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. X. Seismic-related ground failure,including liquefaction? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to liquefaction would be less than significant with compliance with the CBC. Soils that are most susceptible to liquefaction are clean, loose, saturated, and uniformly graded fine-grained sands that lie below the groundwater table within approximately 50 feet below ground surface. Lateral spreading is a form of seismic ground failure due to liquefaction in a subsurface layer. As described in the in the City of Huntington Beach General Plan, Figure HAZ-3, the Project site is located within a low liquefaction hazard zone (Huntington Beach 2017). The existing soils at the Project site are generally very stiff to hard sandy clays and silts with no groundwater encountered to the maximum explored depth of approximately 51.5 feet below ground surface. Due to the presence of very stiff to hard clayey soils and the absence of groundwater table,the potential for soil liquefaction at the site is the event of strong ground shaking during an earthquake is very low (Group Delta 2020). However, the Project would be required to comply with the CBC, as included in the City's Municipal Code. Additionally, as required by Municipal Code, the CBC and Final EIR Mitigation Measure Liquefaction 7,the Project must demonstrate compliance with the geotechnical report prepared, including geotechnical recommendations for the proposed Project prior to the issuance of grading permits. Compliance with the CBC and the City's Municipal Code would reduce impacts related to liquefaction. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. 78 492 493 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project iv. Landslides? Impacts Associated with the Proposed Project No New Impact. The Project site is relatively flat with a gentle slope to the south. The site is not near any hillsides or slope areas that could result in a landslide. Therefore, no impacts related to landslides would occur from redevelopment of the Project site. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Result in soil erosion or the loss of topsoil? Impacts Associated with the Proposed Project No New Impact. Consistent with the assumptions of the HSSP Final EIR, the proposed Project would involve excavation, grading, and construction activities that would disturb soil and leave exposed soil on the ground surface. As such, the proposed Project would be required to comply with the City's grading standards and erosion control measures, as verified through the permitting and plan check process. Additionally, the Construction General Permit (CGP; Order No. R8-2002-001 1) issued by the State Water Resources Control Board (SWRCB), regulates construction activities to minimize water pollution, including sediment. The proposed Project would be subject to the National Pollutant Discharge Elimination System(NPDES) permitting regulations, including implementation of a Stormwater Pollution Prevention Plan (SWPPP) and associated best management practices (BMPs) during grading and construction, which would be required during construction permitting of the Project. BMPs include, but are not limited to: • Establishing a dedicated area for fuel storage and refueling and construction dewatering activities that includes secondary containment protection measures and spill control supplies; • Following manufacturers' recommendations on the use, storage, and disposal of chemical products used in construction; • Avoiding overtopping construction equipment fuel tanks; • Properly containing and removing grease and oils during routine maintenance of equipment; and • Properly disposing of discarded containers of fuels and other chemicals. Adherence to the BMPs in the SWPPP would reduce, prevent, or minimize soil erosion from project-related grading and construction activities.After completion of construction,the Project site would be developed with seven new residential buildings, streets, and landscape improvements, and would not contain exposed soil. Thus, the potential for soil erosion or the loss of topsoil would be low. In addition, the City of Huntington Beach requires new development projects to prepare a Water Quality Management Plan(WQMP) including Low Impact Development BMPs to reduce the potential of erosion and/or sedimentation through site design and structural treatment control street sweeping private streets and parking lots, storm drain signage, and use of efficient irrigation systems and landscape design. Implementation of the WQMP and BMPs is verified through the City's permitting process. Therefore, the proposed Project would have a less than significant impact related to soil erosion. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or offsite landslide, lateral spreading, subsidence, liquefaction or collapse? 79 493 494 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that impacts related to unstable geologic units and soil would be less than significant with compliance to regulatory requirements. As described above,the Project site is relatively flat, and does not contain nor is adjacent to any significant slope or hillside area. Furthermore, the Project itself would not create slopes on the site. Thus, on or off-site landslides would not occur from implementation of the Project. The site is not located on geologic unit or soil that is unstable, or that would become unstable as a result of the project,and potentially result in on-or offsite landslide,lateral spreading,subsidence,or collapse(Group Delta 2020). The Project site is not within a liquefaction hazard area. Prior to issuance of grading permits, pursuant to the CBC,the Project must comply with the geotechnical report and its recommendations (see PPP GEO-3). The report would provide CBC regulations for the proposed development to reduce the potential for liquefaction-induced settlement to a less than significant level and would be verified by the City through the building plan check and development permitting process, and would reduce potential impacts related to liquefaction, settlement, and ground collapse to a less than significant level. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. d) Be located on expansive soil, as defined in in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to expansive soils would be less than significant with compliance to regulatory requirements. Expansive soils contain certain types of clay minerals that shrink or well as the moisture content changes;the shrinking or swelling can shift,crack,or break structures built on such soils.Arid or semiarid areas with seasonal changes of soil moisture experiences,such as southern California, have a higher potential of expansive soils than areas with higher rainfall and more constant soil moisture. Testing indicated that onsite soils have a low expansion potential. The clay soils encountered in the borings generally have a medium plasticity content. Atterberg limit testing was performed in three soils samples in the upper 20 feet of soil at the Project site to determine the moisture content within onsite soils. Results of this testing indicate that onsite soils above 20 feet are expected to have a low expansion potential (Delta Group 2020). In addition,as described previously,compliance with the CBC would be incorporated into grading plans and building specifications as a condition of construction permit approval to ensure that Project structures would withstand the effects related to ground movement, including expansive soils. Therefore, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts would not occur related to septic tanks. 80 494 495 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project The proposed Project would connect to existing sewer lines within Holly Lane. No septic tanks are proposed. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Impacts Associated with the Proposed Project No New Impact.A paleontological analysis was conducted for the Project site that included a records search through the Natural History Museum of Los Angeles County's Vertebrate Paleontology Section, a literature search, a review of geological maps, and impact analyses that are documented in the following text. Geologic mapping shows that the Project site lies in "old paralic deposits undivided (late to middle Pleistocene" (Qop). This means that late to middle Pleistocene deposits laid down on the landward side of a coast, in shallow fresh water subject to marine invasions, underlie the shallow disturbed layer at the surface. Both freshwater and marine fossils can be preserved in such deposits. The proposed Project would demolish the existing building and construct new residential buildings on the site. Earthmoving activities, including grading and trenching activities, would have the potential to disturb previously unknown paleontological resources if earthmoving activities occur at significant depths below previously disturbed soils. However, the proposed Project would implement HSSP Final EIR Mitigation Measures s Paleontology 6 through Paleontology 10,which require the implementation of a Paleontological Resource Impact Management Plan (PRIMP) and retention of a paleontologist and paleontological monitoring. With implementation HSSP Final EIR mitigation measures, potential impacts to paleontological resources and unique geologic features would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding geology and soils. There have not been 1) changes to the project that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which the project is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects;or 3)the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) GEO-1 The Project shall be designed and constructed in compliance with the 2019 California Building Code (CBC) Design Parameters or the most current CBC adopted in the City's Municipal Code. 81 495 496 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project GEO-2 As required by the current CBC adopted in the City's Municipal Code, prior to issuance of a grading permit,site preparation shall follow the recommendations in the Geotechnical Investigation and Design Report for Proposed Residential Development Huntington Beach, California (dated November 4, 2020), prepared by Group Delta Consultants, as well as any additional future site-specific, design-level geotechnical investigations of the Project. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe geology and soils impacts would result from implementation of the proposed Project; therefore, no new mitigation measures are required for geology and soils. HSSP Final EIR Mitigation Measures Applicable to the Project: Revisions combine the requirement of HSSP mitigation measures Paleontology 6 through 10 into one measure. Revisions are shown in underline and deletions are shown in strikethrough. Paleontology 6. Prior to the issuance of a grading plan, a A qualified paleontologist Sheuld be retained te shall prepare a Paleontological Resource Impact Mitigation Plan (PRIMP) for submittal and review by the City. Implementation of the PRIMP will ensure that adverse impacts to potentially significant paleontological resources are mitigated to a level less than significant level. The PRIMP shall comply with the provisions outlined below: 1. Shall comply with Holly-Seacliff Final Environmental Impact Report Mitigation Measures Paleontology 6 through 10. 2. Monitoring of mass grading and excavation activities in areas identified as likely to contain paleontological resources shall be performed by a qualified paleontologist or paleontological monitor. The PRIMP shall stipulate that monitoring will be conducted either full or part time at the determination of the paleontologist, based upon the identification of undisturbed sediments of "old paralic deposits undivided (late to middle Pleistocene" (Qop). The Project paleontologist is responsible to periodically visit the property during the initial stages of grading to identify the Pleistocene deposits and direct the initiation of monitoring. 3. Paleontological monitors shall be equipped to salvage fossils as they are unearthed to avoid construction delays. The monitor must be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens in a timely manner.The monitor shall notify the Project paleontologist, who will then notify the concerned parties of the discovery. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface, or, if present, are determined upon exposure and examination by qualified paleontological personnel to have low potential to contain fossil resources. 4. Fossils shall be collected and placed in cardboard flats or plastic buckets and identified by field number,collector,and date collected. Notes shall be taken on the map location and stratigraphy of the site which is photographed before it is vacated, and the fossils are removed to a safe place. On mass grading projects discovered fossil sites shall be protected by flagging to prevent them from being over-run by earthmovers (scrapers) before salvage begins Fossils shall be collected in a similar manner, with notes and photographs being taken before removing the fossils. Precise location of the site shall be determined with the use of handheld GPS units. If the site involves remains from a large terrestrial vertebrate such as large bone(s) or a mammoth tusk, that is/are too large to be easily removed by a single monitor, a fossil recovery crew shall excavate around the find, encase the find within a plaster and burlap jacket and remove it after the plaster is set. For large fossils use of the contractor's construction equipment may be solicited to help remove the jacket to a safe location. 82 496 497 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 5. Isolated fossils shall be collected by hand, wrapped in paper, and placed in temporary collecting flats or five-gallon buckets. Notes shall be taken on the map location and stratigraphy of the site, which shall be photographed before it shall be vacated and the fossils are removed to a safe place. 6. Particularly small invertebrate fossils typically represent multiple specimens of a limited number of organisms, and a scientifically suitable sample can be obtained from one to several five-gallon buckets of fossiliferous sediment. If it is possible to dry screen the sediment in the field, a concentrated sample may consist of one or two buckets of material. For vertebrate fossils,the test is usually the observed presence of small pieces of bones within the sediments. If present, as many as 20 to 40 five-gallon buckets of sediment can be collected and returned to a separate facility to wet-screen the sediment. 7. In accordance with the "Microfossil Salvage" section of the Society of Vertebrate Paleontology guidelines (2010:7), bulk sampling and screening of fine-grained sedimentary deposits (including carbonate-rich paleosols) must be performed if the deposits are identified to possess indications of producing fossil "microverte b rates" to test the feasibility of the deposit to yield fossil bones and teeth. 8. In the laboratory,individual fossils are cleaned of extraneous matrix, any breaks are repaired,and the specimen, if needed, is stabilized by soaking in an archivally approved acrylic hardener (e.g., a solution of acetone and Paraloid B-72). 9. Recovered specimens are prepared to a point of identification and permanent preservation (not display), including screen-washing sediments to recover small invertebrates and vertebrates. Preparation of individual vertebrate fossils is often more time-consuming than for accumulations of invertebrate fossils. 10. Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the Western Science Center or the Orange County Natural History Foundation) shall be conducted. The paleontological program should include a written repository agreement prior to the initiation of mitigation activities. Prior to curation, the lead agency (e.g., the City of Huntington Beach) will be consulted on the repository/museum to receive the fossil material. 11. A final report of findings and significance shall be prepared, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location(s). The report, when submitted to, and accepted by,the appropriate lead agency,will signify satisfactory completion of the project program to mitigate imp-acts to any potential nonrenewable paleontological resources (i.e., fossils) that might have been lost or otherwise adversely affected without such a program in place. 12. Decisions regarding the intensity of the MMRP will be made by the Project paleontologist based on the significance of the paleontological resources and their biostratigraphic biochronologic, paleoecologic taphonomic and taxonomic attributes not upon the ability of a Project proponent to fund the MMRP. Paleontology 7. In areas where fossils are abundant, full-time monitoring and salvage effort will be necessary (8 hours per day during grading or trenching activities). In areas where no fossils are being uncovered, the monitoring time can be less than eight hours per day. (Satisfied through implementation of revised HSSP Measure Paleontology 6). Paleontology 8.The paleontologist should be allowed to temporarily divert or direct grading operations to facilitate assessment and salvaging of exposed fossils. (Satisfied through implementation of revised HSSP Measure Paleontology 6). Paleontology 9. Collection and processing of matrix samples through fine screens will be necessary to salvage any microvertebrate remains. If a deposit of microvertebrates is discovered, matrix material can be moved off to one side of the grading area to allow for further screening without delaying the developmental work. (Satisfied through implementation of revised HSSP Measure Paleontology 6). 83 497 498 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Paleontology 10.All fossils and their contextual stratigraphic data should go to an institution with a research interest in the materials, such as the Orange County Natural History Foundation. (Satisfied through implementation of revised HSSP Measure Paleontology 6). 84 498 499 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.8 GREENHOUSE GAS EMISSIONS Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Generate greenhouse gas emissions, either ❑ ❑ ❑ ❑ directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or ❑ ❑ ❑ ❑ regulation adopted for the purpose of reducing the emissions of greenhouse gases? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR did not evaluate impacts related to generation greenhouse gas emissions (GHG) or as the threshold was not included in CEQA Guidelines Appendix G at the time the HSSP Final EIR was written. While GHGs existed at the time of the HSSP Final EIR, CEQA thresholds went into effect March 2010. Because at the time the HSSP Final EIR was certified,GHG impacts were known or should have been known, adoption of the requirement to analyze GHG does not constitute significant new information, requiring preparation of a subsequent or supplemental EIR (Concerned Dublin Citizens v. City of Dublin (201 3) 214 Cal.App.4rh 1301, 1320). HSSP Final EIR Mitigation Measures Applicable to the Project None. Impacts Associated with the Proposed Project The discussion below is based on the Air Quality, Greenhouse Gas, and Energy Impact Analysis Memo, prepared by EPD Solutions. Inc., dated March 2022, which is included as Appendix A. Explanation Constituent gases of the Earth's atmosphere, called atmospheric greenhouse gases (GHGs), play a critical role in the Earth's radiation amount by trapping infrared radiation from the Earth's surface,which otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include carbon dioxide(CO2),methane(CH4),ozone(Os),water vapor,nitrous oxide(N20),and chlorofluorocarbons(CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate. Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend of unnatural warming of the Earth's natural climate, known as global warming or climate change. Emissions of gases that induce global warming are attributable to human activities associated with industrial/manufacturing, agriculture, utilities, transportation, and residential land uses. Section 15364.5 of the California Code of Regulations defines GHGs to include carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons and sulfur hexafluoride. Transportation is responsible for 37 percent of the state's greenhouse gas emissions, followed by electricity generation. Emissions of CO2 and N20 are byproducts of fossil fuel combustion. Methane, a potent greenhouse gas, results from off- 85 499 500 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project gassing associated with agricultural practices and landfills. Sinks of CO2,where CO2 is stored outside of the atmosphere, include uptake by vegetation and dissolution into the ocean. California has passed several bills and the Governor has signed at least three executive orders regarding greenhouse gases. GHG statues and executive orders (EO) include AB 32, SB 1368, EO 5-03-05, EO S-20- 06 and EO S-01-07. These regulations require the use of alternative energy, such as solar power. Solar projects produce electricity with no GHG emissions and assist in offsetting GHG emissions produced by fossil- fuel-fired power plants. a) Generate greenhouse gas emissions,either directly or indirectly,that may have a significant impact on the environment? Impacts Associated with the Proposed Pro)_ect No New Impact. Global climate change (GCC) describes alterations in weather features (e.g.,temperature, wind patterns, precipitation, and storms) that occur across the Earth as a whole. GCC is not confined to a particular project area and is generally accepted as the consequence of global industrialization over the last 200 years. A typical project, even a very large one, does not generate enough GHG emissions on its own to influence global climate change significantly; hence, the issue of global climate change is, by definition, a cumulative environmental impact. The principal GHGs of concern contributing to the greenhouse effect are CO2, CH4, N2O, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride. GHGs are produced by both direct and indirect emissions sources. Direct emissions include consumption of natural gas, heating and cooling of buildings, landscaping activities and other equipment used directly by land uses. Indirect emissions include the consumption of fossil fuels for vehicle trips,electricity generation, water usage,and solid waste disposal. The large majority of GHG emissions generated from residential projects are related to vehicle trips. The City has not established local CEQA significance thresholds for GHG emissions; however, the SCAQMD has proposed interim numeric GHG significance thresholds that are based on capture of approximately 90 percent of emissions from development,which is 3,000 metric tons carbon dioxide equivalent(MTCO2e) per year (SCAQMD 2008). This approach is widely used by cities in the South Coast Air Basin,including the City of Huntington Beach. As such, this threshold is utilized herein to determine if GHG emissions from this Project would be significant. During construction, temporary sources of GHG emissions include construction equipment and workers' commutes to and from the site. The combustion of fossil-based fuels creates GHGs such as CO2, CH4, and N2O. As shown on Table GHG-1, the Project has the potential to generate a total of approximately 17 MTCO2e per year from construction emissions amortized over 30 years per SCAQMD methodology. During operations, the proposed residences would generate long-term GHG emissions from vehicular trips; water, natural gas, and electricity consumption; and solid waste generation. Natural gas use results in the emission of two GHGs: CH4 (the major component of natural gas) and CO2 (from the combustion of natural gas). Electricity use can result in GHG production if the electricity is generated by combusting fossil fuel. Table GHG-1 shows the increase in operational GHG emissions that would result from operation of the 35 residential townhomes. The large majority of GHG emissions generated from the residences would be from vehicle trips.As shown in Table GHG-1,the Project would generate approximately 372 MTCO2e per year, which is less than the SCAQMD threshold of 3,000 MTCO2e. Therefore, impacts would be less than significant. 86 500 501 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Table GHGA: Proposed Project Total GHG Emissions Annual GHG Emissions Activity (MTCO2e) Proposed Operational Emissions Area 1 Energy 48 Mobile 290 Waste 8 Water 13 Total Operational Emissions 360 Total Construction Emissions 365 Emissions (amortized over 30 12 years) Total Emissions 372 Significance Threshold 3,000 Threshold Exceeded? No Table GHG-2 shows the change in operational GHG emissions that would result from operation of the 35 residential townhomes compared to 117,612 SF of commercial uses on the 1.80 net-acre Project site. Table GHG-2: Proposed Project Net GHG Emissions Annual GHG Emissions Activity (MTCO2e) Project Net Operational Emissions Total Proposed 372 Project Emissions Total 4,572 Previously Approved Emissions Total Net Emissions -4,200 As seen in Table GHG-2, the net change in GHG emissions from implementation of the proposed Project is estimated to be negative 4,200 MTCO2e. Therefore, the proposed Project would result in fewer MTCO2e than the previously approved Project. In addition, the proposed Project would emit less than the SCAQMD threshold of 3,000 MTCO2e, and therefore, would have a less than significant impact on GHG emissions. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Impacts Associated with the Proposed Project No New Impact. 87 501 502 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project The proposed Project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. As described in the previous response, the Project would not exceed thresholds related to GHG emissions. In addition,the Project would comply with regulations imposed by the state and the SCAQMD that reduce GHG emissions, as described below: • Global Warming Solutions Act of 2006 (AB 32) is applicable to the Project because many of the GHG reduction measures outlined in AB 32 (e.g., low carbon fuel standard, advanced clean car standards, and cap-and-trade) have been adopted over the last 5 years and implementation activities are ongoing. The proposed building would not conflict with fuel and car standards or cap- and-trade. • Pavley Fuel Efficiency Standards (AB 1493) establishes fuel efficiency ratings for new (model year 2009-2016) passenger cars and light trucks. The Project would develop new residences that would not conflict with fuel efficiency standards for vehicles. • Title 24 California Code of Regulations (Title 24) establishes energy efficiency requirements for new construction that address the energy efficiency of new(and altered) buildings.The Project is required to comply with Title 24, which would be verified by the City during the plan check and permitting process. • Title 17 California Code of Regulations (Low Carbon Fuel Standard [LCFS]) requires carbon content of fuel sold in California to be 10 percent less by 2020. Because the LCFS applies to any transportation fuel that is sold or supplied in California, all vehicle trips generated by the Project would comply with LCFS. • California Water Conservation in Landscaping Act of 2006 (AB 1881) provides requirements to ensure water efficient landscapes in new development and reduced water waste in existing landscapes. The Project is required to comply with AB 1881 landscaping requirements, which would be verified by the City during the plan check and permitting process. • Emissions from vehicles, which are a main source of operational GHG emissions, would be reduced through implementation of federal and state fuel and air quality emissions requirements that are implemented by CARB. In addition, as described in the previous response, the Project would not result in an exceedance of an air quality standard. The regulations, plans, and polices adopted for the purpose of reducing GHG emissions that are directly applicable to the Project include the latest Title 24 Energy Efficiency Standards for Residential and Nonresidential Buildings (PPP GHG-1) and the Title 24 California Green Building Standards Code (CALGreen) (PPP GHG-2). The Project would be required to comply with the latest Title 24 Standard at the time of building permit issuance. Furthermore, the City of Huntington Beach adopted their Greenhouse Gas Reduction Program (City of Huntington Beach General Plan Volume III—Appendix G GHG Reduction Program,October 2017)to reduce GHG emissions.The City's General Plan Policy ERC-5A sets goals to reduce community wide greenhouse gas emissions 15 percent below 2005 levels by 2020 and reduce GHG emissions by 55.33 percent below the 2020 target by 2040. Table 5-1 in the GHG Reduction Program summarizes the proposed reduction strategies and implementation actions to meet the goals set by Policy ERC-5A. Below are the policies that apply to the proposed project: • LU-1 Improved pedestrian network o The project proposes to construct new sidewalks along Holly Lane,connecting the residences to the existing community sidewalk network • LU-2 Inclusionary housing units o The proposed multifamily project provides 15% of the total units as units affordable to moderate income households. 88 502 503 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project • T-1 Bike ridership o The project includes 10 short-term bike parking spaces, encouraging the use of alternative modes of transportation. • T-3 Increased transit ridership o The project is located 0.54 miles from Beach Boulevard, a high quality transit corridor. • F-2 Electric vehicles o The project will be built to allow EV charging onsite garages. • RE-1 Residential solar o The project will be built in compliance with the Solar Ready Requirements of the 2019 Energy Code. As described above,the project is consistent with the goals and strategies set by the City's Greenhouse Gas Reduction Program. In addition, emissions would not exceed the thresholds set by SCAQMD. Therefore, implementation of the Project would not conflict with any applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding greenhouse gas emissions. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) PPP GHG-1: Title 24 Standards. The Project shall be designed in accordance with the applicable Title 24 Energy Efficiency Standards for Residential and Nonresidential Buildings (California Code of Regulations [CCR],Title 24, Part 6).These standards are updated,nominally every three years,to incorporate improved energy efficiency technologies and methods. The Building Manager, or designee shall ensure compliance prior to the issuance of each building permit. The 2019 Title 24 Energy Efficiency standards for residential uses require that solar photovoltaic electricity be installed equal to the amount used annually. PPP GHG-2: CALGreen Standards. Projects shall be designed in accordance with the applicable California Green Building Standards (CALGreen) Code (24 CCR 11). The Building Manager, or designee shall ensure compliance prior to the issuance of each building permit. Project Design Features (PDFs) None. 89 503 504 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Mitigation/Monitoring Required No new impacts nor substantially more severe greenhouse gas emissions impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures with respect to greenhouse gas emissions impacts are required. 90 504 505 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.9 HAZARDS AND HAZARDOUS Subsequent or Supplemental EIR Addendum to EIR MATERIALS Would the project: Substantial New New Minor No Change in Information Mitigation Technical New Project or Showing or Changes Impact/ Circumstances Greater Alternative or No Resulting in Significant to Reduce Additions Impact New Effects than Significant Significant Previous EIR Effect is Effects Declined a) Create a significant hazard to the public or the ❑ ❑ ❑ ❑ environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the ❑ ❑ ❑ ❑ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or ❑ ❑ ❑ ❑ acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of ❑ ❑ ❑ ❑ hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use ❑ ❑ ❑ ❑ plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) Impair implementation of or physically interfere ❑ ❑ ❑ ❑ with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures, either directly or ❑ ❑ ❑ ❑ indirectly, to a significant risk of loss, injury or death involving wildland fires? Revisions to this Section of the Addendum to the Holly-Seacliff General Plan Amendment EIR made in May 2022 are show in underline for additions and strikethrough for deletions. The discussion below is based on Phase I, Phase I and Limited Phase II Environmental Site Assessment, end Addendum to Phase i and Limited Phase ii Enyi_,.....,.,,nte' Site Assessment ReP0 . 2022, be* all prepared by Carlin Environmental Consulting, Inc. and provided as Appendix D. Summary of Impacts Identified in the HSSP Final EIR HSSP Final EIR Mitigation Measures Applicable to the Project The HSSP Final EIR describes that the site contains areas of oil contamination that would require site specific evaluation to determine the precise type, location, and method of clean up to be utilized.The evaluation will include methane gas. The HSSP Final EIR determined that with proper institution of mitigation measures, the Project would have a positive impact on the existing condition due to the removal of contamination.The HSSP Final EIR also determined that mitigation related to methane gas would reduce impacts to a less than 91 505 506 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project significant level. The HSSP Final EIR also describes that mitigation related to operating wells would reduce potential impacts related to fire and explosion to a less than significant level. The Final EIR determined the storage and use of hazardous materials is a normal part of industrial operations, and impacts would not be significant with adherence to existing regulations.The HSSP Final EIR includes 10 mitigation measures. Those of which are applicable to the Project are listed in the mitigation discussion below. Existing Conditions The Phase I and II Environmental Site Assessments describe that there are four abandoned wells on the Project site, as well as associated infrastructure. The oil infrastructure onsite consists of an existing 6-inch crude oil transmission pipeline, approximately 5'-1" to 5'-8" below existing surface, within a 10-foot easement that runs across the center of the project site, operated by Crimson Pipeline, LLC. Two of the wells. CWC #51 (API 0405901594) and Republic#4(API 04045901698) require re-abandonment pursuant to current State of California Geological Energy Management Division (CaIGEM) standards. Testing has confirmed that well Republic #4 is not leaking but requires re-abandonment as it was not abandoned pursuant to existing CaIGEM standards. The Phase II Environmental Site Assessment identified high concentrations of methane close to well CWC #51 and determined that well CWC #51 is most likely leaking. This well requires re- abandonment pursuant to CaIGEM standards that would include leak repair. The other two wells on the site (MK#37[API 0405902444] and MK#7[0405902396] have been abandoned in compliance with CaIGEM and City Specification 422. The Phase II Environmental Site Assessment confirmed that these two wells are not leaking, and no additional work is required. The Phase I and II Environmental Site Assessments also describes that four oil tanks, piping, and other oil related facilities were previously used on the site. As detailed in the Addendum to the Phase I and Phase II Environmental Site Assessments, part of testing onsite included identification and location of a pipeline vault, and sampling a location in close proximity to this feature, as well as investigation of sample locations on either side of the existing pipeline alignment. Due to the existence of wells and oil infrastructure, the Huntington Beach Municipal Code Section 17.04.170.5503 indicates that the site is within a Methane Overlay District which includes areas that have the potential to produce methane gas due to oil field and/or high organics beneath the site and require installation of methane barriers under the residential structures to preclude methane and soil vapor intrusion. The Phase II Environmental Site Assessment conducted methane gas testing on the Project site, which found all locations except for one were under the City's threshold of 5,500 ppmv. The location that exceeded the threshold for methane gas is close to the well that is leaking [CWC #51 (API 0405901594)], and at approximately the same depth that well heads are typically found. The Phase II Environmental Site Assessment also completed soils testing and soil gas testing and determined that soil samples of VOC soil vapor concentrations on the site did not exceed the Huntington Beach City Specification NO. 431-92 Table 2 - Screening Level for Hydrocarbon Remediation - Residential and Recreational Screening standard, but did exceed applicable California Department of Toxic Substances Control (DTSC) residential soil vapor screening levels. The Phase I and II investigations concluded the there is no indication in the data collected that soil contamination is causing VOC soil vapor, and that the source of VOC could be offsite,or from onsite historical automotive repair operations. The investigations further concluded that significant or extensive soil contamination, including from the existing pipeline, was not detected. The crude oil pipeline was characterized as a potential REC based on the possibility that a leak or other release from the pipeline could happen in the future. a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Impacts Associated with the Proposed Project No New Impact.A hazardous material is defined as any material that,due to its quantity,concentration,or physical or chemical characteristics, poses a significant present or potential hazard to human health and safety or to the environment if released into the environment.Hazardous materials include,but are not limited 92 506 507 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project to, hazardous substances, hazardous wastes, and any material that regulatory agencies have a reasonable basis for believing would be injurious to the health and safety of persons or harmful to the environment if released into the home, workplace,or environment. Hazardous wastes require special handling and disposal because of their potential to damage public health and the environment. Construction The proposed construction activities would involve the routine transport, use, and disposal of hazardous materials such as paints, solvents, oils, grease, and caulking during construction activities. In addition, hazardous materials would routinely be needed for fueling and servicing construction equipment on the site. These types of materials are not acutely hazardous, and all storage, handling, use, and disposal of these materials are regulated by federal and state regulations that are implemented by the City during building permitting for construction activities. Construction of the Project would not require the use of acutely hazardous materials.As such,impacts to surrounding residential neighborhoods through the routine transport, use,or disposal of hazardous materials is not expected.Therefore, impacts related to use of these materials during construction would be less than significant. Contaminated Soils. As described previously, the Phase II Environmental Site Assessment completed soils testing and determined that VOC soil vapor concentrations on the site are above applicable DTSC residential soil vapor screening levels but do not exceed the Huntington Beach City Specification NO. 431-92 Table 2 -Screening Level for Hydrocarbon Remediation - Residential and Recreational Screening standard.Thus,the review,additional investigation,and mitigation of soil vapor VOC concentrations above screening levels and evaluations of vapor intrusion potential are not under the purview of the Huntington Beach Fire Department's soil cleanup standard (City Specification 431-92) and remedial actions to address contamination in soil and soil gas would be done under DTSC oversight. HSSP Final EIR mitigation measure Human Health and Safety 4 has been revised to require that prior to issuance of grading permits, the Project Applicant will have implemented all required site assessment and remedial actions to address contamination in soil and soil gas, as prescribed by the DTSC and would obtain a "No Further Action" letter or other written concurrence from DTSC indicating the successful completion of remediation activities. In the event that DTSC elects not to oversee remediation activities on the site,the Applicant would seek oversight from the Orange County Health Care Agency or the Santa Ana Regional Water Quality Control Board and demonstrate compliance with applicable residential soil vapor screening levels.As required by City Specification 429,Methane Mitigation Requirements, and City Specification 431-92, the written documentation will be submitted to the City of Huntington Beach Fire Department for approval. The Project includes excavation and recompaction of a minimum of three feet of onsite soils. This process would expose indication of any areas of currently unknown soil contamination. In the case that currently unknown areas of contaminated soils are uncovered during excavation and grading activities, existing federal, state, and City regulations related to hazardous materials and construction include procedures to follow.Excavated soil containing hazardous substances and hazardous building materials would be classified as a hazardous waste if they exhibit the characteristics of ignitability,corrosivity, reactivity,or toxicity (CCR, Title 22, Division 4.5, Chapter 11, Article 3). State and federal regulations related to hazardous materials include, but are not limited to,the federal Resource Conservation and Recovery Act,the Occupational Safety and Health Act that is implemented by California Division of Occupational Safety and Health (OSHA), and the Hazardous Materials Transportation Act. Additionally, the California Integrated Waste Management Board and the RWQCB specifically address management of hazardous materials and waste handling in their adopted regulations (CCR, Title 14 and CCR, Title 27). Should any indication of soil contamination be identified during construction, the contamination would be required to be investigated and remediated in compliance with CaIGEM standards (which incorporate federal and state regulations) that are implemented through City Specification 429, Methane Mitigation Requirements,and City Specification 431-92,Soil Quality Standards (included as PPP HAZ-2 and PPP HAZ- 3). 93 507 508 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Thus,compliance with existing regulations and existing HSSP Final EIR mitigation measures,as revised, would ensure that impacts related to upset or accident conditions involving the release of contaminated soils into the environment would be less than significant. Operation The Project involves operation of new single-family residences, which involve routinely using hazardous materials including solvents,cleaning agents, paints, pesticides, batteries,fertilizers, and aerosol cans. These types of materials are not acutely hazardous and would only be used and stored in limited quantities. The normal routine use of these hazardous materials products pursuant to existing regulations would not result in a significant hazard to people or the environment in the vicinity of the Project. Therefore, operation of the Project would not result in a significant hazard to the public or to the environment through the routine transport, use,or disposal of hazardous waste, and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Impacts Associated with the Proposed Project No New Impact. Construction Accidental Releases.The routine use,storage,transport,and disposal of hazardous materials in accordance with applicable regulations during construction activities would not pose health risks or result in significant impacts. To avoid an impact related to an accidental release,the use of best management practices (BMPs) during construction are implemented as part of a Stormwater Pollution Prevention Plan (SWPPP) as required by the National Pollution Discharge Elimination System General Construction Permit (and included as PPP HWQ-1). Implementation of an SWPPP would minimize potential adverse effects to workers,the public, and the environment.Construction contract specifications would include strict on-site handling rules and BMPs that include, but are not limited to: • Establishing a dedicated area for fuel storage and refueling and construction dewatering activities that includes secondary containment protection measures and spill control supplies; • Following manufacturers' recommendations on the use, storage, and disposal of chemical products used in construction; • Avoiding overtopping construction equipment fuel tanks; • Properly containing and removing grease and oils during routine maintenance of equipment; and • Properly disposing of discarded containers of fuels and other chemicals. Pipeline. The existing oil pipeline is 6" in diameter, and its existing depth is approximately Y-1" to Y-8" below existing surface and is under the jurisdiction CALFIRE Office of the State Fire Marshal Pipeline Safety Division. Upon Project completion, the pipeline would be in the range of 4'-4" to Y-3" below proposed surface and would remain in its current location under the proposed internal roadway connecting Holly Street and Main Street, as shown in Figure 3-9, Existing Oil Line Location. During construction,the Project Applicant will be required to coordinate with the pipeline operator and to comply with California State Fire Marshal Information Bulletin 03-001, Encroachments into or on Pipeline Easements (included as PPP HAZ- 4), which states that nothing shall encroach into or upon the pipeline easement, which would impede the pipeline operator from complete and unobstructed surface access along the pipeline right of way and that it is the responsibility of the pipeline operator to ensure they have unimpeded surface access and to be able to 94 508 509 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project physically observe all portions of their pipeline rights of way. The pipeline operator, Crimson Pipeline L.P., has reviewed the Project plans and has provided construction requirements in proximity to the operational pipeline.To ensure accidental release of hazardous materials would not occur during construction Mitigation Measure Human Health and Safety 4 has been modified to clarify that, prior to issuance of demolition and grading permits, the Applicant shall coordinate with oil pipeline operator (Crimson Pipeline, L.P.) and the State Fire Marshall's Office Pipeline Safety Division and shall demonstrate to the City of Huntington Beach Fire Department that a construction plan is in place to ensure that no damage would occur to the pipeline during construction and to confirm the installation and operation of the fire flow line would not be impacted by the oil pipeline. The mitigation also states that the pipeline operator requires that all excavation in the vicinity of the pipeline be done with hand tools in the presence of the pipeline operators inspector consistent with California State Law requirements and that any damage to the pipeline shall be reported immediately. The pipeline operator shall perform the necessary repair to ensure the public safety and shall be reimbursed for all repair work necessary to continue with the safe, reliable operation of the pipeline. With implementation of California State Fire Marshal Information Bulletin 03-001 (included as PPP HAZ-4), and HSSP Final EIR Mitigation Measure Human Health and Safety 4, impacts related to the release of hazardous materials into the environment from the pipeline would be less than significant. Well Re-Abandonment. Two of the wells: CWC #51 (API 0405901594) and Republic #4 (API 04045901698) would be re-abandoned pursuant to DOGGR standards as implemented through City Specification 422. Due to the high concentrations of methane close to well CWC #51 that was identified by the Phase II Environmental Site Assessment, the Project assumes that well CWC #51 is leaking and that this well re-abandonment would include the leak repair, which would improve the existing environment of the site. City Specification 422 requires that Project review and permitting with CaIGEM and the City's Fire Department occur to ensure that the wells are abandoned correctly, and that appropriate testing and inspection are completed. With implementation of City Specification 422 (included as PPP HAZ-1), impacts related to the release of hazardous materials into the environment from re-abandonment of the wells would be less than significant. Contaminated Soils. As described previously, the Phase II Environmental Site Assessment completed soils testing and determined that VOC soil vapor concentrations on the site are above applicable DTSC residential soil vapor screening levels and remedial actions to address contamination in soil and soil gas would be done under DTSC oversight. HSSP Final EIR mitigation measure Human Health and Safety 4 has been revised to require that prior to issuance of grading permits, the Project Applicant will have implemented all required site assessment and remedial actions to address contamination in soil and soil gas, as prescribed by the DTSC, and will obtain a "No Further Action" letter or other written concurrence from DTSC indicating the successful completion of remediation activities. In the event that DTSC elects not to oversee remediation activities on the site,the Applicant would seek oversight from the Orange County Health Care Agency or the Santa Ana Regional Water Quality Control Board and demonstrate compliance with applicable residential soil vapor screening levels. As required by City Specification 32 and submit this written documentation to the City of Huntington Beach Fire Department for approval. The Project includes excavation and recompaction of a minimum of three feet of onsite soils. In the case that previously unknown hazardous materials are uncovered during these grading and excavation activities, existing state and federal regulations that are implemented through City Specification 431-92, Soil Quality Standards (included as PPP HAZ-3) and existing HSSP Final EIR mitigation measures, as revised, would reduce impacts related to the release of soil contamination into the environment to a less than significant level. Operation The Phase II Environmental Site Assessment conducted methane gas testing on the Project site, which found all locations except for one were under the City's threshold of 5,500 ppmv. The location that exceeded the threshold for methane gas is close to the well that is leaking [CWC #51 (API 0405901594)], and at approximately the same depth that well heads are typically found. Also, the Huntington Beach Municipal Code Section 17.04.170.5503 indicates that the site is within a Methane Overlay District, and installation of methane barriers under the residential structures is required to preclude methane and soil vapor intrusion. 95 509 510 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project In compliance with City Specification 429,the Project includes installation of vapor barrier systems under the residential structures. The vapor barrier system would be designed and installed pursuant to City Specification 429 (included as PPP HAZ-2), which includes testing and installation requirements, and requirements for system review, approval, and inspection by the City Fire Department. As detailed by the Phase II Environmental Site Assessment and the Project Description, the methane barrier system will include a vent cone over each oil well, an impermeable membrane capable of precluding methane as well as other potential contaminated soil vapors from migrating into the residential structures, and vent piping through the roof of the residential structures. Compliance with existing regulations would ensure that impacts related to methane gas would be less than significant. Pipeline. As discussed above, the existing oil pipeline is 6" in diameter and upon Project completion, the pipeline would be in the range of 4'-4" to 5'-3" below proposed surface and would remain in its current location under the proposed internal roadway connecting Holly Street and Main Street, as shown in Figure 3-9, Existing Oil Pipeline Location. The Project has been designed in consultation with the pipeline operator to ensure it is designed in accordance with State Fire Marshal Information Bulletin 03-001 (included as PPP HAZ-4) and to ensure the pipeline operator has unimpeded surface access and would be able to physically observe all portions of their pipeline rights of way. Project design features include but are not limited to: maintaining a 3-foot minimum cover (and 6-foot maximum cover) for the pipeline; all utilities are required maintain a 6 to 10-foot parallel clearance (depending on the material used for the utility line casing) and 1-foot vertical clearance; utility crossings are required to be as close to 90 degrees f perpendicular and cross below the pipeline; no residential structures are allowed within the easement; and no improvements, structures,or landscaping that prohibit access for maintenance would be allowed on the easement.In addition to the Project's design, during operation,the Homeowner's Association would be required to coordinate with the pipeline operator and to comply with California State Fire Marshal Information Bulletin 03-001, Encroachments into or on Pipeline Easements (included as PPP HAZ-4),which states that nothing shall encroach into or upon the pipeline easement, which would impede the pipeline operator from complete and unobstructed surface access along the pipeline right of way and that it is the responsibility of the pipeline operator to ensure they have unimpeded surface access and to be able to physically observe all portions of their pipeline rights of way.Mitigation Measure Human Health and Safety 4 has been modified to clarify that, prior to occupancy of the first dwelling unit, an operational plan has been coordinated with the oil pipeline operator (Crimson Pipeline, L.P.) and the State Fire Marshall's Office Pipeline Safety Division, that demonstrate to the City of Huntington Beach Fire Department that the Homeowner's Association will be informed and the CC&Rs include the allowable and prohibited encroachments into or on the pipeline easement, the contact information for the applicable regulatory agencies (City and state), and emergency procedures, as well as the contact information and responsibilities of the pipeline operator and all other relevant information to ensure no damage would occur to the pipeline during operation and to protect the health and safety of onsite residents. As stated in PPP HAZ-5: all pipeline operations will comply with all provisions contained in Part 195 (Transportation of Hazardous Liquids by Pipeline) of Title 49 of the Code of Federal Regulations and Section 31010, et seq., of the California Government Codes, the California Pipeline Safety Act, both as may be amended, as well as other State, federal, and local requirements. Existing State and federal regulations that are implemented through State Fire Marshal Information Bulletin 03-001 (included as PPP HAZ-4) and existing HSSP Final EIR mitigation measures, as revised, would reduce impacts related to the release of accidental release of hazardous material into the environment during operation of the Project to a less than significant level. Other operational aspects of the proposed residential Project involve use and storage of common hazardous materials such as paints, solvents, cleaning products, fuels, lubricants, adhesives, sealers, and pesticides/herbicides. Normal routine use of typical residential products pursuant to existing regulations would not result in a significant hazard to the environment, residents, or workers in the vicinity of the Project. 96 510 511 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. c) Emit hazardous emissions or handle hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to hazardous material use near schools would be less than significant. The closest school to the Project site is Coastline Christian School, located 0.30-mile southeast of the site. As noted in Sections 5.9(a) and 5.9(b), the proposed Project is a residential project and is not anticipated to release hazardous emissions or handle hazardous or acutely hazardous materials, substances, or wastes. Therefore, the proposed Project would not emit hazardous emissions or handle hazardous materials, substances, or waste within 0.25-mile of an existing or proposed school and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result,would it create a significant hazard to the public or the environment? Impacts Associated with the Proposed Project No New Impact. The Phase I and Phase II Environmental Site Assessments,which included a database search of local, regional, state,and federal databases related to hazardous materials,determined that the Project site is not identified as a hazardous materials site. As described previously, the Project site includes two wells that require re- abandonment, and the site is within a Methane Overlay District. The project includes the installation of methane barriers under the residential structures which would preclude methane and soil vapor intrusion to avoid any significant hazards to the public or environment on the site. Furthermore, the Project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5; therefore, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. e) For a project within an airport land use plan, or where such a plan has not been adopted,within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? Impacts Associated with the Proposed Project No New Impact. John Wayne International Airport is located approximately 7.4 miles northwest of the Project site. The Project site is not within the John Wayne International Airport land use plan. Therefore, the proposed Project would not result in a safety hazard for people working on the site and impacts from the proposed Project would be less than significant. 97 511 512 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. f) Impair implementation of an adopted emergency response plan or emergency evacuation plan? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that the HSSP would not impair implementation of an adopted emergency response plan or emergency evacuation plan, and impacts would be less than significant. Construction The proposed construction activities,including equipment and supply staging and storage,would occur within the Project site,and would not restrict access of emergency vehicles to the Project site or adjacent areas.The installation of new driveways and connections to existing and proposed infrastructure systems that would be implemented during construction of the proposed Project would not require closure of Red Hill Avenue or San Juan Street. Any temporary lane closures needed for utility connections or driveway construction would be required to implement appropriate measures to facilitate vehicle circulation, as included within construction permits. Thus, implementation of the Project through the City's permitting process would ensure existing regulations are adhered to and would reduce potential construction related emergency access or evacuation impacts to a less than significant level. Operation Direct access to the Project site would be provided from Holly Lane by one driveway. The Project driveways and internal circulation would be required through the City's permitting procedures to meet the City's design standards to ensure adequate emergency access and evacuation.The Project is also required to provide fire suppression facilities (e.g., hydrants and sprinklers). The Fire Department and Public Works Department would review the development plans as part of the permitting procedures to ensure adequate emergency access pursuant to the requirements in Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9),included as Municipal Code Section 8104.Therefore,operation of the proposed Project would not physically interfere with an adopted emergency response plan or emergency evacuation plan. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that no significant impacts would occur related to wildland fires. The Project site is within an urbanized area surrounded by residences, utility, and commercial uses. The Project site is not adjacent to any wildland areas.According to the CAL FIRE Fire Hazard Severity Zone map,the Project site is not within an area identified as a Fire Hazard Area that may contain substantial fire risk or a Very High Fire Hazard Severity Zone (VHFHSZ) (CAL FIRE 2022).As a result, the proposed Project would not expose people or structures,either directly or indirectly,to a significant risk of loss,injury,or death involving wildland fires. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts 98 512 513 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding hazards and hazardous materials. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) PPP HAZ-1: City Specification 422, Oil Well Abandonment Permit Process. In accordance with this City regulation, the Project plans will include the requirements for oil well abandonment. Pursuant to this requirement, before any oil well abandonment operations are commenced, the State of California Geological Energy Management Division (CaIGEM) must be contacted,and the following processes initiated: • For all sites undergoing development,the owner must complete and submit a Well Review Program Introduction and Application to the CaIGEM. At completion of the CaIGEM review, a Well Review Letter will be issued to the owner. • The well operator must submit an application to abandon or re-abandon each oil well to the DOGGR when the well is not abandoned to the current CaIGEM standards, or when the well casing will be modified. The CaIGEM will then issue a permit that sets forth their agency requirements and conditions. • The CaIGEM Well Review Letter (if applicable) and abandonment permit must be presented to the Huntington Beach Fire Department to obtain a Fire Department permit for well abandonment. PPP HAZ-2: City Specification 429, Methane Mitigation Requirements. In accordance with this City regulation, the Project plans and construction permits will implement the requirements for methane gas testing and mitigation systems for new structures. The proposed residential structures would include methane mitigation systems that will be reviewed and approved by the City of Huntington Beach Fire Department during the Project permitting process. PPP HAZ-3: City Specification 431-92, Soil Quality Standards. In accordance with this City specification, the Project plans and construction permits will implement regulations to assess site soils for the presence of chemical contaminants and to implement the required actions in the event that contamination is identified. PPP HAZ -4: California State Fire Marshal Information Bulletin 03-001, Encroachments into or on Pipeline Easements. In accordance with Bulletin 03-001 during construction, the Project Applicant will be required to coordinate with the pipeline operator(Crimson Pipeline L.P. ) and to comply with California State Fire Marshal Information Bulletin 03-001, Encroachments into or on Pipeline Easements, which states that nothing shall encroach into or upon the pipeline easement which would impede the pipeline operator from 99 513 514 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project complete and unobstructed surface access along the pipeline right of way and that it is the responsibility of the piReline operator to ensure they have unimpeded surface access and to be able to physically observe all portions of their pipeline rights of way. PPP HAZ-5: Pipeline Operations. All pipeline operations shall comply with all provisions contained in Part 195 (Transportation of Hazardous Liquids by Pipeline) of Title 49 of the Code of Federal Regulations and Section 31010 et seq.,of the California Government Codes,the California Pipeline Safety Act, both as may be amended, as well as other State, federal, and local requirements. PPP HWQ-1: Storm Water Pollution Prevention Plan. As listed in Section 5.10, Hydrology and Water Quality. Project Design Features (PDFs) PDF HAZ-1:Well Re-Abandon Onsite Wells.The Project includes re-abandonment of two onsite wells [CWC #51 (API 0405901594) and Republic #4 (API 04045901698)] pursuant to CaIGEM standards as implemented through City Specification 422. PDF HAZ-2: Methane Barrier Systems. The Project includes design, permit, and installation of soil vapor barrier systems beneath the residential structures in accordance with City Specification 429. The methane barrier system will include a vent cone over each oil well,an impermeable membrane capable of precluding methane as well as other potential contaminated soil vapors from migrating into the residential structures. The gravel beneath the membrane shall have perforated vent piping through the roof of the residential structures. Mitigation/Monitoring Required No new impacts nor substantially more severe hazards and hazardous materials impacts would result from the proposed Project; therefore, no new mitigation measures are required for hazards and hazardous materials. HSSP Final EIR Mitigation Measures Applicable to the Project: Revisions to existing Final EIR mitigation measures are shown in underline and deletions are shown in strikethrough. Oil Facilities 2. All new development proposals should be accompanied by: • A plan which addresses the requirements for abandoned wells. • The abandonment plans for existing wells. • The operational plans for any remaining wells and facilities. These plans must satisfy the requirements of the City of Huntington Beach and the DiAsien ef Oil and Gas California Energy Management Division (CaIGEM). (Satisfied through Project plans for well re-abandonment pursuant to Ca/GEM standards and City Specification 422). Human Health and Safety 1. Prior to grading and development,a site reconnaissance should be performed including a phased Environmental Site Assessment to evaluate areas where contamination of the surficial soils may have taken place. The environmental assessment should evaluate existing available information pertinent to the site and also undertake a limited investigation of possible on-site contamination. Phase I should include: a. Review of available documents pertinent to the subject site to evaluate current and previous uses. b. Site reconnaissance to evaluate areas where contamination of surficial soils may have taken place. 100 514 515 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project c. Excavation and testing of oil samples to determine presence of near surface contamination of soil. d. Subsurface exploration to determine presence of sumps on-site. Testing of possible drilling fluids for heavy metals. e. Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells. f. Testing of air samples for gas vapor, methane gas and sulfur compounds. (Satisfied through completion of the Phase I and Phase II Environmental Site Assessments, included as Appendix D) Human Health and Safety 2.The actual site characterization and remedial action plan would be developed as part of a later phase. Upon completion of the Environmental Assessment, a Remedial Action Plan can be developed. This plan should address the following items: a. Treatment of possible crude oil contaminated soils. A possible solution to this condition would be aeration of the contaminated soils to release the volatile gases and then incorporation of the treated soils into the roadway fills (subgrade). b. Treatment of possible drilling sumps by either on-site disposal of noncontaminated drilling fluids or off-site disposal of contaminated fluids. c. Treatment of the possibility of the accumulation of methane gas. (Satisfied through completion of the Phase I and Phase II Environmental Site Assessments, included as Appendix D) Human Health and Safety 3. Prior to development, a thorough site study for the presence of surface and shallow subsurface methane gas should be performed. Any abnormal findings would require a Remedial Action Plan and further studies to assure sufficient mitigation of the hazardous areas prior to building construction. All structures should have a gas and vapor barrier installed underneath the slabs and foundations. Gas collection and ventilation systems should be installed over abandoned wells which are underneath or within ten (10) feet of any structure, and over wells which show evidence of surface emissions of methane gas. Additionally, following construction of structures, an organic vapor analysis should be conducted and the results evaluated to assure that acceptable air quality is maintained within buildings and residences. (Satisfied through completion of the Phase I and Phase II Environmental Site Assessments, included as Appendix D, and PDF HAZ-2: Methane Barrier Systems in accordance with City Specification 429) Human Health and Safety 4. The presence of methane gas on-site should be the subject of future studies that include the following tasks: a. Drilling of test wells to monitor for subsurface methane deposits and confirm or deny the presence of biogenic methane bearing strata near the surface in the development area. b. Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps; c. Vapor monitoring of shallow vapor probes placed at strategic locations on the site and collection of soil vapor samples; d. Vapor survey areas adjacent to known abandoned oil wells; e. Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. f. Prior to issuance of grading permits the Project Applicant shall have implemented all required site assessment and remedial actions to address residual contamination in soil and soil gas,as prescribed by the California Department of Toxic Substances Control (DTSC) and under DTSC oversight. The Project Applicant shall obtain a "No Further Action" letter or other written concurrence from DTSC indicating the successful completion of remediation activities and submit this written documentation to the City of Huntington Beach Fire Department for approval In the event that DTSC elects not to oversee any Voluntary Cleanup activities on the site the Applicant will seek oversight from the Orange County Health Care Agency or the Santa Ana Regional Water Quality Control Board and demonstrate compliance with applicable residential soil vapor screening levels. The Applicant will hire a City-approved consultant to conduct any required site assessments and remedial actions to address residual contamination in soil and soil gas on the site in compliance with existing regulations, 101 515 516 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project and the City-approved consultant will submit all reports and materials to the appropriate regulatory agency and to the City simultaneous with any submittals to the Applicant. g. Protection of 6-inch crude oil pipeline: o Prior to issuance of demolition and grading permits, the Applicant shall coordinate with the oil pipeline operator (Crimson Pipeline, L.P.) and the State Fire Marshall's Office Pipeline Safety Division and shall demonstrate to the City of Huntington Beach Fire Department that a construction plan is in place to ensure that no damage will occur to the pipeline during construction and to confirm the installation and operation of the fire flow line will not be impacted by the oil pipeline.The pipeline operator requires that all excavation in the vicinity of the pipeline be done with hand tools in the presence of the pipeline operators inspector consistent with California State Law requirements, and that any damage to the pipeline shall be reported immediately. The pipeline operator shall perform the necessary repair to insure the public safety and shall be reimbursed for all repair work necessary to continue with the safe, reliable operation of the pipeline. • Prior to occupancy of the first dwelling unit, an operational plan shall be coordinated with the oil pipeline operator(Crimson Pipeline, L.P.)and the State Fire Marshall's Office Pipeline Safety Division, to demonstrate to the City of Huntington Beach Fire Department that the Homeowner's Association will be informed, and the CC&Rs include, the allowable and prohibited encroachments into or on the pipeline easement, the contact information for the applicable regulatory agencies (City and state), emergency procedures in the event of pipeline damage, as well as the contact information and responsibilities of the pipeline operator and any other relevant information to ensure no damage would occur to the pipeline during operation and to protect the health and safety of residents. (Items a-e satisfied through completion of the Phase I and Phase II Environmental Site Assessments, included as Appendix D) Human Health and Safety 5. Oil wells scheduled for abandonment should be completed in accordance with the standards and specifications of the City of Huntington Beach and the California Energy Management Division (CaIGEM). Wells which have previously been abandoned must be re-abandoned to the most current requirements of the City of Huntington Beach and the Nyisien ef Oil and Geis CaIGEM. (Will be satisfied through completion of PDF HAZ-1: Well Re-Abandon Onsite as implemented through City Specification 422.) Human Health and Safety 10. Prior to development, a review of available public health records should be performed to evaluate possible public health risk sites in the vicinity of the subject site. (Satisfied through completion of the Phase 1 Environmental Site Assessment, included as Appendix D) 102 516 517 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.10 HYDROLOGY AND WATER QUALITY Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Violate any water quality standards or waste ❑ ❑ ❑ ❑ discharge requirements or otherwise substantially degrade surface or groundwater quality? b) Substantially decrease groundwater supplies or ❑ ❑ ❑ ❑ ED interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) result in substantial erosion or siltation on- ❑ ❑ ❑ ❑ or off-site; ii) substantially increase the rate or amount ❑ ❑ ❑ ❑ of surface runoff in a manner which would result in flooding on- or offsite; iii) create or contribute runoff water which ❑ ❑ ❑ ❑ would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv) impede or redirect flood flows? ❑ ❑ ❑ ❑ ED g) In flood hazard, tsunami, or seiche zones, risk ❑ ❑ ❑ ❑ release of pollutants due to project inundation? h) Conflict with or obstruct implementation of a water ❑ ❑ ❑ ❑ quality control plan or sustainable groundwater management plan? The discussion below is based on Preliminary WQMP prepared by Walden & Associates, dated June 8, 2021, provided as Appendix E. Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed impacts related to hydrology and water quality in Section 4.4, Hydrology. According to the HSSP Final EIR, the HSSP area drains as surface flow into natural swales to four primary drainage outlets.As identified,the majority of the HSSP drains as surface flow into natural swales with four primary drainage outlets. The existing closed conduit storm drain facilities within the HSSP are minimal and consist primarily of street undercrossings. The HSSP Final EIR determined that elimination of swales by development could potentially cause drainage impacts; that development of the HSSP would increase the amount of impervious surface which would increase drainage runoff; and that development of the HSSP would increase downstream siltation and contribute to the degradation of water quality. Through 103 517 518 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project implementation mitigation measures requiring hydrologic and drainage studies to address project-specific impacts regarding run-off, siltation, water quality, erosion, and downstream conduit systems, resultant impacts were anticipated to be reduced, but had the possibility to remaining significant and unavoidable. HSSP Final EIR Mitigation Measures Applicable to the Project None. Final EIR air quality mitigation measures are regulatory requirements. a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that implementation of the HSSP would have the potential to adversely impact water quality in downstream receiving waters through discharge of runoff that contains various pollutants of concern. The Project site currently surface drains in two directions. The site has two tributary areas. The first area surface flows in a northwesterly direction towards Garfield Avenue and then along the southerly edge towards an existing catch basin. The second area surface flows in a southeasterly direction towards Main Street and then along the westerly edge to an existing catch basin. The conveyed flow then drains in an easterly direction within an existing storm drain system and eventually discharges to the Huntington Beach Channel. The Project site is currently 93 percent pervious. Construction Construction of the Project would require grading and excavation of soils, which would loosen sediment, and then have the potential to mix with surface water runoff and degrade water quality. Pollutants of concern during Project construction include sediments, trash, petroleum products, concrete waste (dry and wet), sanitary waste, and chemicals. During construction activities, excavated soil would be exposed, and there would be an increased potential for soil erosion and transport of sediment downstream compared to existing conditions. During a storm event, soil erosion could occur at an accelerated rate. In addition, construction- related pollutants, such as chemicals, liquid and petroleum products (e.g., paints, solvents, and fuels), and concrete-related waste, could be spilled, leaked, or transported via stormwater runoff into adjacent drainages and into downstream receiving waters. These types of water quality impacts during construction of the Project would be prevented through implementation of a SWPPP, which is required to identify all potential sources of pollution that are reasonably expected to affect the quality of storm water discharges from the construction site (see PPP HWQ-1 and PPP HWD-A). Construction of the Project would disturb more than one acre of soil; therefore, the proposed project would be required to obtain coverage under the NPDES General Permit for Discharges of Storm Water Associated with Construction Activity (see PPP HWQ-2). Construction activity subject to this permit includes clearing, grading, and ground disturbances such as trenching, stockpiling, or excavation. The Construction General Permit requires implementation of a SWPPP that is required to identify all potential sources of pollution that are reasonably expected to affect the quality of storm water discharges from the construction site. The SWPPP would generally contain a site map showing the construction perimeter, proposed buildings, stormwater collection and discharge points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways. The SWPPP would also include construction BMPs. The SWPPP would include construction BMPs such as: • Maximizing the permeable area, • Incorporating landscaped buffer areas, • Maximizing canopy interception with drought tolerant landscaping • Installation of Low flow infiltration within sand filter zones • Landscape design to capture and infiltrate runoff • Conveying roof run-off into treatment control facilities 104 518 519 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project With adherence to the existing requirements and implementation of the appropriate BMPs as ensured through the City's construction permitting process, which would ensure that the Project would not violate any water quality standards or waste discharge requirements, potential water quality degradation associated with construction activities would be minimized, and impacts would be less than significant. Operation The proposed Project includes the operation of residential uses, which would introduce the potential for pollutants such as,chemicals from cleaners, pesticides and sediment from landscaping,trash and debris, and oil and grease from vehicles and trucks.These pollutants could potentially discharge into surface waters and result in degradation of water quality. However, the proposed Project would be required to incorporate a WQMP with post-construction (or permanent) Low Impact Development (LID) site design, source control, and treatment control BMPs (see PPP HWQ-3). The LID site design would minimize impervious surfaces and provide infiltration of runoff into landscaped areas. The source control BMPs would minimize the introduction of pollutants that may result in water quality impacts; and treatment control BMPs that would treat stormwater runoff.The proposed Project would install an onsite storm drain system that would convey runoff to a modular wetlands system.This system would remove coarse sediment, trash, and pollutants (i.e., sediments, nutrients, heavy metals, oxygen demanding substances, oil and grease, bacteria, and pesticides). Under proposed conditions the site would be 21 percent pervious, and the entire site would drain to an onsite storm drain system that would outlet to a modular wetland system treatment unit. The flow after treatment would be directed to the public storm drain system within Garfield Avenue via a storm drain line with a new connection point. It would then be conveyed from the public storm drain system along Garfield Avenue and continue east and then south along Delaware and ultimately the Huntington Beach Channel (DO1). With implementation of the operational source and treatment control BMPs that are outlined in the Preliminary WQMP prepared by Walden & Associates (Appendix E herein) that would be reviewed and approved by the City during the permitting and approval process, potential pollutants would be reduced to the maximum extent feasible, and implementation of the proposed Project would not substantially degrade water quality. Therefore, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts to groundwater supplies would be less than significant. Redevelopment of the Project site would increase the impervious surfaces on the site from 7 percent to 79 percent of the site. The Coastal Plain of Orange County Groundwater Basin, which is managed by the Orange County Water District (OCWD), underlies the northwestern section of Orange County within the lower Santa Ana River watershed. OCWD recharge basins are located in and adjacent to the Santa Ana River,Carbon Creek,and Santiago Creek, in the cities of Anaheim and Orange. No recharge basins are located within the City of Huntington Beach or near the Project site. Therefore, the proposed Project would not interfere with the groundwater recharge activities of the OCWD. 105 519 520 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Excavation activities would not extend into the underlying groundwater (depth of groundwater was not encountered at 51 feet) at the site, which has a historical high depth to groundwater at approximately 30 feet below ground surface at the site, and dewatering would not be required as part of Project construction. Therefore, the proposed Project would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge. Impacts would be less than significant with compliance with regulatory requirement as identified above, and no mitigation is required.As a result,the proposed Project would not decrease groundwater supplies or interfere substantially with groundwater recharge; and the Project would not impede sustainable groundwater management of the basin. Thus, the proposed Project would have a less than significant impact. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would: i. Result in substantial erosion or siltation on- or off-site? Impacts Associated with the Proposed Proiect No New Impact. The HSSP Final EIR concluded that impacts related to runoff increases would be less than significant. Construction As described previously, existing City regulations require the Project to implement a SWPPP during construction activities, which would outline erosion control BMPs, such as silt fencing, fiber rolls, or gravel bags, stabilized construction entrance/exit,hydroseeding,that would be implemented during construction to reduce the potential for siltation or erosion.With adherence to the existing requirements and implementation of the appropriate BMPs as ensured through the City's construction permitting process, potential erosion and siltation onsite or offsite associated with construction activities would be minimized, and impacts would be less than significant. Operation The proposed Project would introduce additional impervious surfaces to the site. The pervious surfaces remaining on the site would be landscaped and would not generate soils that could erode. There would be no substantial areas of bare or disturbed soil onsite subject to erosion. In addition, the proposed drainage infrastructure would slow and retain stormwater, which would also limit the potential for erosion or siltation. Finally, the Project is required by the City to implement a WQMP that would provide operational BMPs to ensure that operation of the industrial warehouse would not result in erosion or siltation. As a result, stormwater runoff and the potential for erosion and siltation would not increase with implementation of the proposed Project. With implementation of these regulations, impacts related to erosion or siltation onsite or off-site would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. ii. Substantially increase the rate or amount of surface runoff in a manner that would result in flooding on- or off-site? Impacts Associated with the Proposed Proiect 106 520 521 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No New Impact. The HSSP Final EIR concluded that impacts related to runoff increases would be less than significant. As discussed in Section 5.10(a) above, during construction, a SWPPP would be implemented to control drainage and maintain drainage patterns across the proposed Project.Also, as discussed in the Preliminary WQMP prepared for the proposed Project (see Appendix A), drainage runoff from the Project site would be adequately handled by the proposed Project's drainage system. The Project would include onsite storm drain lines to convey onsite runoff to biofiltration chambers to provide the appropriate design capture volume, and the Project would not result in flooding on- or off-site. Therefore, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to runoff increases would be less than significant. See response to Section 5.10(c)(ii), above. Existing regulation require an onsite storm drain system that would accommodate 100- year flood flows, in accordance with Chapter 255 of the City's Municipal Code, the Orange County Hydrology Manual, and other City specifications (see PPP HWQ-5). Redevelopment of the Project site would not create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. iv. Impede or redirect flood flows? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to runoff increases would be less than significant. According to FEMA's FIRM Flood Map 06056CO261 J, the Project site is classified as Zone X, which includes areas with a minimal or 0.2 percent annual chance of flood hazard. Therefore,the proposed Project would not impede, or redirect flood flows and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? Impacts Associated with the Proposed Project 107 521 522 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No New Impact. The HSSP Final EIR concluded that impacts related to flood hazard, tsunami, and seiche zones would be less than significant. As discussed in Response 5.10(c)(iv),the Project site is not within a flood hazard area. Additionally, proper storage requirements for hazardous materials, such as fuels and oils, would be followed in order to limit the risk of release of pollutants due to site inundation. Therefore, implementation of the Project would not risk the release of pollutants due to inundation in a flood hazard zone. Also, the Project site is located over 1.6 miles northeast of the Pacific Ocean and is not located within a tsunami zone.Thus,impacts related to tsunamis would not occur. A seiche is the sloshing of a closed body of water from earthquake shaking. Seiches are of concern relative to water storage facilities because inundation from a seiche can occur if the wave overflows a containment wall, such as the wall of a reservoir, water storage tank, dam, or other artificial body of water. However, there is no large body of water upstream of the site that may be subject to seiche and that could result in potential flooding on the Project site. Therefore, impacts related to seiche would not occur. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that implementation of the HSSP would have the potential to adversely impact water quality in downstream receiving waters through discharge of runoff that contains various pollutants of concern. Impacts to water quality would be significant and unavoidable. As described previously, the Project would be required to have an approved SWPPP, which would include construction BMPs to minimize the potential for construction related sources of pollution. For operations, the proposed Project would be required to implement source control BMPs to minimize the introduction of pollutants; and treatment control BMPs to treat runoff. With implementation of the operational source and treatment control BMPs that would be required by the City during the permitting and approval process, potential pollutants would be reduced to the maximum extent feasible,and implementation of the proposed Project would not obstruct implementation of a water quality control plan. There are no groundwater wells on the Project site, and no wells are proposed as part of the Project. As discussed in Checklist Response threshold 5.1 Oa, the proposed Project would not involve direct withdrawals of groundwater, nor would it interfere with groundwater recharge such that it would result in a net deficit in aquifer volume or lowering of the local groundwater table levels. Excavation activities would not extend into the underlying groundwater due to its depth at 30 to 51 feet below ground surface. The Project site is also within the coastal plain/Orange County Groundwater Basin (UWMP 2020). Groundwater production in fiscal year 2019-20 was expected to be approximately 325,000 acre-feet, but declined to 286,550 acre- feet primarily due to perfluoroalkyl and polyfluoroalkyl substances impacting wells requiring them to being turned off around February 2020 (UWMP 2020). However, according to the 2020 UWMP groundwater levels are expected to return to normal soon, as treatment systems are constructed. Because pumping in the groundwater basin is managed, which limits the allowable withdrawal of water from the basin by water purveyors, and the Project does not involve groundwater pumping (as water supplies would be provided by the City)., impacts would be less than significant. As detailed in Section 5.19b, Utilities and Service Systems, and as anticipated in the HSSP Final EIR,the demand for water supplies is expected to be met by the City's available water supply. Additionally, according to the Municipal Water District of Orange County's (MWDOC) 2020 Urban Water Management Plan,increased demands from further development in Orange 108 522 523 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project County are expected to be met by existing water supplies. Overall,the proposed Project would not conflict with or obstruct a groundwater management plan, and no impacts would occur. Therefore,the proposed Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan, and no new substantial environmental impacts would occur in comparison to the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding hydrology and water quality. There have not been 1) changes related to the development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects;or 3)the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) PPP HWQ-1 Storm Water Pollution Prevention Plan. Prior to the issuance of any grading or building permits,the Project Applicant shall demonstrate compliance with California's General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing in a manner meeting the satisfaction of the City's Department of Public Works. Projects subject to this requirement shall prepare and implement a Storm Water Pollution Prevention Plan (SWPPP) during all phases of construction. A copy of the current SWPPP shall be kept at the construction site and be available for State and City review on request. PPP HWQ-2 General Waste Discharge Requirements. Prior to the issuance of any grading or building permits, if construction dewatering or discharges from other specific activities (e.g., dewatering from subterranean seepage, potable water system maintenance discharges, fire hydrant flushing, etc.) are required,the Project Applicant shall notify the Santa Ana Regional Water Quality Control Board (RWQCB) and any discharges into surface waters shall be conducted in compliance with the Santa Ana RWQCB's Order No. R8-2015-0004 (NPDES No. CAG998001), which includes General Waste Discharge Requirements (WDRs) for discharges to surface water that pose an insignificant (de minimis) threat to water quality. The General WDRs include provisions mandating notification, testing, and reporting of dewatering and testing-related discharges, and contain numeric and performance-based effluent limits depending upon the type of discharge. PPP HWQ-3 Water Quality Management Plan. Prior to the issuance of any grading or building permits,the Project Applicant shall submit for review and approval by the City's Public Works Department, the final Project Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that address Pollutants of Concern. The WQMP shall comply with the requirements of the Orange County MS4 Permit, the Orange County Drainage Area Management Plan (DAMP), Model WQMP, and Technical Guidance Manual, and the City's Local Implementation Plan (LIP), Citywide Urban Runoff Management Plan (CURMP), Project WQMP Preparation Guidance Manual, and pertinent regulations in the 109 523 524 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Municipal Code. Prior to the issuance of a certificate of use and occupancy, the Project Applicant shall demonstrate to the satisfaction of the City's Public Works Department the following: • All structural BMPs described in the Project's approved WQMP have been implemented,constructed, and installed in conformance with approved plans and specifications; • Demonstrate that the Project Applicant has complied with all nonstructural BMPs described in the Project's WQMP; • Provide certifications from the Engineer of Record or Landscape Architect that the LID BMPs and treatment control BMPs were constructed and installed per the approved plans and specifications; • Copies of the Project's approved WQMP (with attached O&M Plan and Educational Materials) are available for each of the initial occupants and tenants of the Project; and • The Covenants,Conditions,and Restrictions(CC&Rs) includes pertinent BMPs in the approved WQMP and O&M Plan. PPP HWQ-4 Grading and Erosion Control Plans. Prior to the issuance of any grading permit, the Project Applicant/Developer shall submit for review and approval by the City's Public Works Department, the grading and erosion control plans for the Project. The plans shall demonstrate that proposed grading and excavation activities on the site shall include the installation of permanent and semipermanent erosion control measures in compliance with pertinent requirements of the City's Grading and Excavation Code,as contained in Chapter 17.05 of the Municipal Code. PPP HWQ-5 Storm Drainage Plan. Prior to the issuance of any grading or building permits, the Project Applicant shall submit for review and approval by the City's Public Works Department,the storm drainage plan for the Project. The plan shall include the installation of an on-site storm drain system that would accommodate 100- year flood flows, in accordance with Chapter 255 of the City's Municipal Code, the Orange County Hydrology Manual,and other City specifications. In addition,the Project Applicant shall pay the applicable fees for the City's local drainage fund in accordance with Chapter 14.48 of the Municipal Code. Prior to the approval of final inspection,the on-site storm drain system shall be constructed,or provide evidence of financial security (such as bonding), in a manner meeting the approval of the City's Public Works Department. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe hydrology and water quality impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for hydrology and water quality. 110 524 525 Oil Pipeline Location EXISTING SURFA E P OPOSED SURFCE OVER OIL MAIN ses) (sea) a asa�s 1 (sn) ',PROPOSED 7 EX6 NC W000 I7 PROPOSE Y .WATER SERVICE -i - PROPT K WATER VAULT Elf - O. WATER f EX67IN 6'OIL AWL. //j _ 02`.. 1'MAR BELOW :p� E)USPNG 67 OIL L 5 0 2 p� .l PROPOSEED III" SO PROPOSED IIr .D. '... PROPOSED r SEWER PROPO P.SEWER .PCTHOIf ON 2021-1t-SO T TERA(r) (XISTIN CRIM QN PI E LINE Holly Triangle Townhomes Figure 3-9a 525 526 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 112 526 527 Oil Pipeline Location 0+00 0+50 1+00 1+50 2+00 2+50 ..... 7 PROPOSED C STANDARD OIL WATER EVENT PROPOSED IT STDRY DRAIN __ — / PROPoSm C SEWER c-PROPOSED f _ PROMS OIL _ _ exsnHG 6 Oa _ EX61IN 001 n m PROPOSED T o WA D PROPOSED Y DROPOSED 4'SEWER SCE CONDUIT ED 1 WATER SEWER / 51 DRA PROP:i'SED 4 SEEWER I / I � rl r - w N i i CbI QAL- I i i I I � I J O ttt` J I I C � I SAP I I I � / o a Holly Triangle Townhomes Figure 3-9b 527 528 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank. 114 528 529 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.11 LAND USE AND PLANNING Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Physically divide an established community? ❑ ❑ ❑ ❑ b) Cause a significant environmental impact due to ❑ ❑ ❑ ❑ conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Summary of Impacts Identified in the Final HSSP EIR The HSSP Final EIR analyzed impacts related to land use on in Section 4.1, Land Use and determined impacts would be less than significant with mitigation The HSSP Final EIR,which was a General Plan Amendment EIR, described that the land use plan provides for the ultimate development of the 768-acre Holly-Seacliff Area. In contrast to the existing General Plan, the HSSP provides an overall plan for the entire area, which results in a consistent, coordinated approach to development of the area. The HSSP plan had fewer total units than the existing General Plan, decreasing the maximum planned number of residential units from the 5,848 allowed by the then present General Plan and zoning,to a total of 4,410 dwelling units.The HSSP plan increased acreage for residential development, but reduced acreage for high density residential development. The HSSP Final EIR determined that significant cumulative impacts would result because the HSSP would result in the conversion of 768 acres of land to urban uses that are at a much greater degree of development than what was existing under the General Plan.Although this HSSP proposed 1,438 units fewer than with the then existing General Plan buildout, the project represented a greater degree of development than what currently existed onsite at the time. The HSSP Final EIR determined that development of the project may result in less than significant impacts from oil service vehicles driving through proposed residential developments. Development of the project would impact the goals of the Housing Element by reducing the housing stock by 25 percent. Grading activities or development on-site could disrupt or destroy on-site natural swales. This would be inconsistent with goals stated in the Open Space/Conservation Element. The HSSP Final EIR determined that development of the project may result in short-term compatibility, less than significant impacts, from new residential communities adjacent to old industrial areas. HSSP Final EIR Mitigation Measures Applicable to the Project Land Use 2. All potential buyers and renters of on-site residences should be notified of the affects resulting from on-site and off-site oil production activities.The notification should state the frequency and locations of maintenance and service operations. The notification should indicate that noise levels from oil activities may also significantly increase during these times. 115 529 530 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project a) Physically divide an established community? Impacts Associated with the Proposed Project No New Impact. As stated previously, the Project site is currently developed with a commercial/manufacturing building with the remaining portion of the site used as a car storage lot. The proposed Project would develop the site with a residential community consisting of 35 townhome units. No residential uses currently occur on the site that would be impacted or divided by development of the proposed Project. The Project site is surrounded by residential uses to the north, south, east, and west. The proposed Project would be compatible with the adjacent residential neighborhoods. Therefore, the Project would not divide or disrupt the physical arrangement of the existing adjacent residential neighborhoods and would serve as an extension of existing residential area. Furthermore, access to the site would be provided by driveways off existing roadways, including the singular Project access point on Holly Lane and an emergency-vehicle- access-only driveway on Main Street. Thus, impacts related to physically dividing an established community would not occur from the proposed Project. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Impacts Associated with the Proposed Project No New Impact.With respect to regional planning, SCAG is the metropolitan planning organization (MPO) for Los Angeles,Orange,San Bernardino, Riverside,Ventura,and Imperial counties.As the designated MPO, the federal government mandates SCAG to prepare plans for growth management, transportation, air quality, and hazardous waste management. In addition, SCAG reviews projects of regional significance for consistency with the existing regional plans. SCAG's regional planning programs, including the Regional Comprehensive Plan (RCP), Regional Housing Needs Assessment (RHNA), and RTP/SCS, are not directly applicable to the proposed Project because the Project is not of Statewide, regional, or area-wide significance, as defined by Section 15206 of the CEQA Guidelines. However, the Project would contribute to new housing development in the City of Huntington Beach, and thus contributes to the City's RHNA housing goal of 13,368 new dwelling units between 2021 and 2029. Local plans and programs relevant to the Project and the consistency of the proposed Project with these plans and programs are discussed below. The City of Huntington Beach General Plan, comprehensively updated in 2017, is the primary planning and policy document of the City of Huntington Beach. It provides the regulatory framework for the use and management of the City's resources and articulates policies related to public and private land use, design guidelines for development and open spaces, housing conservation and new residential development, public services and infrastructure,natural resources, economic resources, and policies to guard against natural and manmade hazards. The City's General Plan consists of nine elements including Land Use, Circulation, Environmental Resources and Conservation, Natural and Environmental Hazards, Noise, Public Services and Infrastructure, Historic and Cultural Resources, Housing, and Coastal. The Coastal Element of the General Plan serves as the Land Use Plan for the Local Coastal Program (LCP) and establishes detailed land use policies within the Coastal Zone. However, it should be noted that the Project site is not within the City's Coastal Zone. An evaluation of the Project's consistency with applicable goals and policies of the General Plan is provide in Table LU-1. 116 530 531 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Table LU-1: Project Consistency with General Plan General Plan Goals and Policies Project Consistency Land Use Element Goal LU-1. New commercial, industrial, and residential development is coordinated to ensure that the land use pattern is consistent with the overall goals and needs of the community. Goal LU-1. New commercial, industrial, and residential development is coordinated to ensure that the land use pattern is consistent with the overall goals and needs of the community. LU-A: Ensure that development is consistent with the Consistent. Although the proposed Project is not land use designations presented in the Land Use consistent with the existing General Plan land use Map, including density, intensity, and use standards and Zoning designations for the site, as part of the applicable to each land use designation. discretionary actions, a General Plan Amendment and Zone Change are proposed that would render the proposed Project consistent with the plans. LU-B: Ensure new development supports the Consistent. Although the Project does not include an protection and maintenance of environmental and active park within the site, the Applicant would open space resources. contribute to the City's park in-lieu fees. There are also passive open space areas provided onsite.This area would be planted with turf and vertical trees at its perimeters. No conflict with this policy would occur. LU-C: Support infill development, consolidation of Consistent. The proposed Project is an in-fill parcels, and adaptive reuse of existing buildings. development on a site that is currently partially developed with a commercial/manufacturing building. The building is not historically significant, as discussed in Section 5.3, and the component of the policy pertaining to adaptive reuse of existing buildings is not applicable, as the existing building and associated site uses would be demolished to accommodate the Project.No conflict with this policy would occur. LU-D: Ensure that new development projects are of Consistent.As described in detail in Section 5.1,the compatible proportion, scale, and character to proposed Project involves development of a 35-unit complement adjoining uses. townhome residential development community surrounded by single- family residential cul-de-sac streets to the north and multi-family to the south, east and west. The proposed Project would be compatible with the adjacent residential communities. Further, the proposed Project aims at creating an aesthetically cohesive and high- quality development that compliments the area. No conflict with this policy would occur. Goal LU-2: New development preserves and enhances a distinct Surf City identity,culture, and character in neighborhoods, corridors, and centers. LU-A: Ensure that future development and reuse Consistent. Please refer to the discussion above, projects are consistent with the Land Use Map to under LU-1 D. In light of that analysis, no conflict provide connections between existing with this policy would occur. neighborhoods and city attractions. LU-B: Improve trail, bicycle pathway, roadway, Consistent. Pedestrian circulation would be sidewalk, and transit connections to new provided via a new sidewalk along Holly Lane and development and reuse projects. existing public sidewalks along Garfield Avenue, and Main Street, which will connect to the Project's 117 531 532 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project LU-3C: Ensure connections are well maintained and internal walkways. The Project will protect the safe for users. existing sidewalk along project frontage and, if necessary, repair or reconstruct them along the Project frontage per the City's request.The existing sidewalk system within the Project vicinity provides direct connectivity to the adjacent existing residential communities and to public transit (i.e., Orange County Transportation Authority (OCTA) bus stops on Main and Garfield). Additionally, the Project recognizes that the City's Bikeway Master Plan considers the needs of bicycle users and aims to create a complete and safe bicycle network throughout the City.Currently Class II bike lanes are provided along Main Street and Garfield Avenue, No conflict with these policies would occur. LU-C: Distinguish neighborhoods and subareas by Consistent. The design of the proposed Project character and appearance and strengthen physical would maintain the informal aesthetic elements of and visual distinction, architecture, edge and entry the existing beach community. A hierarchy of treatment, landscape, streetscape, and other landscaping, including trees, shrubs, and turf would elements. Evaluate the potential for enhancement of be provided to soften edge conditions that would neighborhood entrances and perimeter walls. include thematic masonry, wood and metal perimeter and yard walls. The proposed Project design would be developed to complement the architectural style of the overall site and surrounding area. Both sides of all visible perimeter walls and fences would be architecturally designed and treated to complement the surrounding area. No conflict with this policy would occur. Goal LU-7: Neighborhoods, corridors, and community subareas are well designed, and buildings, enhanced streets, and public spaces contribute to a strong sense of place. LU-A: Preserve unique neighborhoods, corridors, Consistent.As discussed under LU-2C and LU-2E,the and subareas, and continue to use specific plans to proposed Project design would maintain the distinguish districts and neighborhoods by character informal aesthetic elements of the existing beach and appearance. community. A hierarchy of landscaping, including trees, shrubs, and turf would be provided to soften LU-B: Use street trees, signage, landscaping, street edge conditions that would include thematic furniture, public art, and other aesthetic elements to masonry yard walls. Enhanced landscape treatment enhance the appearance and identity of subareas, is provided on all three corners of the Site. The neighborhoods,corridors,nodes,and public spaces. Project design would be developed to complement the architectural style of the overall area and incorporate artistic and aesthetic elements to add visual interest and enhanced site feature. No conflicts with this policy would occur. LU-F: Encourage undergrounding of utilities on Consistent. All new and existing public and private approaches to and within the intersection subareas. utility lines and distribution facilities, would be installed underground, including dry (power and communications) and wet (water, gas, and sewer) utilities except for surface-mounted transformers, pedestal-mounted terminal boxes, meter cabinets, and other equipment requiring for above ground installation (see Section 5.19, Utilities and Service Systems for additional information). No conflict with this policy would occur. 118 532 533 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Circulation Element Goal CIRC-1 a: The circulation system supports existing, approved, and planned land uses while maintaining a desired level of service and capacity on streets and at critical intersections. Goal CIRC-1 c: Through ongoing evaluation of jurisdiction, efficient transportation management provides the highest level of safety, service, and resources. CIRC-B: Maintain the following adopted Not Applicable. performance standards for citywide level of service Automobile delay, as described solely by Level of for traffic-signal-controlled intersections during Service (LOS) or similar measure of traffic peak hours. congestion, is no longer considered a significant a. Locations with specific characteristics impact under CEQA,except in locations specifically identified as critical intersections: LOS E (ICU to not identified in the Guidelines. (Pub. Resources Code, exceed 1.00) § 21099(b)(2).) CEQA Guidelines Section 15064.3 b. Principal Intersections: LOS D (0.81-0.90 - Determining the Significance of Transportation ICU) Impacts states that Vehicle Miles Traveled (VMT) is C. Secondary Intersections: LOS C (0.71-0.80 the most appropriate measure of transportation ICU) impacts and provides lead agencies with the discretion to choose the most appropriate methodology and thresholds for evaluating VMT. The signalized intersection of Main Street and Garfield Avenue operates at a LOS A with and without the Project, which is in compliance with the City of Huntington Beach performance standards and requirements and other pertinent jurisdictions, as a plicable (K2 Traffic Engineering, 2021). CIRC-D: Require additional right-of-way and Consistent. On-street parking is not proposed. The restrict parking on segments adjacent to principal Project would comply with the City's parking intersections to allow for future intersection requirements. The on-street parking would not improvements and turning movements as needed to impact performance standards. No conflict with this satisfy performance standards. policy would occur. CIRC-E: Maintain compliance with the OCTA Consistent.The Project generates a net-6,457 daily Congestion Management Program or any trips and does not meet the criteria requiring a CMP subsequent replacement program. analysis.CMP requires that a traffic impact analysis be conducted for any project generating 2,400 or more daily trips, or 1,600 or more daily trips for projects that directly access the CMP Highway System.The Project has an access driveway to Holly Street,which is not part of the CMP. No conflict with this policy would occur. CIRC-F: Require development projects to provide Not Applicable. circulation improvements to achieve stated City Automobile delay, as described solely by LOS or goals and to mitigate to the maximum extent similar measure of traffic congestion, is no longer feasible traffic impacts to adjacent land uses and considered a significant impact under CEQA, neighborhoods as well as vehicular conflicts related except in locations specifically identified in the to the project. Guidelines. (Pub. Resources Code, § 21099(b)(2).) CEQA Guidelines Section 15064.3 - Determining the Significance of Transportation Impacts states that VMT is the most appropriate measure of transportation impacts and provides lead agencies with the discretion to choose the most appropriate methodology and thresholds for evaluating VMT. The intersections near the proposed Project operates at a LOS A and B which is in compliance with the City of Huntington Beach performance 119 533 534 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project standards and requirements and other pertinent jurisdictions, as applicable (K2 Traffic Engineering, 2021). CIRC-G: Limit driveway access points, require The proposed circulation design would avoid driveways to be wide enough to accommodate pedestrian and vehicular conflicts. The Project traffic flow from and to arterial roadways, and would be accessed via a singular driveway on Holly establish mechanisms to consolidate driveways Street, and a 25-foot wide emergency-vehicle- where feasible and necessary to minimize impacts access-only driveway on Main Street. The to the smooth, efficient, and controlled flow of residential private roads would be in compliance vehicles, bicycles, and pedestrians. with public works standard plans and would provide adequate areas for maneuvering and emergency vehicle access. No conflict with this policy would occur. Goal CIRC-6: Connected, well-maintained, and well-designed sidewalks, bike lanes, equestrian paths, and waterways allow for both leisurely use and day-to-day required activities in a safe and efficient manner for all ages and abilities. CIRC-A: Provide pedestrian and bicycle routes that Please see discussion for LU-B.No conflict with these integrate with local and regional transit, connect policies would occur. destinations, and provide end-of-trip facilities. Goal ERC-1: Adequately sized and located parks meet the changing recreational and leisure needs of existing and future residents. ERC-A: Maintain or exceed the current park per Consistent. In addition to the Applicant contributing capita ratio of 5.0 acres per 1,000 persons, to the City's park in-lieu fee, the Project proposes including the beach in the calculations. 11,719 SF of common open space as described in the Project Description. No conflict with this policy would occur. Goal ERC-4: Air quality in Huntington Beach continues to improve through local actions and interagency cooperation. ERC-A: Continue to cooperate with the South Coast As discussed in Section 5.3, Air Quality, the Air Quality Management District and other proposed Project would include compliance with all regional,state,and national agencies to enforce air applicable regulatory thresholds including the quality standards and improve air quality. SCAQMD and other regional, state, and national agencies to ensure enforcement of air quality standards as related to the proposed Project. No conflict with this policy would occur. ERC-B: Continue to require construction projects to Consistent. As discussed in Section 5.3, Air Quality, carry out best available air quality mitigation the Project would have emissions less than the practices, including use of alternative fuel vehicles SCAQMD's mass daily regional construction and and equipment as feasible. operation emissions thresholds and localized significance thresholds.The proposed Project would ERC-D: Require grading, landscaping, and include implementation of PPP AQ-1,which requires construction activities to minimize dust while using as compliance with all the fugitive dust control little water as possible. measures listed within SCAQMD Rule 403, and PPP AQ-2,which requires compliance with nuisance from air contaminants. Therefore, the proposed Project would be developed consistent with the City's goals pertaining to air quality mitigation practices and minimization of dust. No conflict with this policy would occur. Goal ERC-5: Greenhouse gas emissions from activities occurring in Huntington Beach are reduced to levels consistent with state goals. 120 534 535 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project ERC-C: Explore strategies to reduce greenhouse Consistent. As discussed in Section 5.8, Greenhouse gas emissions from off-road construction and Gas Emissions, amortized construction and landscaping equipment. operation emissions would be less than the SCAQMD's recommended 3,000 MTCO2e threshold for all land use types. In addition, the proposed Project would be required to comply with the applicable Title 24 Energy Efficiency Standards for Residential and Nonresidential Buildings (PPP GHG-1) and the applicable California Green Building Standards (CALGreen) Code (GHG-2). As such, no conflict with this policy would occur. Goal ERC-12: New buildings are increasingly energy efficient and ultimately equipped to support zero net energy performance. ERC-A: Create incentives for proposed Consistent. The proposed Project would promote development and reuse projects to exceed the building energy efficiency through compliance with minimum energy efficiency standards established in energy efficiency standards (Title 24 mandated in the California Building Standards Code when the 2019 code update). The Project will include constructing new or significantly renovated solar photovoltaic system; high efficiency insulation residential and nonresidential buildings, including and filters; and ultra-low NOx furnaces. No conflict achieving zero net energy performance in advance with these policies would occur of state-level targets. ERC-B: Promote the use of passive solar design techniques and technologies in new buildings to reduce energy use for heating and cooling. Goal ERC-15: Adequate water supply is available to the community through facilities, infrastructure, and appropriate allocation. ERC-B: Monitor demands on the water system, Consistent. The proposed Project would not require manage new development and reuse projects and new or expanded off-site water or wastewater existing land uses to mitigate impacts and/or lines. The City has sufficient capacity to provide facilitate improvements to the system, and maintain water service for the proposed Project. Orange and expand water supply and distribution facilities. County Sanitation District (OCSD) has sufficient capacity and will provide wastewater treatment services to the proposed Project. Existing off-site infrastructure exists to provide water and wastewater service to the Project site. The UWMP indicates that the City would have adequate water supplies to meet demands during normal, single- dry, and multiple-dry years to 2040. The City would have available water supplies to serve the proposed Project. No conflict with this policy would occur. Goal ERC-16: Water conservation efforts are maximized in every aspect of use. ERC-A: Continue to require incorporation of Consistent. As described in Section 5.19, Utilities of feasible and innovative water conservation the Addendum,the proposed Project would comply features in the design of new development and with Sections 4.303 and 4.304 of the CALGreen reuse projects. Code, which require indoor and outdoor water ERC-C: Require the use of recycled water for conservation measures such as low flush toilets, landscaping irrigation, grading, and other non- aerators on sinks and shower heads, other water- contact uses in new development or substantial efficient appliances, and water-efficient automatic retrofit projects where recycled water is available irrigation system controllers. The Project would also or expected to be available. comply with the City's water conservation measures. No conflict with these policies would occur. 121 535 536 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Goal ERC-17: Enhance and protect water quality of all natural water bodies including rivers, creeks, harbors, wetlands, and the ocean. ERC-A: Require redevelopment to comply with the Consistent. As discussed in Section 5.8, Hydrology City's National Pollutant Discharge Elimination and Water Quality, the proposed Project would System permit and other regional permits issued by generate storm water pollutants during demolition the State Water Resources Control Board and the and construction activities on the site. However, Santa Ana Regional Water Quality Control Board. preparation and implementation of the SWPPP in compliance with the NPDES Construction General ERC-B: Require that new development and Permit(PPP HWQ-1) would reduce pollutants in the significant redevelopment projects employ storm water.Therefore,the proposed Project would innovative and efficient drainage technologies that be developed consistent with the City's goals comply with federal and state water quality pertaining to future demands on the City's storm requirements and reduce runoff and water quality drain/stormwater conveyance system, compliance impacts to downstream environments. with the City's NPDES Permit and other regional permits issued by the Santa Ana Regional Water Quality Control Board. No conflict with these policies would occur. ERC-C: Continue to require new development and Consistent. As specified in Section 5.10, Hydrology significant redevelopment projects to propose and Water Quality, the proposed Project would protective safeguards and implement best include water quality features and drainage system management practices that minimize non- point designed to meet the City's requirements for water source pollution and runoff associated with quality. A preliminary WQMP has been prepared construction activities and ongoing operations. for approval by the City of Huntington Beach. The proposed Project's storm drain system would be ERC-D: Continue to require that new development maintained by the City of Huntington Beach while and significant redevelopment projects incorporate the proposed water quality BMPs would be low-impact development best management maintained by an HOA. In addition to long-term practices,which may include infiltration,harvest and Water quality management, the proposed project reuse, evapotranspiration, and bio-treatment. would be required to mitigate the construction- period pollutant by developing a SWPPP,including ERC-F: Reduce pollutant runoff from new construction BMP procedures to control and prevent development to marine biological resources and the entry of pollutants into the storm drain systems wetlands by requiring the use of the most effective and waterways and incorporation of short-term best management practices currently available. and permanent BMPs that would remove pollutants and improve the water quality of storm water runoff from the site. No conflicts with these policies would occur. ERC-H: Reduce impacts of new development and Consistent. As discussed in Section 5.10, Hydrology significant redevelopment project sites' hydrologic and Water Quality, based on the regime (hydromodification). hydromodification analysis for the proposed Project, the site is located in an area of the Santa Ana River watershed that is not susceptible to hydromodification and therefore, the proposed Project would not have the potential to create hydrologic conditions of concern (HCOC) that may result in downstream flooding or the erosion of downstream natural channels. No conflict with this policy would occur. Natural and Environmental Hazards Element Goal HAZ-A:The risk of urban fires is reduced through effective building design and effective fire services. HAZ-A: Ensure that all new construction is designed Consistent. The proposed development includes a for easy access by fire and other emergency 25-foot wide emergency access driveway on Main response personnel. Street that would connect to the primary drive aisle 122 536 537 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project running through the site to Holly Lane. The emergency vehicle access point on Main Street would be gated to prevent public access to the site from this driveway; however, the fate would be equipped with a Knox Box to provide emergency access by fire and other emergency response personnel. Additionally, the layout of the internal streets is similar to the adjacent residential developments.The development area would not be gated, allowing full access. All access ways would be free and clear of any and all structures including, but not limited to, utility devices. The fire access roads would meet the California Fire Code Section 503.1.1 and City of Huntington Beach Fire Department Specification No.401 requirements for location, width, and turning radii.All private streets would provide adequate areas for maneuvering, stacking of vehicles, and emergency vehicle access. No conflict with this policy would occur. Noise Element Goal N-1: Noise-sensitive land uses are protected in areas with acceptable noise levels. N-A:Maintain acceptable stationary noise levels at Consistent. As detailed in Section 5.1 3, Noise, the existing noise-sensitive land uses such as schools, operational on-site noise associated with the Project residential areas, and open spaces. would be heating, ventilation, and air conditioning (HVAC) equipment, landscape maintenance, and trash collection. These noise sources are typical for developed land uses and would be consistent with the noise from surrounding residential land uses. No conflict with this policy would occur. N-B: Incorporate design and construction features Consistent.As detailed in Section 5.1 3,Noise,noise- into residential, mixed-use, commercial, and generating construction activities would be limited industrial projects that shield noise- sensitive land to the hours allowed by the Municipal Code. The uses from excessive noise. Project would introduce residential uses within an area surrounded by the same and would therefore be consistent with existing uses. No conflict with this policy would occur. Goal N-3: The community is not disturbed by excessive noise from mobile sources such as vehicles, rail traffic, and aircraft. N-A: Mitigate noise created by any new Consistent. As detailed in Section 5.13, Noise, transportation noise source so that it does not operation of the 35-unit proposed Project would exceed the exterior or interior sound levels specific generate traffic along roadways in the Project in Table N-2. vicinity. However, the proposed Project would generates a net -6,457 daily trips. A doubling of traffic volumes would result in traffic noise increases of 3 decibels. A 3-decibel increase is the minimum change in noise levels that is perceptible to human hearing in outdoor environments. Because traffic noise increases are below the limits of human hearing to detect an audible change in noise levels, traffic noise increases from the Project would not be perceptible or substantial. No conflict with this policy would occur. 123 537 538 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project N-B: Prioritize use of site planning and project As detailed in Section 5.13, Noise, the proposed design techniques to mitigate excessive noise. The residential uses would be consistent with the use of noise barriers shall be considered a means surrounding existing development. All operational of achieving the noise standards only after all other noise was determined to be less than significant.As practical design-related noise mitigation measures such, no conflict with these policies would occur. have been integrated into the project. N-C: Employ noise-reducing technologies such as rubberized asphalt,fronting homes to the roadway, or sound walls to reduce the effects of roadway noise on noise-sensitive land uses. Goal N-4: Noise from construction activities associated with discretionary projects, maintenance vehicles, special events, and other nuisances is minimized in residential areas and near noise-sensitive land uses. N-A: Reduce construction, maintenance, and The Project would result in noise associated with nuisance noise at the source as the first and demolition activities; however, as detailed in preferred strategy to reduce noise conflicts. Section 5.1 3, Noise, all noise impacts would be less N-C: Encourage shielding for construction activities than significant. No conflict with this policy would to reduce noise levels and protect adjacent noise- occur. sensitive land uses. N-D: Limit allowable hours for construction activities and maintenance operations located adjacent to noise-sensitive land uses. Public Services and Infrastructure Element Goal PSIA: Public safety services, education, facilities, and technology protect the community from illicit activities and crime. PSI-A: Consider the relationship between the As discussed in Section 5.15, Public Services of the location and rate of planned growth and resulting Addendum, the proposed Project would create the demands on police facilities and personnel. typical range of service calls for residential developments. The proposed Project would PSI-D: Ensure that new development and reuse generate a demand for police protection services projects and existing land uses promote community once the proposed dwelling units are occupied. The safety. incremental demand of the Project for police protection services is not anticipated to increase Huntington Beach Police Department (HBPD) response times to the Project site or surrounding area. Compliance with PPP PS-3, which requires payment of development impact fees for police facilities (Huntington Beach Municipal Code Chapter 17.75),would ensure that adequate police protection services are provided and impacts to police protection services would be less than significant. No conflict with these policies would occur. Goal PSI-2: Huntington Beach residents and property owners are protected from fire hazards and beach hazards,and adequate marine safety and emergency medical services are provided by modern facilities and advanced technology PSI-2A: Consider the relationship between the Consistent. As discussed in Section 5.15, Public location and rate of planned growth,the placement Services of the Addendum, the proposed Project of critical facilities, and the resulting demands on would create the typical range of service calls for fire, marine safety, and EMS facilities and residential developments. The City of Huntington personnel. Beach Fire Department(HBFD) provides response to fire protection,medical emergencies,marine safety, hazardous materials incidents, natural and man- made disasters and related emergencies in an 124 538 539 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project PSI-E: Ensure that new development and reuse effort to reduce life and property loss. The Project projects and existing land uses promote fire safety. site is currently covered by the HBFD response standards and would not have an impact on PS12G: Ensure development provides adequate response standards. In addition, the proposed access for public safety responders in the event of Project would not require an increase in firefighting an emergency staff or an increase in firefighting equipment,trucks, or facilities. No conflict with these policies would occur. Goal PSI-7: The flood control system supports permitted land uses while preserving public safety. PSI-C: Monitor demands and manage future Consistent. The proposed Project would generate development and reuse projects and existing land storm water pollutants during grading and uses to mitigate impacts and/or facilitate construction activities on the site. However, improvements to the storm drainage system. preparation and implementation of the SWPPP in PSI-E: Control surface runoff water discharge into compliance with the NPDES Construction General the stormwater conveyance system to comply with Permit (PPP HWQ-1), compliance with the Santa the City's National Pollutant Discharge Elimination Ana RWQCB's dewatering regulations (PPP HWQ- System Permit and other regional permits issued by 2), and implementation of BMPs would reduce the Santa Ana Regional Water Quality Control pollutants in the storm water. Therefore, the Board. proposed Project would be developed consistent with the City's goals pertaining to future demands on the City's storm drain/stormwater conveyance system and compliance with the City's NPDES Permit and other regional permits issued by the Santa Ana RWQCB. No conflict with these policies would occur. Goal PSI-9: An adequate and orderly system for solid waste collection and disposal meets the demands of new development and reuse projects, existing land uses, and special events. PSI-A: Ensure that new development and reuse Consistent. As described in Section 5.19, Utilities projects provide adequate space for recycling and and Service System, the proposed Project would organics collection activities to support state waste comply with applicable solid waste statutes and reduction goals. regulations including waste diversion programs.The PSI-B: Continue to exceed state solid waste proposed Project would generate 469.2 pounds of reduction goals and work toward making long-term solid waste per day prior to required Huntington Beach a zero-waste community. waste diversion requirements. There is sufficient solid waste disposal capacity in the existing landfills to meet the solid waste disposal needs of the proposed Project. Therefore, the proposed Project would be developed consistent with the City's goals pertaining to solid waste. No conflict with these policies would occur. The documents regulating land use for the Project site include the HSSP, City's General Plan, and the City's Municipal Code. The proposed Project's relationship to these planning documents is described below. General Plan. As discussed previously, the Project site is designated as Commercial Neighborhood-Specific Plan (CN-sp) and would require a General Plan Amendment to change the designation of the site to Medium Density Residential-Specific Plan (RM-sp). Upon Project implementation,the residential uses would be similar to the surrounding uses to the south, west, north, and east. As shown in Table LU-1 above, the Project is consistent with the General Plan goals and policies. 125 539 540 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project HSSP. The Project site is designated as Commercial (C) by the HSSP. The Project includes a Specific Plan Amendment that would change the HSSP designation to Medium Density Residential (RM). The Project would develop 35 units and would be consistent with the HSSP Goals as outlined in Table LU-2, below. Table LU-2: Project Consistency with HSSP Policies HSSP Goals Project Consistency Consistent. The proposed Project would introduce Distribution of planned residential uses, definition 35 three-story townhomes which would include 11 of permitted housing types, and provision of a 2-bedroom units and 24 3-bedroom units that diversity of housing types. would contribute to the diversity of housing types within the HSSP area. Consistent.The Project would include a Specific Plan Location,character and intensities of planned Amendment to change the designation of the site commercial, industrial and mixed development from Commercial (C) to Medium Density Residential uses. (RM). The Project would be consistent with the character and intensities of the surrounding residential uses and would be located within a residential area. Not Applicable. The Project would construct internal Alignments and design of arterial highways and driveways and would not include offsite roadway locations of traffic control devices. improvements. Consistent. As shown in figures 3-6 and 3-7, the Design of community open spaces, parks,trails and Project would include a central village lawn and recreation facilities. community open space area that would be used for recreational purposes. Grading Guidelines Consistent.As discussed in Section 5.7, Geology and Soils, the proposed Project would involve excavation, grading,and construction activities that would disturb soil and leave exposed soil on the ground surface.As such,the proposed Project would be required to comply with the City's grading standards and erosion control measures, as verified through the permitting and plan check process. Consistent. As discussed above, the Project would Design of required public facilities to serve include a central village lawn and community open existing and proposed development. space area that would be used for recreational purposes. Consistent. As demonstrated in Table AES-1, the Design and implementation of the community Project would comply with the community theme theme elements. guidelines by including landscaping with approved plant covers, walls, and open space. General Plan. As discussed previously, the Project site is designated as Commercial Neighborhood-Specific Plan (CN-sp) and would require a General Plan Amendment to change the designation of the site to Medium Density Residential-Specific Plan (RM-sp). Upon Project implementation,the residential uses would be similar to the surrounding uses to the south, west, north, and east. As shown in Table LU-1 above, the Project is consistent with the General Plan goals and policies. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts 126 540 541 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding land use and planning.There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) None. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe land use and planning impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required regarding land use and planning. 127 541 542 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.12 MINERAL RESOURCES Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Result in the loss of availability of a known mineral ❑ ❑ ❑ ❑ resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally- ❑ ❑ ❑ ❑ important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR concluded that impacts to natural resources were less than significant. HSSP Final EIR Mitigation Measures Applicable to the Project None. a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that no impacts would occur related to mineral resources. The Project site is partially developed with a commercial office building and associated parking and is not used for mineral extractions. The Project site is identified as within Mineral Resource Zone MRZ-3, which indicates information is unavailable or historic mining has not occurred, and therefore the significance of mineral resources is unknown. No known mineral resources are located on the site or surrounding areas. Therefore, development of the proposed Project would not result in impacts related to mineral resources. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on the general plan, specific plan or other land use plan? Impacts Associated with the Proposed Project No New Impact. As described previously,the Project site is identified as within an MRZ-3 zone by the CGS and has an existing HSSP designation of Commercial (C).Therefore,implementation of the proposed Project would not result in the loss of availability of a locally-important mineral resource recovery site as delineated on a local plan, and no impacts would occur. 128 542 543 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding mineral resources. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) None. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe mineral resources impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required regarding mineral resources. 129 543 544 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.13 NOISE Subsequent or Supplemental EIR Addendum to EIR Would the project result in: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Generation of a substantial temporary or ❑ ❑ ❑ ❑ permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundborne vibration or ❑ ❑ ❑ ❑ groundborne noise levels? c) For a project located within the vicinity of a private ❑ ❑ ❑ ❑ airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? This section prepared with Air Quality, Greenhouse Gas, and Noise Impact Study, prepared by Blodgett Baylosis Environmental Planning, dated April 2, 2021, provided as Appendix F. Summary of Impacts Identified in the HSSP Final EIR Impacts related to noise were analyzed on pages 4.9-8 through 4.9-25 of the HSSP Final EIR. The HSSP Final EIR noted that construction noise is a short-term and less than significant effect of the project on residences that are located within 150 feet of the site, and that the Noise Ordinance limits hours of construction to minimize potential noise impacts. The HSSP Final EIR also noted that the off-site traffic noise was modeled and determined that a cumulative traffic noise increase of over three dBA would occur along Garfield Avenue,Ellis Street,and Edwards Street. The HSSP Final EIR also describes that roadway noise along Garfield Avenue ranges from 65 to 70 CNEL at 100 feet from the centerline, and that sound barriers would need to be installed for future residential uses. In order to meet the 45 CNEL interior noise level standard, building attenuation may need to be as high as 29 dB that may require special construction measures (such as higher rated windows and doors). The HSSP Final EIR includes mitigation measures that consist of existing regulations related to allowable construction hours, limiting exterior ambient noise to 65 dBA in residential areas, and interior noise to 45 dBA to reduce potential impacts to a less than significant level. HSSP Final EIR Mitigation Measures Applicable to the Project Roadway Noise 1. Enforcement of the City of Huntington Beach Noise Ordinance should be implemented which limits the hours of construction to normal weekday working hours. Roadway Noise 2. Measures should be designed to satisfy the requirement that 65 CNEL not be exceeded in residential outside living areas. Where residential buildings are to be located within these 65 CNEL 130 544 545 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project contours, mitigation measures should be undertaken to reduce noise to acceptable levels. Mitigation through the design and construction of a noise barrier (wall, berm, or combination wall/berm) is the most common way of alleviating traffic noise impacts.The effect of a noise barrier is critically dependent on the geometry between the noise source and the receiver.A noise barrier effect occurs when the"line of sight" between the source and receiver is penetrated by the barrier. A barrier which does not break the line-of-sight is not an affective barrier, while one which just interrupts the line-of-sight achieves a 5 dbA reduction in noise. The greater the penetration the greater the noise reduction. Increasing building setbacks should also be used to attenuate noise down to acceptable levels. Roadway Noise 3. The City of Huntington Beach should require that the housing portion of this project comply with the State of California Noise Insulation standards. The code requires that "interior community noise levels (CNEL) with window closed, attributable to exterior sources shall not exceed an annual CNEL of 45 dB in any habitable room." Any measures, such as window upgrades, can be specified at the time of building permit application. Roadway Noise 4.At the time of building permit application,the design should again be reviewed to ensure that sound mitigation is included in the design. Existing Ambient Noise Levels The existing ambient noise levels in the Project area are dominated roadway noise. The noise level measurements listed in Table N-1 show that ambient noise is between approximately 66.5 dBA and 60.5 d BA. Table N-1: Noise Level Measurements Noise Metric Noise Level (dBA) Location 1 Noise Level (dBA) Location 2 LMAX 100.5 dBA 81.9 dBA L99 100.5 dBA 80.7 dBA L90 73.0 dBA 74.2 dBA L75 70.7 dBA 68.3 dBA L50 51.5 dBA 53.0 dBA Lmin 51.5 dBA 53.0 dBA Average Noise Level 66.5 dBA 66.4 dBA City of Huntington Beach Noise Ordinance Noise generated in the City of Huntington Beach is regulated under Chapter 8.40 (Noise Control) of the City's Municipal Code. The allowable exterior noise levels are listed in Table N-2. Table N-2: Municipal Code Exterior Noise Standards Land Use Leq Noise Level dBA Lmax Noise Level dBA Time Period Low-Density Residential 55 75 7:00 a.m.— 10:00 p.m. 50 70 10:00 p.m. - 7:00 a.m. Medium-, High-Density 60 80 7:00 a.m.— 10:00 p.m. Residential, Hotels, 50 70 10:00 p.m. - 7:00 a.m. Motels As shown in Table N-2, the Municipal Code exterior noise standards for the proposed medium density residential use allow an Leq of 60 dBA between the hours 7:00 AM and 10:00 PM and an Leq of 50 dBA between 10:00 p.m. - 7:00 a.m. In addition,the Municipal Code Section 8.40.050 allows for an Lmax noise level (the highest sound level measured during a single noise event [such as a vehicle pass by or short-term equipment noise]),of up to 80 dBA at nearby sensitive land uses.Municipal Code Section 8.40.050. F.states that in the event the measured ambient noise level exceeds any of the noise limit categories above,the noise limit shall be increased to reflect said ambient noise level. 131 545 546 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project In addition,Municipal Code Section 8.40.050.B.states that the aforementioned noise standards do not apply to the establishment of multi-family residence's private balconies and patios.Multi-family developments with balconies or patios that do not meet this standard are required to provide occupancy disclosure notices to all future tenants regarding noise levels. a) Generation of substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR noted that construction noise is a short-term and less than significant effect of the project on residences that are located within 150 feet of the site,and that the Noise Ordinance limits hours of construction to minimize potential noise impacts. The HSSP Final EIR also determined that a cumulative traffic noise increase of over three dBA would occur along Garfield Avenue, Ellis Street, and Edwards Street,and included mitigation measures to reduce potential impacts to a less than significant level. Existing Sensitive Receptors The Project site is surrounded by residential uses that are located across Garfield Avenue, Holly Lane, and Main Street, as close as 60 feet from the Project site. Construction Noise Noise generated by construction equipment would include a combination of trucks, power tools, concrete mixers,and portable generators that when combined can reach high levels.Construction is expected to occur in the following stages: demolition, site preparation, grading, building construction, architectural coating, paving. The Project would not include pile driving, which typically results in the highest construction noise volumes. The Project construction noise would be temporary in nature as the operation of each piece of construction equipment would not be constant throughout the construction day, and equipment would be turned off when not in use. The typical operating cycle for a piece of construction equipment involves one or two minutes of full power operation followed by three or four minutes at lower power settings. This construction noise analysis was prepared using reference noise level measurements published in the Update of Noise Database for Prediction of Noise on Construction and Open Sites by the Department for Environment, Food and Rural Affairs (DEFRA) which provides a comprehensive source of reference construction noise levels. Table N-3 provides a summary of the construction reference noise level measurements expressed in hourly average dBA Leq using the estimated FHWA Roadway Construction Noise Model (RCNM) usage factors to describe the noise generated by typical construction activities for each stage of Project construction. As shown on Table N-2, noise levels generated by heavy construction equipment would range from approximately 67 to 79 dBA at 50 feet from the noise source. Because the closest noise sensitive receptors are 60 feet from the Project site,construction noise at the closest sensitive receptors would be less than 79 dBA at the loudest. Construction activities are exempt from the City's noise control standards pursuant to Municipal Code Section 8.80.090 (Special Provisions) which states: "Noise sources associated with construction, repair, remodeling, or grading of any real property; provided that 1) the City has issued a building, grading or similar permit for such activities; (2) said activities do not take place between the hours of 7:00 p.m.and 7:00 a.m.,Monday through Saturday,or at any time on Sunday or a Federal holiday; and (3)the average construction noise levels do not exceed 80 dBA Leq at nearby noise-sensitive land uses. If outdoor construction activities are permitted by the City after 7:00 p.m. or before 7:00 a.m.,the average construction Noise Levels at nearby noise-sensitive land uses shall be limited to 50 dBA Leq. The proposed Project's construction activities would occur pursuant to these regulations and would not exceed established standards. Therefore, impacts related to construction noise would be less than significant. Consistent with the 132 546 547 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project findings of the HSSP Final EIR, construction noise generated from the proposed Project would be short-term and less than significant with compliance with the Noise Ordinance. Table N-2: Construction Noise Levels at 50 Feet Construction Reference Reference Noise Highest Reference Stage Construction Activity Level @ 50 Feet Noise Level (dBA Leq) (dBA Leq) Demolition Equipment 69 Demolition Backhoes 61 71 Hauling Trucks 71 Site Crawler Tractors 77 Preparation Hauling Trucks 71 77 Rubber Tired Dozers 71 Graders 79 Grading Excavators 64 79 Compactors 67 Building Cranes 67 Construction Tractors 72 72 Welders 65 Pavers 70 Paving Paving Equipment 69 70 Rollers 69 Architectural Air Compressors 67 67 Coating Source:DEFRA 2004. Operational Noise Traffic Noise. Development of the Project would result in the development of 35 multi-family residences on the Project site. Operation of the project would generate approximately 256 daily vehicular trips, of which 16 would occur in the AM peak hour and 20 would occur in the PM. peak hour (refer to discussion in Section 5.17, Transportation). This equates to approximately one vehicle trip every 3.75 minutes in the AM peak hour and one vehicle trip every 3 minutes in the PM peak hour. The additional ambient noise from the one new vehicular trip every 3 minutes would not result in an audible increase in ambient noise in the Project vicinity. Therefore, traffic noise impacts associated with operation of the proposed Project would be less than significant. Onsite Noise.Once the proposed Project is operational,noise would be generated from stationary equipment such as heating,ventilation,and air conditioning (HVAC) units that would be installed for the new residences; onsite vehicular movements on streets and driveways; trash removal activity; and activity at outdoor gathering areas. Noise generated from the Project would include people shouting/laughing, which averages 64.5 dBA; car doors slamming,which averages 62.5 dBA; cars idling,which averages 61 dBA; cars starting, which averages 59.5 dBA; and people talking, which averages 41 dBA. All of these averages were taken at a standardized distance of 50 feet from the source (Appendix E), and thus are conservative and slightly louder than the noise at the closest offsite receptor at 60 feet from the Project site.The Project's operational noise sources are typical of residential uses and would not result in a substantial increase in ambient noise or result in an exceedance of the noise standards. Thus, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. 133 547 548 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project b) Generation of excessive groundborne vibration or groundborne noise levels? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR did not identify any impacts related to vibration. Construction Ground-borne vibration can be generated from construction activities such as blasting, pile driving, and operating heavy earthmoving equipment. Construction of the proposed Project would involve grading, site preparation, and construction activities but would not involve the use of construction equipment that would result in substantial ground-borne vibration or ground-borne noise on properties adjacent to the Project site. No pile driving or blasting are proposed, and the site is relatively level,so substantial grading activities are not required. Typical construction related vibration would be generated by use of large bulldozers, loaded trucks, and jackhammers. As listed on Table N-3, large bulldozers generated approximately 87 Vdb at 25 feet. Table N-3: Construction Vibration Source Levels (Vdb) Equipment 25 feet 50 feet 75 feet 100 feet Large Bulldozer 87 81 77 75 Loaded Truck 86 80 76 74 Jackhammer 79 73 69 67 Source:General Plan EIR,page 4.10-21. Like noise, groundborne noise and vibration will attenuate at a rate of approximately 6 VdB per doubling of distance. The groundborne vibration generated during construction activities could be located as close as 50 feet to a sensitive land uses. However, at 50 feet, the vibration would be below the Federal Transit Administration (FTA) vibration impact threshold of 85 VdB for human annoyance,which would be considered excessive and is also below the vibration threshold for building damage. Thus, construction of the Project, which is a minimum of 60 feet from the nearest sensitive receptors would not generate significant effects relating to construction vibration. Impacts would be less than significant, and no mitigation measures are required. Operation Operation of the proposed residential uses would include heavy trucks for residents moving in and out of the residential units and garbage trucks for solid waste disposal. Truck vibration levels are dependent on vehicle characteristics, load,speed,and pavement conditions. However,typical vibration levels for the heavy truck activity at normal traffic speeds would be approximately 0.006 in/sec PPV, based on the FTA Transit Noise Impact and Vibration Assessment. Truck movements on site would be travelling at very low speed, so it is expected that truck vibration at nearby sensitive receivers would be less than the vibration threshold of 0.08 in/sec PPV for fragile historic buildings and 0.04 in/sec PPV for human annoyance, and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted,within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Impacts Associated with the Proposed Project 134 548 549 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project No New Impact. The HSSP Final EIR concluded that impacts related to airport noise would be less than significant. John Wayne International Airport is located approximately 7.24 miles east of the Project site. The Project site is not within the John Wayne International Airport Land Use Plan.Therefore,the proposed Project would not expose people residing or working in the Project area to excessive noise levels, and impacts from the proposed Project would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding noise. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) PPP N-1:Municipal Code Section 8.80.090(Special Provisions). Noise sources associated with construction, repair, remodeling, or grading of any real property; provided that: (1) the City has issued a building, grading or similar permit for such activities; (2) said activities do not take place between the hours of 7:00 p.m. and 7:00 a.m.,Monday through Saturday,or at any time on Sunday or a Federal holiday; and (3) the average construction noise levels do not exceed 80 dBA Leq at nearby noise-sensitive land uses. If outdoor construction activities are permitted by the City after 7:00 p.m.or before 7:00 a.m.,the average construction Noise Levels at nearby noise-sensitive land uses shall be limited to 50 dBA Leq. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe noise and vibration related impacts would result from the proposed Project; therefore, no new or revised mitigation measures are required for noise or vibration. HSSP Final EIR Mitigation Measures Applicable to the Project Roadway Noise 1. Enforcement of the City of Huntington Beach Noise Ordinance should be implemented which limits the hours of construction to normal weekday working hours. 135 549 550 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Roadway Noise 2. Measures should be designed to satisfy the requirement that 65 CNEL not be exceeded in residential outside living areas. Where residential buildings are to be located within these 65 CNEL contours, mitigation measures should be undertaken to reduce noise to acceptable levels. Mitigation through the design and construction of a noise barrier (wall, berm, or combination wall/berm) is the most common way of alleviating traffic noise impacts.The effect of a noise barrier is critically dependent on the geometry between the noise source and the receiver.A noise barrier effect occurs when the"line of sight" between the source and receiver is penetrated by the barrier. A barrier which does not break the line-of-sight is not an affective barrier, while one which just interrupts the line-of-sight achieves a 5 dbA reduction in noise. The greater the penetration the greater the noise reduction. Increasing building setbacks should also be used to attenuate noise down to acceptable levels. Roadway Noise 3. The City of Huntington Beach should require that the housing portion of this project comply with the State of California Noise Insulation standards. The code requires that "interior community noise levels (CNEL) with window closed, attributable to exterior sources shall not exceed an annual CNEL of 45 dB in any habitable room." Any measures, such as window upgrades, can be specified at the time of building permit application. Roadway Noise 4.At the time of building permit application,the design should again be reviewed to ensure that sound mitigation is included in the design. 136 550 551 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.14 POPULATION AND HOUSING Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Induce substantial unplanned population growth in ❑ ❑ ❑ ❑ an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or ❑ ❑ ❑ ❑ housing,necessitating the construction of replacement housing elsewhere? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed impacts related to population and housing on Section 4.5. The HSSP Final EIR discussed that the anticipated growth rate for the City is anticipated to result in a 2000 population of nearly 206,640 persons and determined that impacts were less than significant.The HSSP Final EIR determined that the HSSP resulted in a 25 percent decrease in the amount of housing planned for buildout under the then existing General Plan and would decrease the supply of affordable housing. With implementation of mitigation measures, cumulative impacts to housing supply were determined to be significant and unavoidable. HSSP Final EIR Mitigation Measures Applicable to the Project None. a) Induce substantial unplanned population growth in an area, either directly or indirectly? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that the HSSP's population, housing,and employment growth are within overall SCAG projections for the City of Huntington Beach, and impacts would be Jess than significant. The Project would involve the demolition of the existing commercial building on the Project site and development of 35 townhome residential units. Using the City's population generation factor of 2.913 persons per unit (adopted pursuant to City Council Resolution No. 2012-66), the Project would directly generate approximately 102 residents. Overall, SCAG's 2020-2045 RTP/SCS population and household growth forecast from 2016 through 2045 envisions a population increase of 10,500 additional persons (from 196,900 to 205,300), yielding a 4.3% growth rate. Huntington Beach is projected to have a population 8,400 persons by 2045. The proposed Project would generate approximately 102 new residents, which represents approximately 0.049% of the forecasted population of 205,300 in 2045 and approximately 1.21%of the forecasted growth between 2016 and 2045 for the City.In addition,according to the California Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 201 1-2021 with 2010 Census Benchmark indicate that there are approximately 2.51 persons per household, which would result in 25 fewer persons. The City's population generation factor utilizes a more conservative approach than the California Department of Finance.Thus,the proposed increase in population, 137 551 552 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project housing units, and jobs as a result of the proposed Project is within SCAG's 2020-2045 RTP/SCS growth forecast. Furthermore, the proposed Project is located in an urbanized area of Huntington Beach and is surrounded by residential and commercial uses. The proposed Project does not propose to expand surrounding utility infrastructure (e.g., water, electricity, cell tower, gas, sanitary sewer, and stormwater drains) in the Project vicinity. All onsite systems would be provided and maintained by the property owner, as well as connect to existing and planned infrastructure within adjacent roadways. Because the Project proposes development in an already built-out neighborhood, it would not indirectly induce population growth through the extension of roads or other infrastructure. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to displacement of housing would be less than significant. The existing Project site contains one commercial building with the remaining portion of the site used as a surface parking lot or vacant land.Therefore,the proposed Project would not displace a substantial number of existing people and would also provide 35 new residential units on the Project site. With construction of the additional housing units, replacement housing would not need to be constructed elsewhere. Therefore, there would be no impacts related to the displacement of substantial numbers of existing people or housing, and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding population and housing. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HCSP. 138 552 553 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Plans, Programs, or Policies (PPPs) None. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe population and housing impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for population and housing. 139 553 554 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.15 PUBLIC SERVICES Subsequent or Supplemental EIR Addendum to EIR a) Would the project result in substantial adverse Substantial New New Minor No physical impacts associated with the provision of new Change in Information Mitigation Technical New Project or Showing or Changes Impact/ or physically altered governmental facilities, need Circumstances Greater Alternative or No for new or physically altered governmental facilities, Resulting in Significant to Reduce Additions Impact the construction of which could cause significant New Effects than Significant environmental impacts, in order to maintain Significant Previous EIR Effect is acceptable service ratios, response times or other Effects Declined performance objectives for any of the public services: Fire protection? ❑ ❑ ❑ ❑ Police protection? ❑ ❑ ❑ ❑ Schools? ❑ ❑ ❑ ❑ Parks? ❑ ❑ ❑ ❑ Other public facilities? ❑ ❑ ❑ ❑ Summary of Impacts Identified in the HSSP Final EIR Impacts related to noise were analyzed on pages 4.16-1 through 4.16-19 of the HSSP Final EIR. The HSSP Final EIR noted that development of the HSSP would create the need for additional fire service. The HSSP Final EIR identifies that the development of the proposed fire station on Springdale Avenue would reduce project specific impacts to a less than significant level. Development within the Project area would adversely impact the level of police services provided.According to the proposed plan, approximately nine additional police officers would be needed to serve the project area. Implementation of the proposed mitigation measures would reduce the project specific impacts to a less than significant level. Development of the area would impact the Central Library which has inadequate parking and overcrowding. The residential development proposed by the HSSP may additionally increase the use and demand of the Main Street Branch. The HSSP Final EIR concluded that implementation of library construction fees would allow for expansion of the Central Library.Thus,impacts would be less than significant with mitigation.The HSSP Final EIR noted that the HSSP would increase enrollment beyond current capacities in both the elementary and high school districts. Based on the district's generation factors, 1,217 students would be generated which includes elementary, middle school, and high school students. The Huntington Beach School District proposed developer fees to pay for the construction of a new school. Increases in enrollment in high school students would require the reconstruction of the existing facilities to house additional students beyond the existing capacity. However, the District Master Plan had previously accounted for the HSSP buildout and impacts would be less than significant upon payment of development impact fees. The HSSP was not anticipated to adversely impact Pacifica Community Hospital services but would require an additional 60 employees due to increased demands. The HSSP Final EIR analyzed impacts related to recreation in Section 4.3, Recreation, and determined that development of the HSSP would contribute to the conversion of vacant/oil producing land to urban use, including parkland.The HSSP planned for open space and parkland exceeding the City's 5 acres per 1,000 persons ratio and with mitigation, impacts were considered less than significant. HSSP Final EIR Mitigation Measures Applicable to the Project None. a) Fire Protection and Emergency Services Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that impacts would be less than significant with the construction of the proposed fire station on Springdale Street. 140 554 555 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Fire protections services would be provided by the Huntington Beach Fire Department (HBFD). The HBFD operates eight stations within the City and aims to provide a 5-minute response time for emergency fire and medical calls 80 percent of the time. There are currently A HBFD stations located within 3.5 miles of the Project site. Station 1,which is located approximately 1 mile from the Project site,is the first responding unit. Construction and operation of the proposed Project would increase demands for fire protection and emergency medical services. As described previously, the proposed Project is anticipated to result in 102 new residents. The residential uses are expected to create the typical range of service calls to HBFD. Because the Project site is within 3.5 miles of A existing fire stations and the Project site is within a developed area that is currently served by these stations, the Project would not result in the requirement to construct a new fire station. The Project would comply with the California Fire Code, adopted as Chapter 17.56 of the Huntington Beach Municipal Code. In addition, development impact fees included as PPP PS-1 would be paid for fire suppression facilities, as required by Chapter 17.7A of the Huntington Beach Municipal Code. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Police Protection Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts to police services would be less than significant with the hiring of additional officers as the HSSP area developed. Police protection services are provided by the City of Huntington Beach Police Department(HBPD).The HBPD headquarters is located at 2000 Main Street, approximately 0.9 mile from the Project site. The proposed Project would generate a demand for police services during construction and operation of the proposed Project.Although response time to service calls may vary,the City's goal is to respond in 5 minutes or less. The HBPD currently has 213 sworn staff and 104 non-sworn staff and is authorized for 223 sworn staff and 122 non-sworn staff (HBPD, 2022). The incremental demand for the 102 new onsite residents is not anticipated to increase HBPD response times to the Project site or surrounding area. Thus, the Project would not require any additional officers at the HBPD. In addition, the Project would comply with Chapter 17.75 of the City's Municipal Code, included as PPP PS-2, which requires the payment of development impact fees for police facilities. Therefore, with existing personnel at the HBPD, law enforcement personnel are anticipated to be able to respond in a timely manner, and within set standard response times, to emergency calls in the Project area. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. c) School Services Impacts Associated with the Proposed Project No New Impact. The HSSP concluded that impacts would be less than significant with the development of a new elementary school in the project area and payment of school impact fees. The Project site is located within the Huntington Beach City School District (HBCSD), which serves grades K-8 and the Huntington Beach Union High School District (HBUHSD) which serves grades 9-1 2. The schools that serve the site are listed below: W 555 556 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project • Agnes L. Smith Elementary School (K-5) located at 770 17t' Street, Huntington Beach, CA 92648, which is located 1.4 roadway miles from the Project site. • Ethel Dwyer Middle School (6-8) located at 1502 Palm Avenue, Huntington Beach,CA 92648,which is located 1.4 roadway miles from the Project site. • Huntington Beach High School (9-12) located at 1905 Main Street, Huntington Beach, CA 92648, which is located 0.8 roadway miles from the Project site. The Project proposes the development of 35 residences, which would bring additional students to the area that would be served by the existing schools.Student generation rates for HBCSD and HBUSD are identified as 0.66 elementary school-age child per household,0.1 2 middle school-age child per household,and 0.1 367 high school age child per household (City of HB GPU). Using these generation factors, the proposed 35 residences would generate 24 elementary school students, 5 middle school students, and 5 high school students.Additionally,the applicant would be required to pay developer fees to the school districts pursuant to Section 65955 of the California Government Code,included as PPP PS-3.As shown in Table PS-1, below, school enrollment for all schools has steadily declined or stayed relatively consistent since 2021. Based on the steady or declining enrollment rates, local schools would have the capacity to serve the increase in students generate by the proposed Project. Thus, the Project would not generate the need for new or physically altered school facilities and the 32 new students would be accommodated by existing facilities. As such, impacts related to school services would be less than significant. Table PS-1: School Enrollment between 2014-15 and 2020-2021 School 2020-21 2019-20 2018-19 2017-18 2016-17 2015-16 2014-15 Agnes L. Smith 636 728 744 804 829 844 806 Elementary School Ethel Dwyer Middle 1,142 1,276 1,307 1,354 1,317 1,284 1,243 School Huntington Beach 2,945 2,951 2,983 2,954 2,946 2,954 2,939 High School Source:California Dept.of Education No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. d) Parks Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR analyzed parks under Section 4.6, Recreation. The HSSP Final EIR concluded that future development of the HSSP would result in less than significant impacts. The City of Huntington Beach has 79 parks and public recreation facilities totaling 1,073 acres.This includes City-owned parks,a public golf course,non-City owned public open space areas/parks,recreation facilities, and 207 acres of City-operated beaches(Huntington Beach 2017).The City also provides various recreation facilities, including community centers,senior centers,golf courses, bikeways and trail systems,campgrounds, and City-run marine-based amenities such as beaches, a pier, and harbor channel. There are nine public parks with 94.57 acres of within 1.2 miles of the Project site, as shown in Table PS-2. 142 556 557 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Table PS-2: City Parks within 1.2 Miles Name Address Distance from Site Amenities Acres Neighborhood Parks Discovery Well 6720 Summit Drive 0.9 mile Parking lot, 6.60 Park basketball courts, swing set, playground areas, picnic tables, park benches, large grass area, sand and soft turf playground areas, and shaded area. McCallan Park 2318 Huntington 1 mile Grass area, 5.84 Street benches, and street parking. Perry Park 8166 Deauville Dr. 1 mile Playgrounds, picnic 1.88 tables, shaded area, swing sets, and street parking Peter Green Park 18751 Seagate 0.6 mile Parking lot, sand 4.04 Drive volleyball, basketball court, playground areas, swing set, covered picnic tables, and large grass area. Talbert Park 19222 Magnolia 1.2 miles Playground, Swing 5.44 Street set, and large grass area Terry Park 7701 Taylor Dr. 1.2 miles Basketball court, 4.81 park benches, picnic tables, sand playground area, swing sets; toddler and regular large grass area. Worthy Park 1 831 17th Street 1 mile Picnic tables, open 6.61 play area, children's play area, pickle ball courts, soccer field, softball field, and restrooms. Community Parks Central Park 18100 1.2 miles 8 softball fields 45 Sports Complex Goldenwest overlaid with 7 soccer fields, 3 open artificial turf fields and 1 arena turf field, batting cages, 2 concession stands, 2 143 557 558 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project playgrounds and restroom buildings John Baca Park 7329 Sherwood 0.7 mile Children's play area 14.35 Drive with play structure, lawn volleyball, half-court basketball, picnic tables & benches, large & small open grassy play areas, and a walking path. Total 94.57 Residents are expected to utilize the onsite open space to a greater degree than offsite facilities due to convenience and proximity. In this way, the Project's provision of open space would reduce the use of area parks by residents. Nevertheless, some Project residents would be expected to utilize other public recreational facilities. The Project would develop 35 townhome residences and 11,719 SF of common open space recreation area on the site for use by residents. As described previously, development of the Project would introduce approximately 102 new residents on the site. This equates to approximately 1.07 new resident per acre of the 94.57 acres of parkland within 1.2 miles of the site. Due to the limited increase in population from implementation of the Project and provision of onsite open space and recreational amenities, the Project would not require the construction or expansion of any existing park facility. Thus, substantial adverse physical impacts associated with the provision of new or expanded facilities would not occur. In addition, the impacts of development of the proposed 11,719 square foot open space recreation area on the site are considered part of the impacts of the proposed Project as a whole and are analyzed throughout the various sections of this addendum. For example, activities such as excavation, grading, and construction as required for the park are analyzed in the Air Quality,Greenhouse Gas Emissions, Noise,and Transportation Sections. As such, impacts related to parks would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. e) Other Public Facilities Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR includes mitigation which requires future development to pay a community enrichment fee that would help fund the library expansion program. The Huntington Beach Public Library provides library services through five libraries. In addition, Golden West Community College has a public library with resources available to residents. The closest library is the Main Street Branch Library located at 525 Main Street approximately 1.8 roadway miles from the Project site. The addition of 102 new residents would not result in the need for construction of new or expanded library facilities.In compliance with Chapter 17.67 of the Huntington Beach Municipal Code and PPP PS-4, the proposed Project would contribute development impact fees that would ensure adequate library services are provided. As such, impacts related to other public facilities would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. 144 558 559 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding public services. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPP) PPP PS-1: Fire Protection Fees. Prior to the issuance of either a certificate of occupancy or final building approval, the Project Applicant/Developer shall pay the required development impact fees for fire suppression facilities, as required by Huntington Beach Municipal Code Chapter 17.7A. PPP PS-2: Police Protection Fees. Prior to the issuance of certificate of occupancy or final building permit approval,the Project Applicant/Developer shall pay required development impact fees for police facilities as required by Huntington Beach Municipal Code Chapter 17.75. PPP PS-3: School Fees. Prior to the issuance of either a certificate of occupancy or prior to building permit final inspection, the applicant shall provide payment of the appropriate fees set forth by the applicable school districts related to the funding of school facilities pursuant to Government Code Section 65995 et seq. PPP PS-4: Library Fees. Prior to the issuance of certificate of occupancy or final building permit approval, the Project Applicant/Developer shall pay required library development impact fees as required by Huntington Beach Municipal Code Chapter 17.67. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe public services impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for public services. 145 559 560 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.16 RECREATION Subsequent or Supplemental EIR Addendum to EIR Would the project.. Substantial New New Minor No New Change in Information Information Technical Impact/ Project or Showing Identifying Changes No Circumstances Greater New or Impact Resulting in Significant Mitigation Additions New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Would the project increase the use of existing ❑ ❑ ❑ ❑ neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or ❑ ❑ ❑ ❑ require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed impacts related to recreation in Section 4.6, Recreation, and determined that development of the HSSP would contribute to the conversion of vacant/oil producing land to urban use, including parkland.The HSSP planned for open space and parkland exceeding the City's 5 acres per 1,000 persons ratio and impacts were considered less than significant. a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that physical deterioration of the facility would be accelerated? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to parkland would be less than significant. The Project would develop 35 townhome residences and 11,719 SF of common open space recreation area on the site for use by residents. While most residents would primarily use onsite amenities, residents are also expected to utilize local neighborhood and regional parks.The City parks within 1.2 miles of the Project site are described in Table PS-2 above in Section 5.15, Public Services. As described previously, approximately 102 new residents would be introduced to the area as a result of the proposed Project. This equates to approximately 1.07 new resident per acre of the 94.57 acres of parkland within 1.2 miles of the site. Due to the limited increase in population from implementation of the Project, provision of onsite open space and recreational amenities, and the amount of existing recreation facilities near the site, impacts related to the increase in the use of existing parks and recreational facilities,such that physical deterioration of the facility would be accelerated would be less than significant. Furthermore, the Project is required to comply with the Huntington Beach General Plan requirement of 5 acres of parkland per 1,000 residents through payment of in-lieu fees for improvements to existing City parks, to the satisfaction of the Community Services Department, prior to the issuance of certificate of occupancy or final building permit approval (see PPP REC-1). Based on the City's standard for parkland provision of 5 acres of parkland per 1,000 residents,the Project would be required to provide 0.51 acres of parkland. However, the Project Applicant is proposing to pay park in lieu fees instead, which would be 146 560 561 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project used for the purpose of acquiring, developing, improving, and expanding open space and parklands. Thus, the Project would contribute to maintenance of citywide recreational facilities. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. b) Require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to parkland would be less than significant. As described above, the project includes 11,719 SF of common open space area. The impacts of development of the onsite amenities are considered part of the impacts of the proposed Project as a whole and are analyzed throughout the various sections of this addendum. For example, activities such as excavation, grading, and construction as required for the recreation area are analyzed in the Air Quality, Greenhouse Gas Emissions, Noise, and Transportation sections. As discussed previously, approximately 102 new residents would occur from the proposed Project. This equates to approximately 1.07 new resident per acre of the 94.57 acres of parkland within 1.2 miles of the site. Due to the limited increase in population from implementation of the Project, provision of onsite open space and recreational amenities, and the amount of existing recreation facilities near the site, would not require the construction or expansion of other recreational facilities that might have an adverse physical effect on the environment. As a result, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Impacts from the proposed Project would be consistent with those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding recreation.There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) PPP REC-1 The Applicant shall comply with the Huntington Beach General Plan requirement of 5 acres of parkland per 1,000 residents through payment of in-lieu fees for improvements to existing City parks,to the satisfaction of the Community Services Department, prior to the issuance of certificate of occupancy or final 147 561 562 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project building permit approval. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe recreation impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for recreation. 148 562 563 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.17 TRANSPORTATION Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Conflict with a program, plan,ordinance or policy ❑ ❑ ❑ ❑ addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Would the project conflict or be inconsistent with ❑ ❑ ❑ ❑ CEQA Guidelines section 15064.3, subdivision (b)? c) Substantially increase hazards due to a design ❑ ❑ ❑ ❑ feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? ❑ ❑ ❑ ❑ Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR also quantified emissions from vehicle miles on page 4.8-9. The traffic analysis for the HSSP forecasts the number of trips per day generated by the project. Those forecasts were combined with an average trip length of 10 miles per trip to calculate the total vehicle miles traveled (VMT) per day for the project. The HSSP Final EIR determined that Project-specific VMT emission would be reduced to a less than significant level though implementation of the AQMP, which includes improvement of mass transit facilities and implementation of vehicular usage reduction programs. Since the HSSP Final EIR was approved before July 1, 2020,when VMT became the threshold utilized for analysis of CEQA impacts, levels of service (LOS) was utilized by the EIR to analyze transportation impacts.According to the HSSP Final EIR,Section 4.7 Traffic/Circulation, development of the HSSP would result in impacts to Garfield Avenue/Main Street intersection from access locations along Garfield Avenue. Approval and development of the HSSP was determined to create traffic impacts on three off-site intersections which will operate below LOS C in both peak hours. These intersections included: Main/Garfield; Beach/Garfield; Goldenwest/Pacific Coast Hwy. Mitigation measures were included to require traffic studies for future development projects and limiting access to Garfield Avenue. The HSSP Final EIR concluded that implementation of the mitigation measures would reduce project generated trips to a less than significant level. However,the intersection of Main Street and Garfield Avenue could not be mitigated to a level of less than significance. Despite measures for limiting access on Garfield to reduce the impact, impacts to the intersection of Main Street and Garfield Avenue remained an unavoidable adverse impact. The HSSP Final EIR also noted that the Orange County Transit District (OCTD) provides bus service to the Holly Seacliff study area, offering service on two routes: Route74 - Irvine to Huntington Beach and Route 25/25A - Fullerton to Huntington Beach. There were eight existing OCTD stops in the Holly Seacliff area at the time the HSSP Final EIR was prepared, and the majority of these stops did not include bus turnouts, benches or shelters. The HSSP Final EIR determined that provisions for these amenities would be addressed with the development of the HSSP project and impacts were less than significant. The HSSP Final EIR discussed that through the City's design review process and traffic access analysis, future development under the HSSP would be evaluated to determine the appropriate permitting requirements and conditions of approval. Mitigation measures were included to require traffic studies for future development projects and limiting access to Garfield Avenue.Therefore, impacts due to hazards as a result of design features or incompatible uses were not identified. 149 563 564 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that buildout of the HSSP would result in significant and unavoidable impacts related to traffic. The proposed Project involves the construction of 35 dwelling units. The primary patrons of the proposed development would be residents and their visitors. As discussed above, due to amendments to the CEQA Guidelines, automobile delay is no longer considered a significant impact. Thus, the following information is provided solely for informational purposes. The Project trip generation was calculated using trip rates from the Institute of Transportation Engineers, Trip Generation 1'Oth Edition,as well as other sources.The HSSP Final EIR assumed that the Project site would be developed with up to 117,612 SF of commercial uses. As shown in Table T-1 below, the proposed Project is forecast to generate approximately net -6,457 daily trips, including -205 vehicle trips (-133 inbound trips and -72 outbound trips) during the AM peak hour and -593 vehicle trips (-282 inbound trips and -31 1 outbound trips) during the PM peak hour. Therefore, Project- related decreases in vehicular trips associated with a change in use from Commercial to Medium-Density Residential uses on the site would likely result in a corresponding improvement in LOS levels at intersections surrounding the site. As discussed in Table LU-1, the signalized intersection of Main Street and Garfield Avenue operates at a LOS A with and without the Project, and the remaining intersections operate at a LOS A and B, which is in compliance with the City of Huntington Beach performance standards and requirements (K2 Traffic Engineering, 2021). Table T-1: Comparison of Proposed Project Trips and HSSP Buildout Trips Analyzed in Final EIR AM Peak Hour PM Peak Hour Land Use Units Daily In Out Total In Out Total Proaosed Proiect Trio Rate Shopping Center' TSF 57.08 1.17 0.71 1.88 2.50 2.71 5.21 Mutifamily Low Rise' DU 7.32 0.11 0.35 0.46 0.35 0.21 0.56 Specific Plan Land Use Trio Generation (78,408 sq R,0.35 FAR) Neighborhood Commercial' 117.612 TSF 6713 137 84 221 294 319 613 Proposed Proiect Generation Townhomes2 35 DU 256 4 12 16 12 8 20 Total Net Trip Generation -6457 -133 -72 -205 -282 -311 -593 TSF=Thousand Square Feet,DU=Dwelling Units Trip rates from the Institute of Transportation Engineers,Trip Generation,loth Edition,2017.Land Use Code 820-Shopping Center fitted cure equation. Daily Fitted Curve Equation:L,(T)=0.68 L,(X)+5.57,where T is Daily Rate,X is the 1000 sq.ft.gross area. AM Peak Hour Fitted Curve Equation:T=0.50(X)+151.78,where T is Daily Rate,X is the 1000 sq.ft.gross area. PM Peak Hour Fitted Curve Equation:Ln(T)=0.74 Ln(X)+2.89,where T is Daily Rate,X is the 1000 sq.ft.gross area. Trip rates from the Institute of Transportation Engineers,Trip Generation,l 0th Edition,2017.Land Use Code 220- Multifamily Housing)Low-Rise). Vehicular access to the Project site would be provided via one public driveway on Holly Lane. Vehicular traffic to and from the Project site would utilize the existing network of regional and local roadways that currently serve the Project area.The proposed Project would construct internal roadways that would provide resident access to residential units and driveways. In addition,final design plans would be subject to review and approval by the City's Public Works Department prior to the issuance of building permits. As such, the proposed Project would not introduce any new roadways or land uses that would interfere with adopted plans, programs, ordinances, or policies regarding roadway facilities. Alternative Transportation 150 564 565 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project The HSSP Final EIR determined that neighborhoods within the Specific Plan area will be linked to major open space/recreation facilities such as Huntington Central Park and the Balsa Chica Linear Regional Park by bike lanes on arterials. Garfield Avenue is classified as a Primary Arterial running east-westerly with two lanes and a Class II bicycle lane in each direction separated by striped medians. Main Street is classified as a Major Arterial,running north-southerly with 3 lanes and a Class II bicycle lane in each direction.The proposed Project is 1.2 southeast of the Huntington Central Park and the bicycle route would provide bicycle transportation opportunities for residents of the Project site. The Project would not conflict with any bicycle facilities. Therefore, the proposed Project would also not conflict with pedestrian facilities. Overall, Project impacts to transit, bicycle, and pedestrian facilities would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR did not evaluate impacts related to conflicts or inconsistencies with CEQA Guidelines Section 15064.2, subdivision (b) as the threshold was not included in CEQA Guidelines Appendix G at the time the HSSP Final EIR was written. CEQA analysis of Vehicle Miles Travelled (VMT) went into effect July 1, 2020, and therefore was not a CEQA consideration in 2018, when the HSSP Final EIR was certified. This addendum does not need to include a VMT analysis because the HSSP Final EIR was certified before VMT analyses were required to be prepared (A Local & Regional Monitor v. City of Los Angeles (1993) 12 Cal.App.4'h 1773, 1801). Also, because at the time the HSSP Final EIR was certified, VMT impacts were known or should have been known, adoption of the requirement to analyze VMT does not constitute significant new information, requiring preparation of a subsequent or supplemental EIR (Concerned Dublin Citizens v. City of Dublin (2013) 214 Cal.App.4rh 1301, 1320). Nonetheless, the following analyzes the Project's VMT impacts. Senate Bill 743 (SB 743) was signed into law on September 27, 2013, and changed the way that public agencies evaluate transportation impact under CEQA. A key element of this law is the elimination of using auto delay, level of service, and other similar measures of vehicular capacity or traffic congestion as a basis for determining significant transportation impacts under CEQA. The legislative intent of SB 743 was to "more appropriately balance the needs of congestion management with statewide goals related to infill development, promotion of public health through active transportation, and reduction of greenhouse gas emissions." According to the law, "traffic congestion shall not be considered a significant impact on the environment" within CEQA transportation analysis. SB 743 does not prevent a city or county from continuing to analyze delay or level of service as part of other plans (i.e., a city's General Plan), studies, congestion management and transportation improvements, but these metrics may no longer constitute the basis for transportation impacts under CEQA analysis as of July 1, 2020. For example, in the City, the General Plan identifies level of service as being a required analysis, and even though it will no longer be a requirement of CEQA, unless the General Plan is amended, level of service will continue to be analyzed as part of project review. The Governor's Office of Planning and Research updated the CEQA Guidelines to establish new criteria for determining the significance of transportation impacts. Based on input from the public, public agencies, and various organizations, the Office of Planning and Research recommended that VMT be the primary metric for evaluating transportation impacts under CEQA. 151 565 566 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project In December 2018, OPR issued a Technical Advisory on evaluating transportation impacts in CEQA that provides the following screening criteria for land development projects that may result in a less than significant VMT impact: • Local-serving retail less than 50,000 SF, including schools, daycare, student housing, etc. • Small projects generating less than 110 trips per day • Residential and office projects located in areas with low-VMT • Projects near transit stations or a major transit stop that is located along a high quality transit corridor • Residential projects with a high percentage of affordable housing In addition,the Technical Advisory describes that projects with the following may result in a VMT impact: • Has a Floor Area Ratio (FAR) of less than 0.75; • Includes more parking for use by residents,customers,or employees of the project than required by the jurisdiction (if the jurisdiction requires the project to supply parking); • Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the Lead Agency with input from the Metropolitan Planning Organization). The City of Huntington Beach has yet to adopt individual VMT Guidelines. Therefore, Project-related VMT impact has been assessed qualitatively based on guidance from the OPR Technical Advisory.As shown above in Table T-1, the Project generates net negative 6,457 daily trips, fewer than 110 net daily vehicle trips. Therefore,the Project would have a less than significant impact on VMT. c) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that circulation impacts would be less than significant. Vehicular access to the Project site would be provided via an ingress and egress driveway connecting to Holly Lane; vehicle access to Main Street would limited to emergency vehicles only, via a gate with Knox Box and Opticom device. Vehicular traffic to and from the Project site would utilize the existing network of regional and local roadways that currently serve the Project area.The proposed Project would not introduce any new roadways or introduce a land use that would conflict with existing urban land uses in the surrounding area. Design of the proposed Project, including the internal circulation, is subject to the City's development standards and HSSP design guidelines. The Project design would be reviewed to ensure fire engine accessibility and turn around area is provided to the fire code standards. As a result, impacts related to vehicular circulation design features would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. d) Result in inadequate emergency access? Impacts Associated with the Proposed Project No New Impact. Construction The proposed construction activities,including equipment and supply staging and storage,would occur within the Project site,and would not restrict access of emergency vehicles to the Project site or adjacent areas.The installation of driveways,connections to existing infrastructure systems,and construction of new infrastructure 152 566 567 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project that would be implemented during construction of the proposed Project could require the temporary closure of one side or portions of roadways for a short period of time (i.e., hours or a few days). However, the construction activities would be required to ensure emergency access in accordance with Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9), which would be ensured through the City's permitting process. Thus, implementation of the Project through the City's permitting process would ensure existing regulations are adhered to and would reduce potential construction related emergency access impacts to a less than significant level. Operation As described previously,the proposed Project area would be provided via an ingress and egress driveway connecting to Holly Lane;vehicle access Main Street would be limited to emergency vehicles only,via a gate with Knox Box and Opticom device. The construction permitting process would provide adequate and safe circulation to, from, and through the Project area, and would provide routes for emergency responders to access different portions of the Project site. The Fire Department and the Public Works Department would review the development plans as part of the permitting procedures to ensure adequate emergency access pursuant to the requirements in Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9), included as Municipal Code Section 8104. Because the Project is required to comply with all applicable City codes, as verified by the City's permitting process, potential impacts related to inadequate emergency access would be less than significant. Also, as detailed in Table T-1, the proposed Project would result in approximately 6,457 fewer daily trips, 205 fewer AM peak hour trips, and 593 fewer PM peak hour trips than buildout of the site pursuant to the HSSP. Thus, the Project would not generate traffic that would impact roadway capacity in such a manner that would result in inadequate emergency access. Overall, impacts related to emergency access would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding transportation and traffic. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) None. Project Design Features (PDFs) 153 567 568 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project None. Mitigation/Monitoring Required No new impacts nor substantially more severe transportation impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for transportation. 154 568 569 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.18 TRIBAL CULTURAL RESOURCES Subsequent or Supplemental EIR Addendum to EIR Would the project cause a substantial adverse Substantial New New Minor No New change in the significance of a tribal cultural Change in Information Information Technical Impact/ Project or Showing Identifying Changes No resource, defined in Public Resources Code section Circumstances Greater New or Impact 21 074 as either a site, feature, place, cultural Resulting in Significant Mitigation Additions landscape that is geographically defined in terms of New Effects than or the size and scope of the landscape, sacred place, Significant Previous EIR Alternative or object with cultural value to a California Native Effects to Reduce Significant American tribe, and that is: Effect is Declined a) Listed or eligible for listing in the California ❑ ❑ ❑ ❑ Register of Historical Resources,or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or b) A resource determined by the lead agency, in its ❑ ❑ ❑ ❑ discretion and supported by substantial evidence,to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Summary of Impacts Identified in the HSSP Final EIR As described in Section 4.11 of the HSSP Final EIR, there was indication from record searches that there is the potential for burials/human remains to be present within the HSSP area and it is unknown if human remains would be discovered during HSSP implementation.Mitigation was included stating that treatment of burials will be in accordance with a burial strategy,to be developed with input from Native American Tribes. With mitigation, impacts were considered less than significant. HSSP Final EIR Mitigation Measures Applicable to the Project See in Section 5.5, Cultural Resources. a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Impacts Associated with the Proposed Project No New Impact. Assembly Bill (AB) 52 (Chapter 532, Statutes of 2014) establishes a formal consultation process for California tribes as part of the CEQA process and equates significant impacts on "tribal cultural resources" with significant environmental impacts (Public Resources Code [PRC] § 21084.2). AB 52 requires that lead agencies undertaking CEQA review evaluate,just as they do for other historical and archeological resources, a project's potential impact to a tribal cultural resource. In addition, AB 52 requires that lead agencies, upon request of a California Native American tribe, begin consultation prior to the release of a negative declaration,mitigated negative declaration,or EIR for a project.AB 52 does not apply to a Notice of Exemption or Addendum. 155 569 570 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Pursuant to the provisions of Senate Bill 18 (SB 18), the City contacted the following tribal representatives on December 8, 2021 requesting consultation in compliance with SIB 18: • Campo Band of Mission Indians • Ewiiaapaayp Tribal Office • Gabrieleno Band of Mission Indians-Kizh Nation • Gabrieleno/Tongva San Gabriel Band of Mission Indians • Gabrieleno/Tongva Nation • Gabrieleno/Tongva Tribe • Juaneno Band of Mission Indians-Acjachemen Nation • La Posta Band of Mission Indians • Manzanita Band of Kumeyaay Nation • Mesa Grande Band of Diegueno Mission Indians • Sycuan Band of the Kumeyaay Nation • Santa Rosa Band of Cahuilla Indians • Pala Band of Mission Indians • Soboba Band of Luiseno Indians The City received responses from two tribal representatives regarding the proposed Project, as follows: • The Juaneno Band of Mission Indians,Acjachemen Nation stated that coastal Huntington Beach is an extremely sensitive area the tribe, and this project is taking place in proximity to several of their sacred sites. The tribe approves of the Native American monitoring condition and asked that the mitigation measures include monitoring by a representative of the Juaneno Band of Mission Indians, Acjcahemen Nation- Belardes. No Project site-specific information was received. • The Gabrieleno Band of Mission Indians - Kizh Nation participated in a consultation with the City on February 1,2022 and provided information about the importance of the Project area and of recent Tribal Cultural Resources (TCRs) and human remains found nearby in Fountain Valley. Mitigation measures were provided to the City requesting monitoring of ground disturbance by Gabrieleno Band of Mission Indians - Kizh Nation. No Project site-specific information was received. In addition to consulting with two tribal representatives regarding the Project, the City also contacted the NAHC and requested that a Sacred Lands File search be conducted for the subject property. On January 6, 2022, the NAHC responded to the City's request and confirmed that the Sacred Lands File search was negative for any known cultural resources on the site. The Project site is currently partially developed with a commercial building and site soils have been previously disturbed from past grading and installation of utility infrastructure for the existing building as well as historic oil drilling activities. There are no known tribal cultural resources on the site. Furthermore, there is reduced potential for the Project to impact tribal cultural resources because the site has previously been disturbed.However,the Project related ground disturbance may result in excavation into the underlying older alluvium where undiscovered tribal cultural resources could exist. HSSP mitigation measure Archeology 2b requires development strategy with Native American tribes prior to excavation. Mitigation measure Archeology 2f requires all excavation and ground disturbing projects to include a Native American monitor; the measure has been revised to incorporate language requested during SIB 18 consultation, including a tribal monitoring agreement, procedures for unanticipated discovery of human remains, and procedures for burials and funerary remains. In addition, mitigation measure Archeology 4 in Section 5.15) requires the retention of an archaeologist for archaeological monitoring and notification to tribes if tribal cultural resources are unearthed. With implementation of Archeology 2b, 2f and 4, as well as regulatory requirements,the Project would not cause a substantial adverse change in the significance of a tribal cultural resource.Therefore,the proposed Project 156 570 571 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project would not cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 that is a historical resource as defined in Section 15064.5 of the State CEQA Guidelines or PRC Section 5020.1(k) and no new substantial environmental impacts would occur in comparison to the HSSP Final EIR. b) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Impacts Associated with the Proposed Project No New Impact. As discussed above, there are no known tribal cultural resources that would be affected by the Project.The Project site is currently partially developed with a commercial building and site soils have been previously disturbed from past grading and installation of utility infrastructure for the existing building. There are no known tribal cultural resources on the site. There is reduced potential for the Project to impact tribal cultural resources because the site has previously been disturbed. However, the Project may result in excavation into the underlying older alluvium where undiscovered tribal cultural resources could exist. HSSP mitigation measures Archeology 2b and 2f require tribal monitoring and Archeology 4 requires the retention of an archaeologist for archaeological monitoring and notification to tribes if tribal cultural resources are unearthed.With implementation of these measures,the Project would not cause a substantial adverse change in the significance of a tribal cultural resource. Additionally, the California Health and Safety Code, Section 7050.5 requires that if human remains are discovered in the Project site, disturbance of the site shall halt and remain halted until the coroner has conducted an investigation. If the coroner determines that the remains are those of a Native American, they shall contact, by telephone within 24 hours,the Native American Heritage Commission. Therefore, impacts to tribal cultural resources would be less than significant and no new substantial environmental impacts would occur in comparison to the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding tribal cultural resources. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. 157 571 572 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Plans, Programs, or Policies (PPPs) (See PPP CUL-1 in Section 5.5) Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe tribal cultural resources impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required for tribal cultural resources. HSSP Final EIR Mitigation Measures Applicable to the Project Archaeology 2. is _ded: efferts. .6: Prior to the beginning of any excavation effort, a burial strategy should be developed by the archaeologist retained to accomplish the excavation members of the Native American community and apprepriate City Staff. The strategy should address details of the handling and processing of human remains encountered during excavation, as well as the ultimate disposition of such remains. el. A stefisfiee"y Yeiliel sample ef site material sheuld be exeeyeiteel. The date feeeyeFy exeayefien eluestiens pFesented earlier in this repert should be ineeFpOrateel inte the Fe5eareh design, et e. A elualified observef appointed by the Principal InyestigOteF/Archeeelegist should meniteF grading assigned by the Principal Inyestigeiter. This aeflyify may - i . FAiReF delay eF FeeliFeeting ef as Fapielly eis is eensistent with geed eireheieelegiceil pFaetiee. Menifering sheuld be en ei full time should terminate when the eu'tureil depesit has been entirely Fenieyed and eleady stefile dep expesed. 158 572 573 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project All excavation and ground disturbing observation projects should include a Native American Observer. Burials are known to exist at some of the sites,a circumstance which is extremely important to the Native American community. Therefore, the developer/applicant shall: 1. Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities A. The project applicant/lead agency shall retain a Native American Monitor from a consulting tribe (Tribe). The monitor shall be retained prior to the commencement of any "ground-disturbing activity" for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work)."Ground-disturbing activity"shall include, but is not limited to,demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity, C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground- disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods.Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe. D. On-site tribal monitoring shall conclude upon the latter of the following Q) written confirmation to the Tribe from a designated point of contact for the project applicant/lead agency that all around- disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete: or (2) a determination and written notification by the Tribe to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact TCRs. E. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e.,not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the monitor and/or archaeologist. The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for educational,cultural and/or historic purposes. 2: Unanticipated Discovery of Human Remains and Associated Funerary Objects A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods discovered or recognized on the project site, then all construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, they shall contact, by telephone within 24 hours the Native American Heritage Commission,and Public Resources Code Section 5097.98 shall be followed. C. Human remains and grave/burial oods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). 159 573 574 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project D. Construction activities may resume in other parts of the project site at a minimum of 200 feet ay,aX from discovered human remains and/or burial goods, if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).) E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non-profit institution with a research interest in the materials,such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes. F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. 3: Procedures for Burials and Funerary Remains: A. As the Most Likely Descendant ("MLD"), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe,the term"human remains"encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains. B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created. C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials. D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains If this type of steel plate is not available,a 24-hour guard should be posted outside of working hours.The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected If the project cannot be diverted, it may be determined that burials will be removed. E. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer Ip�icant/developer and/or landowner, before ground-disturbing activities may resume on the project site the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags All human remains funerary objects sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible.These items should be retained and reburied within six months of recovery.The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered. G. The Tribe will work closely with the project's qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed once complete a final report shall be submitted to the Tribe and the 160 574 575 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and—/or destructive diagnostics on human remains. 161 575 576 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.19 UTILITIES AND SERVICE SYSTEMS Subsequent or Supplemental EIR Addendum to EIR Would the project: Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Require or result in the construction of new or ❑ ❑ ❑ ❑ N expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve ❑ ❑ ❑ ❑ N the project and reasonably foreseeable future development during normal, dry, and multiple dry years? c) Result in a determination by the wastewater ❑ ❑ ❑ ❑ N treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? d) Generate solid waste in excess of State or local ❑ ❑ ❑ ❑ N standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal,state,and local statutes and ❑ ❑ ❑ ❑ N regulations related to solid waste? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR analyzed impacts related to utilities and service systems on pages 4.16-1 through 4.18- 9. According the HSSP Final EIR, the existing domestic water facilities are operated and maintained by the City of Huntington Beach Public Works Department. The existing water supply is a combination of both ground water wells and imported water from Metropolitan Water District (MWD). The current water system cannot provide the necessary service to the area. However, the City's Water System Master Plan indicates that the newly constructed major transmission and main lines should provide adequate capacity.The storage capacity should be increased when proposed reservoirs are constructed. The increase in storage capacity should be sufficient to provide adequate supply. The peak flow demand for the HSSP was approximately 1,250 gallons per minute (gpm) compared to the City's General Plan buildout of 1,516 gpm. Thus, the proposed HSSP would not significantly impact the service for which facilities have previously been planned and designed for within the City. However, given the uncertain sources of future water supplies, the HSSP would have project specific and cumulative impacts to the City's water supply. According to the HSSP Final EIR, the existing sewer facilities for the Project areas are served by the City of Huntington Beach Public Works Department and the Sanitation Districts No.3 and No.l 1 of Orange County. The wastewater is processed at treatment plants located in Fountain Valley and Huntington Beach. The City's Master Plan of Sewers indicated that four major truck lines and one City pump station would ultimately be required to collect and convey sewage. The HSSP Final EIR analyzed sewer flows by utilizing the recommended unit flow generators for average dry weather flows as provided by the City Public Works Department. The peak sewer flow based on the 383 proposed residential units within Planning Area IV 162 576 577 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project (Planning Area E of the Final HSSP EIR) is approximately 0.195 million gallons per day (mgd). Based on the calculations, the Final HSSP EIR concluded that existing public lines can accommodate the completed development envisioned under the HSSP.The construction of a parallel main in Goldenwest Avenue from Ellis Avenue to Talbert Avenue was anticipated to be required along with an extension of the Coast Trunk Sewer line at Goldenwest Street and Orange Avenue. A new 10-inch line was also anticipated to be required to extend west in Garfield Avenue from Goldenwest Street. The construction of these lines was anticipated to be completed with the City's Goldenwest Street Improvements and was separate from the HSSP Final EIR. With implementation of the HSSP mitigation measures, impacts to the City's sewer system would be reduced to less than significant levels. Development of the HSSP was estimated to generate approximately 22,932,000 pounds of solid waste per year. The HSSP Final EIR noted that the solid waste disposal firm Republic (formerly known as Rainbow Disposal) was operating below capacity and new facilities were not anticipated to be required to serve the HSSP. With implementation of the HSSP mitigation measures, impacts related to solid waste disposal would be reduced to less than significant levels. Development of the HSSP was estimated to generate approximately 22,932,000 pounds of solid waste per year.The HSSP Final EIR noted that the Southern California Gas Company (SoCalGas) provides natural gas to the City and indicated that gas service to the HSSP area could be serviced from the existing mains within the Project area. With implementation of the HSSP mitigation measures, the HSSP Final EIR concluded that impacts related to Gas would be less than significant. Development of the HSSP was estimated to generate approximately 25,768,400 kilowatt hours of electricity per year.According to the HSSP Final EIR,the Southern California Edison Company (SCE)owns and operates an electrical distribution substation facility which supplies electrical energy to a large portion of the City and as such, SCE indicated that electricity demands of the project were within its service capacity. Therefore,the HSSP Final EIR concluded that impacts related to electricity would be less than significant. According to the HSSP Final EIR,telephone service was provided to the City of Huntington Beach by General Telephone Company (GTE) and cable television service was provided by the City of Huntington Beach by Rogers Cable TV. The HSSP Final EIR noted that future development would increase the demands for telephone and cable service, which may in turn require the installation of new service lines. With implementation of the HSSP mitigation measures, the HSSP Final EIR concluded that impacts related to telephone services would be less than significant. Applicable HSSP Final EIR Mitigation Measures None. a) Require or result in the construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that due to the uncertainty of future water supplies, impacts related to expanded water would have a significant and unavoidable and cumulative impact to the City's water supply. The HSSP Final EIR concluded that wastewater treatment would be considered less than significant with mitigation incorporated. In addition, the HSSP Final EIR concluded that impacts related to electricity and natural gas would be less than significant with mitigation incorporated. Domestic water services would be provided to the Project by the City through the Metropolitan Water District (MWD), Municipal Water District of Orange County (MWDOC), and Orange County Water District (OCWD).Wastewater treatment services are provided to the area by the Orange County Sanitation District 163 577 578 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project (OCSD). As discussed previously, the Project would construct private domestic water and lines sewer lines onsite that would connect to an existing 8-inch water and an existing 8-inch sewer line in Holly Lane. In addition, an onsite storm drain system is proposed which will outlet to a modular wetland system treatment unit.The flow after treatment would be directed to the public storm drain system within Garfield Avenue via a storm drain line with a new connection point. Water would then be conveyed from the public Strom Drain system along Garfield Avenue and continue east and then south along Delaware and ultimately the Huntington Beach Channel. The Project would also connect to existing electric power, natural gas, and telecommunication facilities. Therefore, the Project would not result in the relocation or construction of new or expanded water, wastewater treatment,stormwater drainage,electric power,natural gas,or telecommunication facilities that could cause environmental effects. Impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? Impacts Associated with the Proposed Project No New Impact.The HSSP Final EIR concluded that impacts related to water supplies would be a significant and unavoidable impact due to the increased demands for water supplies and the uncertainty of water supplies in Southern California. The City of Huntington Beach provides water to the City and works with the MWD, MWDOC, and OCWD to ensure safe and reliable water supply for the City. The City's water distribution system is connected to three MWD main connections located in the northeast, northwest, and southeast sections of the City. Groundwater is currently pumped from eight active wells located throughout the City. In addition, the City operates four storage and distribution water reservoirs with a total capacity of 55 million gallons. The 2020 City of Huntington Beach Urban Water Management Plan (UWMP) details that MWDOC and OCWD have adequate supplies to serve its customers during normal, dry year, and multiple dry year demand through 2045 with projected population increases and accompanying increases in water demand. Furthermore, MWDOC and OCWD forecasts for water demand are based on population projections of SCAG, which rely on adopted land use designations contained in general plans that cover the geographic area. Implementation of the Project would result in an incremental and less than significant increase in the demand for water. The UWMP detailed a 2020 water demand of 109 gallons per capita per day. As described previously in the Population and Housing section, the Project would result in approximately 102 new residents. Thus, the Project would generate a water demand of 1 1,1 1 8 gallons per day or 12.5 acre- feet per year, which is within the anticipated increased demand and supply for water, as shown on Table UT-1 and Table UT-2 below. Table UT-1: City of Huntington Beach Projected Water Supply (AF) Water Source 2025 2030 2035 2040 2045 OCWD Basin Groundwater 22,439 22,545 22,388 22,179 22,146 Purchased or Imported 3,960 3,979 3,951 3,914 3,908 Water Total 26,399 26,524 26,339 26,093 26,054 Source:City of Huntington Beach 2020 UWMP 164 578 579 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Table UT-2: City of Huntington Beach Projected Water Demand (AF) Water Source 1 2025 2030 2035 2040 2045 Potable and other non- 25,966 26,399 26,339 26,093 26,054 potable water Source:City of Huntington Beach 2020 UWMP Redevelopment of the Project site would also be required to comply with CALGreen/Title 24 requirements for low-flow plumbing fixtures and irrigation, which would provide for efficient water use. Therefore, MWDOC and OCWD have sufficient water supplies available to serve the Project during normal, dry, and multiple dry years, and impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to wastewater would be less than significant. Sewer collection pipelines are maintained by the Sunset Beach Sanitary District (SBSD) and Orange County Sanitation District (OCSD). Sewage collected by the City and the SBSD system flows into the OCSD trunk sewer system and leads to the OCSD treatment plant No. 2 which has a capacity of 312 million gallons per day(mgd).OCSD also operates Reclamation Plant No.l which has a capacity of 320 mgd (City of HB GPU). Based on the OCSD wastewater generation rates of 7,516 gallons per day per acre (gpd/ac) for residential, the Project would conservatively generate a total of 16,610 gpd (0.006 mgd) of wastewater. This capacity is adequate to serve the Project and the Project would not result in a determination by the wastewater treatment provider that it has inadequate capacity to serve the Project's projected demand in addition to the provider's existing commitments. As such, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Impacts Associated with the Proposed Project No New Impact. The HSSP Final EIR concluded that impacts related to the generation of solid waste would be less than significant with mitigation incorporated. As discussed in the City of Huntington Beach General Plan Update EIR, all solid waste collected in the City is taken to a transfer station/materials recovery facility located at 17121 Nichols Avenue. The facility has a permitted capacity of 4,000 tons per day of solid waste and currently receives approximately 1,800 to 2,000 tons of solid waste per day (City of HB GPU). 165 579 580 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Project construction would generate solid waste for landfill disposal in the form of demolition debris from the existing buildings and infrastructure that would be removed from the site. Construction waste in the form of packaging and discarded materials would also be generated by the proposed Project. However,Section 5.408.1 of the 2019 California Green Building Standards Code requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. Thus, the demolition and construction solid waste that would be disposed of at the landfill would be approximately 35 percent of the waste generated. The solid waste from the Project would be taken to the Bowerman landfill. As the Bowerman landfill has a limit of 11,500 tons per day and currently receives approximately 8,863 tons per day, it has an additional capacity of 2,637 tons per day (CalRecycle 2022), the facilities would be able to accommodate the addition of solid waste during construction of the proposed Project. Operation of the Project includes development of the 35 three-story townhomes. Based on the per capita solid waste generation factor for the City of Huntington Beach of 4.6 pounds per person per day,the Project would generate approximately 469.2 pounds of waste per day or 0.23 tons per day. However, pursuant to AB 341, at least 75 percent of the solid waste is required to be recycled, which would reduce the volume of landfilled solid waste to approximately 0.06 tons per day. As previously stated, the Project's solid waste would be taken to the Bowerman landfill facility, which has an additional capacity of 2,637 tons per day; therefore,the facility would be able to accommodate the addition of 0.06 tons per day of solid waste from operation of the proposed Project. As such, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. e) Comply with federal, state, and local statutes and regulations related to solid waste? Impacts Associated with the Proposed Project No New Impacts. The HSSP Final EIR concluded that impacts related to solid waste would be less than significant with mitigation incorporated. The proposed Project would result in new development that would generate an increased amount of solid waste. All solid waste-generating activities within the City are subject to the requirements set forth in the 2019 California Green Building Standards Code that requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste, and AB 341 that requires diversion of a minimum of 75 percent of operational solid waste. Development of the Project would be consistent with all state regulations, as ensured through the City's permitting process; and impacts would not occur.Therefore,the proposed Project would result in less than significant impacts related to potential conflicts with federal, State, and local management and reduction statutes and regulations pertaining to solid waste. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. The proposed Project is consistent with the impacts identified in the HSSP Final EIR and the level of impact remains unchanged from that cited in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding utilities and service systems.There have not been 1) changes related to development of the Project site that involve new significant environmental effects 166 580 581 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) None. Project Design Features (PDFs) None. Mitigation/Monitoring Required No new impacts nor substantially more severe utilities and service systems impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required regarding utilities and service systems. 167 581 582 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 9.20 Wildfire Subsequent or Supplemental EIR Addendum to EIR If located in or near state responsibility areas or Substantial New New Minor No New lands classified as very high fire hazard severity Change in Information Information Technical Impact/ zones, would the project: Project or Showing Identifying Changes No Circumstances Greater New or Impact Resulting in Significant Mitigation Additions New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Substantially impair an adopted emergency ❑ ❑ ❑ ❑ response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, ❑ ❑ ❑ ❑ exacerbate wildfire risks, and thereby expose project occupants to, pollution concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of ❑ ❑ ❑ ❑ associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, ❑ ❑ ❑ ❑ including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? Summary of Impacts Identified in the HSSP Final EIR The HSSP Final EIR did not evaluate impacts related to wildfire as the threshold was not included in CEQA Guidelines Appendix G at the time the HSSP Final EIR was written. Final EIR Mitigation Measures Applicable to the Project None. a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Impacts Associated with the Proposed Project No New Impact. According to the CAL FIRE Fire Hazard Severity Zone map,the Project site is not within an area identified as a Fire Hazard Area that may contain substantial fire risk or a Very High Fire Hazard Severity Zone (VHFHSZ) (CAL FIRE 2022). As stated in Section 5.9 of this Addendum, the proposed Project would not physically interfere with an adopted emergency response plan or emergency evacuation plan. The Project driveways and internal access would be required to meet the City's design standards to ensure adequate emergency access and evacuation pursuant to the requirements in Section 503 of the California Fire Code (Title 2A, California Code of Regulations, Part 9). Additionally, the proposed Project does not include any characteristics (e.g., permanent road closures or long-term blocking of road access) that would substantially impair or otherwise conflict with an emergency response plan or emergency evacuation plan. Therefore, impacts related to emergency response and evacuation plans associated with construction of the proposed Project would be less than significant. Public access to the Project site would be provided by one public driveway off Holly Lane. Fire access to the site would be provided via the main entrance off Holly Lane and an additional emergency-vehicle-only driveway on Main Street that would include a 5'-6" high metal gate with a Knox Box and Opticom. The 168 582 583 Addendum to the Holly-Seadiff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Project does not include any changes to public or private roadways that would physically impair or otherwise conflict with an emergency response plan or emergency evacuation plan.Further,the proposed Project would not obstruct or alter any transportation routes that could be used as evacuation routes during emergency events. Further,access to and from the Project site for emergency vehicles would be reviewed and approved by the Fire Department and the City as part of the Project approval process to ensure the proposed Project is compliant with all applicable codes and ordinances for emergency vehicle access. Therefore, impacts would be less than significant. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollution concentrations from a wildfire or the uncontrolled spread of a wildfire? Impacts Associated with the Proposed Project No New Impact.As stated previously,the Project site is not located within a fire hazard area.Additionally, the Project area is currently primarily developed with residential uses.The areas on and surrounding the site lack extensive combustible materials and vegetation necessary for the uncontrolled spread of a wildfire. The Project site is flat and there are limited elevation changes in the Project vicinity. The Project proposes development of residential uses in an urban area. As such, the Project itself would not exacerbate wildfire risks as compared to existing conditions because it is representative of existing development in the area. Conversely, removal of the aged building and fire suppression system and installation of new construction and fire suppression systems may reduce fire risks.Thus,no impact related to other factors that would expose Project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire would occur from the Project. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Impacts Associated with the Proposed Project No New Impact. As stated previously, the Project site is not located within a fire hazard area. The Project does not require the installation or maintenance of associated infrastructure (including roads, fuel breaks, emergency water sources, power lines,or other utilities) that would exacerbate fire risk or that would result in impacts to the environment. Although the Project includes a new driveway and fire access lane within the Project site,the Project does not include any changes to public or private roadways that would exacerbate fire risk or that would result in impacts to the environment. Although utility improvements, including domestic water, recycled water, sanitary sewer, and storm drain lines proposed as part of the Project would be extended throughout the Project site, these utility improvements would be underground and would not exacerbate fire risk. As described by the HSSP Final EIR, adherence to existing regulations would reduce risks from urban and wildland fire threats to the City to a less than significant level.The utility improvements that are part of redevelopment of the Project site would be reviewed and approved by the City part of the Project approval process to ensure compliance. Therefore, the proposed Project would not include infrastructure(such as roads,fuel breaks,emergency water sources, power lines,or other utilities),that would exacerbate fire risk or that would result in impacts to the environment. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. 169 583 584 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? Impacts Associated with the Proposed Project No New Impact. As stated previously, the Project site is not located within a fire hazard area. According to FEMA's FIRM Flood Map 06056CO261 J,the Project site is classified as Zone X, which includes areas with a minimal or 0.2 percent annual chance of flood hazard.The Project site is relatively flat with a gentle slope to the south and southwest. The site is not near any hillsides or slope areas that could result in a landslide. As established in Section 5.10 of this Addendum, soil would be compacted and drainage patterns would be temporarily altered due to grading during Project construction, and there would be an increased potential for flooding compared to existing conditions. However, construction BMPs would be identified and implemented as part of the SWPPP required for the proposed Project. Implementation of construction BMPs would control and direct surface runoff to prevent flooding. As such, Project construction would not expose people or structures to significant risks related to downslope and downstream flooding. During operation, the proposed Project would not substantially alter the existing onsite drainage patterns. Compliance with the proposed operational BMPs would ensure onsite storm drain facilities would be sized to accommodate stormwater runoff from the Project site so that onsite flooding would not occur. Further, projects in the City are required to comply with the CBC, which would include the incorporation of: 1) seismic safety features to minimize the potential for significant effects as a result of earthquakes; 2) proper building footings and foundations; and 3) construction of the building structures so that it would withstand the effects of strong ground shaking.These features would reduce potential impacts related to landslides to a less than significant level. No new or substantially greater impacts would occur with implementation of the proposed Project when compared to those identified in the HSSP Final EIR. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist regarding wildfire. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) None. Project Design Features (PDFs) None. 170 584 585 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Mitigation/Monitoring Required No new impacts nor substantially more severe wildfire impacts would result from implementation of the proposed Project; therefore, no new or revised mitigation measures are required regarding wildfires. 9.21 MANDATORY FINDINGS OF Subsequent or Supplemental EIR Addendum to EIR SIGNIFICANCE Substantial New New Minor No Change in Information Information Technical New Project or Showing Identifying Changes Impact/ Circumstances Greater New or No Resulting in Significant Mitigation Additions Impact New Effects than or Significant Previous EIR Alternative Effects to Reduce Significant Effect is Declined a) Does the project have the potential to degrade ❑ ❑ ❑ ❑ the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are ❑ ❑ ❑ ❑ 11 individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects,and the effects of probable future projects)? c) Does the project have environmental effects which ❑ ❑ ❑ ❑ will cause substantial adverse effects on human beings, either directly or indirectly? a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Impacts Associated with the Proposed Project No New Impact. As discussed in Section 5.4, Biological Resources, the Project site is completely developed and located within an urban area that does not contain any native habitats. Due to the disturbed status of the site, it does not provide habitat that could be utilized by species listed or candidates for listing by USFWS, CDFW, or the CNPS. There is no existing ornamental landscaping or trees on the site that would have the potential to provide for nesting migratory birds. Therefore, there would be no impacts related to fish and wildlife species or plant community, which is consistent with analysis within the HSSP Final EIR. 171 585 586 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project As discussed in Section 5.5, Cultural Resources,there are no historic resources located with the Project site. In addition, due to the development of the Project site and previous disturbances associated with the construction and operation of the existing site use, the potential for encountering paleontological and archeological resources is small. However, the Project would implement Final EIR mitigation measures Paleontology 6 through 10,Archeology 2b and 2f and Archaeology 4, which would reduce impacts to less than significant. Therefore, the proposed Project would not eliminate important examples of the major periods of California history or prehistory, and impacts would be less than significant with mitigation. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Impacts Associated with the Proposed Project No New Impact. The proposed Project's potential cumulative impacts were analyzed in the HSSP Final EIR as part of build out of the HSSP and would not result in new impacts beyond those analyzed in the HSSP Final EIR. Therefore, the proposed Project would not result in new or substantially more severe cumulatively considerable impact under any impact area, including aesthetics, air quality, cultural resources, GHG emissions, hazards and hazardous materials, land use and planning, noise, population and housing, public services, recreation, transportation and traffic, tribal cultural resources, utilities and service systems, or wildfires. With implementation of existing regulations and the relevant Final EIR's mitigation measures, the proposed Project would not result in any new significant impacts. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Impacts Associated with the Proposed Project No New Impact.As described throughout Section 5,above,the proposed Project has no new or substantially more severe potentially significant impacts and no new mitigation measures would be required. The implementation of the HSSP Final EIR mitigation measures, City standards, and City guidelines would ensure that there would be no substantial adverse effects on human beings,either directly or indirectly.There would be no new impacts. Conclusion Based on the foregoing, none of the conditions identified in State CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist. There have not been 1) changes related to development of the Project site that involve new significant environmental effects or a substantial increase in the severity of previously identified effects; 2) substantial changes with respect to the circumstances under which development of the Project site is undertaken that require major revisions of the HSSP Final EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the HSSP Final EIR was certified as completed. Because none of the conditions identified in State CEQA Guidelines Section 15162 would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts, State CEQA Guidelines 15168 also does not require additional environmental review and the Project is within the scope of the HSSP. Plans, Programs, or Policies (PPPs) As outlined in Sections 5.1 through 5.20, above. 172 586 587 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project Project Design Features (PDFs) As outlined in Sections 5.1 through 5.20, above. Mitigation/Monitoring Required As detailed previously,the HSSP Final EIR mitigation measures that are applicable to the proposed Project would be implemented for the Project as intended by the HSSP Final EIR. Upon implementation of applicable Final EIR mitigation measures, no new impacts nor substantially more adverse impacts would result from the implementation of the proposed Project; therefore, no new or revised mitigation measures are required. No refinements related to the proposed Project are necessary to the HSSP Final EIR mitigation measures and no new mitigation measures are required. 173 587 588 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 10 Document Preparers and Contributors Lead Agency: City of Huntington Beach Planning Division 2000 Main Street Huntington Beach, CA 92648 CEQA Document Preparer: EPD Solutions, Inc. Konnie Dobreva, 1D Brooke Blandino Alex Garber 174 588 589 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project 11 References City of Huntington Beach. City Parks.Accessed: https://www.huntingtonbeachca.gov/residents/parks_faci I ities/parks/ City of Huntington Beach City Specifications.Accessed: https://www.huntingtonbeachca.gov/government/depa rtments/fire/fire_prevention_code_enforcement/fi re_dept_city_specifications.cfm California Department of Toxic Substances Control. Envirostor. Accessed on 2 February 2022. https://www.envirostor.dtsc.ca.gov/public/ California Geological Survey. Earthquake Zones of Required Investigation. Accessed on 1 February 2022. https://maps.conservation.ca.gov/cgs/EQZApp/app/ CalRecycle Solid Waste Information System Facility/Site Search. Available at: https://www2.calrecycle.ca.gov/SWFacilities/Directory/ CalRecycle Jurisdiction Disposal and Alternative Daily Cover (ADC) Tons by Facility (ca.gov).Accessed: https://www2.calrecycle.ca.gov/LGCentral/DisposaiReporting/Destination/DisposalByFacility CalRecycle Landfill Tonnage Reports: https://www2.calrecycle.ca.gov/LandfillTipFees/ California Fire Hazard Severity Zone Viewer. Cal FIRE.Accessed from: https://egis.fire.ca.gov/FHSZ/ California Important Farmland Finder. California Department of Conservation.Accessed from: https://maps.conservation.ca.gov/DLRP/CIFF/ California State Scenic Highway System Map. Accessed 21 February 2022 from: https://www.arcg is.com/apps/webappviewer/index.html?id=026e830c9l 4c495797c969a3e5668538 CalRecycle. Landfill Tonnage Reports, 2019. https://www2.calrecycle.ca.gov/LandfillTipFees/ Caltrans Vibration Guidance Manual, April 2020. https://dot.ca.gov/programs/environmental- analysis/noise-vibration/guidance-manuals City of Huntington Beach General Plan Update EIR, 2017. (City of HB GPU) Accessed: https://www.huntingtonbeachca.gov/files/users/planning/Final-EIR-08_04_17.pdf Department for Environment, Food and Rural Affairs (DEFRA) Update of Noise Database for Prediction of Noise on Construction and Open Sites (DEFRA 2004).Accessed: https://www.academia.edu/13212564/U PDATE_OF_NOISE_DATABASE_FOR_PREDICTION_OF_NOISE_ ON_CONSTRUCTION_AND_OPEN_SITES EnviroStor. Department of Toxic Substances Control.Accessed from https://www.envirostor.dtsc.ca.gov/public/ Estimated Solid Waste Generation Rates. CalRecycle.Accessed from https://www2.ca I recycle.ca.gov/W asteCha racter ization/Genera I/Rates Fault Activity Map of California. California Department of Conservation. Accessed from: https://maps.conservation.ca.gov/cgs/fam/ 175 589 590 Addendum to the Holly-Seacliff General Plan Amendment EIR City of Huntington Beach Holly Triangle Townhomes Project FEMA Flood Map Center. Accessed: https://msc.fema.gov/portal/home Federal Transit Administration Transit Noise and Vibration Impact Assessment Manual (FTA 2018).Accessed: https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research-innovation/118131/transit-noise-and- vib ration-imp act-assessment-manual-fta-repo rt-no-0123_O.pdf Huntington Beach, City of, General Plan, 2017. https://www.huntingtonbeachca.gov/files/users/planning/Natural-and-Environmental-Hazards.pdf Municipal Water District of Orange County. 2020 Urban Water Management Plan. https://www.mwdoc.com/wp-content/uploads/2021/06/MWDOC-2020-UWMP_2021.06.02.pdf Natural Community Conservation Plan & Habitat Conservation Plan. County of Orange Central & Coastal Subregion. Participants in the NCCP/HCP Process (ES-6). July 17, 1996. Phase I and Limited Phase II Environmental Site Assessment, and Addendum to Phase I and Limited Phase II Environmental Site Assessment. 2022. Prepared by Carlin Environmental Consulting, Inc.,Appendix D 2019 Residential Energy Code Fact Sheet (2019 Fact Sheet). Accessed: https://energycodeace.com/content/resources-ace/fi le_type=fact-sheet 2019 Building Energy Efficiency Standards. Accessed: https://energycodeace.com/site/custom/public/reference-ace- 2019/index.html#!Documents/section1500mandatoryfeaturesanddevices.htm#mairdistributionandventilati onsystemductsplenumsandfans.htm 176 590 591 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Mitigation Monitoring and Reporting Program Introduction The California Environmental Quality Act (CEQA) requires a lead or public agency that approves or carries out a project for which a Mitigated Negative Declaration has been adopted which identifies one or more significant adverse environmental effects and where findings with respect to changes or alterations in the project have been made, to adopt a "...reporting or monitoring program for the changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment" (CEQA, Public Resources Code Sections 21081, 21081.6). The Holly-Seacliff General Plan Amendment Final Environmental Impact Report No. 89-1 (HSSP Final EIR) (SCH #8901041 2) certified by the City of Huntington Beach (City) on January 8, 1990, in conjunction with an Addendum HSSP Final EIR,serve as the environmental review for the proposed Holly Triangle Townhomes Project.Mitigation Monitoring and Reporting Program (MMRP) is required to ensure that adopted mitigation measures are successfully implemented for the Holly Triangle Townhomes Project (Project). The City of Huntington Beach is the Lead Agency for the Project and is responsible for implementation of the MMRP.This report describes the MMRP for the Project and identifies the parties that will be responsible for monitoring implementation of the individual mitigation measures in the MMRP. Mitigation Monitoring and Reporting Program The MMRP for the Project will be active through all phases of the Project, including design, construction, and operation. The attached Table 1 identifies the mitigation program required to be implemented by the City for the Holly Triangle Townhomes Project. The table identifies the Standard Conditions; Plan, Program, Policies (PPPs); Project Design Features (PDFs) and Mitigation Measures from the HSSP Final EIR required by the City to mitigate or avoid significant adverse impacts associated with the implementation of the Project, the timing of implementation, and the responsible party or parties for monitoring compliance. Revisions to existing HSSP Final EIR mitigation measures are shown in underline and deletions are show in strikethrough. The MMRP also includes a column that will be used by the compliance monitor (individual responsible for monitoring compliance) to document when implementation of the measure is completed. As individual Plan, Program, Policies; and mitigation measures are completed, the compliance monitor will sign and date the MMRP, indicating that the required actions have been completed. 1 591 592 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project This page intentionally left blank 2 592 593 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Table 1 : Mitigation Monitoring and Reporting Program Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features Mitigation Measure Timing /Verification and Initials AESTHETICS PPP AES-1.The proposed Project shall comply with lighting standards In Construction Plans and City of Huntington Beach detailed in the City's Municipal Code,which requires Project lighting to Specifications. Prior to the Community Development be shielded, diffused,or indirect to avoid glare to both on offsite issuance of Building Permits. Department residents, pedestrians,and motorists. AIR QUALITY PPP AQ-1: Rule 402. The construction plans and specifications shall In Construction Plans and City of Huntington Beach state that the project is required to comply with the provisions of South Specifications. Prior to the Public Works Department Coast Air Quality Management District(SCAQMD) Rule 402. The issuance of Grading and and Community project shall not discharge from any source whatsoever such quantities Building Permits. Development Department of air contaminants or other material which cause injury,detriment, nuisance,or annoyance to any considerable number of persons or to the public,or which endanger the comfort, repose,health or safety of any such persons or the public,or which cause,or have a natural tendency to cause, injury or damage to business or property. PPP AQ-2: Rule 403.The following measures shall be incorporated In Construction Plans and City of Huntington Beach into construction plans and specifications as implementation of Specifications. Prior to the Public Works Department SCAQMD Rule 403: issuance of Grading Permits. and Community • All clearing, grading,earth-moving,or excavation activities Ongoing during Construction Development Department shall cease when winds exceed 25 mph per SCAQMD Activities. guidelines in order to limit fugitive dust emissions. • The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather.Watering,with complete coverage of disturbed areas,shall occur at least three times a day, preferably in the mid-morning,afternoon, and after work is done for the day. • The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 3 593 594 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials PPP AQ-3: Rule 1 1 13. The following measure shall be incorporated In Construction Plans and City of Huntington Beach into construction plans and specifications as implementation of South Specifications. Prior to the Public Works Department Coast Air Quality Management District Rule (SCAQMD) Rule 1 1 1 3.The issuance of Building Permits and Community Project shall only use "Low-Volatile Organic Compounds (VOC)" paints Development Department (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113. PPP A04:SCAQMD Rule 445. The following measure shall be In Construction Plans and City of Huntington Beach incorporated into construction plans and specifications as Specifications. Prior to the Public Works Department implementation of SCAQMD Rule 445.Wood burning stoves and issuance of Demolition Permits. and Community fireplaces shall not be included or used in the new development. Development Department BIOLOGICAL RESOURCES PPP 13I0-1:The Project shall comply with the Migratory Bird Treaty Act In Construction Plans and City of Huntington Beach (MBTA) (United States Code Title 33,Section 703 et seq.; see also Specifications. Prior to the Community Development Code of Federal Regulations Title 50, Part 10) and Section 3503 of the issuance of Building Permits. Department California Fish and Game Code during the avian nesting and breeding season that occurs between February 1 and September 15.The provisions of the MBTA prohibits disturbing or destroying active nests. CULTURAL RESOURCES PPP CUL-1: Human Remains. Should human remains be discovered In Construction Plans and City of Huntington Beach during Project construction,the Project would be required to comply Specifications. Prior to the Community Development with State Health and Safety Code Section 7050.5,which states that no issuance of Grading Permits. Department further disturbance may occur in the vicinity of the body until the County Ongoing during Construction Coroner has made a determination of origin and disposition pursuant to Activities. Public Resources Code Section 5097.98.The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric,the Coroner will notify the Native American Heritage Commission,which will determine the identity of and notify a Most Likely Descendant(MILD).With the permission of the landowner or his/her authorized representative,the MLD may inspect the site of the discovery.The MLD must complete the inspection within 48 hours of notification by the NAHC. Mitigation Measure Archaeology 4. Ground disturbing activity within In Construction Plans and City of Huntington Beach the study area should be monitored by a qualified observer assigned Specifications. Prior to the Community Development by the Principal Investigator/Archaeologist to determine if significant issuance of Grading Permits. Department historic deposits,(e.g. foundations,trash deposits, privy pits and similar Ongoing during Construction features) have been exposed.The monitoring should be on a full-time Activities. 4 594 595 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials basis, but can be terminated when clearly undisturbed geologic formations are exposed. If such exposures occur,appropriate collections should be made,followed by analysis and report preparation. Historic material may be encountered anywhere within the Holly-Seacliff property, but the area around the old Holly Sugar Refinery is probably more sensitive than the balance of the project area. Historical material recovered at the archaeological sites should be treated with those deposits. Prior to issuance of a grading permit,the applicant/developer shall provide written evidence to the City Planning Division that a qualified archaeologist has been retained by the applicant/developer to monitor initial ground disturbing activities to address unanticipated archaeological discoveries and any archaeological requirements (e.g., conditions of approval) that are applicable to the project.The applicant/developer shall conduct a field meeting prior to the start of construction activity with all construction supervisors to train staff to identify potential archaeological resources. In the event that archaeological materials area encountered during ground-disturbing activities,work in the immediate vicinity of the resource shall cease until a qualified archaeologist has assessed the discovery and appropriate treatment pursuant to CEQA Guidelines Section 15064.5 is determined. If discovered archaeological resources are found to be significant,the archaeologist shall determine,in consultation with the City and any, consulting Native American groups expressing interest following notification by the City, appropriate avoidance measures or other appropriate mitigation. Per CEQA Guidelines Section 151 26.4(b)(3), preservation in place shall be the preferred means to avoid impacts to archaeological resources qualifying as historical resources. Consistent with CEQA Guidelines Section 151 26.4(b)(3)(C),if it is demonstrated that confirmed resources cannot be avoided,the qualified archaeologist shall develop additional treatment measures,such as data recovery, reburial/relocation,deposit at a local museum that accepts such resources,or other appropriate measures, in consultation with the implementing agency and any local Native American representatives expressing interest in prehistoric or tribal resources. If an archaeological site does not qualify as a historical resource but meets the criteria for a unique archaeological resource as defined in 5 595 596 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing Verification and Initials Section 21083.2.then the site shall be treated in accordance with the provisions of Section 21083.2. ENERGY PPP GHG-1:Title 24 Standards.The Project shall be designed in In Construction Plans and City of Huntington Beach accordance with the applicable Title 24 Energy Efficiency Standards Specifications. Prior to the Community Development for Residential and Nonresidential Buildings (California Code of issuance of Building Permits. Department Regulations [CCR],Title 24, Part 6).These standards are updated, nominally every three years,to incorporate improved energy efficiency technologies and methods.The Building Manager,or designee shall ensure compliance prior to the issuance of each building permit.The 2019 Title 24 Energy Efficiency standards for residential uses require that solar photovoltaic electricity be installed equal to the amount used annually. GEOLOGY AND SOILS PPP GEO-1 The Project shall be designed and constructed in In Construction Plans and City of Huntington Beach compliance with the 2019 California Building Code (CBC) Design Specifications. Prior to the Community Development Parameters or the most current CBC adopted in the City's Municipal issuance of Building Permits. Department Code. PPP GEO-2 As required by the current CBC adopted in the City's In Construction Plans and City of Huntington Beach Municipal Code, prior to issuance of a grading permit,site preparation Specifications. Prior to the Community Development shall follow the recommendations in the Geotechnical Investigation and issuance of Grading and Department Design Report for Proposed Residential Development Huntington Beach, Demolition Permits. California (dated November 4, 2020),prepared by Group Delta Consultants,as well as any additional future site-specific, design-level geotechnical investigations of the Project. Mitigation Measure Paleontology 6. Prior to the issuance of a grading In Construction Plans and City of Huntington Beach plan.a A qualified paleontologist sheuld be Fetained te periedice4y Specifications. Prior to the Community Development meniteF the site duAng grading or extensiye trenching aeflyifles that cut issuance of Grading Permits. Department shall prepare a Paleontological Resource Impact Mitigation Plan (PRIMP) for submittal and review bathe City. Implementation of the PRIMP will ensure that adverse impacts to potentially significant paleontological resources are mitigated to a level less than significant level. The PRIMP shall comply with the provisions outlined below: 6 596 597 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing Verification and Initials 1. Shall comply with Holly-Seacliff Final Environmental Impact Report Mitigation Measures Paleontology 6 through 10. 2. Monitoring of mass grading and excavation activities in areas identified as likely to contain paleontological resources shall be performed by a qualified paleontologist or paleontological monitor. The PRIMP shall stipulate that monitoring will be conducted either full or part time at the determination of the paleontologist, based upon the identification of undisturbed sediments of "old paralic deposits undivided (late to middle Pleistocene" (Qop). The Pro'iect paleontologist is responsible to periodically visit the property during the initial stages of grading to identify the Pleistocene deposits and direct the initiation of monitoring. 3. Paleontological monitors shall be equipped to salvage fossils as they are unearthed to avoid construction delays. The monitor must be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens in a timely manner.The monitor shall notify the Project paleontologist,who will then notify the concerned parties of the discovery. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface,or,if present,are determined upon exposure and examination by qualified paleontological personnel to have low Rotential to contain fossil resources. 4. Fossils shall be collected and placed in cardboard flats or plastic buckets and identified by field number, collector, and date collected. Notes shall be taken on the map location and stratigraphy of the site, which is photographed before it is vacated, and the fossils are removed to a safe place. On mass grading projects, discovered fossil sites shall be protected by flagging to prevent them from being over-run by earthmovers (scrapers) before salvage begins. Fossils shall be collected in a similar manner,with notes and photographs being taken before removing the fossils. Precise location of the site shall be determined with the use of handheld GPS units. If the site involves remains from a large terrestrial vertebrate, such as large bone(s) or a mammoth tusk, that is/are too large to be easily removed by a single monitor,a fossil recovery crew shall excavate around the find, encase the find within a plaster and burlaR jacket, and remove it after the plaster is set. For large 7 597 598 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials fossils, use of the contractor's construction equipment may be solicited to help remove the jacket to a safe location. 5. Isolated fossils shall be collected by hand, wrapped in paper, and placed in temporary collecting flats or five-gallon buckets. Notes shall be taken on the map location and stratigraphy of the site,which shall be photographed before it shall be vacated and the fossils are removed to a safe place. 6. Particularly small invertebrate fossils typically represent multiple specimens of a limited number of organisms, and a scientifically suitable sample can be obtained from one to several five-gallon buckets of fossiliferous sediment. If it is possible to dry screen the sediment in the field, a concentrated sample may consist of one or two buckets of material. For vertebrate fossils, the test is usually the observed presence of small pieces of bones within the sediments. If present, as many as 20 to 40 five-gallon buckets of sediment can be collected and returned to a separate facility to wet-screen the sediment. 7. In accordance with the "Microfossil Salvage" section of the Society of Vertebrate Paleontology guidelines (2010:7), bulk sampling and screening of fine-grained sedimentary deposits (including carbonate-rich paleosols) must be performed if the deposits are identified to possess indications of producing fossil "microvertebrates"to test the feasibility of the deposit to yield fossil bones and teeth. 8. In the laboratory, individual fossils are cleaned of extraneous matrix,any breaks are repaired, and the specimen,if needed, is stabilized by soaking in an archivally approved acrylic hardener (e.g., a solution of acetone and Paraloid B-72). 9. Recovered specimens are prepared to a point of identification and permanent preservation (not display), including screen- washing sediments to recover small invertebrates and vertebrates.Preparation of individual vertebrate fossils is often more time-consuming than for accumulations of invertebrate fossils. 10. Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the Western Science Center or the Orange County Natural History Foundation) shall be conducted. The paleontological 8 598 599 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials program should include a written repository agreement prior to the initiation of mitigation activities. Prior to curation, the lead agency (e.g.,the City of Huntington Beach) will be consulted on the repositorxlmuseum to receive the fossil material. 11. A final report of findings and significance shall be prepared, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location(s). The report, when submitted to, and accepted by, the appropriate lead agency, will signify satisfactory completion of the project program to mitigate impacts to any potential nonrenewable paleontological resources(i.e.,fossils)that might have been lost or otherwise adversely affected without such a program in place. 12. Decisions regarding the intensity of the MMRP will be made by the Project paleontologist based on the significance of the paleontological resources and their biostratigraphic, biochronologic, paleoecologic, taphonomic, and taxonomic attributes, not upon the ability of a Project proponent to fund the MMRP. GREENHOUSE GAS EMISSIONS PPP GHG-1:Title 24 Standards.The Project shall be designed in In Construction Plans and City of Huntington Beach accordance with the applicable Title 24 Energy Efficiency Standards Specifications. Prior to the Community Development for Residential and Nonresidential Buildings (California Code of issuance of Building Permits. Department Regulations [CCR],Title 24, Part b).These standards are updated, nominally every three years,to incorporate improved energy efficiency technologies and methods.The Building Manager,or designee shall ensure compliance prior to the issuance of each building permit.The 2019 Title 24 Energy Efficiency standards for residential uses require that solar photovoltaic electricity be installed equal to the amount used annually. PPP GHG-2: CALGreen Standards. Projects shall be designed in In Construction Plans and accordance with the applicable California Green Building Standards Specifications. Prior to the (CALGreen) Code (24 CCR 11).The Building Manager,or designee issuance of Building Permits. shall ensure compliance prior to the issuance of each building permit. HAZARDS AND HAZARDOUS MATERIALS 9 599 600 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials PPP HAZ-1: City Specification 422,Oil Well Abandonment Permit In Construction Plans and City of Huntington Beach Process. In accordance with this City regulation,the Project plans will Specifications. Prior to the Fire Department include the requirements for oil well abandonment. Pursuant to this issuance of Grading Permits. requirement, before any oil well abandonment operations are commenced,the State of California Geological Energy Management Division (CaIGEM) must be contacted,and the following processes initiated: • For all sites undergoing development,the owner must complete and submit a Well Review Program Introduction and Application to the CaIGEM. At completion of the CaIGEM review,a Well Review Letter will be issued to the owner. • The well operator must submit an application to abandon or re- abandon each oil well to the DOGGR when the well is not abandoned to the current CaIGEM standards,or when the well casing will be modified. The CaIGEM will then issue a permit that sets forth their agency requirements and conditions. • The CaIGEM Well Review Letter (if applicable) and abandonment permit must be presented to the Huntington Beach Fire Department to obtain a Fire Department permit for well abandonment. PPP HAZ-2: City Specification 429,Methane Mitigation In Construction Plans and City of Huntington Beach Requirements. In accordance with this City regulation, the Project Specifications. Prior to the Fire Department plans and construction permits will implement the requirements for issuance of Building Permits. methane gas testing and mitigation systems for new structures.The proposed residential structures would include methane mitigation systems that will be reviewed and approved by the City of Huntington Beach Fire Department during the Project permitting process. PPP HAZ-3: City Specification 431-92,Soil Quality Standards. In In Construction Plans and City of Huntington Beach accordance with this City specification,the Project plans and Specifications. Prior to the Fire Department construction permits will implement regulations to assess site soils for the issuance of Demolition Permits presence of chemical contaminants and to implement the required actions in the event that contamination is identified. PPP HAZ -4:California State Fire Marshal Information Bulletin 03-001, Encroachments into or on Pipeline Easements. In accordance with Bulletin 10 600 601 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing Verification and Initials 03-001,during construction,the Project Applicant will be required to coordinate with the pipeline operator (Crimson Pipeline, L.P.) and to comply with California State Fire Marshal Information Bulletin 03-001, Encroachments into or on Pipeline Easements,which states that nothing shall encroach into or upon the pipeline easement,which would impede the pipeline operator from complete and unobstructed surface access along the pipeline right of way and that it is the responsibility of the pipeline operator to ensure they have unimpeded surface access and to be able to physically observe all portions of their pipeline rights of way. PPP HAZ-5: Pipeline Operations.All pipeline operations shall comply with all provisions contained in Part 195 (Transportation of Hazardous Liquids by Pipeline) of Title 49 of the Code of Federal Regulations and Section 31010,et seq.,of the California Government Codes,the California Pipeline Safety Act, both as may be amended,as well as other State,federal,and local requirements. PPP HWQ-1: Storm Water Pollution Prevention Plan. As listed in In Construction Plans and City of Huntington Beach Section 5.10,Hydrology and Water Quality. Specifications. Prior to the Building Division issuance of Demolition Permits PDF HAZ-1:Well Re-Abandon Onsite Wells. The Project includes re- In Construction Plans and City of Huntington Beach abandonment of two onsite wells [CWC#51 (API 0405901594) and Specifications. Prior to the Fire Department Republic#4 (API 04045901698)] pursuant to CaIGEM standards as issuance of Building and implemented through City Specification 422. Grading Permits. PDF HAZ-2: Methane Barrier Systems.The Project includes design, In Construction Plans and City of Huntington Beach permit,and installation of soil vapor barrier systems beneath the Specifications. Prior to the Fire Department residential structures in accordance with City Specification 429.The issuance of Building Permits. methane barrier system will include a vent cone over each oil well, an impermeable membrane capable of precluding methane as well as other potential contaminated soil vapors from migrating into the residential structures.The gravel beneath the membrane shall have perforated vent piping through the roof of the residential structures. Mitigation Measure Oil Facilities 2.All new development proposals See PDF HAZ-1 City of Huntington Beach Satisfied through should be accompanied by: Fire Department completion of the Phase I and Phase II Environmental Site 11 601 602 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials • A plan which addresses the requirements for abandoned wells. Assessments,included as Addendum • The abandonment plans for existing wells. Appendix D and PDF • The operational plans for any remaining wells and facilities. HAZ-1 These plans must satisfy the requirements of the City of Huntington Beach and the Doyisien ef Oil and Gas California Energy Management Division (CaIGEMI. (Satisfied through Project plans for well re-abandonment pursuant to Ca1GEM standards and City Specification 422). Mitigation Measure Human Health and Safety 1. Prior to grading and See PDF HAZ-1 and PDF HAZ-2 City of Huntington Beach Satisfied through development, a site reconnaissance should be performed including a Fire Department. completion of the phased Environmental Site Assessment to evaluate areas where Phase I and Phase II contamination of the surficial soils may have taken place. The Environmental Site environmental assessment should evaluate existing available Assessments,included information pertinent to the site and also undertake a limited as Addendum investigation of possible on-site contamination. Phase I should include: Appendix D. a. Review of available documents pertinent to the subject site to evaluate current and previous uses. b. Site reconnaissance to evaluate areas where contamination of surficial soils may have taken place. C. Excavation and testing of oil samples to determine presence of near surface contamination of soil. d. Subsurface exploration to determine presence of sumps on-site. Testing of possible drilling fluids for heavy metals. e. Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells. f. Testing of air samples for gas vapor, methane gas and sulfur compounds. (Satisfied through completion of the Phase 1 and Phase 11 Environmental Site Assessments, included as Appendix D) Mitigation Measure Human Health and Safety 2.The actual site See PDF HAZ-1 and PDF HAZ- City of Huntington Beach Satisfied through characterization and remedial action plan would be developed as part 2. Fire Department completion of the of a later phase. Upon completion of the Environmental Assessment,a Phase I and Phase II Remedial Action Plan can be developed.This plan should address the Environmental Site following items: Assessments,included 12 602 603 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features Mitigation Measure Timing /Verification and Initials a. Treatment of possible crude oil contaminated soils. A possible as Addendum solution to this condition would be aeration of the contaminated Appendix D. soils to release the volatile gases and then incorporation of the treated soils into the roadway fills (subgrade). b. Treatment of possible drilling sumps by either on-site disposal of noncontaminated drilling fluids or off-site disposal of contaminated fluids. C. Treatment of the possibility of the accumulation of methane gas. Mitigation Measure Human Health and Safety 3. Prior to Will be satisfied through See PDF HAZ-2 Satisfied through development, a thorough site study for the presence of surface and completion of PDF HAZ-2. completion of the shallow subsurface methane gas should be performed.Any abnormal Phase I and Phase II findings would require a Remedial Action Plan and further studies to Environmental Site assure sufficient mitigation of the hazardous areas prior to building Assessments,included construction.All structures should have a gas and vapor barrier as Addendum installed underneath the slabs and foundations.Gas collection and Appendix D, and PDF ventilation systems should be installed over abandoned wells which are HAZ-2. underneath or within ten (10) feet of any structure,and over wells which show evidence of surface emissions of methane gas.Additionally, following construction of structures,an organic vapor analysis should be conducted and the results evaluated to assure that acceptable air quality is maintained within buildings and residences. Mitigation Measure Human Health and Safety 4.The presence of In Construction Plans and City of Huntington Beach Items a-e satisfied methane gas on-site should be the subject of future studies that include Specifications. Prior to the Fire Department through completion of the following tasks: issuance of Building and the Phase I and Phase a) Drilling of test wells to monitor for subsurface methane Grading Permits. II Environmental Site deposits and confirm or deny the presence of biogenic Assessments,included methane bearing strata near the surface in the development as Appendix D. area. b) Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps; c) Vapor monitoring of shallow vapor probes placed at strategic locations on the site and collection of soil vapor samples; d) Vapor survey areas adjacent to known abandoned oil wells; e) Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. f) Prior to issuance of grading permits,the Project Applicant shall have implemented all required site assessment and remedial 13 603 604 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials actions to address residual contamination in soil and soil gas, as prescribed by the California Department of Toxic Substances Control (DTSC) and under DTSC oversight. The Project Applicant shall obtain a "No Further Action" letter or other written concurrence from DTSC indicating the successful completion of remediation activities and submit this written documentation to the City of Huntington Beach Fire Department for approval. In the event that DTSC elects not to oversee any Voluntary Cleanup activities on the site,the Applicant will seek oversight from the Orange County Health Care Agency or the Santa Ana Regional Water Quality Control Board and demonstrate compliance with applicable residential soil vapor screening levels.The Applicant will hire a City-approved consultant to conduct any required site assessments and remedial actions to address residual contamination in soil and soil gas on the site in compliance with existing regulations,and the City-approved consultant will submit all reports and materials to the appropriate regulatory agency and to the City simultaneous with any submittals to the Applicant. g) Protection of 6-inch crude oil pipeline: • Prior to issuance of demolition and grading permits. the Applicant shall coordinate with the oil pipeline operator (Crimson Pipeline. L.P.) and the State Fire Marshall's Office Pipeline Safety Division and shall demonstrate to the City of Huntington Beach Fire Department that a construction plan is in place to ensure that no damage will occur to the pipeline during construction and to confirm the installation and ooReration of the fire flow line will not be impacted by the oil pipeline.The pipeline operator requires that all excavation in the vicinity of the pipeline be done with hand tools in the presence of the pipeline operators inspector consistent with California State Law requirements,and that any damage to the pipeline shall be reported immediately.The pipeline operator shall perform the necessary repair to insure the Rublic safety and shall be reimbursed for all 14 604 605 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features Mitigation Measure Timing /Verification and Initials repair work necessary to continue with the safe, reliable operation of the pipeline. • Prior to occupancy of the first dwelling unit,an operational plan shall be coordinated with the oil pipeline operator(Crimson Pipeline, L.P.) and the State Fire Marshall's Office Pipeline Safety Division, to demonstrate to the City of Huntington Beach Fire Department that the Homeowner's Association will be informed,and the CC&Rs include,the allowable and prohibited encroachments into or on the pipeline easement,the contact information for the applicable regulatory agencies (City and state),emergency procedures in the event of pipeline damage, as well as the contact information and responsibilities of the pipeline operator and any other relevant information to ensure no damage would occur to the pipeline during operation and to protect the health and safety of residents. Mitigation Measure Human Health and Safety 5. Oil wells scheduled Will be satisfied through City of Huntington Beach Will be satisfied for abandonment should be completed in accordance with the completion of PDF HAZ-land Fire Department through completion of standards and specifications of the City of Huntington Beach and the Mitigation Measure Human PDF HAZ-1:Well Re- California Energy Management Health and Safety 4f. Abandon Onsite as Division (CalGEM).Wells which have previously been abandoned must implemented through be re-abandoned to the most current requirements of the City of City Specification Huntington Beach and the DiAsien of Oil and Gas CaIGEM. 422. Mitigation Measure Human Health and Safety 10. Prior to Prior to project approval. City of Huntington Beach Satisfied through development,a review of available public health records should be Community Development completion of the performed to evaluate possible public health risk sites in the vicinity of Department Phase I Environmental the subject site. Site Assessment, included as Addendum Appendix D. HYDROLOGY AND WATER QUALITY PPP HWQ-1 Storm Water Pollution Prevention Plan. Prior to the In Construction Plans and City of Huntington Beach issuance of any grading or building permits,the Project Applicant shall Specifications. Prior to the Public Works Department demonstrate compliance with California's General Permit for 15 605 606 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification I and Initials Stormwater Discharges Associated with Construction Activity by issuance of Grading and providing a copy of the Notice of Intent(NOI) submitted to the State Demolition Permits. Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing in a manner meeting the satisfaction of the City's Department of Public Works. Projects subject to this requirement shall prepare and implement a Storm Water Pollution Prevention Plan (SWPPP) during all phases of construction.A copy of the current SWPPP shall be kept at the construction site and be available for State and City review on request. PPP HWQ-2 General Waste Discharge Requirements. Prior to the In Construction Plans and City of Huntington Beach issuance of any grading or building permits, if construction dewatering Specifications. Prior to the Public Works Department or discharges from other specific activities (e.g.,dewatering from issuance of Grading Permits. subterranean seepage, potable water system maintenance discharges, fire hydrant flushing,etc.) are required,the Project Applicant shall notify the Santa Ana Regional Water Quality Control Board (RWQCB) and any discharges into surface waters shall be conducted in compliance with the Santa Ana RWQCB's Order No. R8-2015-0004 (NPDES No.CAG998001),which includes General Waste Discharge Requirements (WDRs) for discharges to surface water that pose an insignificant(de minimis)threat to water quality.The General WDRs include provisions mandating notification,testing,and reporting of dewatering and testing-related discharges,and contain numeric and performance-based effluent limits depending upon the type of discharge. PPP HWQ-3 Water Quality Management Plan. Prior to the issuance of In Construction Plans and City of Huntington Beach any grading or building permits,the Project Applicant shall submit for Specifications. Prior to the Public Works Department review and approval by the City's Public Works Department,the final issuance of Building and Project Water Quality Management Plan (WQMP) specifically Grading Permits. identifying Best Management Practices(BMPs) that address Pollutants of Concern.The WQMP shall comply with the requirements of the Orange County MS4 Permit,the Orange County Drainage Area Management Plan (DAMP),Model WQMP, and Technical Guidance Manual, and the City's Local Implementation Plan (LIP),Citywide Urban Runoff Management Plan (CURMP), Project WQMP Preparation Guidance Manual, and pertinent regulations in the 16 606 607 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features Mitigation Measure Timing Verification and Initials Municipal Code. Prior to the issuance of a certificate of use and occupancy,the Project Applicant shall demonstrate to the satisfaction of the City's Public Works Department the following: • All structural BMPs described in the Project's approved WQMP have been implemented, constructed, and installed in conformance with approved plans and specifications; • Demonstrate that the Project Applicant has complied with all nonstructural BMPs described in the Project's WQMP; • Provide certifications from the Engineer of Record or Landscape Architect that the LID BMPs and treatment control BMPs were constructed and installed per the approved plans and specifications; • Copies of the Project's approved WQMP (with attached O&M Plan and Educational Materials) are available for each of the initial occupants and tenants of the Project; and • The Covenants, Conditions, and Restrictions (CC&Rs) includes pertinent BMPs in the approved WQMP and O&M Plan. PPP HWQ-4 Grading and Erosion Control Plans. Prior to the issuance In Construction Plans and City of Huntington Beach of any grading permit,the Project Applicant/Developer shall submit for Specifications. Prior to the Public Works Department review and approval by the City's Public Works Department,the issuance of Building and grading and erosion control plans for the Project.The plans shall Grading Permits. demonstrate that proposed grading and excavation activities on the site shall include the installation of permanent and semipermanent erosion control measures in compliance with pertinent requirements of the City's Grading and Excavation Code, as contained in Chapter 17.05 of the Municipal Code. PPP HWQ-5 Storm Drainage Plan. Prior to the issuance of any grading In Construction Plans and City of Huntington Beach or building permits,the Project Applicant shall submit for review and Specifications. Prior to the Public Works Department approval by the City's Public Works Department,the storm drainage issuance of Building and plan for the Project.The plan shall include the installation of an on-site Grading Permits. storm drain system that would accommodate 100- year flood flows,in accordance with Chapter 255 of the City's Municipal Code,the Orange County Hydrology Manual, and other City specifications. In addition, the Project Applicant shall pay the applicable fees for the City's local drainage fund in accordance with Chapter 14.48 of the Municipal Code. Prior to the approval of final inspection,the on-site storm drain 17 607 608 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing Verification and Initials system shall be constructed,or provide evidence of financial security (such as bonding),in a manner meeting the approval of the City's Public Works Department. NOISE PPP N-1: Municipal Code Section 8.80.090 (Special Provisions). Noise In Construction Plans and City of Huntington sources associated with construction, repair, remodeling,or grading of Specifications. Prior to the Community Development any real property; provided that: (1) the City has issued a building, issuance of Grading and Department grading or similar permit for such activities; (2) said activities do not Building Permits. Ongoing take place between the hours of 7:00 p.m. and 7:00 a.m.,Monday during Construction Activities. through Saturday,or at any time on Sunday or a Federal holiday; and (3) the average construction noise levels do not exceed 80 dBA Leq at nearby noise-sensitive land uses. If outdoor construction activities are permitted by the City after 7:00 p.m.or before 7:00 a.m.,the average construction Noise Levels at nearby noise-sensitive land uses shall be limited to 50 dBA Leq. Mitigation Measure Roadway Noise 1.Enforcement of the City of In Construction Plans and City of Huntington Huntington Beach Noise Ordinance should be implemented which limits Specifications. Prior to the Community Development the hours of construction to normal weekday working hours. issuance of Demolition Permits. Department Mitigation Measure Roadway Noise 2.Measures should be designed In Construction Plans and City of Huntington to satisfy the requirement that 65 CNEL not be exceeded in residential Specifications. Prior to the Community Development outside living areas.Where residential buildings are to be located issuance of Demolition Permits. Department within these 65 CNEL contours,mitigation measures should be undertaken to reduce noise to acceptable levels.Mitigation through the design and construction of a noise barrier (wall, berm,or combination wall/berm) is the most common way of alleviating traffic noise impacts. The effect of a noise barrier is critically dependent on the geometry between the noise source and the receiver.A noise barrier effect occurs when the "line of sight" between the source and receiver is penetrated by the barrier.A barrier which does not break the line-of-sight is not an affective barrier,while one which just interrupts the line-of-sight achieves a 5 dbA reduction in noise.The greater the penetration the greater the noise reduction. Increasing building setbacks should also be used to attenuate noise down to acceptable levels. 18 608 609 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features Mitigation Measure Timing /Verification and Initials Mitigation Measure Roadway Noise 3.The City of Huntington Beach In Construction Plans and City of Huntington should require that the housing portion of this project comply with the Specifications. Prior to the Community Development State of California Noise Insulation standards.The code requires that issuance of Demolition Permits. Department "interior community noise levels (CNEL) with window closed, attributable to exterior sources shall not exceed an annual CNEL of 45 dB in any habitable room."Any measures,such as window upgrades,can be specified at the time of building permit application. Mitigation Measure Roadway Noise 4.At the time of building permit In Construction Plans and City of Huntington application,the design should again be reviewed to ensure that sound Specifications. Prior to the Community Development mitigation is included in the design. issuance of Building Permits. Department PUBLIC SERVICES PPP PS-1: Fire Protection Fees. Prior to the issuance of either a In Construction Plans and City of Huntington certificate of occupancy or final building approval,the Project Specifications. Prior to the Community Development Applicant/Developer shall pay the required development impact fees issuance of Building Permits. Department for fire suppression facilities,as required by Huntington Beach Municipal Code Chapter 17.74. PPP PS-2: Police Protection Fees. Prior to the issuance of certificate of In Construction Plans and City of Huntington occupancy or final building permit approval,the Project Specifications. Prior to the Community Development Applicant/Developer shall pay required development impact fees for issuance of Building Permits. Department police facilities as required by Huntington Beach Municipal Code Chapter 17.75. PPP PS-3: School Fees. Prior to the issuance of either a certificate of Prior to approval of a tentative City of Huntington occupancy or prior to building permit final inspection,the applicant map. Community Development shall provide payment of the appropriate fees set forth by the Department applicable school districts related to the funding of school facilities pursuant to Government Code Section 65995 et seq. PPP PS4: Library Fees. Prior to the issuance of certificate of occupancy City of Huntington or final building permit approval,the Project Applicant/Developer shall Community Development pay required library development impact fees as required by Department Huntington Beach Municipal Code Chapter 17.67. RECREATION 19 609 610 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials PPP RECA The Applicant shall comply with the Huntington Beach Prior to approval of a tentative City of Huntington General Plan requirement of 5 acres of parkland per 1,000 residents map. Community Development through payment of in-lieu fees for improvements to existing City parks, Department to the satisfaction of the Community Services Department, prior to the issuance of certificate of occupancy or final building permit approval. TRIBAL CULTURAL RESOURCES PPP COLA: Human Remains.As listed above in Cultural Resources. In Construction Plans and City of Huntington Specifications. Prior to the Community Development issuance of Grading Permits. Department Ongoing during Construction Activities. Mitigation Measure Archaeology 2. The archeeelegical In Construction Plans and City of Huntington depesits within the Helly Seadiff study eFee should be subjected te a Specifications. Prior to the Community Development pregram ef emeeYetien designed to Feceyer sufficient date te fully issuance of Demolition and Department desEribe the sites.The fe"wA' . Grading Permits. Ongoing during Construction Activities. AFeheeelegieel a. Analysis of the eelleetiens Fnede by the Pacific CeeW adequate i they should be bFeught together during this phase and eemplete analysis peFfemied. Of PeFtiGUICIF impeFtenee during this phase is the Feceyery of Prior to the beginning of any excavation effort,a burial strategy should be developed by the archaeologist retained to accomplish the excavation members of the Native American community end epprepriete City Staff.The strategy should address details of the handling and processing of human remains encountered during excavation, as well as the ultimate disposition of such remains. E. C lets n test exceyetiens should 4... made aeach of the 20 610 611 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing Verification and Initials its- degFee of preseryatien. included,the test exceyetien dete and a statement ef Fnethedelegy to be obseryed must be ineluded-. appear.The meniteF Will be assigned by the Principe' rediFecting ef grading while mate sheu'd be en a full time besis when gFedling is taking place en All excavation and ground disturbing observation projects should include a Native American Observer. Burials are known to exist at some of the sites,a circumstance which is extremely important to the Native American community.Therefore,the developer/applicant shall: 1. Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities A. The project applicant/lead agency shall retain a Native American Monitor from a consulting tribe (Tribe).The monitor shall 21 611 612 Addendum to the Holly-Seadiff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features Mitigation Measure Timing Verification and Initials be retained prior to the commencement of any "ground-disturbing activity"for the subject project at all project locations (i.e., both on- site and any off-site locations that are included in the project description/definition and/or required in connection with the project,such as public improvement work). "Ground-disturbing activity" shall include, but is not limited to,demolition,pavement removal, potholing,auguring, grubbing,tree removal, boring, grading,excavation,drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the lead agent prior to the earlier of the commencement of any ground-disturbing activity,or the issuance of any permit necessary to commence a ground-disturbing activity. C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground- disturbing activities,soil types,cultural-related materials, and any other facts,conditions,materials,or discoveries of significance to the Tribe.Monitor logs will identify and describe any discovered TCRs,including but not limited to, Native American cultural and historical artifacts, remains,places of significance.etc., (collectively, tribal cultural resources,or "TCR"),as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe. D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Tribe from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground- disturbing activities on the Rroiect site or in connection with the Rroiect are complete: or(2) a determination and written notification by the Tribe to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact TCRs. E. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e.,not less than the surrounding 50 feet) and shall not resume until the discovered 22 612 613 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features Mitigation Measure Timing /Verification and Initials TCR has been fulIX assessed by the monitor and/or archaeologist. The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate,in the Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for educational,cultural and/or historic purposes. 2: Unanticipated Discovery of Human Remains and Associated Funerary Objects A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects,called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods discovered or recognized on the project site,then all construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all around-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American,they shall contact, by telephone within 24 hours,the Native American Heritage Commission,and Public Resources Code Section 5097.98 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and D. Construction activities may resume in other parts of the proiect site at a minimum of 200 feet away from discovered human remains and/or burial goods,if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).) 23 613 614 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing /Verification and Initials E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public,non-profit institution with a research interest in the materials,such as the Natural History Museum of Los Angeles County or the Fowler Museum,if such an institution agrees to accept the material. If no institution accepts the archaeological material,it shall be offered to a local school or historical society in the area for educational purposes. F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. 3: Procedures for Burials and Funerary Remains: A. As the Most Liked Descendant("MILD"),the Koo-nas-gna Burial Policy shall be implemented.To the Tribe,the term "human remains" encompasses more than human bones. In ancient as well as historic times,Tribal Traditions included, but were not limited to, the preparation of the soil for burial,the burial of funerary objects with the deceased, and the ceremonial burning of human remains. B. If the discovery of human remains includes four or more burials,the discover location shall be treated as a cemetery and a separate treatment plan shall be created. C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact.Associated funerary objects are objects that,as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials. D. In the case where discovered human remains cannot be fully documented and recovered on the same day,the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect 24 614 615 Addendum to the Holly-Seacliff General Plan Amendment EIR MMRP City of Huntington Beach Holly Triangle Townhomes Project Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing Verification and Initials the remains. If this type of steel plate is not available,a 24-hour guard should be posted outside of working hours.The Tribe will make every effort to recommend diverting the proiect and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed. E. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before around-disturbing activities may resume on the proiect site,the landowner shall arrange a designated site location within the footprint of the proiect for the respectful reburial of the human remains and/or ceremonial objects. F. Each occurrence of human remains and associated funerary obiects will be stored using opaque cloth bogs.All human remains, funerary objects, sacred obiiects and objects of cultural patrimony will be removed to a secure container on site if possible.These items should be retained and reburied within six months of recovery.The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity.There shall be no publicity regarding any cultural materials recovered. G. The Tribe will work closely with the proiect's qualified archaeologist to ensure that the excavation is treated carefully. ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches.All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed once complete,a final report shall be submitted to the Tribe and the NAHC.The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains. g. A detailed pFefessierieil Fepert should be pFepeFed which fully describes the site and its place in pre histeFy. Repeos sheuld 25 615 616 Addendum to the Ho|ly'Seadhf General PlanAmendment[|R yNW1RP City of Huntington Beach Holly Triangle TovvnhomesProject Responsible for Standard Condition/ Plan, Program, Policy/ Project Design Ensuring Compliance Date Completed Features/Mitigation Measure Timing Verification and Initials be ce"ected during the exceyetien.Qreflen sheuld be at an and use by interested SC:he'8FS and the genera' public. 36 616 ATTACHMENT # 10 TENTATIVE TRACT NO. 19118 FOR CONDOMINIUM PURPOSES IN THE CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE GARFIELD AVENUE STATE OF CALIFORNIA - - - --- - -- -- ---- - -- -- ----- --- 1- �1 A.P.NO.:159-281-01,02,03,04,8 05 AREA:2.11 ACRES R 2020 GROSS 80 ACRES NET OVdIJER/SUBDIVIDER. LAND SURVEYOR/CIVIL ENGINEER P.- -MCI, NC. 0 2AIDEWH E RDOU E E voW IAXp --- _--- -- - ro. _ VIAINGiON BEACH G264 99 R✓INE.DA 9361aJTs KLLEy \ _. - _293 O /•/ CHRIS SCESMAN JEFFREY ANUDEN.ELLS 791/ A,AR RG­ r I� _��-1 /• LEGAL DESCRIPTION'. Y1 (I,Q�if LfL311�3 Lew",� \ / LOTS I THROUGH II NCLUSNE AND LOT 33 N BLOCK'A'OF THE GARDELD STREET ADGTM TO HUNT ON BEACH,N THE Cm OF L IF-1 LOT LCv1Y b I / / HUNTINGTON BEACH,C UHIY OF ORANGE STATE OF GLfORNIA AS SHOWN ON THE YAP FILED N BOOK]GPAGES 27 AND zB Or / OFFICE IMF THE COUNI RECORDER OF SNO COUNTY. GOEPiIHCE1NFFEFROM THE NORTH 20'OF SAID LOT 1. 0 / NICEPT AL MINERALS,OIL G B PETROLEUM,OTHER HNROCMBON SUBSTANC S AND AIL UNDERGROUND WATER IN OR UNDER OR WHICH C�QQRELD 97REETtDIMON / ANY RE PRODUCED PROM SAID V ES A PLANE PARALLEL TO AND RED FEET BELOW THE PRESENT SURFACE OF SAID /j LAND,FOR THE PURPOSES OF PROSPECTING AFORE ON IXNORATM,DDNWATER FROM SAID LAND TT MEANS F MI ES,W DESCRIBED r BE DENOUSH a . j NIN RAT,THEN CAS,PETROTEUM,OTHER HYDROCARBON SUBSTANCES AND WATER FROM SAID LAND ITTGOUT OF MINES,WELLS,DER No J LOT 1 ENO/OR BEING EWERSTOO FROM SURFACE ER OF SUCH ON ADJOMINC OR AS.PETROLEUM, IM, OR LONG OUTSIDE OF THE ABOVE L EOXT. DING m AVL' AS S R BEET ING UNDERSTOOD TNT THE OWNER OF SUCH UPON NHS OIL ACE PEE1r OTIE HYDROCARBON SRUBSTANCES AND WATER. 1 6995E-Z.11 A or TH CR S GROSS / / OR ANY PORTIONLTHERDIF ABOVE SAID PIAN HAVE NO RIGHT TO NE PARALLEL i0 ANDE500 FEET BROWE ABOAREOESCTHERPRESENTEED T SURFACEO OF THE 9 SAID THE J an )8 JS SF-1.80 A ES NET I — A / AM'PURPOSE WHATSOEVER AS RESEMSD BY HUNTINGTON BGCH COMPMT IN THE DEED RECORDED NJUNE03 IO9 AS IUSE NSIR MEM -----� , - "\\L ® / . NO.91 2)3901 of OFFICIAL RECORDS. i� ALLEY TO BE / YqFO r — 0 LOT 33 EASEMENTS: INCtICATES AN EA9EMENT FOR PUBLIC WATER G MAIN S FORIR RITIM AND POLE LINES AND INCIDENT&PURPOSES IN FAVOR OF HUHTINGTON BEACH COMPANY,AS RESEINEO ON ME.RR OF GRHELD STREET ADOIRON TD HUNDNGTON BEACH FILED IN BOOK 07, u� wwrQNa Jam r��l?I�i // �\ PAGES 27 AND 20 OF MSCEUANEDUS MAYS,RECORDS OF THE ORANGE COUNTY RECORDER,CADFORNM TO BE OUT CLAMED. K -f H / / • O INDICATES AN EASEMENT AND RIGM-OF-WAY FOR STREET PURPOSES AND PUBUC FUDES IN FAVOR OF THE Cltt 6 H'JMINGTON N J rho^ BEACH,A MUNICIPAL CORPCRATON.RECORDED MAY 22.1963,IN BDOK 5557.PAGE 241 OF OFICML RECORDS. LOY 8 / - �� r ©COP AUTS A14 EASEMENT FOR STREET PURPOSES AND NBUC UTILITIES,IN FAVOR OF THE Cm OF HUNTINGTON BEACH,A MU ^ }, d®0® �QY4 / { ,RECORDED JULY 12.19z,IN BOOK 0219.PAG NILIP& A INDICATES A PERPETUAL EASEMENT AND RIGHT OF WAY FOR PUBLIC STREET AND UNLTES PURPOSES,I CITY OF N OBIGH OF E HUNTINGFON BEACH,A MUNICIPAL CORPORATION,RECORDED MAY 19,1997 IS INSTRUMENT NO,19970231419 OFFICIAL RECORDS R CORDFI)N K 377,EMEM FOR PUBLIC E30J OF OFFICIAL RECORD &PURPOSES IN FAVOR OF SiARBV20 OIL COMPANY,A CORPORATION, INGGIES AN EASEMENT FOR PIREUNES AND INCIDENTAL PURPOSES,IN FAVOR of STANDARD OILCOMPANY,A CORPORATION. RECORDED IN PDOK 7/6,PAGE 151 OF OFONL RECORDS. `DICATES AN EASEMENT FOR STREET PURPOSES AND PUBLIC L'H IRES IN SOOR OF THE Cm OF HUNN.TON BEACH,A MUNICIPAL LOT 9Q / / .• / / ORPORATION,RECORDED MARCH 17,1995,AS INSTRUMENT NO.L1995-0107 9 6 4 Or OFFICVL RECORDS.NC SITE REQUIREMENTSENST-ANTE '. ASSESSOR PARCEL NUMBERS. NAKMM NS /AGE: 15 UNIT/GROSS•CRE t59-201 Ol,02.OJ.G.8 OS MA%YUM WELDOC HEIGHT: DWELLINGS 4O IF.AND AWAY.3 STORIES ACCESSORY BUILDINGS.35 FT MIMlwuu ETBACKS: ADDRESS. \ J . FHONT STREET 1 D 19006 HOLLY LWE (MEN / / �• OW'ELIINGI 9m2 AN 15 F. SIDEOU650R ES 5F. FLOOD ZONE. • INTERIOR 5 FT THE SUBJEJECI PROPERTY UES IN AN AREA,LABELED ZONE A PER THE ROOD if ` M/.R �07/27-28 STREET� 1 RATE MAP NUMBER 06O59L0261J.CARD CECEYBER 03,1MB. & 6 FICESSORIES: BUILDING EEPAUTON: 15 F.FOR 2 STORY 20 F FOR 3 STORY SITE DATA'. 1 I L®T 99 / // / MINIMUM OPEN SPACE: PRNATE SPACE 20 S0.F.PER DWFILN1 LINT.CANTON SPACE: CROSS AREA, 1,699 S0.F-I ED ACRES b / SOO 50.F./2 BEDROOM UNIT NET AREA 11,416 50_F_-I_BO ACFES Q � �\• / / /^ 350 50.F/3 BEDROOM UNIT PARNIREQUIRED: lo SPACES DROOM X 2.0 S 1 MINING 2 - &nF SPFCwC PUN (I) BEPACES 22 S= PACES AGA 3 BEDROOM K 2.0 SPACES=40 SPACES SP-9 LY-SF- _ 1 \y\�•/ / SPACES LAND USE PROVIDED: e!SPACES EKISTNG. omm­ PfNG(SIREEY) )O SPACES C[p UM DENsm RESOENNL v / _ I PROPOSED � / 35 RESIDENTIAL CMDONINIUN UN/ RS NOSTE LEG GENW_ER V&YF j--O _SIMFQfl UGM OIL WELLS TO BE PMPED(/LOGTDRI o®®oc WADER I MOTOR T + PM�RI.LOT UYT / IXISTNG BUIUXNG ON LOT]N BE OENOLLNSHEO. E m _PURL SOAK 0 LOi 33(PRNATE ALM TO BE ARWDONED BY Clry OF HU/�'� ® F PT CUMMETI D, ® -GS VN.VE Ba.PER FINAL MAP NTNGiON m - 'B IRRIGATION coxEROL v&vE ® - MN., 'L�% 'BURN.,METER PEDES& NBUC IRIIfDES AND EMERGENCE VEHICIF ACCESS TO BE OEDIGRD / ✓"`t _- - uA, BID -TRAFIC PULLED, To THE UITY OF HUNTMOTM BEACH ON F➢41 NAPRGUE ♦� l� j/i/ CRY ORABi MAHNG£ O Cl9£ry fVUBOx c ANO -_ G IEIFPRONE MANHOLE OBF�AUDRFSSEONUNOERSNN0�5 PARKING,PR CE NATE Ui UT ES AND _ \ /// MIE GRANT Q TREE TONOSCAP NG WTTH OST �NSUBIECTMTOTANSLPA9ARTF POOOCUMFNTS \ ,`W / / % / O -GUA90 POST E -RECWMm WATER TO BE RECORDED CONCURRENTLY WON THE DN&MAP. TENTATIVE TRACT N0. 19118 - � m FOR CONDOMINIUM PURPOSES BUUND.RYLIEE�� R D w p N'ENE°DNE HB TRI R� o<WAYLNE n_1 _ -- - — DT/PARCEL LIME ALDEN & BDBONANN - M.T ME 6HOC,ATES — D I v E L o p M E N GARFIELD AVENUE AND MAIN STREET THIRD CITY SUBMITTAL —E HUNTINGTON BEACH,CA 2026-948-002I9-I-2021 0 _N IMNP-VF.. MINIMUM BUILDING SETBACK BOUNDARY LINE.ITT(SEE CIVIL SHEET 7-1) SITE PLAN SUMMARY -- - / PROPOSED --------- -- --- -------------------------------------7 See Sheet C52 for more information 25'x25 VISIBILITY PROPOSED MINIM- BALCONY SETBACK 15 RIGHT OF WAY 15'REOUIREO MINIMUM'FRONT YARD'. _ TRIANGLE PER 230.88.0 'PERTYA 1D AT EAVES, REDID EASEMCNT PER HSSP II-14 GARFIELD AVE71AT DWELLING PER HSSP III.D 4.g Total Site Area: 2.12E Acres GreaFRONT VARO AT EAVES BALCONIES 1.80 Acres Net boa I ��2 S Dwelling Units — Bedgam Units 11 Units 11 Untts(314%) Doh2A / 3-Bedroom Units 24 Units(68.6%) 3B " Unit 3A 16 Units 3B` I { Unit 3B 8 Units' •4 Units are accessible 2A gp #] #5 3 (See Sheet CS2 for Affordable Unit Calculations) TYPE'P / / 25x25 VISIBILITY 2A // TRIANGLE PER 230 88 C Density: D1 Allowed:(per RM Zoning) 15 du/gross ac PRovIOM BILL DING EXISTING Bus STOP. Allowed with Bonus: 16.5 du/gross ac MINIMUG SETBACK bonus for 15%afford 0 3 20a #6 _ 2A ;.' ✓ / (10% affordable) DRIVE AISLE _x ,F_ o Provided: 16.59 du/gross ac* ;IT 1 -� TYPE'P #4 - // •See Sheet CS2 for Rounding 3A I 36 2A, ,� �,PE D ® PROPOSED MINIMUM BUILDING SETBACK 10'RFOUIRF 1 E YAP UM 4 ;C, Parking DWELLINGTXTERIOP IERFILEA '11' - ,� 1BRFDUIREOMINIM��NTVARD' Required`: 70Spaces owELUNcs PER HssP III o 1 g 2 _ 2A --- �" AT DWELLING PER HSSP III D.4ag 2-Bed=2 Space/Unit / 3-Bed=2 Space/Unit _ ---- - PROPOSED MINIMUM FALCON ' SETBACK(PER HSSP III DA g Guest=None Required - MINIMUM REDID FRONT YARD AT `(HBMC 230.14.D,By-Right Reduction) ... ...__.. ... ...... / .. EAVES,BALCONIES i ® -f , Exl n s�cTA Bus SOP Provided: 82 Spaces dP i Gam 70Saces 2A ' / EASEMENT LINE 0e p / Open(off-street): 12 Spaces ,#3 Required Accessible =1 Space BouNDARvuN NET---------' Er -I , ®`2d+. y Unassigned Open(12x5%) (SEE CI T-V_SHEET 1) 8 6 . I 3B - TYPE c ' Js ,. �- .„ I �_". ® - "�. •o EMERGENCY VEHICLE Ones Space(HSSP II.D.4.i): ACCESS ONLY l PROP s D MINIMUM BALCONY 3A I - �,S, �.Jl Common Open Space Required: 11,700 S.F. RACK 1PFR HssP m D4-g, Common Open Space Provided: 11,719 S.F. 8 MINIMUM EXTERIOR SIEE 24'-0' i 3A �/ 15 RIGHT-OF-WAY EASEMENT YARD AT BnTCOIY t DRNE AISLE PER HSSP 1114 (MEASURED FROM SIDEWALK; Private Open Space Required: 2,625 S.F. t— 1 1 - ✓ � . w -® 3A.1 ,nr r / Private Open Space Provided: 16,284 S.F. w MINIMUM BUILDING SETBACK m I 3A� / / PROVIDED Patios 7,2045.E ✓ _ #2 rd �Av Decks 3,320 S.F >_ to 0 3A' � Root Decks 5,760 S.F. J J #1 f 3A�- �`6 i Site Coverage(HSSP III.D.4.e): O TYPE A' *`„+�' �Q� Maximum Allowed: 50.0% 10'REDUCED MINIMUM 10 V 3A, t �' .' Provided Site Coverage: 35.3% 'rx*Eranr s PE Aec'A1 :3A —, /,,�' (27,723 S.F.Total Coverage/78,436 S.F.Net Site) UWFI LTJGS ITR HSSP III D4.g ,. 1 �'/ ,✓ Setbacks(HSSP III.10.4.f,g,h): 1 2A Front Yard(to dwelling) 15 feet PROPOSED MINIMUM BUILDING SETBACK Front Yard(to eave/fireplace/balcony) 5 feet I. _ Interior Side Yard(to dwelling) 5 feet pq BOUNDARY I INE.I� Street Side Yard(to dwelling) 10 feet (SEE CIVIL SHEET T r-11 Street Side Yard(to eave/fireplace/aroh feature) 8 feet + // ** Building Separation(3-Story Buildings) 20 feet 38 �' Legend Adaptable Unit Per CBC 1102A.3(4 Units total) MINIM UILDNG 6ETBACN PROVIDED LA 15 MINIMUM FRONT YARD'AT + Existing Oil Well Locations,To Be Capped,4 Locations i DWELLING PER HSSP In.D4.g Affordable Unit Locations(5 Units total) ( n1 ® -m '. 25xzsvlsler_rvTRIANGLE N PER 230.88 r v m m m im �R7D BO�� HB TRI ARCHITECTURAL SITE PLAN A1.10 � Nr Ff b:V e L 0 P M e N"r GARFIELD AVENUE AND MAIN STREET SCHEMATIC DESIGN-CITY SUBMITTAL VVHA HUNTINGTON BEACH,CA 2020093.01 1 02-11-2022 ATTACHMENT # 11 619 SPECIFIC PLAN AMENDMENTS Date Ordinance No. Adopted April 20, 1992 Ordinance No. 3128 Amended May 19, 1992 Ordinance No. 3145 Amended September 21, 1992 Ordinance No. 3170 Amended August 2, 1994 Ordinance No. 3243 Amended August 15, 1994 Ordinance No. 3244 Amended June 1, 1995 Ordinance No. 3280 Amended April 7, 1997 Ordinance No. 3350 Amended July 6, 1998 Ordinance No. 3400 Ordinance No. 3402 Amended XX 2022 Ordinance No. XX 619 620 C. Project Area Description Location The Specific Plan covers 565 acres located in the central portion of the City of Huntington Beach as depicted in Exhibit 1 (Vicinity Map). A legal description of properties included in the Specific Plan project area may be found in Section V. Present land uses surrounding the site include Huntington Central Park, Ocean View Mobile Estates and industrial uses to the north; residential and office uses to the east; the Huntington Beach Civic Center, Huntington Beach High School, Seacliff Country Club and residential uses to the south; and the Bolsa Chica lowlands to the west. The Holly-Seacliff Specific Plan excludes properties contained in the previously adopted Ellis-Goldenwest Specific Plan. Exhibit 2 illustrates the existing zoning within the Specific Plan area. Regional access to the project site is provided from the San Diego Freeway (I- 405) directly from the Goldenwest interchange. Pacific Coast Highway (State Highway 1)provides access from coastal areas to the north and south. Local access is provided via Edwards, Goldenwest, Gothard and Main Streets and Ellis, Garfield and Yorktown Avenues. D. Planning Background There are a number of previous approvals related to land use regulations affecting the Holly-Seacliff Specific Plan Area. These previous approvals include: 1. The Ellis-Goldenwest Specific Plan, approved by the Huntington Beach City Council through its adoption of Ordinance No. 2998 on June 26, 1989. (Not a part of the Holly-Seacliff Specific Plan.) 2. Final Environmental Impact Report No. 88-2 prepared for the Ellis- Goldenwest Specific Plan (adopted on May 1, 1989, by Resolution No. 6022). 3. Holly-Seacliff General Plan Amendment No. 89-1 approved by the City Council through its adoption of Resolution No. 6098 on January 8, 1990. 4. Final Environmental Impact Report No. 89-1 prepared for the Holly- Seacliff General Plan Amendment(adopted on January 8, 1990, by Resolution No. 6097). 5. Holly-Seacliff Development Agreement No. 90-1 (adopted on November 5, 1990, by Ordinance No. 3080). 1-2 620 LEGEND 2 Mrl {ONMI�IrMMO11NY 1 N N1w11 � N11M IE"lo ft ILLNE111N1L 1^'- � �10MEl1�REfNNIN1Nl1 Q NfMMMIwf►�MOIML y ` M�Ma 7i `SMMIIQIM► r� �•� MfN[1111� Hl low F„ commum AM II � Q^oENfIRa ►\ANNINO AREA M /IANMINO 94I1 4 �•� Nf10NENRN000►ARRf 04 ~ Fm ■a — w 09 -I 9F a _ Q- __ 0ID � 0 1.�rlfA. ON O m MD OpAflAtldl! NouloARr--� EXHIBIT 3 N CITY OF HUNTINGTON BEACH GENERAL DEVELOPMENT PLAN 622 TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE PLANNING PLANNING LAND USE CATEGORY GROSS TOTAL MAXIMUM AVERAGE DEV. AREA UNIT ACRES UNITS GROSS GROSS STANDS. DENSITY DENSITY PAGE 1 1-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10 1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 111-10 1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10 1-4 OPEN SPACE 16 III-32 SUBTOTAL 64 160 II II-1 RESIDENTIAL-LOW DENSITY 3 62* 310 7 4.1 III-16 II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 III-20 II-3 RESIDENTIAL-MEDIUM DENSITY 34* 390 15 13.0 III-20 II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 111-23 II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-23 II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-23 II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 111-23 11-8 INDUSTRIAL 32 III-31 SUBTOTAL 191 1,535 III III-1 RESIDENTIAL-MEDIUM DENSITY 19 285 15 15.0 III-20 111-2 RESIDENTIAL-LOW DENSITY 2 105 397 7 3.8 111-13 III-3/4 RESIDENTIAL-LOW DENSITY 3 21 86 5 5 III-16 III-5/7 RESIDENTIAL-LOW DENSITY 3 26** 119 5 5 III-16 III-6 COMMERCIAL 11 III-31 III-8 OPEN SPACE 16 III-32 SUBTOTAL 198 887 IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-20 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-20 IV-3 INDUSTRIAL 9 III-31 IV-4 MIXED DEVELOPMENT 53 165 25 14.4 III-25 IV-5 INDUSTRIAL 22 III-31 IV-6 rnnnnnorini RESIDENTIAL-MEDIUM 42 35 16.59 16.59 III-3120 DENSITY SUBTOTAL 1102 47548 TOTAL 5635 3,0572-2 * Includes 4-acre Neighborhood Park. ** Includes 5-acre Neighborhood Park. (hssp98) 622 623 ILGc enue Modification: 15 �C Land use re- I RM 22 AC IS AC designation 155 ou from C to RM. Iv-1_ ') RM I 'SAC �.. 9 AC 120 DU Avenw IV MD 53 AC 475 DU • or town venue NOTE: See Exh&ft 10 for Lendeape LOOM& EXHIBIT 7 PLANNING AREA IV CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN u 'Oo 'L-'� SFESC]F-L, 7)L_-_H Quunnlii i � 623 624 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III-aPA4V. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial.The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street, within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan, Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly- Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging from major arterials to local residential streets. The system is designed to accommodate City-generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be provided at locations as shown on Exhibit 12. Additional bus stops may be required at the time of development. II-3 (hssp98) 624 N LEGEND OLMARMPKNNMW M�.MA�ww�pMM.1dM_w� MMwn1..M1�NMIMM.�IA .Abe M.p1AM10MMM.IM/ .twr..MM dri ofSWI 1YMA.MA_MII slow" meow 11Mr.plum ibwr(MIrM.MOM+ s` 009bod R�-0 � ^ MrYwA�ww MOO/M.l.OMMMr"DOWN .4_•.MN. R41 OPEC=PL M .MMrMww�(MMd.r.M Af AM ..O.II..II�MMM.Mf RM .�rwui.w .IMN�MMMMwA .MMI..YM M.MO ps R sft%W pPWk MN w�M��w_.MYM/M_•MMM R4i MIN M wbrAwMMNMtwM� � A/.wM.�M*MMMw►NAUMw 08 .M/�Mlbww RM C c RL-3 + 09 RL.7 RM Rt. O N wrcenw awwww' <n :3 0 pq i � l rt rt O p� O O N O NOUN mwE .auroMr--• EXHIBIT S N CITY OF HUNTINGTON BEACH CIRCULATION PLAN PAOLLV-SEACLOIFF ME& SPEC URC PLAN a.inil I-. i KWA �� �f f n� N���� r �e...�f�.+r--rr;--'7rT"" � ,t"• .� �, �' � �>� �� 8 `�'�,rr_.wy .� , _;..�_�.•�_:� ---fit�" ', �:° �� r • L L � R � IC PLN ' " (A. L E G EN 'o ED Mu 08 RL-1 Mot 09 th, FA le.1.1 03 RL-3 o (WD Cu 0 am CL D C = cn n (D PAVMO O0 (D 0 MD T) > EXHIBIT 10 Drainage and Sewer Systems CITY OF HUN INGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN HOLLY-SEACLUFF ME& SPEC URC PLAN p"pow L E G E N D �, 3 j MAYarqavow r i ^ E-3 11/CIMn ..n.`ttL•t � � 1 � nM RL.t pi" arw os �t t n�nt 09 rowt MA a t . 08 f• nI.a tRM n c Cn p� 1 � EXHIBIT 11 Water Systems co CITY OF HUNTINGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN Hl0LLY-SEACLUFFAREA SPEC OFOC PLAN JIMIL1l L I OK 1 � 1 LEGEND 1 � O narwKre.ar aarMaln.awm. ®0alalalaHMRaata ~, `� hwiM�CwMMwtY•�� afrrairha;rrgll� ++M RL 1 a�ya► awM ' 1 a...�Mralrrrrl RL.1 y i r-"Yl wuNwrel�eewaM smwmmm J ak+v AM i 0 rn+m►awu _ ««�axrwrrMM(M RtAH II Os R OS !t 1 ®Wawa► MH �M�wJlvrr os// IV MA _ O_ D- n C n .�:w. ,,..... r In n rt rt (D v O a01MOMt— wlw EXHIBIT 12 CITY OF HUNTINGTON BEACH COMMUNITY THEME PLAN HOLLY-SEACL UFF AREA SPEC URC PLAN 4PIN11 I 1 "61% 630 Table 2 Development Phasing Plan PLANNING ACRES USE TOTAL EXISTING PHASE I PHASE II PHASE III DWELLING DWELLING AREA UNITS UNITS 1990-1993 1994-1997 1998-202294 1 48 RESIDENTIAL 160 20 90 50 16 OPEN SPACE II 159 RESIDENTIAL 1,535 300 985 250 32 INDUSTRIAL III 175 RESIDENTIAL 1,450 150 750 550 7 COMMERCIAL 16 OPEN SPACE IV 24 RESIDENTIAL 7855G 65 150 300 27035 53 MIXED USE 31 INDUSTRIAL 42 RESIDENTIAL TOTAL 565 3,930� 65 620 2,125 1,120095 *INDICATES TIMING OF NON-RESIDENTIAL USES. 630 ATTACHMENT # 12 631 TIN �I VxP ORA oll Trian le Y 9 own omen City Council --- ,C. June 21 , 2022 77-1 0 NT� 631 A, to I • • A • • INlip LF tt .4t w Ei x. ur z r a ,.• -10 Garfield Avenue • • • 1 1 • Oil Pipeline ;Easement Access J 4 ,P oject s a�i' io • • • • • • • - • - • • • - , - • � - • - ' , • - , ' • will �" � ■=Rai.= � _ ,m; �li-1i�._ V., A � a. 635 Zone Text AmendmentNo . To amend the existing zoning designation within the Holly- Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM). � a I5 4 71 AC �RM I au n!a RAM r, . a AC 170 ou T I N G 7�0 Avert <- 'Y +•.! !V O` \NCORPORATFD �F W-4 m ADC CJ v 476 CU — w w t �DUNTY ' 636 Environmental Assessment No . 20 =003 Preparation of Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1 to analyze the potential environmental impacts of the project. ADDENDUM TO HOLLY-SEACLIFF GENERAL PLAN AMENDMENT FINAL ENVIRONMENTAL IMPACT �AlI G o REPORT No. V 7 O� \N�pRPORArF� (SCH # 89010412) FOR THE HOLLY TRIANGLE TQWNHOMES PROJECT �DUNTY �' 637 Plann 'ing Su • May 24, 2022 Planning Commission unanimously approved (no appeal): • Tentative Tract Map No. 19118: To consolidate 12 lots into a 1 .80 net acre lot for condominium purposes. • Conditional Use Permit No 20-025: To 1 ) develop 35 three-story attached townhomes up to 40 ft, and 2) allow 43-in and 6-ft tall walls in the front yard setback along Holly Lane and 6-ft tall walls in the front yard setback along Main Street. 638 Land Compat 'IbIlit • Addendum is adequate and complete. • The GPA and ZTA are consistent with the General Plan and its goals and policies. • ZTA would implement land use designation proposed as part of GPA. • GPA and ZTA continue the existing residential land use <" �%TINGTO oRFORArF " pattern of the area. � • Adds to the City's housing stock, including affordable z housing and RHNAtargets. -���� �F8 ��UNTY � '' 639 Recommendatmion The Planning Commission and staff recommend approval of the request based on the reasons cited in the Staff Report. ��NTIN�T� n Off( \,�r HW RATf �V C ��UNTY 640 TING WkP ORA RFD Conclusion �__ � -� __ _� _ E -�_- � Questions? P• Q 171 jqzg , 4 UNTC 640 ATTACHMENT # 13 641 From: Ramos, Ricky To: Helper,Alyssa Subject: FW:Application for GPA Amendment-19070 Holly Lane Date: Tuesday,May 10,2022 9:52:08 AM -----Original Message----- From:Michele Burch<michelemarieburch@gmail.com> Sent:Tuesday,May 10,2022 9:50 AM To:Permit Center<permitcenter@surfcity-hb.org> Cc:Ramos,Ricky<rramos@surfcity-hb.org> Subject:Application for GPA Amendment- 19070 Holly Lane Dear Planning Commission, Please add to the record,that as a resident in a nearby condo community,I am AGAINST the approval for amendment to the General Plan/Zoning Designation from Commercial(CN-sp)to Residential Medium Density (RM-sp)for the property at 19070 Holly Lane. It is my opinion that amendments to the General Plan and Zoning designation should not be increased for volume, but rather considered to be scaled back.The area is already over saturated with homes.My development has 146 homes.There is an average of three drivers per home.Lack of parking and vehicle traffic is a constant problem. Contrary to your Environmental Impact Report,the density of this volume will have significant environmental effects.Water use per residence is reason enough to limit further residential development.We cannot purchase more rain and snow.We must limit home development. Climate change,and specifically,the drought in California should be a major factor for consideration when approving any development.Why does the City include a mailer with my water bill asking residents to conserve water and then continue to approve more Medium and High density homes? The Planning Commission should NOT approve the requested amendments. "How will the decisions you make today effect the future for all?" Sincerely, Michele Burch 641 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Tuesday, June 21, 2022, at 6:00 p.m. in the City Council Chambers, 2000 Main Street, Huntington Beach, the City Council will hold a public hearing on the following planning and zoning item: ❑ 1. GENERAL PLAN AMENDMENT (GPA) NO. 20-003/ZONING TEXT AMENDMENT (ZTA) NO. 20-003/ENVIRONMENTAL ASSESSMENT NO. 20-003 (HOLLY TRIANGLE TOWNHOMES) Applicant: Chris Segesman, Bonanni Development, Request: GPA — To amend the General Plan designation from Commercial Neighborhood-Specific Plan Overlay (CN-sp) to Residential Medium Density-Specific Plan Overlay (RM-sp). ZTA — To amend the existing zoning designation within the Holly-Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM). EA — Preparation of Addendum No. 1 to the Holly- Seacliff Specific Plan EIR No. 89-1 to analyze the potential environmental impacts of the proposed project. The Planning Commission held a public hearing on these applications on May 10, 2022 and continued the item to the May 24, 2022 Planning Commission meeting. At the May 24, 2022, Planning Commission meeting, the Commission voted unanimously to recommend approval to the City Council. Location: 19070 Holly Lane, 92648 (east side of Holly Lane, south of Garfield Avenue) City Contact: Alyssa Helper NOTICE IS HEREBY GIVEN that the proposed project is covered by Environmental Assessment No. 20-003, otherwise referred to as Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1, which analyzed the potential environmental impacts of the proposed project. Addendum No. 1 to the HoIIy- Seacliff Specific Plan EIR No. 89-1 is on file at the City of Huntington Beach Community Development Department (2000 Main Street) and is also available for on the City's website at: https://www.huntingtonbeachca.gov/government/departments/planning/major/mae or-projects-view.cfm?I D=106. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at the City Clerk's Office or on line at http://www.huntingtonbeachca.gov on Thursday, June 6, 2022. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Community C:\Users\esparzap\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\QER468EW\062122 EA 20-003 GPA 20-003 ZTA 20-003(Holly Triangle Townhomes).docx ` Development Department at (714) 536-5271 and refer to the above items. Direct your written communications to the City Clerk Robin Estanislau, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 714-536-5227 http://huntingtonbeachca.gov/HBPublicComments/ C:\Users\esparzap\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\QER468EW\062122 EA 20-003 GPA 20-003 ZTA 20-003(Holly Triangle Townhomes).docx Moore, Tania From: Christine Gonzalez <cgonzales@scng.com> Sent: Wednesday,June 15, 2022 12:42 PM To: Moore, Tania Subject: Re: FW: Legal Notice for publication 6/9 Attachments: 11540456.pdf Here you go. OC Register Legal Advertising Sales Coordinator Chrissy Gonzalez 1771 S. Lewis St. Anaheim, CA 92805 714-796-6736 M-F 8:00 a.m. - 4:30 p.m. Lunch 12 Noon to 1:00 p.m. Closed Sat. and Sun. On Wed, Jun 15, 2022 at 12:35 PM Moore, Tania<Tania.MooregsurfcitY-hb.org>wrote: Hi Chrissy, When you have a moment, may I please have the affidavit for this one? Thank you, Tania Moore, CMC Senior Deputy City Clerk City Clerk's Office 714-536-5209 i tania.mooreCaD-surfcity-hb.orq From: Esparza, Patty<PEsparza@surfcity-hb.org> Sent:Wednesday,June 1, 2022 9:48 AM To: Christine Gonzalez<csonzales@scng.com> Cc: Moore,Tania<Tania.Moore @surfcity-hb.org>; Switzer, Donna<Donna.Switzer@surfcity-hb.org> Subject: RE: Legal Notice for publication 6/9 Approved — thanks! Patty Esparza, C-MC Assistant City Clerk City of Huntington Beach (714) 536-5260 From: Christine Gonzalez<cgonzales@scng.com> Sent: Wednesday,June 1, 2022 9:25 AM To: Esparza, Patty<PEsparza@surfcity-hb.org> Cc: Moore,Tania<Tania.Moore@surfcity-hb.org>; Switzer, Donna<Donna.Switzer@surfcity-hb.org> Subject: Re: Legal Notice for publication 6/9 Cost $421.60, Pub HB Wave 6/9. 2 OC Register Legal Advertising Sales Coordinator Chrissy Gonzalez 1771 S. Lewis St. Anaheim, CA 92805 714-796-6736 M-F 8:00 a.m. - 4:30 p.m. Lunch 12 Noon to 1:00 p.m. Closed Sat. and Sun. On Tue, May 31, 2022 at 3:35 PM Esparza, Patty<PEsparza2surfcitY-hb.org>wrote: Hi Christine: Please publish the attached legal notice next Thursday, June 9tn Let me know if you have any questions — thank you! Patty Esparza, C-MC Assistant City Clerk City of Huntington Beach (714) 536-5260 From: De Coite, Kim<KDeCoitegsurfcity-hb.org> Sent: Tuesday, May 31, 2022 3:17 PM To: Estanislau, Robin<Robin.Estanislauna,surfcity-hb.org>; Esparza, Patty <PEsparza2surfcity-hb.org>; 3 Switzer, Donna<Donna.SwitzerAsurfcity-hb.org>; Moore, Tania<Tania.Moore@surfcity-hb.org> Cc: Helper, Alyssa<Alyssa.Helperksurfcit,�g> Subject: City Council Legal Notice Please see the attached legal notice, to be published next Thursday, June 91n Labels will be dropped off this week. Kimberly De Coite Administrative Assistant Department of Community Development 714-536-5276 kdecoite@surfcity-hb.orQ The City of Huntington Beach's new electronic permit processing system HB ACA (Accela Citizen Access) is now open for submittals! Please read all instructions for setting up an account and submitting applications online through HB ACA before submitting a new application. If you have any questions on the submittal process after reading the instructions link below, please contact us at permitcenter(a_surfcity-hb.org. HB ACA Help Center— Instructions to read before you apply online: hftps:Hhuntingtonbeachca.gov/help-center/ HB ACA— Apply Online Here: https:Hhuntingtonbeachca.gov/aca 4 8unrington Beach Wave 1771 S. Lewis Street Anaheim, CA 92805 714-796-2209 5190751 HUNTINGTON BEACH, CITY OF PROOF OF PUBLICATION CITY CLERK DEPARTMENT 2000 MAIN ST Legal No. 0011640466 HUNTINGTON BEACH, CA 92648-2763 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNC I L OFCITY OF HUNTINGTON -SHE NOTICE IS HEREBY GIVEN that on Tuesday. June 21, 2022, at 6:00 FILE NO. HOII Triangle Townhomes p.m. in the City Council Chambers, 2000 Main Street, Huntington Beach, y an g the City Council will hold a public hearing on the following planning and zoning item: AFFIDAVIT OF PUBLICATION ❑1. GENERAL PLAN AMENDMENT (GPA) NO. 20- 003/ZONING TEXT AMENDMENT (ZTA) NO. 20- 003/ENVIRONMENTAL ASSESSMENT NO. 20.003 (HOLLY STATE OF CALIFORNIA, TRIANGLE TOWNHOMES) Applicant; Chris Segesman, Bonanni Development, Request: G PA-To amend the General Plan designation $$, from Commercial Neighborhood-Specific Plan Overlay (CN-sP) to Residential Medium Density-Specific Plan Overlay (RM-sp). ZTA-To County of Orange amend the existing zoning designation within the Holly-Seacliff Specific Plan (SP9) from Commercial (C) to Residential Medium Density (RM). EA-Preparation of Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1 to analyze the potential environmental impacts of the proposed proiect. The Planning Commission held a public hearing on these applications on May 10,2022 and continued the item to the May 24, I am a citizen of the United States and a resident of the 2022 Planning Commission meeting. At the May 24, 2022, Planning Commission meeting, the Commission voted unanimously to recommend County aforesaid; I am over the age of eighteen years, and approval to the City Council. Location:. 19070 Holly Lane, 92648 (east not a party to or interested in the above entitled matter. I Helper of Holly Lane, south of Garfield Avenue) City Contact: Alyssa am the principal clerk of the Huntington Beach Wave, a NOTICE IS HEREBY GIVEN that the proposed proiect is covered by newspaper that has been adjudged to be a newspaper of Environmental Assessment No. 20-003, otherwise referred to as Addendum No. 1 to the Holly-Seacliff Specific Plan EIR No. 89-1, which general circulation by the Superior Court of the County of analyzed the potential environmental impacts of the proposed proiect. Orange, State of California, on July 1, 1998, Case No. attthe Ci v of HuntingtonlBeachcCommunity Development Department A-185906 in and for the Cityof Huntington Beach, Count (2000 Main Street) and is also available for on the City's w bsite,at: 9 y https://www.huntingtonbeachca.gov/government/departments planning/ of Orange, State of California;that the notice, of which the maior/maior-proiects-view.cfm?1 D=106 . annexed is a true printed copy, has been published in ON FILE: A copy of the proposed request is on file in the Community e regular and entire issue of said newspaper and not in Development Department, 2000 Main Street, Huntington Beach, each re 9California 92648, for inspection by the public. A copy of the staff report any supplement thereof on the following dates, to wit: will be available to interested parties at the City Clerk's Office or on line athftp://www.huntingtonbeachca.gov on Thursday,June 6,2022. 06/09/2022 ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at,or prior to, the public hearing. If there are any further questions please call the Community Development Department at (714) 536-5271 and refer to the above items. Direct your written communications to the City Clerk I certify(or declare) under the penalty of perjury under the Robin Estanislau,City Clerk laws of the State of California that the foregoing is true City of Huntington Beach and Correct: 2000 Main Street,2nd Floor Huntington Beach,California 92648 714-536-5227 http://hunti ngtonbeachco.gov/H B Publ icComments/ Executed at Anaheim, Orange County, California, on Date: June 09, 2022. Published Huntington Beach Wave June 9,2022 11540456 Cl Kla" Signature r.LP1-12,15116 PROOF OF SERVICE OF PAPERS STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) I am employed in the County of Orange, State of California. I am over the age of 18 and not a party to the within action; my business address is 2000 Main Street, Huntington Beach, CA 92648. Pursuant to Code of Civil Procedure § 1094.6, on June 9, 2022, 1 served the foregoing documents(s) described a& Notice of Public Hearing Before the City Council of the City of Huntington Beach — General Plan Amendment (GPA) No. 20-003/Zoning Text Amendment (ZTA) No. 20-003/Environmental Assessment No. 20-003 (Holly Triangle Townhomes) on the interested parties in this action by placing a true copy thereof in a sealed envelope addressed as follows: 596 — See label list a. [X] BY MAIL -- I caused such envelopes to be deposited in the mail at Huntington Beach, California. I am "readily familiar" with the firm's practice of collection and processing correspondence for mailing. It is deposited with U.S. Postal Service on that same day in the ordinary course of business, with postage thereon fully prepaid. I am aware that, on motion of a party served, service is presumed invalid if postal cancellation date or postage meter date is more than 1 day after date of deposit for mailing in the affidavit. b. [ ] BY MAIL -- By depositing a true copy thereof in a sealed envelope with postage thereon fully prepaid in the United States mail at Huntington Beach, California, addressed to the address shown above. c. [ ] BY DELIVERY BY HAND to the office of the addressee. d. [ ] BY PERSONAL DELIVERY to the person(s) named above. e. [ ] BY FAX TRANSMISSION to No. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed on June 9, 2022, at Huntington Beach, California. x�� Senior Deputy Ci lerk g:/followup/appeal/!!proof of service letter!!.doc ` 170 09I_2/0919® AaaAV oane ogludwoo ww L9 x ww SZ lewaoJ op 94auij} ������� 0918/0919®(uaAV Uj!m algl}edwoa„g/g Z x«f azis lagel o 111-074-02 111-150-03 111-150-04 MANSION PROPERTIES INC KAO JUN-WEI TR KIM SANG H TR PO BOX 1392 6888 LINCOLN AVE A 19051 GOLDENWEST ST#106 BAKERSFIELD, CA 93302-1392 BUENA PARK,CA 90620-4107 HUNTINGTON BEACH, CA 92648-2156 111-150-05 111-150-06 111-150-45 SILVERMAN CLINTON TR ALAI PARVIZ KANTOR STEVEN M TR 5 M KANTOR 8272 LE CONTE DR 9331 DARROW DR IRREVOC TR HUNTINGTON BEACH, CA 92646-1522 HUNTINGTON BEACH, CA 92646-7230 15210 MC KENDREE AVE PACIFIC PALISADES, CA 90272-2640 111-150-46 111-150-48 111-150-55 KANTOR STEVEN M TR S M KANTOR WICK EDWARD L DEBOE BART TR B DEBOE REVOC TR IRREVOCABLE TR 8472 DALLAS CIR 602 7TH ST 15210 MC KENDREE AVE HUNTINGTON BEACH, CA 92646-3806 HUNTINGTON BEACH, CA 92648-4613 PACIFIC PALISADES,CA 90272-2640 111-150-56 111-150-57 111-150-58 HALIM HAMDI G BEHNAN JOHN A NELSON SCOTT 19175 BRYNN CT 19181 BRYNN CT 19185 BRYNN CT HUNTINGTON BEACH, CA 92648-6285 HUNTINGTON BEACH, CA 92648-6285 HUNTINGTON BEACH, CA 92648-6285 111-150-59 111-150-69 111-150-70 KRAENKELALEXANDER PAUL BRYNN IN PENINSULA POINT INC BRYNN IN PENINSULA POINT INC 19191 BRYNN CT 1380 S ANAHEIM BLVD 1380 S ANAHEIM BLVD HUNTINGTON BEACH, CA 92648-6285 ANAHEIM, CA 92805-6205 ANAHEIM, CA 92805-6205 111-150-84 111-150-85 159-281-01 GARFIELD TOWNHOMES LLC MERITAGE HOMES OF CALIFORNIA INC BONANNI DEVELOPMENT COMPANY IV LLC 5500 BOLSA AVE#120 8800 E RAINTREE DR#300 5500 BOLSA AVE#120 HUNTINGTON BEACH, CA 92649-1188 SCOTTSDALE,AZ 85260-3966 HUNTINGTON BEACH, CA 92649-1188 159-281-02 159-281-03 159-281-04 BONANNI DEVELOPMENT COMPANY IV LLC BONANNI DEVELOPMENT&JB CITY OF HUNTINGTON BEACH 5500 BOLSA AVE#120 CONSTRUCTION PO BOX 190 HUNTINGTON BEACH,CA 92649-1188 5500 BOLSA AVE#120 HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH, CA 92649-1188 159-281-05 159-282-05 159-282-07 BONANNI DEVELOPMENT COMPANY IV LLC MOLA DEVELOPMENT CORP MOLA DEVELOPMENT CORP 5500 BOLSA AVE#120 8072 ADAMS AVE 5200 WARNER AVE HUNTINGTON BEACH,CA 92649-1188 HUNTINGTON BEACH, CA 92646 HUNTINGTON BEACH, CA 92649-4057 159-282-14 159-321-01 159-321-02 RULON JEFF CITY OF HUNTINGTON BEACH CITY OF HUNTINGTON BEACH 5891 MIDWAY DR PO BOX 190 PO BOX 190 HUNTINGTON BEACH, CA 92648-1023 HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH, CA 92648 159-321-03 159-321-04 159-481-28 CITY OF HUNTINGTON BEACH CITY OF HUNTINGTON BEACH DONG MY THI PO BOX 190 PO BOX 190 7526 OCEAN POINT DR HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH, CA 92648-6065 f �,��el size 1"x 2 5/8"compatible with Avery 05160/8160 �121IZZ 9� -Zo'dD.3I STAPLES,07#�/n 5quette do format 25 mm x 67 mm compatible avec Avery 05160/8160 ZJf} A/0. -20—QQ3/, rg1,200445 V170 09 L8/09L90 AJaAV Dane alglfedwoo ww Z9 x ww gZ fewjof op a}}annq �������� 09L8/09L9®tiaAV q}Inn algljedwoo„8/g Z x„I.azls lagel 159-481-29 159-481-30 159-481-33 MARTIN MICHAEL KENNTH THOMAS BABINEAU TRUST PACIFIC LANDING MAINTENANCE CORP 7516 OCEAN POINT DR 7506 OCEAN POINT DR 5620 E SANTIAGO CANYON RD HUNTINGTON BEACH, CA 92648-6065 HUNTINGTON BEACH, CA 92648-6065 ORANGE, CA 92869-1436 159-482-04 159-482-05 933-873-34 PROMENADE AT SEAGATE LLC PROMENADE AT SEAGATE LLC SULLIVAN PATRICK 3010 OLD RANCH PKWY#400 16845 VON KARMAN AVE#200 18899 BREEZY LN SEAL BEACH, CA 90740-2750 IRVINE, CA 92606-4960 HUNTINGTON BEACH, CA 92648-6819 933-873-35 933-873-36 933-873-37 KWONG LAURENCE HALPERN JAMIE TR HALPERN-FANUCCHI TR LESTER GEOFFREY A 18903 BREEZY LN 18907 BREEZY LN 18911 BREEZY LN HUNTINGTON BEACH, CA 92648-6820 HUNTINGTON BEACH,CA 92648-6820 HUNTINGTON BEACH, CA 92648-6820 933-873-38 933-873-39 933-873-40 COLE TRISTIN D HOWARD LINDSAY MCNAUGHTON ERIN 18915 BREEZY LN 18919 BREEZY LN 18923 BREEZY LN HUNTINGTON BEACH,CA 92648-6820 HUNTINGTON BEACH, CA 92648-6820 HUNTINGTON BEACH, CA 92648-6820 933-873-41 933-873-42 933-873-43 YOSHIDA HIROYUKI SCOTT KEVIN W SLIWINSKI MATT 18927 BREEZY LN 18931 BREEZY LN 18935 BREEZY LN HUNTINGTON BEACH, CA 92648-6820 HUNTINGTON BEACH, CA 92648-6820 HUNTINGTON BEACH, CA 92648-6820 933-873-44 933-873-45 933-873-46 BREEN PAUL REDMOND CHRISTOPHER CRAIN ARTHUR DALE TR 18939 BREEZY LN 18943 BREEZY LN 18947 BREEZY LN HUNTINGTON BEACH, CA 92648-6820 HUNTINGTON BEACH, CA 92648-6820 HUNTINGTON BEACH,CA 92648-6820 933-873-47 933-873-48 933-873-49 MAKAS-WEBER DIANE NGUYEN ANHTUAN N BAYATI MOSTAFA TR M BAYATI & M G 18951 BREEZY LN 18955 BREEZY LN BAYATI REVOC LIVING TR HUNTINGTON BEACH, CA 92648-6820 HUNTINGTON BEACH, CA 92648-6820 18959 BREEZY LN HUNTINGTON BEACH, CA 92648-6820 933-873-50 933-873-51 933-873-52 SUZUKI TOMOFUMI DAJOSE ROLANDO TR THE 2017 DAJOSE ANDOR THOMAS E 18961 BREEZY LN FAMILY TR 18969 BREEZY LN HUNTINGTON BEACH, CA 92648-6821 18965 BREEZY LN HUNTINGTON BEACH, CA 92648-6821 HUNTINGTON BEACH, CA 92648-6821 933-873-53 933-873-54 933-873-55 KENNEDY YANA N GOODMAN NONG S KHAW-HONE BEE LUN 18971 BREEZY LN 18975 BREEZY LN 18979 BREEZY LN HUNTINGTON BEACH, CA 92648-6821 HUNTINGTON BEACH, CA 92648-6821 HUNTINGTON BEACH,CA 92648-6821 933-873-56 933-873-57 933-873-58 MUSSER CHRISTOPHER WOLFF CATHERINE J TOPP LAURA CHRISTINE 18983 BREEZY LN 18987 BREEZY LN 7408 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6821 HUNTINGTON BEACH, CA 92648-6821 HUNTINGTON BEACH, CA 92648-6822 �7-XTlabel size 1"x 2 5/8"compatible with Avery 05160/8160 t�1.21PZ GPA .20— 6,031 ZTi -M t . STAPLES TA/466 Etiquette do format 25 mm x 67 mm compatible avec Avery 051 60/81 60-20— UU3/ i /UQ:2d'003 04A `dt10 09 G8/0909 8/091.9®�(aa d ql m algll dwo 9 8/9 Z xZ,[_azis lagel}}anbl�3 ®S3����V 933-873-59 933-873-60 933-873-61 KELLER JEFF WANG STEVEN S MITCHELL GEORGE BRIAN TR 7406 UPPER BAY DR 7404 UPPER BAY DR 7402 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 933-873-62 933-873-63 933-873-64 DAHL WENDY COLLEEN AGAN BRIAN NOVAL SNOWDON TRESSY 7419 UPPER BAY DR 7421 UPPER BAY DR 7423 UPPER BAY DR HUNTINGTON BEACH,CA 92648-6823 HUNTINGTON BEACH, CA 92648-6823 HUNTINGTON BEACH, CA 92648-6823 933-873-65 933-873-66 933-873-67 FOUGHT STEPHEN F SALAYA MILAN JR TR KANOWSKY CHRISTOPHER A 7425 UPPER BAY DR 7427 UPPER BAY DR 18916 BREEZY LN HUNTINGTON BEACH,CA 92648-6823 HUNTINGTON BEACH, CA 92648-6823 HUNTINGTON BEACH, CA 92648-6824 933-873-68 933-873-69 933-873-70 MATSON SETH MELINDA M DE LEON REVOCABLE LIVING PERKINS DIANA LEE TR 18920 BREEZY LN TRUST 18928 BREEZY LN HUNTINGTON BEACH, CA 92648-6824 18924 BREEZY LN HUNTINGTON BEACH, CA 92648-6824 HUNTINGTON BEACH,CA 92648-6824 933-873-71 933-873-72 933-873-73 GERMAIN SCHRYON CAYCO ROSAURO C TR R&S CAYCO LIVING SOYAMA MIKA 18930 BREEZY LN TR 7416 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6824 7418 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 933-873-74 933-873-75 933-873-76 MATONIC MICHAEL MAZZLO EMI HIWATARI COOK DAVID VINCENT TR D V& K S COOK 7414 UPPER BAY DR 7412 UPPER BAY DR REVOC TR HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 7428 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6822 933-873-77 933-873-78 933-873-79 SWAINE RICHARD QUENZLER JERRY L VORHEES CURTIS 7426 UPPER BAY DR 7424 UPPER BAY DR 7422 UPPER BAY DR#44 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 933-873-80 933-873-81 933-873-82 LANE JERAMIE DAVID ROZOLIS-HILL THOMAS YOUNG SCOTT 7438 UPPER BAY DR 7436 UPPER BAY DR 7434 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 933-873-83 933-873-84 933-873-85 CORTES-PROCTOR ADRIANNA ROSS ANGELA TR A&W ROSS REVOC TR HOLBERT DAVID R 7432 UPPER BAY DR 7448 UPPER BAY DR 7450 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 933-873-86 933-873-87 933-873-88 DO MINH KHAC TR THE MINH-BICHLAN TOBIAS ROSEMARY RODRIGUEZ PAUL M NGUYEN-DO LIVING TR 7444 UPPER BAY DR 7442 UPPER BAY DR 7452 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92�614,8-6822 T/u�L label size 1"x 2 5/8"compatible with Avery 05160/8160 Gl?/1.22 STAPCEST ff'VALritiquette do format 25 mm x 67 mm compatible avec Avery 05160/8160 04A V170 0918/09 L9® AaaAV oane algl}edwoo ww L9 x ww gZ tewaol op ajjanb113 ������� 09 L8/09 L9®IGaAV ql!m algljedwoo,,8/9 Z x„L azls lagel o 933-873-89 933-873-90 933-873-91 SALAS JOHNNY G JR TR J G SALAS JR REVOC LAVIN SUZANNE C ZERILLO JEREMY TR 18933 COOLWATER LN 18929 COOLWATER LN 18937 COOLWATER LN HUNTINGTON BEACH,CA 92648-6848 HUNTINGTON BEACH, CA 92648-6848 HUNTINGTON BEACH,CA 92648-6848 933-873-92 933-873-93 933-873-94 LEE MELODY DISPALATRO NICK ARAKI TOSHIMITSU 18925 COOLWATER LN 7431 UPPER BAY DR 7433 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6848 HUNTINGTON BEACH, CA 92648-6823 HUNTINGTON BEACH, CA 92648-6823 933-873-95 933-873-96 933-873-97 LIGHTFOOT MARY CATHERINE TR THE HYLLAND BRIAN JOHN ARMENDARIZ MICHELLE Y LIGHTFOOT FAMILY TR 7437 UPPER BAY DR 7458 UPPER BAY DR 7435 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6823 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6823 933-873-98 933-873-99 933-874-00 MURAKAMI KENICHI LAUREN JUDE NGUYEN QUI 7456 UPPER BAY DR 7464 UPPER BAY DR 7462 UPPER BAY DR HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 HUNTINGTON BEACH, CA 92648-6822 933-874-01 933-874-02 933-874-03 MASON HUNTER LEWIS DANIEL DISPALATRO PAUL V 18938 COOLWATER LN 18942 COOLWATER LN 18946 COOLWATER LN HUNTINGTON BEACH, CA 92648-6836 HUNTINGTON BEACH,CA 92648-6836 HUNTINGTON BEACH, CA 92648-6836 933-874-04 933-874-05 933-874-06 WILLIAMS GLEN LETOURNEAU GEORGE CARL ERLITZ DAVID P 18928 COOLWATER LN 18930 COOLWATER LN 18934 COOLWATER LN HUNTINGTON BEACH, CA 92648-6836 HUNTINGTON BEACH, CA 92648-6836 HUNTINGTON BEACH, CA 92648-6836 933-874-07 933-874-08 933-874-09 VERONIN JAMES EUGENE ICHINOHE TSUYOSHI HOMER JEFFREY S 18916 COOLWATER LN 18920 COOLWATER LN 18924 COOLWATER LN HUNTINGTON BEACH, CA 92648-6836 HUNTINGTON BEACH, CA 92648-6836 HUNTINGTON BEACH, CA 92648-6836 933-874-10 933-874-11 933-874-12 CUNNINGHAM DOROTHY L TR EVANSON LYNDA G TR STODDARD SCOTT J 18904 COOLWATER LN 18908 COOLWATER LN 18912 COOLWATER LN HUNTINGTON BEACH, CA 92648-6836 HUNTINGTON BEACH, CA 92648-6836 HUNTINGTON BEACH, CA 92648-6836 933-874-13 933-874-14 933-874-15 HANSEN CHRISTINE DURANTE JUDITH A PALMER MARY LUCILLE 18882 COOLWATER LN 18886 COOLWATER LN 18890 COOLWATER LN HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 933-874-16 933-874-17 933-874-18 NGUYEN PHONG T TR T& P NGUYEN GUNKEL GARY 0 LOWERY RICHARD K FAMILYTR 18893 COOLWATER LN 18897 COOLWATER LN 18889 COOLWATER LN HUNTINGTON BEACH,CA 92648-6849 HUNTINGTON BEACH, CA 92648-6849 HUNTINGTON BEACH, CA 926448-6849 22 J.A � compatible with Avery 0 / 0 �//STAPLE )`t'gSEi e do format 25 mm 67 mmcompatibe aec Avery ®5160/810 D,3 � �,04A ` V0 09 L8/09 L9® IuaAV aane aiglteawoo ww L9 x ww 9Z}ewao}op a4anol13 0������� 09 L8/09 L4®[GaAV ql!m algltedwoo„g/g Z x,,L azls lagel 933-874-19 933-874-20 933-874-21 KIM MICHAEL H BERNARD BENJAMIN J WRIGHT COLETTE M 18911 COOLWATER LN 7444 PROSPECT DR 7440 PROSPECT DR HUNTINGTON BEACH, CA 92648-6848 HUNTINGTON BEACH, CA 92648-6856 HUNTINGTON BEACH, CA 92648-6856 933-874-22 933-874-23 933-874-24 FLYNN RAYMOND J CONNIE P NGO LIVING TRUST STEINER FAMILY TRUST 7436 PROSPECT DR 7432 PROSPECT DR 18861 BREEZY LN HUNTINGTON BEACH, CA 92648-6856 HUNTINGTON BEACH, CA 92648-6856 HUNTINGTON BEACH, CA 92648-6819 933-874-25 933-874-26 933-874-27 THURBER KIMBERLEY H TR SEGUINE-OSBURN CAMILLE F CLARK SUZETTE B 18865 BREEZY LN 18873 BREEZY LN 18877 BREEZY LN HUNTINGTON BEACH, CA 92648-6819 HUNTINGTON BEACH, CA 92648-6819 HUNTINGTON BEACH, CA 92648-6819 933-874-28 933-874-29 933-874-30 NGUYEN LIEM BURCH BRIAN D KALISZEWSKA BRYGIDA 18881 BREEZY LN 18887 BREEZY LN 18891 BREEZY LN HUNTINGTON BEACH, CA 92648-6819 HUNTINGTON BEACH, CA 92648-6819 HUNTINGTON BEACH, CA 92648-6819 933-874-31 933-874-32 933-874-33 NGUYEN STEVEN RHOADES GREGORY W TR NELSON SCOTT 18895 BREEZY LN 18874 COOLWATER LN 18876 COOLWATER LN HUNTINGTON BEACH, CA 92648-6819 HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 933-874-34 933-874-35 933-874-36 HAYASHI SHELLEY R CZINTOS MARY C KIM STEVE 18878 COOLWATER LN 18866 COOLWATER LN PO BOX 4016 HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92605-4016 933-874-37 933-874-38 933-874-39 THORNTON STEPHEN L DAVISON FAMILY TRUST SETTIPANE SHIRLEE A TR 18870 COOLWATER LN 18857 COOLWATER LN 18863 COOLWATER LN HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6849 HUNTINGTON BEACH, CA 92648-6849 933-874-40 933-874-41 933-874-42 HARRIS NATHAN LEE SUE WANDA LEE TR SUE FAMILY 2011 TR NICHOLS JUSTINE TR J NICHOLS LIVING TR 18867 COOLWATER LN 18875 COOLWATER LN 7418 PINNACLE CIR HUNTINGTON BEACH, CA 92648-6849 HUNTINGTON BEACH, CA 92648-6849 HUNTINGTON BEACH, CA 92648-6855 933-874-43 933-874-44 933-874-45 HAYES SANDRA L TR ABDELMUTI MOHAMMAD MANAYE ABBY 7422 PINNACLE CIR 7428 PINNACLE CIR 7432 PINNACLE CIR HUNTINGTON BEACH, CA 92648-6855 HUNTINGTON BEACH, CA 92648-6855 HUNTINGTON BEACH, CA 92648-6855 933-874-46 933-874-47 933-874-48 ORTIZ MARK OWENS ROBERTJ JOHNSON ROBERTJOSEPH 18854 COOLWATER LN 18858 COOLWATER LN 18862 COOLWATER LN HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 C label size 1"x 2 5/8"compatible with Avery 05160/8160 STAPLES Etiquette do format 25 mm x 67 mm compatible avec Avery 05160/8160 04A b170 09 Le/09 L9® AAAV Dane algljEdwoo ww L9 x ww gZ lewaof op a14anolt3 ������� 09L8/09L9®tiaAV Ul!M alg!ladwoo„8/g Z x„L azls lagel G 933-874-49 933-874-50 933-874-51 NIECE GROVER D SETT MYO KANOWSKY DAVID A 18842 COOLWATER LN 18846 COOLWATER LN 18850 COOLWATER LN HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 933-874-52 933-874-53 933-874-54 CHANG GENE SUK DELEON ARNOLD R OLSEN IRENE D 18829 COOLWATER LN 18825 COOLWATER LN 18821 COOLWATER LN HUNTINGTON BEACH, CA 92648-6849 HUNTINGTON BEACH, CA 92648-6849 HUNTINGTON BEACH, CA 92648-6849 933-874-55 933-874-56 933-874-57 BUSAK MONA L TIEZZI ROBERT G TUNSTALL THOMAS H 7421 PINNACLE CIR 8788 CORAL SPRINGS CT#14 7429 PINNACLE CIR HUNTINGTON BEACH, CA 92648-6854 HUNTINGTON BEACH, CA 92646-6204 HUNTINGTON BEACH, CA 92648-6854 933-874-58 933-874-59 933-874-60 BYARS STEPHEN M TR BYARS FAMILY NGUYEN GIGI VUONG OBYRNES CARRIE OBYRNES FRED LIVING TR 18830 COOLWATER LN 18834 COOLWATER LN 7431 PINNACLE CIR HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6854 933-874-61 933-874-62 933-874-63 GOODMAN ADAM J TR FURLONG WILLIAM PAUL ISKAROUS JAMES 18838 COOLWATER LN 7469 SHELTER COVE CIR 7465 SHELTER COVE CIR HUNTINGTON BEACH, CA 92648-6850 HUNTINGTON BEACH, CA 92648-6851 HUNTINGTON BEACH, CA 92648-6851 933-874-64 933-874-65 933-874-66 TEAGUE MICHAELJ DABOUB CLAUDIA JEANNETTE VO SEAN T 7461 SHELTER COVE CIR 7457 SHELTER COVE CIR 7453 SHELTER COVE CIR HUNTINGTON BEACH, CA 92648-6851 HUNTINGTON BEACH, CA 92648-6851 HUNTINGTON BEACH, CA 92648-6851 933-874-67 933-874-68 933-874-69 LE CHRISTOPHER H CHANG KAI TR PALMER HANNELORE 18817 COOLWATER LN 20412 DREW CIR 18809 COOLWATER LN HUNTINGTON BEACH, CA 92648-6849 HUNTINGTON BEACH, CA 92646-5108 HUNTINGTON BEACH, CA 92648-6849 933-874-70 933-874-71 933-874-72 PATRICIA A CLEMENT LIVING TRUST DANCSECS OANH YEN BUTLER MATTHEW J 7414 PINNACLE CIR 7410 PINNACLE CIR 7408 PINNACLE CIR HUNTINGTON BEACH, CA 92648-6855 HUNTINGTON BEACH, CA 92648-6855 HUNTINGTON BEACH, CA 92648-6855 933-874-73 933-874-74 933-874-75 OCONNOR ADAM G MUSSO PAUL MENJIVAR CHRISTINE PHAM 7419 PINNACLE CIR 7415 PINNACLE CIR 7411 PINNACLE CIR HUNTINGTON BEACH, CA 92648-6854 HUNTINGTON BEACH, CA 92648-6854 HUNTINGTON BEACH, CA 92648-6854 933-874-76 933-874-77 933-874-78 KIM STACY UN NOKES MATTHEW JEREMY LE PHU H 7407 PINNACLE CIR 18862 BREEZY LN 18866 BREEZY LN HUNTINGTON BEACH, CA 92648-6854 HUNTINGTON BEACH, CA 92648-6853 HUNTINGTON BEACH, CA 92648-6853 7�3�label size 1"x 2 5/8"compatible with Avery 05160/8160 STA® ®L S fth Etiquette do format 25 mm x 67 mm compatible avec Avery 05160/8160 04A d170 0918/0915® /aaAV pane algijedwoo ww Lg x ww SZ teWJOI op a14anb113 05M VI5 0918/0919®AaaAV qj!M algitedwoo„8/g Z x,,L azis lagel 933-874-79 933-875-00 933-875-01 STRICKLAND ANTHONY A MAI DUY BRICENO DONALD JOSE 18870 BREEZY LN 7501 QUIET COVE CIR 7503 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6853 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-02 933-875-03 933-875-04 DINH LILY LOC ABEBE LEUL PARK MEE KYUNG 7505 QUIET COVE CIR 7507 QUIET COVE CIR 7509 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-05 933-875-06 933-875-07 WILLETTE DARIC MARTIN II TR D M &J M PEREZ VALENTIN JONES CODY C WILLETTE LIVING TR 7513 QUIET COVE CIR 7515 QUIET COVE CIR 7511 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH,CA 92648-6826 933-875-08 933-875-09 933-875-10 VASWANI VIVEK BURLEIGH CHRISTINA RODIS STILWELL WILLIAM HENRY 7517 QUIET COVE CIR 7519 QUIET COVE CIR 7523 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH,CA 92648-6826 933-875-11 933-875-12 933-875-13 GOMIBUCHI MAKOTO MOOTZ CORNELIU KANG CHRISTINA CHUN-PEI 7525 QUIET COVE CIR#12 7527 QUIET COVE CIR 7529 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH,CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-14 933-875-15 933-875-16 HAUGLAND JOHN R GONZALES JOSEPH A CORDOVA MATTHEW K 7531 QUIET COVE CIR 7533 QUIET COVE CIR#16 7535 QUIET COVE CIR HUNTINGTON BEACH,CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-17 933-875-18 933-875-19 SHAW SHANNON FARAHMAND KAVEH CONKLE DALLAS 7537 QUIET COVE CIR 7539 QUIET COVE CIR 7541 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-20 933-875-21 933-875-22 DODSON ROBERT PAUL OSBORN JAN M BRAMAN GWEN G 7543 QUIET COVE CIR 7547 QUIET COVE CIR 18685 MAIN ST A-354 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-1723 933-875-23 933-875-24 933-875-25 ANDERSON JULIE ANN NGUYEN HUAN T VU THU T TR T& N VU FAMILY TR 7551 QUIET COVE CIR 7553 QUIET COVE CIR 7555 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-26 933-875-27 933-875-28 HO DAVID SPERLING LINDA B LU LUCY TR 7557 QUIET COVE CIR 7559 QUIET COVE CIR 17581 DE LONG CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92649-4902 / STAPLES�� tte do format 25 mmx 67 mml compatible a ecOAvery/051160/8 60 -2O— 909 0 4A `1f170 09 L8/09 L9® WAV oane alglledwoo ww Zg x ww 9Z lewaol op a14anb113 ������ 09 L8/09 L9®(aaAV gllnn alglledwoo„8/9 Z x„L azls lagel o 933-875-29 933-875-30 933-875-31 BOULOS NABIL L TR NEHRIG DAVID TR THE NEHRIG FAMILY TR MARRS JONEL L 7563 QUIET COVE CIR 7567 QUIET COVE CIR 7569 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH,CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-32 933-875-33 933-875-34 LEWIS STACEE LEE YIYON WILLIAMS JAMES M 7571 QUIET COVE CIR 7573 QUIET COVE CIR 7575 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 933-875-35 933-875-36 933-875-37 LAFFERTY DONALD E WHEELER STEVEN J CORDOVA ASHLEY 7577 QUIET COVE CIR 7579 QUIET COVE CIR 7581 QUIET COVE CIR HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 HUNTINGTON BEACH, CA 92648-6826 935-760-31 935-760-32 935-760-33 GIBBONS TAYLOR OLMEDO RHEY GOEGAN BRIAN 7342 GARFIELD AVE A 7342 GARFIELD AVE B 7342 GARFIELD AVE C HUNTINGTON BEACH,CA 92648-2034 HUNTINGTON BEACH, CA 92648-2034 HUNTINGTON BEACH,CA 92648-2034 935-760-34 935-760-35 935-760-36 VONFREYMANN CRAIG PATRICK HERMAN RONDA M ESMILLA RON 7342 GARFIELD AVE D 7352 GARFIELD AVE A 19502 RANCH LN #108 HUNTINGTON BEACH, CA 92648-2034 HUNTINGTON BEACH, CA 92648-2033 HUNTINGTON BEACH, CA 92648-2456 935-760-37 935-760-38 935-760-48 STILES MICHAEL PAUL DEPAUW LORIE HERBURGER SONYA 7352 GARFIELD AVE C 7352 GARFIELD AVE D 19081 HOLLY LN HUNTINGTON BEACH, CA 92648-2033 HUNTINGTON BEACH, CA 92648-2033 HUNTINGTON BEACH, CA 92648-2217 935-760-49 935-760-50 935-760-51 PULLEY LOUIS BERNARD TR KROGSTAD KARL A TAYLOR GLENN STEVEN TR G &S TAYLOR 2465 ORANGE AVE 19097 HOLLY LN TR COSTA MESA,CA 92627-1318 HUNTINGTON BEACH, CA 92648-2217 7348 BERRY CT HUNTINGTON BEACH, CA 92648-6272 935-760-52 935-760-53 935-760-54 VALENZUELA CHRISTOPHER S LONEY MARION E ARTHADI EUREKA 7344 BERRY CT 7338 BERRY CT 7334 BERRY CT HUNTINGTON BEACH, CA 92648-6272 HUNTINGTON BEACH, CA 92648-6272 HUNTINGTON BEACH, CA 92648-6272 935-760-55 935-760-56 935-760-57 MACHADO TYLER WEISMANN CRAIG A TR ALMAGUER STEPHEN PAUL 7730 BERRY CT 17682 STILL HARBOR LN PO BOX 6673 HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH, CA 92647-6437 HUNTINGTON BEACH, CA 92615-6673 935-760-61 935-760-62 935-760-63 SHAHNAZARI BEETA LARAMIE MYTH TR M &J LARAMIE BARKER JACQUELINE Y 19622 VILLAGE OAKS CIR FAMILY TR 419 MAIN ST#236 HUNTINGTON BEACH, CA 92648-6647 7136 N SEQUOIA AVE HUNTINGTON BEACH, CA 92648-5199 1(� FRESNO, CA 93711 ®�/� label size 1"x 2 5/8"compatible with Avery 05160/8160 !rj( )22 ; gEtiquette do format 25 mm x 67 mm compatible avec Avery 05160/8160 oZp—pd? 04A STAPLE V170 0918/09 L9® fJOAV oaAE algijedwoo ww L9 x ww gZ}ewjo}op allanol13 ������� 09 L8/09 L9®fuaAV gflnn algljedwoo„8/g Z x„G azls lagel 935-760-64 935-760-65 935-760-66 DAWSON KEITH TR CASTRO MARIO E DAWSON KEITH TR DAWSON FAMILY TR 229 SEAL BEACH BLVD 19140 COLE LN 229 SEAL BEACH BLVD SEAL BEACH, CA 90740-6528 HUNTINGTON BEACH, CA 92648-6296 SEAL BEACH,CA 90740-6528 935-760-67 935-760-68 935-760-69 CHANG JERRY CHIEH BONANNI JOHN E TR J BONANNI SEPERATE SFREDDO ROBERT L TR 7310 JORDYN CT TR 24 AMBERLEAF HUNTINGTON BEACH, CA 92648-6292 29432 VIA SAN SEBASTIAN IRVINE, CA 92614-7916 LAGUNA NIGUEL,CA 92677-1856 935-760-70 935-760-71 935-760-72 SFREDDO ROBERT L TR KARIDAKIS DIANE TR D KARIDAKIS REVOC MACLEOD DAVID A TR 24 AMBERLEAF TR PO BOX 6537 IRVINE, CA 92614-7916 7295 JORDYN CT HUNTINGTON BEACH, CA 92615-6537 HUNTINGTON BEACH,CA 92648-6289 935-760-73 935-760-74 935-760-75 KRAWIEC SHARON LEIGH MACLEOD DAVID A TR ROTHBART MARA 7307 JORDYN CT PO BOX 6537 7308 BRET CT HUNTINGTON BEACH, CA 92648-6291 HUNTINGTON BEACH, CA 92615-6537 HUNTINGTON BEACH, CA 92648-6294 935-760-76 935-760-77 935-760-78 CORONA ROBERT L BONANNI KIM TR K BONANNI SEP PPTY TR KHAROUTA JOHN PO BOX 269 5500 BOLSA AVE#120 7333 BRET CT HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH, CA 92649-1188 HUNTINGTON BEACH, CA 92648-6293 935-760-79 935-760-80 935-760-83 COLEMAN HANNA BETH CANALETTI W R JEFF ROSEN LIVING TRUST 7341 BRET CT#19 7349 BRET CT 19512 SURFDALE LN HUNTINGTON BEACH, CA 92648-6293 HUNTINGTON BEACH, CA 92648-6293 HUNTINGTON BEACH, CA 92648-2100 935-760-84 935-760-85 935-760-86 LANDRAU MATHEW NICHOLAS KELTER RICHARD P TR KELTER DUSTIN D 19115 ALEXA LN#2 19332 OCEAN HEIGHTS LN 9877 CHAPMAN AVE #118 HUNTINGTON BEACH, CA 92648-6297 HUNTINGTON BEACH, CA 92648-7518 GARDEN GROVE, CA 92841-2738 935-760-87 935-760-88 935-760-89 KELTER BUSTER L BRAZAO PEDRO KELTER LEANDER M TR 19131 ALEXA LN 19135 ALEXA LN#6 17200 GOLDENWEST ST#229 HUNTINGTON BEACH, CA 92648-6297 HUNTINGTON BEACH, CA 92648-6297 HUNTINGTON BEACH, CA 92647-9502 935-760-90 935-760-91 935-760-92 KELTER KENNETH F TR KELTER JOHN KEVIN DIN KHURRAM KAHAWAJA 1797 E ELLERBECK LN 16562 GRAHAM PL 19153 ALEXA LN DRAPER, UT 84020-9113 HUNTINGTON BEACH, CA 92649-3619 HUNTINGTON BEACH, CA 92648-6297 935-760-93 935-760-94 935-760-95 KELTER BROTHERS LLC SMITH CHERYL THOMAS STUART J TR THE S J THOMAS 18281 GOTHARD ST#201 601 UNION ST#3920 19150 ALEXA LN HUNTINGTON BEACH, CA 92648-1250 SEATTLE, WA 98101-4054 HUNTINGTON BEACH, CA 92648-2295 STA1 P.E � )�;V label size 1"x 2 tiquette do format 25 mm/x'67 mpm coimpat b e a ecOAverry/051160/8 60 —20— 0,03 I�� 04A VV0 09 L8/0919® tiaAV pane aigjudwoo ww Lg x ww SZ tewjof op a}}anbit3 ��-JdV.LS 09L8/09L9®tiaAV gllnn aigljedwoo„8/9 Z x„G azls iagel o 935-760-96 935-760-97 935-760-98 KELTER BROTHERS LLC KELTER RICHARD P TR KELTER RICHARD P TR R P KELTER LIVING TR 18281 GOTHARD ST#201 19332 OCEAN HEIGHTS LN 19332 OCEAN HEIGHTS LN HUNTINGTON BEACH, CA 92648-1250 HUNTINGTON BEACH, CA 92648-7518 HUNTINGTON BEACH, CA 92648-7518 935-760-99 935-761-00 935-761-01 KELTER KEVIN C TR KELTER BROTHERS LLC KELTER RICHARD P TR R& L KELTER LIVING 18281 GOTHARD ST#201 18281 GOTHARD ST#201 TR HUNTINGTON BEACH, CA 92648-1250 HUNTINGTON BEACH, CA 92648-1250 19332 OCEAN HEIGHTS LN HUNTINGTON BEACH, CA 92648-7518 935-761-02 935-761-03 935-761-04 KELTER KENNETH F TR KELTER RICHARD P TR R P KELTER LIVING TR EHUAN HUGO I PO BOX 1685 19332 OCEAN HEIGHTS LN 7254 LISAMARIE CT#22 DRAPER, UT 84020-1685 HUNTINGTON BEACH,CA 92648-7518 HUNTINGTON BEACH, CA 92648-6298 935-761-05 935-761-06 935-761-07 KELTER RICHARD P TR KELTER KEVIN C TR KELTER RICHARD P TR 19332 OCEAN HEIGHTS LN 18281 GOTHARD ST#201 19332 OCEAN HEIGHTS LN HUNTINGTON BEACH, CA 92648-7518 HUNTINGTON BEACH, CA 92648-1250 HUNTINGTON BEACH, CA 92648-7518 935-761-08 935-761-09 935-761-10 KELTER RICHARD P TR LAM MATTHEW KELTER KENNETH F TR 19332 OCEAN HEIGHTS LN 9801 GLADIOLA AVE PO BOX 1685 HUNTINGTON BEACH, CA 92648-7518 FOUNTAIN VALLEY, CA 92708-2035 DRAPER, UT 84020-1685 935-761-13 935-761-14 935-761-15 WOODLEY HENRY J STEWART SILVIA-CRYSTAL KNIGHT JOO HYUNG RYON 12645 CLARK ST 7234 ROSEMARIE LN 7254 ROSEMARIE LN SANTA FE SPRINGS, CA 90670-3951 HUNTINGTON BEACH, CA 92648-6306 HUNTINGTON BEACH, CA 92648-6306 935-761-16 935-761-17 935-761-18 KCC1 PROPERTIES LLC NG JAMES BRUE JASON RYAN 13004 STOCKDALE HWY 7274 ROSEMARIE LN 7284 ROSEMARIE LN BAKERSFIELD, CA 93314-9657 HUNTINGTON BEACH, CA 92648-6306 HUNTINGTON BEACH, CA 92648-6306 935-761-19 935-761-20 935-761-21 MARSH NEIL C TR LIN YULE LONG GRETCHEN 49 PARLIAMENT CT 1192 CRESTBROOK CT 19074 ERIC CT CHICO, CA 95973-8219 DIAMOND BAR, CA 91765-4300 HUNTINGTON BEACH, CA 92648-6304 935-761-22 935-761-23 935-761-24 MARSH NEIL C TR TERSTEPANIAN LUCY BIRK KELLY CHRISTINE 49 PARLIAMENT CT 19083 ERIC CT 19079 ERIC CT CHICO, CA 95973-8219 HUNTINGTON BEACH, CA 92648-6304 HUNTINGTON BEACH, CA 92648-6304 935-761-25 935-761-26 935-761-27 GONZALEZJONATHAN LE HENRY HONG JAMES K 19075 ERIC CT 19071 ERIC CT PO BOX 1432 HUNTINGTON BEACH, CA 92648-6304 HUNTINGTON BEACH, CA 92648-6304 COVINA, CA 91722 %�./ U label size 1"x 2 5/8"compatible with Avery 05160/8160 STAPLE ,'t%��iquette do format 25 mm x 67 mm compatible avec Avery @5160/81 0 ao, p63 04A VV0 0918/091S® AAAV oane alg ludwoo ww L9 x ww SZ tewaof op al;anb'13 ������� 09L9/0915®faaAV gtinn algi}edwoo„g/g Z x„G azis lagel 935-761-28 935-761-29 935-761-30 LEE RYAN M TR JOHNSON ORRIS KENNETH JR TR 0 WILLIAMS HARLAND D TR 4735 OCEANRIDGE DR JOHNSON FAMILY LIVING TR 920 MACKENZIE PL HUNTINGTON BEACH, CA 92649-6426 19085 MAX CT COSTA MESA, CA 92626-2957 HUNTINGTON BEACH,CA 92648-6305 935-761-31 937-400-02 937-400-03 DELGLEIZE DANIEL S TRESTON JENNY MAGNOLIA SLOAN CINDY BLAHUT 19093 MAX CT 19235 SHORELINE LN #3 19235 SHORELINE LN #4 HUNTINGTON BEACH, CA 92648-6305 HUNTINGTON BEACH, CA 92648-6209 HUNTINGTON BEACH,CA 92648-6209 937-400-04 937-400-05 937-400-06 HELMER PHILLIP MARGOLIS J SCOTT MCKELLOP INGE H TR 19235 SHORELINE LN #5 19235 SHORELINE LN #6 9775 CONSTITUTION DR HUNTINGTON BEACH, CA 92648-6210 HUNTINGTON BEACH, CA 92648-6210 HUNTINGTON BEACH, CA 92646-3655 937-400-07 937-400-08 937-400-09 ROBLES GEORGE DAVID RUFENER VALERIE JEAN TR TAGGART CRAIG 19235 SHORELINE LN #8 8872 CLIPPER DR 37 SOUTHERN HILLS DR HUNTINGTON BEACH, CA 92648-6210 HUNTINGTON BEACH, CA 92646-3311 ALISO VIEJO, CA 92656-8055 937-400-10 937-400-11 937-400-12 FOX NANCY C PARMENTIER KEVIN C D MEYER VERLON C TR 6672 ALEXANDRIA DR 19215 SHORELINE LN #4 3330 CORBY AVE HUNTINGTON BEACH, CA 92647-2620 HUNTINGTON BEACH, CA 92648-6205 CAMARILLO, CA 93010-3808 937-400-13 937-400-14 937-400-15 JABLONSKY HEATHER CRANS JONATHAN D MATSOUKAS KIMBRELY ANNE 19215 SHORELINE LN #6 12132 PASEO BONITA 19215 SHORELINE LN #8 HUNTINGTON BEACH, CA 92648-6206 LOS ALAMITOS, CA 90720-4120 HUNTINGTON BEACH, CA 92648-6206 937-400-16 937-400-17 937-400-18 SILVER FRANCINE TR CORMACK CHERYL D TR LOBUE ERIC 1254 MARIONOLA WAY 18738 SANTA ISADORA ST 626 E SYCAMORE AVE PINOLE,CA 94564-2128 FOUNTAIN VALLEY, CA 92708-6217 ORANGE, CA 92866-1148 937-400-19 937-400-20 937-400-21 KUBICA JANICE M HO EDWARD TUCKER GARY S TR 19195 SHORELINE LN #4 19195 SHORELINE LN #5 727 MAIN ST C HUNTINGTON BEACH, CA 92648-6203 HUNTINGTON BEACH, CA 92648-6204 HUNTINGTON BEACH, CA 92648-3401 937-400-22 937-400-23 937-400-24 PHAM PHU QUANG ROWE CHRISTINE LYNN PICKERING HOWARD GRANT 19195 SHORELINE LN #7 19195 SHORELINE LN #8 19185 SHORELINE LN #1 HUNTINGTON BEACH, CA 92648-6204 HUNTINGTON BEACH, CA 92648-6204 HUNTINGTON BEACH, CA 92648-2298 937-400-25 937-400-26 937-400-27 MILLER-VIERTEL GWEN RANDALL DEBORAH L DELANEY ASHLEY FRANCES 19185 SHORELINE LN#2 6771 FINDLEY CIR 19185 SHORELINE LN #4 HUNTINGTON BEACH, CA 92648-2298 HUNTINGTON BEACH, CA 92648-3075 HUNTINGTON BEACH, CA 92648-2298 &,O 7�� label size 1"x 2 5/8"compatible with Avery 0516y/8160 j6y- . aq 3 &D Eti uette do format 25 mm x 67 mm compatible avec Ave 05160/8160 Ja—by / 04A STAPLE ` V0 09 L8/09 L9® lJaAV oane algl}edwoo ww L9 x ww 9Z tewaot op 914anbl13 0������� 09 L8/09 L5®faaAV qj!m algl}edwoo„g/g Z x,,L azls lagel 937-400-28 937-400-29 937-400-30 PRESTI MICHAEL J TR LEONARD E JASON KESELOFF PETER WILLIAM 2505 N LINWOOD AVE 19185 SHORELINE LN#6 19185 SHORELINE LN #7 SANTA ANA, CA 92705-6954 HUNTINGTON BEACH, CA 92648-6200 HUNTINGTON BEACH,CA 92648-6200 937-400-31 937-400-32 937-400-33 TANAGHO YOUSSEF SAMIR GRIFFIN PAULA J TR MAGIC CARPET TR RICHMOND JOHN L JR TR 1 UNIVERSITY CIR 309 BELLINO DR 18951 SANTA ISADORA ST RANCHO MIRAGE, CA 92270-3910 PACIFIC PALISADES, CA 90272-3104 FOUNTAIN VALLEY, CA 92708-6221 937-400-34 937-400-35 937-400-36 ZILKO FRANK POWELL MARY C TR THE POWELL- MURPHY PAUL G 8171 RACEPOINT DR#102 TRIVANOVICH 19165 SHORELINE LN #5 HUNTINGTON BEACH, CA 92646-8507 16602 BUSBY LN HUNTINGTON BEACH, CA 92648-2293 HUNTINGTON BEACH, CA 92647-4216 937-400-37 937-400-38 937-400-39 MACKLIN ERIC 1 TR E J MACKLIN REVOC TR BARTUS SYLWIA Z BARTUS SYLWIA 19165 SHORELINE LN#6 19165 SHORELINE LN #7 19165 SHORELINE LN #8 HUNTINGTON BEACH,CA 92648-2293 HUNTINGTON BEACH, CA 92648-2293 HUNTINGTON BEACH, CA 92648-2293 937-400-40 937-400-41 937-400-42 JUAN G SALCEDO LIVING TRUST GAETA JOSEPH QUESADA EDWARD A TR 12107 CHERRYLEE DR#1 7445 SEASTAR DR#2 3721 S BIRCH ST EL MONTE, CA 91732-1509 HUNTINGTON BEACH, CA 92648-2270 SANTA ANA, CA 92707-4800 937-400-43 937-400-44 937-400-45 LIPSCOMB PAUL J HERRERA GRACIA D HEHL JONATHAN S 7445 SEASTAR DR 7445 SEASTAR DR#5 7445 SEASTAR DR#6 HUNTINGTON BEACH, CA 92648-2246 HUNTINGTON BEACH, CA 92648-2271 HUNTINGTON BEACH, CA 92648-2271 937-400-46 937-400-47 937-400-48 EDWARDS JOHN LEE ERIC GILIA FRANK 7445 SEASTAR DR#7 7445 SEASTAR DR#8 7415 SEASTAR DR#1 HUNTINGTON BEACH, CA 92648-2271 HUNTINGTON BEACH, CA 92648-2271 HUNTINGTON BEACH, CA 92648-2274 937-400-49 937-400-50 937-400-51 SMILKSTEIN LAURA L LOWMAN HEIDI CAMARO LEONARDO A 7415 SEASTAR DR#2 7415 SEASTAR DR#3 7415 SEASTAR DR#4 HUNTINGTON BEACH, CA 92648-2274 HUNTINGTON BEACH, CA 92648-2274 HUNTINGTON BEACH, CA 92648-2274 937-400-52 937-400-53 937-400-54 ROSS KATHERINE JEAN TR SHAW MARY SOHA WALTER J 7415 SEASTAR DR#5 6211 SURFCOVE CIR 2404 NEW HACKENSACK RD HUNTINGTON BEACH, CA 92648-2275 HUNTINGTON BEACH, CA 92648-7508 POUGHKEEPSIE, NY 12603-4255 937-400-55 937-400-56 937-400-57 GONZALES SEBASTIAN LARDAS CHRISTINE MORITA HATSUMI SATOH 7415 SEASTAR DR#8 1800 N BRISTOL ST C 7402 SEASTAR DR#2 HUNTINGTON BEACH, CA 92648-2275 SANTA ANA, CA 92706-3343 HUNTINGTON BEACH,CA 92648-2272 STAPP.Ese label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette do format 25 mm x 67 mm compatible avec Avery @5160/8160 04A ` 170 09 LS/09 L9® kGAV oane algl;edwoo ww L9 x ww 93 113waol op aganb113 ������� 09 LS/09 LS®AaaAV ql!m algltetlwoo,,S/9 Z x,,L azls laqul O 937-400-58 937-400-59 937-400-60 FENYES MARTA MCDONALD KYLE P SAENZ KATHRYN M 1905 ALSUNA LN 7402 SEASTAR DR#4 PO BOX 337 HUNTINGTON BEACH, CA 92648-3235 HUNTINGTON BEACH, CA 92648-2272 PATTON, CA 92369 937-400-61 937-400-62 937-400-63 LEE PHILIP K BREWER TIMOTHY MARK BRADDON JUDITH E 7402 SEASTAR DR#6 7402 SEASTAR DR#7 7402 SEASTAR DR#8 HUNTINGTON BEACH, CA 92648-2273 HUNTINGTON BEACH, CA 92648-2273 HUNTINGTON BEACH, CA 92648-2273 937-400-64 937-400-65 937-400-66 FENYES MARTA RICHMOND EILEEN KELLY TR DEVERIAN HOLLY L TR H FOX DEVERIAN SEP 7422 SEASTAR DR#1 260 CAGNEY LN #207 PPTY TR HUNTINGTON BEACH, CA 92648-2200 NEWPORT BEACH, CA 92663-1616 306 COLLINS AVE NEWPORT BEACH,CA 92662-1112 937-400-67 937-400-68 937-400-69 CORNWELL RICHARD OSMUN JUDITH F RICHARTZ SCOTT& MARY JANE 7422 SEASTAR DR#4 59 CATHY LN 19585 ELMRIDGE LN HUNTINGTON BEACH, CA 92648-2200 SCOTTS VALLEY, CA 95066-3402 HUNTINGTON BEACH, CA 92648-5577 937-400-70 937-400-71 937-400-72 SALAZAR GAMALIEL WALL LESLIE C LEIVAN DARRIN R 7422 SEASTAR DR#7 7422 SEASTAR DR#8 19105 SHORELINE LN #1 HUNTINGTON BEACH, CA 92648-2269 HUNTINGTON BEACH, CA 92648-2269 HUNTINGTON BEACH, CA 92648-2286 937-400-73 937-400-74 937-400-75 CRAWFORD KENNETH W TR ARTINGER LINDA M TR SCHOEDL ROGER 19105 SHORELINE LN #2 19105 SHORELINE LN #3 19105 SHORELINE LN #4 HUNTINGTON BEACH, CA 92648-2286 HUNTINGTON BEACH, CA 92648-2286 HUNTINGTON BEACH, CA 92648-2286 937-400-76 937-400-77 937-400-78 HOLUB DOROTHEA STAGEL TR MCWILLIAMSJOHN M GAGON CHRISTOPHER P 3730 E WILTON ST 18685 MAIN ST#399 19105 SHORELINE LN #7 LONG BEACH, CA 90804-2739 HUNTINGTON BEACH, CA 92648-1723 HUNTINGTON BEACH, CA 92648-2287 937-400-79 937-400-80 937-400-81 SALALOY TRIN SPOHR REBECCA ANN STREITFELD RICK 19105 SHORELINE LN #8 19092 SHORELINE LN #1 19075 OCEANPORT LN #8 HUNTINGTON BEACH, CA 92648-2287 HUNTINGTON BEACH, CA 92648-2249 HUNTINGTON BEACH, CA 92648-2284 937-400-82 937-400-83 937-400-84 PENNY ROBERT ALEC HESTER GERALD PAUL CLOUSE ROSEMARIE TR D L&R CLOUSE 19092 SHORELINE LN #3 3801 VIA MANZANA REVOC TR HUNTINGTON BEACH, CA 92648-2249 SAN CLEMENTE, CA 92673-2630 709 12TH ST HUNTINGTON BEACH, CA 92648-3429 937-400-85 937-400-86 937-400-87 ISAACS JUSTIN LUDVIK JACOB MCLAUGHLIN MARK A 19092 SHORELINE LN#6 19092 SHORELINE LN #7 19092 SHORELINE LN #8 HUNTINGTON BEACH, CA 92648-2285 HUNTINGTON BEACH, CA 92648-2285 HUNTINGTON BEACH, CA 92648-2285 TPA'. label size 1"x 2 5/8"compatible with Avery 05160/8160 G/u/Zz G1941?P164 DI�G15-- /`k�Etiquette do format 25 mm x 67 mm compatible avec Avery 05160/8160 Jp, �Q 3 04A STAPLE V170 09 L8/09 L9® tiaAV oane a1Q11edwoo ww Lg x ww 9Z 1ewjo1 op allan13113 0������� 09 L8/09 L9®tiaAV q m a1ggedwoo„8/9 Z x,,I.azls lagel 937-400-88 937-400-89 937-400-90 CARPIO JEFFREY RICHMOND JOHN L JR TR PRIVE17 ANDRIANA 19072 OCEANPORT LN #1 18951 SANTA ISADORA ST 19072 OCEANPORT LN #3 HUNTINGTON BEACH, CA 92648-2281 FOUNTAIN VALLEY, CA 92708-6221 HUNTINGTON BEACH, CA 92648-2281 937-400-91 937-400-92 937-400-93 HELM NICOLE OLIVIA KONON JAMES SUMLIN DOMINIC M 19072 OCEANPORT LN #4 19072 OCEANPORT LN #5 6113 VICTORIA CT SE HUNTINGTON BEACH, CA 92648-2281 HUNTINGTON BEACH, CA 92648-2282 AUBURN, WA 98092-8025 937-400-94 937-400-95 937-400-96 INNIS ANNE RATHAN CHEDDI SEAN REDINGER SARAH 19072 OCEANPORT LN #7 19072 OCEANPORT LN #8 153 S AVON ST HUNTINGTON BEACH, CA 92648-2282 HUNTINGTON BEACH, CA 92648-2282 BURBANK, CA 91505-4607 937-400-97 937-400-98 937-400-99 BANICA JENNY TR J BANICA REVOC LIVING KOECH AMOS K TR KONGOI 1987 TR JOHNSON ROBERT M TR TR 19052 OCEANPORT LN#3 19052 OCEANPORT LN #4 6372 DORAL DR HUNTINGTON BEACH, CA 92648-2279 HUNTINGTON BEACH, CA 92648-2279 HUNTINGTON BEACH,CA 92648-6115 937-401-00 937-401-01 937-401-02 AUSMUS BRIAN D TR B D AUSMUS REVOC KWAK EDWARD Y CRAWFORD ANGELA M TR 9204 DEL MAR DR 19105 SHORELINE LN #2 4038 AITKEN DAIRY RD PICO RIVERA, CA 90660-5926 HUNTINGTON BEACH, CA 92648-2286 ROCKLIN,CA 95677-4027 937-401-03 937-401-04 937-401-05 DELANNOY ARIANE M BERVEN DEBBIE KHALF FATIN TR THE F KHALAF 2006 REVOC 1734 PINE ST 19075 OCEANPORT LN #1 LIVING TR HUNTINGTON BEACH, CA 92648-2740 HUNTINGTON BEACH, CA 92648-2283 19351 BLUEFISH LN#201 HUNTINGTON BEACH, CA 92648-2435 937-401-06 937-401-07 937-401-08 CUSSON STEPHEN D TR MAKIMOTO RICHARD TTR STONE RICHARD ATR 20528 BUCKLAND DR 19082 FOXWOOD LN 19075 OCEANPORT LN #5 WALNUT, CA 91789-1106 HUNTINGTON BEACH, CA 92648-6666 HUNTINGTON BEACH, CA 92648-2284 937-401-09 937-401-10 937-401-11 HAYDON TERRENCE E WALKER COREY P STREITFELD RICHARD LEE 19075 OCEANPORT LN #6 5432 GOLDENROD CIR 19075 OCEANPORT LN #8 HUNTINGTON BEACH, CA 92648-2284 HUNTINGTON BEACH, CA 92649-4581 HUNTINGTON BEACH, CA 92648-2284 937-401-12 937-401-13 937-401-14 ROMERO MELISSA DAWN LONGOBARDI DONNA LTR PORTILLO DANIELA PO BOX 14 16124 MOUNT MUSALA CT 11622 TEXAS AVE HUNTINGTON BEACH, CA 92648 FOUNTAIN VALLEY, CA 92708-1233 LOS ANGELES, CA 90025-3905 937-401-15 937-401-16 937-401-17 LOPEZ ANDREA MICHELLE ROQUE PATRICK A RAGG FRANKLIN HARRISON 19112 OCEANPORT LN#4 19112 OCEANPORT LN#5 19112 OCEANPORT LN#6 HUNTINGTON BEACH, CA 92648-2277 HUNTINGTON BEACH, CA 92648-2278 HUNTINGTON BEACH, CA 92648-2278 T�J7.Iabel size 1"x 2 5/8"compatible with Avery®5160/8160 !O/'Z/�Z2 � /�}�1 /�/Vl�. STAPc s �� Etiquette do format 25 mm x 67 mm compatible avec Avery (05160/8160 �-603 04A `dq0 09L8/09LS® naanVOEM alglteawoo ww Lg x ww SZ}ewaol op a1anolt3 iV 09 L8/09 L9®tianV U}Inn olggBdwoo„8/9 Z x„I.azls Iage1 eS3��� 937-401-18 937-401-19 937-401-20 LEGG GEOFFREY L OCEANPORT LANE LLC SHUNMUGAVEL CHERAN 19112 OCEANPORT LN #7 12 TRAILWOOD 19132 SHORELINE LN #1 HUNTINGTON BEACH, CA 92648-2278 IRVINE, CA 92620-1260 HUNTINGTON BEACH, CA 92648-2288 937-401-21 937-401-22 937-401-23 HAMILTON JAMESINA ELOISE GUTHRIE STEVEN ROCKWELL ELIZABETH L TR 19132 SHORELINE LN #2 5082 BOLSA AVE#102 19132 SHORELINE LN #4 HUNTINGTON BEACH, CA 92648-2288 HUNTINGTON BEACH, CA 92649-1046 HUNTINGTON BEACH, CA 92648-2288 937-401-24 937-401-25 937-401-26 LIVINGSTON EVA TR E LIVINGSTON REVOC GRYN JONATHAN TRINH TERRY YEN TR PO BOX 832#6 19132 SHORELINE LN #7 24591 PRISCILLA DR HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH, CA 92648-2289 DANA POINT,CA 92629-1029 937-401-27 937-401-28 937-401-29 CRONK RICHARD F TR JOHNSON AARON PAUL GIVENS BARBARA L TR PO BOX 2449 19152 SHORELINE LN#1 19152 SHORELINE LN #2 HUNTINGTON BEACH, CA 92647 HUNTINGTON BEACH, CA 92648-2290 HUNTINGTON BEACH, CA 92648-2290 937-401-30 937-401-31 937-401-32 SODERSTROM KERRY A GODSEY JENNIFER DAWN TR HODOR LAWRENCE 817 ELM ST 3901 SOUTHGATE AVE SW 6229 NAPOLI CT TEHACHAPI, CA 93561-2111 LAKEWOOD, WA 98499-4775 LONG BEACH, CA 90803-4865 937-401-33 937-401-34 937-401-35 DUNN DWIGHTTR DUNN FAMILY TR DALY GEOFFREY J PETERSONJAKE 20382 CAMFIELD LN 19152 SHORELINE LN #7 19152 SHORELINE LN#8 HUNTINGTON BEACH, CA 92646-5105 HUNTINGTON BEACH, CA 92648-2291 HUNTINGTON BEACH, CA 92648-2291 937-401-36 937-401-37 937-401-38 WORAVKA JOHN R TR GREEN MICHAEL L TR DEY LELAND S TR DEY TR 6262 FORESTER DR 4150 GARATTI CT 19882 PROVIDENCE LN HUNTINGTON BEACH, CA 92648-6611 PLEASANTON, CA 94566-4782 HUNTINGTON BEACH, CA 92646-4050 937-401-39 937-401-40 937-401-41 HOLTON KERRI A MORICI NICHOLAS STEPHEN PHAM HANG THI 19172 SHORELINE LN#4 19172 SHORELINE LN #5 9411 LAWTON DR HUNTINGTON BEACH, CA 92648-2294 HUNTINGTON BEACH, CA 92648-2296 HUNTINGTON BEACH, CA 92646-7245 937-401-42 937-401-43 937-401-44 PALMER CHARLES LOWELL FONG SANDRA BURWICK DAVID 19172 SHORELINE LN#7 PO BOX 31 19192 SHORELINE LN #1 HUNTINGTON BEACH, CA 92648-2296 MONTEBELLO, CA 90640 HUNTINGTON BEACH, CA 92648-6201 937-401-45 937-401-46 937-401-47 HARRINGTON DAVID DOUGLAS AMBROSINO JOANN STAYART WILLIAM M 19192 SHORELINE LN #2 19192 SHORELINE LN #3 19192 SHORELINE LN #4 HUNTINGTON BEACH, CA 92648-6201 HUNTINGTON BEACH, CA 92648-6201 HUNTINGTON BEACH, CA 92648-6201 / compatible Avery / � " fjf iq do format 25 mm 67 mm compatible 04ASTAmP.E L VV0 0918/0919® AJanV oane algijedwoo ww Lg x ww 5Z tewiof op a}}anug3 G������� 09 L8/0919®[GanV q;!M algi}edwoo„8/g Z x„G azis Iagel 937-401-48 937-401-49 937-401-50 BATKIN FREDRIC H TR F H BATKIN REVOC SEDIVY RICHARD A VILLANUEVA KATRINA INTERVIVOS TR 19192 SHORELINE LN #6 19192 SHORELINE LN #7 1305 CRESTVIEW AVE HUNTINGTON BEACH, CA 92648-6202 HUNTINGTON BEACH, CA 92648-6202 SEAL BEACH, CA 90740-5719 937-401-51 937-401-52 937-401-53 SLOAN PAUL JONES RYAN D KUO CINDY W 19192 SHORELINE LN #8 19222 SHORELINE LN #1 19222 SHORELINE LN #2 HUNTINGTON BEACH, CA 92648-6202 HUNTINGTON BEACH, CA 92648-6207 HUNTINGTON BEACH, CA 92648-6207 937-401-54 937-401-55 937-401-56 PESCH THOMAS H MCGUIRE ANNE GLAZER STEPHEN 25981 EL BARAT 19222 SHORELINE LN #4 19222 SHORELINE LN #5 LAGUNA NIGUEL, CA 92677-4509 HUNTINGTON BEACH, CA 92648-6207 HUNTINGTON BEACH, CA 92648-6208 937-401-57 937-401-58 937-401-59 SAVALA JOHN RICHARD TR DIRICKSON DAVID JOHN WOMACK JACKSON K 19222 SHORELINE LN #6 19222 SHORELINE LN #7 19222 SHORELINE LN #8 HUNTINGTON BEACH, CA 92648-6208 HUNTINGTON BEACH, CA 92648-6208 HUNTINGTON BEACH, CA 92648-6208 937-401-60 937-401-61 937-402-77 WOODHEAD MICHAEL ROCHOW GARY FELGER SHAREL TR S FELGER REVOC TR 16174 SWEETLEAF ST 7071 SUNLIGHT DR 19142 HOLLY LN A FOUNTAIN VALLEY, CA 92708-1444 HUNTINGTON BEACH, CA 92647-3550 HUNTINGTON BEACH, CA 92648-2221 937-402-78 937-402-79 937-402-80 NICKERSON GERTRUDE W TR YOUNG PEGGY TR YOUNG TR CHEN YING-HAU 14972 CORDOBA PLZ 19142 HOLLY LN C 19142 HOLLY LN D WESTMINSTER, CA 92683-5420 HUNTINGTON BEACH, CA 92648-2221 HUNTINGTON BEACH, CA 92648-2221 937-402-81 937-402-82 937-402-83 BILANOVIC BRANISLAV SANCHEZ BRUCE A MATHIES WAYNE R TR 19152 HOLLY LN A 19152 HOLLY LN B 19152 HOLLY LN C HUNTINGTON BEACH, CA 92648-2224 HUNTINGTON BEACH, CA 92648-2224 HUNTINGTON BEACH, CA 92648-2224 937-402-84 937-402-85 937-402-86 ERNST STEPHEN L GRIFFITH JAMES MICHAEL TR TAYLOR NANCY A 19152 HOLLY LN D 19162 HOLLY LN A 10345 WOODPARK DR HUNTINGTON BEACH, CA 92648-2240 HUNTINGTON BEACH, CA 92648-6218 SANTEE, CA 92071-1740 937-402-87 937-402-88 937-402-89 MOCK BRIAN T HORNEY DUSTIN WHEELER BOYD D 19162 HOLLY LN C 19162 HOLLY LN D 19172 HOLLY LN D HUNTINGTON BEACH, CA 92648-6219 HUNTINGTON BEACH, CA 92648-6219 HUNTINGTON BEACH, CA 92648-6288 937-402-90 937-402-91 937-402-92 KREBS GLENN D KAUFMAN HEIDI FRANCES BOYD D WHEELER TRUST 19172 HOLLY LN C 19172 HOLLY LN B 19172 HOLLY LN D HUNTINGTON BEACH, CA 92648-6288 HUNTINGTON BEACH, CA 92648-6288 HUNTINGTON BEACH, CA 92648-6288 OF i fft � o /xpl O / "STAPcE �ti do 25 mm 67 mm Compatible aevery05160/8160 c)U3 04A V170 0918/0915® luny Dane 91qu0woo ww 19 x ww SZ}ewjof op attanoit3 ������� 09 G2/09 L9®Aaany gtinn algltedwoo<,s/S Z x<<l azis bagel o 937-402-93 937-402-94 937-402-95 SPENGLER CLEMENS TR SANTOS LIANE F TR KAMPMEYER CARL 6562 FEATHER DR 5911 TERRIER DR 19182 HOLLY LN B HUNTINGTON BEACH, CA 92648-2672 HUNTINGTON BEACH, CA 92649-4947 HUNTINGTON BEACH, CA 92648-2223 937-402-96 BAILEY BRENDA EILEEN TR 19182 HOLLY LN A HUNTINGTON BEACH, CA 92648-2223 STAPP.E077 �� label size 1"x 2 5/8"compatible pwith Avery®516y/8160 Eti uette do format 25 mm x 67 mm compatible avec Ave 05160/8160 0.)(D—663' 04A Easy Peel'Address Labels Go to ave ry.com/tem plates AVERY 5160 Bend along line to expose Pop-up Edge Use Avery Template 5160 1 1 2 Da 3 3 HB Chamber of Commerce Orange County Assoc.of Realtors Amigos De Bolsa Chica President Dave Stefanides President 16787 Beach Blvd.#202 25552 La Paz Road PO Box 1563 Huntington Beach,CA 92647 Laguna Hills,CA 92653 Huntington Beach,CA 92647 4 4 5 Sunset Beach Community Assoc. Sunset Beach Local Coastal Program Huntington Beach Tomorrow President Advisory Board—County of Orange President PO Box 215 PO Box 746 PO Box 865 Sunset Beach,CA 90742 Sunset Beach,CA 90742 Huntington Beach,CA 92648 6 6 7 Building Industry Assoc.of South Calif. Building Industry Assoc.of South Calif. SCAG Michael Balsamo,CEO,OC Chapter Adam S.Wood, Director of Govt.Affairs Richard Spicer 24 Executive Park,Suite 100 24 Executive Park,Suite 100 818 West 7th, 12th Floor Irvine,CA 92614 Irvine,CA 92614 Los Angeles,CA 90017 a 8 10 ETI: Corral 100 Jean Kimbrell,Treasurer _� Huntington Harbor POA U I.s1 �1 16899 Algonquin St,Suite C P.O. Box 2298 Huntington Beach,CA 92647 Huntington Beach,CA 92649 11 12 13 Matrix Environmental Rutan&Tucker, LLP Newland House Museum Attn:Shawn Gauer, Senior Planner Jeffrey M.Oderman Pres., H.B.Historical Society 6701 Center Drive West#900 611 Anton Blvd., 14th Floor 19820 Beach Blvd. Los Angeles,CA 90045 Costa Mesa,CA 92626-1950 Huntington Beach,CA 92648 14 15 16 Historic Resources Board Chair Council on Aging Seacliff HOA Kathie Schey 18041 Goldenwest St Jeff Metzel 3612 Rebel Circle Huntington Beach,CA 92648 19391 Shady Harbor Circle Huntington Beach,CA 92649 Huntington Beach,CA 92648 16 16 17 Seacliff HOA Sue Johnson Kirsten Berg John Roe 19671 Quiet Bay Lane 18870 Kithira Circle 19382 Surfdale Lane Huntington Beach,CA 92648 Huntington Beach,CA 92648 Huntington Beach,CA 92648 18 19 19 Pacific Coast Archaeological Society, Inc. O.C.Ping.&Dev.Services Dept. O.C.Planning&Develop. Dept. Attn:Jane Gothold Director Michael Balsamo P.O. Box 10926 P.O. Box 4048 P.O.Box 4048 Costa Mesa,CA 92627 Santa Ana,CA 92702-4048 Santa Ana,CA 92702-4048 20 21 22 City of Costa Mesa City of Fountain Valley City of Newport Beach Planning Director Planning Director Planning Director P.O. Box 1200 10200 Slater Ave. P.O.Box 1768 Costa Mesa, CA 92628-1200 Fountain Valley,CA 92708 Newport Beach,CA 92663-8915 23 24 25 City of Westminster City of Seal Beach California Coastal Commission Planning Director Planning Director Teresa Henry,South Coast Area Office 8200 Westminster Blvd. 211 Eighth St. 200 Oceangate, 10th Floor Westminster,CA 92683 Seal Beach,CA 90740 Long Beach,CA 92802-4302 Pat:avery.com/patents I" Repliez a la hachure afin de reveler le rebord Pop-up' II Go to avery.com/tem plates Easy Peel'Address Labels AVERY 5160 exposeI I Bend along line to •. .• 25 26 470 03 27 California Coastal Commission Department of Transportation, Dist. 12 Local Solid Waste Enf.Agy. South Coast Area Office Scott Shelley,Senior Planner O.C. Health Care Agency Director 301 E.Ocean Blvd.,Suite 300 1750 E 411 Street#100 1241 E.Dyer Road,Suite 120 Long Beach,CA 90802 Santa Ana,CA 92705 Santa Ana,CA 92705 28 29 29 Huntington Beach Post Office Fountain Valley School District Fountain Valley School District New Growth Coordinator Dr.Mark Johnson,Superintendent Rina Lucchese, Executive Assistant 6771 Warner Ave. 10055 Slater Avenue 10055 Slater Avenue Fountain Valley,CA 92708 Huntington Beach,CA 92647 Fountain Valley,CA 92708 30 30 31 FIB City Elementary School District FIB City Elementary School District Ocean View School District Leisa Winston, Ed. D.,Superintendent Cynthia Guerrero, Ed.D Attn:Cindy Pulfer,Admin.Services 8750 Dorsett Dr. 17011 Beach Blvd,Ste 560 17200 Pinehurst Lane Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 31 32 32 Dr.Michael Conroy,Ed.D Westminster School District Westminster School District Deputy Superintnedent,Administrative Services Keith Crafton,Assistant Superintendent Cyndi Paik,Superintendent Ocean View School District 14121 Cedarwood Avenue 14121 Cedarwood Avenue 17200 Pinehurst Lane Westminster,CA 92683 Westminster,CA 92683 Huntington Beach,CA 92647 33 33 34 FIB Union High School District HB Union High School District Cannery Hamilton Properties, LLC Jeff Starr,Assistant Superintendent Dr.Clint Harwick,Superintendent Ascon Landfill Site c/o Tamara Zeier 5832 Bolsa Avenue 5832 Bolsa Avenue One Pointe Drive,Suite 320 Huntington Beach,CA 92649 Huntington Beach,CA 92649 Brea,CA 92821 35 35 36 Golden West College Golden West College OC County Harbors, Beach&Parks Dept. Janet Houlihan,Vice President c/o Coast Colleges P.O.Box 4048 15744 Goldenwest St. 1370 Adams Avenue Santa Ana,CA 92702-4048 Huntington Beach,CA 92647 Costa Mesa,CA 92626 37 38 38 Bella Terra Mall Country View Estates FICA Country View Estates HOA Attn:Pat Rogers-Laude Carrie Thomas Gerald Chapman 7777 Edinger Ave.#300 6642 Trotter Drive 6742 Shire Circle Huntington Beach,CA 92647 Huntington Beach,CA 92648 Huntington Beach,CA 92648 39 39 40 Meadowlark Area Meadowlark Area Hearthside Homes Sally Graham Cheryle Browning 27285 Las Ramblas,Suite 210 5161 Gelding Circle 16771 Roosevelt Lane Mission Viejo,CA 92691 Huntington Beach,CA 92649 Huntington Beach,CA 92649 41 41 42 Bolsa Chica Land Trust Bolsa Chica Land Trust OC Sanitation District 5200 Warner Avenue,#108 Jennifer Thomas,President 10844 Ellis Avenue Huntington Beach,CA 92649 5200 Warner Ave#108 Fountain Valley,CA 92708 Huntington Beach,CA 92649 42 42 42 AES Huntington Beach,LLC Richard Loy John Ely Eric Pendegraft,Plant Manager 9062 Kahului Drive 22102 Rockport Lane 21730 Newland Street Huntington Beach,CA 92646 Huntington Beach,CA 92646 Huntington Beach,CA 92646 Etiquettes • .• •. Pat:avery.corn/patents .. . .• I Go AVERY .0 Ben. . . plates • Addresssy Peel - .. • 11 43 44 .2-0- 106 3 45 HB Coastal Communities Assoc. Downtown Business Association HB Downtown Residents Association David Guido Mr.Steve Daniels 412 Olive Ave#493 143 E. Meats Avenue 200 Main Street#106 Huntington Beach,CA 92648 Orange,CA 92865 Huntington Beach,CA 92648 46 46 46 San Gabriel Band of Mission Indians Juaneno Band of Mission Indians Soboba Band of Luiseno Indians Anthony Morales,Chief Acjachemen Nation Joseph Ontiveros, Cult.Res.Director PO Box 693 31411 La Matanza Street PO Bos 487 San Gabriel,CA 91778 San Juan Capistrano,CA 92675-2625 San Jacinto,CA 92581 46 47 47 Andrew Salas,Chairman AYSO Region 55 AYSO Region 56 Gabrieleno Band of Mission Indians—Kizh Nation Commissioner Mark DiLauro Commissioner Ann McCarthy PO Box 393 PO Box 1852 PO Box 8205 Covina,CA 91723 Huntington Beach,CA 92647 Huntington Beach,CA 92646 47 47 47 Huntington Beach Jr.All American AYSO Region 117 AYSO Region 143 Football Commisioner David Fiduccia Doug Wood Barry Kudlack 9114 Adams Avenue#150 16458 Bolsa Chica PMB#568 18432 Goodwin Lane Huntington Beach,CA 92646 Huntington Beach,CA 92649 Huntington Beach,CA 92647 47 47 47 Huntington Beach Pop Warner Football Gold Coast Extreme North Huntington Beach Futbol Club Hector Martinez Rick Bauer, President President Shereen Walter 7602 Talbert Avenue, Unit 3 20501 Suburbia Lane 1511 Lakeside Lane Huntington Beach,CA 92648 Huntington Beach,CA 92646 Huntington Beach,CA 92648 47 47 47 South Coast Bayern Futbol Club Huntington Beach Youth LaCrosse Oakview Renewal Partnership Marissa Pena Michael Mutrie Jose Rodriguez 22222 Eucalyptus Lane PO Box 5656 PO Box 3476 Lake Forest,CA 92630 Huntington Beach,CA 92615 Huntington Beach,CA 92605 47 47 47 Fountain Valley Pony Baseball Huntington Beach Girls Softball Huntington Valley Little League Al Letua Gerry Steele,President Michael Kircher 14591 Yucca Circle 6172 Shelly Dr. 9767 Cornwall Drive Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92646 47 47 47 Ocean View Little League Robinwood Little League Seaview Little League Stephanie Green,President Kathryn Beutel-Lui Micahel Mailman 18041 Starmont Lane 6551 Rennrick Circle P.O.Box 5305 Huntington Beach,CA 92649 Huntington Beach,CA 92647 Huntington Beach,CA 92615 47 47 South Huntington Beach Girls Fast Pitch West County Family YMCA 48 Softball Rom Erickeson Westminster Village Barry Colburn 2300 Univeristy Dr. Blackpool Road P.O. Box 7332 Newport Beach,CA 92660 Westminster,CA 92683 Huntington Beach,CA 92615 51 49 50 Regional Environmental Officer for Calif Coastkeepers Briggs Law Corporation Western Region Environ Office Garry Brown Attn:Valerie A.Mosqueda US Air Force 3151 Airway Ave.Suite F-110 99 East"C"Street,Suite 11 333 Market Street Suite 625 Costa Mesa,CA 92663 Upland,CA 91786 San Francisco,CA 94105-2196 • d'adresse Easy Peel • avery.ca/gabarits cam/patentsPat:avery .. . . avery.com/tern AVERY .• Bend along line to expose Pop-up Edge I rh Lq T)2T T g 51 51 (g)9'1 51 -ZD—D US Navy Fort Irwin Commanding eneral Sheila Donovan Lt.Col. Paul D.Cramer MCI-West MCB Campen Community Plans&Liaison Coordinator Dir.of Public Works Nat'l Training Cntr ATTN A/CS G-7 1220 Pacific Highway PO Box 105097 PO Box 555010 San Diego,CA 92132-5190 Fort Irwin,CA 92310 Camp Pendleton,CA 92055-5010 51 52 53 Fort Hunter-Liggett Del Mar Estates California Department of Fish and Wildlife Mr.Peter Rubin, Director of Public Works Ms.Ada Hand,President Carla Navarro Woods,OC Reserve Manager Combat Support Training Center 19521 Brookhurst Street 600C Shellmaker Road B790 5th St Huntington Beach,CA 92646-2960 Newport Beach,CA 92660 Parks RFTA Dublin,CA 94568 54 55 56 E.The Boeing Company Southern California Gas Company Third Party Environmental Review Victor E Stewart p y Southern California Edison Company Jennifer Vaughn,Public Affairs Manager 2244 Walnut Grove Ave,GO-1,Quad 2C Enterprise Facilities Manager 12631 Monarch St. Rosemead,CA 91770 2201 Seal Beach Blvd MC 110-SG64 Garden Grove,CA 92841 Seal Beach,CA 90740-1515 57 58 58 Kathleen Belohovek Debra Keefer Marcia Hoist 9101 Five Harbors Dr. 7871 Seabreeze Dr 804 Huntington St Huntington Beach,CA.92646 Huntington Beach,CA.92648 Huntington Beach,CA 92648 59 59 59 Ms.Susan Whittaker Ms.Carol Hansen,Superintendent Mr. Edmond M.Conner Whittaker Planning Services Ocean View School Dist Connor, Fletcher&Hedenkamp 34006 Selva Road#389 17200 Pinehurst Lane 2211 Michelson Drive,Suite 1100 Dana Point,CA 92629 Huntington Beach,CA 92647-5569 Irvine,CA 92612 60 61 61 Paula Leonard SEW—United Service Workers West SEIU—32BJ Pau Hilo Circle Arthur Saenz Alex Hecht 4951 Huntington Beach,Circle 92647 4001 El Cajon Blvd,Ste 211 25 W. 18 Street San Diego,CA 92105 New York, NY 10011 62 Randy Coe,CCIM 63 64 Senior Vice President Cindy Nguyen Michael Cintron Land Advisors Organization 216 Walnut Ave 200 Spectrum Center Drive,Suite 1800 100 Spectrum Drive,Suite 1400 Huntington Beach,CA 92648 Irvine,CA 92618 Irvine,CA 92618 65 Homeless United Huntington Beach Shirley Detloff 6812 Laurelhurst Drive Huntington Beach,CA 92647 Etiquettesd'adresse Easy Peel • •. barits .. . . •. .•