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Consider Appeal by Adam Frankel of Lozeau Drury, LLP of the
2000 Main Street, oAscINGr6 WI; ,i� Huntington Beach,CA > y City of Huntington Beach ,�ECd/ �V�� �r�cEp 6�Fe-7vet/A ,��� �° ��� APPA. V -1 9-0 �` otrNry�P�`N QECOMMI A/J)E7) ke7 7O N Q ''PA€v✓El) b-i(P 72;g&W�c/v File #: 22-880 MEETING DATE: 11/1/2022 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: Hayden Beckman, Senior Planner Subject: Consider Appeal by Adam Frankel of Lozeau Drury, LLP of the Planning Commission's approval of Site Plan Review No. 21-002 (Bella Terra Residential Project) Statement of Issue: Transmitted for your consideration is an appeal of the Planning Commission's approval of Site Plan Review No. 21-002, as submitted by Adam Frankel of Lozeau Drury, LLP. This application is a request to demolish an existing 149,000 sq. ft. Burlington department store and 30,000 sq. ft. of adjacent retail space and construct a new seven-story mixed-use infill project consisting of 300 apartment units, 25,000 sq. ft. of retail and restaurant space, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. The Site Plan Review (SPR) request was processed concurrently with General Plan Amendment No. 21-001, Zoning Text Amendment No. 21-003, and Addendum Environmental Impact Report No. 21- 002 as the suite of entitlements for the proposed project (Attachment No. 4). On September 27, 2022, the Planning Commission approved the SPR request and recommended approval of the associated legislative amendments and environmental document described above to the City Council. The legislative amendments and environmental document are presented to the City Council as a separate public hearing item on the agenda. Financial Impact: Not Applicable. Recommended Action: A) Find that Addendum Environmental Impact Report (EIR) No. 21-002 (Addendum No. 2 to the Village at Bella Terra EIR No. 07-03) adequately analyzes the project proposed under Site Plan Review No. 21-002 pursuant to the provisions of the California Environmental Quality Act (CEQA); and B) Approve Site Plan Review No. 21-002 with findings and conditions of approval (Attachment No. City of Huntington Beach Page 1 of 5 Printed on 10/28/2022 powereelq LegistarT' File #: 22-880 MEETING DATE: 11/1/2022 1). Alternative Action(s): A) Do not make the suggested findings for Site Plan Review No. 21-002, which will result in a mandatory denial pursuant to Section 241.10(C) of the Huntington Beach Zoning and Subdivision Ordinance. B) Continue Site Plan Review No. 21-002, and direct staff accordingly. Analysis: A. PROJECT PROPOSAL: Applicant/ Property Owner: Kristofer Golder, Bella Terra Associates, LLC, 7777 Edinger Avenue, Suite 133, Huntington Beach CA 92647 Location: 7777 Edinger Avenue, 92647 (Northside of Edinger Avenue, south of Center Avenue, and west of Beach Boulevard) The applicant proposes to redevelop an existing 3.35-acre portion of the Bella Terra shopping center with a new seven-story mixed-use infill project consisting of 300 apartment units, ground floor retail and restaurant uses, and an above-ground three-level podium parking garage with 404 spaces. Construction of the project requires a SPR pursuant to the development requirements of the Bella Terra Specific Plan and was referred to the Planning Commission along with the other project requests. For a more comprehensive and detailed analysis of the overall project, which includes the SPR No. 21-002 request, the Planning Commission staff report is attached for reference (Attachment No. 2). B. PLANNING COMMISSION MEETING AND RECOMMENDATION The Planning Commission held a public hearing to consider the proposed project on September 27, 2022. After the staff and applicant presentations, there was one public speaker during the hearing. The speaker identified his disappointment with the loss of Burlington Coat Factory, opined that the proposed project's architectural design was insufficient, and recommended several alternatives. After discussing the height of the project's occupied spaces and architectural features, existing and proposed vehicular and pedestrian circulation, and the project's shared parking program, the Planning Commission voted to recommend approval of the GPA, ZTA, and the Addendum and voted to approve the SPR. The Planning Commission modified the SPR conditions of approval to incorporate an elevated pedestrian bridge connection for residential guest access between the project and the adjacent retail parking structure, and to update the existing Planned Sign Program to reflect updated and enhanced vehicular and pedestrian way-finding signage throughout the project site and greater Specific Plan area. Planning Commission Action on September 27, 2022: A motion was made by Commissioner Scandura and seconded by Commissioner Perkins to City of Huntington Beach Page 2 of 5 Printed on 10/28/2022 poweraby LegistarTM File#: 22-880 MEETING DATE: 11/1/2022 recommend to the City Council approval of General Plan Amendment (GPA) No. 21-001/Zoning Text Amendment (ZTA) No. 21-003/Addendum EIR No. 21-002 (Addendum No. 2 to the Bella Terra Specific Plan EIR No. 07-03) and to approve SPR No. 21-002 with the findings and modified conditions carried by the following vote: AYES: 6 NOES: 1 ABSTAIN: 0 ABSENT: 0 MOTION PASSED C. APPEAL An appeal of the Planning Commission's approval of the subject SPR was filed on Friday, October 7, 2022, within the 10 day appeal period (Attachment No. 5). As such, the SPR request is presented to the City Council for consideration as a de novo public hearing. The letter identifies the legal standard for an Environmental Impact Report (EIR) pursuant to the California Environmental Quality Act (CEQA), and makes two claims, discussed below. • The project's environmental document, Addendum No. 2 to the Village at Bella Terra EIR No. 07-03, is inadequate to analyze the potential environmental impacts of the proposed project. Specifically, "the proposed construction of 300 units - in addition to the existing 468 units that were constructed as part of development of the Revised Village at Bella Terra/Costco (the '2010 Project') - would exceed by 55 units the FPEIR's (Final Program EIR) approved maximum of 713 residential units". Both the 2008 EIR (Village at Bella Terra EIR No. 07-03) and the 2010 Addendum projects were reviewed and certified as adequate by the City Council. While the Village at Bella Terra EIR No. 07-03 did identify 713 residential units as one of two development options for a maximum build-out scenario within the Specific Plan area, this argument fails to take into account that the certified Village at Bella Terra EIR No. 07-03 also envisioned two development options that include a maximum development buildout of commercial uses, including retail and restaurant space, or an optional hotel, which to date has not been and is unlikely to be developed. This is an important distinction, because residential uses and retail and restaurant commercial uses have disparate impacts when considered under the modern standards of impact analysis. Generally speaking, when compared with each other, residential units have a reduced vehicle trips generation rate, which in turn results in reduced greenhouse gas emissions and air quality impacts during the post-construction operation phase of a project. In addition, the project would result in the demolition of a total of approximately 182,000 sq. ft. of existing commercial space, and when analyzed cumulatively, the draft Addendum EIR for the proposed project identifies that the project, including 300 new residential units, would result in impacts that are less than the existing uses on-site. The conclusion of the project's environmental review via Addendum No. 2 is sufficient in that the proposed project would not result in impacts greater than what both the 2008 EIR and 2010 Addendum disclosed and analyzed. City of Huntington Beach Page 3 of 5 Printed on 10/28/2022 powereela"'Legistar", File#: 22-880 MEETING DATE: 11/1/2022 • The Villages at Bella Terra Specific Plan EIR No. 07-03 and subsequent 2010 Addendum documents were not publically available. The appellant states that the City "has not publically released or made available for public inspection the 2008 FPEIR or the 2010 Addendum", and that the Planning Division's website hyperlinks are broken. The documents in question have always been publically accessible via the City's Online Records Library, which is accessible from the City's main webpage. The Planning Division's website hyperlinks cited in the appeal letter are from the 2010 project era, and have since become obsolete. These documents have always been publically available online despite the broken links on an old webpage. The referenced project documents, as with all other City environmental documents, have since been moved from the Planning site to the more centralized Online Records Library. Although there is no current CEQA or Huntington Beach Zoning and Subdivision Ordinance requirement or obligation to provide documents online, staff has begun the process to remove the outdated Planning Division website to eliminate any future confusion. Additionally, any interested party that experiences difficulty in accessing public information can and should contact City staff via our public zoning counter, emailing the Permit Center, or calling the main number for assistance. As project manager, Senior Planner Hayden Beckman was never contacted by the appellant or any other individual or organization requesting assistance in viewing or obtaining copies of the project-related environmental documents. Environmental Status: The City of Huntington Beach is the Lead Agency, responsible for deciding whether to approve the proposed project to redevelop a section of the Bella Terra Specific Plan area, in consideration of the potential environmental effects that could result from project implementation. The subject site, the Bella Terra Specific Plan, has been developed to date pursuant to the analysis and findings of EIR No. 07-003, adopted by the City Council in 2008, as well as the 2010 projects (Costco and The Residences at Bella Terra), analyzed by a 2010 Addendum to EIR No. 07-003. The City's review of the proposed project is limited to examining the environmental effects associated with differences between the proposed project and the approved project as reviewed in The Village at Bella Terra EIR No. 07-003, and the 2010 Addendum to EIR No. 07-003. Pursuant to the State CEQA Guidelines, the City has prepared an Addendum to EIR No. 07-003 to provide decision makers with a factual basis for evaluating the specific environmental impacts associated with the proposed project, and to determine whether there are changes in circumstances or new information of substantial importance that would require preparation of a subsequent or supplemental EIR. The Village at Bella Terra EIR No. 07-003 and Addendum to EIR No. 07-003 (2010 Addendum) remain valid and are the certified/approved CEQA documents for future planning actions associated with implementation of the Bella Terra Specific Plan. As such, a 2022 Addendum to EIR No. 07-003 has been prepared and will be used to determine whether the proposed project falls within the scope analyzed in EIR 07-003 and the 2010 EIR Addendum. Based on review of the facts presented in the 2022 Addendum to EIR 07-003, staff recommends that an Addendum is the appropriate documentation to comply with CEQA. City of Huntington Beach Page 4 of 5 Printed on 10/28/2022 powereet4 LegistarTM File#: 22-880 MEETING DATE: 11/1/2022 Strategic Plan Goal: Economic Development & Housing Attachment(s): 1. Suggested Findings and Conditions of Approval 2. Site Plan, Floor Plans, and Elevations 3. Planning Commission Staff Report, September 27, 2022 4. Request for Council Action - GPA No. 21-001, ZTA No. 21-003, Addendum EIR No. 21-002 5. Appeal Letter Received and Dated October 7, 2022 6. Appeal of the Planning Commission's Approval of Site Plan Review Presentation City of Huntington Beach Page 5 of 5 Printed on 10/28/2022 powerEfil*LegistarTM P A A-vrl oI.( A A4 No'IEm ., 1,2.02- Recommended Action: A) Approve Addendum Environmental Impact Report (EIR) No. 21-002 (Addendum No. 2 to the Village at Bella Terra Specific Plan Environmental Impact Report No. 07-03; Attachment No. 8) as adequate and complete in accordance with California Environmental Quality Act (CEQA) requirements by approving City Council Resolution No. 2022-57, "A Resolution of the City Council of the City of Huntington Beach Adopting Addendum No. 2 to the Village at Bella Terra Specific Plan Environmental Impact Report No. 07-03 for the Bella Terra Residential Project" (Attachment No. 2); and, B) Approve General Plan Amendment No. 21-001 and City Council Resolution No. 2022-58, "A Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 21-001" (Attachment No. 3); and, C) Approve Zoning Text Amendment No. 21-003 with findings (Attachment No. 1) and City Council Ordinance No. 4267, "An Ordinance of the City of Huntington Beach Amending the Bella Terra Specific Plan to Revise the Zoning Boundaries and Development Standards of the Real Property Located at 7777 Edinger Avenue (Zoning Text Amendment No. 21-003)" (Attachment No. 4). Supplemental Communication (7) Speakers - 3 Approved as amended to have appeals go to City Council 6-1 (Peterson- No) 22. 22-880 Considered Appeal by Adam Frankel of Lozeau Drury, LLP of the Planning Commission's approval of Site Plan Review No. 21-002 (Bella Terra Residential Project) Recommended Action: A) Find that Addendum Environmental Impact Report (EIR) No. 21-002 (Addendum No. 2 to the Village at Bella Terra EIR No. 07-03) adequately analyzes the project proposed under Site Plan Review No. 21-002 pursuant to the provisions of the California Environmental Quality Act (CEQA); and, B) Approve Site Plan Review No. 21-002 with findings and conditions of approval (Attachment No. 1). Supplemental Communication (7) Speakers- 2 Recommended Action A -Approved 7-0 Recommended Action B -Approved 6-1 (Peterson- No) 23. 22-846 Approval of the Mobile Home Tenant Based Rental Assistance Program Guidelines; Amendment No. 1 to the City's Homeowner Rehabilitation Loans and Grants Program Policies and Procedures; Amendment No. 1 (Substantial) to the 2022-2023 Annual Action Plan - ATTACHMENT NO. 1 FINDINGS AND CONDITIONS OF APPROVAL SITE PLAN REVIEW NO. 21-002 FINDINGS FOR APPROVAL—SITE PLAN REVIEW NO. 21-002: 1. Site Plan Review No. 21-002 for the demolition of an existing 149,000 sq. ft. Burlington department store and 30,000 sq.ft. of adjacent retail space, and the construction of a new seven- story mixed-use infill project consisting of 300 apartment units, 25,000 sq.ft. of ground floor retail and restaurant uses, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The proposed mixed use project incorporates architectural and design principles to help ensure maximum compatibility of design within the existing Bella Terra Specific Plan area, promotes pedestrian-friendly entries and uses, and promotes the use of high quality exterior building materials and finishes. Structures on the project site would vary in heights, massing, and articulation to provide variation in rooflines and sufficient open space areas for future residents that reduce overall building massing. Development standards and design guidelines in the Specific Plan ensure that form, height, and development convey an overall high level of quality. Landscaping and hardscape patterns will be compatible with the adjacent Residences at Bella Terra and existing shops and restaurants and the project preserves and enhances the pedestrian circulation and pedestrian-oriented streetscapes throughout the Plan area. 2. The Site Plan Review will not adversely affect the Circulation Plan in that the project will result in a net reduction of vehicle trips generated and parking demand, enabling modern improvements to the existing site that will provide new pedestrian and vehicle paths allowing an additional ingress and egress to the existing retail parking garage and residential parking garage that reduce congestion with adjacent land uses. The proposed circulation pattern effectively moves passenger vehicles and delivery trucks around and through the site, adequate parking for the proposed development will be included, and a high level of quality architecture and site design is proposed with the mixed use project the incorporates improved access and circulation for residents, their visitors, and commercial visitors. Further, a new dedicated southbound travel lane will be provided that provides a new pass through lane adjacent to the project site that will alleviate existing congestion associated with the Costco fueling station. 3. The proposed project will comply with the provisions of the Area B development standards contained within the Bella Terra Specific Plan and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. The proposed project meets code requirements in terms of building height, setbacks, landscaping, common and private open space and parking. 4. The applicant is proposing to amend the General Plan land use designations in both Areas A and B of the existing Bella Terra Specific Plan to account for the necessary changes that would implement the proposed project. Site Plan Review No. 21-002 for the construction of the proposed project, which consists of the demolition of an existing 149,000 sq. ft. Burlington department store and 30,000 sq. ft. of adjacent retail space, and the construction of a new seven-story mixed-use infill project consisting of 300 apartment units, ground floor retail and Attachment 1.0 615 restaurant uses, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements will be consistent with the proposed General Plan Land Use designation of M-sp (Mixed Use — Specific Plan Overlay, Mixed Use 1.75 FAR (Mixed Use -0.9(Commercial)/Maximum 45 dwelling units per acre) and would be consistent with the following goals and policies of the General Plan: The applicant is proposing to amend the General Plan land use designations in both Areas A and B of the existing Bella Terra Specific Plan to account for the necessary changes that would implement the proposed project. The project would redevelop a section of the Bella Terra shopping center by demolishing an existing 149,000 sq. ft. Burlington department store and 33,300 sq. ft. of adjacent retail space, and construct a new seven-story mixed-use infill project consisting of 300 apartment units, ground floor retail and restaurant uses, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements on a 3.35 acre portion of the existing Bella Terra Specific Plan area. Development of the project would be consistent with the following goals and policies of 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 character to complement adjoining 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 Zoning Text Amendment (ZTA) to implement the land use designations proposed as part of General Plan Amendment No. 21-001, to facilitate the demolition of approximately 182,300 total sq. ft. of existing retail space and construction of a new mixed use project including 300 residential dwelling units, ground floor retail and restaurant space, and an above-ground podium residential parking garage that would support the City's General Plan goals and policies that promote infill residential and commercial development. The project will update the Specific Plan's architectural vision and provide modern Mediterranean and Spanish architectural style motifs within the coastal vernacular that exemplifies the City's built environment lifestyle. The project exhibits a modern coastal architectural style that are consistent with the proportion, scale, and character of the Bella Terra Specific Plan area 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 applicable to the existing commercial and residential communities within Attachment 1.1 616 the Bella Terra Specific Plan. The project will also provide an improved pedestrian vehicular and circulation that connects the project site with the surrounding commercial and residential areas that will meet the needs of future and existing residents and commercial visitors. B. Housing Element 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. Policy 2.2 - Facilitate the efficient use of land by allowing and encouraging commercial and residential uses on the same property in both horizontal and vertical mixed-use configurations. 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 4.2 Provide flexibility in development standards to accommodate new models and approaches to providing housing, such as transit-oriented development, mixed use and live/work housing. The proposed project would redevelop an underutilized portion of the Bella Terra Specific Plan area through an infill development located in the center of an existing mixed use site that incorporates a blend of commercial and residential uses in a vertical configuration. The subject site is located near a high concentration of commercial and semi-public land uses and a regional transportation hub that promote walkability within and without the City.The project provides efficient pedestrian access through and around the project site and greater Bella Terra Specific Plan area that meets the needs of the existing and future residential community as well as commercial visitors. The project will also comply with the Specific Plan's affordable housing requirement to provide 15 percent of the proposed dwelling units as affordable units because the applicant is providing 27 units for families or households of moderate income and 18 units for families or households of very-low income. Therefore, approval of the project will accommodate additional housing, including affordable housing, and add to the City's overall housing stock. CONDITIONS OF APPROVAL—SITE PLAN REVIEW NO. 21-002: 1. The site plan, floor plans, elevations, landscaping plan, circulation plans, received and dated December 21, 2021 with the following modifications: a. Incorporate an elevated pedestrian bridge connection for residential guest access only located between the third level of the existing retail parking garage and the first level of residential units along the project's north boundary. 2. The Bella Terra Planned Sign Program (PSP No. 04-03 R2) shall be updated to incorporate the following: Attachment 1.2 617 a. New vehicular directional signs along the extended Bella Terra Drive and crescent roadway notifying drivers of access to the retail parking garage. b. New pedestrian wayfinding signs notifying visitors how to access the podium parking area, and access to and from the existing retail parking garage, in conjunction with Condition 2.a above. 3. The parking demand analysis received and dated August 22, 2022 shall be the conceptually approved design. 4. The legislative draft Bella Terra Specific Plan as amended under ZTA No. 21-003 be the conceptually approved language and updates, with the following modifications: a. The Site Planning Policies of Section 3.4.2.1 shall be expanded to identify specific future pedestrian circulation improvements between the project site (Area B.2), and the existing commercial spaces of Area A. b. Amend Sections 2.3 Site Plan Review and 2.4 Parcel Maps to read that"The action by the Director of Community Development shall be final unless appealed to theCouncil Planning Commission by the applicant submitting a Site Plan Review or a City Council member, within ten calendar days of action of written notification by the Director of Community Development." (Planning Commission) 5. Any installation of electric vehicle charging stations and associated battery vaults or similar infrastructure shall not result in the loss of existing parking spaces allocated in the shared parking program. A revised parking demand analysis shall be required for any loss of parking spaces and prior to the approval of permits for the installation of electric vehicle charging stations and infrastructure, shall be subject to the review and approval of the Director of Community Development. 6. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval, mitigation measures identified in Addendum No. 2 to the Villages at Bella Terra EIR, and Code Requirements shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. b. Submit three (3) copies of the site plan and the processing fee to the Community Development Department for addressing purposes after street name approval by the Fire Department. c. Submit a copy of the revised plans to the Community Development Department pursuant to Condition 1 for review, approval, and inclusion in the entitlement file. 7. Prior to the commencement of any project-related ground-disturbing activities including demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, or trenching the following shall be completed: Attachment 1.3 618 a. The project applicant shall retain Native American monitor(s) from or approved by the Gabrieleno Band of Mission Indians— Kizh Nation and/or Juaneno Band of Mission Indians, Acjachemen Nation— Belardes. b. A copy of an executed monitoring agreement shall be submitted to the City of Huntington Beach prior to the issuance of any permit necessary to commence a ground-disturbing activity. c. All project—related monitoring and documentation activities shall occur in compliance with processes outlined in recommended in the Gabrieleno Band of Mission Indians — Kizh Nation consultation letter received and dated April 22, 2022. 5. Prior to issuance of Building Permits, an Affordable Housing Agreement in accordance with the Affordable Housing Program shall be submitted to the Community Development for review and approval by the City Attorney, and accepted by the City Council. Said agreement shall be recorded with the Orange County Recorder's Office prior to issuance of the first building permit for the tract. The Agreement shall comply with HBZSO Section 230.14 and include, but not be limited to, the following items: a. The duration of the affordability and the number of the affordable units; b. The method in which the developer and the City are to monitor the affordability of the subject affordable units and the eligibility of the tenants or owners of those units over the period of the agreement; c. The method in which vacancies will be marketed and filled; d. A description of the location and unit type (bedrooms,floor area, etc.) of the affordable units within the project. Affordable units shall be located throughout the project and shall include a mixture of unit types in the same ratio as provided throughout the project; and e. Standards for maximum qualifying household incomes and standards for maximum rents or sales prices. 6. Prior to issuance of building permits, the following shall be completed: a. Block wall/fencing plans (including a site plan, section drawings, and elevations depicting the height and material of all retaining walls, walls, and fences) consistent with the grading plan shall be submitted to and approved by the Community Development Department. Double walls shall be avoided to the greatest extent feasible. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls located on the subject property. The plans shall identify materials, seep holes and drainage. b. Contact the United States Postal Service for approval of mailbox location(s). c. An interim parking and building materials storage plan shall be submitted to the Community Development Department to assure adequate parking and restroom facilities are available for employees, customers, and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. Attachment 1.4 619 d. The applicant shall obtain any necessary permits from the South Coast Air Quality Management District and submit a copy to Community Development Department (AQMD Rule 1403). 7. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. Construction equipment shall be maintained in peak operating condition to reduce emissions. b. Use low sulfur(0.5%)fuel by weight for construction equipment. c. Truck idling shall be prohibited for periods longer than 10 minutes. d. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. e. Discontinue operation during second stage smog alerts. f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/grading activity. g. All Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday- Saturday 7:00 AM to 7:00 PM. Such activities are prohibited Sundays and Federal holidays (HBMC 8.40.090). 8. The structure cannot be occupied, the final building permit cannot be approved, and utilities cannot be released for the first residential unit until the following have been completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Community Development Department (AQMD Rule 1403). b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. c. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. d. All Development Impact Fees shall be paid to the Community Development Department (City of Huntington Beach Community Development Department Fee Schedule). (HBZSO Section 254.16). 9. Comply with all mitigation measures adopted for the project in conjunction with the Addendum EIR No. 21-002 (Addendum No. 2 to the certified Final Environmental Impact Report for the Bella Terra Specific Plan). 10. Signage shall be reviewed under separate permits and applicable processing (SP13 Section 3.4.8). Attachment 1.5 620 11. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. 12. Site Plan Review No. 21-002 shall not become effective until General Plan Amendment No. 20-003 and Zoning Text Amendment No. 20-003 are approved by City Council and in effect. 13. The development services departments (Community Development Department, Fire Department, and Public Works) shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Community Development may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the provisions of HBZSO Section 241.18. INDEMNIFICATION AND HOLD HARMLESS CONDITION: The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project. 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ZTA: To amend the existing Bella Terra Specific Plan (SP 13) in the following ways: A) Divide Area B into Subareas B.1 and B.2; B) Revise development standards for Subarea B.2 (subject project site); C) Update the parking allocations, pedestrian circulation plan, conceptual circulation plan and landscape concept; D) Text and Figure revisions to reduce the size of Area A (from 52.35 acres to 45.03 acres) and increase the size of Area B (from 10.4 to 17.72 acres) E) Extend Site Plan Review effectiveness from 1 year to 5 years; and F) clarify applicable affordable housing requirements for the project to be consistent with the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) SPR: To demolish an existing 149,000 sq. ft. Burlington department store and 30,000 sq. ft. of adjacent retail space and construct a new seven-story mixed-use infill project consisting of 300 apartment units, 25,000 sq. ft. of retail and restaurant space, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. AEIR: Preparation of Addendum No. 2 to the Village at Bella Terra EIR No. 07-003 to analyze the potential environmental impacts of the proposed project. City of Huntington Beach Page 1 of 21 Printed on 9/22/2022 power Legistar'" File #: 22-747 MEETING DATE: 9/27/2022 LOCATION: 7777 Edinger Avenue, 92647 (Northside of Edinger Avenue, south of Center Avenue, and west of Beach Boulevard) APPLICANT/ PROPERTY OWNER: Kristofer Golder, Bella Terra Associates LLC, 7777 Edinger Avenue, Suite 133, Huntington Beach CA 92647 PROJECT PROPOSAL: The applicant, Bella Terra Associates, LLC (BTA) is proposing to redevelop a section of the Bella Terra shopping center by demolishing an existing 149,000 sq. ft. Burlington department store and 33,300 sq. ft. of adjacent retail space, and construct a new seven-story mixed-use infill project consisting of 300 apartment units, ground floor retail and restaurant uses, an above-ground three- level podium parking garage with 404 spaces, and associated hardscape and landscape improvements on a 3.35 acre portion of the existing Bella Terra Specific Plan area. In order to implement the project, the applicant requests the following entitlements: • General Plan Amendment: Revise the General Plan Land Use Map by amending the existing planning area boundaries (Area A and Area B) of the Bella Terra Specific Plan, and change the current General Plan Land Use designations in both Area A and Area B. • Zoning Text Amendment: Amend the existing Bella Terra Specific Plan (SP 13) to divide Area B into Subareas B.1 and B.2, revise development standards for Subarea B.2 (subject project site), and text and figure revisions as identified in the legislative draft (Attachment No. 8). • Site Plan Review: To demolish an existing 149,000 sq. ft. Burlington department store and 30,000 sq. ft. of adjacent retail space and construct a seven-story mixed-use infill project. • Addendum EIR: Preparation of Addendum No. 2 to the Village at Bella Terra EIR No. 07-003 to analyze the potential environmental impacts of the proposed project. Background: A summary of the project site's development history is included in the Study Session staff report, which is included in this report as Attachment No. 9. Study Session: The Planning Commission held a Study Session on September 13, 2022 where staff provided an overview of the project applications, and the applicant presented their vision, and outlined the City of Huntington Beach Page 2 of 21 Printed on 9/22/2022 power 9lj LegistarT" File #: 22-747 MEETING DATE: 9/27/2022 function and architectural design of the proposed project. Discussion of the proposed project included vehicular and pedestrian circulation, the existing and proposed parking structures, and future resident amenities. The Commission also identified several edits in the legislative draft of the Bella Terra Specific Plan, to which staff advised that the public hearing staff report would be inclusive of the most recently updated legislative draft of the Specific Plan (Attachment No. 8). Commissioners also expressed a desire to review the two presentations which were subsequently submitted to all Commissioners the following day. RECOMMENDATION: That the Planning Commission take the following actions: A) Recommend approval of Addendum Environmental Impact Report No. 21-002 (Addendum No. 2 to the Bella Terra Specific Plan Environmental Impact Report No. 07-003; Attachment No. 7) as adequate and complete in accordance with CEQA requirements by approving draft City Council Resolution No. 22-XX and forward to the City Council for adoption (Attachment No. 2); B) Recommend approval of General Plan Amendment No. 21-001 and forward draft City Council Resolution No. 22-XX to the City Council for consideration (Attachment No. 3); C) Recommend approval of Zoning Text Amendment No. 21-003 and forward draft City Council Ordinance No. XXXX to the City Council for consideration (Attachment No. 4); and D) Approve Site Plan Review No. 21-002 with findings and suggested conditions of approval (Attachment No. 1). ALTERNATIVE ACTION(S): A) Deny Addendum Environmental Impact Report No. 21-002, General Plan Amendment No. 21- 001, Zoning Text Amendment No. 21-003, and Site Plan Review No. 21-002 with findings for denial; B) Continue Addendum Environmental Impact Report No. 21-002, General Plan Amendment No. 21-001, Zoning Text Amendment No. 21-003, and Site Plan Review No. 21-002 and direct staff accordingly. ISSUES AND ANALYSIS: Subject Property and Surrounding General Plan Designations, Zoning and Land Uses: LOCATION GENERAL PLAN ZONING LAND USE 7 City of Huntington Beach Page 3 of 21 Printed on 9/22/2022 powereeeg LegistarTTM File #: 22-747 MEETING DATE: 9/27/2022 Subject Property: (Area A): CR-F2-sp-mu SP13 (Bella Terra Existing commercial (F9) (Commercial Specific Plan), Areas retail and Residences Regional - 0.5 FAR - A and B at Bella Terra Specific Plan Overlay - Mixed Use 1.5 FAR (MU-0.5 (Commercial)/Maximum 25 du/acre); (Area B): CR-F2-sp-mu(F14) (Commercial Regional - 0.5 FAR - Specific Plan Overlay - Mixed Use 1.75 FAR (MU-0.7 (Commercial)/Maximum 45 du/acre) North of Subject M-sp (Maximum 35 SP1 (North Huntington Existing commercial Property: du/ac) Specific Plan) and SP14 and mixed use (Old (Beach Edinger Corridors World) Specific Plan) East of Subject ROW(Right of Way) ROW Beach Boulevard and Property: 405 Freeway on/off ramps South of Subject M-sp (Mixed Use - SP14 Existing commercial Property: Specific Plan Overlay) and religious assembly West of Subject M-sp SP14 Existing Boardwalk Property: and Avalon Mixed Use projects General Plan Amendment The subject General Plan Amendment request includes the following: A. Revise the General Plan Land Use Map by amending the existing planning area boundaries of the Bella Terra Specific Plan to include the proposed development site being moved into Area B; B. Change the current General Plan Land Use designations of Areas A and.B: 1. Area A Existing: CR-F2-sp-mu (F9): Commercial Regional - 0.5 FAR - Specific Plan Overlay - Mixed Use 1.5 FAR (MU-0.5 (Commercial)/Maximum 25 du/acre) Area A Proposed: CG-sp: Commercial General - Specific Plan Overlay - Maximum 1.5 FAR; and City of Huntington Beach Page 4 of 21 Printed on 9/22/2022 power Leg'star TM File #: 22-747 MEETING DATE: 9/27/2022 2. Area B Existing: CR-F2-sp-mu (F14): Commercial Regional - 0.5 FAR - Specific Plan Overlay - Mixed Use 1.75 FAR (MU-0.7 (Commercial)/Maximum 45 du/acre) Area B Proposed: M-sp: Mixed Use - Specific Plan Overlay - Mixed Use 1.75 FAR (MU-0.9(Commercial)/Maximum 45 du/acre). The primary revision requested as the subject GPA will be an update of the current land use designations of Areas A and B of the Bella Terra Specific Plan. The current designation of Commercial Regional is no longer an applicable land use designation, having been removed when the Land Use Element of the General Plan was updated in 2017. The change from Commercial Regional to Mixed Use appropriately updates the designation and provides for revised development standards for a Mixed Use district in the Bella Terra Specific Plan. The Commercial Regional designation allows for residential uses at a 45 dwelling unit per acre density in both Areas A and B; however, the project includes a ZTA to revise the distribution of residential development potential from Area A to Area B, which would be consistent with the overall planned residential development capacity that was envisioned for the Specific Plan area. The request for a General Plan Amendment will also update the current General Plan land use designations to reflect the current General Plan Land Use Map. In addition, the GPA request will modify the existing Area boundaries and move the project site into planning Area B of the Specific Plan to identify Area B as two portions, with Area B.2 being the proposed project site. Existing Boundaries City of Huntington Beach Page 5 of 21 Printed on 9/22/2022 power LegistarTM File #: 22-747 MEETING DATE: 9/27/2022 I A S R Alf t B .,..... r « 9 !! r rrrrr.w' a Terra AreaAi9 Proposed Boundaries 1 A j \ #N � Soft Tom Ana A&I Table 1.A: Existing and Proposed Area Sizes City of Huntington Beach Page 6 of 21 Printed on 9/22/2022 poweree94 LegistarTM File #: 22-747 MEETING DATE: 9/27/2022 Area Existing Acreage Proposed Acreage Area A 52.35 45.03 Area B 10.40 17.72 Total 62.75 62.75 General Plan Conformance: The applicant is proposing to amend the General Plan land use designations in both Areas A and B of the existing Bella Terra Specific Plan to account for the necessary changes that would implement the proposed project. Development of the project would be consistent with the following goals and policies of 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 character to complement adjoining 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 Zoning Text Amendment (ZTA) to implement the land use designations proposed as part of General Plan Amendment No. 21-001, to facilitate the demolition of approximately 182,300 total sq. ft. of existing retail space and construction of a new mixed use project including 300 residential dwelling units, ground floor retail and restaurant space, and an above-ground podium residential parking garage that would support the City's General Plan goals and policies that promote infill residential and commercial development. The project will update the Specific Plan's architectural vision and provide modern Mediterranean and Spanish architectural style motifs within the coastal vernacular that exemplifies the City's built environment/lifestyle. The project exhibits a modern coastal architectural style that is consistent with the proportion, scale, and character of the Bella Terra Specific Plan area 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 applicable to the existing commercial and residential communities within the Bella Terra Specific Plan. The project will also provide an improved pedestrian vehicular and circulation that City of Huntington Beach Page 7 of 21 Printed on 9/22/2022 powers89fiy LegistarM File#: 22-747 MEETING DATE: 9/27/2022 connects the project site with the surrounding commercial and residential areas that will meet the needs of future and existing residents and commercial visitors. B. Housing Element 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. Policy 2.2 - Facilitate the efficient use of land by allowing and encouraging commercial and residential uses on the same property in both horizontal and vertical mixed-use configurations. 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 4.2 Provide flexibility in development standards to accommodate new models and approaches to providing housing, such as transit-oriented development, mixed use and live/work housing. The project would redevelop an existing commercial portion of the Bella Terra Specific Plan area with an infill development located in the center of an existing mixed use site that incorporates a blend of commercial and residential uses in a vertical configuration. The subject site is located near a high concentration of commercial and semi-public land uses and a regional transportation hub that promote walkability both in and around the City. The project provides efficient pedestrian access through and around the project site and remainder of the Bella Terra Specific Plan area that meets the needs of the existing and future residential community as well as commercial visitors. The project will also comply with the Specific Plan's affordable housing requirement to provide 15 percent of the proposed dwelling units as affordable units because the applicant is providing 27 units for families or households of moderate income and 18 units for families or households of very-low income. Therefore, approval of the project will accommodate additional housing, including affordable housing, and add to the City's overall housing stock. Zoning Compliance: Zoning Text Amendment: The revisions requested as the subject ZTA are modifications to the Bella Terra Specific Plan (SP13), which would include text and figure revisions to distinguish the existing Residences at Bella Terra mixed use project from the proposed residential component of the proposed project, and the establishment of development standards that reflect the scope of the proposed development. A legislative draft of the proposed changes to the Specific Plan is included as Attachment No. 8. Table 1.6 below reflects the proposed modifications to the Specific Plan Areas and allocation of City of Huntington Beach Page 8 of 21 Printed on 9/22/2022 poweree9)7y LegistarTM File #: 22-747 MEETING DATE: 9/27/2022 residential and commercial development. Table 1.B: Development Allocations (Areas A and B) Area Current Proposed Current Proposed Current Proposed Acreage Acreage Commercial Commercial Residential Residential (sf) (sf) Units (du) Units(du) Area A 52.35 45.03 837,922 640,141 N/A 0 Area B 10.40 17.72 29,500 69,949 467 767 Total 62.75 62.75 867,422 710,090 467 767 Net 0 -157,332 sf +300 du Change du=dwelling unit sf=square feet Table 1.0 below identifies the revised development program for Area B as a result of the implementation of the proposed project. Table 1.0 Proposed Area B Revised Development Program Area Site Residential Residential Residential Residential Commercial Commercial Area Units (sf) (FAR) (du/ac) (sf) FAR (acres) Subarea B.1 10.40 467 424,130 0.94 45 29,500 0.07 (Residences (existing) at Bella Terra) Subarea B.2 7.32 300 352,461 1.11 41 25,000 (new); 0.13 (includes 15,449 proposed (existing) development site) Total New 17.72 767 776,591 1.01 43 69,949 0.09 Area B Source:Bella Terra Specific Plan(City of Huntington Beach 2010).du/ac=dwelling units per acre FAR=floor area ratio sf=square feet In the existing condition, Areas A and B each contain their own land uses and development standards. Upon project implementation, and consistent with the General Plan Amendment request, the existing boundary lines of these Areas would be adjusted as identified in the Specific Plan. The proposed project would reduce the size of Area A by 7.315 acres (to 45.03 acres), and increase the size of Area B by that same amount (to 17.72 acres). The uses and development standards in Area A would remain unchanged. Further, Area B would be amended by increasing total acreage to 17.72 acres, and would be divided into Areas B.1 and B.2. Area B.1, consisting of 10.4 acres, comprises the existing 467-unit "Residences at Bella Terra" mixed use project and includes 29,500 square feet of existing commercial retail development. The uses and development standards applicable to Area B.1 would remain unchanged. Area B.2, consisting of 7.315 acres, is the proposed project site, and overall density would remain unchanged at 45 dwelling units per acre. Finally, the ZTA will also establish the development standards applicable to the proposed project, as City of Huntington Beach Page 9 of 21 Printed on 9/22/2022 power Leg istar•M File #: 22-747 MEETING DATE: 9/27/2022 part of Area B.2. Table 1.D below identifies only those development standards of the current Area B (currently developed as the Residences at Bella Terra project) with those development standards that differ, and will be applicable to the proposed project in Area B.2. All remaining development standards between Areas B.1 and B.2 will remain unchanged. Table 1.D Area B Proposed Development Standards Development Standards Area B.1 Proposed Development Area B.2 Maximum Residential Density 45 du/ac 41 du/ac Commercial FAR 0.07 FAR 0.13 FAR Maximum Number of Stories 4 stories along Edinger Avenue,6 7 stories stories with min. 65 ft.setback from Edinger Avenue Maximum Lot Coverage 50% 36% Minimum Setbacks:Street Side Min.0 feet-Max. 25 ft.setback if Proposed Project does not front (Edinger Ave. and Center Ave.) fully landscaped;a greater a street side (Edinger Ave. and setback is allowed if angled Center Ave.) Project is 388'from parking is provided along Edinger Edinger Ave. and 234'-9"from Avenue Center Ave.. Minimum Landscaping 8%of total site; 10%of common 13%of total site; 54%of area. common area. Minimum Drive Aisle Width 26 feet for 90 degree stalls Per Section 4.4.13 Parking Structures. 25 feet for 90 degree stalls. The proposed changes to the Specific Plan will allow an existing commercial site to be redeveloped into an infill mixed use 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 a mixed use residential and commercial project is a more appropriate land use for the site than the existing commercial space, which includes ground floor retail spaces and a big box retail department store that operates at a reduced occupancy in a rapidly changing economic environment. The project site is adjacent to an existing mixed use project (Residences at Bella Terra) as well as existing commercial retail and restaurant uses on all sides, and development of an infill mixed use project on the subject site would result in reduced traffic impacts to existing residential and commercial uses in comparison with the existing commercial space. Furthermore, additional residential units and commercial space will support the long-term economic vitality of the Bella Terra shopping center and generate sales tax revenues. Therefore, adoption of the ZTA will implement the land use designation proposed with General Plan Amendment No. 21-001 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 region. Site Plan Review: All new projects within the Bella Terra Specific Plan area are implemented through a Site Plan City of Huntington Beach Page 10 of 21 Printed on 9/22/2022 poweree94 LegistarTM File #: 22-747 MEETING DATE: 9/27/2022 Review process, with the exception of interior tenant improvements, general maintenance and repair, or other minor construction activities that do not result in the intensification of use. The applicant has filed Site Plan Review No. 21-002 for the construction of the proposed project, which consists of the demolition of an existing 149,000 sq. ft. Burlington department store and 30,000 sq. ft. of adjacent retail space, and the construction of a new seven-story mixed-use infill project consisting of 300 apartment units, ground floor retail and restaurant uses, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. Approximately 352,000 sq. ft. would be developed with residential uses, and approximately 25,000 sq. ft. would be developed with commercial uses, including approximately 15,000 sq. ft. of existing retail that would remain in place. The residential portion consists of 300 residential dwelling units, comprised of a mix of studio apartment units, 1, 2, and 2 bedroom + den residential dwelling units, and 15,000 sq. ft. of common area for residential amenities and a leasing area. Height Under the current Specific Plan development standards, the maximum building height for development in Area B is 75 feet, and a maximum of 6 stories. The project site is located over the footprint of existing commercial spaces, including the Burlington Coat Factory retail building that currently measures 62 ft. high at its roofline. The proposed mixed use project replacing the commercial space including the Burlington building is proposed at a maximum overall building height of 75 feet, in compliance with the existing development standards for Area B. The Zoning Text Amendment request would permit new development to occur in Area B.2 to be designed as 7 stories, in lieu of maximum 6 stories, to permit expanded access paths and enclosed equipment storage and screening areas, as well as a resident amenity sky deck lounge which represents the only resident accessible space above the sixth floor. All occupied square footage of the project is provided in structural space that meets the maximum 75 ft. height requirement. Also under existing requirements, an additional 15 feet of overall height is permitted for parapet walls, stairways, elevators, and mechanical equipment to provide architectural screening of access ways and equipment, and enhancement of the building elevations by incorporating these elements into the colors and materials of the overall project. Rooftop (above the 7th floor) access is provided by three separate enclosed stairways and four elevators that would measure 85 feet in height, providing maintenance access from the commercial and residential floors below. A total of three peaked roof architectural features are proposed; two along the west elevation, and one along the south facing elevation of the building that would measure 91 feet maximum. These features comply with the maximum architectural feature height of 120 feet, as currently permitted by the Specific Plan. Parking The existing Bella Terra Specific Plan provides that the parking requirements for all commercial uses, including the Costco, is based on a shared parking analysis, using divergent peak times of parking demands. Similar to the existing Residences at Bella Terra, the proposed project would provide all required residential parking spaces on-site, within the three level podium parking garage that is incorporated into the development. Based on the mix of bedrooms among the units, a total of parking spaces to comply with the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) is 402. The project applicant will provide a total of 404 on-site parking spaces for residential uses, which is City of Huntington Beach Page 11 of 21 Printed on 9/22/2022 powereQ LegistarT"' File #: 22-747 MEETING DATE: 9/27/2022 inclusive of two loading spaces for residents whom are loading or unloading personal items. Please refer to Table 1.E for the applicable parking program as it applies to the subject property in Area B.2. Remainder of this page left intentionally blank. Table 1.E Area B.2 Parking Program Unit City Code Existing Proposed Proposed Proposed Provided Parking Residences Project Project Project Parking Requirements at Bella Terra Parking Parking Parking Location tg231.04,Off-Street (Ratio) (Required) (Provided) Parking) Studio 1.0 1.0 1.0 47 47 On-Site 1-Bed 1.0 1.0 1.0 151 151 On-Site 2-Bed 2.0 1.5 2.0 190 190 On-Site 2-Bed + Den 2.0 2.0 2.0 14 14 On-Site Guest 0.5 0.2 0.5 150 152 150 spaces Off-Site(Subarea A Parking Structure) *Two(2)Parking Stalls will be provided) On-Site as Future Resident Parking. Retail 1: 200 SF 1: 100 1: 200 SF 1: 1: 200 SF 1: 201 201 Off-Site(SP-13, Restaurant SF 100 SF 100 SF Shared Parking) Total 753 755 As depicted in Table 1.E, all required parking for the residential units is provided on-site, and the associated residential guest and commercial parking generated by the proposed project is provided in both existing surface parking lots and parking structures to the South of the project site, as analyzed by a revised Parking Demand Analysis (Attachment No. X). The requirement for a shared parking analysis is built into the Bella Terra Specific Plan (Section 4.3.8) and permits that commercial uses in the Specific Plan be provided in a shared parking format. The applicant prepared a Parking supply-demand analysis to estimate the project's peak parking needs. The parking supply assumed for the proposed project includes a combination of residential reserved spaces within a new parking structure (discussed above), the existing retail parking City of Huntington Beach Page 12 of 21 Printed on 9/22/2022 powere bly LegistarT" File#: 22-747 MEETING DATE: 9/27/2022 structure, and a portion of existing parking area south of the project site (Refer to Figure 4 of Attachment No. 11). The survey assumed parking supply of 1,813 parking spaces, which consists of 1,526 parking spaces within the existing retail parking structure, and 287 parking spaces located south of the proposed project, based on a previous shared parking analysis. The project site area is currently developed with the 149,000 sq. ft. Burlington Coat Factory building, and 33,331 sq. ft. of ancillary commercial retail shops, which under HBZSO requirements, generate a demand of 912 parking spaces. The proposed project would construct 9,803 sq. ft. of new retail space, 15,226 sq. ft. of new restaurant space, and 300 new dwelling units. The HBZSO parking standards for the proposed project create a parking demand of 755 spaces, a net decrease in parking demand of 157 spaces. Table 1.F below from the Parking Demand Analysis provides a comparison of parking demand for the existing buildings and the proposed project. Table 1.F HBZSO Parking Requirement Comparison CnY CODE PARKING REQUIREMENTS1 BELLA TERRA RESIDENTIAL,HUNTINGTON BEACH City of-Huntington Reach Space Project Description Size Code Parking Ratio Required Evistinz Development • Burlington Coat Factors- 1.19,001 SF 1 per 200`1 ft 912 • Bella Tetra Shops 33.331 SF Proposed Redevelopment • Retail 9.803 SF 1 per 200 sq ft. 3d • Restaurants 15.226 SF 1 per 100 sq tt 153 Studios.1 bedroom_-I enclosed space per mut 195 • Apattn.[emmts 300 Dwelling L'mmus6 2 bedrooms -}spaces 11 enclosed)pet mut 203 Guests-0 5 spaces per mut 130 Total Existing DeN,eioptmment Spaces Requited 912 Total Proposed Rede^eluptmmemmt Spaces s Required 755 Parking Demand Difference(+A:) -157 The project would update a previously approved shared parking program to account for the modifications in the project boundaries and new commercial development. As identified above, the parking for the project's residential guest parking demand (150 total), and commercial parking demand (203 total) will be provided in surface parking areas just south of the project site (within the boundary of the project site, Area B.2), and from existing parking capacity provided in the parking garage located immediately north of the project site that includes an existing parking supply of 1,526 parking spaces. Parking for the Costco and Residences at Bella Terra portions of the Specific Plan area will remain as-is. (Note: Costco is entitled 207 parking spaces within the parking structure for non-exclusive purposes). On-site Vehicular and Pedestrian Circulation and Improvements At the Study Session, the Commission expressed come concerns regarding existing pedestrian and vehicular circulation within the existing Bella Terra project site. The applicant has designed the City of Huntington Beach Page 13 of 21 Printed on 9/22/2022 powereliOg Leg!star TM File #: 22-747 MEETING DATE: 9/27/2022 proposed project with the intent to enhance the existing conditions of vehicular and pedestrian access of the site through redevelopment and by providing the following improvements: Vehicular Circulation • Extend Bella Terra Drive on the ground level from the existing driveway that connects with Edinger Avenue at Sher Lane o Modify the existing public plaza south of the Burlington store to allow for completion of the northern leg of the intersection of Bella Terra Drive where it meets an internal roadway. o Allows for mixing of residential and retail traffic, including a direct entry way into the proposed residential parking garage, and a connection to the existing retail parking structure • A new connection between the proposed Bella Terra Drive extension and the existing crescent-shaped roadway between Costco and the retail/restaurant space • Access for the residential parking garage would be provided via three gated driveways along the Bella Terra Drive extension through the proposed development site. • The ground-floor design would provide a covered passenger pick up and drop off area within the proposed residential parking garage footprint. City of Huntington Beach Page 14 of 21 Printed on 9/22/2022 powereQ Leg istarTM File #: 22-747 MEETING DATE: 9/27/2022 \ 3 � Q g fi g, k < ow 4 N1NwNranwex ed *w �rttt t ■ : ij i� _ . "� i * ..i » s lea .,.,. * ram # ,' d ,., _ ,w.+„,—, te a R i 1 E itw CSC- i A o o a 4 2 City of Huntington Beach Page 15 of 21 Printed on 9/22/2022 p ow e reaLi LegistarTM File #: 22-747 MEETING DATE: 9/27/2022 • Modify the existing crescent-shaped roadway connecting the southern portion of the Specific Plan area with the northern portion to improve traffic flow along the primary vehicular access through the site o Modify the existing curb to provide a 32 ft. 6 in. wide access road o Add one additional lane heading southbound past the Costco and fueling station to provide dedicated pass-through access o Add new dedicated right-turn lane for fueling station customers adding additional queuing capacity without blocking pass-through traffic o Maintain dedicated northbound traffic lane to provide opposite pass through traffic with access into and out of proposed podium parking garage serving proposed project t eft � . .: ' fh :; EXIST1 fo s4 1� � ,,rryy sz�sc j ;,, .. . " ,` -'�z,; -s' 1 i [_ate .`df'" mui .�... '.b 411t�3EI c t City of Huntington Beach Page 16 of 21 Printed on 9/22/2022 powere O LegistarTh' File#: 22-747 MEETING DATE: 9/27/2022 Pedestrian Circulation The proposed project is designed to complement and foster pedestrian activity through improved ground level commercial spaces and increased pedestrian access along the crescent circulation street, between the proposed project site and the existing Residences at Bella Terra mixed use project and Costco, as well as the remainder of the Bella Terra Specific Plan area. The project would connect to existing surrounding crosswalks and sidewalks immediately adjacent to the existing retail parking garage, west to the existing Residences at Bella Terra and Costco, and east of the Bella Terra Lane driveway entrance to existing commercial retail uses. The applicant proposes the following improvements to pedestrian circulation as part of the project: • Paving treatment, ramp and entryway mirrors, entry lights to separate primary pedestrian entrances from vehicle entryways • A new Paseo connection allowing pedestrian access between the new internal parking structure and crescent shaped driveway to the exterior • Provide secondary pedestrian connections: City of Huntington Beach Page 17 of 21 Printed on 9/22/2022 powera0§LegistarTM File #: 22-747 MEETING DATE: 9/27/2022 o Internal sidewalks and crosswalks along the new entry drive aisles into the new parking garage o Direct connection to the existing retail parking structure, specifically to the existing elevator and stairs • A new striped walkway east of new parking garage connects the existing parking garage southeast corner stairs to the existing internal corridor that takes pedestrians to the commercial retail areas of the Edinger Plaza • Pedestrian access to residential areas: o From the ground level main lobby and leasing areas (adjacent to the new Paseo) o A second residential lobby fronting crescent shaped driveway at to the northeast o Elevators and stairways from each level of new parking garage • Porte-cochere passenger/rideshare pick-up and drop-off within garage footprint immediately adjacent to new Paseo connection and lobby/leasing area Affordable Housing Plan The proposed project includes a draft Affordable Housing Plan (Attachment No. 4) consistent with the following requirements, based on 300 dwelling units: A. 15% of new residential dwelling units (45 units total) would be offered as affordable units and restricted by covenant for approximately 55 years. B. 60% of the affordable units (27 units total) would be restricted to moderate-income households earning not more than 120% of the County of Orange (County) median income. C. 40% of the affordable units (18 units total) would be restricted to very low-income households earning not more than 50% of the County median income. Urban Design Guidelines Conformance: The proposed project is in substantial conformance with the Urban Design Guidelines, Chapter 6 (Special Consideration Commercial Guidelines for Mixed Use Projects). The Design Guidelines recommend specific design criteria for mixed use projects, including several recommendations for site planning and building design, and recommend incorporation of the following: • Separate site access drive and parking facilities for residential and commercial uses • Security gates for access to residential uses and residential parking areas • Private open space areas for use by residents only City of Huntington Beach Page 18 of 21 Printed on 9/22/2022 powere7053y Legistar File#: 22-747 MEETING DATE: 9/27/2022 • Consistent architectural style and the use of materials throughout the entire mixed use project • Storefront design consistent with commercial development guidelines and residential design consistent with multi-family development guidelines • Separate entrances for residential and commercial uses when both uses are in the same structure. The proposed project conforms to these design recommendations through the provision of separate access drives and parking facilities for residential and commercial uses, although the main access points to the site are shared. In addition, the project will provide private open space accessible only from the individual units as well as overall common open space for the project. In accordance with the architectural guidelines, the applicant utilizes a variety of building materials, design elements, and colors to differentiate and complement the residential and commercial components of the project. Environmental Status: The City of Huntington Beach is the Lead Agency, responsible for deciding whether to approve the proposed project to redevelop a section of the Bella Terra Specific Plan, in consideration of the potential environmental effects that could result from project implementation. The subject site, the Bella Terra Specific Plan, has been developed to date pursuant to the analysis and findings of EIR No. 07-003, adopted by the City Council in 2008, as well as the 2010 projects discussed above, analyzed by a 2010 Addendum to EIR No. 07-003. The City's review of the proposed project is limited to examining the environmental effects associated with differences between the proposed project and the approved project as reviewed in The Village at Bella Terra EIR No. 07-003, and the 2010 Addendum to EIR No. 07-003. Pursuant to the State CEQA Guidelines, the City has prepared an Addendum to EIR No. 07-003 to provide decision makers with a factual basis for evaluating the specific environmental impacts associated with the proposed project, and to determine whether there are changes in circumstances or new information of substantial importance that would require preparation of a subsequent or supplemental EIR. The Village at Bella Terra EIR No. 07-003 and Addendum to EIR No. 07-003 (2010 Addendum) remain valid and are the certified/approved CEQA documents for future planning actions associated with implementation of the Bella Terra Specific Plan. As such, a 2022 Addendum to EIR No. 07-003 has been prepared and concludes that the proposed project would result in a less intense project that was evaluated under the Bella Terra 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 Bella Terra 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 Bella Terra Specific Plan EIR to ensure that development of the proposed project and approval of the GPA, ZTA, and SPR would not result in an action that requires further evaluation pursuant to CEQA (Attachment No. 7). 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). City of Huntington Beach Page 19 of 21 Printed on 9/22/2022 powereU LegistarT" File #: 22-747 MEETING DATE: 9/27/2022 Public Notification: Legal notice was published in the Huntington Beach Wave on Thursday, September 15, 2022 and notices were sent to property owners of record within a 500 ft. radius of the Bella Terra Specific Plan area, individuals/organizations requesting notification (Community Development Department's Notification Matrix), tenants at the commercial center, applicant, and interested parties. As of September 19, 2022, staff has received one communication (Attachment No. 12). Application Processing Dates: DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): August 17, 2022 Addendum No. 2 to the Bella Terra Specific Plan - Within 1 year of complete application; GPA/ZTA- None SPR-See Below The Site Plan Review processing is contingent on the legislative amendments being reviewed and approved by the City Council. The Site Plan Review cannot be approved until the City Council takes action on the legislative items and permits cannot be issued until the legislative items become effective. PLANNING COMMISSION CONSIDERATIONS: 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 requests compatible with the surrounding area? 3. Does the project satisfy all the findings required for approval of a ZTA, SPR, and an EIR Addendum? 4. Is Addendum Environmental Impact Report No. 21-002 (otherwise referred to as Addendum No. 2 to the Bella Terra Specific Plan EIR No. 07-003) adequate and complete in that it has identified all significant environmental effects of the project? 5. Was the Addendum No. 2 to the Bella Terra Specific Plan EIR prepared in compliance with the California Environmental Quality Act (CEQA) Guidelines? SUMMARY: Staff recommends the Planning Commission recommend adoption of Addendum EIR No. 21-002 (Addendum No. 2 to the Bella Terra Specific Plan Environmental Impact Report) and approval of General Plan Amendment No. 21-001, Zoning Text Amendment No. 21-003, and Site Plan Review No. 21-002 with findings to the City Council (Attachment No. 1). This recommendation is based on the following: — Addendum EIR No. 21-002 (Addendum No. 2 to the Bella Terra Specific Plan EIR for the Villages at Bella Terra Project) is adequate and complete in that it has identified all potential environmental impacts associated with the project. — Addendum EIR No. 21-002 (Addendum No. 2 to the Bella Terra Specific Plan EIR for the Villages at Bella Terra 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 Bella Terra Specific Plan and will not require new mitigation measures or the preparation of a City of Huntington Beach Page 20 of 21 Printed on 9/22/2022 powereQ Legistarr" File #: 22-747 MEETING DATE: 9/27/2022 Subsequent or Supplemental EIR. — Addendum EIR No. 21-002 (Addendum No. 2 to the Bella Terra Specific Plan EIR for the Villages at Bella Terra Project) was prepared in compliance with the CEQA Guidelines. — The GPA, ZTA, and SPR are consistent with the General Plan and its goals and policies. — The GPA, ZTA, and SPR are consistent with surrounding area. — 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-FinfdnIgs and—00R itirnrs of Approval fur Zoiiing TeAt Amendment No. 21-003 and 2. Environmental impact Report No. 07-003 3. 4. 5. Site Pla - be 2, 2021 vnc r jai w, i w�i r ia�ia, ai iu �iw auv�9TCGCiV'C'a'TT CGe�vG�e.- ,rtvcr 6. , 7. Addendum No. 2 to the certified Final DR for the Village3 at Bella Terra DR (available here: https://www.huntingtonbeachca.gov/government/departments/planning/major/major-projects- 8. Revised Bella Terra Specific Plan (Sp13)/ZTA 21 Legislative Draft 9. Pldnnh ig Commission Study Session Report, September 13, 2022 10. 11. 12. Comment letter from Mary Linares, Attorneys for the Southwest Regional Council of City of Huntington Beach Page 21 of 21 Printed on 9/22/2022 powera'kti LegistarrM 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: Hayden Beckman, Senior Planner Subiect: ..title Adopt Resolution No. 2022-58 approving General Plan Amendment (GPA) No. 21-001, approve for introduction Ordinance No. 4267 approving Zoning Text Amendment (ZTA) No. 21-003, and adopt Resolution No. 2022-57 approving Addendum Environmental Impact Report (EIR) No. 21-002 (Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03 (Bella Terra Residential Project) ..body Statement of Issue: Transmitted for your consideration is a request by Bella Terra Associates, LLC, to amend the land use designations and zoning boundaries and development regulations of the Bella Terra Specific Plan to enable the development of a new infill mixed use project on a 3.35 acre project site centrally located within the Bella Terra Specific Plan area. The proposed project would permit the demolition of an existing 149,000 sq. ft. Burlington department store and 33,000 sq. ft. of adjacent retail space, and construct a new seven-story mixed-use infill project consisting of 300 apartment units, ground floor retail and restaurant uses, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. Financial Impact: Not applicable. Recommended Action: ..recommendation A) Approve Addendum Environmental Impact Report(EIR) No. 21-002 (Addendum No. 2 to the Village at Bella Terra Specific Plan Environmental Impact Report No. 07-03; Attachment No. 8) as adequate and complete in accordance with California Environmental Quality Act (CEQA) requirements by approving City Council Resolution No. 2022-57, "A Resolution of the City Council of the City of Huntington Beach Adopting Addendum No. 2 to the Village at Bella Terra Specific Plan Environmental Impact Report No. 07-03 for the Bella Terra Residential Project" (Attachment No. 2); and, B) Approve General Plan Amendment No. 21-001 and City Council Resolution No. 2022-58, "A Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 21-001" (Attachment No. 3); and C) Approve Zoning Text Amendment No. 21-003 with findings (Attachment No. 1) and City Council Ordinance No. 4267, "An Ordinance of the City of Huntington Beach Amending the Bella Terra Specific Plan to Revise the Zoning Boundaries and Development Standards of the Real Property Located at 7777 Edinger Avenue (Zoning Text Amendment No. 21-003)" (Attachment No. 4). 711 ..end Alternative Action(s): The City Council may make the following alternative motion(s): 1. Deny General Plan Amendment (GPA) No. 21-001/Zoning Text Amendment (ZTA) No. 21- 003/Addendum EIR No. 21-002 (Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03). 2. Continue General Plan Amendment (GPA) No. 21-001/Zoning Text Amendment (ZTA) No. 21- 003/Addendum EIR No. 21-002 (Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03) and direct staff accordingly. Analysis: A. PROJECT PROPOSAL Applicant/ Property Owner: Kristofer Golder, Bella Terra Associates, LLC, 7777 Edinger Avenue, Suite 133, Huntington Beach CA 92647 The project includes the following requests: General Plan Amendment (GPA) No. 21-001: Revise the General Plan Land Use Map by amending the existing planning area boundaries (Area A and Area B) of the Bella Terra Specific Plan, and change the current General Plan Land Use designations in both Area A and Area B. Zoning Text Amendment (ZTA) No. 21-003: Amend the existing Bella Terra Specific Plan (SP 13) to divide Area B into Subareas B.1 and B.2, revise development standards for Subarea B.2 (subject project site), and text and figure revisions as identified in the legislative draft (Attachment No. 9). Addendum EIR No. 21-002: Preparation of Addendum No. 2 to the Village at Bella Terra EIR No. 07-003 to analyze the potential environmental impacts of the proposed project. The proposed Addendum, GPA, and ZTA are prerequisites to allow the applicant to redevelop an existing 3.35-acre portion of the Bella Terra shopping center with a new seven-story mixed-use infill project consisting of 300 apartment units, ground floor retail and restaurant uses, and an above-ground three-level podium parking garage with 404 spaces. Construction of the project requires a Site Plan Review pursuant to the development requirements of the Bella Terra Specific Plan, and was referred to the Planning Commission along with the other project requests. At the September 27, 2022 meeting, the Planning Commission approved Site Plan Review (SPR) No. 21-002 with findings and conditions of approval for the demolition of an existing 149,000 sq. ft. Burlington department store and 33,000 of adjacent retail space and construction of the proposed project. An appeal of the Planning Commission's approval of SPR 21-002 was filed within the 10-day appeal period that ended on October 7, 2022. The appeal of SPR 21-002 is presented for Council consideration as a separate public hearing item. 712 The September 27, 2022 Planning Commission staff report provides a more detailed description and comprehensive analysis of the proposed project (Attachment No. 5). B. BACKGROUND: The existing Bella Terra shopping center and Specific Plan area measures approximately 63 total acres and is bounded by Center Avenue to the north, Edinger Avenue to the south, Beach Boulevard to the east, and the Union Pacific rail line to the west. The Specific Plan area contains approximately 694,422 sq. ft. of commercial retail space, and is anchored by a Kohl's department store, a Costco and ancillary fueling station, a Whole Foods grocery store, and a twenty-screen movie theatre. In addition to retail and restaurant space, the Specific Plan area includes a 467-unit mixed-use apartment building ("Residences at Bella Terra"), an entertainment plaza with an open-air amphitheater, public art, and open space plaza. The Bella Terra Specific Plan area was originally developed in the late 1960s as a regional commercial shopping center then known as the Huntington Center. The development included three anchor retail stores, 55 retail tenant spaces, and several freestanding pad retail buildings located along Edinger Avenue and Beach Boulevard. The Crossings Specific Plan (2000) In 2000, the City adopted The Crossings Specific Plan, which enabled redevelopment of the site into a more modern regional commercial shopping center. This Specific Plan required environmental review pursuant to the California Environmental Quality Act (CEQA) only upon submittal of a site plan for proposed development. Subsequent to the adoption of The Crossings at Huntington Beach Specific Plan, development of the regional commercial portion of the current Bella Terra Specific Plan area was reviewed and approved with a Mitigated Negative Declaration. Approximately 55 acres of the 63 acres zoned under the Crossings Specific Plan were redeveloped in 2005 totaling 774,962 square feet, and in 2006, the Huntington Center was rebranded as the Bella Terra center. The remaining 8 acres were under separate ownership and remained vacant. The Village at Bella Terra Specific Plan EIR (2008) The Crossings Specific Plan was subsequently renamed The Village at Bella Terra Specific Plan in 2008 with a project that established new planning Areas A (47.9 acres) and B (15 acres), and planned for redevelopment of the vacant portion of the site through new development standards and land uses. The City Council approved General Plan Amendment (GPA) No. 07-001 and Zoning Text Amendment (ZTA) No. 07-002 that would facilitate development of a mixed use project and adopted Environmental Impact Report (EIR) No. 07-003 to analyze the potential environmental impacts associated with the project, which included future development within a new Area B portion of the specific plan area. The 2008 project approved a development option that allowed a maximum total building FAR of 1.75, a commercial FAR of 0.2, and a residential density of 45 du/ac, which would permit a maximum of 713 residential units and 138,085 square feet of commercial uses. The GPA option represented an overall square footage increase of 172,606 through a decrease of commercial-only building area, and an increase of 317 residential units. Bella Terra Specific Plan Amendment(2010) Then in 2010, the Bella Terra Specific Plan was modified in several ways. The City Council approved GPA No. 10-001 and ZTA No. 10-001, thereby increasing the total for Area A to 52.35 acres, and decreased the boundary for Area B to 10.40 acres, a transfer of 5.45 acres. The GPA also resulted in 713 an increase in area and use of commercial-only development in Area A, and a reduction in commercial area and residential units within Area B. The associated ZTA also permitted a big box commercial and fuel station use, and established associated design and development standards for such uses within Area A. The Area B mixed-use overlay remained the same as previously analyzed, but with a reduced level of development. These development proposals were analyzed and approved by adoption of an Addendum to EIR 07-003 (Addendum No. 1). Implementation of the 2010 project occurred in two phases, beginning with the construction of the Costco retail building and ancillary gasoline fueling station, which replaced a vacant Mervyn's building and attached retail building. The second phase of the 2010 project included a mixed-use project with 467 dwelling units, associated amenities, and 30,000 square feet of commercial retail and restaurant space, a development now called the "Residences at Bella Terra". The Costco project was completed in 2012, and the Residences were completed in 2014.Aside from the reduction in the maximum amount of permitted residential and commercial mixed uses, all other aspects of the 2010 project were identical to those analyzed in EIR No. 07-003. C. PLANNING COMMISSION ACTION ON SEPTEMBER 27, 2022: The Planning Commission held a public hearing to consider the proposed project on September 27, 2022. After the staff and applicant presentations, there was one public speaker during the hearing. The speaker identified his disappointment with the loss of Burlington Coat Factory, and opined that the proposed project's architectural design was insufficient and recommended several alternatives. After discussing the height of the project's occupied spaces and architectural features, existing and proposed vehicular and pedestrian circulation, and the project's shared parking program, the Planning Commission voted to recommend approval of the GPA, ZTA, and the Addendum and voted to approve the SPR. The Planning Commission modified the SPR conditions of approval to incorporate an elevated pedestrian bridge connection for residential guest access between the project and the adjacent retail parking structure, and to update the existing Planned Sign Program to reflect updated and enhanced vehicular and pedestrian way-finding signage throughout the project site and greater Specific Plan area. The Planning Commission also conducted a straw vote (5-2)to recommend that the City Council adopt modifications to the Bella Terra Specific Plan that would require an appeal of the Director of Community Development's decision on future applications for Site Plan Review and Tentative Parcel Map applications to be heard by the Planning Commission, in lieu of the current process where appeals of the Director's decisions are appealed directly to the City Council. Planning Commission Action on September 27, 2022: A motion was made by Commissioner Scandura, seconded by Commissioner Perkins, to recommend to the City Council approval of General Plan Amendment (GPA) No. 21-001/Zoning Text Amendment (ZTA) No. 21-003/Addendum EIR No. 21-002 (Addendum No. 2 to the Bella Terra Specific Plan EIR No. 07-03) and to approve SPR No. 21-002 with the findings and modified conditions carried by the following vote: AYES: 6 NOES: 1 ABSTAIN: 0 ABSENT: 0 MOTION PASSED 714 D. STAFF ANALYSIS The staff report for the September 27, 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 SPR that was approved by the Planning Commission. In summary, staff recommends approval of the GPA, ZTA, and Addendum No. 2 to the Village at Bella Terra Specific Plan based on the following: — Addendum EIR No. 21-002 (Addendum No. 2 to the Village at Bella Terra Specific Plan EIR for the Bella Terra Residential Project) is adequate and complete in that it has identified all potential environmental impacts associated with the project. — Addendum EIR No. 21-002 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 Village at Bella Terra Specific Plan and will not require new mitigation measures or the preparation of a Subsequent or Supplemental EIR. — Addendum EIR No. 21-002 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 45 deed restricted affordable units. Environmental Status: The City of Huntington Beach is the Lead Agency, responsible for deciding whether to approve the proposed project to redevelop a section of the Bella Terra Specific Plan area, in consideration of the potential environmental effects that could result from project implementation. The subject site, the Bella Terra Specific Plan, has been developed to date pursuant to the analysis and findings of EIR No. 07- 003, adopted by the City Council in 2008, as well as the 2010 projects (Costco and The Residences at Bella Terra), analyzed by a 2010 Addendum to EIR No. 07-003. The City's review of the proposed project is limited to examining the environmental effects associated with differences between the proposed project and the approved project as reviewed in The Village at Bella Terra EIR No. 07-003, and the 2010 Addendum to EIR No. 07-003. Pursuant to the State CEQA Guidelines, the City has prepared an Addendum to EIR No. 07-003 to provide decision makers with a factual basis for evaluating the specific environmental impacts associated with the proposed project, and to determine whether there are changes in circumstances or new information of substantial importance that would require preparation of a subsequent or supplemental EIR. The Village at Bella Terra EIR No. 07-003 and Addendum to EIR No. 07-003 (2010 Addendum) remain valid and are the certified/approved CEQA documents for future planning actions associated with implementation of the Bella Terra Specific Plan. As such, a 2022 Addendum to EIR No. 07-003 has been prepared and will be used to determine whether the proposed project falls within the scope analyzed in EIR 07-003 and the 2010 EIR Addendum. Based on review of the facts presented in the 2022 Addendum to EIR 07-003, staff recommends that an Addendum is the appropriate documentation to comply with CEQA. The rationale and facts for this finding are provided in the body of the 2022 EIR Addendum (Attachment No. 8). 715 Strategic Plan Goal: Economic Development & Housing Attachment(s): 1. Suggested Findings for Zoning Text Amendment No. 21-003 2. City Council Resolution No. 2022-57 for Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03 3. City Council Resolution No. 2022-58 for General Plan Amendment No. 21-001 4. City Council Ordinance No. 4267 for Zoning Text Amendment No. 21-003 5. September 27, 2022 Planning Commission Staff Report 6. Project Description 7. Existing & Proposed General Plan Land Use Designation Maps 8. Addendum No. 2 to the certified Final EIR for the Village at Bella Terra Specific Plan (available here: https://huntingtonbeachca.gov/government/departments/planning/major/major-projects- view.cfm?ID=1112) 9. Revised Bella Terra Specific Plan Legislative Draft/Zoning Text Amendment No. 21-003 716 LOZEAU E " T 510.836.4200 1939 Harriaen Street,Ste.150 www,lozeauttrury.com r 510 836 4205 Oakland.CA 946 2 rebect.a 4ezeaudrury,corr Via Email October 7,2022 Chair Perkins Robin Estanislau, City Clerk Vice Chair Acosta-Galvan City of Huntington Beach Commissioner Mandic City Clerk Office Commissioner Scandura 2000 Main Street Commissioner Ray Huntington Beach,CA Commissioner Rodriguez Robin.Estanislau@surfcity-hb.org Commissioner Adam City of Huntington Beach Planning Division 2000 Main Street Huntington Beach,CA planning.commission(a surfcity-hb.org Re: Appeal of Decision of the Planning Commission to Approve Site Plan Review No. 21-002 for the Bella Terra Residential Mixed-Use Project Dear Chair Perkins,Vice Chair Acosta-Galvan, Honorable Commissioners, and Ms.Estanislau: I am writing on behalf of the Supporters Alliance for Environmental Responsibility("SAFER") and its members living and/or working in or around the City of Huntington Beach("City")to appeal the Planning Commission's decisions of September 27, 2022,to approve Site Plan Review No. 21-002 for the Bella Terra Residential Mixed-Use Project,a proposed seven-story mixed-use building with 300 units located at 7777 Edinger Avenue,in the City of Huntington Beach("Project"), and to approve the addendum to the Village at Bella Terra EIR(No. 07-003)prepared for the Project. This appeal is timely filed within 10 days of the Planning Commission's decision and is accompanied by the required filing fee of$4,002.The reasons for the appeal are set forth in the attached letter dated September 27,2022,which was submitted to the Planning Commission prior to its decision. Sincerely, Rebecca Davis LOZEAU DRURY LLP 717 t.OZEAU T 510 536.4200 193;!I rnzan 3t.reet.Ste 150 www i;:ze .1r Jry corn F 510 E36 4205 0a<ia d.CA 94612 Adani4loz_ai: rury:o.m Via Email September 27, 2022 Chair Brendon Perkins Mr. Hayden Beckman Vice-Chair Kayla Acosta-Galvan Senior Planner Commissioner Oscar Rodriguez Planning Division Commissioner Ian Adam City of Huntington Beach Commissioner Connie Mandic 2000 Main Street Commissioner John Scandura Huntington Beach, CA 92648 Commissioner Alan Ray hayden.beckman@surfcity-hb.org planning.commission@surfcity-hb.org Ms. Robin Estanislau City Clerk City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 robin.estanislau@surfcity-hb.org Re: Comment on Proposed Addendum to Environmental Impact Report No. 21- 002,Bella Terra Residential Project, September 27,2022 Planning Commission Meeting Public Hearing Item No. 1 (File No. 22-747, General Plan Amendment No.21-001, Zoning Text Amendment No. 21-003, Site Plan Review No. 21-002) Dear Honorable Planning Commissioners, Mr. Beckman, and Ms. Estanislau: I am writing on behalf of Supporters Alliance for Environmental Responsibility ("SAFER") regarding the proposed Addendum to the 2008 Final Program Environmental Impact Report("FPEIR") and the 2010 EIR Addendum (hereinafter,the "2022 Addendum"), prepared for the Bella Terra Residential Project(File No. 22-747, General Plan Amendment No. 21-001, Zoning Text Amendment No. 21-003, Site Plan Review No. 21-002). The 2022 Addendum for the proposed Project includes all actions related or referring to the proposed demolition of an existing 149,000 square foot Burlington department store and of 30,000 square feet of adjacent retail space, and the proposed construction of a seven-story mixed-use infill project consisting of 300 apartment units, 40,000 square feet of retail and restaurant space, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements, at 7777 Edinger Avenue in the City of Huntington Beach(the "Project"). 718 September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 2 of 5 After reviewing the 2022 Addendum,we conclude that it fails as an informational document, and that there is a fair argument that the Project may have adverse environmental impacts. Therefore,we request that the City of Huntington Beach ("City")prepare an environmental impact report("EIR") for the Project pursuant to the California Environmental Quality Act("CEQA"), Public Resources Code section 21000, et seq. LEGAL STANDARD The EIR is the very heart of CEQA. (Bakersfield Citizens for Local Control v. City of Bakersfield(2004) 124 Cal.App.4th 1184, 1214 (Bakersfield Citizens); Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903, 927.) The EIR is an"environmental `alarm bell' whose purpose is to alert the public and its responsible officials to environmental changes before they have reached the ecological points of no return." (Bakersfield Citizens, 124 Cal.App.4th at 1220.) The EIR also functions as a"document of accountability," intended to"demonstrate to an apprehensive citizenry that the agency has, in fact, analyzed and considered the ecological implications of its action." (Laurel Heights Improvements Assn. v. Regents of Univ. of Cal. (1988) 47 Ca1.3d 376, 392.) The EIR process "protects not only the environment but also informed self-government." (Pocket Protectors, 124 Cal.App.4th at 927.) CEQA contains a strong presumption in favor of requiring a lead agency to prepare an EIR. This presumption is reflected in the "fair argument" standard,which requires the lead agency to prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment. (Pub. Res. Code § 21082.2; Laurel Heights Improvement Ass'n v. Regents of the University of California(1993) ("Laurel Heights II") 6 Ca1.4t 1112, 1123;No Oil, Inc. v. City of Los Angeles (1974) 13 Ca1.3d 68, 75, 82; Quail Botanical Gardens v. City of Encinitas(1994)29 Cal.App.4th 1597, 1602.) Under the "fair argument" standard, an EIR is required if any substantial evidence in the record indicates that a project may have an adverse environmental effect—even if contrary evidence exists to support the agency's decision. (14 CCR § 15064(f)(1); Pocket Protectors, 124 Cal.App.4th at 931; Stanislaus Audubon Society v. County of Stanislaus(1995) 33 Cal.App.4th 144, 150-51; Quail Botanical Gardens Found., Inc. v. City of Encinitas(1994)29 Cal.App.4th 1597, 1602.) The "fair argument" standard creates a"low threshold" favoring environmental review through an EIR rather than through issuance of negative declarations or notices of exemption from CEQA. (Pocket Protectors, 124 Cal.App.4th at 928.) The"fair argument" standard is virtually the opposite of the typical deferential standard accorded to agencies. As a leading CEQA treatise explains: This 'fair argument' standard is very different from the standard normally followed by public agencies in their decision making. Ordinarily,public agencies weigh the evidence in the record and reach a decision based on a preponderance of the evidence. [Citation]. The fair argument standard, by contrast,prevents the lead agency from weighing competing evidence to determine who has a better argument concerning the likelihood or extent of a potential environmental impact. 719 September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 3 of 5 (Kostka&Zishcke, Practice Under the California Environmental Quality Act, §6.37 (2d ed. Cal. CEB 2021).) The Courts have explained that"it is a question of law, not fact,whether a fair argument exists, and the courts owe no deference to the lead agency's determination. Review is de novo, with a preference for resolving doubts in favor of environmental review." (Pocket Protectors, 124 Cal.App.4th at 928 (emphasis in original).) LEGAL REVIEW OF CEOA ADDENDUM The City has prepared an Addendum to a previously certified EIR. In order to be compliant with CEQA, an Addendum must comply with the CEQA Guidelines and with the courts' prior decisions outlining the circumstances under which an Addendum may be adopted. The Addendum presented today fails to comply with either of these requirements and, if adopted, would directly violate CEQA. a. The Addendum Involves New Significant Environmental Effects and Violates CEQA Pursuant to the CEQA Guidelines, an addendum to a previously certified EIR may be prepared only if"none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred." (CEQA Guidelines § 15164(b).)Notably, CEQA Guidelines § 15162(a)provides that an addendum to an EIR is not appropriate where: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration 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 or Negative Declaration 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 or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown 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 proponents decline to adopt the mitigation measure or alternative; or (D)Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or 720 September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 4 of 5 more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. The significant proposed changes presented cannot plausibly be described as "minor technical changes"to the 2008 FPEIR and 2010 Addendum. To the contrary, the 2022 Addendum proposes the addition of 40,449 square feet of commercial space and 300 residential units to the area designated as"Area B."None of the significant environmental impacts that will result from these newly proposed developments were previously considered. In fact,the proposed construction of 300 units—in addition to the existing 468 units that were constructed as part of development of the Revised Village at Bella Terra/Costco (the "2010 Project")—would exceed by 55 units the FPEIR's approved maximum of 713 residential units. These proposed changes make clear that the Project involves new significant environmental effects and new information of substantial importance that make the use of Addendum here entirely inappropriate. THE CITY'S INADEQUATE PUBLIC DISCLOSURES FRUSTRATE THE PURPOSE OF CEQA The courts have made clear that a core tenet of the EIR process is that it"protects not only the environment but also informed self-government." (Pocket Protectors, 124 Cal.App.4th at 927.) Adoption of the 2022 Addendum would violate key principles of informed self- government and legally required disclosures of public records. As of this writing,the City has not publicly released or made available for public inspection the 2008 FPEIR or the 2010 Addendum.Notably, the City's Planning Division maintains a dedicated web page including a list of all environmental documents and related approvals prepared for the various stages of the Project.' However, none of the published hyperlinks are currently functional, thus impeding the public's ability to view these important records. At a minimum,the City should republish all prior environmental review documents related to the Project prior to undertaking any further consideration of additional approvals. CONCLUSION In conclusion, SAFER believes that the 2022 Addendum fails as an informational document, and that there is a fair argument that the Project may have adverse environmental impacts. Therefore, we request that the City of Huntington Beach ("City")prepare an environmental impact report("EIR") for the Project pursuant to the California Environmental Quality Act("CEQA"), Public Resources Code section 21000, et seq. We reserve the right to supplement these comments, including but not limited to at public hearings concerning the Project. Galante Vineyards v. Monterey Peninsula Water Management Dist., 60 Cal. App. 4th 1109, 1121 (1997). https://www.huntingtonbeachca.gov/government/departments/planning/maior/BTVillage.cfm(visited on Sept.27, 2022). 721 September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 5 of 5 Sincerely, Adam Frankel LOZEAU DRURY LLP 722 N O (1) O C O N Cl) O .— Z t O '- U � a) ow) Ce c co RS Q) V♦ N N ♦"11 O N O CU U ai > _o CD 0 U N O 0- Q U z Q ,�/II,0/.40., i'' 11 i �0# c4b(c.\\C) ,,,...,,, 1 • .y O .01(1 • � \4 � : o444 , - ' ,1111 ; \ �'•. v \ 3 co i.„/ i ,,, ;--- il . dop 0 Z li , o I ; ` ) i1i 1• c, \ ; --.-____:-.----77,,, ,; , /:\\e,.,. : .. .-- . �� % Ilk .... e 07 % i 1 . illiii \ ' ' \ .• ( ,\ , i t, , , <, Ap CO 0 lee • 0 • ems � 1 f, •• .°4:/j...O'',#'' 0 a) 0 CZ > Cl- CD _Iram 0 0 ? Off. 1 i N 0 QO D -Z. O N CL N O O (L 4- ■- -0 O Cl) _ 0-) - 0 Q O N E a _c_ Q U E E O D O Q V N E o E o _a o N O z (-N0 4.) 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Moore, Tania From: Fikes, Cathy Sent: Tuesday, November 1, 2022 9:30 AM To: Agenda Alerts Subject: FW: Comment Re: 2022 Addendum - Bella Terra Residential Project Attachments: 2022.10.31 Bella Terra CC comments -final w. exhibits.pdf From:Adam Frankel <adam@lozeaudrury.com> Sent:Tuesday, November 1, 2022 9:23 AM To: CITY COUNCIL<city.council@surfcity-hb.org>; Beckman, Hayden<hayden.beckman@surfcity-hb.org>; Estanislau, Robin<Robin.Estanislau@surfcity-hb.org> Cc: Rebecca Davis<rebecca@lozeaudrury.com>; Molly Greene<molly@lozeaudrury.com> Subject: Re: Comment Re: 2022 Addendum - Bella Terra Residential Project Dear all, The Planning Division staff has brought to my attention that my previous submission did not include the referenced exhibits. Please see attached an updated copy of our letter with exhibits of independent expert comments regarding the Project included. I apologize for this oversight. Best, Adam Frankel On Mon, Oct 31, 2022 at 4:24 PM Adam Frankel<adam@lozeaudrury.com>wrote: Dear Mayor Delgleize, Honorable City Council Members, Mr. Beckman, and Ms. Estanislau: I am writing on behalf of Supporters Alliance for Environmental Responsibility("SAFER") regarding the proposed Addendum to the 2008 Final Program Environmental Impact Report("FPEIR") and the 2010 EIR Addendum(hereinafter, "Addendum No. 2" or the "Addendum"),prepared for the Bella Terra Residential Project(File No. 22-843, General Plan Amendment No. 21-001, Zoning Text Amendment No. 21-003, and Resolution Nos. 2022-57 and 2022-58). This comment is in regards to public hearing items Nos. 6'and at the November 1, 2022 Huntington Beach City Council meeting. Please see the attached letter for additional information. I would appreciate if you could please confirm receipt of this comment. Best, Adam Frankel SUPPLEMENTAL Adam Frankel COMMUNICATION Lozeau I Drury LLP 1939 Harrison St., Suite 150 Meeting Date: 11 I 1 aa2a' Oakland, CA 94612 P: 510.836.4200 Nnencie item No.. Confidentiality Notice: This message and any attachment(s) may contain privileged or confidential information. Unauthorized interception, review, use or disclosure is prohibited by law. If you received this transmission in error, please notify the sender by reply e-mail and delete the message and any attachments. Thank you. 2 LOZEAU DRURYLP 1 510 636 4200 1939 Harrison Street,Ste.150 www.lozeaudrurycom F 510.636.4205 Oakland,CA 94612 Adarn(dloteaudrury.corn Via Email October 31, 2022 Barbara Delgleize, Mayor Mr. Hayden Beckman Mike Posey,Mayor Pro Tem Senior Planner Kim Can, Councilmember Planning Division Erik Peterson, Councilmember City of Huntington Beach Dan Kalmick, Councilmember 2000 Main Street Natalie Moser, Councilmember Huntington Beach, CA 92648 Rhonda Bolton, Councilmember hayden.beckman@surfcity-hb.org City.Council@surfcity-hb.org Ms. Robin Estanislau City Clerk City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 robin.estanislau@surfcity-hb.org Re: City of Huntington Beach, City Council Meeting of November 1,2022,Public Hearing Items Nos.20-21; Bella Terra Residential Project; Appeal of Planning Commission Approval; Resolution No. 2022-57,Approving Addendum to Environmental Impact Report No.21-002 (Addendum No. 2) to the Village at Bella Terra Specific Plan EIR No. 07-03 ("Bella Terra Residential Project"); Resolution No. 2022-58,Approving General Plan Amendment(GPA)No 21-001 and Introducing Ordinance No. 4267 for Approval of Zoning Text Amendment(ZTA)No 21-003 Dear Mayor Delgleize,Honorable City Council Members,Mr.Beckman, and Ms. Estanislau: I am writing on behalf of Supporters Alliance for Environmental Responsibility ("SAFER")regarding the proposed Addendum to the 2008 Final Program Environmental Impact Report("FPEIR") and the 2010 EIR Addendum(hereinafter, "Addendum No. 2" or the "Addendum"),prepared for the Bella Terra Residential Project(File No. 22-843, General Plan Amendment No. 21-001,Zoning Text Amendment No. 21-003, and Resolution Nos. 2022-57 and 2022-58). Addendum No. 2 purports to analyze the environmental impacts of all actions related or referring to the proposed plans submitted by the Applicant, Bella Terra Associates, LLC (the "Applicant"),to demolish an existing 149,000-square-foot Burlington department store and October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 2 of 12 30,000 square feet of adjacent retail space, and to construct a seven-story mixed-use infill project consisting of 300 apartment units, 40,000 square feet of retail and restaurant space, an above- ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements,to be located at 7777 Edinger Avenue, in the City of Huntington Beach, California, as well as all associated General Plan and Zoning amendments (the"Project"). On November 17, 2008,the City approved the Village at Bella Terra Environmental Impact Report(SCH No. 2008031066) ("2008 Project"). On September 27, 2010,the City approved the Revised Village at Bella Terra/Costco,Addendum to the Village at Bella Terra Environmental Impact Report(SCH No. 2008031066) ("2010 Project"). The City now proposes adoption of the Addendum for approval of a"Revised Project"which would include 300 additional apartment units as well as the addition of 25,000 square feet of new retail space. Both of the earlier projects, as well as the Revised Project, have included various General Plan and zoning amendments to accommodate the Project's consistently changing scope and scale. After reviewing the Addendum, we conclude that it fails as an informational document and that there is substantial evidence that the Project will have adverse environmental impacts. SAFER's review of the Addendum has been assisted by indoor air quality expert and Certified Industrial Hygienist,Francis"Bud" Offermann, PE, CIH(comments attached as Exhibit A), and noise expert Deborah Jue of the acoustics consulting firm Wilson Ihrig(comments attached as Exhibit B). SAFER respectfully requests that the City of Huntington Beach ("City")prepare an environmental impact report("EIR")for the Project,pursuant to the California Environmental Quality Act("CEQA"),Public Resources Code section 21000, et seq. Please note that this letter supplements and adopts in its entirety SAFER's prior written comments submitted to the City's Planning Commission on September 27, 2022 (attached as Exhibit C). LEGAL STANDARD CEQA contains a strong presumption in favor of requiring a lead agency to prepare an EIR. This presumption is reflected in the"fair argument" standard,which requires the lead agency to prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment. (Pub. Res. Code § 21082.2;Laurel Heights Improvement Ass'n v. Regents of the University of California(1993) ("Laurel Heights IT') 6 Ca1.4th 1112, 1123;No Oil, Inc. v. City of Los Angeles (1974) 13 Ca1.3d 68, 75, 82; Quail Botanical Gardens v. City of Encinitas(1994) 29 Cal.App.4th 1597, 16.02.) I. Preparation of an Addendum Under CEQA The City has prepared an Addendum to the previously certified 2008 FPEIR and 2010 Addendum. In order to comply with CEQA, an addendum must adhere to the CEQA Guidelines and the courts' prior decisions outlining the limited circumstances under which an addendum may be adopted. The proposed Addendum fails to comply with either of these requirements and, if adopted,would directly violate CEQA. Instead, in order to comply with CEQA,the City must October 31, 2022 Proposed Addendum for the Bella Terra Residential Project Page 3 of 12 prepare an EIR which adequately considers and mitigates the Project's new significant environmental effects. a. The Addendum Involves New Significant Environmental Effects and is Thus Inappropriate Under CEQA. Pursuant to the CEQA Guidelines, an addendum to a previously certified EIR may be prepared only if"none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred." (CEQA Guidelines § 15164(b).)Notably, CEQA Guidelines § 15162(a)provides that an addendum to an EIR is not appropriate where: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration 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 or Negative Declaration 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 or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown 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 proponents decline to adopt the mitigation measure or alternative; or (D)Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment,but the project proponents decline to adopt the mitigation measure or alternative. The significant changes proposed by Addendum No. 2 cannot plausibly be described as "minor technical changes." The Addendum proposes the addition of 25,000 square feet of new commercial space and 300 new residential units. If approved,these developments will result in significant environmental impacts that were not considered by the Project's previous CEQA approvals. For instance,the proposed development of 300 new residential units is a significant increase beyond the 468 units that were approved by the 2010 Addendum. In fact, if Addendum No. 2 is approved,the total number of units on the Project site would rise to 768,which is 55 October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 4 of 12 units greater than the originally approved maximum of 713 units under the 2008 FPEIR. SAFER has presented substantial evidence that new significant environmental effects will result from the Project, including air quality and noise impacts that were not adequately addressed or mitigated by the Addendum. Furthermore,these comments provide new information of substantial importance that make clear that the use of an Addendum is inappropriate. Therefore, SAFER respectfully requests that the City pursue the necessary efforts to prepare an EIR in compliance with state law. If approved,Addendum No. 2 would significantly expand the scope of the CEQA approvals granted by the 2008 FPEIR and the 2010 Addendum—while failing to conduct a legally sufficient environmental review and proposing insufficient mitigation to address the Project's new significant environmental effects. SAFER presents substantial evidence that the Project will have significant environmental effects which the Addendum fails to address. Therefore,to comply with CEQA,the City should deny the Addendum and undertake the necessary efforts to prepare an EIR in compliance with CEQA. b. The Proposed Addendum Would Violate CEQA's Standards for"Tiering" of Environmental Analysis Under Program EIRs. Another key legal consideration at issue with the Addendum is "tiering." CEQA permits agencies to "tier" CEQA documents, in which general matters and environmental effects are considered in a document"prepared for a policy, plan,program or ordinance followed by narrower or site-specific [environmental review] which incorporate by reference the discussion in any prior [environmental review] and which concentrate on the environmental effects which (a) are capable of being mitigated, or(b)were not analyzed as significant effects on the environment in the prior [EIR]." (Cal.Pub. Res. Code ("PRC") § 21068.5.) "[T]iering is appropriate when it helps a public agency to focus upon the issues ripe for decision at each level of environmental review and in order to exclude duplicative analysis of environmental effects examined in previous [environmental reviews]." (Id. § 21093.) CEQA regulations strongly promote tiering of environmental review. The 2008 EIR approved for The Village at Bella Terra is a program EIR.As explained by the 2008 DEIR: "Since the Village at Bella Terra consists of a GPA/ZTA as opposed to a specific development proposal,this EIR provides a programmatic analysis of the proposed project.As defined by the CEQA Guidelines Section 15168(c), a Program EIR can be used specifically for later activities, as would likely be the case for future development on the project site" [emph. added]. (See,2008 DEIR,p. 15). The CEQA Guidelines define a"program EIR" as an EIR"prepared on a series of actions that can be characterized as one large project and are related either: (1) Geographically,(2)As logical parts in the chain of contemplated actions, (3) In connection with issuance of rules, regulations,plans, or other general criteria to govern the conduct of a continuing program, or(4)As individual activities carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways. (14 CCR§ 15168.) October 31, 2022 Proposed Addendum for the Bella Terra Residential Project Page 5 of 12 The California Supreme Court has explained the differing standards of review that apply where a lead agency relies on a previous program EIR versus a previous project EIR: 'The standard for determining whether to engage in additional CEQA review for subsequent projects under a tiered EIR is more relaxed than the prohibition against additional review imposed by Public Resources Code section 21166 for project EIR's.' (Friends of Mammoth v. Town of Mammoth Lakes Redevelopment Agency(2000) 82 Cal.App.4th 511, 528, 98 Cal.Rptr.2d 334.) For project EIRs, of course, a subsequent or supplemental impact report is required in the event there are substantial changes to the project or its circumstances,or in the event of material new and previously unavailable information. (Ibid., citing § 21166.) In contrast, when a tiered EIR has been prepared, review of a subsequent project proposal is more searching. If the subsequent project is consistent with the program or plan for which the EIR was certified, then `CEQA requires a lead agency to prepare an initial study to determine if the later project may cause significant environmental effects not examined in the first tier EIR.' (Ibid. citing Pub. Resources Code, § 21094, subds. (a), (c).) `If the subsequent project is not consistent with the program or plan, it is treated as a new project and must be fully analyzed in a project—or another tiered EIR if it may have a significant effect on the environment.' (Friends of Mammoth, at pp. 528-529, 98 Cal.Rptr.2d 334.) (Friends of College of San Mateo Gardens v. San Mateo County Community College Dist. (2016) 1 Ca1.5th 937, 960 (San Mateo Gardens).) The Supreme Court further explained that, if a subsequent proposal is not"either the same as or within the scope of the project . . . described in the program EIR,"the use of an addendum under the more deferential substantial evidence standard is not appropriate. (San Mateo Gardens,supra, 1 Ca1.5th at 960 [citing Sierra Club, supra, 6 Cal.App.4th at 1321].) Instead, "the agency is required to apply a more exacting standard to determine whether the later project might cause significant environmental effects that were not fully examined in the initial program EIR." (Id. [citing Sierra Club,supra, 6 Cal.App.4th at 1321; Pub. Res. Code § 21094(c).) Therefore, where a subsequent proposal falls outside the scope of the original program EIR, as is the case here,the more exacting"fair argument" standard applies. (Sierra Club, 6 Cal.App.4th at 1318;see also Sierra Club v. County of San Diego (2014)231 Cal.App.4th 1152, 1164 ["when a prior EIR has been prepared and certified for a program or plan,the question for a court reviewing an agency's decision not to use a tiered EIR for a later project 'is one of law, i.e., 'the sufficiency of the evidence to support a fair argument."' [quoting Sierra Club, 6 Cal.App.4th at 1318]].) Under the fair argument standard, a new EIR must be prepared"whenever it can be fairly argued on the basis of substantial evidence that the project may have significant environmental impact. (Sierra Club, 6 Cal.App.4th at 1316 [quotations and citations omitted; October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 6 of 12 emphasis added].) When applying the fair argument test, "deference to the agency's determination is not appropriate and its decision not to require an EIR can be upheld only when there is no credible evidence to the contrary." (Id. at 1318.) "[I]f there is substantial evidence in the record that the later project may arguably have a significant adverse effect on the environment which was not examined in the prior program EIR, doubts must be resolved in favor of environmental review and the agency must prepare a new tiered EIR,notwithstanding the existence of contrary evidence."(Id. at 1319.) Lastly,where there is no evidence that a later project was contemplated at the time of the program EIR or that any site-specific environmental issues related to the later project were addressed in the program EIR,that later project is not within the scope of the program EIR. (See NRDC v. City of Los Angeles(2002) 103 Cal.App.4th 268, 284-85.)When a later project is not within the scope of the program EIR, an initial study followed by "either an EIR or a negative declaration"must be prepared. (14 CCR§ 15168(c)(1).) There can be no doubt that the effects of 300 additional units (for a total of 768 units) were not contemplated in the 2008 EIR,which only analyzed a maximum of 713 units. Because there is no detail or analysis in the 2008 EIR of the construction and operation of 768 units,there is no substantial evidence that this Project is within the scope of the 2008 EIR. As such, CEQA Guidelines section 15168 requires that the City prepare at initial study followed by an EIR or MND. As explained below, however, even though a negative declaration is permissible under CEQA Guidelines 15168, expert evidence submitted by SAFER establishes a fair argument that a supplemental EIR,rather than a negative declaration, is required for the Project. Furthermore, the Project's remaining significant and unavoidable impacts also require the City to prepare an EIR and a statement of overriding considerations. c. A Subsequent EIR and a Statement of Overriding Considerations Are Required Due to the Project's Significant and Unavoidable Environmental Impacts. The Addendum concedes that the earlier 2008 FPEIR and the 2010 Addendum concluded that the Project would result in significant and unavoidable impacts to air quality,noise, and traffic. Although these impacts were previously identified as significant and unavoidable, CEQA requires an EIR to evaluate and mitigate these impacts, as well as a Statement of Overriding Consideration,prior to the issuance of any subsequent approvals. In Communities for a Better Environment v. Cal. Resources Agency(2002) 103 Cal.App.4th 98, 122-25,the court of appeal held that when a"first tier"EIR admits a significant, unavoidable environmental impact,the agency must prepare second tier EIRs for later projects to ensure that those unmitigated impacts are"mitigated or avoided." (Id. [citing 14 CCR §15152(f.)) The court reasoned that the unmitigated impacts were not"adequately addressed" in the first tier EIR since it was not"mitigated or avoided." (Id.) Thus, significant effects disclosed in first tier EIRs will trigger second tier EIRs unless such effects have been"adequately addressed," in a way that ensures the effects will be"mitigated or avoided." (Id.) A second tier EIR is required especially where the impact still cannot be fully mitigated. Such situations also require the preparation of a statement of overriding considerations. Here,the October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 7 of 12 court explained: "The requirement of a statement of overriding considerations is central to CEQA's role as a public accountability statute; it requires public officials, in approving environmental detrimental projects,to justify their decisions based on counterbalancing social, economic or other benefits, and to point to substantial evidence in support." (Id. at 124-25.) Since the 2008 Program FPEIR and the 2010 Addendum identified multiple significant and unavoidable impacts, a second tier EIR is now required to determine if additional mitigation measures can now be imposed to reduce or eliminate those impacts. If those impacts remain significant and unavoidable, a Statement of Overriding Considerations is required in addition to the EIR. "[T]he responsible public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (Communities for a Better Environment, 103 Cal.App.4th at 124-25.) Therefore, approval of the Addendum would be improper and an EIR is required for the Project's significant and unavoidable impacts. DISCUSSION I. The Project Will Have Significant Indoor Air Quality and Adverse Health Impacts. Certified Industrial Hygienist, Francis "Bud" Offermann, PE, CIH, has reviewed the Addendum and all relevant documents regarding the Project's indoor air emissions. Based on this review,Mr. Offermann concludes that the Project will likely expose future residents of the Project to significant impacts related to indoor air quality, and in particular, emissions of the cancer-causing chemicals benzene and formaldehyde. Mr. Offermann is a leading expert on indoor air quality and has published extensively on the topic. Mr. Offermann's expert comments are attached as Exhibit A. Importantly,neither the 2008 FPEIR nor the 2010 Addendum addressed indoor air quality impacts from formaldehyde or benzene emissions. Because these impacts were not previously analyzed,the fair argument standard applies and an EIR is required to address and mitigate these impacts. A. Future Residents Will Face Elevated Cancer Risks from Indoor Formaldehyde Emissions. Formaldehyde is a known human carcinogen and is listed by the State of California as a Toxic Air Contaminant("TAC"). The South Coast Air Quality Management District ("SCAQMD"),the agency responsible for regulating air quality within the South Coast Air Basin—which includes the City of Huntington Beach—has established a cancer risk significance threshold from human exposure to carcinogenic TACs of 10 per million. (Ex. A,p. 2.) Mr. Offermann explains that many composite wood products typically used in building materials and furnishings commonly found in offices,warehouses, residences, and hotels contain formaldehyde-based glues which off-gas formaldehyde over a very long period of time. He states that"[t]he primary source of formaldehyde indoors is composite wood products manufactured with urea-formaldehyde resins, such as plywood,medium density fiberboard, and particleboard. October 31, 2022 Proposed Addendum for the Bella Terra Residential Project Page 8 of 12 These materials are commonly used in building construction for flooring, cabinetry,baseboards, window shades, interior doors, and window and door trims." (Id.,pp. 2-3.) Mr. Offermann concludes that future residents of the Project will be exposed to a cancer risk from formaldehyde of approximately 120 per million, even assuming that all materials are compliant with the California Air Resources Board's formaldehyde airborne toxics control measure. (Id.,p. 4.)This risk level is 12 times greater than SCAQMD's CEQA significance threshold for airborne cancer risk of 10 per million. Importantly, Mr. Offermann's conclusions are based on studies that were conducted in 2019 and which were therefore not available for review when the 2008 FPEIR and 2010 Addendum were approved. The California Supreme Court has emphasized the importance of air district significance thresholds in providing substantial evidence of a significant adverse environmental impact under CEQA. (Communities for a Better Environment v. South Coast Air Quality Management Dist. (2010) 48 Ca1.4th 310, 327 ["As the [South Coast Air Quality Management] District's established significance threshold for NOx is 55 pounds per day,these estimates [of NOx emissions of 201 to 456 pounds per day] constitute substantial evidence supporting a fair argument for a significant adverse impact."].) Since expert evidence demonstrates that the Project will exceed the SCAQMD's CEQA significance threshold, there is substantial evidence that an"unstudied,potentially significant environmental effect[]" exists. (See San Mateo Gardens,supra, 1 Ca1.5th at 958.) The Addendum's failure to address the Project's formaldehyde emissions is also contrary to the California Supreme Court's decision in California Building Industry Ass'n v. Bay Area Air Quality Mgmt. Dist. (2015) 62 Ca1.4th 369, 386 ("CBIA"). In that case,the Supreme Court held that potentially adverse impacts to future users and residents resulting from a Project's environmental impacts must be addressed by the CEQA review process. The issue before the Court in CBIA was whether an air district could enact CEQA guidelines that advised lead agencies that they must analyze the impacts of existing environmental conditions that occurred near a project site. The Supreme Court held that CEQA does not generally require lead agencies to consider the environment's effects on a project(CBIA, 62 Ca1.4th at 385-88). However, it ruled that agencies must still consider the extent to which a project may exacerbate existing environmental conditions at or near a project site, insofar as those conditions may affect the project's future users or residents. (Id. at 388.) Specifically,the Supreme Court wrote, CEQA's statutory language requires lead agencies to disclose and analyze"impacts on a project's users or residents that arise from the project's effects on the environment." (Id. at 387 [emph. added].) The Supreme Court's reasoning in CBIA is well-grounded in CEQA's statutory language. CEQA expressly identifies a project's effects on human beings as an effect that must be addressed as part of an environmental review. "Section 21083(b)(3)'s express language, for example,requires a finding of a `significant effect on the environment' (§ 21083(b))whenever the `environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly."' (CBIA, 62 Ca1.4th at 386.)Likewise, "the Legislature has made clear—in declarations accompanying CEQA's enactment—that public health and safety are of October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 9 of 12 great importance in the statutory scheme." (Id. [citing e.g., §§ 21000, subds. (b), (c), (d), (g), 21001, subds. (b), (d)].) It goes without saying that the future residents of the Project are human beings. It is axiomatic that the health and safety of those residents is subject to CEQA's environmental safeguards. B. Hazardous Soil Vapors from the Costco Gas Station Will Negatively Impact Indoor Air Quality and Impact the Health of Future Residents. Next,Mr. Offermann observes: "Another indoor air quality impact that was not addressed in the Addendum to the Final Program Environmental Impact Report [nor by the] 2010 EIR Addendum for the Village at Bella Terra(LSA,2022), is the potential impact of ground contaminants from the Costco gas station,which is located within 100 feet of the Project." (Id.,p. 12.) In regard to this significant impact,Mr. Offermann explains: "Gasoline stations frequently cause contamination of the ground from spills and leaks of gasoline and other petroleum products,which results in vapors containing benzene, a known human carcinogen,to permeate and migrate through the surrounding ground soil and enter the air of nearby buildings." (Ex. A.,p. 12.)The Addendum fails to address or offer any mitigation for this significant indoor air quality and health impact. The failure to address the gas station's impact on human health is once again contrary to the California Supreme Court's holding in CBIA, discussed above.' Here,the elevated cancer risk that may result from the Project's indoor air emissions will be exacerbated by the additional cancer risk that exists due to the Project's location immediately adjacent to a Costco gas station. Therefore,these indoor air quality and human health impacts must be analyzed by an EIR. C. An EIR Must Be Prepared to Disclose and Mitigate the Project's Significant Indoor Air Quality and Adverse Health Impacts. The City has a duty to investigate issues relating to a project's potential environmental impacts. (See County Sanitation Dist. No. 2 v. County of Kern (2005) 127 Cal.App.4th 1544, ' Interestingly,the Supreme Court specifically discussed the adverse environmental impacts of ground soil contaminants from gasoline stations—and the required procedures under CEQA for disclosure and mitigation of these impacts—in the CBIA decision."Suppose that an agency wants to locate a project next to the site of a long- abandoned gas station.For years,that station pumped gasoline containing methyl tertiary-butyl ether(MTBE),an additive--now banned by California--that can seep into soil and groundwater.(See Western States Petroleum Assn. v. State Dept. of Health Services(2002)99 Cal.App.4th 999, 1003;Cal.Code Regs.,tit. 13,§2262.6,subd.(a) [prohibiting the addition of MTBE to gasoline starting Dec.31,2003].)Without any additional development in the area,the MTBE might well remain locked in place,an existing condition whose risks--most notably the contamination of the drinking water supply--are limited to the gas station site and its immediate environs.But by virtue of its proposed location,the project threatens to disperse the settled MTBE and thus exacerbate the existing contamination.The agency would have to evaluate the existing condition--here,the presence of MTBE in the soil- -as part of its environmental review.Because this type of inquiry still focuses on the project's impacts on the environment--how a project might worsen existing conditions--directing an agency to evaluate how such worsened conditions could affect a project's future users or residents is entirely consistent with this focus and with CEQA as a whole.(CBIA, 62 Cal.4th,supra,at 389.) October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 10 of 12 1597-98. ["[U]nder CEQA,the lead agency bears a burden to investigate potential environmental impacts."].) The proposed Project will have significant impacts on health and air quality by emitting cancer-causing levels of formaldehyde into the air that will expose future residents to cancer risks potentially in excess of SCAQMD's significance threshold of 10 per million. The carcinogenic formaldehyde emissions which Mr. Offermann identified are not an existing environmental condition. To the contrary,those emissions will be caused by the Project and will result in adverse effects on the environment. If built without appropriate mitigation,the Project will slowly emit formaldehyde over long periods of time to levels that pose significant direct and cumulative health risks to Project residents. As noted above,the Supreme Court in CBIA expressly found that a Project's environmental impacts, including those that affect a "project's users and residents," must be addressed by the CEQA review process. Therefore, an EIR must be prepared to identify existing levels of TAC emissions near the Project site—such as those resulting from the operation of the adjacent Costco gas station—and the impact that those will have on the health of future residents.Moreover, an EIR must evaluate the cumulative effect on future residents resulting from both the Project's indoor formaldehyde emissions and existing off-site TAC emissions. Mr. Offermann concludes that these significant impacts should be analyzed in an EIR and that additional mitigation measures should be imposed to reduce the significant health risks that will result from indoor emissions of formaldehyde and benzene. (Id.,pp. 12-14.) Mr. Offermann proposes various feasible mitigation measures to reduce these impacts, including by imposing a requirement that the Project applicant install air filters throughout the building and commit to using only composite wood materials that are made with CARB approved no-added formaldehyde (NAF)resins, or ultra-low emitting formaldehyde (ULEF)resins, for all of the buildings' interior spaces. Additionally, Mr. Offermann observes that further"environmental assessment is needed to ascertain if mitigation measures such as a sub-slab ventilation system will be required to [e]nsure that the concentrations of gasoline ground contaminants [from the Costco gas station], including benzene, are maintained at acceptable concentrations in the indoor air of the Project (e.g., occupant indoor exposures are less than the NSRL of 13 µg/day for benzene)." (Id.) Mr. Offermann's observations constitute substantial evidence that the Project will produce potentially significant air quality and health impacts which the Addendum and the previous CEQA documents have failed to address. Therefore,the City must therefore prepare an EIR to fully evaluate and mitigate these adverse impacts to future Project residents. II. The Project Will Have Significant Noise Impacts and Lacks Appropriate Mitigation. Deborah Jue of the acoustics consulting firm Wilson Ihrig reviewed the Addendum and the associated Noise and Vibration Technical Report(Appendix F). Based on her review,Ms. Jue concluded that the Project will result in"substantial and significant"noise impacts which were not adequately considered or mitigated by the Addendum. Ms. Jue's expert comments are attached as Exhibit B. October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 11 of 12 A. The Addendum Obscures the Project's Likely Impacts Upon Sensitive Noise Receptors,Including School Children and Vulnerable Residents. Ms. Jue notes that the Addendum lacks a quantified noise threshold to properly "assess the impact of construction noise at the nearby schools." (Ex.B.,p. 1.) Instead,the Addendum refers to the City's 80 dBA construction noise threshold,without evaluating whether this is an appropriate threshold for determining whether the Project's construction noise will negatively impact neighboring schools. (Id.)This oversight is problematic because CEQA does not permit public agencies to apply significance thresholds"in a way that forecloses the consideration of any other substantial evidence showing there may be a significant effect." (Communities for a Better Environment v. California Resources Agency(2002) 103 Cal.App.4th 98, 105.) Therefore,Ms. Jue writes, additional analysis must be performed to "show that on-going noise from Project construction activities, including increased truck activities off-site would not exceed 55 dBA exterior/40 dBA interior at nearby school buildings,"which will be impacted by Project construction during two—and possibly even three—academic school years. (Id.,pp. 1-2.) Furthermore,the Addendum improperly obscures the Project's likely noise impacts to impacted residents of the immediately adjacent building, The Residences at Bella Terra, by referring to the substantial noise increases it will produce as"temporary."As Ms. Jue explains, however,this characterization is contrary to the CEQA Guidelines. In fact,the Guidelines specifically ask whether a Project will result in a"substantial temporary or permanent increase in ambient noise levels in the vicinity of the project"to determine whether its noise impacts may be deemed significant. (Id.,pp. 3-4.) To characterize the planned 28 months of construction noise as "temporary" obscures the fact that the impact to residents will be"substantial and significant,"and will require additional "mitigation measures such as sound barriers [and] buffer distances." (Id.,p. 4.) B. The Addendum Fails to Adopt Legally Enforceable Mitigation Measures and Improperly Defers Mitigation. CEQA requires that mitigation measures be fully enforceable through permit conditions, agreements, or other legally binding instruments. 14 CCR§ 15126.4(a)(2). (See also, Woodward Park Homeowners Assn., Inc. v. City of Fresno (2007) 150 Cal.App.4th 683, 730 [project proponent's agreement to a mitigation by itself is insufficient;mitigation measure must be an enforceable requirement].)furthermore, a CEQA lead agency may not rely on mitigation measures to reduce a Project's impacts if the proposed measures are not enforceable. (Id.) The Addendum proposes several Project Design Features ("PDFs")to reduce the Project's noise impacts—but it lacks any legally enforceable mitigation measures. (Ex. B.,p. 3.)As. Ms. Jue observes,these PDFs are insufficient because they lack any legally binding enforcement or reporting mechanism, and thus fail to comply with CEQA by leaving open the possibility that they will not be implemented. October 31,2022 Proposed Addendum for the Bella Terra Residential Project Page 12 of 12 In one PDF, for instance,the Addendum suggests that the"Project shall be reviewed by an acoustical consultant," and that it will be subject thereafter to review and approval by Planning Department staff. (Id.)But again,this PDF lacks any legally enforceable mechanism to ensure this independent review takes place. It also fails to disclose what criteria will be used to assess whether the proposed mitigation is adequate. CEQA does not allow this type of deferred mitigation because it limits the law's primary goal of providing broad public disclosure to inform decision making. "Formulation of mitigation measures shall not be deferred until some future time." 14 CCR § 15126.4(a)(1)(B). Similarly, as the courts have explained, "Numerous cases illustrate that reliance on tentative plans for future mitigation after completion of the CEQA process significantly undermines CEQA's goals of full disclosure and informed decision making; and consequently,these mitigation plans have been overturned on judicial review as constituting improper deferral of environmental assessment." (Communities for a Better Environment v. City of Richmond(2010) 184 Cal.App.4th 70, 92 [emph. added].) III. CONCLUSION In conclusion, SAFER believes that the Addendum fails as an informational document and that there is substantial evidence the Project will have significant noise and air quality impacts.Additionally,because the previous CEQA approvals determined that the Project would have significant and unavoidable environmental impacts, a second tier EIR and a statement of overriding considerations are required. Therefore,we respectfully request that the City deny approval of the Addendum and instead undertake the necessary efforts prepare an EIR for the Project. Sincerely, Adam Frankel LOZEAU DRURY LLP EXHIBIT A ME INDOOR ENVIRONMENTAL ENGINEERING HEE 1448 Pine Street,Suite 103 San Francisco,California 94109 Telephone:(415)567-7700 E-mail: offermann(a,IEE-SF.com http://www.iee-sf.com Date: October 20, 2022 To: Adam Frankel Lozeau I Drury LLP 1939 Harrison Street, Suite 150 Oakland, California 94612 From: Francis J. Offermann PE CIH Subject: Indoor Air Quality: The Village at Bella Terra-Huntington Beach, CA (IEE File Reference: P-4637) Pages: 19 Indoor Air Quality Impacts Indoor air quality (IAQ) directly impacts the comfort and health of building occupants, and the achievement of acceptable IAQ in newly constructed and renovated buildings is a well-recognized design objective. For example, IAQ is addressed by major high- performance building rating systems and building codes (California Building Standards Commission, 2014; USGBC, 2014). Indoor air quality in homes is particularly important because occupants, on average, spend approximately ninety percent of their time indoors with the majority of this time spent at home (EPA, 2011). Some segments of the population that are most susceptible to the effects of poor IAQ, such as the very young and the elderly, occupy their homes almost continuously. Additionally, an increasing number of adults are working from home at least some of the time during the workweek. Indoor air quality also is a serious concern for workers in hotels, offices and other business establishments. The concentrations of many air pollutants often are elevated in homes and other buildings relative to outdoor air because many of the materials and products used indoors contain and release a variety of pollutants to air (Hodgson et al., 2002; Offermann and Hodgson, 2011). With respect to indoor air contaminants for which inhalation is the primary route of exposure, the critical design and construction parameters are the provision of adequate ventilation and the reduction of indoor sources of the contaminants. Indoor Formaldehyde Concentrations Impact. In the California New Home Study (CNHS) of 108 new homes in California (Offermann, 2009), 25 air contaminants were measured, and formaldehyde was identified as the indoor air contaminant with the highest cancer risk as determined by the California Proposition 65 Safe Harbor Levels (OEHHA, 2017a),No Significant Risk Levels (NSRL) for carcinogens. The NSRL is the daily intake level calculated to result in one excess case of cancer in an exposed population of 100,000 (i.e., ten in one million cancer risk) and for formaldehyde is 40 µg/day. The NSRL concentration of formaldehyde that represents a daily dose of 40 µg is 2 1.ig/m3, assuming a continuous 24-hour exposure, a total daily inhaled air volume of 20 m3, and 100% absorption by the respiratory system. All of the CNHS homes exceeded this NSRL concentration of 2 µg/m3. The median indoor formaldehyde concentration was 36 1.tg/m3, and ranged from 4.8 to 136 µg/m3, which corresponds to a median exceedance of the 2 µg/m3 NSRL concentration of 18 and a range of 2.3 to 68. Therefore, the cancer risk of a resident living in a California home with the median indoor formaldehyde concentration of 36 µg/m3, is 180 per million as a result of formaldehyde alone. The CEQA significance threshold for airborne cancer risk is 10 per million, as established by the South Coast Air Quality Management District(SCAQMD,2015). Besides being a human carcinogen, formaldehyde is also a potent eye and respiratory irritant. In the CNHS, many homes exceeded the non-cancer reference exposure levels (RELs) prescribed by California Office of Environmental Health Hazard Assessment (OEHHA, 2017b). The percentage of homes exceeding the RELs ranged from 98% for the Chronic REL of 9 µg/m3 to 28%for the Acute REL of 55 µg/m3. The primary source of formaldehyde indoors is composite wood products manufactured with urea-formaldehyde resins, such as plywood, medium density fiberboard, and 2 of 19 particleboard. These materials are commonly used in building construction for flooring, cabinetry, baseboards,window shades, interior doors, and window and door trims. In January 2009, the California Air Resources Board (CARB) adopted an airborne toxics control measure (ATCM) to reduce formaldehyde emissions from composite wood products, including hardwood plywood, particleboard, medium density fiberboard, and also furniture and other finished products made with these wood products (California Air Resources Board 2009). While this formaldehyde ATCM has resulted in reduced emissions from composite wood products sold in California, they do not preclude that homes built with composite wood products meeting the CARB ATCM will have indoor formaldehyde concentrations below cancer and non-cancer exposure guidelines. A follow up study to the California New Home Study (CNHS) was conducted in 2016- 2018 (Singer et. al., 2019), and found that the median indoor formaldehyde in new homes built after 2009 with CARB Phase 2 Formaldehyde ATCM materials had lower indoor formaldehyde concentrations, with a median indoor concentrations of 22.4 µg/m3 (18.2 ppb) as compared to a median of 36 µg/m3 found in the 2007 CNHS. Unlike in the CNHS study where formaldehyde concentrations were measured with pumped DNPH samplers, the formaldehyde concentrations in the HENGH study were measured with passive samplers, which were estimated to under-measure the true indoor formaldehyde concentrations by approximately 7.5%. Applying this correction to the HENGH indoor formaldehyde concentrations results in a median indoor concentration of 24.1 µg/m3, which is 33% lower than the 36 µg/m3 found in the 2007 CNHS. Thus, while new homes built after the 2009 CARB formaldehyde ATCM have a 33% lower median indoor formaldehyde concentration and cancer risk, the median lifetime cancer risk is still 120 per million for homes built with CARB compliant composite wood products. This median lifetime cancer risk is more than 12 times the OEHHA 10 in a million cancer risk threshold(OEHHA,2017a). With respect to The Village at Bella Terra - Huntington Beach, CA, the buildings consist of residential and commercial spaces. 3 of 19 The residential occupants will potentially have continuous exposure (e.g. 24 hours per day, 52 weeks per year). These exposures are anticipated to result in significant cancer risks resulting from exposures to formaldehyde released by the building materials and furnishing commonly found in residential construction. Because these residences will be constructed with CARB Phase 2 Formaldehyde ATCM materials, and be ventilated with the minimum code required amount of outdoor air, the indoor residential formaldehyde concentrations are likely similar to those concentrations observed in residences built with CARB Phase 2 Formaldehyde ATCM materials, which is a median of 24.1 µg/m3 (Singer et. al., 2020) Assuming that the residential occupants inhale 20 m3 of air per day, the average 70-year lifetime formaldehyde daily dose is 482 µg/day for continuous exposure in the residences. This exposure represents a cancer risk of 120 per million, which is more than 12 times the CEQA cancer risk of 10 per million.For occupants that do not have continuous exposure,the cancer risk will be proportionally less but still substantially over the CEQA cancer risk of 10 per million (e.g. for 12/hour/day occupancy, more than 6 times the CEQA cancer risk of 10 per million). The employees of the commercial spaces are expected to experience significant indoor exposures (e.g., 40 hours per week, 50 weeks per year). These exposures for employees are anticipated to result in significant cancer risks resulting from exposures to formaldehyde released by the building materials and furnishing commonly found in offices,warehouses, residences and hotels. Because the commercial spaces will be constructed with CARB Phase 2 Formaldehyde ATCM materials, and be ventilated with the minimum code required amount of outdoor air, the indoor formaldehyde concentrations are likely similar to those concentrations observed in residences built with CARB Phase 2 Formaldehyde ATCM materials, which is a median of 24.1 µg/m3 (Singer et. al., 2020) Assuming that the employees of commercial spaces work 8 hours per day and inhale 20 4 of 19 m3 of air per day,the formaldehyde dose per work-day at the offices is 161 µg/day. Assuming that these employees work 5 days per week and 50 weeks per year for 45 years (start at age 20 and retire at age 65)the average 70-year lifetime formaldehyde daily dose is 70.9 µg/day. This is 1.77 times the NSRL (OEHHA, 2017a) of 40 µg/day and represents a cancer risk of 17.7 per million, which exceeds the CEQA cancer risk of 10 per million. This impact should be analyzed in an environmental impact report ("EIR"), and the agency should impose all feasible mitigation measures to reduce this impact. Several feasible mitigation measures are discussed below and these and other measures should be analyzed in an EIR. In addition, we note that the average outdoor air concentration of formaldehyde in California is 3 ppb, or 3.7 µg/m3, (California Air Resources Board, 2004), and thus represents an average pre-existing background airborne cancer risk of 1.85 per million. Thus, the indoor air formaldehyde exposures describe above exacerbate this pre-existing risk resulting from outdoor air formaldehyde exposures. Appendix A, Indoor Formaldehyde Concentrations and the CARB Formaldehyde ATCM, provides analyses that show utilization of CARB Phase 2 Formaldehyde ATCM materials will not ensure acceptable cancer risks with respect to formaldehyde emissions from composite wood products. Even composite wood products manufactured with CARB certified ultra low emitting formaldehyde (ULEF) resins do not insure that the indoor air will have concentrations of formaldehyde the meet the OEHHA cancer risks that substantially exceed 10 per million. The permissible emission rates for ULEF composite wood products are only 11-15% lower than the CARB Phase 2 emission rates. Only use of composite wood products made with no-added formaldehyde resins (NAF), such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met. 5 of 19 The following describes a method that should be used, prior to construction in the environmental review under CEQA, for determining whether the indoor concentrations resulting from the formaldehyde emissions of specific building materials/furnishings selected exceed cancer and non-cancer guidelines. Such a design analyses can be used to identify those materials/furnishings prior to the completion of the City's CEQA review and project approval, that have formaldehyde emission rates that contribute to indoor concentrations that exceed cancer and non-cancer guidelines, so that alternative lower emitting materials/furnishings may be selected and/or higher minimum outdoor air ventilation rates can be increased to achieve acceptable indoor concentrations and incorporated as mitigation measures for this project. Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment This formaldehyde emissions assessment should be used in the environmental review under CEQA to assess the indoor formaldehyde concentrations from the proposed loading of building materials/furnishings, the area-specific formaldehyde emission rate data for building materials/furnishings, and the design minimum outdoor air ventilation rates. This assessment allows the applicant (and the City) to determine, before the conclusion of the environmental review process and the building materials/furnishings are specified, purchased, and installed, if the total chemical emissions will exceed cancer and non-cancer guidelines, and if so, allow for changes in the selection of specific material/furnishings and/or the design minimum outdoor air ventilations rates such that cancer and non-cancer guidelines are not exceeded. 1.) Define Indoor Air Quality Zones. Divide the building into separate indoor air quality zones, (IAQ Zones). IAQ Zones are defined as areas of well-mixed air. Thus, each ventilation system with recirculating air is considered a single zone, and each room or group of rooms where air is not recirculated (e.g. 100% outdoor air) is considered a separate zone. For IAQ Zones with the same construction material/furnishings and design minimum outdoor air ventilation rates. (e.g. hotel rooms, apartments, condominiums, etc.)the formaldehyde emission rates need only be assessed for a single IAQ Zone of that type. 6 of 19 2.) Calculate Material/Furnishing Loading. For each IAQ Zone, determine the building material and furnishing loadings (e.g., m2 of material/m2 floor area, units of furnishings/m2 floor area) from an inventory of all potential indoor formaldehyde sources, including flooring, ceiling tiles, furnishings, finishes, insulation, sealants, adhesives, and any products constructed with composite wood products containing urea- formaldehyde resins (e.g.,plywood,medium density fiberboard,particleboard). 3.) Calculate the Formaldehyde Emission Rate. For each building material, calculate the formaldehyde emission rate (µg/h) from the product of the area-specific formaldehyde emission rate (µg/m2-h) and the area (m2) of material in the IAQ Zone, and from each furnishing (e.g. chairs, desks, etc.) from the unit-specific formaldehyde emission rate (µg/unit-h) and the number of units in the IAQ Zone. NOTE: As a result of the high-performance building rating systems and building codes (California Building Standards Commission, 2014; USGBC, 2014), most manufacturers of building materials furnishings sold in the United States conduct chemical emission rate tests using the California Department of Health "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers," (CDPH, 2017), or other equivalent chemical emission rate testing methods. Most manufacturers of building furnishings sold in the United States conduct chemical emission rate tests using ANSIBIFMA M7.1 Standard Test Method for Determining VOC Emissions (BIFMA, 2018), or other equivalent chemical emission rate testing methods. CDPH, BIFMA, and other chemical emission rate testing programs, typically certify that a material or furnishing does not create indoor chemical concentrations in excess of the maximum concentrations permitted by their certification. For instance, the CDPH emission rate testing requires that the measured emission rates when input into an office, school, or residential model do not exceed one-half of the OEHHA Chronic Exposure Guidelines (OEHHA, 2017b) for the 35 specific VOCs, including formaldehyde, listed in Table 4-1 of the CDPH test method (CDPH, 2017). These certifications themselves do not provide the actual area-specific formaldehyde emission rate (i.e., µg/m2-h) of the 7 of 19 product, but rather provide data that the formaldehyde emission rates do not exceed the maximum rate allowed for the certification. Thus, for example,the data for a certification of a specific type of flooring may be used to calculate that the area-specific emission rate of formaldehyde is less than 31 µg/m2-h, but not the actual measured specific emission rate, which may be 3, 18, or 30 µg/m2-h. These area-specific emission rates determined from the product certifications of CDPH, BIFA, and other certification programs can be used as an initial estimate of the formaldehyde emission rate. If the actual area-specific emission rates of a building material or furnishing is needed (i.e. the initial emission rates estimates from the product certifications are higher than desired),then that data can be acquired by requesting from the manufacturer the complete chemical emission rate test report. For instance if the complete CDPH emission test report is requested for a CDHP certified product, that report will provide the actual area- specific emission rates for not only the 35 specific VOCs, including formaldehyde, listed in Table 4-1 of the CDPH test method (CDPH, 2017), but also all of the cancer and reproductive/developmental chemicals listed in the California Proposition 65 Safe Harbor Levels (OEHHA, 2017a), all of the toxic air contaminants (TACs) in the California Air Resources Board Toxic Air Contamination List (CARB, 2011), and the 10 chemicals with the greatest emission rates. Alternatively, a sample of the building material or furnishing can be submitted to a chemical emission rate testing laboratory, such as Berkeley Analytical Laboratory (https://berkelevanalytical.com),to measure the formaldehyde emission rate. 4.) Calculate the Total Formaldehyde Emission Rate. For each IAQ Zone, calculate the total formaldehyde emission rate (i.e. µg/h) from the individual formaldehyde emission rates from each of the building material/furnishings as determined in Step 3. 5.) Calculate the Indoor Formaldehyde Concentration. For each IAQ Zone, calculate the indoor formaldehyde concentration (µg/m3) from Equation 1 by dividing the total formaldehyde emission rates (i.e. µg/h) as determined in Step 4, by the design minimum outdoor air ventilation rate (m3/h)for the IAQ Zone. 8 of 19 Etotal Cin = (Equation 1) Qoa where: Ct�= indoor formaldehyde concentration(µg/m3) Etotal=total formaldehyde emission rate (µg/h) into the IAQ Zone. Qoa=design minimum outdoor air ventilation rate to the IAQ Zone (m3/h) The above Equation 1 is based upon mass balance theory, and is referenced in Section 3.10.2 "Calculation of Estimated Building Concentrations" of the California Department of Health"Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers", (CDPH, 2017). 6.) Calculate the Indoor Exposure Cancer and Non-Cancer Health Risks. For each IAQ Zone, calculate the cancer and non-cancer health risks from the indoor formaldehyde concentrations determined in Step 5 and as described in the OEHHA Air Toxics Hot Spots Program Risk Assessment Guidelines; Guidance Manual for Preparation of Health Risk Assessments (OEHHA, 2015). 7.) Mitigate Indoor Formaldehyde Exposures of exceeding the CEQA Cancer and/or Non-Cancer Health Risks. In each IAQ Zone, provide mitigation for any formaldehyde exposure risk as determined in Step 6, that exceeds the CEQA cancer risk of 10 per million or the CEQA non-cancer Hazard Quotient of 1.0. Provide the source and/or ventilation mitigation required in all IAQ Zones to reduce the health risks of the chemical exposures below the CEQA cancer and non-cancer health risks. Source mitigation for formaldehyde may include: 1.) reducing the amount materials and/or furnishings that emit formaldehyde 2.) substituting a different material with a lower area-specific emission rate of formaldehyde 9 of 19 Ventilation mitigation for formaldehyde emitted from building materials and/or furnishings may include: 1.) increasing the design minimum outdoor air ventilation rate to the IAQ Zone. NOTE: Mitigating the formaldehyde emissions through use of less material/furnishings, or use of lower emitting materials/furnishings, is the preferred mitigation option, as mitigation with increased outdoor air ventilation increases initial and operating costs associated with the heating/cooling systems. Further, we are not asking that the builder "speculate" on what and how much composite materials be used, but rather at the design stage to select composite wood materials based on the formaldehyde emission rates that manufacturers routinely conduct using the California Department of Health "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers," (CDPH, 2017), and use the procedure described earlier above (i.e. Pre- Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde. Outdoor Air Ventilation Impact. Another important finding of the CNHS, was that the outdoor air ventilation rates in the homes were very low. Outdoor air ventilation is a very important factor influencing the indoor concentrations of air contaminants, as it is the primary removal mechanism of all indoor air generated contaminants. Lower outdoor air exchange rates cause indoor generated air contaminants to accumulate to higher indoor air concentrations. Many homeowners rarely open their windows or doors for ventilation as a result of their concerns for security/safety, noise, dust, and odor concerns (Price, 2007). In the CNHS field study, 32% of the homes did not use their windows during the 24-hour Test Day, and 15% of the homes did not use their windows during the entire preceding week. Most of the homes with no window usage were homes in the winter field session. Thus, a substantial percentage of homeowners never open their windows, especially in the winter season. The median 24-hour measurement was 0.26 air changes per hour (ach), with a range of 0.09 ach to 5.3 ach. A total of 67%of the homes had outdoor air exchange 10 of 19 rates below the minimum California Building Code (2001) requirement of 0.35 ach. Thus, the relatively tight envelope construction, combined with the fact that many people never open their windows for ventilation, results in homes with low outdoor air exchange rates and higher indoor air contaminant concentrations. This Project is close to roads with moderate to high traffic (e.g., Gothard Street, Edinger Avenue, San Diego Freeway (405), Center Avenue, Goldenwest Street, etc.),as well as air traffic from the Joint Forces Training Center(JFTC) airfield. Thus, the Project site is a sound impacted site. In Appendix F of the Addendum to the Final Program Environmental Impact Report and 2010 EIR Addendum for the Village at Bella Terra(LSA, 2022), Table 4-1 reports that the existing noise levels ranged from 63-65 dBA CNEL. As these measurements were collected 10/15-18/21 during the pandemic, the future post-pandemic noise levels will have higher traffic volumes and ambient noise levels. As a result of the high outdoor noise levels, the current project will require a mechanical supply of outdoor air ventilation to allow for a habitable interior environment with closed windows and doors. Such a ventilation system would allow windows and doors to be kept closed at the occupant's discretion to control exterior noise within building interiors. PM2.5 Outdoor Concentrations Impact. An additional impact of the nearby motor vehicle traffic associated with this project, are the outdoor concentrations of PM2.5. This Project is located in the South Coast Air Basin, which is a State and Federal non- attainment area for PM25. An air quality analyses should to be conducted to determine the concentrations of PM2.s in the outdoor and indoor air that people inhale each day. This air quality analyses needs to consider the cumulative impacts of the project related emissions, existing and projected future emissions from local PM2.5 sources (e.g. stationary sources, motor vehicles, and airport traffic) upon the outdoor air concentrations at the Project site. If the outdoor concentrations are determined to exceed the California and National annual average PM2.5 11 of 19 exceedence concentration of 12 µg/m3, or the National 24-hour average exceedence concentration of 35 µg/m3,then the buildings need to have a mechanical supply of outdoor air that has air filtration with sufficient removal efficiency, such that the indoor concentrations of outdoor PM2.s particles is less than the California and National PM2.s annual and 24-hour standards. It is my experience that based on the projected high traffic noise levels,the annual average concentration of PM2.5 will exceed the California and National PM2.s annual and 24-hour standards and warrant installation of high efficiency air filters (i.e. MERV 13 or higher) in all mechanically supplied outdoor air ventilation systems. Ground Contamination Impact. Another indoor air quality impact that was not addressed in the Addendum to the Final Program Environmental Impact Report and 2010 EIR Addendum for the Village at Bella Terra (LSA, 2022), is the potential impact of ground contaminants from the Costco gas station, which is located within 100 feet of the Project. Gasoline stations frequently cause contamination of the ground from spills and leaks of gasoline and other petroleum products, which results in vapors containing benzene, a known human carcinogen, to permeate and migrate through the surrounding ground soil and enter the air of nearby buildings. Thus, an environmental assessment is needed to ascertain if mitigation measures such as a sub-slab ventilation system will be required to insure that the concentrations of gasoline ground contaminants, including benzene, are maintained at acceptable concentrations in the indoor air of the Project (e.g., occupant indoor exposures are less than the NSRL of 13 µg/day for benzene). Indoor Air Quality Impact Mitigation Measures The following are recommended mitigation measures to minimize the impacts upon indoor quality: Indoor Formaldehyde Concentrations Mitigation. Use only composite wood materials (e.g. hardwood plywood, medium density fiberboard, particleboard) for all interior finish systems that are made with CARB approved no-added formaldehyde (NAF) resins 12 of 19 (CARB, 2009). CARB Phase 2 certified composite wood products, or ultra-low emitting formaldehyde (ULEF) resins, do not insure indoor formaldehyde concentrations that are below the CEQA cancer risk of 10 per million. Only composite wood products manufactured with CARB approved no-added formaldehyde (NAF) resins, such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met. Alternatively, conduct the previously described Pre-Construction Building Material/Furnishing Chemical Emissions Assessment, to determine that the combination of formaldehyde emissions from building materials and furnishings do not create indoor formaldehyde concentrations that exceed the CEQA cancer and non-cancer health risks. It is important to note that we are not asking that the builder"speculate"on what and how much composite materials be used, but rather at the design stage to select composite wood materials based on the formaldehyde emission rates that manufacturers routinely conduct using the California Department of Health"Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers", (CDPH, 2017), and use the procedure described above (i.e. Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde. Outdoor Air Ventilation Mitigation. Provide each habitable room with a continuous mechanical supply of outdoor air that meets or exceeds the California 2016 Building Energy Efficiency Standards (California Energy Commission, 2015) requirements of the greater of 15 cfm/occupant or 0.15 cfm/ft2 of floor area. Following installation of the system conduct testing and balancing to insure that required amount of outdoor air is entering each habitable room and provide a written report documenting the outdoor airflow rates. Do not use exhaust only mechanical outdoor air systems, use only balanced outdoor air supply and exhaust systems or outdoor air supply only systems. Provide a manual for the occupants or maintenance personnel, that describes the purpose of the 13 of 19 mechanical outdoor air system and the operation and maintenance requirements of the system. PM2.s Outdoor Air Concentration Mitigation. Install air filtration with sufficient PM2.5 removal efficiency (e.g. MERV 13 or higher) to filter the outdoor air entering the mechanical outdoor air supply systems, such that the indoor concentrations of outdoor PM2.5 particles are less than the California and National PM2.5 annual and 24-hour standards. Install the air filters in the system such that they are accessible for replacement by the occupants or maintenance personnel. Include in the mechanical outdoor air ventilation system manual instructions on how to replace the air filters and the estimated frequency of replacement. Ground Contamination Assessment and Mitigation. Conduct an environmental assessment to ascertain if mitigation measures such as a sub-slab ventilation system will be required to insure that the concentrations of gasoline ground contaminants, including benzene, are maintained at acceptable concentrations in the indoor air of the Project (e.g., occupant indoor exposures are less than the NSRL of 13 µg/day for benzene). References BIFA. 2018. BIFMA Product Safety and Performance Standards and Guidelines. www.b ifma.org/page/standardsovery iew California Air Resources Board. 2004. Formaldehyde in the Home. https://ww3.arb.ca.gov > research > indoor > formaldg108-04.pdf California Air Resources Board. 2009.Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products. California Environmental Protection Agency, Sacramento, CA. https://www.arb.ca.gov/regact/2007/compwood07/fro-final.pdf 14 of 19 California Air Resources Board. 2011. Toxic Air Contaminant Identification List. California Environmental Protection Agency, Sacramento, CA. https://www.arb.ca.gov/toxics/id/taclist.htm California Building Code. 2001. California Code of Regulations, Title 24, Part 2 Volume 1, Appendix Chapter 12, Interior Environment, Division 1, Ventilation, Section 1207: 2001 California Building Code, California Building Standards Commission. Sacramento, CA. California Building Standards Commission (2014). 2013 California Green Building Standards Code. California Code of Regulations, Title 24, Part 11. California Building Standards Commission, Sacramento, CA http://www.bsc.ca.gov/Home/CALGreen.aspx. California Energy Commission, PIER Program. CEC-500-2007-033. Final Report, ARB Contract 03-326. Available at: www.arb.ca.gov/research/apr/past/03-326.pdf. California Energy Commission, 2015. 2016 Building Energy Efficiency Standards for Residential and Nonresidential Buildings, California Code of Regulations, Title 24,Part 6. http://www.energy.ca.gov/2015publications/CEC-400-2015-037/CEC-400-2015-037- CMF.pdf CDPH. 2017. Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers, Version 1.1. California Department of Public Health, Richmond, CA. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx. EPA. 2011. Exposure Factors Handbook: 2011 Edition, Chapter 16 — Activity Factors. Report EPA/600/R-09/052F, September 2011. U.S. Environmental Protection Agency, Washington,D.C. Hodgson, A. T., D. Beal, J.E.R. McIlvaine. 2002. Sources of formaldehyde, other aldehydes and terpenes in a new manufactured house. Indoor Air 12: 235-242. 15 of 19 LSA. 2022. Addendum to the Final Program Environmental Impact Report and 2010 EIR Addendum for the Village at Bella Terra, SCH 20080312066. OEHHA (Office of Environmental Health Hazard Assessment). 2015. Air Toxics Hot Spots Program Risk Assessment Guidelines; Guidance Manual for Preparation of Health Risk Assessments. OEHHA (Office of Environmental Health Hazard Assessment). 2017a. Proposition 65 Safe Harbor Levels.No Significant Risk Levels for Carcinogens and Maximum Allowable Dose Levels for Chemicals Causing Reproductive Toxicity. Available at: http://www.oehha.ca.gov/prop65/pdf/safeharbor081513.pdf OEHHA - Office of Environmental Health Hazard Assessment. 2017b. All OEHHA Acute, 8-hour and Chronic Reference Exposure Levels. Available at: http://oehha.calov/air/allrels.html Offermann, F. J. 2009. Ventilation and Indoor Air Quality in New Homes. California Air Resources Board and California Energy Commission, PIER Energy-Related Environmental Research Program. Collaborative Report. CEC-500-2009-085. https://www.arb.ca.gov/research/apr/past/04-310.pdf Offermann, F. J. and A. T. Hodgson. 2011. Emission Rates of Volatile Organic Compounds in New Homes. Proceedings Indoor Air 2011 (12th International Conference on Indoor Air Quality and Climate 2011), June 5-10, 2011,Austin, TX. Singer, B.C, Chan, W.R, Kim, Y., Offermann, F.J., and Walker I.S. 2020. Indoor Air Quality in California Homes with Code-Required Mechanical Ventilation. Indoor Air,Vol 30, Issue 5, 885-899. South Coast Air Quality Management District (SCAQMD). 2015. California Environmental Quality Act Air Quality Handbook. South Coast Air Quality Management 16 of 19 District, Diamond Bar, CA, http://www.agmd.gov/home/rules-compliance/cega/air- quality-analysis-handbook USGBC. 2014. LEED BD+C Homes v4. U.S. Green Building Council, Washington, D.C. http://www.usgbc.org/credits/homes/v4 APPENDIX A INDOOR FORMALDEHYDE CONCENTRATIONS AND THE CARB FORMALDEHYDE ATCM With respect to formaldehyde emissions from composite wood products, the CARB ATCM regulations of formaldehyde emissions from composite wood products, do not assure healthful indoor air quality. The following is the stated purpose of the CARB ATCM regulation - The purpose of this airborne toxic control measure is to "reduce formaldehyde emissions from composite wood products, and finished goods that contain composite wood products, that are sold, offered for sale, supplied, used, or manufactured for sale in California". In other words,the CARB ATCM regulations do not "assure healthful indoor air quality", but rather "reduce formaldehyde emissions from composite wood products". Just how much protection do the CARB ATCM regulations provide building occupants from the formaldehyde emissions generated by composite wood products? Definitely some, but certainly the regulations do not "assure healthful indoor air quality" when CARB Phase 2 products are utilized. As shown in the Chan 2019 study of new California homes, the median indoor formaldehyde concentration was of 22.4 µg/m3 (18.2 ppb), which corresponds to a cancer risk of 112 per million for occupants with continuous exposure,which is more than 11 times the CEQA cancer risk of 10 per million. Another way of looking at how much protection the CARB ATCM regulations provide building occupants from the formaldehyde emissions generated by composite wood products is to calculate the maximum number of square feet of composite wood product that can be in a residence without exceeding the CEQA cancer risk of 10 per million for occupants with continuous occupancy. 17 of 19 For this calculation I utilized the floor area (2,272 ft2), the ceiling height (8.5 ft), and the number of bedrooms (4) as defined in Appendix B (New Single-Family Residence Scenario) of the Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers, Version 1.1, 2017, California Department of Public Health, Richmond, CA. https://www.cdph.ca.gov/Programs/CCDPHP/ DEODC/EHLB/IAQ/PagesNOC.aspx. For the outdoor air ventilation rate I used the 2019 Title 24 code required mechanical ventilation rate (ASHRAE 62.2) of 106 cfm (180 m3/h) calculated for this model residence. For the composite wood formaldehyde emission rates I used the CARB ATCM Phase 2 rates. The calculated maximum number of square feet of composite wood product that can be in a residence,without exceeding the CEQA cancer risk of 10 per million for occupants with continuous occupancy are as follows for the different types of regulated composite wood products. Medium Density Fiberboard(MDF)— 15 ft2 (0.7%of the floor area), or Particle Board—30 ft2 (1.3%of the floor area), or Hardwood Plywood—54 ft2 (2.4% of the floor area), or Thin MDF—46 ft2(2.0%of the floor area). For offices and hotels the calculated maximum amount of composite wood product (% of floor area)that can be used without exceeding the CEQA cancer risk of 10 per million for occupants, assuming 8 hours/day occupancy, and the California Mechanical Code minimum outdoor air ventilation rates are as follows for the different types of regulated composite wood products. Medium Density Fiberboard(MDF)—3.6%(offices) and 4.6%(hotel rooms), or Particle Board—7.2 % (offices) and 9.4%(hotel rooms), or Hardwood Plywood— 13 % (offices) and 17% (hotel rooms), or Thin MDF— 11 %(offices) and 14 % (hotel rooms) 18 of 19 Clearly the CARB ATCM does not regulate the formaldehyde emissions from composite wood products such that the potentially large areas of these products, such as for flooring, baseboards, interior doors, window and door trims, and kitchen and bathroom cabinetry, could be used without causing indoor formaldehyde concentrations that result in CEQA cancer risks that substantially exceed 10 per million for occupants with continuous occupancy. Even composite wood products manufactured with CARB certified ultra low emitting formaldehyde (ULEF) resins do not insure that the indoor air will have concentrations of formaldehyde the meet the OEHHA cancer risks that substantially exceed 10 per million. The permissible emission rates for ULEF composite wood products are only 11-15% lower than the CARB Phase 2 emission rates. Only use of composite wood products made with no-added formaldehyde resins (NAF), such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met. If CARB Phase 2 compliant or ULEF composite wood products are utilized in construction,then the resulting indoor formaldehyde concentrations should be determined in the design phase using the specific amounts of each type of composite wood product, the specific formaldehyde emission rates, and the volume and outdoor air ventilation rates of the indoor spaces, and all feasible mitigation measures employed to reduce this impact (e.g. use less formaldehyde containing composite wood products and/or incorporate mechanical systems capable of higher outdoor air ventilation rates). See the procedure described earlier (i.e. Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde. Alternatively, and perhaps a simpler approach, is to use only composite wood products (e.g. hardwood plywood, medium density fiberboard, particleboard) for all interior finish systems that are made with CARB approved no-added formaldehyde (NAF)resins. 19 of 19 EXHIBIT B WILSON IHRIG ACOUSTICS, NOISE & VIBRATION CAUFORNIA WASHINGTON NEW YORK WI #22-004.xx October 17,2022 Mr.Adam Frankel Lozeau I Drury LLP 1939 Harrison Street,Suite 150 Oakland,California 94612 SUBJECT: Bella Terra Residential Project,Comments on the EIR Addendum and Technical Report Dear Mr.Frankel, Following are comments on the Addendum (2022 Addendum) to the Final Program EIR and 2010 EIR Addendum for the subject matter project. The proposed project (Project) focuses on the residential portion of the original Village at Bella Terra in Huntington Beach,CA.This Project would result in the demolition and removal of an existing department store and adjacent retail space to construction a seven-story mixed-use infill project consisting of 300 apartments units,ground floor retail and restaurant uses and associated hardscape and landscaping improvements.The noise and vibration analysis is summarized in Appendix F which contains a Technical Report (TR) and a summary memo (Memo)that compares the prior environmental analyses with the current analyses. Analysis Lacks Noise Thresholds Schools The 2022 Addendum and Appendix F do not include any criteria or numeric analysis to assess the impact of construction noise at the nearby schools. The 2022 Addendum TR identifies speech interference and performance as a concern, particular at learning environments such as schools (page 2-6).The 2022 Addendum TR lacks any discussion of whether the City of Huntington's 80 dBA construction noise threshold (Item 2.page 5-5) is adequate to maintain an appropriate background or intermittent noise level in classroom buildings. The 2021 California Collaborative for High Performance Schools (CHPS)1 version 2.0 identifies an interior on-going noise level 40 dBA or less from all noise sources. Typical construction with windows open for ventilation typically reduces sound by 15 dBA.2 Thus, the analysis must show that on-going noise from Project construction activities, including increased truck activities off-site would not exceed 55 dBA exterior/40 dBA 12014 version 1.03 CHPS required 45 dBA.https://chps.net/sites/default/files/file attach/CA- CHPS Criteria 2014 V1.03.pdf https://chps.net/sites/default/files/file attach/CAv2-requirements-onlv.pdf 2 This is a base assumption of the California Title 24 code which requires multi-family residences to show that the building shell can reduce sound to achieve 45 dBA(Ldn)when the exterior environment exceeds 60 Ldn. 5900 HOLLIS STREET, SUITETI EMERYVILLE,CA 94608 (510)658-6719 WWW.WILSONIHRIG.COM WILSON IHRIG Bella Terra Residential 2022 EIR Addendum interior at nearby school buildings.With a 28-month construction duration (2022 Addendum page 2-29),the Project would affect at least two academic years and possibly three. Construction Noise Increase Threshold As noted in Appendix F (page 2-6), a change (increase) of 10 dBA is perceived as being "twice as loud".A noise increase of 20 dBA is perceived as being four times as loud.In addition to the absolute noise level of 80 dBA for daytime construction identified as a threshold of significance in the 2022 Addendum Memo (page 5 of 12), a relative noise increase must also be used. Just because these changes are temporary is no reason to discount them as significant per CEQA. We recommend identifying a noise increase exceeding 10 dBA over the existing(average) condition as significant. Construction Noise Requires Mitigation Pile Installation As noted in the Appendix F Memo,the 2010 Draft Addendum mentions the noise from impact pile driving,but the mitigation measures proposed in that document are not specific to reducing impact pile driving noise. The 2022 Addendum assumes that the pile foundation will be auger cast piles (2022 Addendum PDF-GEO-1) which are drilled and cast-in-place and generate less noise and vibration than impact driven piles.The intention to avoid or reduce potentially damaging vibration is identified as part of PDF-NOI-2 (2022 Addendum TF page 1-5),but the motivation to reduce noise is not identified. The 2022 Addendum uses an absolute threshold for construction noise (80 dBA),and if impact pile driving were used,it would exceed 80 dBA at the nearest noise sensitive use(The Residences at Bella Terra 75 ft away)and generate a significant noise impact.The use of auger cast piles must be codified as a mitigation measure so that any potential changes to the method of pile installation would be subject to review and approval with regard to noise and vibration impact. Other Construction Noise Furthermore, the 2022 Addendum TR is not very transparent regarding the noise impact from construction activities at The Residences at Bella Terra. The average construction noise estimates are shown in Table 7-3 of the TR,but a closer examination of the calculations in Appendix B (Table 8) show that the analysis uses the "acoustical average" which was actually the geometric mean: square root[ (closest x farthest) ]. The 2022 Addendum does not disclose the actual construction noise that would occur for any activities occurring closest to these residences.The table below shows the construction noise levels by phase at the closest distance, a near distance and the "acoustical average".The combined noise levels combine the construction with the average noise level (61 dBA Leq, identified in Appendix F TR Table 4-1 at the LT1 measurement location)3. Just because noise levels and noise increase are temporary is no reason to discount them as significant per CEQA. 3 These numbers are almost unchanged from the"Project only"values because the Project noise is so much higher. Page 2 WILSON IHRIG Bella Terra Residential 2022 EIR Addendum Table 1 Additional Construction Noise Calculations for The Residences at Bella Terra Combined Noise levels Noise increase above Distances(ft 8-hour Leq-Project only (Average,61 dBA) average "acousti "acousti Leg "acoustic "acoustic cal cal Construction @ al al average Closest Near at average" Phase 50 ft Closest Near average" Closest Near average" Closest Near at 75 ft 125 ft at 192 ft Demolition 90 75 125 192 86 82 78 86 82 78 25 21 17 Site 82 75 125 192 78 74 70 79 74 71 18 13 10 Preparation Grading and 89 75 125 192 85 81 77 85 81 77 24 20 16 Pile Installation Building 82 75 125 192 78 74 70 79 74 71 18 13 10 Construction Architectural 74 75 125 192 70 66 62 71 67 65 10 6 4 Coating Paving 82 75 125 192 78 74 70 79 74 71 18 13 10 Items in bold exceed either Huntington Beach 80 dBA noise limit or 10 dBA over existing average noise level. Items in red are more than 15 dBA higher than the existing average noise level. Mitigation Measures are Not Properly Identified The 2022 Addendum identifies several Project Design Features (PDFs).These appear to be specific elements of the project that are intended to avoid any findings of significant impacts and the corresponding mitigation measures. For the most part these PDFs lack any legally binding enforcement or reporting mechanism. This is inadequate because the use of these noise- and vibration-related PDFs fail to satisfy CEQA's requirement that all mitigation measures be legally binding and enforceable. • PDF-NOI-1:This PDF to limit vibration-generating activities within 12 ft of nearby structures or require a vibration survey and monitoring lacks any direct enforcement or reporting mechanism. The project must incorporate a mitigation measure that binds the project to this PDF. • PDF-NOI-2:This PDF to limit vibration from pile installation identifies the use of auger cast piles instead of driven piles.There is no enforcement or reporting mechanism to ensure this will be implemented during construction.The project must incorporate a mitigation measure that binds the project to this PDF. • PDF-NOI-3: This PDF indicates that the design of the Project shall be reviewed by an acoustical consultant,and includes a requirement that the City will review and approve this report. The Project must incorporate a mitigation measure that binds the project to this PDF. • PDF-NOI-4:This PDF limits the hours of operation of the pool and pool deck and requires the Project operator to enforce these hours. The Project must incorporate a mitigation measure that binds the project to this PDF and clarifies expectations to document enforcement of these hours. Furthermore,the 2022 Addendum Memo makes this statement(page 5 of 12) "Therefore,although some large noise increases are predicted,the resulting noise levels would not exceed the applicable City noise limits for temporary construction activities. As a result,the overall impact of construction noise is determined to be less than significant."This statement is counter to CEQA guidance.The CEQA checklist(Appendix G,Item XIII.Noise a.) asks would the project result in (emphasis mine): Page 3 WILSON IHRIG Bella Terra Residential 2022 EIR Addendum 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? With a 28-month construction duration, these noise increases caused by construction activity that would occur within 192 ft of The Residences at Bella Terra would be substantial and significant, requiring mitigation measures such as sound barriers,buffer distances,etc. Please feel free to contact me with any questions on this information. Very truly yours, WILSON IHRIG 7-e,19-- -[Tina-- Deborah A.Jue,INCE-USA Principal bella terra residential addendum_wilson ihrig_10-17-22.docx Page 4 EXHIBIT C LOZEAU DRURYLL T 510.836.4200 1939 Harrison Street,Ste. 150 www.lozcaudrury.corn F 510.836.4205 Oakland,CA 94612 Adam@!ozeaudrury.corn _.....iiiiiii Via Email September 27,2022 Chair Brendon Perkins Mr. Hayden Beckman Vice-Chair Kayla Acosta-Galvan Senior Planner Commissioner Oscar Rodriguez Planning Division Commissioner Ian Adam City of Huntington Beach Commissioner Connie Mandic 2000 Main Street Commissioner John Scandura Huntington Beach, CA 92648 Commissioner Alan Ray hayden.beckman@surfcity-hb.org planning.commission@surfcity-hb.org Ms. Robin Estanislau City Clerk City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 robin.estanislau@surfcity-hb.org Re: Comment on Proposed Addendum to Environmental Impact Report No.21- 002,Bella Terra Residential Project, September 27,2022 Planning Commission Meeting Public Hearing Item No. 1 (File No. 22-747, General Plan Amendment No. 21-001,Zoning Text Amendment No.21-003, Site Plan Review No.21-002) Dear Honorable Planning Commissioners, Mr. Beckman, and Ms. Estanislau: I am writing on behalf of Supporters Alliance for Environmental Responsibility ("SAFER")regarding the proposed Addendum to the 2008 Final Program Environmental Impact Report("FPEIR") and the 2010 EIR Addendum (hereinafter,the "2022 Addendum"),prepared for the Bella Terra Residential Project(File No. 22-747, General Plan Amendment No. 21-001, Zoning Text Amendment No. 21-003, Site Plan Review No. 21-002). The 2022 Addendum for the proposed Project includes all actions related or referring to the proposed demolition of an existing 149,000 square foot Burlington department store and of 30,000 square feet of adjacent retail space, and the proposed construction of a seven-story mixed-use infill project consisting of 300 apartment units, 40,000 square feet of retail and restaurant space, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements, at 7777 Edinger Avenue in the City of Huntington Beach (the"Project"). September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 2 of 5 After reviewing the 2022 Addendum,we conclude that it fails as an informational document, and that there is a fair argument that the Project may have adverse environmental impacts. Therefore,we request that the City of Huntington Beach("City")prepare an environmental impact report("EIR") for the Project pursuant to the California Environmental Quality Act("CEQA"),Public Resources Code section 21000, et seq. LEGAL STANDARD The EIR is the very heart of CEQA. (Bakersfield Citizens for Local Control v. City of Bakersfield(2004) 124 Cal.App.4th 1184, 1214 (Bakersfield Citizens);Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903, 927.) The EIR is an"environmental `alarm bell' whose purpose is to alert the public and its responsible officials to environmental changes before they have reached the ecological points of no return." (Bakersfield Citizens, 124 Cal.App.4th at 1220.) The EIR also functions as a"document of accountability," intended to "demonstrate to an apprehensive citizenry that the agency has, in fact, analyzed and considered the ecological implications of its action." (Laurel Heights Improvements Assn. v. Regents of Univ. of Cal. (1988)47 Ca1.3d 376, 392.) The EIR process "protects not only the environment but also informed self-government." (Pocket Protectors, 124 Cal.App.4th at 927.) CEQA contains a strong presumption in favor of requiring a lead agency to prepare an EIR. This presumption is reflected in the"fair argument" standard,which requires the lead agency to prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment. (Pub. Res. Code § 21082.2;Laurel Heights Improvement Ass'n v. Regents of the University of California(1993) ("Laurel Heights IF') 6 Cal.4t 1112, 1123;No Oil, Inc. v. City of Los Angeles (1974) 13 Ca1.3d 68, 75, 82; Quail Botanical Gardens v. City of Encinitas(1994) 29 Cal.App.4th 1597, 1602.) Under the "fair argument" standard, an EIR is required if any substantial evidence in the record indicates that a project may have an adverse environmental effect—even if contrary evidence exists to support the agency's decision. (14 CCR § 15064(f)(1);Pocket Protectors, 124 Ca1.App.4th at 931;Stanislaus Audubon Society v. County of Stanislaus(1995) 33 Cal.App.4th 144, 150-51; Quail Botanical Gardens Found, Inc. v. City of Encinitas(1994) 29 Cal.App.4th 1597, 1602.) The "fair argument" standard creates a"low threshold"favoring environmental review through an EIR rather than through issuance of negative declarations or notices of exemption from CEQA. (Pocket Protectors, 124 Cal.App.4th at 928.) The"fair argument" standard is virtually the opposite of the typical deferential standard accorded to agencies. As a leading CEQA treatise explains: This 'fair argument' standard is very different from the standard normally followed by public agencies in their decision making. Ordinarily,public agencies weigh the evidence in the record and reach a decision based on a preponderance of the evidence. [Citation]. The fair argument standard,by contrast,prevents the lead agency from weighing competing evidence to determine who has a better argument concerning the likelihood or extent of a potential environmental impact. September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 3 of 5 (Kostka&Zishcke, Practice Under the California Environmental Quality Act, §6.37 (2d ed. Cal. CEB 2021).) The Courts have explained that"it is a question of law,not fact,whether a fair argument exists, and the courts owe no deference to the lead agency's determination. Review is de novo,with a preference for resolving doubts in favor of environmental review." (Pocket Protectors, 124 Cal.App.4th at 928 (emphasis in original).) LEGAL REVIEW OF CEOA ADDENDUM The City has prepared an Addendum to a previously certified EIR. In order to be compliant with CEQA, an Addendum must comply with the CEQA Guidelines and with the courts' prior decisions outlining the circumstances under which an Addendum may be adopted. The Addendum presented today fails to comply with either of these requirements and, if adopted, would directly violate CEQA. a. The Addendum Involves New Significant Environmental Effects and Violates CEQA Pursuant to the CEQA Guidelines, an addendum to a previously certified EIR may be prepared only if"none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred." (CEQA Guidelines § 15164(b).)Notably, CEQA Guidelines § 15162(a)provides that an addendum to an EIR is not appropriate where: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration 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 or Negative Declaration 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 or the negative declaration was adopted, shows any of the following: (A)The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown 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 proponents decline to adopt the mitigation measure or alternative; or (D)Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 4 of 5 more significant effects on the environment,but the project proponents decline to adopt the mitigation measure or alternative. The significant proposed changes presented cannot plausibly be described as"minor technical changes"to the 2008 FPEIR and 2010 Addendum. To the contrary,the 2022 Addendum proposes the addition of 40,449 square feet of commercial space and 300 residential units to the area designated as"Area B."None of the significant environmental impacts that will result from these newly proposed developments were previously considered. In fact,the proposed construction of 300 units—in addition to the existing 468 units that were constructed as part of development of the Revised Village at Bella Terra/Costco (the "2010 Project")—would exceed by 55 units the FPEIR's approved maximum of 713 residential units. These proposed changes make clear that the Project involves new significant environmental effects and new information of substantial importance that make the use of Addendum here entirely inappropriate. THE CITY'S INADEOUATE PUBLIC DISCLOSURES FRUSTRATE THE PURPOSE OF CEOA The courts have made clear that a core tenet of the EIR process is that it"protects not only the environment but also informed self-government." (Pocket Protectors, 124 Cal.App.4th at 927.) Adoption of the 2022 Addendum would violate key principles of informed self- government and legally required disclosures of public records. As of this writing,the City has not publicly released or made available for public inspection the 2008 FPEIR or the 2010 Addendum.Notably,the City's Planning Division maintains a dedicated web page including a list of all environmental documents and related approvals prepared for the various stages of the Project) However, none of the published hyperlinks are currently functional,thus impeding the public's ability to view these important records. At a minimum,the City should republish all prior environmental review documents related to the Project prior to undertaking any further consideration of additional approvals. CONCLUSION In conclusion, SAFER believes that the 2022 Addendum fails as an informational document, and that there is a fair argument that the Project may have adverse environmental impacts. Therefore,we request that the City of Huntington Beach ("City")prepare an environmental impact report(`EIR") for the Project pursuant to the California Environmental Quality Act("CEQA"),Public Resources Code section 21000, et seq. We reserve the right to supplement these comments, including but not limited to at public hearings concerning the Project. Galante Vineyards v. Monterey Peninsula Water Management Dist., 60 Cal.App.4th 1109, 1121 (1997). 1 https://www.huntingtonbeachca.gov/government/departments/planning/maiorBTVillage.cfm(visited on Sept.27, 2022). September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 5 of 5 Sincerely, �rL Adam Frankel LOZEAU DRURY LLP Moore, Tania From: Fikes, Cathy Sent: Monday, October 31, 2022 10:30 AM To: Agenda Alerts Subject: FW: Public Hearing Item 22 on 11/1/2022 at 6pm From:Zap<channelfrequency@gmail.com> Sent: Monday, October 31, 2022 5:36 AM To:CITY COUNCIL<city.council@surfcity-hb.org> Subject: Public Hearing Item 22 on 11/1/2022 at 6pm To City Council, Public Hearing Item 22. 22-880 Consider Appeal (Bella Terra Residential Project) I favor the appeal and prefer a denial of Bella Terra Residential Project. I'm not interested in Bella Terra Residential Project or any additional residential zoning at Bella Terra due to lack of information. I'm concerned about the lack of parking spaces in front of the curved commercial unit section, I think this reduces access to these units by 50%. My additional concerns are crime, basic health, a pool being built on top of a building, residential unit noise and future plumbing and sewage problems, the building-story-height blocking the sunlight, view and sunlight to roll out solar panels, limited architecture selection, lack of foliage and open space, commercial displacement, traffic,traffic noise and pedestrian traffic. I think I've observed Bella Terra, countless times, being of concern and negatively affecting the natural environment. Sincerely, Ben Pickens, HB resident SUPPLEMENTAL COMMUNICATION MeMg Date: 1 1 \Po9.2- Agenda Item No.; Moore, Tania From: Fikes, Cathy Sent: Tuesday, November 1, 2022 9:09 AM To: Agenda Alerts Subject: FW: Opposition to Bella Terra 7 story and Brindle Build Original Message From: Dennis Pappas<ndoceanpappas@gmail.com> Sent:Tuesday, November 1, 2022 7:56 AM To:CITY COUNCIL<city.council@surfcity-hb.org> Cc: Dennis Pappas<ndoceanpappas@gmail.com> Subject: Opposition to Bella Terra 7 story and Brindle Build Dear Huntington Beach City Council, Please consider delaying the vote on these two developments; Bella Terra 7 Story-Burlington Coat Factory and the Brindle Property. We have not had enough public input nor do we have the infrastructure to support these builds. This can be a project or project for the new city council to deliberate. Respectfully, Thank you, Patricia Pappas SJPPLEMENTAL COMMUNICATION ;eta r ste: 11 1 d(30/ ". Agenda item Moore, Tania From: MONICA SEHNERT <mmsehnert@msn.com> Sent: Tuesday, November 1, 2022 8:07 AM To: supplementalcomm@surfcity-hb.org Subject: Burlington Coat Factory and Brindle Property Dear Huntington Beach City Council, Please consider delaying the vote on these two properties; Burlington Coat Factory and Brindle Property till after the new city council has been established for the upcoming year.Our infrastructure is already strained and I fear this will overburden the existing one.Thank you for your consideration in this matter. Respectfully, Monica Sehnert Sent from my iPad SUPPLEMENTAL COMMUNICATION Wang Date: 1I / 11,909a- Aperida 1 Item►o.; as (aa ) Switzer, Donna From: delaine.bailey.1791@gmail.com Sent: Tuesday, November 1, 2022 10:17 AM To: supplementalcomm@surfcity-hb.org Subject: Oppose Approval of Bella Terra 7-Story Building / Burlington Coat Factory& Brindle- Thomas Overlay Dear Huntington Beach City Council, Please consider delaying the vote on these two developments; Bella Terra 7 Story-Burlington Coat Factory and the Brindle Property. We have not had enough public input nor do we have the infrastructure to support these builds. This can be a project or project for the new city council to deliberate. Respectfully, Delaine Bailey SUPPLEMENTAL COMNIIMCATION M�tng Date: 1_11 I Po�-a Agenda item No. #aa (90-. 1 :44 AGElvED PUSUC ro )FOR COUNCIL MEETING� : /�l I // - i c ' ICE ROSIN I$TANI$LAU©CITY CLERK CCITTY CLERK C\D Memorandum Prepared for: Hayden Beckman, Senior Planner, City of Huntington Beach Prepared by: Keith Lay, ICF Date: November 1, 2022 Re: Bella Terra Residential Project—Response to October 31, 2022, Letter from Lozeau Drury to City Council This memorandum provides responses to the air quality,health risk,and noise comments included in the letter submitted by Lozeau Drury,LLP on behalf of the Supporters Alliance for Environmental Responsibility("SAFER") (hereafter,"Lozeau Drury letter") dated October 31,2022,regarding the City of Huntington Beach City Council's Public Hearing Item Nos.20-21 for the Bella Terra Residential Project(project). Comment A. Future Residents Will Face Elevated Cancer Risks from Indoor Formaldehyde Emissions The commenter maintains that the project would have a significant impact on indoor air quality due to formaldehyde and refers to a research paper,Indoor Air Quality in California Homes with Code- required Mechanical Ventilation (Chan,W.,Kim,Y.,Offerman,F.,and Walker,I.,2020).The research paper collected data from 70 homes about ventilation practices and conducted pollutant measurements of fine particulate matter(PM2.5) indoors and outdoors and formaldehyde and carbon dioxide(CO2) indoors. The building conditions in the research paper are dissimilar to the project because the research paper was seeking to study single family detached homes built in 2011 through 2017 to comply with the 2010 through 2016 versions of the California Title 24 standards,whereas the project would be built to the most current and applicable California Title 24 standards (the 2019 version of the California Title 24 standard is the current version as of the date of this response) and is comprised of apartment with a mix of floor plans.The Title 24 2019 standards include new ventilation requirements that improve indoor air quality protecting residents from air pollution originating from outdoor and indoor sources.1 The adopted fan sizing method in the 2019 Title 24 includes requirements that ensures there is no structural bias towards higher pollutant exposure in homes using unbalanced ventilation systems,unlike the previous Title 24 standards,which could worsen indoor air quality by 20 percent on average.2 Further,the 2019 Title 24 requirements referenced above ensure that ventilation systems consistently demonstrate lower indoor air quality exposures across various home types (e.g.,homes with more air leakage,homes with more airtightness)than California Depart of General Services Building Standards Commission.2020.2019 California Green Building Standards Code, Title 24,Part 11 with July 2021 Supplement.Available: https://codes.iccsafe.org/content/CGBC2019P4.Accessed:November 2022. 2 Chan,W.,Kim,Y.,Singer,B.,and Walker I.2019.Ventilation and Indoor Air Quality in New California Homes with Gas Appliances and Mechanical Ventilation.Lawrence Berkeley National Laboratory,Energy Technologies Area, LBNL-2001200,DOI: 10.20357/B7QC7X. 49 Discovery Suite 250, Irvine,CA 92618 USA +1.949.333.6600 +1.949.333.601 fax icf.com Bella Terra Residential Project—Response to October 31,2022, Letter from Lozeau Drury to City Council November 1, 2022 Page 2 of 4 prior standards.3 Therefore,it is misleading to directly apply results from the referenced research paper to the project. The State of California's own regulatory agency with authority over this issue,the California Air Resources Board (CARB),has stated that the control measures it has approved for reducing emissions,including formaldehyde,from composite wood products provide a level of control that protects health and safety.CARB makes this point by stating directly in its Frequently Asked Questions for Consumers on Reducing Emissions from Composite Wood Products (CWP)that,from a public health standpoint,the CWP Regulation's emission standards are set at low levels intended to protect public health.4 The first emission standards(Phase 1)went into effect in 2009.The more stringent Phase 2 standards are now in effect for all composite wood panels and finished goods sold in California. Prior to the CWP Regulation,formaldehyde emissions were often ten to twenty-fold higher than the current allowable levels.The regulation also includes provisions for no-added formaldehyde and ultra-low emitting formaldehyde-based resins,to encourage the use of these lower-emitting resins in composite wood products.Thus,the project's residential uses,which would be built to the newer ventilation requirements found in the Title 24 standards and include the stringent CARB Phase 2 standards,would not have significant indoor air quality impacts. Furthermore,CARB's Airborne Toxic Control Measures (ATCM)program functions as a certified state regulatory program.5 Therefore,the commenters assertion that the project would be far above the South Coast Air Quality Management District's (SCAQMD) CEQA significance threshold for airborne cancer risk of 10 per million is invalid.In addition,the commenters comparison to the SCAQMD thresholds is not appropriate,as the SCAQMD thresholds apply to stationary and mobile sources of emissions,not consumer materials.Formaldehyde in building materials,as noted above, is regulated by CARB not SCAQMD. Furthermore,the commenter is speculating in the assertion that composite wood materials would be used in the interior of the buildings.Indoor building materials will not be known until the building permit stage,and,as stated above,these materials will be required to comply with Title 24 standards and CARB Phase 2 requirements. Moreover,the commentator speculates that the project could have an effect on the project residents, which is not considered to be an impact under CEQA and need not be analyzed in the project's EIR. See,e.g.,Parker Shattuck Neighbors v.Berkeley City Council(2013) 222 Cal.App.4th 768,782 (Court concluded that alleged health risks to project residents and construction workers from contaminated soils did not constitute a fair argument of an impact to the environment under CEQA. "In general,CEQA does not regulate environmental changes that do not affect the public atlarge: "the question is whether a project[would] affect the environment of persons in general,not whether a project[would] affect particular persons." [Citations omitted]).The project would not exacerbate an existing environmental condition,as all products that would be newly installed in the project's 3 Ibid. 4 California Air Resources Board,Frequently Asked Questions for Consumers,Reducing Formaldehyde Emissions from Composite Wood Products,Available: https://ww3.arb.ca.gov/toxics/compwood/consumer_faq.pdf? ga=2.32900281.682464648.1573169874- 1026610208.1565143819.Accessed:November 2022. 5 The California Secretary for Resources has determined that CARB meets the criteria for a Certified State Regulatory Program(Title 14,California Code of Regulations(CCR)§15251(d)).This certification allows CARB to adopt rules,regulations,standards and plans,and exempts CARB from the requirement to prepare Initial Studies,Notices of Preparation,Negative Declarations or Environmental Impact Reports(EIRs). Bella Terra Residential Project—Response to October 31,2022, Letter from Lozeau Drury to City Council November 1,2022 Page 3 of 4 uses would meet the stringent CARB Phase 2 standards,as applicable,for formaldehyde as discussed above,and the project's residential uses would incorporate improved ventilation standards in compliance with 2019 Title 24 Standards as discussed above.As a residential development,the project does not represent a unique or special development that needs addressing in CEQA,which is primarily concerned with a project's impact on the environment;therefore,no special analysis or mitigation is required under CEQA.The project will comply with the codes and regulations in California applicable to the project's uses,which adequately address potential emissions and risks from building materials to ensure safe practices and healthy indoor air. Comment B. Hazardous Soil Vapors from the Costco Gas Station Will Negatively Impact Indoor Air Quality and Impact the Health of Future Residents The commentator speculates that the project could have an effect on the project residents,which is not considered to be an impact under CEQA and need not be analyzed in the project's EIR.See,e.g., Parker Shattuck Neighbors v. Berkeley City Council(2013) 222 Ca1.App.4th 768,782 (Court concluded that alleged health risks to project residents and construction workers from contaminated soils did not constitute a fair argument of an impact to the environment under CEQA. "In general,CEQA does not regulate environmental changes that do not affect the public at large: "the question is whether a project[would] affect the environment of persons in general,not whether a project[would] affect particular persons." [Citations omitted]).In addition,the court case referenced in the comment's footnote refers to the dispersal of settled MTBE from an abandoned gas station that affect the surrounding environment.Those conditions do not apply to the proposed project.Therefore,the potential health risks associated with contaminated soils were not considered. Comment C. An EIR Must Be Prepared to Disclose and Mitigate the Projects Significant Indoor Air Quality and Adverse Health Impacts Please refer to the responses to Comments A and B above.No additional mitigation measures are required. Comment D. The Addendum Obscures the Project's Likely Impacts Upon Sensitive Noise Receptors,Including School Children and Vulnerable Residents As discussed in Section 7.1.1 of the Noise and Vibration Technical Report(ICF,April 2022),the construction staging,loading,and haul truck area would be in the existing loading dock area at the center of Bella Terra Mall,which is surrounded by existing commercial buildings.Trucks would enter and exit this area via the driveway to the north,then Central Avenue to and from I-405.This haul route would be 550 feet from the Fusion Academy and more than 2,000 feet from the buildings located on the campus of Golden West College.Based on a noise level of 77 dBA at a distance of 50 feet,the truck noise would be reduced to 45 dBA at Golden West College and to 56 dBA at Fusion Academy.These noise levels are far below the 75 dBA Lmax permitted by the City of Huntington Beach in Section 8.40.050 of the municipal code.In addition,these noise levels do not include any Bella Terra Residential Project—Response to October 31,2022, Letter from Lozeau Drury to City Council November 1,2022 Page 4 of 4 noise attenuation provided by the existing structures located between the haul routes and the schools,such as the Hotel Huntington Beach located between the haul route and the Fusion Academy.These noise levels are the maximum noise levels associated with intermittent activities. Furthermore,the Fusion Academy is located within a commercial building that does not have operable windows.Therefore,the average noise levels would not exceed the 55 dBA exterior noise level or 40 dBA interior noise level referenced in the comment. Section 7.1.1 of the Noise and Vibration Technical Report(ICF,April 2022) does disclose that the construction activities could result in an increase in noise of up to 23 dB when compared to the existing conditions.Although these short-term increases would be very noticeable and may cause nuisance or annoyance to nearby residents,average construction noise levels are less than the 80 dBA Leq threshold established by the City in Section 8.40.090 of its Municipal Code.Therefore, although some large noise increases are predicted,the resulting noise levels would not exceed the applicable City noise limits for temporary construction activities. Comment D. The Addendum Fails to Adopt Legally Enforceable Mitigation Measures and Improperly Defers Mitigation As discussed in Chapter 8 of the Noise and Vibration Technical Report(ICF,April 2022),after implementing PDF-NOI-1 through PDF-NOI-4,the project's noise and vibration impacts have been reduced to below a level of significance.Therefore,there are no additional mitigation measures to enforce. Project design feature PDF-NOI-3 does require the evaluation of the final plans by an acoustical consultant to ensure that the onsite mechanical and electrical equipment is in compliance with the City's nighttime stationary source noise thresholds.At this time,the size,design,and manufacturer of the HVAC equipment is unknown.To ensure that a conservative assessment was included in the noise analysis,the noise levels were calculated assuming that the compressors would be distributed across the project rooftops and could potentially all run simultaneously. Including the noise attenuation provided by the roof edge,and fewer compressors operating simultaneously,would reduce the noise levels to below the City's standards. Switzer, Donna From: Levin, Shannon Sent: Tuesday, November 1, 2022 1:58 PM To: agendaalerts@su Subject: FW: Opposition to Bella Terra yen story and Brindle high density Original Message From: Dennis Pappas<ndoceanpappas@gmail.com> Sent:Tuesday, November 1, 2022 1:56 PM To: CITY COUNCIL<city.council@surfcity-hb.org> Subject: Opposition to Bella Terra seven story and Brindle high density Dear City Council Members, Please delay any approval voting of the Bella Terra seven story and Brindle project. We already have traffic issues at Bella Terra and enough housing in this property and another at Gothard & Edinger. Our current infrastructure has water shortages and blackouts Common sense dictates not to move forward at this time This is not good for the look of our beach community or for the citizens you represent. Thank You Sent from my iPhone 1 RU TA N REc vE.FROIM //f4 V7U '#� / `� Jeffrey M.Oderman • Direct Dial:(714)641-3441 RUTAN &TUCKER,LLP AS SIC RECORD FOR COUNCIL MIMING G E-mail:joderman@rutan.com OF 22-, CRY CLERK OFFICE ROBIN ESTANISIAU,CITY CLERK November 1, 2022 VIA E-MAIL Mayor Barbara Delgleize and Members of the City Council City of Huntington Beach 200 Main Street Huntington Beach, CA 92648 Re: City Council's November 1, 2022,Meeting;Agenda ItemsXand}X; Bella Terra Mixed-Use Project .21 + 22 Dear Mayor Delgleize and Members of the City Council: I am submitting this letter on behalf of Bella Terra Associates LLC ("BTA"). This letter responds to the (last minute) October 31st letter submitted to you by the Lozeau.Drury-law firm on behalf of the Supporters Alliance for Environmental Responsibility("SAFER"). I respectfully request that a copy of this letter be entered into the public hearing record at tonight's hearing. Much of SAFER's October 31 letter covers the same ground as its September-27 letter to the Planning Commission. I previously addressed those points — and others— in my October 26 letter to the Council and will not repeat those points here. 1. General Legal Standards; The City- Properly Exercised its Discretion to Determine that-the Project's Environmental-Impacts Were Adequately Addressed in the Prior CEOA Documents, Subject to the Few Minor Mitigation Measures Imposed as Noted in the Addendum. SAFER's argument that an entirely new EIR is required because a different mix of land uses is proposed on 3.38 acres of the 63.75 acre property addressed in the 2008 EIR — more residential and less commercial — is simply wrong. As the Supreme Court held in Friends of College of San Mateo Gardens v. San Mateo County Community College Dist. (2016) 1 Cal.5t 937 ("San Mateo Gardens"), the case primarily relied upon by SAFER for this assertion, the essential question is whether "the original environmental document retains some informational value"for analysis of the environmental impacts of the modified project. It is only if the previous environmental document" (in this case, the 2008 Final EIR) "is wholly irrelevant to the decisionmaking process"that the lead agency must"start from the beginning. . . ." (Id. at pp. 951- 952.) "If the original environmental document retains some informational value despite the proposed changes, then the agency proceeds to decide under CEQA's subsequent review provisions whether project changes will require major revisions to the original environmental Rutan & Tucker, LLP 18575 Jamboree Road, 9th Floor Irvine, CA 92612 1714-641-5100 I Fax 714-546-9035 112/029326-0003 Orange County I Palo Alto I San Francisco I www.rutan.com 18460887.1 all/01/22 RUTAN NUTIIN 5'TUG{EN,LLY - • Mayor Barbara Delgleize and Members of the City Council November 1, 2022November 1, 2022 Page 2 document " (Id.) And"whether an initial environmental document remains relevant despite changed plans or circumstances. . . is. . . a question for the agency to answer in the first instance, drawing on its particular expertise." If the agency's decision on that point is challenged in court, the only question is "whether the agency's decision is supported by substantial evidence, . . . not to weigh conflicting evidence and determine who has the better argument." (Id at 953.) Applying this correct legal standard to the Project before you,BTA agrees with your City staff and Planning Commission that the 2008 EIR(as updated with the 2010 Addendum) "retains some informational value"for analysis of the current Project's environmental impacts and that the modest changes--more residential and-less commercial on about 5% of the Bella Terra site —do not necessitate major revisions to the EIR. In addition, and contrary to SAFER's assertion,the fact that the 2008 Bella Terra EIR was labeled a "Program" EIR rather than a "Project" EIR makes no difference in terms of the deferential standard of review applicable to judging whether the City's decision to use an Addendum is appropriate. The City's-decision will be upheld in the courts as long as there is any substantial evidence to support it, even if there is some disagreement on the point. See, e.g., Latinos Unidos de Napa v. City of Napa(2013)221 Ca1.App.4a' 192, 204,where the Court, citing another case for the same proposition, noted that "[o]nce an agency has prepared an EIR, its decision not to prepare a supplemental or subsequent EIR for a later project is reviewed under the deferential substantial evidence standard. [Citations.] 'This rule applies to determinations regarding whether a new EIR is required following a program-ER level of review."' Here, your staff and highly qualified consultant team went through each and every environmental impact addressed in the 2008 EIR(as updated by the 2010 Addendum), compared the Project impacts to the impacts previously addressed, and determined that the ER (as so updated) adequately addressed-virtually all impacts of the Project. This is because — as SAFER simply refuses to acknowledge—the impacts of the current Project are in most instances more than offset by the reduction in impacts caused by the elimination of a significant amount of existing commercial uses on the Project site. SAFER's attorneys also argue (at pp 6-7 of their letter)that since the 2008 ER identified significant impacts from the overall Bella Terra project, a "second tier" EIR is now required to ensure those unmitigated impacts are mitigated or avoided. The argument is misplaced. If SAFER were correct, after all, the subsequent environmental review provisions under CEQA would be stood on their head—and any time an EIR is prepared that identifies significant impacts the project applicant (and local agency) would be caught in an endless loop of having to prepare EIR after ER, as subsequent phases of a project or minor revisions to a project are brought forward. This would totally eviscerate the provisions of CEQA that require a new or supplemental EIR only when the proposed changes to a previously approved project are "substantial" and "will require major revisions of the previous EIR." San Mateo Gardens, supra, at 950. 112/029326-0003 18460887.1 all/01/22 RUTAN RUTAR LTUCKER.LLY Mayor Barbara Delgleize and Members of the City Council November 1, 2022November 1, 2022 Page 3 2. The Two New Experts Cited By SAFER Do Not Provide Any Information that Necessitates Preparation of a New or Supplemental EIR. In an obvious attempt to sandbag the City and BTA, SAFER waited until the very last minute to submit to the City —just this morning! — assertions by 2 engineers that SAFER says support its call for preparation of an EIR. As of the moment I am drafting this letter,I believe that ICF, BTA's highly qualified CEQA consulting firm who has assisted the City in preparing the Addendum, is preparing a rebuttal of these 2 late submittals. I defer to ICF as to matters within its area of expertise,but I offer the following thoughts as well: A. The Indoor Environmental Engineering ("IEE") memo, if taken at face value and if followed to its logical conclusion, would require that a full Environmental Impact Report be prepared for every single project any local agency ever considered anywhere in the State of California. Surely this cannot be the case! B. The IEE report is built on mountains of speculation—including: (1) how to extrapolate from older studies prepared for unidentified types-of housing (single-family homes? apartments?) with unidentified assumptions regarding the quantities and types of formaldehyde- containing products; (2) unreasonable assumptions regarding the levels of exposure to formaldehyde residents of the Project's apartments and employees in-the completed commercial component of the Project would supposedly receive (e.g., the assumption residents would stay in their units 24 hours per day and employees would remain in their same jobs 40 hours per week, 50 weeks per year, for 45 years of their lives!); (3) unstated assumptions regarding the types of formaldehyde-emitting products used in the Project; (4) an apparent absence of studies of commercial projects (none are mentioned); (5) a failure to account for ventilation and air conditioning systems and open windows, all of which ME acknowledges would help to reduce formaldehyde exposure for residents/occupants,but which lEE appears to discount because Project residents allegedly would keep their exterior windows shut to- prevent noise intrusion (notwithstanding that the units are upper-story residential units and, as the noise consultant who prepared the Technical Report underlying the Addendum noted, ambient noise levels in the vicinity are relatively low); and(6)a failure to provide recent data based upon the 2019 updates to Title 24 (dealing with newer ventilation standards) and the updated CARB Phase 2 standards and how those regulatory changes have mitigated indoor air quality issues/concerns. The ME report does not amount to "substantial evidence." As stated in my October 26th letter, under CEQA "substantial evidence" does not include "argument, speculation, [or] unsubstantiated opinion. . . ." (State CEQA Guidelines, 14 Cal. Code of Regs., Section 15384(a).)- The ME report lacks foundation valid for the Project and amounts to sheer speculation. C. Even if one strings together the long list of speculative worst-case assumptions upon which IEE's conclusions are based(and assuming each Project resident occupies his/her unit 112/029326-0003 18460887.1 all/01/22 RUTAN RUl M1&TUCKER,LIP Mayor Barbara Delgleize and Members of the City Council November 1, 2022November 1, 2022 Page 4 for 12 hours per day, 7 days per week, 52 weeks per year), lEE's conclusion is that there would be a cancer risk affecting one out of every 16,666 residents. Assuming 2 residents per unit for each of the 300 units in the Project(which I submit is a reasonable assumption), this means that 8,333 additional residential units—or approximately 28 similarly sized 300-unit apartment projects— would have to be constructed before a single additional case of cancer would (according to IEE) occur(not to mention that IEE does not identify the severity of the cancer risk). While any increase in cancer risk is, of course, undesirable, CEQA onlyaddresses environmental changes that affect the-public at large, not impacts that impact only a handful of persons. See, e.g., Parker Shattuck Neighbors v. Berkeley City Council(2013)222 Ca1.App.4th 768, 782 (held: alleged health risks to project residents and construction workers from contaminated soils did not constitute a fair argument of an impact to the environment under CEQA since, among other reasons, the question under CEQA "is whether a project [would] affect the environment of persons in general, not whether a project [would] affect particular persons." The tiny cancer risk identified by IEE does not trigger the need for preparation of a full-blown EIR. D. Contrary to IEE's assertion (at pp. 11-12), the Technical Reports supporting the Addendum did address the impact of the project related air pollutant emissions from all sources. What IEE fails to mention is that the air quality consultant's conclusion was that such emissions would be substantially reduced-due to the large net reduction in motor vehicle traffic(and because the Project itself will generate virtually no stationary source emissions). lEE asserts, without foundation,that"it is my experience"that emissions levels will increase,but the author of the lEE report does not even acknowledge whether he read the traffic reports and analysis prepared for the Project and discounted Project impacts based on the reduction of emissions from baseline existing conditions. Again, sheer speculation. E. The lEE report outdoes itself in stringing together multiple layers of speculation and conjecture regarding supposed benzene emission impacts on-Project residents by asserting that (1)the nearby Costco gas station may at some time in the future unlawfully discharge contaminants into the soil, (2) Costco may then unlawfully fail to contain, mitigate, or clean up the spill(s), (3) the resulting contamination may then migrate underneath the buildings-on the Project site, and(4) the contaminated soil may then cause vapors that will rise up into the Project and cause Project residents to get cancer. My,what an imagination! Again, none of these ruminations or fears are supported by the slightest bit of evidence and accordingly must be ignored. In addition, since the Costco gas station is now part of the "existing environment," lEE's baseless speculation is irrelevant to the sort of analysis-required under CEQA,which(subject to a few exceptions)requires only the analysis of the impacts of the project on the environment, not the impacts of the environment on the project. See, e.g., California Building Industry Association v. Bay Area AQMD(2015) 62 Ca1.4th 369, 385-388. F. SAFER's so-called noise expert (Wilson IHRIG) bases her opinions on a similar lack of factual foundation. For example, she asserts the Addendum should include a more 112/029326-0003 18460887.1 all/01/22 RUTAN w,;,ANiTOWER.LI Mayor Barbara Delgleize and Members of the City Council November 1, 2022November 1, 2022 Page 5 complete analysis of the impacts of construction noise on"nearby schools,"without bothering to identify those schools or where they are situated in relation to the Project. The reality is that the nearest educational institution (the Fusion Academy — located within a commercial building without operable windows)is far distant from the Project site and some 550 feet from the Project's proposed construction haul route, and the nearest buildings at the next closest educational institution (Golden West College) are more than 2,000 feet away from the haul route! No educational facilities will-be adversely impacted by Project noise. G. Wilson IHRIG also complains that the mitigation measure requiring the Project to use augur cast piles-(instead of impact driven piles) has not been "codified." BTA respectfully disagrees and is prepared to comply with this mitigation measure. BTA's position is the same with respect to the other mitigation measures listed at p. 3 of the IHRIG report. H. Wilson IHRIG's disagreement with whether noise impacts are"substantial" or not (IHRIG letter at pp. 3-4) does not prove the City has failed to mitigate the Project's noise_and vibration impacts. The City gets to establish its own noise standards. For the foregoing reasons, I request you uphold your City staff/consulting team and Planning Commission's recommendations and actions and accept the Addendum as an adequate document under CEQA for consideration of the environmental impacts of the Project. Respectfully submitted, RUTAN& TUCKER, LLP e - y M. Oderman JMO:mrs cc: Hayden Beckman,City of Huntington Beach Kris Golder,Bella Terra Associates LLC 112/029326-0003 18460887.1 a11/01/22 Fm/u'l,'io/i/ZZ NOTICE OF PUBLIC HEARING P!/8,. /O/av12 BEFORE THE CITY COUNCIL OF THE / CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Tuesday, November 1, 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. APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF SITE PLAN REVIEW NO. 21-002 (BELLA TERRA RESIDENTIAL PROJECT) Applicant: Kristofer Golder, Bella Terra Associates Appellant: Adam Frankel, Lozeau Drury LLP Request: To demolish an existing 149,000 sq. ft. Burlington department store and 30,000 sq. ft. of adjacent retail space and construct a new seven-story mixed-use infill project consisting of 300 apartment units, 25,000 sq. ft. of retail and restaurant space, an above- ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. The Planning Commission held a public hearing on September 27, 2022, and conditionally approved the request. Location: 7777 Edinger Avenue, 92647 (Northside of Edinger Avenue, south of Center Avenue, and west of Beach Boulevard) City Contact: Hayden Beckman NOTICE IS HEREBY GIVEN that the proposed project is covered by Addendum EIR No. 21-002, otherwise referred to as Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03, which analyzed the potential environmental impacts of the proposed project. Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03 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://huntingtonbeachca.gov/government/departments/planning/major/major- p rojects-view.cfm?I D=1112. 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, October 27, 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 Robin Estanislau, City Clerk City of Huntington Beach C:\Users\SwitzerDWppData\Local\Microsoft\Windows\INetCache\Content.Outlook\5X01CAUE\SPR 21-002 Appeal(Bella Terra Residential).docx 2000 Main Street, 2na Floor Huntington Beach, California 92648 714-536-5227 http://huntingtonbeachca.gov/HBPublicComments/ C:\Users\SwitzerD\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\5X01CAUE\SPR 21-002 Appeal(Bella Terra Residential).docx Switzer, Donna From: Christine Gonzalez <cgonzales@scng.com> Sent: Wednesday, October 12, 2022 10:58 AM To: Switzer, Donna Cc: Estanislau, Robin; Esparza, Patty; Moore, Tania; De Coite, Kim; Beckman, Hayden; Schneider, Matthew Subject: Re: Request for Publication - PH Notices GPA 21-002/ZTA 21-003/EIR 21-002 and PC Appeal - Bella Terra Res. Project - Group account# 5190751 Attachments: 11565542.pdf; 11565558.pdf 11565542 cost $558.00 11565558 cost $421.60 both pub HB Wave 10/20 OC Register Legal Advertising Sales Coordinator Chrissy Gonzalez 1920 Main St. Suite 225 Irvine, CA 92614 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. How to register in Column in Spanish: https://www.loom.com/share/641ffc6cf81d472f807567c9cc06a4fc On Tue, Oct 11, 2022 at 5:18 PM Switzer, Donna<Donna.Switzer@surfcity-hb.org> wrote: Hi Chrissy, Please publish the attached Public Hearing Notices, in The Wave, on October 20, 2022. Thank you. Da-wvta'SwLtgrer, CMC Senior Deputy City Clerk-City of Huntington Beach 1 2000 Main Street-Huntington Beach,CA 92648 (714)374-1649 2 F BEFORE NOTICE CITY C LINCIAROF THE CITY OF HUNTIN T N BEACH NOTICE IS HEREBY GIVEN that on Tuesday, November 1, 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. APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF 51TE PIrAN RE IEW NO 21 002 (BELLA TERRA RESIDENTIAL PR �E`T Applicant: Kristofer Golder, Bella Terra Associates Appe lant: Adam Frankel, Lozeau Drury LLP Request: To demolish an existing 149,000 sq.ft. Burlington department store and 30,000 sq.ft. of adiacent retail space and construct a new seven-story mixed-use infill Project consisting of 300 apartment units, 25,000 sq. ft.of retail and restaurant space, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. The Planning Commission held a public hearing on September 27,2022,and conditionally approved the request. Location: 7777 Edinger Avenue, 92647 (Northside of Edinger Avenue, south of Center Avenue, and west of Beach Boulevard) City Contact: Hayden Beckman NOTICE IS HEREBY GIVEN that the proposed project is covered by Addendum EIR No.21- 002, otherwise referred to as Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No.07-03,which analyzed the potential environmental impacts of the proposed project. Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03 is on file at the City of Huntington Beach Community Development Department (2000 Main Street) and is also available for on the City'* website at: https://hu_ntingtonbeachca.gov/government/depa rtments/planning/major/major-proiects- view.cfm.I D=1112. 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.4ov on Thursday,October 27,2022. 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 Robin Estanislau,City Clerk City of Huntington Beach 2000 Main Street,2nd Floor Huntington Beach,California 92648 714-536-5227 http://huntingtonbeachca.gov/H BPubl icComments/ Published Huntington Beach Wave Oct.20,2022 11565558 Huntington Beach Wave 1920 Main St., Suite 225 Irvine, Ca 92614 714-796-2209 5190751 HUNTINGTON BEACH, CITY OF PROOF OF PUBLICATION CITY CLERK DEPARTMENT 2000 MAIN ST Legal No. 0011567473 HUNTINGTON BEACH, CA 92648-2763 ILE NO. SPR 21-002 Appeal (Bella Terra Resi AFFIDAVIT OF PUBLICATION STATE OF CALIFORNIA, SS. County of Orange I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the Huntington Beach Wave, a newspaper that has been adjudged to be a newspaper of general circulation by the Superior Court of the County of Orange, State of California, on July 1, 1998, Case No. A-185906 in and for the City of Huntington Beach, County of Orange, State of California;that the notice, of which the annexed is a true printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to wit: 10/20/2022 I certify(or declare) under the penalty of perjury under the laws of the State of California that the foregoing is true and correct: Executed at Anaheim, Orange County, California, on Date: October 20, 2022. joryti Signature •.l P1-12'15116 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Tuesday, November 1, 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. APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF SITE PLAN REVIEW NO. 21-002 (BELLA TERRA RESIDENTIAL PROJECT) Applicant: Kristofer Golder, Bella Terra Associates Appellant: Adam Frankel, Lozeau Drury LLP Request:To demolish an existing 149,000 sq.ft. Burlington department store and 30,000 sq.ft.of adjacent retail space and construct a new seven-story mixed-use inf ill project consisting of 300 apartment units, 25,000 sq. ft. of retail and restaurant space, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. The Planning Commission held a public hearing on September 27,2022,and conditionally approved the request. Location : 7777 Edinger Avenue, 92647 (Northside of Edinger Avenue, south of Center Avenue, and west of Beach Boulevard) City Contact : Hayden Beckman NOTICE IS HEREBY GIVEN that the proposed project is covered by Addendum EIR No.21- 002, otherwise referred to as Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No.07-03,which analyzed the potential environmental impacts of the proposed proiect. Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03 is on file at the City of Huntington Beach Community Development Department (2000 Main Street) and is also available for on the ity's website at: https://huntingtonbeachca.gov/government/departments/p anning/maior/maior-projects- view.cfm?ID=1112. 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,October 27,2022. 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 Robin Estanislau,City Clerk City of Huntington Beach 2000 Main Street,2nd Floor Huntington Beach,California 92648 714-536-5227 http://huntingtonbeachca.gov/HBPublicComments/ Published Huntington Beach Wave Oct.20,2022 11565558 ��i-: isle 2 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Tuesday, November 1, 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: E11. APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF SITE PLAN REVIEW NO. 21-002 (BELLA TERRA RESIDENTIAL PROJECT) Applicant: Kristofer Golder, Bella Terra Associates Appellant: Adam Frankel, Lozeau Drury LLP Request: To demolish an existing 149,000 sq. ft. Burlington department store and 30,000 sq. ft. of adjacent retail space and construct a new seven-story mixed-use infill project consisting of 300 apartment units, 25,000 sq. ft. of retail and restaurant space, an above- ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements. The Planning Commission held a public hearing on September 27, 2022, and conditionally approved the request. Location: 7777 Edinger Avenue, 92647 (Northside of Edinger Avenue, south of Center Avenue, and west of Beach Boulevard) City Contact: Hayden Beckman NOTICE IS HEREBY GIVEN that the proposed project is covered by Addendum EIR No. 21-002, otherwise referred to as Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03, which analyzed the potential environmental impacts of the proposed project. Addendum No. 2 to the Village at Bella Terra Specific Plan EIR No. 07-03 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://huntingtonbeachca.gov/government/departments/planning/major/major- p rojects-view.cfm?I D=1112. 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, October 27, 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 Robin Estanislau, City Clerk City of Huntington Beach C:\Users\SwitzerD\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\5X01 CAUE\SPR 21-002 Appeal(Bella Terra Residential).docx 2000 Main Street, 2"q Floor Huntington Beach, California 92648 714-536-5227 http://huntingtonbeachca.gov/HBPublicComments/ CAUsers\SwitzerD\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\5X01 CAUE\SPR 21-002 Appeal(Bella Terra Residential).docx 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 October 20, 2022, I served the foregoing documents described as: General Plan Amendment(GPA) No. 21-002/Zoning Text Amendment(ZTA) No. 21-003/Addendum Environmental Impact Report No. 21-002 (Bella Terra Residential Project) and Appeal of the Planning Commission's Approval of Site Plan Review No. 21-002 (Bella Terra Residential Project) on the interested parties in this action by placing a true copy thereof in a sealed envelope addressed as follows: 2098 Addresses—see label list a. [X] BY MAIL -- I caused such envelope 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 Oct er 20 2022, at Huntington Beach, California. Senior De ut City Clerk g:/followup/letters/proof of mailing.doc Ai VERY 5160. 1 Easy Peel" A••ress a•e s o o averv.com emp a es 1 I Bend along line to expose Pop-up Edge I Use Avery Template 5160 I I 28 29 33 Huntington Beach Post Office Fountain Valley School District HB Union High School District New Growth Coordinator Dr. Mark Johnson,Superintendent Dr.Clint Harwick, Superintendent 6771 Warner Ave. 10055 Slater Avenue 5832 Bolsa Avenue Huntington Beach,CA 92647 Fountain Valley,CA 92708 Huntington Beach,CA 92649 28 30 27 HB City Elementary School District Local Solid Waste Enf.Agy. Beach Post Office Cynthia Guerrero,Ed.D New Growth Coordinator 17011 Beach Blvd,Ste 560 O.C. Health Care Agency Director 6771 Warner Ave. Huntington Beach,CA 92647 1241 E.Dyer Road,Suite 120 Huntington Beach,CA 92647 Santa Ana,CA 92705 28 32 7 Huntington Beach Post Office Westminster School District SCAG New Growth Coordinator Manuel Cardoso,Assistant Superintendent Richard Spicer 6771 Warner Ave. 14121 Cedarwood Avenue 818 West Zth, 12th Floor Huntington Beach,CA 92647 Westminster,CA 92683 Los Angeles, CA 90017 28 + NwwwcF CE $ 10 Huntington Beach Post Office " ratf ,. no 'T?3ie --tad Huntington Harbor POA New Growth Coordinator 6771 Wamer Ave. '*US tt7;Ea 31r r z :acrid 16899 Algonquin St,Suite C Huntington Beach,CA 92649 Huntington Beach,CA 92647 FJiDgf, 29 19 65 Fountain Valley School District O.C. Ping.&Dev.Services Dept. Homeless United Huntington Beach Rina Lucchese, Executive Assistant Director Shirley.Detloff 10055 Slater Avenue P.O. Box 4048 6812 Laurelhurst Drive Fountain Valley,CA 92708 Santa Ma, CA 92702-4048 Huntington Beach,CA 92647 31 19 Ocean View School District O.C.Planning&Develop.Dept. Attn:Cindy Puffer,Admin.Services Michael Balsamo 17200 Pinehurst Lane P.O. Box 4048 Huntington Beach,CA 92647 Santa Ana, CA 92702-4048 32 Westminster School District Cyndi Paik,Superintendent . 14121 Cedarwood Avenue Westminster,CA 92683 !Ha Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 003/EIR 21 002 1 Etiquettes d'adresse Easy PeeI"' 1 ' 002 Bella Terra Res. R-lliez a la hachure afin de reveler la rebord Po u " i ' Easy Peel"Address Labels ; o to avery.com temp ates 1 AVE RY 5160 ' Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Storage Life Orange County Transit Mindy & Ryan Hoang 6467-Main St PO Box 14184 11 Brokenbow Lane Williamsville, NY 14221 Orange, CA 92863 Rolling Hills Estate, CA 90274 Huntington Executive Park Restaurant Hep Huntington Executive Park 16168 Beach Blvd #200 16168 Beach Blvd #200 16168 Beach Blvd #200 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Orange County Transit SBE SBE P 0 .Box 3005 PO Box 942879 PO Box 942879 Garden Grove,CA 92840 Sacramento,CA 94279 Sacramento, CA 94279 SBE SBE SBE PO Box 942879 PO Box 942879 PO Box 942879 Sacramento, CA 94279 Sacramento, CA 94279 Sacramento, CA 94279 Bella Terra Associates B-ella Terra_Associates Bella Terra Associates 3903 Bellaire Blvd 3903 Bellaire Blvd 1332 Anacapa St Ste 200 Houston,TX 77025 Houston,TX 77025 Santa Barbara, CA 93101 City Of Huntington Beach City Of Huntington Beach Bella Terra C LLC 2000 Main St Po Box 190 60 S Market St#1120 Huntington Beach, CA 92648 Huntington Beach,CA 92648 San Jose, CA 95113 Bella Terra C LLC Bella Terra Associates Bella Terra Associates 60 S Market St#1120 60 S Ma-rket St#1120 60 S Market St#1120 San Jose, CA 95113 San Jose, CA 95113 San Jose, CA 95113 Bella Terra Associates Bella Terra Associates Bella Terra Associates 60 S Market St#1120 60 S MarketSt#1120 60 S Market St#1120 San JOsE, CA 95113 San Jose, CA 95113 San Jose, CA 95113 SBE Industrial Park Hb Boardwalk Freeway Huntington Beach College-Park PO Box 942879 Po Box 4900 Dept 117 Archstone Sacramento, CA 94279 Scottsdale,-AZ 85261 4040 Wilson Blvd #1000 Arlington,VA 22203 SBE SBE SBE PO Box 942879 PO Box 942879 PO Box 942879 Sacramento,CA 94279 Sacramento, CA 94279 Sacramento, CA 94279 3ella Terra Res-GPA 21-002/ZTA Appeal or rt-Approval SPY(LI- Z1-003/EIR 21-002 ' Etiquettes d'adresse EasyPe9l" ' 002 Bella Terra Res. I G AV RY 5160 I asy 'ee £••ress a•es , �• • • • • , I Bend along line to expose Pop-up Edge i Use Avery Template 5160 I SBE City Of Huntington Beach Bella Terra Villas PO Box 942879 Po Box 190 1745 Shea Center Dr#200 Sacramento, CA 94279 Huntington Beach,CA 92648 Highlands Ranch, CO 80129 Bella Terra Villas Bella Terra Pad Bella Terra Pad 1745 Shea Center Dr#200 4 Embarcadero Center#2700 4 Embarcadero Center#2700 Highlands Ranch, CO 80129 San Francisco, CA 94111 San Francisco, CA 94111 Bella Terra Pad Mobil Beach Peter Chamie 4 Embarcadero Center#2700 16001 Beach Blvd 1155 Perimeter Ctr W#1200 San Francisco, CA 94111 Huntington Beach, CA 92647 Atlanta, GA 30338 Peter Chamie Mayela M Bragg Anthony C&Shiranee B C Rodrigo 1155 Perimeter Ctr W#1200 5540 E 6th St 13601 Tahoe St Atlanta, GA 30338 Long Beach, CA 90814 Westminster, CA 92683 Cooper Family Legacy tic Elliot De Picciotto Cooper Family Legacy Llc 17295 Buena Vista Ave 18971 Beach Blvd 17295 Buena Vista Ave Sonoma, CA 95476 Huntington Beach, CA 92648 Sonoma, CA 95476 Ruth E Wolman Huntington Beach Hotel L P Lane Sher 445 Laguna Rd 2727 Lbj Freeway#806 3626 NE 45th St#300 Pasadena,CA 91105 Dallas,TX 75234 Seattle,WA 98105 Mc Donnell Douglas West Federal Lane Sher Abby Sher Credit Union 3626 NE 45th St#300 10500 NE-8th St#850 P 0 Box 1220 Seattle, WA 98105 Bellevue,WA 98004 Huntington Beach,CA 92647 Calvary Chapel Of Huntington Beach Mc Donnell Douglas West Federal JpmorganTChase Bank Na 7800 Edinger Ave Cr-edit Union Po Box 8265 Huntington Beach, CA 92647 P 0 Box 2077 Wichita Falls,TX 76307 Huntington Beach, CA 92647 Silva Family Partners California Edinger Plaza Scg Edinger Plaza Scg Po Box 4499 4 Embarcadero Center#3300 4 Embarcadero Ctr#3300 Cerritos, CA 90703 San Francisco, CA 94111 San Francisco, CA 94111 Edinger Plaza Scg One Pacific Plaza Owner One Pacific Plaza Owner 4 Embarcadero Ctr#3300 5 Peters Canyon Rd #350 5 Peters Canyon Rd #350 San Francisco, CA 94111 Irvine, CA 92606 Irvine, CA 92606 fella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 11-003/EIR 21-002 Etiquettes d'adresse Easy Peel' : 002 Bella Terra Res. : I Rep'ez a la hachure afin do reveler!e rebcrd Pop up` i AV RY 5160 I asy 'ee •••ress a•es , • - - , Bend along line to expose Pop-up Edge I Use Avery Template 5160 i One Pacific Plaza Owner Ken Kou Dow Trust Sun Surgery Center 5 Peters Canyon Rd #350 995 Paseo La Cresta 7801 Center Ave #100 Irvine, CA 92606 Palos Verdes Esta, CA 90274 Huntington Beach, CA 92647 One Pacific Plaza Owner Industry Investment Co 7979 Center 5 Peters Canyon Rd #350 660 Newport Center Dr#150 60 W Cochran St Irvine, CA 92606 Newport Beach, CA 92660 Simi Valley, CA 93065 One Pacific Plaza Association Old World Owners Assn Coast Soccer League West 15241 Laguna Canyon Rd 1900 E Warner Ave#1P 7561 Center Ave#49 Irvine, CA 92618 Santa Ana, CA 92705 Huntington Beach, CA 92647 City Of Huntington Beach Cyndie &Jason M Kasko Bern Josef Bischof Po Box 190 7561 Center Ave#1 8165 Prestwick Cir Huntington Beach, CA 92648 Huntington Beach, CA 92647 Huntington Beach,CA 92646 Bernie Bischof Carmella Decarr Kurt W&Judy A Rietsch 7561 Center Ave #3 25572 Saddle Rock PI 17066 Marinabay Dr Huntington Beach, CA 92647 Laguna Hills, CA 92653 Huntington Beach, CA 92649 tic Rockinghorse Binh Le My Dao Nancy Thuy Nga Nguyen 10051 Sycamore Cir 8212 Michael Dr 14656 Juniper St Villa Park, CA 92861 Huntington Beach, CA 92647 Westminster, CA 92683 Edward William & Filiz Debbie De Frank Chang Hubert Brown Meulle 7561 Center Ave#10 Po Box 531604 7561 Center Ave #9 Huntington Beach, CA 92647 Henderson, NV 89074 Huntington Beach, CA 92647 Kenneth Gary Kling Garth M Murphy Doan Phuong 7561 Center Ave #12 1537 W Beacon Ave 7561 Center Ave#14 Huntington Beach, CA 92647 Anaheim, CA 92802 Huntington Beach, CA 92647 Flora Thomas Roy Bertram Nielsen Cairo Holdings LIc 11956 Gorham Ave#3 16862 Baruna Ln 17471 Kennebunk Ln Los Angeles, CA 90049 Huntington Beach, CA 92649 Huntington Beach, CA 92649 Pyong Kyun Choi Klara B Eschenburg Klara B Eschenburg 96 Lakeside Dr 7561 Center Ave 7561 W Center Ave#19 Buena Park, CA 90621 Huntington Beach, CA 92647 Huntington Beach, CA 92647 ella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21 1 003/EIR 21 002 ' Etiquettes d'adresse Easy Peal' : ' 002 Bella Terra Res. 1 Re)4ez a la hachiire aim do revelar IA rehord Pop up` Ai VERY 5160 -•• 1 -- - - - -Use Aver Template 5160 1' 1 Bend along line to expose Pop-up Edge 1 Y P Freedman Enterprises Entertainment Solutions Premiere Robert E Morrill 19295 Woodlands Dr 7561 Center Ave#G4 7561 Center Ave#23 Huntingtn Bch, CA 92648 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Irwin Weiss Elizabeth Nguyen-tran Frank Drechsler 7561 Center Ave #24 3 Mount Vernon 9140 El Azul Cir Huntington Beach,CA 92647 Irvine, CA 92620 Fountain Valley, CA 92708 Rosemarie B Haskett &Andrew Holdings Lic Dylan Alice Ann Elderkin 4179 Andros Cir 10971 Garden Grove #H 5742 Wood boro Dr Huntington Beach, CA 92649 Garden Grove, CA 92843 Huntington Beach, CA 92649 Lin Hong Richard P Kelter Phong Bui 8941 Atlanta Ave#318 7561 Center Dr#K2 6331 Morningside Dr Huntington Beach, CA 92646 Huntington Beach,CA 92647 Huntington Beach,CA 92648 Angela Torres Bruce W& Mikiko Atchley I Michele L Weiss 1037 N Fairbrook Ln 19852 Trident Ln 7561 Center Dr#35 Santa Ana,CA 92706 Huntington Beach,CA 92646 Huntington Beach, CA 92-647 Landholdings Hb Inge H Mckellop Inge H Mckellop 8403 Noelle Dr 9775 Constitution Dr 9775 Constitution Dr Huntington Beach, CA 92646 Huntington Beach, CA 92646 Huntington Beach,CA 9264-6 Kelly Smith Helen G Gelbard Donrra Place 9341 Candlewood Dr 850 Seminary Cir 6475 E Pacific_Coast#384 Huntington Beach, CA 92646 Glen Ellyn, IL 60137 Long Beach, CA 90803 Menengai Investment Amer& Diani Masri Leigh Powell 21246 Ronda Cir 29264 Alfieri St 4013 Via Manzana Huntington Beach, CA 92648 Laguna Niguel, CA 92677 San Clemente, CA 92673 Bruno Heidenwag Hui Gang Star Holiday Hotel Usa Rongjuan Hu 27363 Eastvale Rd 7561 Center Ave#46Q 2857 Calimyra Ave Palos Verdes Pen, CA 90274 Huntington Beach, CA 92647 Clovis, CA 93611 Hea rt Foundation Kinder Coast Soccer League West Amer& Dianne Masri 9151 Atlanta Ave #6717 7561 Center Ave#49 29264 Alfieri St Huntington Beach, CA 92615 Huntington Beach, CA 92647 Laguna Niguel, CA 92677 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- Etiquettes d'adresse Easy Peel' : 002 Bella Terra Res. 21-003/EIR 21-002 1 1 Rephez a Is hachure fin do reveler Ip rehOrd Pop up 1 AV RY 5160 asy 'ee •••ress a•e s , - • - - , I Bend along line to expose Pop-up Edge I Use Avery Template 5160 I Grazina Kling Restaurants Cjr Industrial Park Township Food Service 15221 W Lafayete 633 W Katella Ave#H Freeway Westminster, CA 92683 Orange, CA 92867 18092 Stratford Cir Villa Park, CA 92861 Industrial Park Freeway Parksville Investment Occupant 18092 Stratford Cir 4848 Wilshire Blvd #302 8041 Edinger Ave Villa Park, CA 92861 Los Angeles, CA 90010 Westminster, CA 92683 Occupant Occupant Occupant 8031 Edinger Ave#A 8031 Edinger Ave#B 8021 Edinger Ave #A Westminster, CA 92683 Westminster, CA 92683 Westminster, CA 92683 Occupant Occupant Occupant 8021 Edinger Ave#B 16072 Beach Blvd 16080 Beach Blvd Westminster, CA 92583 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16100 Beach Blvd 16120 Beach Blvd 16122 Beach Blvd Huntington Beach, CA 92647 Huntington Beach, CA 92647 i Huntington Beach, CA 92647 Occupant Occupant Occupant 16060 Beach Blvd 16052 Beach Blvd 16052 Beach Blvd Unit 105 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16052 Beach Blvd Unit 112 16052 Beach Blvd Unit 120 16052 Beach Blvd Unit 130 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16052 Beach Blvd Unit 131 16052 Beach Blvd Unit 135- 16052 Beach Blvd Unit 140 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16052 Beach Blvd Unit 160 16052 Beach Blvd Unit 167 16052 Beach Blvd Unit 212 -Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16052 Beach Blvd Unit 214 16052 Beach Blvd Unit 215 16052 Beach Blvd Unit 218 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21 21-003/EIR 21-002 . i Etiquettes d'adresse Easy Peel' i _______________ 002 Bella Terra Res. I Re AAiez a la hachure afin do reveler lc,rebord Po,up' I AV RY 5160" I asy --- •e. - I ... . . - - . 1 1 Bend along line to expose Pop-up Edge I Use Avery Template 5160 I Occupant Occupant Occupant 16052 Beach Blvd Unit 221 16052 Beach Blvd Unit 228 16052 Beach Blvd Unit 263 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 100 16152 Beach Blvd Unit 101 16152 Beach Blvd Unit 105 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 107 16152 Beach Blvd Unit 117 16152 Beach Blvd Unit 121 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 131 16152 Beach Blvd Unit 140 16152 Beach Blvd Unit 145 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 160 16152 Beach Blvd Unit 170 16152 Beach Blvd Unit 172 Huntington-Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 173 16152 Beach Blvd Unit 179 16152 Beach Blvd Unit 180 Huntington Beach, CA 92.6.47 Huntington Beach, CA 92647 Huntington.Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 200 16152 Beach Blvd Unit 201 16152 Beach Blvd Unit 207 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152_Beach Blvd Unit 210 16152 Beach Blvd.Unit 230- 16152 Beach Blvd Unit 231 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 245 16152 Beach Blvd Unit 250 16152 Beach Blvd Unit 260 Huntington Beach, CA 92647 Huntington Beach, CA 92647- Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 265 16152 Beach Blvd Unit 270 16152 Beach Blvd Unit 271 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 2] I Etiquettes dadresse' Easy Peal ' 002 Bella Terra Res. 21-003/EIR 21-002 I GI I Rep iez a la harhu e afro de r_ lar!e rebord Pop up" AV RY 5160 i asy ee' ••ress a.e s o o eve, - • - - , I Bend along line to expose Pop-up Edge I Use Avery Template 5160 I Occupant Occupant Occupant 16152 Beach Blvd Unit 279 16152 Beach Blvd Unit 280 16152 Beach Blvd Unit 281 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16152 Beach Blvd Unit 285 16168 Beach Blvd Unit 100 16168 Beach Blvd Unit 101 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 111 16168 Beach Blvd Unit 115 16168 Beach Blvd Unit 121 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 130 16168 Beach Blvd Unit 135 16168 Beach Blvd Unit 140 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 150 16168 Beach Blvd Unit 151 16168 Beach Blvd Unit 160 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16168 Beach Blvd-Unit 169 16168 Beach Blvd Unit 170 16168 Beach Blvd Unit 200- Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 201 16168-Beach Blvd Unit 215 16168 Beach Blvd Unit 219 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 232 16168 Beach Blvd Unit 241 16168 Beach Blvd Unit 242 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 251 16168 Beach Blvd Unit 252 16168 Beach Blvd Unit 260 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 261 16168 Beach Blvd Unit 262 16168 Beach Blvd Unit 265 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 1 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 2: 21-003/EIR 21-002 1 Etiquettes d'adresse Easy Peel' : ' 002 Bella Terra Res. I Re-4ez a la hachire fin do reveler IA rebord Po• u, I AVERY1 5160 1 Easy A••ress a•es I o oa - !. • • - - 1 I I Bend along line to expose Pop-up Edge I Use Avery Template 5160 1 Occupant Occupant Occupant 16168 Beach Blvd Unit 268 16168 Beach Blvd Unit 90 16152 Beach Blvd Unit 220 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 166 16152 Beach Blvd Unit 159 16152 Beach Blvd Unit 166 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 16052 Beach Blvd Unit 129 16052 Beach Blvd Unit 166 16168 Beach Blvd Unit 210 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 16168 Beach Blvd Unit 167 7401 Center Ave . 7976 Center Ave Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant j Occupant 7978 Center Ave 7901 Edinger Ave 7777 Edinger Ave Unit 100 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Edinger Ave Unit 104 7481 Center Ave 7491 Center Ave Huntington Beach, CA 92.647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7471 Center Ave 7475 Center Ave 7562 Center Ave Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 762LEdinger Ave Unit 106 7621 Edinger Ave Unit 110- 7621 Edinger Ave Unit 102 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Edinger Ave Unit 106 7777 Edinger Ave Unit 108 7777 Edinger Ave Unit 110 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Edinger Ave Unit 111 7777 Edinger Ave Unit 112 7777 Edinger Ave Unit 116 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21 003/EIR 21-002 ' Etiquettes d'adresse Easy Peeri 002 Bella Terra Res. I Repliez a la hachi.Ire afin do r_velPr h rebord Pop up' I AVERY 5160 I asy -ee •••res I �• • i Bend along line to expose Pop-up Edge I Use Avery Template 1 j i5160 Occupant Occupant Occupant 7777 Edinger Ave Unit 118 7777 Edinger Ave Unit 120 7777 Edinger Ave Unit 130 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Edinger Ave Unit 136 7777 Edinger Ave Unit 138 7777 Edinger Ave Unit 140 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Edinger Ave Unit 144 7777 Edinger Ave Unit 146 7777 Edinger Ave Unit 148 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Edinger Ave Unit 150 7777 Edinger Ave Unit 152 7777 Edinger Ave Unit 156 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Edinger Ave Unit 170 7777 Edinger Ave Unit 178 7777 Edinger Ave Unit 230 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 777.7 EdingerAve Unit 232 7777 Edinger Ave Unit 234 7777 Edinger Ave Unit 236 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant -Occupant 7801 Edinger Ave Unit 110 7801 Edinger Ave Unit 114 7801 Edinger Ave Unit 130 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7801 Edinger Ave Unit 122 7811Edinger Ave Unit 124 7811 Edinger Ave Unit 120 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7811 Edinger Ave Unit 110 7821 Edinger Ave Unit 122 7821 Edinger Ave Unit 128 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7821 Edinger Ave Unit 134 7821 Edinger Ave Unit 138 7821 Edinger Ave Unit 130 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21-003/EIR 21-002 : Etiquettes d'adresse Easy Peal : 002 Bella Terra Res. I Repliez a la hachure afin do reveler IP rehord Pop up" I AVERY 5160 asy -ee A••ress a•es , �• • - , i Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant Occupant Occupant 7821 Edinger Ave Unit 110 7821 Edinger Ave Unit 118 7821-Edinger Ave Unit 142 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7871 Edinger Ave Unit 110 7881 Edinger Ave Unit 110 7881 Edinger Ave Unit 112 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7881 Edinger Ave Unit 120 7881 Edinger Ave Unit 122 7881 Edinger Ave Unit 124 Huntington Beach, CA 92647 Huntington-Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7881 Edinger Ave Unit 116 7881 Edinger Ave Unit 140 7881 Edinger Ave Unit 130 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7881 Edinger Ave Unit 114 7881 Edinger Ave Unit 102 7881 Edinger Ave Unit 150 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7691 Edinger Ave 7731 Edinger Ave 7851 Edinger Ave Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7861 Edinger Ave 745-1 Edinger Ave 7451 Edinger Ave.Unit 101 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 103 7451 Edinger.Ave Unit 105 7451 Edinger Ave Unit-107 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 109 7451 Edinger Ave Unit 111 7451 Edinger Ave Unit 113 Huntington Beach, CA 92647 H-untington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 115 7405 Edinger Ave 7403 Edinger Ave Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Appeal of PC Approval SPR 21 Bella Terra Res-GPA 21-002/ZTA i RepGe 002 Bella Terra Res. 121 003/EIR 21 002 ; Etiquettes d'adresse Easy Peel"' , I z a la h�chnre afro do reveler h rehord Pop up" i AV RY 5160 : Easy 'ee A••ress a•e s o o - • - - i Bend along line to expose Pop-up Edge i Use Avery Template 5160 i Occupant Occupant Occupant 7413 Edinger Ave 7499 Edinger Ave 7495 Edinger Ave Huntingto.n Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7433 Edinger Ave 7449 Edinger Ave 7443 Edinger Ave Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7409 Edinger Ave 7401 Edinger Ave Unit 99 7411 Edinger Ave Unit 99 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 99 7491 Edinger Ave Unit 99 7475 Edinger Ave Unit 99 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7465 Edinger Ave Unit 99 7451 Edinger Ave Unit 99 7441 Edinger Ave Unit 99 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 99 7461 Edinger Ave Unit 99 7401 Edinger Ave Unit 200 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 205 7401 Edinger Ave Unit 207 7401 Edinger Ave Unit 209 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 211 7401-Edinger Ave Unit 213 7401 Edinger Ave Unit 215. Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 218 7401 Edinger Ave Unit 216 7401 Edinger Ave Unit 214 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 212 7401 Edinger Ave Unit 210 7401 Edinger Ave Unit 208 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21 ' Etiquettes d'adresse Easy Peel'" : , 002 Bella Terra Res. 21-003/EIR 21-002 1 I Repliez a la hachure afin do reveler IP rebo,d Pop up i AVERY 5160 1 asy •ee A••ress a•es , • - I I Bend along line to expose Pop-up Edge I Use Avery Template 5160 I Occupant Occupant Occupant 7401 Edinger Ave Unit 206 7401 Edinger Ave Unit 204 7401 Edinger Ave Unit 202 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 300 7401 Edinger Ave Unit 305 7401 Edinger Ave Unit 307 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 309 7401 Edinger Ave Unit 311 7401 Edinger Ave Unit 313 Huntington Beach,CA 92647 Huntington.Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 315 7401 Edinger Ave Unit 318 7401 Edinger Ave Unit 316 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 314 7401 Edinger Ave Unit 312 7401 Edinger Ave Unit 310 Huntington Beach,CA 92647 Huntington Beach, CA 92647 1 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger-Ave Unit308 7401 Edinger Ave Unit 306 7401 Edinger Ave Unit 304 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 302 7401 Edinger Ave Unit 400 7401 Edinger Ave Unit 405 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 407 7401 Edinger Ave Unit 409 7401 Edinger Ave Unit 411 Huntington-Beach, CA 92647 Huntington Beach, CA 92647 -Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 413 7401 Edinger Ave Unit 415 7401 Edinger Ave Unit 418 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 402 7401 Edinger Ave Unit 404 7401 Edinger Ave Unit 406 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21 21-003/EIR 21-002 : Etiquettes d'adresse Easy Peel`' i 002 Bella Terra Res. I I Rehliez a Ia har here fin do reveler Ip rebord Pop up I AV RY 5160 Easy ••••ress a•es o oavery. • - - • - - I Bend along line to expose Pop-up Edge I Use Avery Template 5160 I Occupant Occupant Occupant 7401 Edinger Ave Unit 408 7401 Edinger Ave Unit 410 7401 Edinger Ave Unit 412 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7401 Edinger Ave Unit 414 7401 Edinger Ave Unit 416 7411 Edinger Ave Unit 106 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 104 7411 Edinger Ave Unit 102 7411 Edinger Ave Unit 100 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 200 7411 Edinger Ave Unit 205 7411 Edinger Ave Unit 207 Huntington Beach, CA 92647 Huntington Beach, CA-92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 209 7411 Edinger.Ave Unit 211 1 7411 Edinger Ave Unit 213 Huntington Beach, CA 92647 Huntington Beach, CA 92647 1 Huntington Beach, CA 92647 Occupant Occupant Occupant Occu P 7411 Edinger Ave Unit 215 7411 Edinger Ave Unit 218 7411 Edinger Ave Unit 216 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 214 7411 Edinger Ave Unit 212 7411 Edinger Ave Unit-210 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave-Unit 208 741LEdinger Ave Unit 206 7411 Edinger Ave Unit 204 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington-Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 202 7411 Edinger Ave Unit 300 7411 Edinger Ave Unit 305 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 307 7411 Edinger Ave Unit 311 7411 Edinger Ave Unit 313 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21-003/EIR 21-002 i Etiquettes d'adresse Easy Peal : 002 Bella Terra Res. I Repliez a la hachure afin do reveler le rebord Pop up' i AV RY 5160 I asy 'ee A••ress a•e s �• : - - - l Bend along line to expoce Pop-up Edge I Use Avery Template 5160 I Occupant Occupant Occupant 7411 Edinger Ave-Unit 315 7411 Edinger Ave Unit 318 7411 Edinger Ave Unit 316 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 314 7411 Edinger Ave Unit 312 7411 Edinger Ave Unit 310 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 308 7411 Edinger Ave Unit 306- 7411 Edinger Ave Unit 304 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 _Occupant Occupant Occupant 7411 Edinger Ave Unit 302 7411 Edinger Ave Unit 400 7411 Edinger Ave Unit 405 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 407 7411 Edinger Ave Unit 309 7411 Edinger Ave Unit 409 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 411 7411 Edinger_Ave Unit 4.13 7411 Edinger Ave Unit 415 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 418 7411 Edinger Ave Unit 416 7411 Edinger Ave Unit 414 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7411 Edinger-Ave Unit 412 7411 Edinger Ave Unit 410 7411 Edinger Ave Unit 408 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7411 Edinger Ave Unit 406 7411 Edinger Ave Unit 404 7411 Edinger Ave Unit 402 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 100 7421 Edinger Ave Unit 102 7421 Edinger Ave Unit 104 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 fella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- l1-003/EIR 21-002 r l Etiquettes d'adresse Easy Peel : 002 Bella Terra Res. I Repliez a la hachure aflr dr reveler le rebord Pop up" I r---1 1 Easy Peel`Address Labels o o avery.com - • - - , AI VERY 5160 Use Aver Template5160 i i Bend along line to expo=e Pop-up Edge i y I Occupant Occupant Occupant 7421 Edinger Ave Unit 106 7421 Edinger Ave Unit 108 7421 Edinger Ave Unit 110 Huntington Beach., CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 112 7421 Edinger Ave Unit 201 7421 Edinger Ave Unit 205 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 207 7421 Edinger Ave Unit 209 7421 Edinger Ave Unit 211 , Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA-92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 213 7421 Edinger Ave Unit 219 7421 Edinger Ave Unit 215 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 203 7421 Edinger Ave Unit 204 7421 Edinger Ave Unit 206 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA-92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 208 7421 Edinger Ave Unit 210 7421 Edinger Ave Unit 212 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupa nt Occupant Occupant 7421 Edinger Ave Unit 214 7421 Edinger Ave-Unit 217 7421Edinger Ave Unit 301 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 305 7421 Edinger Ave Unit 307 7421 Edinger Ave Unit 309 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 311 7421 Edinger Ave Unit 313 7421 Edinger Ave Unit 315 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 319 7421 Edinger Ave Unit 317 7421 Edinger Ave Unit 314 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21 003/EIR 21-002 1 Etiquettes d'adresse Easy Peer : 002 Bella Terra Res. I Repliez a la hachu.re afin do reveler!e rebord Pop up` I AV RY 5160 i asy -ee •.. - ..- I -- - • - - - I Bend along line to expose Pop-up Edge- i Use Avery Template 5160 I Occupant Occupant Occupant 7421 Edinger Ave Unit 312 7421 Edinger Ave Unit 310 7421 Edinger Ave Unit 308 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 306 7421 Edinger Ave Unit 304 7421 Edinger Ave Unit 303 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 401 7421 Edinger Ave Unit 405 7421 Edinger Ave Unit 407 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 409 7421 Edinger Ave Unit 411 7421 Edinger Ave Unit 413 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 415 7421 Edinger Ave Unit 419 7421 Edinger Ave Unit 417 Huntington Beach, CA 92647 Huntington Beach,CA-92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 414 7421 Edinger Ave Unit 412 7421 Edinger Ave Unit 410 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 408 7421 Edinger Ave Unit 406 7421 Edinger Ave Unit 404 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7421 Edinger Ave Unit 403 7.491 Edinger Ave Unit 102 7491 Edinger Ave Unit 104 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 201 7491 Edinger Ave Unit 205 7491 Edinger Ave Unit 207 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 209 7491 Edinger Ave Unit 211 7491 Edinger Ave Unit 203 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21-003/EIR 21-002 1 Etiquettes d'adresse Easy Peel"' ______________: 002 Bella Terra Res. I Repliez a la hachure afin do reveler IP rehord Pop up- I AV RY 5160 1 asy -ee •••ress a•es , • • - - I Bend along line to expose Pop-up Edge I Use Avery Template 5160 I Occupant Occupant Occupant 7491 Edinger Ave Unit 204 7491 Edinger Ave Unit 206 7491 Edinger Ave Unit 208 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 210 7491 Edinger Ave Unit 301 7491 Edinger Ave Unit 305 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 307 7491 Edinger Ave Unit 309 7491 Edinger Ave Unit 311 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 303 7491 Edinger Ave Unit 304 7491 Edinger Ave Unit 306 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 308 7491 Edinger Ave Unit 310 7491 Edinger Ave Unit 401 I Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 405 7491 Edinger Ave Unit 407 7491 Edinger Ave Unit 409 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 411 7491 Edinger Ave Unit 403 7491 Edinger Ave Unit 404 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7491 Edinger Ave Unit 406 7491 Edinger Ave Unit 408 7491 Edinger Ave Unit 410 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 200 7451 Edinger Ave Unit 202 7451 Edinger Ave Unit 204 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 206 7451 Edinger Ave Unit 208 7451 Edinger Ave Unit 210 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 3ella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 2: 11-003/EIR 21-002 : Etiquettes d'adresse Easy Peal' : • 002 Bella Terra Res. I Repliez A la hachure afin dr reveler le rehord Pop up` I AVERY 5160' l Bend asy -ee ,••ress a•e s l �• • : - - - - l i along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant Occupant Occupant 7451 Edinger Ave Unit 212 7451 Edinger Ave Unit 201 7451 Edinger Ave Unit 203 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 205 7451 Edinger Ave Unit 207 7451 Edinger Ave Unit 209 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 214 7451 Edinger Ave Unit 300 7451 Edinger Ave Unit 302 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 304 7451 Edinger Ave Unit 306 7451 Edinger Ave Unit 308 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 310 7451 Edinger Ave Unit 312 7451 Edinger Ave Unit 301 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,_CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 303 7451 Edinger Ave Unit 305 7451 Edinger Ave Unit 307 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 309 7451 Edinger Ave Unit 314 7451 Edinger Ave Unit 400 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 402 7451 Edinger Ave Unit 404 7451 Edinger Ave Unit 406 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 408 7451 Edinger Ave Unit 401 7451 Edinger Ave Unit 403 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7451 Edinger Ave Unit 405 7451 Edinger Ave Unit 407 7441 Edinger Ave Unit 100 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21 003/EIR 21-002 ' i Etiquettes d'adresse Easy Peal' : 002 Bella Terra Res. 1 Repliez a la hachure slip do reveler In rebord Pop up"' I asy 'ee •••ress a•e s o o • - Y. • - • • - , AV RY 5160 I Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant Occupant Occupant 7441 Edinger Ave Unit 102 7441 Edinger Ave Unit 104 7441 Edinger Ave Unit 106 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 201 7441 Edinger Ave Unit 205 7441 Edinger Ave Unit 207 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 209 7441 Edinger Ave Unit 211 7441 Edinger Ave Unit 213 Huntington-Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA-92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 215 7441 Edinger Ave Unit 219 7441 Edinger Ave Unit 203 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 204 7441 Edinger Ave Unit 206 7441 Edinger Ave Unit 208 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 210 7441 Edinger Ave Unit 212 7.441 Edinger Ave Unit 214 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant- Occupant Occupant 7441 Edinger Ave Unit 217 7441 Edinger Ave_-Unit 301 7441 Edinger Ave Unit 30-5 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 307 7441 Edinger Ave Unit 309 7441 Edinger Ave Unit 311 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 313 7441 Edinger-Ave Unit 315 7441 Edinger Ave Unit 319 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 303 7441 Edinger Ave Unit 304 7441 Edinger Ave Unit 306 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21-003/EIR 21-002 ; Etiquettes d'adresse Easy Peal : 002 Bella Terra Res. I Rep'ez:a la hachi ire aft?)do reveler Iv rebord Pop up` i AV RY 5160 r asy 'ee A••ress a•e s r - • - - , r Bend along line to expose Pop-up Edge r Use Avery Template 5160 r Occupant Occupant Occupant 7441 Edinger Ave Unit 308 7441 Edinger Ave Unit 310 7441 Edinger Ave Unit 312 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 314 7441 Edinger Ave Unit 317 7441 Edinger Ave Unit 401 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 405 7441 Edinger Ave Unit 407 7441 Edinger Ave Unit 409 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 411 7441 Edinger Ave Unit 413 7441 Edinger Ave Unit 415 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 419 7441 Edinger Ave Unit 403 7441 Edinger Ave Unit 404 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 406 7441 Edinger Ave Unit 408 7441 Edinger-Ave.Unit 410 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7441 Edinger Ave Unit 412 7441 Edinger Ave Unit 414 7441 Edinger Ave Unit 417 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 100 7431-Edinger Ave Unit 102 7431 Edinger Ave Unit 106 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 108 7431 Edinger Ave Unit 110 7431 Edinger Ave Unit 112 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 201 7431 Edinger Ave Unit 205 7431 Edinger Ave Unit 207 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21 21-003/EIR 21-002 ' Etiquettes d'adresse Easy Peal° : i 002 Bella Terra Res. r I Rep'lez a la hachure afin do rwelar le rebord Pop up" I AV RY 5160 I asy 'ee A••ress a•e s i • • • - • - - I Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant Occupant Occupant 7431 Edinger Ave Unit 209 7431 Edinger Ave Unit 211 7431 Edinger Ave Unit 213 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 215 7431 Edinger Ave Unit 219 7431 Edinger Ave Unit 203 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 i Occupant Occupant Occupant 7431 Edinger Ave Unit 204 7431 Edinger Ave Unit 206 7431 Edinger Ave Unit 208 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 210 7431 Edinger Ave Unit 212 7431 Edinger Ave Unit 214 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 217 7431 Edinger Ave Unit 301 7431 Edinger Ave.Unit 305 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 307 7431 Edinger Ave Unit 309 7431-Edinger Ave Unit 311 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,LA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 313 7431 Edinger Ave Unit 315 7431 Edinger Ave_Unit 319 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 303 7431 Edinger Ave Unit 304 7431 Edinger Ave Unit 306 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 308 7431 Edinger Ave Unit 310 7431 Edinger Ave Unit 312 ' Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 314 7431 Edinger Ave Unit 317 7431 Edinger Ave Unit 401 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21-003/EIR 21-002 i Etiquettes d'adresse Easy Peal _______________: 002 Bella Terra Res. 1 Repliez a la hachure afro dr reveler le rebord Pop up` I A Use VERY 5160` - -•• -- - :• - - - i Bend along line to expose Pop-up Edge i AveryTemplate 5160 i Occupant Occupant Occupant 7431 Edinger Ave Unit 405 7431 Edinger Ave Unit 407 7431 Edinger Ave Unit 409 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 1 Occupant Occupant Occupant 7431 Edinger Ave Unit 411 7431 Edinger Ave Unit 413 7431 Edinger Ave Unit 415 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 419. 7431 Edinger Ave Unit 403 7431 Edinger Ave Unit 404 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 406 7431 Edinger Ave Unit 408 7431 Edinger Ave Unit 410 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7431 Edinger Ave Unit 412 7431 Edinger Ave Unit 414 F 7431 Edinger Ave Unit 417 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7370 Center Ave 15700 Gothard St 15704 Gothard St Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 15708 Gothard St 15712 Gothard St 7400 Center Ave Unit 101 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7300 Center Ave 7320 Center Ave 7340 Center.Ave Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7360 Center Ave 15720 Gothard St 15722 Gothard St Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 15724 Gothard St 15726 Gothard St 15728 Gothard St Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 21-003/EIR 21-002 : Etiquettes d'adresse Easy Peel' : 002 Bella Terra Res. I Rephez a la hachure sun de revelsr le rehord Pop up 1 A`�RY 5160 1 asy Ed'ee `••ress a•e s , Use Avery • - I Bend along line to expose Pop-up Edge. I 5160 i Occupant Occupant Occupant 15730 Gothard St 15732-Gothard St 7404 Center Ave Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 15738 Gothard St 7398 Center Ave 7400 Center Ave Unit 200 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant I 7400 Center Ave Unit 202 7400 Center Ave Unit 204 7400 Center Ave Unit 206 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 208 7400 Center Ave Unit 210 7400 Center Ave Unit 212 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 214 7400 Center Ave Unit 216 7400 Center Ave Unit 218 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 220 7400 Center Ave Unit 222 7400 Center Ave Unit 224 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 -Occupant Occupant Occupant- 7400 Center Ave Unit 226 7400 Center Ave Unit 228 7400 Center Ave Unit 230 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit.232 7400 Center Ave Unit 234 7400 Center_Ave Unit 236 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 238 7400 Center Ave Unit 242 7400 Center Ave Unit 244 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 246 7400 Center Ave Unit 248 7400 Center Ave Unit 250 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Appeal of PC Approval SPIt 1 I ella Terra Res-GPA 21-002/ZTA � 002 Bella Terra Res. 1-003/EIR 21-002 , Etiquettes d'adresse Easy Pe9I : A I Rephez a la harhire afir dr revelar IP rebord Pop up" i AV RY 5160 , asy 'ee A••ress a•e s , • • • - • - - , I Bend along line to expose Pop-up Edge i Use Avery Template 5160 i Occupant Occupant Occupant 7400 Center Ave Unit258 7400 Center Ave Unit 260 7400 Center Ave Unit 270 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 272 7400 Center Ave Unit 274 7400 Center Ave Unit 276 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 278 7400 Center Ave Unit 266 7400 Center Ave Unit 262 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 264 7400 Center Ave Unit 215 7400 Center Ave Unit 251 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave-Unit 268 7402 Center Ave Unit 200 7402 Center Ave Unit 202 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach; CA 92647 Occupant Occupant Occupant 7402-Center Ave Unit 204 7402 Center Ave Unit 206 7402 Center Ave Unit 208 Huntington Beach, CA992647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7402-Center Ave Unit 210 7402 Center Ave Unit 212 7402 Center Ave Unit 211 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7402 Center Ave Unit 201 7402 Center Ave Unit 203 7400 Center Ave Unit 201 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington_Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 209 7400 Center Ave Unit 203 7400 Center Ave Unit 205 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 207 7400 Center Ave Unit 211 7400 Center Ave Unit 213 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Appeal of PC Approval SPR 21- 3ella Terra Res-GPA 21-002/ZTA I 002 Bella Terra Res. Z1-003/EIR 21-002 I Etiquettes d'adresse Easy Pe.9l I Rehllez a la harhure Min do reveler IP rebord Pop up I AVERY 5160 I asy •ee A••ress a•e s , o o avery.co • • - , Bend along line to expose Pop-up Edge i Use Avery Template 5160 i' Occupant Occupant Occupant 7400 Center Ave Unit 233 7400 Center Ave Unit 235 7400 Center Ave Unit 239 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 243 7400 Center Ave Unit 241 7400 Center Ave Unit 247 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 255 7400 Center Ave Unit 257 7400 Center Ave Unit 259 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 261 7400 Center Ave Unit 263 7400 Center Ave Unit 217 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 229 7400 Center Ave Unit 269 7400 Center Ave Unit 271 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 249 7400 Center Ave Unit 221 7400 Center Ave Unit 366 Huntington_Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA-92647 Occupant Occupant Occupant 7402 Center Ave Unit 205 7402 Center Ave Unit 207 7402 Center Ave Unit 213 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 • Occupant Occupant Occupant 7400 Center-Ave Unit 300 7400 Center Ave Unit 302 7400 Center Ave Unit 304 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400-Center Ave Unit 306 7400 Center Ave Unit 308 7400 Center Ave Unit 310 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 312 7400 Center Ave Unit 314 7400 Center Ave Unit 316 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 alla Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPK Li- 1-003/EIR ' Etiquettes d'adresse EasyPeal' ' 002 Bella Terra Res. I 21-002 , q i I Repliez a la hachure atin de reveler!p rebord Pop up i Go to avery.com tempates `AVVVERY 5160 Easy Peel' Address Labels 1 I Bend along line to expose Pop-up Edge' I Use Avery Template 5160 i Occupant Occupant Occupant 7400 Center Ave Unit 318 7400 Center Ave Unit 320 7400 Center Ave Unit 322 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 324 7400 Center Ave Unit 326 7400 Center Ave Unit 328 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 j Occupant Occupant Occupant 7400 Center Ave Unit 330 7400 Center Ave Unit 332 7400 Center Ave Unit 334 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 336 7400 Center Ave Unit 338 7400 Center Ave Unit 342 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 344 7400 Center Ave Unit 346 ; 7400 Center Ave Unit 348 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant Occu P 7400 Center Ave Unit 350 7400 Center Ave Unit 358 7400 Center Ave Unit 360 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 370 7400 Center Ave Unit 372 7400 Center Ave Unit-374 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400-Center Ave Unit 376 7400 Center Ave Unit 378 7400 Center Ave Unit 503 Huntington Beach,-CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 305 7400 Center Ave Unit 307 7400 Center Ave Unit 315 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 351 7400 Center Ave Unit 368 7400 Center Ave Unit 301 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Appeal of PC Approval SPR 2 .ella Terra Res-GPA 21-002/ZTA 002 Bella Terra Res. 1-003/EIR 21-002 : Etiquettes d'adresse Easy Peel H' I Re 1'1ez a IA hachure afin dr revelar IA rebord Pop up I Easy Peel Address a•e s o o avery.co - • - - AV RY 5160Use Aver Template 5160 i i Bend along line to expose Pop-up Edge I y p Occupant Occupant Occupant 7400 Center Ave_Unit 309 7400 Center Ave Unit 313 7400 Center Ave Unit 311 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 317 7400 Center Ave Unit 319 7400 Center Ave Unit 331 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 333 7400 Center Ave Unit 335 7400 Center Ave Unit 339 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 l Occupant Occupant Occupant 7400 Center Ave Unit 343 7400 Center Ave Unit 341 7400 Center Ave Unit 347 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center-Ave Unit 355 7400 Center Ave Unit 357 7400 Center Ave Unit 359 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington-Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 362 7400 Center Ave Unit 364 7400 Center Ave Unit 353 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 329 7400 Center Ave Unit 363 7400 Center Ave Unit 361 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 349 7400 Center Ave Unit 321 7400 Center Ave Unit 369 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 371 7402 Center Ave Unit 300 7402 Center Ave Unit 302 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7402 Center Ave Unit 304 7402 Center Ave Unit 306 7402 Center Ave Unit 308 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 lella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21002 Bella Terra Res. 1-003/EIR 21-002 i Etiquettes d'adresse Easy Peel" I Reh!ez a la hachure afin do reveler le rebord Pop up' I AV RY 5160 asy 'ee k••ress a•es ,• - i Bend along line to expose Pop-up Edge I Use Avery Template 5160 I Occupant Occupant Occupant 7402 Center Ave Unit 310 7402 Center Ave Unit 312 7402 Center Ave Unit 311 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7402 Center Ave Unit 301 7402 Center Ave Unit 303 7402 Center Ave Unit 305 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 I Occupant Occupant Occupant 7402 Center Ave Unit 307 7402 Center Ave Unit 313 7400 Center Ave Unit 400 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 402 7400 Center Ave Unit 404 7400 Center Ave Unit 406 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 408 7400 Center Ave Unit 410 7400 Center Ave Unit 412 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 414 7400 Center Ave Unit 416 7400 Center Ave Unit 418 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 420 7400 Center Ave Unit 422 7400 Center Ave Unit 424 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7400 Center Ave Unit 426 - 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Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7481 Edinger Ave Unit 409 7481 Edinger Ave Unit 411 7481 Edinger Ave Unit 413 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7481 Edinger Ave Unit 418 7481 Edinger Ave Unit 402 7481 Edinger Ave Unit 404 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7481 Edinger Ave Unit 406 7481 Edinger Ave Unit 408 7481 Edinger Ave Unit 410 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 ,�N Ncer�1 rl.r,NNruvai ern ti- Sella I erra Kes-Ur Ll-UUL/L I H ?1-003/EIR 21-002 : 002 Bella Terra Res. Etiquettes d'adresse Easy Pe=1'' � R.11,- a a h r,,-of 1 it rev=I r in rehnrr{Po u ` I r---1 ' Easy Peel`Address Labels ' Go to avery.com/templates 1 AV F2Y 5160' I Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant Occupant Occupant 7481 Edinger Ave Unit 412 7481 Edinger Ave Unit 414 7481 Edinger Ave Unit 416 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7601 Edinger Ave 7521 Edinger Ave Unit 1220 7631 Edinger Ave Unit 1500 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7631 Edinger Ave Unit 1504 7631 Edinger Ave Unit 1508 7631 Edinger Ave Unit 1512 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7631 Edinger Ave Unit 1516 7631 Edinger Ave Unit 1520 7631 Edinger Ave Unit 1524 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7631 Edinger Ave Unit 1528 7631 Edinger Ave Unit 1532 7555 Edinger Ave Huntington Beach,CA 92647- Huntington Beach, CA 92647 Huntington Beach, CA 92647 i Occupant Occupant Occupant 7519 Edinger Ave 7523 Edinger Ave 7525 Edinger Ave Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7529 Edinger Ave 7539 Edinger Ave 7553 Edinger Ave Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7583 Edinger Ave 7699 Edinger Ave 7589 Edinger Ave Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,-CA 92647 Occupant Occupant Occupant 7587 Edinger Ave 7635 Edinger Ave 7639 Edinger Ave Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1200 7521 Edinger Ave Unit 1201 7521 Edinger Ave Unit 1203 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 r ppcai ui rL r1Nl.rruvai)rn Ll- Bella Terra Res-GPA 21-002/ZTA 002 Bella Terra Res. 21-003/EIR 21 002 Etiquettes d'adresse Easy Peel" I Re lliez a la hachure a(in do revelar iP rehord Pop up` 1 r--I 1 Easy Peel'Address Labels ; o to avery.com emp a es I AV RY 5160' I Bend along line to expose Pop-up Edge i Use Avery Template 5160 I Occupant Occupant Occupant 7521 Edinger Ave Unit 1204 7521 Edinger Ave Unit 1205 7521 Edinger Ave Unit 1-206 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1207 7521 Edinger Ave Unit 1208 7521 Edinger Ave Unit 1209 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant P Occupant 7521 Edinger Ave Unit 1210 7521 Edinger Ave Unit 1213 7521 Edinger Ave Unit 1214 Huntington Beach, CA 92647 Huntington Beach, CA 92647 -Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1215 7521 Edinger Ave Unit 1217 7521 Edinger Ave Unit 1223 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1224 7521 Edinger Ave Unit 1225 7521 Edinger Ave Unit 1226 Huntington Beach, CA 92647 Huntington Beach, CA 92647 I Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1227 7521 Edinger Ave Unit 1228 7521 Edinger Ave Unit 12-29 Huntington Beach, CA 92647 Huntington Beach, CA-92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1230 7521 Edinger Ave Unit 1231 7521 Edinger Ave Unit 1232 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1233 7521 Edinger Ave Unit 1234 7521 Edinger Ave Unit 1236 Huntington Beach, CA 92647- Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1237 7521 Edinger Ave Unit 1238 7521 Edinger Ave Unit 1240 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1241 7521 Edinger Ave Unit 1243 7521 Edinger Ave Unit 1244 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 rppedi ui rl-mpimoval.DrnLi- elia I erra rces-urH LI-out/c I A 002 Bella Terra Res. 1-003/EIR 21-002 : Etiquettes d'adresse Easy Peal I Rep!iez a IA hach-ne aim do revelar IF+rehord Pop up' I r—► ' Easy Peel' Address Labels ' Go to avery.com temp ates I AV RY 60 I Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant I Occupant Occupant 7521 Edinger Ave Unit 1245 752-1 Edinger Ave Unit 2200 7521 Edinger Ave Unit 1101 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 I Occupant Occupant Occupant 7521 Edinger Ave Unit 1105 7521 Edinger Ave Unit 1107 7521 Edinger Ave Unit 1108 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1111 7521 Edinger Ave Unit 1000 7521 Edinger Ave Unit 1002 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1004 7521 Edinger Ave Unit 1006 7521 Edinger Ave Unit 1007 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant. Occupant Occupant 7521 Edinger Ave Unit 1103 7521 Edinger Ave Unit 1106 1 7521 Edinger Ave Unit 1109 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1113 7521 Edinger Ave Unit 2101 7521 Edinger Ave Unit 2103 Huntington Beach, CA 92•647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2105 7521 Edinger Ave Unit_2106 7521 Edinger Ave Unit 2107 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 -Occupant Occupant Occupant 7521 Edinger Ave Unit 2108 7521 Edinger Ave Unit 2109 7521 Edinger Ave Unit 2111 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2113 7521 Edinger Ave Unit 3101 7521 Edinger Ave Unit 1302 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1304 7521 Edinger Ave Unit 1306 7521 Edinger Ave Unit 1308 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 eua terra Kes-uvA LI-UUL/L I A Hppedl Ul rt..tipplUVei.)YR Ll- L-003/EIR 21-002 I Etiquettes d'adresse Easy Peel"` : 002 Bella Terra Res. I I Reh"ez a la hach,.re aim do reveler!P rebord Pop up" I AVERY 5160 1 V I Easy 'ee A••ress a•e s , • Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant Occupant Occupant 7521 Edinger Ave Unit 1310 7521 Edinger Ave Unit 1312 7521 Edinger Ave Unit 1314 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1315 7521 Edinger Ave Unit 2300 7521 Edinger Ave Unit 1402 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1404 7521 Edinger Ave Unit 1406 7521 Edinger Ave Unit 1408 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1410 7521 Edinger Ave Unit 1412 7521 Edinger Ave Unit 1414 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1601 7521 Edinger Ave Unit 1603 7521 Edinger Ave Unit 1605 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1607 7521 Edinger Ave Unit 1609 7521 Edinger Ave Unit 1611 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521Edinger-Ave-Unit 1612 7521 Edinger Ave Unit 1614 7521 Edinger Ave Unit 1616 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1618 7521 Edinger Ave Unit 1620 7521 Edinger Ave Unit 1622 Huntington Beach, CA 92647 Huntington Beach, CA 92647 -Huntington Beach, CA 92647 -Occupant Occupant Occupant 7521 Edinger Ave Unit 1624 7521 Edinger Ave Unit 1625 7521 Edinger Ave Unit 1626 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1627 7521 Edinger Ave Unit 1628 7521 Edinger Ave Unit 1630 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Appeal ui rt./Approval ern Ll- eua I errs lees--urH[1-uuL/c I H 002 Bella Terra Res. L1-003/EIR 21-002 1 Etiquettes d'adresse Easy Peel 1 I Rep'ez a la hachure fin dr reveler lA rehord Pop up' I r� I Easy Peel Address Labels ' o o avery.com emp a es , ALVERY 5160 Bend along line to expose Pop up Edge I Use Avery Template 5160 I Occupant I Occupant Occupant 7521 Edinger Ave Unit 1632 7521 Edinger Ave Unit 1634 7521 Edinger Ave Unit 1636 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1637 7521 Edinger Ave Unit 1638 7521 Edinger Ave Unit 1639 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1640 7521 Edinger Ave Unit 2203 7521 Edinger Ave Unit 2204 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2205 7521 Edinger Ave Unit 2206 7521 Edinger Ave Unit 2207 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2208 7521 Edinger Ave Unit_2209 7521 Edinger Ave Unit 2210 Huntington Beach, CA 92647 Huntington Beach,CA 92647 1 Huntington-Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2213 7521 Edinger Ave Unit 2214 7521 Edinger Ave Unit 2215 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2217 7521 Edinger Ave Unit 2223 7521 Edinger Ave Unit 2224 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2225 7521 Edinger Ave Unit 2226 7521-Edinger Ave Unit 2227 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2228 7521 Edinger Ave Unit 2229 7521 Edinger Ave Unit 2230 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2231 7521 Edinger Ave-Unit 2232 7521 Edinger Ave Unit 2233 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 ella I erra Kes-bVA LT-UUL/LI A ppeai or rt..Approval ern Li- 1 003/EIR 21-002 I Etiquettes d'adresse Easy Pe9l°' : 002 Bella Terra Res. 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Ave Unit 3103 7521 Edinger Ave Unit 3105 1 7521 Edinger Ave Unit 3106 Huntington Beach.; CA 92647 Huntington Beach,CA 92647- Huntington Beach, CA 92647 Occupant Occupant Occupant I 7521 Edinger Ave Unit 3107 7521 Edinger Ave Unit 3108 7521 Edinger Ave Unit 1009 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,.CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1011 7521 Edinger Ave-Unit 1013 7521 Edinger Ave Unit 1014 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1015 7521 Edinger Ave Unit 2000 7521 Edinger Ave Unit 2011 Huntington Beach, CA 92647 Huntington Beach,CA92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2013 7521 Edinger Ave Unit 2014 7521 Edinger Ave Unit 2015 Huntington Beach, CA 92647 Huntington-Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2016 7521 Edinger Ave Unit 2017 7521 Edinger Ave Unit 2018 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 ella I erra lies-OPA 11-UUL/LI A Appeal or rt..Approval ern LJ L-003/EIR 21-002 1 Etiquettes d'adresse Easy Peel' : A002 Bella Terra Res. 1 G- _ _ _r r _f'n rov-r'r la r- nr• r----1 ' Easy Peel'Address Labels ' Go to averv.com temp a es 1 Ai VERY 5160Use Avery Template 5160 I i Bend along line to expose Pop-up Edge I Occupant Occupant Occupant 7521 Edinger Ave Unit 2019 7521 Edinger Ave Unit 2021 7521 Edinger Ave Unit 2023 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3000 7521 Edinger Ave Unit 3002 7521 Edinger Ave Unit 3109 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3111 7521 Edinger Ave Unit 2302 7521 Edinger Ave Unit 2304 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2306 7521 Edinger Ave Unit 2308 7521 Edinger Ave Unit 2310 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant I Occupant Occupant 7521 Edinger Ave Unit 2312 7521 Edinger Ave Unit 2314 7521 Edinger Ave Unit 2315 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2317 7521 Edinger Ave Unit 2400 7521 Edinger Ave Unit 2402 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 • Occupant Occupant -Occupant 7521 Edinger Ave Unit 2404 7521 Edinger Ave Unit Z406 7521 Edinger Ave Unit2408 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2410 7521 Edinger Ave Unit 2412 7521 Edinger Ave Unit 2414 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2601 7521 Edinger Ave Unit 2603 7521 Edinger Ave Unit 2605 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2607 7521 Edinger Ave Unit 2609 7521 Edinger Ave Unit 2611 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 lelle l erre ties-(PA 21-OUL/Ll A AppearorPL Approval ern Ll- 11-003/EIR 21-002 i Etiquettes d'adresse Easy Peel' : .002 Bella Terra Res. 1 1 Re IIiez a Ia hachure sun dr revelPr!P reberd Pop up I AVVVERY 5160 I Easy Peel`Address Labels I Go to avery.com temp P ates 1 Bend along line to expose Pop-up Edge i Use Avery Template 5160 i Occupant Occupant Occupant 7521 Edinger Ave Unit 2612 7521 Edinger Ave Unit 2614 7521 Edinger Ave Unit 2616 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2618 7521 Edinger Ave Unit 2620 7521 Edinger Ave Unit 2622 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2624 7521 Edinger Ave Unit 2625 7521 Edinger Ave Unit 2626 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2627 7521 Edinger Ave Unit 2628 7521 Edinger Ave Unit 2630 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2632 7521 Edinger Ave Unit 2634 7521 Edinger Ave Unit 2636 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2637 7521 Edinger Ave Unit 2638 7521 Edinger Ave Unit 2639 Huntington-Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2640 7521 Edinger Ave Unit 3204 7521 Edinger Ave Unit 3205 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3206 7521-Edinger Ave Unit 3207 7521 Edinger Ave-Unit 3208 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3209 7521 Edinger Ave Unit 3210 7521 Edinger Ave Unit 3213 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3214 7521 Edinger Ave Unit 3215 7521 Edinger Ave Unit 3216 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 .ella I erra Res-6PA 21-UO2/ZTA Appeal OT rl.Approval rrc LI 1-003/EIR 21-002 1 Etiquettes d'adresse Easy Pesl°' : ,002 Bella Terra Res. 1 Re,Iiez a la hachure afin de reveler la rebord Pop up` I Go to avery.com temp ates r� Easy Peel` Address Labels , 1 AV RY 55160' Use Aver Template 516D i Bend along line to expose Pop-up Edge I y p Occupant Occupant Occupant 7521 Edinger Ave Unit 3217 7521 Edinger Ave Unit 3219 7521 Edinger Ave Unit 3220 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3223 7521 Edinger Ave Unit 3224 7521 Edinger Ave Unit 3225 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3226 7521 Edinger Ave Unit 3227 7521 Edinger Ave Unit 3228 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3229 7521 Edinger Ave Unit 3230 7521 Edinger Ave Unit 3231 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3232 7521 Edinger Ave Unit 3233 7521 Edinger Ave Unit 3234 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3236 7521-Edinger Ave Unit 3237 7521 Edinger Ave Unit 3238 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3240 7521 Edinger Ave Unit 3241 7521 Edinger Ave Unit 3243 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3244 7521 Edinger Ave Unit 3245 7521 Edinger Ave Unit 4200 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4201 7521 Edinger Ave Unit 4203 7521 Edinger Ave Unit 3113 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4101 7521 Edinger Ave Unit 4103 7521 Edinger Ave Unit 4105 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 ella l erra Res-GPA 21-OOZ/ZTA Appeal or Pl-Approval ,-'rc L7- 1-003/EIR 21-002 i Etiquettes d'adresse Easy Peeir' : •002 Bella Terra Res. i R i1iez a la hachure fin de revelpr IP rehord Po u ` I r---1 Easy Peel"Address Labels Go to avery.com emp a es i Ak VERY 5160 I Bend along line to expose Pop-up Edge i Use Avery Template 5160 1 Occupant I Occupant Occupant 7521 Edinger Ave Unit 4106 7521 Edinger Ave Unit 1016 7521 Edinger Ave Unit 1017 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 1018 7521 Edinger Ave Unit 1019 7521 Edinger Ave Unit 1021 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3004 7521 Edinger Ave Unit 3006 7521 Edinger Ave Unit 3007 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3009 7521 Edinger Ave Unit 3011 7521 Edinger Ave Unit 3013 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3014 7521 Edinger Ave Unit 3015 7521 Edinger Ave Unit 3016 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3017 7521 Edinger Ave Unit 3018 7521 Edinger Ave Unit 3019 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant_ Occupant 7521 Edinger Ave Unit 3021 7521 Edinger Ave Unit 3023 7521 Edinger Ave Unit 4000 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3300 7521 Edinger Ave Unit 3302 7521 Edinger Ave Unit 3304 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington_Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3306 7521 Edinger Ave Unit 3308 7521 Edinger Ave Unit 3310 Huntington Beach, CA 92647 Huntington Beach}CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3312 7521 Edinger Ave Unit 3314 7521 Edinger Ave Unit 3315 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 =_ii 1 erra Res-GPA 21-002/Z1A Appeal of FL Approval Plt L1- 1-003/EIR 21-002 I Etiquettes d'adresse Easy Peal' : 002 Bella Terra Res. i 1 Rep1iez a la hachure afin de reveler le rehord Pop up' i >"--1 1 Easy Peel-Address Labels ' Go to averv.com/templates AV RY 5160� I Use Aver Template 5160 I I Bend along line to expose Pop-up Edge 1 y p Occupant Occupant Occupant 7521 Edinger Ave Unit 3317 7521 Edinger Ave Unit 3319 7521 Edinger Ave Unit 3400 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3402 7521 Edinger Ave Unit 3404 7521 Edinger Ave Unit 3406 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3408 7521 Edinger Ave Unit 3410 7521 Edinger Ave Unit 3412 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 • Occupant Occupant Occupant 7521 Edinger Ave Unit 3414 7521 Edinger Ave Unit 3601 7521 Edinger Ave Unit 3603 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3605 7521 Edinger Ave Unit 3607 1 7521 Edinger Ave Unit 3609 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3611 7521 Edinger Ave Unit 3612 7521 Edinger Ave Unit 3614 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3616 7521 Edinger Ave Unit 3618 7521 Edinger Ave Unit 3620 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521-Edinger Ave Unit 3622 7521 Edinger Ave Unit 3624 7521 Edinger Ave Unit 3625 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3626 7521 Edinger Ave Unit 3627 7521 Edinger Ave Unit 3628 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3630 7521 Edinger Ave Unit 3632 7521 Edinger Ave Unit 3634 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Ila Terra Res-GPA 21-002/ZTA Appeal of PC.Approval 5PK 21- -003/EIR 21-002 1 Etiquettes d'adresse Easy Pei"' : 002 Bella Terra Res. 1 Go to avery.com tempa es AVVVERY 5160 Easy Peel'`t Address Labels I Bend along line to expose Pop-up Edge i Use Avery Template 5160 i Occupant Occupant Occupant 7521 Edinger Ave Unit 3636 7521 Edinger Ave Unit 3637 7521 Edinger Ave Unit 3638 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3639 7521 Edinger Ave Unit 3640 7521 Edinger Ave Unit 3500 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3502 7521 Edinger Ave Unit 3501 7521 Edinger Ave Unit 3504 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3506 7521 Edinger Ave Unit 3507 7521 Edinger Ave Unit 3508 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3510 7521 Edinger Ave Unit 3511 7521 Edinger Ave Unit 3512 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit_3514 7521 Edinger Ave Unit 3513 7521 Edinger Ave Unit 3517 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach., CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 3515 7521 Edinger Ave Unit 3522 7521-Edinger Ave Unit 3516 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occu-pant 7521 Edinger Ave Unit 3518 7521 Edinger Ave Unit 3520 7521 Edinger Ave Unit 4204 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4205 7521 Edinger Ave Unit 4206 7521 Edinger Ave Unit 4207 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4208 7521 Edinger Ave Unit 4209 7521 Edinger Ave Unit 4210 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella Terra Res-GPA 21-002/ZTA Appeal or PC Approval SPK 21- I 21-003/EIR 21-002 i Etiquettes d'adresse Easy Peel : 002 Bella Terra Res. I Repliez a la hachure a fin de reveler IP rehord Pop up" I >----1 l Easy Peel`Address Labels ' Go to averv.com temp ates i AV RY 5160 Use Aver Template 5160 Bend along line to expose Pop-up Edge l y p Occupant Occupant Occupant 7521 Edinger Ave Unit4213 7521 Edinger Ave Unit 4214 7521 Edinger Ave Unit 4215 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4216 7521 Edinger Ave Unit 4217 7521 Edinger Ave Unit 4219 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4220 7521 Edinger Ave Unit 4223 7521 Edinger Ave Unit 4224 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant ' 7521 Edinger Ave Unit 4225 7521 Edinger Ave Unit 4226 7521 Edinger Ave Unit 4227 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4228 7521 Edinger Ave Unit 4229 7521 Edinger Ave Unit 4230. Huntington Beach, CA 92647 Huntington Beach, CA 92647 I Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4231 7521 Edinger Ave Unit 4232 7521 Edinger Ave Unit 4233 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4234 7521 Edinger Ave Unit 4236 7521 Edinger Ave Unit 4237 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4238 7521 Edinger Ave Unit 4240 7521 Edinger Ave Unit 4241 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4243 7521 Edinger Ave Unit4244 7521 Edinger Ave Unit 424-5 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA-92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2201 7521 Edinger Ave Unit 4107 7521 Edinger Ave Unit 4108 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Bella-Terra Res-GPA 21-002/ZTA Appeal of PL Approval SPR 21- 21-003/EIR 21-002 1 Etiquettes d'adresse Easy Peel'' : 002 Bella Terra Res. 1 1 Re lhez a la hachure fin de reveler IN rehord Pop up` I E RY 5160 i Easy Peel"'Address Labels I Go to avery.com temp ates , i Bend along line to expose Pop-up Edge I Use Avery Template 51601 Occupant Occupant Occupant 7521 Edinger Ave Unit 4109 7521 Edinger Ave Unit 4111 7521 Edinger Ave Unit 4113 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2002 7521 Edinger Ave Unit 2004 7521 Edinger Ave Unit 2006 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 2007 7521 Edinger Ave Unit 2009 7521 Edinger Ave Unit 4002 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4004 7521 Edinger Ave Unit 4006 7521 Edinger Ave Unit 4007 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4009 7521 Edinger Ave Unit 4011 7521 Edinger Ave Unit 4013 Huntington Beach,CA 92647 Huntington Beach, CA-92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4014 7521 Edinger Ave Unit 4015 7521 Edinger Ave Unit 4016 Huntington Beach,CA 92647 Huntington Beach, CA 92647 -Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4017 7521 Edinger Ave Unit 4018 7521 Edinger Ave Unit 4019 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant- Occupant 7521 Edinger Ave Unit 4021 7521 Edinger Ave Unit 4023 7521 Edinger Ave Unit 4300 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4302 7521 Edinger Ave Unit 4304 7521 Edinger Ave Unit 4306 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4308 7521 Edinger Ave Unit 4310 7521 Edinger Ave Unit 4312 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 ella Terra Res-GPA 21-002/ZTA Appeal of PC Approval SPR 21- 1-003/EIR 21-002 1 Etiquettes d'adresse Easy Peal" : 4002 Bella Terra Res. 1 Reptiez a la hachure afro do reveler le rehord Pop up` I ERY 5160' Easy Peel`Address Labels ' Go to averv.com/templates Bend along line to expose Pop-up Edge i Use Avery Template 5160 Occupant Occupant Occupant 7521 Edinger Ave Unit 4314 7521 Edinger Ave Unit 4315 7521 Edinger Ave Unit 4317 i Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4319 7521 Edinger Ave Unit 4400 7521 Edinger Ave Unit 4402 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4404 7521 Edinger Ave Unit 4406 7521 Edinger Ave Unit 4408 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach; CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4410 7521 Edinger Ave Unit 4412 7521 Edinger Ave Unit 4414 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4601 7521 Edinger Ave Unit 4603 7521 Edinger Ave Unit 4605 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4607 7521 Edinger Ave Unit 4609 7521 Edinger Ave Unit 4611 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4612 7521 Edinger Ave Unit 4614 7521 Edinger Ave Unit 4616 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4618 7521-Edinger Ave Unit 4620 7521 Edinger Ave Unit 4622_ Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92-647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4624 7521 Edinger Ave Unit 4625 7521 Edinger Ave Unit 4626 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7521 Edinger Ave Unit 4627 7521 Edinger Ave Unit 4628 7521 Edinger Ave Unit 4630 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 .?Ila Terra Res-GPA 21-002/ZTA ppeal of PC Approval SPR 21- 1-003/EIR 21-002 1 Etiquettes d'adresse Easy Peal : 002 Bella Terra Res. 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Unit 1050 7755 Center Ave Unit 1060 Huntington Beach, CA 92647 Huntington Beach; CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7755 Center Ave Unit 120 7755 Center Ave Unit 615 7755 Center Ave Unit 630 Huntington Beach, CA 92647 Huntington Beach, CA 92647 -Huntington Beach, CA 92647 Occupant Occupant Occupant 7755 Center Ave Unit 950 7755 Center Ave Unit 510 7755 Center Ave Unit 530 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7755 Center Ave Unit 450 7755 Center Ave Unit 525 7755 Center Ave Unit 1275 Huntington Beach, CA 92647 Huntington Beach, CA 92-647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7667 Center Ave 7801 Center Ave Unit 100 7801 Center Ave Unit 101 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7801 Center Ave Unit 102 7801 Center Ave Unit 200 7801 Center Ave Unit 201 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 sena I errs nes-urM LJ.-UU /L I H •r pce'ul r,..rypi wai.)rn L.l- :1-003/EIR 21-002 1 Etiquettes d'adresse Easy Peal' : 002 Bella Terra Res. 1 I Re l'iez a la hachure afin do reveler IA rebord Pop up' i ' Easy Peel`Address Labels 1 o o averv.com emp - L-, 5160t I Bend along line to expose Pop-up Edge' i Use Avery Template 5160 r Occupant Occupant Occupant 7801 Center Ave Unit 202 7777 Center Ave Unit 220 7777 Center Ave Unit 230 Huntington Beach, CA 92.647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Center Ave Unit 325 7777 Center Ave Unit 350 7777 Center Ave Unit 101 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7777 Center Ave Unit 200 7777 Center Ave Unit 210 7777 Center Ave Unit 240 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 -Occupant Occupant Occupant 7777 Center Ave Unit 250 7777 Center Ave Unit 260 7777 Center Ave Unit 280 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7777 Center Ave Unit 290 7777 Center Ave Unit 300 7777 Center Ave Unit 375 Huntington Beach, CA 92647 Huntington Beach, CA 92647 i Huntington Beach,CA 92647 Occupant Occupant Occupant 7777 Center Ave Unit 400 7777 Center Ave Unit 405 7777 Center Ave Unit 440 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Center Ave Unit 430 7777 Center Ave Unit 470 7777 Center Ave Unit 460 • Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7777 Center Ave Unit 480 7777 Center Ave Unit 495 7777 Center Ave Unit 500 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7777 Center Ave Unit 510 7777 Center Ave Unit 520 7777 Center Ave Unit 530 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 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Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave#R 7561 Center Ave Bldg 49 7561 Center Ave Bldg 49 Unit A Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave#A1 7561 Center Ave-Bldg 1 7561 Center Ave#A2 Huntington Beach, CA 92-647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occu Occupant P 7561 Center Ave Bldg 2 7561 Center Ave#A3 7561 Center Ave Bldg 3 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7561 Center Ave#B 7561 Center Ave Bldg 4 7561 Center Ave Bldg 4 Unit 101 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg.4 Unit 201 7561 Center Ave#C 7561 Center Ave Bldg 5 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 5 Unit 101 7561 Center Ave Bldg 5 Unit 201 7561 Center Ave#C1 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 6 7561 Center Ave Bldg 6 Unit 101 7561 Center Ave Bldg 6 Unit 201 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 ryptell vI rt.-M.I JI UVdI.)rn L L fella I errs K8S-hNH Ll-UUL/L I FA 11-003/EIR 21-002 I I Etiquettes d'adresse Easy Peel' 1 ,002 Bella Terra Res. 1 Re i'iez a Ia hachure Win do reveler lP rehord Pop up' I r---1 1 Easy Peel'Address Labels , o o avery. • - • - - , Ai VERY rJ160 Use Aver Template5160 i i Bend along line to expose Pop-up Edge i Y Occupant Occupant Occupant 7561 Center Ave#C2 7561 Center Ave Bldg 7 7561 Center Ave Bldg 7 Unit 101 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 7 Unit 201 7561 Center Ave#C3 7561 Center Ave Bldg 8 Huntington Beach, CA 92647 Huntington 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Huntington Beach, CA 92.647 Huntington Beach, CA 92647 Occupant Occupant Occupant 75,61 Center-Ave Bldg 19 7561 Center Ave Bldg 19 Unit 101 7561 Center Ave Bldg 19 Unit 201 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave#G2 7561 Center Ave Bldg 20 7561 Center Ave Bldg 20 Unit 101 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 20 Unit 201 7561 Center Ave#G3 7561 Center Ave Bldg 21 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 21 Unit 101 7561 Center Ave Bldg 21 Unit 201 7561 Center Ave Bldg 22 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 1eia I erra Kes-b I-'A Ll-UUL/L I A Appeal o1 rL Approval arm Li- :1-003/EIR 21-002 1 Etiquettes d'adresse Easy Peel" 002 Bella Terra Res. 1 1 RepTiez a la hachure efin dr`reveler le rehord Pop up I ERY 5160 ' Easy Peel"Address Labels o o avery.com emp a es t I Bend along line to expose Pop-up Edge I Use Avery Template 5160 i Occupant Occupant Occupant 7561 Center Ave Bldg 22 Unit 101 7561 Center Ave Bldg 22 Unit 201 7561 Center Ave #G5 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 23 7561 Center Ave Bldg 23 Unit 101 7561 Center Ave Bldg 23 Unit 201 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave#H1 7561 Center Ave Bldg 24 7561 Center Ave Bldg 24 Unit 101 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 24 Unit 201 7561 Center Ave#H2 7561 Center Ave Bldg 25 Huntington Beach,CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Occupant Occupant Occupant 7561 Center Ave Bldg 25 Unit 101 7561 Center Ave Bldg 25 Unit 201 7561 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GTo City of Huntington Beach \ 2000 Main Street ♦ Huntington Beach, CA 92648 : '_ (714) 536-5227 ♦ www.huntingtonbeachca.gov `.mac•''�FB'» 190..t./-• c ,�l� Office of the City Clerk 00U"NTY- --CP**j** Robin Estanislau, City Clerk � NOTICE OF APPEAL TO CITY COUNCIL Appeal of Planning Commission Decision Date: October 7, 2022 To: Community Development Department City Attorney City Council Office Administration Chair and Planning Commission Public Works Department Filed by: Rebecca Davis of Lozeau Drury LLP Re: APPEAL OF PLANNING COMMISSION DECISION TO APPROVE SITE PLAN REVIEW NO. 21-002- BELLA TERRA RESIDENTIAL MIXED-USE PROJECT Date for Public Hearing: TBD Copy of appeal letter attached: Yes Fee collected: $4,001.00 Completed by: Donna Switzer, Senior Deputy City Clerk IN ORDER TO MEET A 10-DAY PRE-HEARING ADVERTISING DEADLINE, OUR AGENDA SCHEDULE STATES LEGAL NOTICE AND MAILING LABELS MUST BE RECEIVED IN THE CITY CLERK'S OFFICE 18 DAYS PRIOR TO PUBLIC HEARING DATE *FOR ITEMS THAT REQUIRED EXPANDED ADVERTISING, PLEASE CONSULT WITH THE CITY ATTORNEY'S OFFICE Sister City: Anjo, Japan LOZ EAU •. : P T 510.836.4200 1939 Harrison Street.Ste. 150 www.lozeaudrury.com F 510.836.4205 Oakland,CA 94612 rebecca@lozeaudrury,com Via Email October 7,2022 Chair Perkins Robin Estanislau,City Clerk Vice Chair Acosta-Galvan City of Huntington Beach Commissioner Mandic City Clerk Office Commissioner Scandura 2000 Main Street Commissioner Ray Huntington Beach,CA Commissioner Rodriguez Robin.Estanislau@surfcity-hb.org Commissioner Adam City of Huntington Beach Planning Division 2000 Main Street Huntington Beach,CA planning.commission@surfcity-hb.org Re: Appeal of Decision of the Planning Commission to Approve Site Plan Review No. 21-002 for the Bella Terra Residential Mixed-Use Project Dear Chair Perkins,Vice Chair Acosta-Galvan,Honorable Commissioners,and Ms.Estanislau: I am writing on behalf of the Supporters Alliance for Environmental Responsibility("SAFER") and its members living and/or working in or around the City of Huntington Beach("City")to appeal the Planning Commission's decisions of September 27,2022,to approve Site Plan Review No.21-002 for the Bella Terra Residential Mixed-Use Project,a proposed seven-story mixed-use building with 300 units located at 7777 Edinger Avenue,in the City of Huntington Beach("Project"),and to approve the addendum to the Village at Bella Terra EIR(No.07-003)prepared for the Project. This appeal is timely filed within 10 days of the Planning Commission's decision and is accompanied by the required filing fee of$4,002.The reasons for the appeal are set forth in the attached letter dated September 27,2022,which was submitted to the Planning Commission prior to its decision. Sincerely, ,r Rebecca Davis LOZEAU DRURY LLP 7-1 -4 C-) T'ri cry—-< c C7 r —p .,11C m ,Y N Y7 LOZEAU DRURY T 510.836.4200 1939 Harrison Street,Ste.150 www.lozeaudrury.com F 510 836 4205 Oakland,CA 94612 Adam@lozeaudrury.com Via Email September 27, 2022 Chair Brendon Perkins Mr. Hayden Beckman Vice-Chair Kayla Acosta-Galvan Senior Planner Commissioner Oscar Rodriguez Planning Division Commissioner Ian Adam City of Huntington Beach Commissioner Connie Mandic 2000 Main Street Commissioner John Scandura Huntington Beach, CA 92648 Commissioner Alan Ray hayden.beckman@surfcity-hb.org planning.commission@surfcity-hb.org Ms. Robin Estanislau City Clerk City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 robin.estanislau@surfcity-hb.org Re: Comment on Proposed Addendum to Environmental Impact Report No.21- 002,Bella Terra Residential Project,September 27,2022 Planning Commission Meeting Public Hearing Item No. 1 (File No. 22-747,General Plan Amendment No.21-001,Zoning Text Amendment No. 21-003,Site Plan Review No. 21-002) Dear Honorable Planning Commissioners, Mr. Beckman, and Ms. Estanislau: I am writing on behalf of Supporters Alliance for Environmental Responsibility ("SAFER")regarding the proposed Addendum to the 2008 Final Program Environmental Impact Report("FPEIR") and the 2010 EIR Addendum(hereinafter,the"2022 Addendum"),prepared for the Bella Terra Residential Project(File No. 22-747, General Plan Amendment No. 21-001, Zoning Text Amendment No. 21-003, Site Plan Review No. 21-002). The 2022 Addendum for the proposed Project includes all actions related or referring to the proposed demolition of an existing 149,000 square foot Burlington department store and of 30,000 square feet of adjacent retail space,and the proposed construction of a seven-story mixed-use infill project consisting of 300 apartment units,40,000 square feet of retail and restaurant space, an above-ground three-level podium parking garage with 404 spaces, and associated hardscape and landscape improvements, at 7777 Edinger Avenue in the City of Huntington Beach(the"Project"). September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 2 of 5 After reviewing the 2022 Addendum, we conclude that it fails as an informational document, and that there is a fair argument that the Project may have adverse environmental impacts. Therefore,we request that the City of Huntington Beach("City")prepare an environmental impact report("EIR") for the Project pursuant to the California Environmental Quality Act("CEQA"), Public Resources Code section 21000, et seq. LEGAL STANDARD The EIR is the very heart of CEQA. (Bakersfield Citizens for Local Control v. City of Bakersfield(2004) 124 Cal.App.4th 1184, 1214 (Bakersfield Citizens);Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903, 927.) The EIR is an "environmental `alarm bell' whose purpose is to alert the public and its responsible officials to environmental changes before they have reached the ecological points of no return." (Bakersfield Citizens, 124 Cal.App.4th at 1220.) The EIR also functions as a"document of accountability," intended to "demonstrate to an apprehensive citizenry that the agency has, in fact, analyzed and considered the ecological implications of its action." (Laurel Heights Improvements Assn. v. Regents of Univ. of Cal. (1988)47 Cal.3d 376, 392.) The EIR process "protects not only the environment but also informed self-government." (Pocket Protectors, 124 Cal.App.4th at 927.) CEQA contains a strong presumption in favor of requiring a lead agency to prepare an EIR. This presumption is reflected in the"fair argument" standard, which requires the lead agency to prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment. (Pub. Res. Code § 21082.2; Laurel Heights Improvement Ass'n v. Regents of the University of California(1993) ("Laurel Heights IF) 6 Ca1.4th 1112, 1123;No Oil, Inc. v. City of Los Angeles (1974) 13 Ca1.3d 68, 75, 82; Quail Botanical Gardens v. City of Encinitas (1994) 29 Cal.App.4th 1597, 1602.) Under the "fair argument" standard, an EIR is required if any substantial evidence in the record indicates that a project may have an adverse environmental effect—even if contrary evidence exists to support the agency's decision. (14 CCR § 15064(f)(1); Pocket Protectors, 124 Cal.App.4th at 931; Stanislaus Audubon Society v. County of Stanislaus(1995) 33 Cal.App.4th 144, 150-51; Quail Botanical Gardens Found., Inc. v. City of Encinitas(1994) 29 Cal.App.4th 1597, 1602.) The "fair argument" standard creates a"low threshold" favoring environmental review through an EIR rather than through issuance of negative declarations or notices of exemption from CEQA. (Pocket Protectors, 124 Cal.App.4th at 928.) The "fair argument" standard is virtually the opposite of the typical deferential standard accorded to agencies. As a leading CEQA treatise explains: This 'fair argument' standard is very different from the standard normally followed by public agencies in their decision making. Ordinarily, public agencies weigh the evidence in the record and reach a decision based on a preponderance of the evidence. [Citation]. The fair argument standard, by contrast, prevents the lead agency from weighing competing evidence to determine who has a better argument concerning the likelihood or extent of a potential environmental impact. September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 3 of 5 (Kostka&Zishcke, Practice Under the California Environmental Quality Act, §6.37 (2d ed. Cal. CEB 2021).) The Courts have explained that"it is a question of law, not fact,whether a fair argument exists, and the courts owe no deference to the lead agency's determination. Review is de novo, with a preference for resolving doubts in favor of environmental review." (Pocket Protectors, 124 Cal.App.4th at 928 (emphasis in original).) LEGAL REVIEW OF CEQA ADDENDUM The City has prepared an Addendum to a previously certified EIR. In order to be compliant with CEQA, an Addendum must comply with the CEQA Guidelines and with the courts' prior decisions outlining the circumstances under which an Addendum may be adopted. The Addendum presented today fails to comply with either of these requirements and, if adopted, would directly violate CEQA. a. The Addendum Involves New Significant Environmental Effects and Violates CEQA Pursuant to the CEQA Guidelines, an addendum to a previously certified EIR may be prepared only if"none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred." (CEQA Guidelines § 15164(b).)Notably, CEQA Guidelines § 15162(a)provides that an addendum to an EIR is not appropriate where: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration 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 or Negative Declaration 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 or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown 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 proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 4 of 5 more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. The significant proposed changes presented cannot plausibly be described as "minor technical changes"to the 2008 FPEIR and 2010 Addendum. To the contrary,the 2022 Addendum proposes the addition of 40,449 square feet of commercial space and 300 residential units to the area designated as"Area B."None of the significant environmental impacts that will result from these newly proposed developments were previously considered. In fact, the proposed construction of 300 units—in addition to the existing 468 units that were constructed as part of development of the Revised Village at Bella Terra/Costco (the "2010 Project")—would exceed by SS units the FPEIR's approved maximum of 713 residential units. These proposed changes make clear that the Project involves new significant environmental effects and new information of substantial importance that make the use of Addendum here entirely inappropriate. THE CITY'S INADEQUATE PUBLIC DISCLOSURES FRUSTRATE THE PURPOSE OF CEQA The courts have made clear that a core tenet of the EIR process is that it"protects not only the environment but also informed self-government." (Pocket Protectors, 124 Cal.App.4th at 927.) Adoption of the 2022 Addendum would violate key principles of informed self- government and legally required disclosures of public records. As of this writing,the City has not publicly released or made available for public inspection the 2008 FPEIR or the 2010 Addendum.Notably, the City's Planning Division maintains a dedicated web page including a list of all environmental documents and related approvals prepared for the various stages of the Project.' However, none of the published hyperlinks are currently functional,thus impeding the public's ability to view these important records. At a minimum, the City should republish all prior environmental review documents related to the Project prior to undertaking any further consideration of additional approvals. CONCLUSION In conclusion, SAFER believes that the 2022 Addendum fails as an informational document, and that there is a fair argument that the Project may have adverse environmental impacts. Therefore,we request that the City of Huntington Beach ("City")prepare an environmental impact report("EIR") for the Project pursuant to the California Environmental Quality Act("CEQA"), Public Resources Code section 21000, et seq. We reserve the right to supplement these comments, including but not limited to at public hearings concerning the Project. Galante Vineyards v. Monterey Peninsula Water Management Dist., 60 Cal. App. 4th 1109, 1121 (1997). ' https://www.huntingtonbeachca.gov/government/departments/planning/majorBTVillage.cfm(visited on Sept.27, 2022). September 27,2022 Proposed Addendum for the Bella Terra Residential Project Page 5 of 5 Sincerely, Adam Frankel LOZEAU DRURY LLP City of Huntington Beach Department of Community Development Planning ` ��� 2000 Main Street 3rd Floor Huntington Beach, CA 92648 phone: (714) 536-5271 fax: (714) 374-1648 Invoice INVOICED: 1436919 CASHIER: WELCHM DATE: 10/07/2022 Record Information Record Number Permit Type/Record Name Site Address Parcel PA-2021-0046 Application 7777 Edinger Ave 100 142-073-23 Fee Information Description Account Code Amount Appeal-Others(City Council) 10000100.42815 $3,775.00 Technology Fee 32200322.47265 $226.00 Total Fee Amount: $4,001.00 Page 1 of 1