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Home My WebLink About2022-11-29 Agenda Packet - (Spcl Mtg) - HybridIN-PERSON PUBLIC PARTICIPATION/ZOOM ACCESS: Members wishing to attend the meeting in person are encouraged to wear a face covering. Assembly Bill 361 (AB 361) authorizes public meetings to take place via teleconference (i.e., virtual using Zoom), or in person if in part, State and Local officials continue to recommend measures to promote social distancing. In addition to this hybrid format, alternate ways to view City Council meetings live or on-demand remain: livestreamed on HBTV Channel 3 (replayed on Wednesday’s at 10:00 a.m. and Thursday’s at 6:00 p.m.); live and archived meetings for on-demand viewing accessed from https://huntingtonbeach.legistar.com/calendar ; or, from any Roku, Fire TV or Apple device by downloading the Cablecast Screenweave App and searching for the City of Huntington Beach channel. PUBLIC COMMENTS: Individuals wishing to provide a comment on agendized or non-agendized items, including Study Session, Closed Session, and Public Hearing, may do so in person by completing a Request to Speak form delivered to the City Clerk, or from a virtual location by entering Zoom Webinar ID 971 5413 0528 via computer device, or by phone at (669) 900-6833. The Zoom Webinar can be accessed here: https://huntingtonbeach.zoom.us/j/97154130528 . Instructions for those utilizing computer devices to request to speak are provided in each section of the agenda where public comments are accepted. Members of the public unable to personally participate in the meeting but interested in communicating with the City Council on agenda-related items are encouraged to submit a written (supplemental) communication via email at SupplementalComm@Surfcity-hb.org, or City.Council@surfcity-hb.org . Supplemental Communications are public record, and if received by 2:00 PM on the day of the meeting, will be distributed to the City Council prior to consideration of agenda-related items, posted to the City website, and announced, but not read, at the meeting. Communications received following the 2:00 PM deadline will be incorporated into the administrative record. MEETING ASSISTANCE NOTICE: In accordance with the Americans with Disabilities Act, services are available to members of our community who require special assistance to participate in public meetings. If you require special assistance, 48-hour prior notification will enable the City to make reasonable arrangements for an assisted listening device (ALD) for the hearing impaired, American Sign Language interpreters, a reader during the meeting and/or large print agendas. Please contact the City Clerk's Office at (714) 536-5227 for more information. AGENDA City Council/Public Financing Authority Tuesday, November 29, 2022 Special Meeting 4:00 PM Study Session / 5:00 PM Closed Session 6:00 PM Regular Business Meeting Council Chambers 2000 Main Street Huntington Beach, CA 92648 --or-- Virtual via Zoom Webinar MAYOR AND CITY COUNCIL BARBARA DELGLEIZE, Mayor MIKE POSEY, Mayor Pro Tem RHONDA BOLTON, Councilmember KIM CARR, Councilmember DAN KALMICK, Councilmember NATALIE MOSER, Councilmember ERIK PETERSON, Councilmember STAFF AL ZELINKA, City Manager MICHAEL E. GATES, City Attorney ROBIN ESTANISLAU, City Clerk ALISA BACKSTROM, City Treasurer 1 AGENDA November 29, 2022City Council/Public Financing Authority 4:00 PM - COUNCIL CHAMBERS CALL TO ORDER ROLL CALL Peterson, Bolton, Posey, Delgleize, Carr, Moser, Kalmick City Clerk Robin Estanislau has requested permission to be absent pursuant to City Charter Section 310 (a) ANNOUNCEMENT OF SUPPLEMENTAL COMMUNICATIONS (Received After Agenda Distribution) PUBLIC COMMENTS PERTAINING TO STUDY SESSION / CLOSED SESSION ITEMS (3 Minute Time Limit) At approximately 4:00 PM, individuals wishing to provide a comment on item(s) scheduled for Study Session or Closed Session may do so either in person by filling out a Request to Speak form delivered to the City Clerk, via computer through Zoom Webinar ID 971 5413 0528, or Zoom Webinar by phone by calling (669) 900-6833. Once the Mayor opens Public Comments, in-person participants will be called to speak first. Zoom Webinar participants wishing to speak will be provided a 15-minute window to select the “Raise Hand” feature in the Webinar Controls section. Attendees entering the Webinar and requesting to speak by phone can enter *9 to enable the “Raise Hand” feature, followed by the *6 prompt that unmutes their handheld device microphone. Individuals will be prompted to speak when the Clerk announces their name or the last three digits of their phone number. After a virtual speaker concludes their comment, their microphone will be muted. All speakers are encouraged, but not required to identify themselves by name. Each speaker may have up to 3 minutes unless the volume of speakers warrants reducing the time allowance. STUDY SESSION 22-10161.City Manager’s First 100 Day Report RECESS TO CLOSED SESSION CLOSED SESSION 22-10212.CONFERENCE WITH LEGAL COUNSEL-EXISTING LITIGATION. (Paragraph (1) of subdivision (d) of Section 54956.9). Name of case: Pacific Airshow, LLC v. City of Huntington Beach and Kim Carr; Case No. 30-2022-01287749. 6:00 PM – COUNCIL CHAMBERS Page 1 of 6 2 AGENDA November 29, 2022City Council/Public Financing Authority RECONVENE CITY COUNCIL/PUBLIC FINANCING AUTHORITY MEETING ROLL CALL Peterson, Bolton, Posey, Delgleize, Carr, Moser, Kalmick City Clerk Robin Estanislau has requested permission to be absent pursuant to City Charter Section 310 (a) PLEDGE OF ALLEGIANCE INVOCATION In permitting a nonsectarian invocation, the City does not intend to proselytize or advance any faith or belief. Neither the City nor the City Council endorses any particular religious belief or form of invocation. 22-9783.Marsha Rechsteiner of Saints Simon and Jude Catholic Church in Huntington Beach and member of the Greater Huntington Beach Interfaith Council CLOSED SESSION REPORT BY CITY ATTORNEY ANNOUNCEMENT OF SUPPLEMENTAL COMMUNICATIONS (Received After Agenda Distribution) PUBLIC COMMENTS (3 Minute Time Limit) At approximately 6:00 PM, individuals wishing to provide a comment on agendized or non-agendized items may do so either in person by filling out a Request to Speak form delivered to the City Clerk, via computer through Zoom Webinar ID 971 5413 0528, or Zoom Webinar by phone by calling (669) 900-6833. Once the Mayor opens Public Comments, in-person participants will be called to speak first. Zoom Webinar participants wishing to speak will be provided a 15-minute window to select the “Raise Hand” feature in the Webinar Controls section. Attendees entering the Webinar and requesting to speak by phone can enter *9 to enable the “Raise Hand” feature, followed by the *6 prompt that unmutes their handheld device microphone. Individuals will be prompted to speak when the Clerk announces their name or the last three digits of their phone number. After a virtual speaker concludes their comment, their microphone will be muted but they may remain in Webinar attendance for the duration of the meeting. All speakers are encouraged, but not required to identify themselves by name. Each speaker may have up to 3 minutes unless the volume of speakers warrants reducing the time allowance. While the City Council welcomes public involvement and free speech, it rejects comments from anyone that are discriminatory, defamatory or otherwise not protected speech. Those comments will not inform nor be considered by the City Council and may be cause for the Mayor to interrupt the public speaker. Such public comments will not be consented to or otherwise adopted by the Page 2 of 6 3 AGENDA November 29, 2022City Council/Public Financing Authority City Council in its discussions and findings for any matter tonight. CONSENT CALENDAR City Manager's Office 22-10144.Approve appointment of Kim Kaston to the Huntington Beach Human Relations Committee (HBHRC) as recommended by City Council Liaisons, Councilmember Rhonda Bolton and Councilmember Natalie Moser Approve the appointment of Kim Kaston as a member of the Huntington Beach Human Relations Committee through December 31, 2023, the end of term for the current unscheduled vacancy, as recommended by City Council Liaisons Bolton and Moser. Recommended Action: Community and Library Services Department 22-10225.Approve and authorize execution of a Memorandum of Understanding between the City of Huntington Beach and the American Legion Huntington Beach Post 133 Approve and authorize the Mayor and City Clerk to execute the “Memorandum of Understanding Between the City of Huntington Beach and the American Legion Huntington Beach Post 133 for the Use of City Facilities and Provision of Veterans Services.” Recommended Action: Public Works Department 22-9216.Approve the construction of electric vehicle charging infrastructure and authorize the execution of Charge Ready Rebate Participation Agreements and Easement Agreements between City of Huntington Beach and Southern California Edison (SCE) as necessary to receive electric vehicle (EV) charging infrastructure at no cost to the City A) Approve the construction of electric vehicle charging infrastructure as designed by SCE; and, B) Authorize the Director of Public Works to execute the Charge Ready Rebate Participation Agreement and Easement Agreement between City of Huntington Beach and SCE for each project site. Recommended Action: 22-9477.Adopt Resolution No. 2022-67, "A Resolution of the City Council of the City of Huntington Beach Concerning the Measure M2 Page 3 of 6 4 AGENDA November 29, 2022City Council/Public Financing Authority Expenditure Report for the City of Huntington Beach" Adopt Resolution No. 2022-67, "A Resolution of the City Council of the City of Huntington Beach Concerning the Measure M2 Expenditure Report for the City of Huntington Beach." Recommended Action: PUBLIC HEARING For the benefit of the public, prior to a public hearing item, each member of the City Council will disclose any ex parte communications they may have had pertaining to the item. In simple terms, public hearings are quasi-judicial proceedings and the information used by the City Council to make its decisions should be limited to that which is obtained during the public hearing. Ex parte communications, then, means any information obtained outside of a public hearing. In such public hearing proceedings, the City Council must uphold constitutional and statutory due process rights of present and non-present parties by disclosing ex parte communications. Ex parte communications include oral and written information, as well as visual or auditory information obtained during a site visit. Individuals wishing to provide a comment on an item scheduled for Public Hearing may do so either in person by filling out a Request to Speak form delivered to the City Clerk, via computer through Zoom Webinar ID 971 5413 0528, or Zoom Webinar by phone by calling (669) 900-6833. Once the Mayor opens Public Comments, in-person participants will be called to speak first. Zoom Webinar participants wishing to speak will be provided a 15-minute window to select the “Raise Hand” feature in the Webinar Controls section. Attendees entering the Webinar and requesting to speak by phone can enter *9 to enable the “Raise Hand” feature, followed by the *6 prompt that unmutes their handheld device microphone. Individuals will be prompted to speak when the Clerk announces their name or the last three digits of their phone number. After a virtual speaker concludes their comment, their microphone will be muted but they may remain in Webinar attendance for the duration of the meeting. All speakers are encouraged, but not required to identify themselves by name. Each speaker may have up to 3 minutes unless the volume of speakers warrants reducing the time allowance. 22-8708.Adopt Resolution No. 2022-62 approving General Plan Amendment No. 2021-003 (Housing Element Update), adopt Resolution No. 2022-78 approving General Plan Amendment No. 2022-001 (General Plan Land Use Element Affordable Housing Overlay), approve for introduction Ordinance No. 4269 approving Zoning Map Amendment No. 2022-002 (Zoning Map Affordable Housing Overlay), approve for introduction Ordinance No. 4272 approving Zoning Text Amendment No. 2022-008 (HBZSO Chapter 229 Affordable Housing Overlay), adopt Resolution No. 2022-59 approving Zoning Text Amendment No. 2022-009 (Beach and Edinger Corridor Specific Plan Affordable Housing Overlay), approve for introduction Ordinance No. 4271 Page 4 of 6 5 AGENDA November 29, 2022City Council/Public Financing Authority approving Zoning Text Amendment No. 2022-007 (Holly Seacliff Specific Plan Affordable Housing Overlay), and adopt Resolution No. 2022-63 approving Subsequent Environmental Impact Report No. 2022-002 with findings of fact and statement of overriding considerations (Housing Element Update and Associated Program Implementation Actions). CEQA Action A) Approve Subsequent EIR No. 22-002 with findings of fact and statement of overriding considerations by approving City Council Resolution No. 2022-63, “A Resolution of the City Council of the City of Huntington Beach certifying Final Subsequent Environmental Impact Report No. 22-002 for the City of Huntington Beach 6th Cycle Housing Element Update (2021-2029), adopting findings pursuant to the California Environmental Quality Act, adopting a statement of overriding considerations, and adopting a mitigation monitoring and reporting program” (Attachment No. 1); Housing Element Update Action B) Approve General Plan Amendment No. 21-003 (Housing Element Update) and City Council Resolution No. 2022-62, “A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 21-003 (2021-2029 Housing Element Update” (Attachment No. 2); Implementation Actions (Legislative Amendments) C) Approve General Plan Amendment No. 22-001 (General Plan Land Use Element Affordable Housing Overlay) and City Council Resolution No. 22-78, “A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 22- 001 (Land Use Element and Land Use Map Updates” (Attachment Nos. 3, 4 and 5); D) Approve Zoning Map Amendment No. 22-002 (Zoning Map Affordable Housing Overlay) with findings (Attachment No. 6) by approving Ordinance No. 4269, “An Ordinance of the City of Huntington Beach amending District Maps 2 (Sectional Map 2-6- 11), 15 (Sectional Map 14-5-11), 26 (Sectional Map 23-5-11), 27 (Sectional Map 24-5- 11), 31 (Sectional Map 26-5-11), 32 (Sectional Map 27-5-11), and 39 (Sectional Map 35- 5-11) of the Huntington Beach Zoning and Subdivision Ordinance to add the Affordable Housing Overlay to real property within the City of Huntington Beach” (Attachment No. 7); E) Approve Zoning Text Amendment No. 22-008 (HBZSO Chapter 229 Affordable Housing Overlay) with findings (Attachment No. 6) by approving draft Ordinance No. 4272, “An Ordinance of the City Council of the City of Huntington Beach amending the Zoning and Subdivision Code of the City of Huntington Beach to add a new Chapter 229 (Affordable Housing Overlay)” (Attachment No. 8); F) Approve Zoning Text Amendment No. 22-009 (Beach and Edinger Corridor Specific Plan Affordable Housing Overlay) with findings (Attachment No. 9) by approving draft City Council Resolution No. 2022-59, “A Resolution of the City Council of the City of Huntington Recommended Action: Page 5 of 6 6 AGENDA November 29, 2022City Council/Public Financing Authority Beach approving an amendment to the Beach and Edinger Corridors Specific Plan (SP 14)” (Attachment No. 10); and G) Approve Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) with findings (Attachment No. 11) by approving draft Ordinance No. 4271, “An Ordinance of the City Council of the City of Huntington Beach amending the Holly-Seacliff Specific Plan (SP 9) to establish an Affordable Housing Overlay” (Attachment No. 12). COUNCILMEMBER ITEMS 22-10269.Submitted by Mayor Pro Tem Posey - Request the Mayor to Support Councilmember Kalmick for the OCTA District 1 Seat During City Selection on December 1, 2022 I request that the Mayor or her designee vote for Councilmember Kalmick at City Selection Committee for Orange County Transit Authority District 1 Population Seat through multiple rounds. Recommended Action: COUNCILMEMBER COMMENTS (Not Agendized) ADJOURNMENT The next regularly scheduled meeting of the Huntington Beach City Council/Public Financing Authority is Tuesday, December 6, 2022, at 4:00 PM in the Civic Center Council Chambers, 2000 Main Street, Huntington Beach, California. INTERNET ACCESS TO CITY COUNCIL/PUBLIC FINANCING AUTHORITY AGENDA AND STAFF REPORT MATERIAL IS AVAILABLE PRIOR TO CITY COUNCIL MEETINGS AT http://www.huntingtonbeachca.gov Page 6 of 6 7 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-1016 MEETING DATE:11/29/2022 Subject: City Manager’s First 100 Day Report City of Huntington Beach Printed on 11/23/2022Page 1 of 1 powered by Legistar™8 Observations and Initiatives of the City of Huntington Beach FIRST 100 DAYS 9 Observations about HB Forward Facing Foundations & Aspirations Questions & Comments Agenda 210 OBSERVATIONS ABOUT HB A glimpse of HB as a community and an organization 311 A community of people who are passionate about HB as their home, from its diverse neighborhoods, parks, and schools to its quality of life. is… 412 culture is rooted in its natural resources, such as its coastal climate, ocean, beaches, wetlands, lakes, vast skies, trails, and parkland. 513 and surfing are synonymous. 614 values its recreational facilities such as parks, libraries, sports fields, community centers and civic infrastructure. 715 is where volunteerism is alive and well. Residents are active and give their time and resources to support one another in many different ways. 816 is a proud and patriotic community. 917 is creative and expressive. 1018 is beautiful. 1119 Local businesses mean much to many 1220 MORE FIRE DEPARTMENT PHOTOS appreciates its public safety. 1321 is a world-wide brand led by community members who welcome visitors from around the globe. 1422 has a unique municipal organization that serves the people of HB through ten elected leaders: a 7- member City Council, a City Attorney, a City Clerk, and a City Treasurer. The City Manager is appointed by the City Council and works collaboratively with the three elected Charter Officers.1523 has a team of public servants second to none – dedicated to HB’s quality of life. 1624 has an operational Executive Leadership Team aligned to serve the public interest through good governance, dedicated to HB’s quality of life, and committed to City Council policy.” 1725 FORWARD FACING Guided by Key Principles 1826 1.One Team:Working together to serve the people of Huntington Beach exceptionally to inspire pride in our community. 2.One Focus:To stay fanatical about achieving municipal excellence by being active caretakers of our unique, people-centric HB culture. 3.One Goal:To ensure that HB continually improves its standing as a premier coastal community as measured through the health of our people, our organization, our infrastructure, and our community. Core Values:Humility,Exceptionality, Social Awareness,Passion, Teamwork, and Integrity OneHB Mission 1927 Our Commitment to HB: Accountability 1.We will carry out the responsibilities under the Council- Manager form of government as articulated in the HB Charter and Municipal Code. 2.We will stay grounded in a source of authority for every action.If one doesn't exist, we will bring a request for that source to City Council. 3.We will use best practices that are rooted in procedures proven to be effective and beneficial. Where practices and systems do not work, we will change course. 4.We will place the triple bottom line approach of sustainability –HB's environment, people, and economy –as the authentic and central platform to uphold and advance Huntington Beach's sense of community and quality of life. 2028 Our Commitment to HB: Transparency 1.We will regularly and publicly assess the City's operational and financial performance. We will implement steps to continuously improve our operations. 2.Increased knowledge is paramount to earning public trust.We will continuously expand access to public information and welcome the community's involvement in municipal affairs. 3.Individuals affected by City decisions have the right to know about the process that led to them and their impacts.We will prepare comprehensive Requests for Council Action (RCA) and records with transparency at the top of mind. 4.We will increase the visibility of programs, services, Boards, Committees and Commissions as opportunities for community participation and public information.2129 Our Commitment to HB: Responsiveness 1.We will commit to continuous all-hands training to provide exceptional customer service for the benefit of the public we serve. 2.We will be responsive to HB customers’ needs, ensuring respectful and responsible communication and assistance 3.We will diversify our communication efforts, so HB residents can access City information,share input, and receive the services they need. 4.We will celebrate our successes together as OneHB, recognizing that teamwork and engaged, happy employees drive the success of the HB organization. 2230 Our Commitment to HB: 1.We will work shoulder-to-shoulder in partnership with our fellow HB Charter Officers and their respective teams. 2.Across the City organization, we will faithfully promote continuous learning, high performance, and financial responsibility to maximize the value of services provided to HB taxpayers, residents, and businesses. 3.We will achieve mindsets and know-how, as well as implement systems and technologies, to streamline and improve the HB customer service experience and address problems effectively. 4.We will establish and expand partnerships with local stakeholders to share knowledge and resources and encourage participation. Effective & Efficient 2331 Our Commitment to HB: 1.We will serve all residents, visitors and businesses with an open-mind to understand their needs and perspectives; support a sense of welcoming and belonging; facilitate independent pursuits; and enhance quality of life. 2.We respect the diverse viewpoints in our community, which contribute to our collective strength and inform the decisions made by the City Council to benefit the community –as a whole. 3.We will ensure City workplaces do not tolerate harassment and discrimination, allowing HB employees and visitors to be at their best and provide and experience the finest public service. 4.We will approach the work we do that directly affects the HB community with the goal of developing shared ownership of related decisions with the community. Diversity, Equity & Inclusivity 2432 Our Commitment to HB: Engagement & Consensus Building 1.We value the equitable delivery of services and programs in HB and will foster a City culture that maximizes communications with all and facilitates inclusive civic engagement. 2.We understand that change is ever-present. Continuous, meaningful community engagement will provide a platform for community members to influence these changes. 3.We will invest in training,resources, and tools to build the public participation capacity of the HB community and will carry out community processes that establish relationships and build trust with the people we serve. 2533 FOUNDATIONS & ASPIRATIONS Implementation Efforts 2634 OneHB will implement: Accountability 27 1.Continuous references to Sources of Authority for all decisions 2.4-Year Cycle of Performance & Financial Audits of every department and office 3.Annual Financial Health Indicators Report to the Finance Commission and City Council 4.Updated operating systems based on today's best practices: •Management Systems •Administrative Regulations •Purchasing & Procurement Policies 27 35 OneHB will implement: Transparency 1.A presentation of Sunshine Ordinance options to the City Council, allowing the public more time to review agenda items before meetings 2.Annual report of the State of the City 3.Streamlined records management, records centralization, and CPRA processes 4.Alternating Biennial Quality of Life Surveys •A custom HB-focused statistically valid survey to understand how residents feel about locally important services and issues •A standardized survey benchmarked against other CA and US cities 5. Comprehensive and publicly available databases that track our progress on major initiatives and measure their efficacy.2836 Responsiveness OneHB will implement: 1.Comprehensive 311 system –One Call/App for all HB service requests and inquiries with feedback loop to customer 2.Office of Communications –Focused on full- service communications for the benefit of HB residents and businesses 3.Citywide Customer Service Training & Refinement of customer facing processes to elevate HB service to world class levels –incl. One Stop Shop 4.Continued pursuit in partnership with VisitHB and others of HB as an Olympic Village for one or more sports for the LA2028 Olympics 2937 OneHB will implement: Effective & Efficient 1.Updated City Council Manual that articulates City Council's desired procedures and rules for the conduct of its business, as well as a refreshed City Council onboarding process. 2.Strengthened City leadership team and structure for performance and succession planning and strategic HB organizational growth to match priorities. 3.A centralized Real Property Services function as well as a City Council-approved leasing policy for HB owned property. 4.Expanded outreach and engagement with HB businesses through existing resources and processes. 3038 OneHB will implement: Diversity, Equity & Inclusivity 1.Regular "town halls" and community conversations distributed throughout HB in coordination with the City Council, City directors and deputy directors 2.Expanded and improved coordinated HB homeless solutions and behavioral health programs and Healing Center in conjunction with non-profit, faith- based, and public agencies 3.HB Respectful Workplace Policy for all who engage and conduct business with the City 4.Accessible HB to understand and implement ADA assessment of facilities citywide and increase access for all to HB's innumerable natural assets 3139 1.HB Community Engagement Policy & Toolkit developed with the community 2.New HB City website that is user-friendly and ADA compliant 3.Increased utility of Granicus features for expanded HB community access to information pertaining to public meetings (e.g., E-comment) 4.Community engagement training for staff in all HB departments to ensure community-based approaches in City processes and programs Engagement & Consensus Building OneHB will implement: 3240 1.2023 Strategic Planning with City Council 2.Main Street streetscape improvements and other Downtown strategies 3.2023 City Council Legislative Platform and aligned State and Federal Legislative Affairs program 4.HB tourism/special event initiatives, new special event permitting process for large scale events, and Citywide Wayfinding Signs, with Visit HB 5.HB Sustainability Master Plan 6.Oak View Streetscape improvements and Community Center and Library plans 7.Community-based HB Sign Ordinance and Zoning Ordinance updates 8.HB Economy & Local Business Development Strategy 9.Community-based HB Infrastructure Report Card 10.HB Citywide Mobility Plan, including E-bike safety OneHB will implement: Major Initiatives 3341 GRATITUDE 3442 QUESTIONS AND COMMENTS 3543 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-1021 MEETING DATE:11/29/2022 CONFERENCE WITH LEGAL COUNSEL-EXISTING LITIGATION. (Paragraph (1) of subdivision (d) of Section 54956.9). Name of case: Pacific Airshow, LLC v. City of Huntington Beach and Kim Carr; Case No. 30-2022-01287749. City of Huntington Beach Printed on 11/23/2022Page 1 of 1 powered by Legistar™44 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-978 MEETING DATE:11/29/2022 Marsha Rechsteiner of Saints Simon and Jude Catholic Church in Huntington Beach and member of the Greater Huntington Beach Interfaith Council City of Huntington Beach Printed on 11/23/2022Page 1 of 1 powered by Legistar™45 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-1014 MEETING DATE:11/29/2022 REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO:Honorable Mayor and City Council Members SUBMITTED BY:Al Zelinka, City Manager VIA:Travis K. Hopkins, Assistant City Manager PREPARED BY:Grace Yoon-Taylor, Principal Administrative Analyst Subject: Approve appointment of Kim Kaston to the Huntington Beach Human Relations Committee (HBHRC) as recommended by City Council Liaisons, Councilmember Rhonda Bolton and Councilmember Natalie Moser Statement of Issue: The City Council is asked to consider one appointment to the Huntington Beach Human Relations Committee currently to fill one unscheduled vacancy. Financial Impact: Not applicable. Recommended Action: Approve the appointment of Kim Kaston as a member of the Huntington Beach Human Relations Committee through December 31, 2023, the end of term for the current unscheduled vacancy, as recommended by City Council Liaisons Bolton and Moser. Alternative Action(s): Do not approve the recommended appointment and direct staff accordingly. Analysis: The Huntington Beach Human Relations Committee (HBHRC) is a nine (9) member advisory board to the City Council with a mission to “inspire and promote mutual understanding, respect, safety, and the wellbeing of all in our community through education and engagement.” Currently, there is one unscheduled vacancy on the Committee, due to the resignation of Committee Member Teresa Carlisle. The City advertised the vacancy through the following means: postings on the City's website and facilities. Seven eligible applications were reviewed and considered for appointment. After deliberation, both City Council Liaisons recommend Ms. Kim Kaston to fill the vacancy, which is City of Huntington Beach Printed on 11/23/2022Page 1 of 2 powered by Legistar™46 File #:22-1014 MEETING DATE:11/29/2022 After deliberation, both City Council Liaisons recommend Ms. Kim Kaston to fill the vacancy, which is scheduled to end on December 31, 2023. Ms. Kaston brings over 40 years of professional experiences in project management, strategic planning, procurement, supply chain and event production, including years at the Boeing Company and the Walt Disney Company. She also serves on several nonprofit organizations focused on civic engagement, human rights, and gender equity as a Board member, volunteer, and donor. She has obtained a Master degree in Communications Management from the University of Southern California (USC) and an Executive Certificate in Nonprofit Fund Development from the University of Notre Dame. Her application and the HBHRC’s updated member roster are attached. Environmental Status: Not applicable. Strategic Plan Goal: Community Engagement Attachment(s): 1. Application for Appointment - Kim Kaston 2. HBHRC Membership Roster City of Huntington Beach Printed on 11/23/2022Page 2 of 2 powered by Legistar™47 Application for Appointment to a Citizen Commission, Board, Committee, or Task Force Page 1 Last Name *First Name *Middle Initial Date * Name of Board, Commission, Committee, or Task Force * Length of Residency in Huntington Beach * Occupation * United States Citizen?*Currently Serving on a City Board or Commission?* Home Address:* Phone Numbers Personal Type *(?)Number * Phone Numbers Business Type (?)Number Personal Email * Kaston Kim M 7/5/2022 Human Relations Committee 58 years Choreographer / Supply Chain Principal / Non-profit Board Member Yes No Yes No City Huntington Beach State CA Postal / Zip Code 92647 Street Address Address Line 2 cell 48 Page 2 Educational Background * Professional Licenses and/or Associations * Professional Experience * Special Knowledge or Skills * Civic Interests and/or Service Memberships?* How will your qualifications best serve the citizen advisory group that you are applying for, and why do you wish to serve on this group?* It is the policy of the City Council to make appointments to the citizen commissions, boards, and committees, based on the needs of the city, as well as the interests and qualifications of each applicant. Selection will be made without discrimination based on the race, creed, gender, or sexual orientation of the applicant. Additional information concerning a particular commission, board, committee, or task force or the application process is available through the staff support department identified above. General questions can be directed to Cathy Fikes, (714) 536-5553. - Executive Certificate, Nonprofit Fund Development, Mendoza College of Business, University of Notre Dame - Master in Communications Management (M.C.M.), Strategic and Organizational Communication, Annenberg School for Communication and Journalism; University of Southern California (USC) - Certificate in Public Diplomacy, Summer Institute, Center for Public Diplomacy, Annenberg School for Communication and Journalism (USC) - Bachelor of Arts (B.A) in Sociology, University of California Los Angeles (UCLA) Phi Kappa Phi Honor Society Past member of National Management Association (through Boeing Aerospace Leadership Chapter) until 2020 Past member of the International Association of Business Communications - 32 years with The Boeing Company (includes pre-merger McDonnell Douglas); as a procurement coordinator, procurement agent, senior staff specialist, and senior manager. Roles spanned across commercial, space and defense, and enterprise functional business operating groups. Spent fifteen years as a senior manager in Supply Chain and Corp Communications. I am currently on contract with L3Harris Technologies as a supply chain principal (project pending). - 40 plus years with The Walt Disney Company. Started as a performer, and continue to be a choreographer in Imagineering, Disney Live Entertainment. (my time with Boeing and Disney was concurrent) - On the Board of Directors for the Orange County Children's Therapeutic Arts Center (in Santa Ana). Core competencies and skills include: - Program / project management, compliance and risk management, strategic planning, procurement and governance methods and processes, supply chain, process design, network and systems thinking - Team-building, leadership, collaboration, facilitation, communication, advocacy, relationship management - Creative design, brand management, content development, knowledge management, event production management, choreography and staging. Currently serving on the Board of two nonprofits (one in start-up stage); and am a volunteer and donor with a nonprofit serving a diaspora community focused on civic engagement, social innovation, and gender equity. Have been a long-time member / donor for another nonprofit serving the same community, with a mission focused on self-determination and human rights. Other main interest is cultural exploration (travel to 6 continents and over 60 countries), providing for a depth and breadth of cultural learnings and experiences. My qualifications will best serve the Human Relations citizen advisory group by providing a broad experiential background and perspective through a framework of analytics, problem-solving, empathy, and collaboration. I wish to serve on this group in order to contribute and provide value to my home community and gain a better understanding of the public sphere. I would also like to learn through this collaboration and be more connected with my hometown and community. 49 50 City of Huntington Beach HUMAN RELATIONS COMMITTEE (As of 11-29-2022) MEMBERSHIP ROSTER MEMBER TITLE ZIP CODE APPOINTED BY APPOINTMENT DATE REAPPOINTMENT DATE TERM ENDS 1 V.C. Rhone Chair 92647 Hardy, Brenden 12/18/2017 12/31/2019 12/31/2023 2 Debbi Parrott Vice Char 92649 Carr, Moser 3/15/2021 12/31/2023 3 Jonathan Smith Secretary 92648 Moser, Bolton 10/5/2021 12/31/2023 5 Hemesh Patel Member 92647 Hardy, Brenden 1/21/2020 12/31/2025 6 Timothy Stuart Member 92649 Hardy, Brenden 1/21/2020 12/31/2023 7 Elaine Bauer Keeley Member 92646 Moser, Bolton 10/5/2021 12/31/2025 8 Iliana Velazquez Member 92646 Moser, Bolton 1/18/2022 12/31/2025 9 Vanessa Chow Member 92647 Moser, Bolton 6/7/2022 12/31/2025 4 VACANT Member TBD Moser, Bolton TBD 12/31/2023 51 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-1022 MEETING DATE:11/29/2022 REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO:Honorable Mayor and City Council Members SUBMITTED BY:Al Zelinka, City Manager VIA:Chris Slama, Director of Community & Library Services PREPARED BY:Chris Cole, Community & Library Services Manager Subject: Approve and authorize execution of a Memorandum of Understanding between the City of Huntington Beach and the American Legion Huntington Beach Post 133 Statement of Issue: The American Legion Huntington Beach Post 133 (POST 133) aids in the lives of veterans and provides assistance with the City’s annual patriotic and veteran orientated events. The City of Huntington Beach (CITY) intends to provide a location and resources for POST 133 to conduct business and veteran services. There is a need to memorialize the relationship with POST 133 through a Memorandum of Understanding (MOU). Financial Impact: Not applicable. Recommended Action: Approve and authorize the Mayor and City Clerk to execute the “Memorandum of Understanding Between the City of Huntington Beach and the American Legion Huntington Beach Post 133 for the Use of City Facilities and Provision of Veterans Services.” Alternative Action(s): Do not approve the recommended action and direct staff accordingly. Analysis: POST 133 is a non-profit corporation that provides valuable transitioning services to veterans within the City of Huntington Beach and its surrounding communities by assisting service members in the filing of claims and other benefit programs through the Department of Veterans Affairs. In support of these valuable services, the City Council wishes to formally reestablish a longstanding partnership with POST 133 that began in 1923. At that time, the City provided dedicated space for City of Huntington Beach Printed on 11/23/2022Page 1 of 3 powered by Legistar™52 File #:22-1022 MEETING DATE:11/29/2022 POST 133 at the previous Memorial Hall, until the time of its demolition in 1974. Since that time, the City has continued to provide POST 133 with meeting space at various locations. The purpose of this MOU is to address the responsibilities of each of the parties related to the use of available space in the new Memorial Hall located at 1718 Orange Avenue in 17th Street Park and the coordination of patriotic events and programs to serve the Huntington Beach community. The proposed MOU has a five-year term, with the option to renew for an additional five-year term upon written mutual consent. A summary of the obligations of both the CITY and POST 133 is listed below. Obligations of the CITY: •CITY shall provide, at no cost to POST 133, the use of a dedicated office space in the building known as Memorial Hall, to maintain its records and correspondence and conduct official POST 133 business and activities. All furnishings and office supplies for said office space are the responsibility of POST 133, at their sole cost and expense. • CITY shall be responsible for all routine operations of Memorial Hall, including, but not limited to, scheduling of rentals and programming, routine facilities maintenance, utilities costs, and future capital improvements as needed. • CITY shall provide POST 133’s designated representative(s) a key-card or other appropriate access method to enter Memorial Hall for use by POST 133. • CITY shall, upon confirmation of availability and at no cost, provide POST 133 with the use of meeting room space within Memorial Hall for holding monthly membership meetings in which to conduct routine POST 133 business. • CITY shall provide space and staffing resources when available to assist with additional events, including, but not limited to Memorial Day, Patriot Day (9/11), and Veteran’s Day. • CITY may ask POST 133 to participate in other CITY organized or sponsored events, subject to POST 133’s availability. • CITY shall consider, based on availability, additional event spaces for POST 133 at CITY- owned facilities, subject to standard CITY permit and reservation processes. • CITY shall erect a historical plaque on the grounds of 1718 Orange Avenue, memorializing Memorial Hall, to include recognition of the historic relationship between the CITY and POST 133. Obligations of POST 133: •POST 133 shall maintain and replace the American flag and POW flag as needed. • POST 133 shall maintain the appearance and cleanliness of the office space provided by CITY. • POST 133 shall conduct post-meeting/post-event clean-up and ensure the facility is returned to normal conditions after meetings and events, removing all items except tables and chairs from the meeting space. • POST 133 shall obtain Director or their designee’s approval prior to scheduling events outside of normal membership meetings. City of Huntington Beach Printed on 11/23/2022Page 2 of 3 powered by Legistar™53 File #:22-1022 MEETING DATE:11/29/2022 • POST 133 shall organize and coordinate standard annual patriotic and veteran oriented events, unless otherwise requested by CITY. These events include, but may not be limited to Memorial Day, Patriot Day (9/11), and Veterans Day events. •CITY may request veteran and/or military related services at other events, subject to POST 133 availability. Environmental Status: Not applicable Strategic Plan Goal: Community Engagement Attachment(s): 1. Memorandum of Understanding between the City of Huntington Beach and the American Legion Huntington Beach Post 133. City of Huntington Beach Printed on 11/23/2022Page 3 of 3 powered by Legistar™54 55 56 57 58 59 60 61 62 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-921 MEETING DATE:11/29/2022 REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO:Honorable Mayor and City Council Members SUBMITTED BY:Al Zelinka, City Manager VIA:Sean Crumby, Director of Public Works PREPARED BY:Debra Jubinsky, Administrative Analyst, Sr. Subject: Approve the construction of electric vehicle charging infrastructure and authorize the execution of Charge Ready Rebate Participation Agreements and Easement Agreements between City of Huntington Beach and Southern California Edison (SCE) as necessary to receive electric vehicle (EV) charging infrastructure at no cost to the City Statement of Issue: The City was approved for Southern California Edison’s (SCE) Charge Ready 2 electric vehicle (EV) charging infrastructure grant program to provide new EV charging stations for city fleet vehicles at City Hall and the Corporation Yard. This is a grant program whereby SCE will design, furnish and install make-ready infrastructure for new electric vehicle charging stations along with a rebate for the City to purchase and install approved charging equipment. City Council approval of the projects and authorization to execute a Charge Ready Infrastructure and Rebate Participation Agreement and Easement Agreement for each project site is requested. Financial Impact: $300,000 for the purchase of EV charging equipment is budgeted in the Energy Efficiency Fund Account No. 80785403.83700 ($220,000) and in AQMD Fund Account No. 20185201.69505 ($80,000). The City will incur future costs related to future equipment maintenance and energy consumption. In exchange for receipt of grant funds, the City will agree to operate the charging stations for a 10-year term. Recommended Action: A) Approve the construction of electric vehicle charging infrastructure as designed by SCE; and, B) Authorize the Director of Public Works to execute the Charge Ready Rebate Participation City of Huntington Beach Printed on 11/23/2022Page 1 of 3 powered by Legistar™63 File #:22-921 MEETING DATE:11/29/2022 Agreement and Easement Agreement between City of Huntington Beach and SCE for each project site. Alternative Action(s): Do not approve the projects and do not authorize the installation of the electric vehicle charging infrastructure designed by SCE. Analysis: In August of 2021, with the goal of advancing our fleet transition to electric vehicles, the City applied for funding to construct electric vehicle charging stations under the Charge Ready 2 Make Ready Infrastructure funding program offered by SCE. Make Ready Infrastructure is the term used to describe a range of groundwork necessary to support EV chargers, including conduit, wiring, meters and transformers, which are furnished and installed on both the utility side and the customer side of the electric meter, up to the point of connection with City-purchased charging equipment. Under this program, SCE will be providing all of the Make Ready Infrastructure at no cost to the City. The City applied for EV charging stations at the following four facilities: Police Department, City Hall, City Corporation Yard, and City Utilities Yard. After extensive review of the proposed sites, SCE determined that two of the four sites met their internal eligibility benchmarks in the following locations and quantities. ·City Hall north parking lot: 24 total charging ports. ·Corporation Yard north parking lot: 16 total charging ports. The terms of the Program Agreement stipulate that we purchase Level 2 charging equipment, which is medium-power charging that typically provides 14-35 miles of range per hour of charging time. This is the same class of equipment as currently installed in our public charging station at City Hall. The agreement terms also stipulate that the City maintain all charging equipment in working order for a ten (10) year period that starts when the equipment is put in service. In addition to providing the Make Ready Infrastructure, this funding program will also rebate the city for a portion of the purchase cost of EV charging pedestals from SCE-approved sources. The total rebate expected per site is up to $17,400 ($725 per port) for the City Hall site, and up to $46,400 ($2,900 per port) for the Corporation Yard site. The cost for purchase, assembly, installation, and activation of the equipment is estimated to be approximately $15,000 per dual port charger, approximately $300,000 for all of the charging equipment. Environmental Status: This request is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, 15303, and 15304 (Class 1, 3, and 4). Strategic Plan Goal: Infrastructure & Parks Attachment(s): City of Huntington Beach Printed on 11/23/2022Page 2 of 3 powered by Legistar™64 File #:22-921 MEETING DATE:11/29/2022 1. Charge Ready Charging Infrastructure and Rebate Participation Agreement City Hall 2. Charge Ready Charging Infrastructure and Rebate Participation Agreement Corporation Yard 3. Grant of Easement Sample 4. Conceptual Design City Hall 5. Conceptual Design Corporation Yard City of Huntington Beach Printed on 11/23/2022Page 3 of 3 powered by Legistar™65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 PROJECT DIRECTORYUNDERGROUND SERVICE ALERTAPPLICABLE CODESALL WORK SHALL COMPLY WITH THE FOLLOWING APPLICABLE CODES:2017 NATIONAL ELECTRICAL CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA GREEN BUILDING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODESCOPE OF WORKEROSION CONTROL NOTES:- EROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES (BMPS) SHALL BE IMPLEMENTED ANDMAINTAINED TO MINIMIZE AND/OR PREVENT THE TRANSPORT OF SOIL FROM THE CONSTRUCTION SITE.- APPROPRIATE BMPS FOR CONSTRUCTION RELATED MATERIALS, WASTES, SPILLS, PR RESIDUES SHALL BEIMPLEMENTED TO ELIMINATE OR REDUCE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES,OR ADJOINING PROPERTIES BY WIND OR RUNOFF.UNDERGROUND SERVICE ALERTUTILITY NOTIFICATION CENTER OF CALIFORNIA811 OR (800) 422-41333 WORKING DAYS UTILITY NOTIFICATION PRIOR TO CONSTRUCTIONCONTRACTOR SHALL VERIFY ALL PLANS & EXISTING LOCATIONS,CONDITIONS ON THE JOB SITE & SHALL IMMEDIATELY NOTIFY THEENGINEER IN WRITING OF ANY DISCREPANCIES BEFOREPROCEEDING WITH THE WORK OR BE RESPONSIBLE FOR SAMESHEET INDEXSOUTHERN CALIFORNIA EDISION CHARGE READY PROGRAMHUNTINGTON BEACH CITY HALL NORTH2000 MAIN STREETHUNTINGTON BEACH, CA. 92648SCE PROJECT ID: 00001423001- INSTALL ONE (1) NEW 600A, 120/208V, 3PH, 4W METER PEDESTAL.- INSTALL ONE (1) NEW PRECAST CONCRETE PAD FOR UTILITY TRANSFORMER.- INSTALL SEVEN (7) NEW TEMPORARY TERMINAL BLOCKS WITH FOUNDATIONS FOR FUTURE DUAL-PORTL2 EV CHARGER.- INSTALL SIX (6) NEW TEMPORARY TERMINAL BLOCKS WITH FOUNDATIONS FOR FUTURE SINGLE-PORTL2 EV CHARGER.- FLEET PARKING NO ACCESSIBLE STALLS REQUIRED.ADDRESS:HUNTINGTON BEACH CITY HALL NORTH2000 MAIN STREETHUNTINGTON BEACH, CA. 92648PROPERTY OWNER:CITY OF HUNTINGTON BEACH C/OREAL ESTATE SERVICES DIVPO BOX 190HUNTINGTON BEACH, CA. 92648ENGINEER OF RECORD:BRYTEMOVE ENERGYRAOUL L. WOOD, P.E., LEED AP, CEM(909) 477-1474RAOUL.WOOD@VERIZON.NETSITE DEVELOPER:SANDY BAKERTRANSPORTATION ELECTRIFICATION PROJECT MANAGEMENTSOUTHERN CALIFORNIA EDISION (SCE)3 INNOVATION WAYPOMONA, CA. 91763SANDY.BAKER@SCE.COM(951) 816-0137SHEET # TITLEG-0 TITLE PAGEE-1.1 SITE PLANE-3 LAYOUT DETAILE-5 SINGLE LINE DIAGRAM AND CONDUIT SCHEDULEPROPERTY DESCRIPTIONAPN: 02304104SHEET NUMBERSHEET TITLEDATE:SCALE:CHECKED BY:DRAWN BY:REVISIONMARK DATE DESCRIPTIONPROJECT DEVELOPERPROJECT SITEBRYTEMOVE ENERGY1690 SCENIC AVE.COSTA MESA, CA 92626TEL: (714) 908-5266V102-25-22CD30NO T F O R C O N S T R U C T I O N AS SHOWN3/15/22G-0KTSLHUNTINGTON BEACH CITY HALL NORTH2000 MAIN STREETHUNTINGTON BEACH, CA. 92648SCE PROJECT ID: 00001423001DWG: E:\brytemove energy\Engineering - Documents\Customer Files\Southern California Edison\Projects\Huntington Beach - CityHall-N (3302)\Engineering\CAD\SCE_HUNTINGTONG BEACH CITY_N_20220225.dwg BY: ovillamar Mar 15, 2022 - 11:54:04amPROJ:P-SOUTHER CALIFORNIA EDISON CO.CHARGE READY PROGRAM2244 WALNUT GROVE AVENUEROSEMEAD, CA. 91770TEL: (800) 655-4555TITLE PAGEPROJECT COORDINATOR:BRYTEMOVE ENERGYKEN TAKADAPROJECT MANAGERKTAKADA@BRYTEMOVE.COMAREA OF WORKVICINITY MAPSITE MAPSITE LOCATIONPOWER COMPANY:SOUTHERN CALIFORNIA EDISON (SCE)103 UTILITY INCOMINGLOADSE VS EE VS EE VS EE VS EE VS EE VS EE VS EE VS EE VS EE VS EE VS EE VS EE VS E CABLE OPENINGACCESSOPENING SHEET NUMBERSHEET TITLEDATE:SCALE:CHECKED BY:DRAWN BY:REVISIONMARK DATE DESCRIPTIONPROJECT DEVELOPERPROJECT SITEBRYTEMOVE ENERGY1690 SCENIC AVE.COSTA MESA, CA 92626TEL: (714) 908-5266V102-25-22CD30NO T F O R C O N S T R U C T I O N AS SHOWN3/15/22E-1.1KTSLHUNTINGTON BEACH CITY HALL NORTH2000 MAIN STREETHUNTINGTON BEACH, CA. 92648SCE PROJECT ID: 00001423001DWG: E:\brytemove energy\Engineering - Documents\Customer Files\Southern California Edison\Projects\Huntington Beach - CityHall-N (3302)\Engineering\CAD\SCE_HUNTINGTONG BEACH CITY_N_20220225.dwg BY: ovillamar Mar 15, 2022 - 11:54:06amPROJ:P-SOUTHER CALIFORNIA EDISON CO.CHARGE READY PROGRAM2244 WALNUT GROVE AVENUEROSEMEAD, CA. 91770TEL: (800) 655-4555SITE PLANSITE PLAN(N) SINGLE TERMINALBLOCK #1(N) DUAL TERMINALBLOCK #1(N) DUAL TERMINALBLOCK #2(N) DUAL TERMINALBLOCK #3(N) DUAL TERMINALBLOCK #4(N) DUAL TERMINALBLOCK #5(N) SINGLETERMINALBLOCK #2(N) SINGLETERMINALBLOCK #3(N) SINGLETERMINALBLOCK #4(N) SINGLETERMINALBLOCK #5(N) DUAL TERMINALBLOCK #6(N) DUAL TERMINALBLOCK #7(N) SINGLE TERMINALBLOCK #6(N) 3PH 150kVA,480V-208Y/120V STEP-DOWNTRANSFORMER(E) SCE VAULTSCE ELECTRICAL SERVICE SUPPLY TOMETER, BY T&DPROPOSED ELECTRICAL CONDUITLEGEND:PROPOSED DUAL PORTTERMINAL BLOCKE VS EUTILITY INCOMINGLOADS(N) METER PEDESTAL"EV-MSB"(N) UTILITY TRANSFORMERNOTES:1. UTILITY DISTRIBUTION INFRASTRUCTURE TO BEBUILT BY OTHERS AND SHOWN ONLY FORPROJECT CLARITY AND COORDINATION.2. IMPACTED EXISTING PARKING = 20 TOTAL SPACES.3. PROPOSED CHARGING = 20 TOTAL.4. EVSE LAYOUT BASED ON USE OF DUAL PORT5. ALL PARKING SPACES ARE EXISTING. FIELD TOVERIFY EXACT DIMENSION PRIOR TOCONSTRUCTION.6. FIELD VERIFY ALL EQUIPMENT LOCATION TO MAKESURE APPROPRIATE SPACE IS AVAILABLE.7. FIELD VERIFY ALL EXISTING UTILITY LOCATIONSFOR EASEMENT REQUIREMENT.PROPOSED SINGLE PORTTERMINAL BLOCKE VS EPROPOSED BOLLARD(E) STRUCTURAL SUPPORT(N) WHEEL STOPPROPOSED REMOVABLE BOLLARD(N) SCE 150KVAUTILITYTRANSFORMER120/208V(N) 200A, 277/480V, 3PH, 4WMETER PEDESTAL "EV MSB"WITH 600A, 120/208, 3-PH, 4WDISTRIBUTION SECTIONE-31Feet0 10 20104 PROJECT DIRECTORYUNDERGROUND SERVICE ALERTAPPLICABLE CODESALL WORK SHALL COMPLY WITH THE FOLLOWING APPLICABLE CODES:2017 NATIONAL ELECTRICAL CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA GREEN BUILDING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODESCOPE OF WORKEROSION CONTROL NOTES:- EROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES (BMPS) SHALL BE IMPLEMENTED ANDMAINTAINED TO MINIMIZE AND/OR PREVENT THE TRANSPORT OF SOIL FROM THE CONSTRUCTION SITE.- APPROPRIATE BMPS FOR CONSTRUCTION RELATED MATERIALS, WASTES, SPILLS, PR RESIDUES SHALL BEIMPLEMENTED TO ELIMINATE OR REDUCE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES,OR ADJOINING PROPERTIES BY WIND OR RUNOFF.SHEET INDEXSOUTHERN CALIFORNIA EDISON CHARGE READY PROGRAMHUNTINGTON BEACH PUBLIC WORKS17371 GOTHARD STHUNTINGTON BEACH, CA 92647SCE PROJECT ID: 00001424207ADDRESS:HUNTINGTON BEACH PUBLIC WORKS NORTH17371 GOTHARD STHUNTINGTON BEACH, CA 92647ENGINEER OF RECORD:BRYTEMOVE ENERGYRAOUL L. WOOD, P.E., LEED AP, CEM(909) 477-1474RAOUL.WOOD@VERIZON.NETPROPERTY DESCRIPTIONAPN: 11103235SHEET NUMBERSHEET TITLEDATE:SCALE:CHECKED BY:DRAWN BY:REVISIONMARK DATE DESCRIPTIONPROJECT DEVELOPERPROJECT SITEBRYTEMOVE ENERGY1690 SCENIC AVE.COSTA MESA, CA 92626TEL: (714) 908-5266www.brytemove.comV103-02-22CD30NO T F O R C O N S T R U C T I O N AS SHOWN3/30/22G-0KTSLHUNTINGTON BEACH PUBLIC WORKS17371 GOTHARD STHUNTINGTON BEACH, CA 92647SCE PROJECT ID: 00001424207DWG: E:\brytemove energy\Engineering - Documents\Customer Files\Southern California Edison\Projects\HuntingtonBeach - Public Works (N) 4207\Engineering\CAD\SCE HUNTINGTON BEACH Public_Works-20220310.dwg BY: ovillamar Mar 30, 2022 - 4:57:44pmPROJ:P-SOUTHERN CALIFORNIA EDISON CO.CHARGE READY PROGRAM2244 WALNUT GROVE AVENUEROSEMEAD, CA 91770TEL: (800) 655-4555TITLE PAGEAREA OF WORKVICINITY MAPSITE MAPSITE LOCATIONUNDERGROUND SERVICE ALERTUTILITY NOTIFICATION CENTER OF CALIFORNIA811 OR (800) 422-41333 WORKING DAYS UTILITY NOTIFICATION PRIOR TO CONSTRUCTIONCONTRACTOR SHALL VERIFY ALL PLANS & EXISTING LOCATIONS,CONDITIONS ON THE JOB SITE & SHALL IMMEDIATELY NOTIFY THEENGINEER IN WRITING OF ANY DISCREPANCIES BEFOREPROCEEDING WITH THE WORK OR BE RESPONSIBLE FOR SAMESITE DEVELOPER:SANDY BAKERTRANSPORTATION ELECTRIFICATION PROJECT MANAGEMENTSOUTHERN CALIFORNIA EDISION (SCE)3 INNOVATION WAYPOMONA, CA 91763SANDY.BAKER@SCE.COM(951) 816-0137PROJECT COORDINATOR:BRYTEMOVE ENERGYKEN TAKADA P.E.PROJECT MANAGERKTAKADA@BRYTEMOVE.COMPOWER COMPANY:SOUTHERN CALIFORNIA EDISON (SCE)PROPERTY OWNER:CITY OF HUNTINGTON BEACH C/OREAL ESTATE SERVICES DIVPO BOX 190HUNTINGTON BEACH, CA 92648- INSTALL ONE (1) NEW 200A, 277/480V, 3PH, 4W METER PEDESTAL, WITH A 400A, 120/208, 3-PH, 4WDISTRIBUTION SECTION, WITH NEW FOUNDATION.- INSTALL ONE (1) NEW 3 PHASE 112.5KVA STEP DOWN TRANSFORMER 480V - 208/120V WITH NEW FOUNDATION.- INSTALL EIGHT (8) NEW TEMPORARY DUAL TERMINAL BLOCKS WITH FOUNDATIONS FOR FUTURE L2 EVCHARGER.SHEET # TITLEG-0 TITLE PAGEE-1.1 SITE PLANE-3 LAYOUT DETAILE-5 SINGLE LINE DIAGRAM AND CONDUIT & WIRE SCHEDULE105 E VS EE VS EE VS EE VS EE VS EE VS EE VS EE VS EUEUEUEUEUEUEUETTUTILITY INCOMINGLOADS SHEET NUMBERSHEET TITLEDATE:SCALE:CHECKED BY:DRAWN BY:REVISIONMARK DATE DESCRIPTIONPROJECT DEVELOPERPROJECT SITEBRYTEMOVE ENERGY1690 SCENIC AVE.COSTA MESA, CA 92626TEL: (714) 908-5266www.brytemove.comV103-02-22CD30NO T F O R C O N S T R U C T I O N AS SHOWN3/30/22E-1.1KTSLHUNTINGTON BEACH PUBLIC WORKS17371 GOTHARD STHUNTINGTON BEACH, CA 92647SCE PROJECT ID: 00001424207DWG: E:\brytemove energy\Engineering - Documents\Customer Files\Southern California Edison\Projects\HuntingtonBeach - Public Works (N) 4207\Engineering\CAD\SCE HUNTINGTON BEACH Public_Works-20220310.dwg BY: ovillamar Mar 30, 2022 - 4:57:45pmPROJ:P-SOUTHERN CALIFORNIA EDISON CO.CHARGE READY PROGRAM2244 WALNUT GROVE AVENUEROSEMEAD, CA 91770TEL: (800) 655-4555SITE PLAN1SITE PLAN(E) SCE UTILITYTRANSFORMER277/480V 3PSCE ELECTRICAL SERVICESUPPLY TO METER, BY T&DUEPROPOSED NON EXPOSEDELECTRICAL CONDUITPROPOSED DUAL PORTTERMINAL BLOCKE VS ENOTES:1. UTILITY DISTRIBUTION INFRASTRUCTURE TO BE BUILTBY OTHERS AND SHOWN ONLY FOR PROJECTCLARITY AND COORDINATION.2. IMPACTED EXISTING PARKING = 16 TOTAL SPACES.3. PROPOSED CHARGING = 16 TOTAL.4. EVSE LAYOUT BASED ON USE OF DUAL PORT5. ALL PARKING SPACES ARE EXISTING. FIELD TOVERIFY EXACT DIMENSION PRIOR TO CONSTRUCTION.6. FIELD VERIFY ALL EQUIPMENT LOCATION TO MAKESURE APPROPRIATE SPACE IS AVAILABLE.7. FIELD VERIFY ALL EXISTING UTILITY LOCATIONS FOREASEMENT REQUIREMENT.PROPOSED BOLLARD(E) UTILITY TRANSFORMERLEGEND:PROPOSED DUAL PORTTERMINAL BLOCKE VS E(N) 200A, 277/480V,3PH, 4WMETER PEDESTAL"EV MSB"WITH 400A,120/208, 3-PH, 4WDISTRIBUTIONSECTION(N) 3PH 112.5kVA,480V-208Y/120VSTEP-DOWNTRANSFORMERE-31E-32(E) TREE(N) METER PEDESTAL7 7 ' - 3 "(E) STRUCTURAL COLUMN(E) COLUMNTO REMAIN(N) STEP-DOWN TRANSFORMER(N) DUAL TERMINALBLOCK #4(N) DUAL TERMINALBLOCK #3(N) DUAL TERMINALBLOCK #2(N) DUAL TERMINALBLOCK #1(N) DUAL TERMINALBLOCK #8(N) DUAL TERMINALBLOCK #7(N) DUAL TERMINALBLOCK #6(N) DUAL TERMINALBLOCK #5PROPOSED REMOVABLE BOLLARD(E) TREETO REMAIN(TYP)Feet0 10 203'24'-8"106 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-947 MEETING DATE:11/29/2022 REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO:Honorable Mayor and City Council Members SUBMITTED BY:Al Zelinka, City Manager VIA:Sean Crumby, Director of Public Works PREPARED BY:Ken Dills, Administrative Services Manager Subject: Adopt Resolution No. 2022-67, "A Resolution of the City Council of the City of Huntington Beach Concerning the Measure M2 Expenditure Report for the City of Huntington Beach" Statement of Issue: In compliance with Renewed Measure M2 funding eligibility, the City is required to adopt a resolution approving the annual Measure M2 Expenditure Report and submit the report and resolution to the Orange County Transportation Authority (OCTA). Financial Impact: No additional funding is required for the resolution. The annual M2 Turnback allocation is approximately $4 million for Fiscal Year 2022-23. Recommended Action: Adopt Resolution No. 2022-67, "A Resolution of the City Council of the City of Huntington Beach Concerning the Measure M2 Expenditure Report for the City of Huntington Beach." Alternative Action(s): Do not adopt the Resolution and forego Measure M2 funding eligibility. This action would result in the loss of approximately $4 million for the current fiscal year and potential grant funding for street improvements. Analysis: Renewed Measure M2 is the one-half cent sales tax approved by the Orange County voters in November 2006 for countywide transportation improvements. The multibillion dollar program, which is administered by OCTA, extends the original Measure M (1991-2011) program for another 30 years. All Orange County eligible jurisdictions receive a percentage of the sales tax revenue based on population, Master Plan of Arterial Highways centerline miles and share of countywide taxable sales. These funds can be used for local projects, as well as ongoing maintenance of local streets. There are no competitive criteria to meet, but there are administrative requirements to maintain City of Huntington Beach Printed on 11/23/2022Page 1 of 2 powered by Legistar™107 File #:22-947 MEETING DATE:11/29/2022 eligibility to receive funding. A key requirement is to adopt the Measure M2 Expenditure Report each year within six-months of the end of the local jurisdiction’s fiscal year and submit a resolution of adoption and final report to OCTA. The City of Huntington Beach Measure M2 Report for fiscal year 2021-22 complies with this requirement. The report accounts for all M2 revenues, developer/traffic impact fees and funds expended by the City towards street improvements, rehabilitation and maintenance. Environmental Status: Not applicable. Strategic Plan Goal: Infrastructure & Parks Attachment(s): 1. Resolution No. 2022-67 "A Resolution of the City Council of the City of Huntington Beach Concerning the Measure M2 Expenditure Report for the City of Huntington Beach." 2. Fiscal Year 2021-22 M2 Expenditure Report City of Huntington Beach Printed on 11/23/2022Page 2 of 2 powered by Legistar™108 109 110 111 112 113 114 115 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-870 MEETING DATE:11/29/2022 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:Nicolle Aube, AICP, Senior Analyst Subject: Adopt Resolution No. 2022-62 approving General Plan Amendment No. 2021-003 (Housing Element Update), adopt Resolution No. 2022-78 approving General Plan Amendment No. 2022- 001 (General Plan Land Use Element Affordable Housing Overlay), approve for introduction Ordinance No. 4269 approving Zoning Map Amendment No. 2022-002 (Zoning Map Affordable Housing Overlay), approve for introduction Ordinance No. 4272 approving Zoning Text Amendment No. 2022-008 (HBZSO Chapter 229 Affordable Housing Overlay), adopt Resolution No. 2022-59 approving Zoning Text Amendment No. 2022-009 (Beach and Edinger Corridor Specific Plan Affordable Housing Overlay), approve for introduction Ordinance No. 4271 approving Zoning Text Amendment No. 2022-007 (Holly Seacliff Specific Plan Affordable Housing Overlay), and adopt Resolution No. 2022-63 approving Subsequent Environmental Impact Report No. 2022-002 with findings of fact and statement of overriding considerations (Housing Element Update and Associated Program Implementation Actions). Statement of Issue: The proposed General Plan Amendment No. 2021-003 would update the City’s Housing Element for the sixth planning period covering 2021-2029 to accommodate its regional housing need allocation (RHNA) of 13,368 units. The associated requests implement the necessary program actions identified in Section 4: Housing Plan of the Housing Element to accommodate the City’s RHNA by applying residential overlays on the identified sites inventory. On November 16, 2022, the Planning Commission held a public hearing to consider the Housing Element Update, the Subsequent EIR (SEIR), and the associated program implementation actions. The Planning Commission and staff recommend approval of the requests as modified by the Planning Commission. If the City Council approves the recommended actions, the Housing Element will be transmitted to the California Department of Housing and Community Development (HCD) for review and certification. Financial Impact: Not applicable. Recommended Action: City of Huntington Beach Printed on 11/23/2022Page 1 of 17 powered by Legistar™116 File #:22-870 MEETING DATE:11/29/2022 CEQA Action A) Approve Subsequent EIR No. 22-002 with findings of fact and statement of overriding considerations by approving City Council Resolution No. 2022-63, “A Resolution of the City Council of the City of Huntington Beach certifying Final Subsequent Environmental Impact Report No. 22-002 for the City of Huntington Beach 6th Cycle Housing Element Update (2021-2029), adopting findings pursuant to the California Environmental Quality Act, adopting a statement of overriding considerations, and adopting a mitigation monitoring and reporting program” (Attachment No. 1); Housing Element Update Action B) Approve General Plan Amendment No. 21-003 (Housing Element Update) and City Council Resolution No. 2022-62, “A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 21-003 (2021-2029 Housing Element Update” (Attachment No. 2); Implementation Actions (Legislative Amendments) C) Approve General Plan Amendment No. 22-001 (General Plan Land Use Element Affordable Housing Overlay) and City Council Resolution No. 22-78, “A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No. 22-001 (Land Use Element and Land Use Map Updates” (Attachment Nos. 3, 4 and 5); D) Approve Zoning Map Amendment No. 22-002 (Zoning Map Affordable Housing Overlay) with findings (Attachment No. 6) by approving Ordinance No. 4269, “An Ordinance of the City of Huntington Beach amending District Maps 2 (Sectional Map 2-6-11), 15 (Sectional Map 14-5-11), 26 (Sectional Map 23-5-11), 27 (Sectional Map 24-5-11), 31 (Sectional Map 26-5-11), 32 (Sectional Map 27-5-11), and 39 (Sectional Map 35-5-11) of the Huntington Beach Zoning and Subdivision Ordinance to add the Affordable Housing Overlay to real property within the City of Huntington Beach” (Attachment No. 7); E) Approve Zoning Text Amendment No. 22-008 (HBZSO Chapter 229 Affordable Housing Overlay) with findings (Attachment No. 6) by approving draft Ordinance No. 4272, “An Ordinance of the City Council of the City of Huntington Beach amending the Zoning and Subdivision Code of the City of Huntington Beach to add a new Chapter 229 (Affordable Housing Overlay)” (Attachment No. 8); F) Approve Zoning Text Amendment No. 22-009 (Beach and Edinger Corridor Specific Plan Affordable Housing Overlay) with findings (Attachment No. 9) by approving draft City Council Resolution No. 2022-59, “A Resolution of the City Council of the City of Huntington Beach approving an amendment to the Beach and Edinger Corridors Specific Plan (SP 14)” (Attachment No. 1 0); and G) Approve Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) with findings (Attachment No. 11) by approving draft Ordinance No. 4271, “An Ordinance of the City Council of the City of Huntington Beach amending the Holly-Seacliff Specific Plan (SP 9) to establish an Affordable Housing Overlay” (Attachment No. 12). Alternative Action(s): The City Council may make the following alternative motion(s): 1. Continue Subsequent EIR No. 22-002, General Plan Amendment No. 21 -003, General Plan Amendment No. 22-001, Zoning Map Amendment No. 22-002, Zoning Text Amendment No. 22-009, Zoning Text Amendment No. 22-007, and Zoning Text Amendment No. 22-008 and City of Huntington Beach Printed on 11/23/2022Page 2 of 17 powered by Legistar™117 File #:22-870 MEETING DATE:11/29/2022 22-009, Zoning Text Amendment No. 22-007, and Zoning Text Amendment No. 22-008 and direct staff accordingly. The City Council can utilize this alternative if direction is provided to make changes to the Housing Element, including direction to bring forward for consideration the Housing Element reviewed and approved by HCD, which was previously considered by the Planning Commission at a public hearing on October 11, 2022. 2. Deny Subsequent EIR No. 22-002, General Plan Amendment No. 21 -003, General Plan Amendment No. 22-001, Zoning Map Amendment No. 22-001, Zoning Map Amendment No. 22-002, Zoning Text Amendment No. 22-009, Zoning Text Amendment No. 22-007, and Zoning Text Amendment No. 22-008 and direct staff accordingly. The Housing Element is required to be submitted to HCD for certification that it substantially complies with state Housing Element law. Continuation or denial of the Housing Element Update will preclude the City from obtaining HCD certification of the Housing Element. The City is subject to legal challenges, enforcement actions from the state, and penalties for noncompliance as described in this report as long as the Housing Element remains out of compliance. Potential consequences if the City Council does not adopt the Housing Element and associated implementation actions If the City Council does not adopt the Housing Element and associated implementation actions and forward to HCD for certification, the City will not be in compliance with State Housing Element laws. HCD has significant enforcement capabilities due to AB72 (2017), which enables HCD to refer non- compliant jurisdictions to the State Attorney General’s Office. If the court finds a city’s Housing Element invalid, the city can potentially face penalties such as: ·Moratorium on all development/building permit issuance ·Loss of local land use authority ·Fines of up to $100,000 per month. ·Loss of eligibility for State funding programs for housing, transportation and infrastructure ·Court appointed receiver with powers necessary to bring the City’s Housing Element into compliance with State laws ·Vesting of “Builders Remedy” affordable housing projects that are not required to comply with the City’s General Plan or Zoning regulations ·Lawsuits and associated expenses from individuals, HCD, groups, and/or developers Analysis: A. PROJECT PROPOSAL: The Housing Element is a citywide plan for housing, including the provision of affordable housing, in the City of Huntington Beach. It is one of the seven State mandated elements of the General Plan and is on an eight-year update cycle. Pursuant to California Government Code Section 65588, the Housing Element must be updated for the 6 th Cycle that covers the 2021-2029 th City of Huntington Beach Printed on 11/23/2022Page 3 of 17 powered by Legistar™118 File #:22-870 MEETING DATE:11/29/2022 planning period. The City’s RHNA is 13,368 units for the 6th Cycle. In addition to the Housing Element update, the proposed project consists of several actions to implement Housing Element Programs 2A and 2B, which commit the City to rezoning certain properties and applying an Affordable Housing Overlay to housing sites identified in the Housing Element to meet the City’s Regional Housing Needs Allocation (RHNA) targets. As such, the following legislative amendments are necessary to adopt the Housing Element Update and implement the RHNA programs: General Plan Amendment No. 21-003 represents the Housing Element Update for the 2021-2029 planning period. (Attachment No. 2) General Plan Amendment No. 22-001 is a request to amend the Land Use Element of the General Plan to establish an Affordable Housing Overlay. The request also includes an amendment of Figure LU-2 - General Plan Land Use Map to designate certain sites with the Affordable Housing Overlay. (Attachment Nos. 3, 4, and 5) Zoning Text Amendment No. 22-008 is a request to amend the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) to add Chapter 229 - Affordable Housing Overlay, which establishes land use controls and development standards for projects proposed in the Affordable Housing Overlay areas. (Attachment No. 6 and 8) Zoning Map Amendment No. 22-002 is a request to add the Affordable Housing Overlay to the Zoning Map and designate various properties with the Affordable Housing Overlay. The primary locations of the Affordable Housing Overlay sites are the Golden West College campus and the Gothard corridor. (Attachment Nos. 6 and 7) Zoning Text Amendment No. 22-007 is a request to amend the Holly Seacliff Specific Plan (SP9) to establish an Affordable Housing Overlay on existing Industrial properties located on the east side of Goldenwest Street north and south of Garfield Avenue. (Attachment Nos. 11 and 12) Zoning Text Amendment No. 22-009 is a request to amend the Beach and Edinger Corridors Specific Plan (SP14) to expand the existing Affordable Housing Overlay to sites within the specific plan area that allow residential uses. (Attachment Nos. 9 and 10) In addition, a Subsequent Environmental Impact Report (SEIR No. 22-002)was prepared to evaluate the potential environmental impacts associated with the Housing Element update and the implementing legislative amendments described above pursuant to the California Environmental Quality Act (CEQA). (Attachment Nos. 1 and 16). B. BACKGROUND: State Housing Element Law (Article 10.6 of Chapter 3 of the Government Code) establishes requirements for the content of local agencies’ housing elements in order to ensure that housing issues are adequately and thoroughly addressed. The City has retained a consultant, Kimley Horn and Associates, to assist staff in the preparation of the Housing Element Update in meeting the City of Huntington Beach Printed on 11/23/2022Page 4 of 17 powered by Legistar™119 File #:22-870 MEETING DATE:11/29/2022 and Associates, to assist staff in the preparation of the Housing Element Update in meeting the State’s requirements and ultimately obtaining certification from the California State Department of Housing and Community Development (HCD). Public Participation Housing Element law (Government Code 65583(c)(7)) requires that a local government make a diligent effort to engage with all economic segments of the community in the preparation of the Housing Element. The Housing Element Update kicked off in the Spring of 2021 with a series of public workshops and meetings. The City’s Housing Element team conducted extensive public outreach regarding the Housing Element update. Outreach was held in various formats, including multiple virtual public meetings and workshops, small group meetings with local stakeholders, a Spanish Language outreach event, and an online survey. The City also maintained a dedicated webpage as a hub for all items related to the Housing Element Update and provided information regarding the RHNA process. The initial Draft Housing Element was published on the website and included a 60-day public review and comment period. In compliance with AB 215, each subsequent Draft Housing Element was published on the City’s website for seven calendar days and email notifications were sent to interested parties. In addition to the public participation events, the City held one joint Study Session of the Planning Commission and City Council, three Planning Commission Study Sessions, one City Council Study Session, and two Planning Commission public hearings on the Housing Element. The CEQA review process for the Housing Element update entailed preparation of a Subsequent EIR, which also included public outreach and a public review/comment period. HCD Review and Certification The California Department of Housing and Community Development (HCD) is tasked with reviewing and certifying Housing Elements pursuant to Housing Element law. The City submitted the first draft Housing Element to HCD in December 2021. HCD then had 60 days to review the draft Housing Element and provide comments regarding the City’s compliance with Housing Element law. The draft Housing Element submitted by the City to HCD on August 1, 2022 was determined to comply with Housing Element law as detailed in a letter from HCD on September 30, 2022. Since the City has made multiple changes to the Housing Element reviewed by HCD, the letter from HCD would no longer apply to the current proposed draft Housing Element. However, the City has had informal discussions with HCD staff who have indicated that the City’s revisions are adequate. Benefits of HCD Certification The main benefit of HCD certification is the presumption of a legally adequate Housing Element, particularly in light of expanded enforcement authority granted to HCD through AB72 (2017), which enables HCD to refer non-compliant jurisdictions to the State Attorney General’s Office. If the court finds a city’s Housing Element invalid, the city can potentially face penalties such as a moratorium on all development/building permit issuance, loss of local land use authority, and fines of up to $100,000 per month. One other benefit of certification is eligibility for State funding programs for housing, transportation and infrastructure. In some cases, funding from programs can only be accessed if the jurisdiction has a compliant housing element. In other cases, a compliant housing element helps a jurisdiction receive extra points on a competitive funding application. State funding programs that require a local jurisdiction’s housing element compliance City of Huntington Beach Printed on 11/23/2022Page 5 of 17 powered by Legistar™120 File #:22-870 MEETING DATE:11/29/2022 application. State funding programs that require a local jurisdiction’s housing element compliance include: ·Infill Infrastructure Grant Program ·Local Housing Trust Fund Program ·Affordable Housing and Sustainable Communities Program ·Permanent Local Housing Allocation Program ·Caltrans Sustainable Communities Grant Program Lastly, if a City fails to provide adequate sites to meet its RHNA pursuant to Housing Element law, the City would face RHNA carry over to the next planning period. The RHNA carry over would be in addition to any new RHNA units that must be accommodated. Statutory Timelines Sixth cycle Housing Elements for the SCAG region were required to be certified by October 15, 2021. Prior to the 6th cycle, jurisdictions had three years to complete rezonings required to accommodate the RHNA. AB 1398 (2021) shortened the rezoning timeframe to one year from the required certification date (October 15, 2022) for any jurisdiction that did not have a certified Housing Element within 120 days of the statutory deadline. Jurisdictions that did not complete the rezonings would be found out of compliance. SCAG jurisdictions opposed the legislation because SCAG adopted the RHNA late, leaving most jurisdictions in a position to face potential legal challenges and penalties until rezonings were completed. SB 197 (2022) extended the rezoning timeframe back to three years, but only for jurisdictions that obtained HCD certification within one year from the statutory deadline (October 15, 2022). The law also states that for any jurisdiction that does not have a certified Housing Element by October 15, 2022, HCD cannot certify their Housing Element until required rezonings are completed. As such, the City prepared the RHNA implementation actions (proposed legislative amendments) for adoption with the Housing Element. C. OCTOBER 11, 2022 PLANNING COMMISSION MEETING AND RECOMMENDATION On October 11, 2022, the Planning Commission held a public hearing on Subsequent EIR No. 22- 002, General Plan Amendment No. 21 -003, General Plan Amendment No. 22-001, Zoning Map Amendment No. 22-001, Zoning Map Amendment No. 22-002, Zoning Text Amendment No. 22- 009, Zoning Text Amendment No. 22-006, Zoning Text Amendment No. 22-007, and Zoning Text Amendment No. 22-008. The Planning Commission also considered Zoning Text Amendment No. 22-006, which proposed an Affordable Housing Overlay (RH - 35 du/ac) within the Ellis Goldenwest Specific Plan (SP7) as described in the Housing Element that HCD determined to be in susbstantial compliance with Housing Element law. There were 27 speakers at the public hearing and four written comments were received. Those in favor cited the need for additional housing and housing affordable to lower income households, the positive impact of a compliant Housing Element on property values, and HCD’s determination of substantial compliance. Those in opposition expressed concerns related to increased traffic, overcrowding at Seacliff Elementary School, adequacy of the EIR, drought conditions, neighborhood compatibility in the Ellis Goldenwest Specific Plan area, crime, and property values. The Planning Commission asked questions of staff and deliberated the recommended actions. It City of Huntington Beach Printed on 11/23/2022Page 6 of 17 powered by Legistar™121 File #:22-870 MEETING DATE:11/29/2022 The Planning Commission asked questions of staff and deliberated the recommended actions. It should be noted that during the meeting, Commissioner Ray attempted to make a straw vote motion that did not proceed. Ray’s straw vote proposed to send a minute action to the City Council to direct the City Attorney’s Office to challenge the City’s RHNA allocation in court. The straw vote motion did not receive a second. Commissioner Ray requested that the record reflect his individual recommendation for the City Council to challenge the RHNA allocation in court. Commissioner Scandura recommended to add clarifying language changes to certain pages in the Housing Element Update document (Attachment No. 15), which were supported by the Planning Commission. Commissioner Scandura also recommended to update the Housing Element document to send notification of ministerial project approvals to residents within 500 feet of the applicable project site. This change was also supported by the Planning Commission. On October 11, 2022, the Planning Commission unanimously recommended approval of all items to update the Housing Element and implementation actions with Commissioner Mandic absent for all items and Commissioner Ray voting No on Zoning Text Amendment No. 22-006 (SP 7 RH- Overlay). D. NOVEMBER 1, 2022 CITY COUNCIL STUDY SESSION On November 1, 2022, the City Council held a study session on the Housing Element Update and implementation actions. Staff presented an overview of the HCD approved Housing Element Update as well as option to revise the Housing Element to address concerns raised by residents primarily from the Edwards Hill (SP 7) and Seagate (SP 9) neighborhoods, which are located in proximity to identified Housing Element RHNA sites. Staff presented five options to accommodate the RHNA that held varying degrees of challenges related to time, budget, and compliance with Housing Element law site criteria.The study session also included a lengthy public comment period with 25 speakers and six written comments received. The City Council provided feedback to staff regarding removing the SP 7 (Edwards Hill neighborhood) RH-Overlay sites, reducing the density in SP 9 (adjacent to the Seagate neighborhood) and increasing density on the Frontier site. The City Council also provided feedback on further evaluating City-owned property for residential redevelopment in the future. Based on feedback received from the City Council at the study session, Staff prepared revisions to the Housing Element document and associated implementation programs, which are summarized below. Revised Housing Element and Implementation Actions Adequate Sites/RHNA Related Revisions 1. Add the Frontier site to the Affordable Housing Overlay - The Frontier site was included as a Residential Medium High Density (RMH) rezoning site in the HCD approved Housing Element. As a RMH designated property, the site could accommodate 202 dwelling units, although due to the density being less than 30 dwelling units per acre, the site did not accommodate any lower income RHNA units. Shifting this site from RMH to the Affordable Housing Overlay increases the allowable density at the site and provides capacity for 567 City of Huntington Beach Printed on 11/23/2022Page 7 of 17 powered by Legistar™122 File #:22-870 MEETING DATE:11/29/2022 Housing Overlay increases the allowable density at the site and provides capacity for 567 units, including 170 lower income units. This revision would result in the removal of the Frontier site from Zoning Map Amendment No. 22-001 and adding it to Zoning Map Amendment No. 22-002. These revisions are reflected in the recommended actions. 2. Delete the RH-Overlay from the Ellis Goldenwest Specific Plan (SP 7)- The RH-Overlay in SP 7 consists of an approximately 18-acre unoccupied area on the west side of Goldenwest Street north of Garfield Avenue. Portions of the area are vacant and much of the area was once occupied by a landscape business. The area accommodated 493 units, including 113 lower income units. Deletion of the RH-Overlay in SP 7 would remove Zoning Text Amendment No. 22-006 from the implementation program. As such, Zoning Text Amendment No. 22-006 is not reflected in the recommended actions. 3. Provide for mixed density in Holly Seacliff Specific Plan (SP 9) Affordable Housing Overlay - The HCD approved Housing Element would apply the proposed Affordable Housing Overlay (with a maximum density of 70 dwelling units per acre) within a portion of the Industrial designated area of SP9. The revision would maintain the SP 9 Affordable Housing Overlay area as currently proposed, but would permit residential developments at maximum density of 35 units per acre in the portion north of Garfield Avenue and 70 units per acre south of Garfield Avenue. It should be noted that two parcels located at the northeast corner of Goldenwest Street and Ernest Drive (Sites 393 and 394 of Appendix B of the Housing Element Update) were removed from the proposed Overlay as part of the November 16, 2022, Planning commission actions and are no longer shown in any Housing Element related exhibits. City of Huntington Beach Printed on 11/23/2022Page 8 of 17 powered by Legistar™123 File #:22-870 MEETING DATE:11/29/2022 Additional Non-RHNA Revisions 4. City-owned sites program - Based on feedback from the City Council during the November 1st study session, Section 4: Housing Plan has been updated to include Program 3C to evaluate city-owned sites for future residential development. The City would commit to evaluating the feasibility of redeveloping the civic center site including development of residential uses. The information would be presented to the City Council in 2023. This revision does not affect the City’s RHNA strategy and the City is not relying on housing units developed on City-owned sites to accommodate the 6th Cycle RHNA. 5. Removal of Reliable Lumber and Chuck E. Cheese sites from RMH rezoning - Three sites were identified to be rezoned from their existing non-residential designations to Residential Medium High Density (RMH) as part of Zoning Map Amendment No. 22-001: Frontier, Reliable Lumber, and Chuck E. Cheese. The Reliable Lumber and Chuck E. Cheese sites included due to residential projects that would be submitted by the respective property owners soon after the rezoning became effective. The property owners of Reliable Lumber and Chuck E. Cheese recently informed the City they no longer plan to propose the residential development. As such, the City has removed these two sites from Zoning Map Amendment No. 22- 001. Further, Frontier is now considered for inclusion in the proposed Affordable Housing Overlay as described under ZMA No. 22-002 and ZTA No. 22-008. Therefore, none of the three City of Huntington Beach Printed on 11/23/2022Page 9 of 17 powered by Legistar™124 File #:22-870 MEETING DATE:11/29/2022 as described under ZMA No. 22-002 and ZTA No. 22-008. Therefore, none of the three properties are currently under consideration for rezoning and it is no longer necessary for the City Council to take action on Zoning Map Amendment No. 22-001. E. NOVEMBER 16, 2022 PLANNING COMMISSION MEETING AND RECOMMENDATION On November 16, 2022, the Planning Commission held a public hearing on the revised Housing Element Update and implementation actions. There were 21 speakers at the public hearing and 72 written comments were received. Those in favor cited the need for additional housing and housing affordable to lower income households, the benefits of a complaint Housing Element, potential consequences of not adopting a compliant Housing Element, and general support for Option 3 (as discussed at the November 1, 2022 City Council study session). Those in opposition expressed concerns about increased traffic, parking issues, neighborhood compatibility, and proximity to existing single-family residential. The Planning Commission asked questions of staff and deliberated the recommended actions. On November 16, 2022, the Planning Commission unanimously recommended approval of the revised Housing Element Update and implementation actions with modifications to remove Sites 393 and 394 from the SP 9 Overlay. Commissioner Mandic was absent. F. STAFF ANALYSIS AND SUMMARY The staff report for the October 11, 2022,and November 16, 2022,Planning Commission hearings (Attachment Nos. 18 and 19) provide a detailed description and comprehensive analysis of the proposed project including the Housing Element Update, the SEIR, and associated program implementation actions to accommodate the RHNA. This analysis focuses only on the revised Housing Element and implementation actions. The recommended actions incorporate the proposed revisions as recommended for approval by the Planning Commission. Regional Housing Needs Assessment (RHNA) State Housing Element Law requires that each city and county develop local housing programs to meet its share of existing and future housing needs for all income groups, as determined by the jurisdiction’s Council of Governments. In the southern California region, the agency responsible for assigning the regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG). Each SCAG jurisdiction’s RHNA is determined based on projected need (household growth, future vacancy need, and housing replacement need), existing need (transit and job accessibility), and a social equity adjustment including additional adjustments for areas that are designated as high resource. SCAG has determined that Huntington Beach has a regional housing need (RHNA) of 13,368 units for the 2021-2029 planning period, which is the sixth housing element cycle. The table below provides a breakdown of the RHNA allocation by various household income categories. City of Huntington Beach Printed on 11/23/2022Page 10 of 17 powered by Legistar™125 File #:22-870 MEETING DATE:11/29/2022 TABLE 1: City of Huntington Beach RHNA Allocation Income Level Percent of AMI* (Area Median Income) Number of Units Percentage of Units Very Low (includes Extremely Low) 0-50%3,661 27% Low 51-80%2,184 16% Moderate 81-120%2,308 17% Above Moderate >120%5,215 39% Total 13,368 100% *2022 Orange County AMI = $119,100 State law requires local governments to demonstrate through zoning that the RHNA can be accommodated for every income level. RHNA is not a construction mandate. However, State law requires every jurisdiction to show that it has capacity to accommodate its RHNA through zoning capacity. With the proposed revisions to the Housing Element and implementation actions, the City is able to accommodate the full RHNA requirement with a substantial buffer. Table 2 reflects the RHNA strategy with the Housing Element revisions. Table 2: Revised RHNA Strategy Very Low Low Moderate Above Moderate Total RHNA Target 3,661 2,184 2,308 5,215 13,368 Approved/Pending Projects 17 285 82 1,371 1,755 ADU 307 170 10 487 Hotel/Motel Conversion 415 0 0 415 Affordable Housing Overlays** 5,420 2,581 9,541 17,542 Total 6,444 2,833 10,922 20,199 RHNA MET?YES YES YES YES **removes SP7 Overlay, reduces density of proposed SP9 Overlay north of Garfield (AHO-70 Overlay), removes identified sites nos. 393 and 394; all RMH rezoning sites have been removed (Chuck E. Cheese and Reliable Lumber were deleted entirely, Frontier is moved to the AHO) Frontier Site (Zoning Map Amendment No. 22-002) The addition of the Frontier site to the Affordable Housing Overlay (in conjunction with the removal of the SP 7 Overlay) would accommodate dwelling units in all income categories and make up for the removal of the SP 7 RH-Overlay. The site is currently designated Industrial and is occupied by Frontier for primarily storage, vehicle maintenance and offices. A large portion of the site is undeveloped without permanent structures. The site is underutilized with a low existing floor area ratio (FAR). The site is in close proximity to high-performing schools, jobs, services, and daily needs along the adjacent Gothard Street corridor and nearby Beach Boulevard. Access to these types of resources will contribute to upward economic mobility. The Frontier site is also adjacent to Huntington Central Park, Central Library, and Senior Center. Proximity to these community resources and facilities would improve access for lower income households, and promote healthy lifestyles and the City’s affirmatively furthering fair City of Huntington Beach Printed on 11/23/2022Page 11 of 17 powered by Legistar™126 File #:22-870 MEETING DATE:11/29/2022 income households, and promote healthy lifestyles and the City’s affirmatively furthering fair housing goals. In addition, the site has vehicular access to two primary arterial streets, Slater Avenue and Gothard Street. The property has over 1,000 feet of street frontage along Slater Ave. The wide frontage makes the property uniquely ideal for a lot split or multiple lot splits to potentially tailor a site for competitive funding to develop a 100 percent affordable project. It also allows for construction of a variety of multi-family residential product types, which would be permitted pursuant to the Affordable Housing Overlay. The site directly abuts Central Park on two sides, the south and the west. East of the site, across Gothard Avenue, is developed with Industrial land uses. The site is only bordered by single-family residential on one side, across Slater Avenue. Although it is currently developed and occupied as a yard for Frontier, there has been a lot of development interest in the site, particularly over the past five years. Holly Seacliff Specific Plan Mixed Density Affordable Housing Overlay (Zoning Text Amendment No. 22-007) The revisions to the proposed Affordable Housing Overlay in the Holly Seacliff Specific Plan (SP 9) divide the Overlay into two areas. Area A would allow a maximum density of 35 dwelling units per acre and apply the City’s existing RH development standards. Area B would allow a maximum density of 70 dwelling units per acre similar to the other areas of the proposed Affordable Housing Overlay (except the Beach and Edinger Corridors Specific Plan). The proposed development standards in Zoning Text Amendment No. 22-008 (Chapter 229 of the HBZSO) would apply in Area B. While the revisions to allow for a mixed density in SP 9 would result in a decrease in overall capacity, both areas would still accommodate lower income units and help to accommodate the RHNA in all income categories. The reduction in density in Area A and overall decrease in capacity address residents’ concerns related to the number of units that would be allowed in the area as well as concerns related to the higher densities allowable across Ernest Drive. The revisions to ZTA No. 22-007 also incorporate the removal of the northeast corner of Goldenwest Street and Ernest Drive, as recommended by the Planning Commission. City of Huntington Beach Printed on 11/23/2022Page 12 of 17 powered by Legistar™127 File #:22-870 MEETING DATE:11/29/2022 Summary The 2021-2029 Housing Element Update in conjunction with the proposed program implementation actions to accommodate the City’s RHNA adequately addresses housing needs in the City of Huntington Beach and complies with State requirements. It identifies appropriate programs to assist the City in meeting its housing goals, objectives and policies. Staff and the Planning Commission recommend approval of the updated Housing Element and proposed legislative amendments for the following reasons: ·The updated Housing Element and proposed legislative amendments are consistent with the General Plan and State law requirements. ·The Housing Element identifies specific programs to address the community’s housing needs, including provision of adequate sites, removal of governmental constraints, the preservation and development of affordable housing, equal housing opportunity, healthy and sustainable housing, solutions for people experiencing or at risk of homelessness, promoting place making, and affirmatively furthering fair housing. ·The Housing Element and legislative amendments will enable the City to obtain certification from HCD and maintain eligibility for funding programs for housing, City of Huntington Beach Printed on 11/23/2022Page 13 of 17 powered by Legistar™128 File #:22-870 MEETING DATE:11/29/2022 certification from HCD and maintain eligibility for funding programs for housing, transportation and infrastructure. ·SEIR No. 22-002 has been prepared in accordance with the California Environmental Quality Act (CEQA), adequately addresses the environmental impacts of the Housing Element Update and associated General Plan, Zoning Text and Zoning Map amendments, and identifies project alternatives and mitigation measures to lessen the project’s impacts. Environmental Status: A Subsequent EIR (SEIR) was prepared for the project (Attachment No. 16). The SEIR is a tiered analysis document utilizing the City’s General Plan Update Program EIR (August 2017) as a baseline. Pursuant to State CEQA Guidelines §15162(3)(A) and (B), the SEIR evaluates potential environmental impacts associated with adoption and implementation of the Housing Element Update. The SEIR concludes that the Project would result in significant and unavoidable impacts concerning air quality, greenhouse gases, hydrology and water quality, noise, and utilities and services systems. The SEIR was available for a 45-day public review period from June 29 to August 19, 2022. The final EIR includes responses to comments received. The proposed changes to the HEU resulting from the City Council’s direction to remove candidate housing sites from SP7, reduce the overall permitted density in SP9, increase density on the Frontier site, and the Planning Commission’s recommendation to remove Sites No. 393 and 394,would redistribute density within the project area while remaining consistent with the total density proposed as part of the HEU and the total density analyzed in the SEIR. In addition, the revised site capacity does not exceed the overall capacity analyzed in the SEIR. The proposed changes are consistent with the existing analysis and conclusions in the SEIR. As such, the proposed changes would not result in a new significant environmental impact, a “significant increase” in the severity of an environmental impact for which mitigation is not proposed, or a new feasible alternative or mitigation measure that would lessen the significant environmental impacts of the project, nor do the changes reflect a “fundamentally flawed” or “conclusory” SEIR. As such, the SEIR is not subject to recirculation prior to certification pursuant to Section 15088.5 of the State CEQA Guidelines. Statement of Overriding Considerations Section 15093 of the CEQA guidelines requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” When the lead agency approves a project that will result in the occurrence of significant effects, which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reason to support its actions based on the Final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. The City of Huntington Beach proposes to adopt a Statement of Overriding Considerations regarding the significant air quality, greenhouse gas, hydrology and water quality, noise, and utilities/water supply impacts of the Project. The City has evaluated all feasible mitigation measures and potential changes to the Project with respect to reducing the impacts that have been identified as significant City of Huntington Beach Printed on 11/23/2022Page 14 of 17 powered by Legistar™129 File #:22-870 MEETING DATE:11/29/2022 changes to the Project with respect to reducing the impacts that have been identified as significant and unavoidable. Specific economic, social, or other considerations outweigh the significant and unavoidable impacts stated above. The reasons for proceeding with the proposed project, notwithstanding the identified significant and unavoidable impacts, are described below. Proposed Project Benefits 1) The HEU would facilitate the development of a wide range of housing types in sufficient supply to meet the needs of current and future residents, particularly for persons with specific needs, including but not limited to extremely low, very low, and lower income households; seniors; persons with disabilities; large households; single-parent households; people experiencing homelessness or at risk of homelessness; and farmworkers. 2) The HEU would increase the supply of affordable housing in high opportunity/resource areas, including areas with access to employment opportunities, community facilities and services, and amenities. 3) The HEU would provide a comprehensive system of support and would expand housing options aimed to prevent and end homelessness. 4) The HEU would reduce constraints to the development of housing, including affordable housing, through programs that allow ministerial approval processes, permit ready plans for Accessory Dwelling Units, a review and update of the City’s small lot ordinance, and housing overlays in nonresidential areas. 5) The HEU would address planning and monitoring goals for long-term affordability of adequate housing. 6) The HEU would facilitate the development of an accessible housing supply for all persons without discrimination in accordance with State and federal fair housing laws. The HEU would enhance existing lower resource neighborhoods by promoting livable, healthy, and safe housing for all residents. 7) The HEU provides a plan for meeting the City’s RHNA goals and to affirmatively further fair housing, which substantially complies with State law, thereby enabling the City to achieve certification of the HEU through the California Department of Housing and Community Development. Certification of the HEU would also enable the City to maintain eligibility for funding programs tied to a compliant HEU. 8) The HEU would allow the City of to revitalize commercial corridors and older industrial areas by allowing for additional housing opportunities in the City while maintaining the character of existing, long-established single-family residential neighborhoods in the City. Consistent with General Plan Implementation Program LU-P.14, the Affordable Housing Overlay allows for housing within the Research and Technology zoned areas, which establishes housing opportunities for employees of business in these areas. The provisions of the Affordable Housing Overlay ensure that potential conflicts between residential and non-residential uses in these areas would be minimized. The City would continue to ensure that all standards for building design, streetscape design, and landscaping would be adhered to and would review development proposals to ensure consistency with the character and visual appearance of the surrounding neighborhood. 9) The HEU would encourage future housing developments to better integrate with alternative modes of traditional transport because over half of the candidate housing sites identified in the HEU are located along High Quality Transit Areas. New development would also be encouraged to promote and support public transit and alternative modes of transportation by City of Huntington Beach Printed on 11/23/2022Page 15 of 17 powered by Legistar™130 File #:22-870 MEETING DATE:11/29/2022 encouraged to promote and support public transit and alternative modes of transportation by incorporating bus turnouts and shaded bus stops (where appropriate) and providing enhanced pedestrian and bicycle facilities. 10) With more organized development and guided use of existing resources, such potential impacts to water supply can be monitored and improved for the health and benefit of residents. Further, parklands and open spaces can be protected and retained in place throughout the planning horizon to provide recreational benefits to residents, visitors and school aged students. A shift toward sustainable resources and self-sufficiency, as outlined in the HEU, will allow for the continuation of the valued way of life within the City of Huntington Beach throughout the planning horizon. For example, future projects would be required to comply with General Plan Goal ERC-15 and Policies ERC-15.A and ERC-15.B, which aim to maintain an adequate supply of water and distribution facilities capable of meeting existing and future water supply needs and require monitoring to reduce impacts to the water system in an effort to maintain and expand water supply and distribution facilities. Strategic Plan Goal: Economic Development & Housing Attachment(s): 1. City Council Resolution No. 2022-63 for Subsequent EIR No. 22-002 with Findings of Fact and Statement of Overriding Considerations 2. City Council Resolution No. 2022-62 for General Plan Amendment No. 21-003 (Housing Element Update) 3. City Council Resolution No. 2022-78 for General Plan Amendment No. 22-001 (General Plan Land Use Element) 4. Legislative Draft Land Use Element changes - General Plan Amendment No. 22-001 (Affordable Housing Overlay) 5. Proposed General Plan Land Use Map - Figure LU-2 - General Plan Amendment No. 22-001 (Affordable Housing Overlay) 6. Suggested Findings of Approval for Zoning Text Amendment No. 22-008/ Zoning Map Amendment No. 22-002 (Chapter 229 Affordable Housing Overlay HBZSO) 7. City Council Ordinance No. 4269 for Zoning Map Amendment No. 22-002 (Affordable Housing Overlay) 8. City Council Ordinance No. 4272 and Legislative Draft for Zoning Text Amendment No. 22-008 (Chapter 229 Affordable Housing Overlay HBZSO) 9. Suggested Findings of Approval for Zoning Text Amendment No. 22-009 (BECSP Affordable Housing Overlay) 10.City Council Resolution No. 2022-59 and Legislative Draft for Zoning Text Amendment No. 22- 009 (BECSP Affordable Housing Overlay) 11.Suggested Findings of Approval for Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) 12.City Council Ordinance No. 4271 and Legislative Draft for Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) 13.Housing Element Appendix B - Adequate Sites Analysis 14.Housing Element Sites Map City of Huntington Beach Printed on 11/23/2022Page 16 of 17 powered by Legistar™131 File #:22-870 MEETING DATE:11/29/2022 15.Draft 6th Cycle Housing Element Update available at <https://www.huntingtonbeachca.gov/housing-element-update/public-review-draft-housing- element/> 16.Final Subsequent EIR 17.Public Comments 18.October 11, 2022 Planning Commission Staff Report 19.November 16, 2022 Planning Commission Staff Report 20.PowerPoint Presentation City of Huntington Beach Printed on 11/23/2022Page 17 of 17 powered by Legistar™132 133 134 135 136 Subsequent Final Environmental Impact Report: Findings of Fact/Statement of Overriding Considerations SCH #2021080104 2021-2029 Housing Element Update LEAD AGENCY CITY OF HUNTINGTON BEACH DEPARTMENT OF COMMUNITY 2000 MAIN STREET 3RD FLOOR HUNTINGTON BEACH, CA 92648 (714) 536-5721 CONSULTANT KIMLEY-HORN AND ASSOCIATES, INC. MS. RITA GARCIA 1100 TOWN AND COUNTRY ROAD, SUITE 700 ORANGE, CA 92868 (714) 786-6116 OCTOBER 2022 137 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Findings of Fact/Statement of Overriding Considerations October 2022 Page 1 Table of Contents 1.0 INTRODUCTION .............................................................................................................................. 2 2.0 CEQA FINDINGS .............................................................................................................................. 4 3.0 FINDINGS REGARDING PROJECT ALTERNATIVES ................................................................... 17 3.1. Introduction ............................................................................................................................ 17 3.2. Project Objectives ................................................................................................................... 17 3.3. Selection of Alternatives ......................................................................................................... 18 3.4. Project Alternative Findings .................................................................................................... 18 4.0 STATEMENT OF OVERRIDING CONSIDERATIONS ................................................................... 25 4.1. Introduction ............................................................................................................................ 25 4.2. Significant Adverse Cumulative Impact .................................................................................. 25 4.3. Findings ................................................................................................................................... 26 4.4. Overriding Considerations ...................................................................................................... 26 List of Tables Table 1: CEQA Findings for the HEU…………………………………………………………………………………………………………5 138 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Findings of Fact/Statement of Overriding Considerations October 2022 Page 2 1.0 INTRODUCTION This document presents the Findings of Fact and Statement of Overriding Considerations that must be adopted by the City of Huntington Beach (City) pursuant to the requirements of Sections 15091 and 15093, respectively, of the CEQA Guidelines prior to the approval of the City of of Huntington Beach 2021- 2029 Housing Element Update (otherwise referred to as “HEU” or the “Project”). This document is organized as follows: Chapter 1 Introduction to the Findings of Fact and Statement of Overriding Considerations. Chapter 2 CEQA Findings of the Draft Subsequent Environmental Impact Report (Draft SEIR), including the identified significant cumulative impacts. Chapter 3 Summarizes the alternatives to the Project and evaluates them in relation to the findings contained in Section 15091(a)(3) of the CEQA Guidelines. The City must consider and make findings regarding alternatives when a project would involve environmental impacts that cannot be reduced to a less than significant level, or cannot be substantially reduced, by proposed mitigation measures. Chapter 4 Statement of Overriding Considerations, as required by Section 15093 of the CEQA Guidelines, for significant impacts of a proposed project that cannot be mitigated to a less than significant level. The Housing Element, which is a component of the Huntington Beach General Plan, provides direction for implementation of various programs to meet existing and projected future housing needs for all income levels within Huntington Beach. The City’s projected housing need for the 6th Cycle Regional Housing Needs Assessment (RHNA) planning period (2021-2029) is 13,368 dwelling units (11,743 units when accounting for existing applications and projects that are currently under review). State housing law requires the City to specify the number of housing units that can realistically be accommodated on candidate housing sites. The City is not required to build dwelling units in order to meet its RHNA allocation, only to identify potential sites and create the framework to allow the market the opportunity to develop these units. Therefore, the Project, as defined for CEQA purposes, consists of the Housing Program to accommodate the lower-income RHNA units, including amendments to existing land use designations and zoning districts, an affordable housing overlay, and identification of underutilized, residentially-zoned parcels in an inventory of 378 candidate housing sites. The Housing Program specifically addressed in the SEIR includes amendments to the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) (Zoning Map Amendment Nos. 22-001 and 22-002 and Zoning Text Amendment Nos. 22-006, 22-007, 22-008, and 22-009) and the Huntington Beach General Plan Land Use Element (General Plan Amendment No. 22-001) for changes to base/overlay districts and land use 139 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Findings of Fact/Statement of Overriding Considerations October 2022 Page 3 designations, as well amendments to other planning documents, as needed for clarification and consistency purposes and to accommodate future housing sites as part of the HEU’s Implementation Program. These amendments provide capacity for future development of approximately 19,738 housing units to meet the City’s remaining unmet RHNA of 11,743 housing units. Other Federal, State, and local agencies are involved in the review and approval of the HEU, including those agencies designated as trustee and responsible agencies. A trustee agency is a State agency that has jurisdiction by law over natural resources affected by a project that are held in trust for the people of the State. A responsible agency is an agency, other than the lead agency, that has responsibility for carrying out or approving a project. Responsible and trustee agencies are consulted by the CEQA lead agency to ensure the opportunity for input and also review and comment on the Draft SEIR. Responsible agencies also use the CEQA document in their decision-making. Several agencies other than the City may require permits, approvals, and/or consultation to implement various HEU programs. Responsible/Trustee Agencies for the HEU include, but are not limited to: • South Coast Air Quality Management District (SCAQMD); • Santa Ana Regional Water Quality Control Board (RWQCB); and • State Department of Housing and Community Development (HCD). Other agencies may use the Final SEIR in exercising their duties even if they do not have discretionary permit approval authority over all or parts of the HEU (or implementation of individual projects developed as a result of the HEU). All projects that are proposed in the future under the HEU will be required to obtain all necessary discretionary actions and environmental clearance, separate from this HEU. 140 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Findings of Fact/Statement of Overriding Considerations October 2022 Page 4 2.0 CEQA FINDINGS This chapter summarizes the potential impacts that were identified in the Draft Subsequent EIR (Draft SEIR) and the findings that are required in accordance with Section 15091 of the CEQA Guidelines. The possible findings for each significant and/or potentially significant adverse impact are as follows: (a) Changes or alterations have been required in, or incorporated into the project which avoid, substantially lessen, or reduce the magnitude of the significant environmental effect as identified in the Draft SEIR (“Finding 1”). (b) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the findings. Such changes have been adopted by such other agency or can and should be adopted by such other agency. (“Finding 2”) (c) Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives in the Draft SEIR (“Finding 3”). CEQA requires that the lead agency adopt mitigation measures or project alternatives, where feasible, to avoid or substantially reduce significant environmental impacts that would otherwise occur as a result of a project. Project modifications or alternatives are not required where they are infeasible or where the responsibility for modifying a project lies with another agency (CEQA Guidelines §15091, subd. (a), [3]). Public Resources Code Section 21061.1 defines “feasible” to mean “capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors.” CEQA Guidelines Section 15364 adds: “legal” considerations. (See also Citizens of Goleta Valley v. Board of Supervisors [Goleta II] [1990] 52 Cal.3d 553, 565 [276 Cal. Rptr. 410].) Only after fully complying with the findings requirement can an agency adopt a Statement of Overriding Considerations. (Citizens for Quality Growth v. City of Mount Shasta [1988] 198 Cal.App.3d 433, 442, 445 [243 Cal. Rptr. 727].) CEQA requires the Lead Agency to state in writing the specific rationale to support its actions based on a Final EIR and/or information in the record. This written statement is known as the Statement of Overriding Considerations. The Statement of Overriding Considerations provides the information that demonstrates the decision making body of the Lead Agency has weighed the benefits of a project against its unavoidable adverse effects in determining whether to approve a project. If the benefits of a project outweigh the unavoidable adverse environmental effects, the adverse effects may be considered “acceptable.” This document presents the findings of the City as required by CEQA, cites substantial evidence in the record in support of each of the findings, and presents an explanation to supply the logical step between the finding and the facts in the record. (CEQA Guidelines §15091.). Additional facts that support the findings are set forth in the Draft SEIR, the Final SEIR, staff reports to the Planning Commission and City Council, and the record of proceedings. Table 1 summarizes the potentially significant impacts that were reduced to less than significant levels with mitigation as well as the significant impacts, as proposed for certification and adoption of the HEU. 141 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 5 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding Air Quality The project would result in a project- specific significant and unavoidable air quality impacts associated with a cumulatively considerable net increase of criteria pollutants for which the region is in nonattainment. Air pollutant emissions associated with implementation of the HEU would result from construction activities and operation of uses allowed under the HEU. The amount of emissions generated by future development projects would vary depending on its size, the land area that would need to be disturbed during construction, the length of the construction schedule, and the number of developments being constructed concurrently. Due to the speculative nature of estimating emissions from individual projects at the programmatic level of the HEU, emissions cannot be quantified (as there is no project-level data) to establish whether the South Coast Air Quality Management District (SCAQMD) thresholds would be exceeded. Despite compliance with applicable General Plan goals and policies and incorporation of mitigation measures GPU PEIR MM 4.2-1 through MM 4.2-14, the HEU would result in a significant and unavoidable air quality impact due to the violation of an air quality standard and exposure of sensitive receptors to substantial pollutant concentrations. Finding 3. The City of Huntington Beach finds that even with implementation of all feasible mitigation measures and compliance with applicable General Plan goals and policies, emissions associated with the HEU could result in an exceedance of established thresholds for daily emissions due to the speculative nature of future projects. No mitigation measures in addition to GPU PEIR MM 4.2-1 through MM 4.2-14 are feasible to reduce construction or operational air quality impacts to a less than significant level. The project would result in less than significant impacts related to the exposure of sensitive receptors to substantial pollutant concentrations following incorporation of mitigation measures MM AQ-1 and AQ-2. As previously stated, air pollutant emissions associated with implementation of the HEU would result from construction activities and operation of uses allowed under the HEU. The amount of emissions generated by future development projects would vary depending on its size, the land area that would need to be disturbed during construction, the length of the construction schedule, and the number of developments being constructed concurrently. Future applicants for development projects facilitated by the HEU would be required to implement mitigation measures MM AQ-1 and AQ-2, which would require project-specific health risk assessments to minimize impacts associated with Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation mitigation measures MM AQ-1 and AQ-2. 142 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 6 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding the exposure of sensitive receptors to toxic air contaminants and to ensure that construction emissions do not result in the exceedance of localized significance thresholds. With implementation of these measures, impacts would be reduced to a less than significant level. The project would result in a cumulative contribution to an air quality impact, resulting in a significant and unavoidable cumulative impact to air quality. Cumulative development could violate an air quality standard or contribute to an existing or projected air quality violation because the South Coast Air Basin (SCAB) is currently in nonattainment for ozone, PM10, and PM2.5. Concerning daily emissions and the cumulative net increase of any criteria pollutant for which the region is in nonattainment, the Project would result in a cumulatively considerable increase to nonattainment of ozone, PM2.5, and PM10 standards in the SCAB. Because no information on individual projects is currently available, cumulative construction and operational emissions cannot be accurately quantified. Despite compliance with General Plan goals and policies and implementation of mitigation measures GPU PEIR MM 4.2-1 through MM 4.2-14, daily construction and operational air quality emissions would be considered cumulatively significant and unavoidable. Finding 3. The City of Huntington Beach finds that even with implementation of all feasible mitigation measures and compliance with applicable General Plan goals and policies, implementation of the HEU could result significant unavoidable impacts related to a cumulative increase in construction and operational emissions due to the speculative nature of future projects. No mitigation measures in addition to GPU PEIR MM 4.2-1 through MM 4.2-14 are feasible to reduce cumulative air quality impacts to a less than significant level. Cultural Resources Construction activities associated with implementation of the Project could cause a substantial adverse change in the significance of a historical and/or an, archaeological resource and may result in the disturbance of unknown human remains. With incorporation of mitigation measures GPU PEIR MM 4.4- 1, MM 4.4-2, and MM 4.4-3, these It is currently infeasible to determine whether future development under the Project would result in demolition or removal of historical or archaeological resources, or the disturbance of unknown human remains, within the planning area. However, future projects would be required to implement mitigation measures GPU PEIR MM 4.4-1, MM 4.4-2, and MM 4.4- 3, which outline procedures to be followed during future construction activities to ensure compliance with local, State, and Federal regulations pertaining to Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation mitigation measures GPU PEIR MM 4.4-1, MM 4.4-2, and MM 4.4-3. 143 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 7 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding impacts would be reduced to a less than significant level. such requires. Implementation of these measures would ensure that Project impacts with respect to archaeological and historical resources, as well as unknown human remains, would be less than significant. Geology and Soils Future development under the HEU could expose people and/or structures to potentially substantial adverse effects, including the risk of loss, injury, or death, involving fault rupture, expansive soils, strong seismic groundshaking and/or seismic-related ground failure, including liquefaction. Future development under the HEU also has the potential to disturb unknown paleontological resources. With implementation of mitigation measures GPU PEIR 4.5-1 through MM 4.5-3 and MM 4.4-4, as well as compliance with applicable State and City regulations, these impacts would be reduced to a less than significant level. All future housing development subject to rezoning and within overlay zones would be required to comply with applicable General Plan goals and policies related to geology and soils and would also be required to implement mitigation measures GPU PEIR 4.5-1 through MM 4.5-3, which require that relevant geotechnical studies be undertaken prior to issuance of grading and construction permits. Future development projects would also be required to implement mitigation measures GPU MM 4.4-2 through 4.2-4, which require site-specific studies and compliance with existing regulations to minimize impacts to unknown paleontological resources. Implementation of these measures and compliance with General Plan goals and policies would reduce impacts associated with the exposure of people to significant risk of geological failures, as well as impacts to unknown paleontological resources, to a less than significant level. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation mitigation measures GPU PEIR 4.5-1 through MM 4.5-3 and MM 4.4-4. Greenhouse Gas Emissions The project would result in project-level and cumulative significant and unavoidable impacts due to the generation of greenhouse gas (GHG) emissions and the potential conflict with an applicable plan. The Project would potentially generate GHG emissions that could have a significant impact on the environment and could conflict with applicable plans for reducing GHG emissions. Although the Project would aim to comply with GHG reduction strategies outlined in the GPU PEIR, these strategies require additional action by City staff and officials, and the feasibility of implementing these strategies and specific implementation details rely on numerous factors that cannot be adequately forecasted at this time. Finding 3. The City of Huntington Beach finds that even with implementation of all GHG reduction measures and compliance with applicable General Plan goals and policies, GHG emissions associated with the HEU could would be significant and unavoidable. No feasible mitigation measures are available to reduce GHG impacts to a less than significant level. 144 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 8 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding Furthermore, GHG emissions may differ from actual Project future emissions due to various factors. As such, the Project’s potential to generate GHG emissions, either directly or indirectly, and potential to conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the GHG emissions would be significant and unavoidable. Although both future housing development facilitated by the Project and cumulative projects are required to quantify project- specific GHG emissions associated with construction and operational activities and implement feasible mitigation measures and/or GHG reduction strategies to reduce GHG emissions, the contribution of daily construction and operational GHG emissions has the potential to create a significant impact. Thus, the Project’s GHG impacts would be cumulatively significant and unavoidable. Hazards Implementation of future projects under the HEU could create a potential significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. However, with implementation of mitigation measure GPU PEIR MM 4.7-1, this impact would be reduced to a less than significant level. Future housing development facilitated by the Project would not involve ongoing or routine use of substantial quantities of hazardous materials during operations. All future housing development subject to rezoning and within overlay zones would be subject to compliance with General Plan policies aimed at reducing impacts from hazardous materials. All future housing development subject to rezoning and within overlay zones would also be subject to compliance with GPU PEIR MM 4.7-1, which requires compliance with with Huntington Beach Fire Department specifications related to the potential to encounter methane gas. Compliance with City regulations, General Plan policies, and implementation of mitigation measure GPU PEIR MM 4.7-1 would ensure Project impacts would remain less than significant. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measure GPU PEIR MM 4.7-1. 145 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 9 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding Individual sites within the planning area are included on a list of hazardous materials sites that could result in the accidental spread of contamination and could create a significant hazard to the public or environment. However, with implementation of mitigation measures GPU PEIR MM 4.7-2 and 4.7-3, this impact would be reduced to a less than significant level. Development of any identified sites of contamination would be required to undergo remediation and clean up before construction activities can begin. If contamination at any future project site were to exceed regulatory action levels, a future project would be required to undertake remediation procedures prior to grading and development under the supervision of appropriate regulatory oversight agencies. Compliance with City standards and implementation of mitigation measures GPU PEIR MM 4.7-2 and MM 4.7-3, which require preparation of a preliminary environmental site assessment to determine the potential for onsite contamination, would ensure that the Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment, resulting in a less than significant level. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measures GPU PEIR MM 4.7-2 and MM 4.7- 3. Implementation of the HEU could impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. However, with implementation of mitigation measure GPU PEIR MM 4.7-4, this impact is considered less than significant. Future development facilitated by the Project would increase housing density in certain areas of the City, resulting in greater population concentrations within certain areas. This increased density could interfere with emergency evacuation in the event of a City-wide emergency. However, the Project would not result in changes to the City’s existing circulation network. No land uses are proposed that would impair the implementation of, or physically conflict with, the Huntington Beach Emergency Operations Plan/Hazard Mitigation Plan. As a result, the Project would not conflict with any State or local plan aimed at preserving and maintaining adopted emergency response or emergency evacuation plans. Notwithstanding, to minimize all potential impacts, all future housing development subject to rezoning and within overlay zones would be required to adhere to GPU PEIR MM Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measure GPU PEIR MM 4.7-4. 146 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 10 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding 4.7-4, which requires future housing developments to consult with the City of Huntington Beach Police or Fire Departments to disclose temporary lane or roadway closures and alternative travel routes during construction, to ensure that there are no conflicts with emergency response and evacuation plans, thereby resulting in a less than significant impact. Hydrology and Water Quality Future development under the HEU could result in violations of water quality standard or waste discharge that could degrade surface or groundwater quality and could conflict with a water quality control plan. Implementation of mitigation measure GPU PEIR MM 4.8-1 would reduce this impact to a less than significant level. It is anticipated that construction activities for future housing development facilitated by the Project would include excavation, grading, and trenching, which could displace soils and temporarily increase the potential for soils to be subject to wind and water erosion. Therefore, construction activities from future housing development could violate water quality standards or otherwise degrade water quality. However, construction activities that could affect water quality would be addressed through compliance with the National Pollutant Discharge Elimination System (NPDES) program’s Construction General Permit. Future housing development would also be subject to mitigation measure GPU PEIR MM 4.8-1, which requires new development projects to prepare project-specific Water Quality Management Plans. Compliance with this measure would reduce potential impacts associated with water quality violations and conflicts with a water quality control plan to a less than significant level. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measure GPU PEIR MM 4.8-1. Future development under the HEU could result in substantial groundwater dewatering and could deplete groundwater supplies, which in turn could result in conflicts with water quality control plans and/or sustainable groundwater management plans. As discussed under Utilities and Service systems, there may not be sufficient water supplies available to serve the Project. Therefore, Project-related water demands from future development would result in a significant and unavoidable impact concerning water supplies. For this reason, the Project could substantially decrease groundwater supplies resulting in a significant and Finding 3. The City of Huntington Beach finds that even with implementation of all feasible mitigation measures and compliance with applicable General Plan goals and policies, implementation of the HEU could result in significant and unavoidable impacts concerning groundwater supplies and the sustainable management of the groundwater Basin. No mitigation measures in 147 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 11 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding Despite implementation of mitigation measure GPU PEIR MM 4.8-2 Project- level and cumulative impacts would be significant and unavoidable. unavoidable impact concerning sustainable management of the Basin. Although future housing projects would be required to comply with City, state and federal goals and policies requiring water conservation, mitigation measure GPU PEIR MM 4.8-2 would also be required to ensure that applicants of future developments prepare a groundwater hydrology study to ensure that dewatering activities do not interfere with groundwater supplies. Despite compliance with this measure and until water supply improves, both Project-level and cumulative water demands would result in a significant unavoidable impact concerning groundwater supplies. addition to GPU PEIR MM 4.8-2 are feasible to reduce Project-level or cumulative impacts to a less than significant level. Future development under the HEU could increase stormwater runoff, exceed the capacity of existing or planned stormwater drainage systems, and cause on- or off-site flooding. With implementation of mitigation measure GPU PEIR MM 4.8-3, this impact is considered less than significant. Development under the HEU could result in an increase in the amount of impervious surfaces compared to existing conditions, thereby increasing stormwater runoff. Incorporation of mitigation measure GPU PEIR MM 4.8-3, which requires each future, project-level development application to demonstrate adequate capacity in the storm drain system and provide for mitigation of constraints, would reduce this impact to a less than significant level. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measure GPU PEIR MM 4.8-3. Noise The Project would result in an increase in ambient noise levels during construction of future housing developments and would also result in an increase in ambient noise levels during operation due to an increase in vehicle trips during operation that would result in a Project- specific significant and unavoidable impact despite implementation of mitigation measures GPU PEIR MM 4.10- 1 through 4.10-4. Construction activities associated with future individual developments could occur near noise-sensitive receptors and noise disturbances could occur for prolonged periods of time, thereby resulting in potential construction noise impacts. In addition, future housing developments facilitated by the Project have the potential to introduce and increase new roadway noise, thereby increasing ambient noise levels. As such, future projects would be required to comply with mitigation measures GPU PEIR 4.10-1 through 4.10-4, which include construction-level and operational noise reduction measures to reduce Finding 3. The City of Huntington Beach finds that even with implementation of all feasible mitigation measures and compliance with applicable General Plan goals and policies, the Project could result in a significant and unavoidable impact due to an increase in the ambient noise levels. No mitigation measures in addition to mitigation measures GPU PEIR MM 4.10-1 through MM 4.10-4 are feasible to reduce impacts to a less than significant level. 148 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 12 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding ambient noise levels associated with the Project. Despite compliance with General Plan goals and policies aimed at reducing noise and implementation of mitigation measures GPU PEIR 4.10-1 through 4.10-4, the Project would result in significant and unavoidable impacts concerning construction-related and operational noise levels. The Project’s impact concerning the substantial temporary and permanent increase of ambient noise levels would be cumulatively considerable. The Project would result in a Project- specific significant and unavoidable impact due to the exposure of persons to excessive groundborne vibration during future construction activities despite implementation of mitigation measure GPU PEIR MM 4.10-5. Future development under HEU has the potential to generate construction vibration levels in exceedance of established thresholds at nearby sensitive receptors. Although future development would comply with General Plan policies to reduce groundborne vibration, mitigation measure GPU PEIR MM 4.10-5, which requires new development projects that include pile driving activities to incorporate vibration-reduction techniques to help to reduce impacts, construction vibration levels would not be reduced to a level that would be less than significant. Compliance with General Plan policies and implementation of mitigation measure GPU PEIR MM 4.10-5 would reduce potential groundborne vibration impacts associated with future construction activities, but not to a level that would be less than significant because certain construction activities may still be required in proximity to nearby sensitive receptors. Therefore, this impact would remain significant and unavoidable and would remain cumulatively significant and unavoidable despite implementation of mitigation. Finding 3. The City of Huntington Beach finds that even with implementation of all feasible mitigation measures and compliance with applicable General Plan goals and policies, the Project could result in a significant and unavoidable impact due exposure of persons to the generation of groundborne vibration during construction. No mitigation measures in addition to mitigation measure GPU PEIR MM 4.10-5 are feasible to reduce impacts to a less than significant level. Public Services Future development under the HEU would increase the demand on public services including fire, police, schools, Future development under the HEU would increase the demand on public services including fire, police, schools, parks/recreational facilities, and libraries. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, 149 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 13 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding parks/recreational facilities, and libraries. However, with incorporation of mitigation measures GPU PEIR MM 4.12- 1 through MM 4.12-7, impacts to these public services would be reduced to a less than significant level However, with incorporation of mitigation measures GPU PEIR MM 4.12-1 through MM 4.12-7, which require future projects to pay applicable development impact fees related to each of these serves, impacts to these public services would be reduced to a less than significant level. are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measures GPU PEIR MM 4.12-1 through MM 4.12-7. Recreation Future development under the HEU would increase the demand for and on parks and recreational services. However, with incorporation of mitigation measures GPU PEIR MM 4.13- 1 and MM 4.13-2, impacts related to parks and recreational facilities would be reduced to a less than significant level Future development under the HEU would increase the demand on recreational services. However, with incorporation of mitigation measures GPU PEIR MM 4.13-1 and MM 4.13-2, which require compliance with City parkland requirements and payment of park fees, impacts to parks and recreational facilities would be reduced to a less than significant level. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measures GPU PEIR MM 4.13-1 and MM 4.13-2. Transportation Future development under the HEU would increase the number of vehicular trips in the Project area, which could conflict with City goals and policies aimed at maintaining specific performance thresholds addressing circulation in the City. However, with incorporation of mitigation measures GPU PEIR MM 4.13-1 through MM 4.13- 3, impacts to the circulation system would be reduced to a less than significant level Future development under the HEU could potentially worsen levels of service (LOS) for various intersections in the City, which could conflict with the City’s policy to maintain specified performance standards for citywide LOS at traffic-signal-controlled intersections during peak hours. Therefore, all future housing facilitated by the HEU would be required to comply with General Plan goals and policies pertaining to LOS and would be subject to compliance with mitigation measures GPU PEIR MM 4.14.1 through 4.14-3, which require future projects near specified intersections to make fair share contributions toward specified improvements. Compliance with these goals and policies and implementation of mitigation measures GPU PEIR MM 4.14.1 through 4.14-3 would ensure that impacts related to the City’s circulation system would be reduced to a less than significant level. Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measures MM 4.13-1 through MM 4.13-3. Future development under the HEU would increase the number of vehicular A total of 325 candidate housing sites would not require preparation of a VMT analysis based on Small Project Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which 150 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 14 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding trips in the Project area, which would generate additional vehicle miles travelled (VMT) that could result in conflicts with State guidelines pertaining to VMT. However, with incorporation of mitigation measure MM TRANS-1, impacts would be reduced to a less than significant level screening (<110 daily trips), low VMT area screening; or proximity to transit screening. A total of 53 candidate housing sites would not be screened out, thereby requiring additional VMT analysis at the time of development application. Candidate housing sites that identify significant VMT impacts would require feasible mitigation measures to reduce the project’s VMT impacts. Consequently, future housing development on these 53 sites would be required to reduce their average home-based VMT through compliance with applicable General Plan goals and policies and implementation of mitigation measure MM TRANS-1, which identifies feasible mitigation strategies that could help projects avoid or substantially reduce VMT- related impacts to a less than significant level. Furthermore, future housing development would be subject to all State and local requirements for minimizing VMT-related impacts. Therefore, future housing developments on the 53 candidate housing sites that were not screened out are presumed to result in a less than significant with mitigation incorporated. would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measure MM Trans-1. Tribal Cultural Resources Construction activities associated with implementation of the HEU could cause a substantial adverse change in the significance of tribal remains on a Project-level basis. With incorporation of mitigation measures GPU PEIR MM 4.4-2 and MM 4.4-3, these impacts would be reduced to a less than significant level. It is currently infeasible to determine whether future development under the Project would result in the disturbance of tribal cultural resources within the planning area. However, future projects would be required to implement mitigation measures GPU PEIR MM 4.4-2 and MM 4.4-3, which require project applicants to retain a qualified professional and/or Native American monitors to determine if the project could result in impacts to tribal cultural resources and also require the halting of all earth-disturbing activities within 100-feet of a known discovery while data recovery and other methods are implemented. Implementation of these measures would ensure that Finding 1. The City of Huntington Beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measures GPU PEIR MM 4.4-2 and MM 4.4- 3. 151 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 15 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding Project impacts with respect to tribal cultural resources would be less than significant. Utilities and Service Systems Future development under HEU could require new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunication facilities. However, with implementation of mitigation measure GPU PEIR MM 4.15-1, this impact would be considered less than significant. Future development under the HEU could introduce the need for additional infrastructure or connections to existing infrastructure. With incorporation of mitigation measure GPU PEIR MM 4.15-1, which requires future projects to demonstrate that there is adequate capacity in the wastewater collection system to accommodate discharges from future projects, and adherence to General Plan policies and existing City of Huntington Beach processes, impacts to water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunication facilities would be reduced to a less than significant level. Finding 1. The City of Huntington beach finds that the identified changes or alterations in the Project, which would reduce this impact to a less than significant level, are hereby incorporated into the Project. No additional mitigation measures are necessary with implementation of mitigation measure GPU PEIR MM 4.15-1. The Project would result in a significant and unavoidable project-specific impact on existing water supplies despite implementation of mitigation measure GPU PEIR MM 4.15-2. Given the uncertainty of water supplies across the western United States and throughout the state of California, a future supply deficit would result in a significant and unavoidable impact associated with water demands from future development facilitated by the proposed Project. Until such time as greater confidence in and commitment from water suppliers can be made, even with implementation of mitigation measure MM 4.15-2, which requires project-specific applicants to incorporate water conservation measures as part of future projects, and adherence to General Plan policies and existing regulations, the HEU would result in a significant and unavoidable impact related to water supplies. Finding 3. The City of Huntington Beach finds that even with implementation of all feasible mitigation measures and compliance with applicable General Plan goals and policies, the Project could result in a significant and unavoidable impact to water supplies. No mitigation measures in addition to GPU PEIR MM 4.15-2 are feasible to reduce water supply impacts to a less than significant level. The Project would result in a cumulatively considerable contribution to water demand and a corresponding significant and unavoidable cumulative impact with respect to water supply. As with the Project-specific impact, given the uncertainty of water supply across the western United States and throughout the state of California, a future supply deficit would result in a significant and unavoidable impact. Until such time as greater Finding 3. The City of Huntington Beach finds that even with implementation of all feasible mitigation measures and compliance with applicable General Plan goals and policies, the Project could result in a significant and unavoidable impact to water supplies. No mitigation 152 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 16 Table 1: CEQA Findings for the HEU Impact Statement Impact Summary Impact Finding confidence in and commitment from water suppliers can be made, even with implementation of mitigation measure GPU PEIR MM 4.15-2, the Project would result in a cumulatively considerable contribution to water supplies, resulting in a significant and unavoidable cumulative impact. measures in addition to MM 4.15-2 are feasible to reduce cumulative water supply impacts to a less than significant level. 153 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 17 3.0 FINDINGS REGARDING PROJECT ALTERNATIVES 3.1. Introduction The Draft SEIR prepared for the HEU considered two alternatives to the Project as proposed. Pursuant to Section 15126.6(a) of the CEQA Guidelines, the primary intent of an alternatives evaluation is to “describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives.” This chapter describes the project objectives and criteria used to develop and evaluate project alternatives presented in the Draft SEIR. A description of the alternatives compared to the Project and the findings regarding the feasibility of adopting the described alternatives is presented for use by the City in the decision-making process. 3.2. Project Objectives In accordance with State CEQA Guidelines §15124, the following primary objectives support the HEU’s purpose, assist the City, as the lead agency, in developing a reasonable range of alternatives to be evaluated in this SEIR, and ultimately aid decision-makers in preparing findings and overriding considerations, if necessary. The HEU’s purpose is to address the housing needs and objectives of the City and to meet the State Housing law requirements. The HEU has the following goals: • Adopt State-mandated and locally desired programs to implement the City’s Housing Element. • Maintain and enhance the quality and affordability of existing housing in Huntington Beach. • Provide adequate sites to accommodate projected housing unit needs at all income levels identified by the 2021-2029 RHNA. • Provide for safe and decent housing for all economic segments of the community. • Reduce governmental constraints to housing production, with an emphasis on improving processes for projects that provide on-site affordable units. • Promote equal housing opportunities for all residents, including Huntington Beach’s special needs populations. • Promote a healthy and sustainable Huntington Beach through support of housing at all income levels that minimizes reliance on natural resources and automobile use. • Maximize solutions for those experiencing or at risk of homelessness. • Improve quality of life and promote placemaking. • Affirmatively further fair housing. 154 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 18 3.3. Selection of Alternatives The range of feasible alternatives was selected and discussed in a manner to foster meaningful public participation and informed decision-making. Among the factors that were taken into account when considering the feasibility of alternatives (as described in CEQA Guidelines Section 15126.6[f][1]) were environmental impacts, economic viability, availability of infrastructure, regulatory limitations, jurisdictional boundaries, and attainment of project objectives. As stated in Section 15126.6(a) of the CEQA Guidelines, the Draft SEIR need not consider an alternative whose effects could not be reasonably identified, whose implementation is remote or speculative, or one that would not achieve the basic project objectives. The analysis includes sufficient information about each alternative to provide meaningful evaluation, analysis and comparison with the proposed project. 3.4. Project Alternative Findings The following is a description of the alternatives evaluated in comparison to Project, as well as a description of the specific economic, social, or other considerations that make them infeasible for avoiding or lessening the impacts. As shown below and in Chapter 7.0 (Alternatives) of the Draft SEIR, two alternatives were evaluated in comparison to the Project, including the No Project Alternative required by CEQA. The two alternatives analyzed represent a reasonable range of alternatives to the Project. The analysis in this section focuses on significant and unavoidable impacts attributable to each alternative and the ability of each alternative to meet basic project objectives. “No Project” Alternative (Alternative 1) According to State CEQA Guidelines §15126.6(e), the specific alternative of “No Project” shall also be evaluated along with its impact. The purpose of describing and analyzing a No Project Alternative is to allow decision-makers to compare the impacts of approving the proposed Project with impacts of not approving the Project. The No Project Alternative analysis is required to discuss the existing conditions at the time the Notice of Preparation is published (August 4, 2021), as well as what would be reasonably expected to occur in the foreseeable future, if the Project were not approved, based on current plans and consistent with available infrastructure and community services. Under Alternative 1, development within the City would proceed pursuant to the adopted City General Plan and zoning. The City’s projected regional housing need for the 6th Cycle RHNA planning period (2021- 2029) is 13,368 dwelling units (11,743 units when accounting for existing applications and pipeline projects). Under Alternative 1, the City would not implement the Housing Program required to comply with State law, to accommodate the lower-income RHNA units, including amendments to existing land use designations and zoning districts, an affordable housing overlay, and identification of underutilized, residentially-zoned parcels in an inventory of candidate housing sites. In total, the HEU identifies 378 candidate housing sites (approximately 419 acres). The proposed amendments to the Huntington Beach 155 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 19 General Plan and the City of Huntington Beach Zoning and Subdivision Ordinance of the City of Huntington Beach Municipal Code (Zoning Text and Zoning Map amendments) for changes to land use designations and base/overlay districts, as well as ancillary amendments to other planning documents, would not be implemented. These amendments, which are needed to accommodate future housing sites as part of the HEU’s Implementation Program, would not be implemented at the 378 identified candidate housing sites. The capacity to develop 11,743 additional housing units that would be facilitated by Project implementation would not be provided under the No Project Alternative. Because the Project proposes only three candidate housing sites (Sites 3, 4, and 5) for rezoning, and all other sites would retain their existing underlying zoning, under Alternative 1, rezoning of Sites 3, 4, and 5 would not occur and existing zoning would remain in place. Under this alternative, State Housing Law and legislative requirements for implementation of the Project’s proposed programs and strategies to increase housing capacity and the production of affordable dwelling units in the City would not occur. Overall, Alternative 1 would not consider the candidate housing sites and adoption of the land use amendments and rezones necessary to achieve the City’s RHNA. As a result, the capacity for 11,743 multi-family housing units would not be created. This alternative would not satisfy the Project objectives stated above because implementation of Alternative 1 would not facilitate the development of sufficient residential units to meet the City’s RHNA allocation and would not satisfy legislative mandates for the HEU. Findings The No Project Alternative would result in fewer impacts than the Project. Although this Alternative could reduce environmental impacts from future housing development facilitated by the HEU, the No Project Alternative would not achieve any of the project objectives. The No Project Alternative would not provide adequate housing sites to meet the City’s 6th Cycle RHNA allocation or satisfy State housing law including AB 1397. Under the No Project Alternative, the City would not meet its RHNA obligations. Thus, this Alternative would directly conflict with California Government Code §65583, which stipulates that a jurisdiction must assess its housing element every eight years and identify adequate sites for housing and provide for the existing and projected needs of all economic segments of the community. Beach and Edinger Corridors Alternative (Alternative 2) As with the proposed Project, the Beach and Edinger Corridors Alternative (Alternative 2) would meet the City’s RHNA. However, residential development under Alternative 2 would be concentrated around the Beach and Edinger Corridors area of the Beach and Edinger Corridors Specific Plan (Specific Plan 14). More specifically, new residential development would occur in portions of Specific Plan 14’s Transition Corridor Areas (TCAs), which would support transit-oriented communities, and on fewer total parcels. This would have the effect of further reducing vehicle miles traveled (VMT), transportation-related energy demands, and associated criteria air pollutant and greenhouse gas emissions associated with housing development. However, this approach would require taller building heights and higher densities to achieve the target housing production in this area necessary to meet the RHNA, which could result in increased aesthetic 156 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 20 impacts as compared to the Project. This alternative would also create dense/confined residential development and not expand housing opportunities across the City and would not affirmatively further fair housing to the same degree as the Project. Findings Alternative 2 would meet the majority of the project objectives as it is assumed that development under this alternative would meet the 6th Cycle RHNA housing needs. However, Alternative 2 would fail to affirmatively further fair housing since this alternative would not provide new housing within highest resources areas with access to highly rated schools, parks and community amenities. New housing would be concentrated within one area of the City. Furthermore, Alternative 2 could result in additional constraints to housing because the densities necessary to accommodate all of the RHNA within the Specific Plan may not be supported by the market (e.g., land and construction costs), which could potentially make it cost-prohibitive for developers to construct housing. As such, because Alternative 2 would fail to affirmatively further fair housing and could result in additional constraints to the construction of housing, this alternative would likely not be certified by the California Department of Housing and Community Development (HCD), as it would not substantially conform to Housing Element Law. Alternatives Considered but Eliminated from Future Consideration Five additional alternatives were initially considered during the scoping and planning process, but were not selected for detailed analysis in the Draft SEIR. These included: Reduced Dwelling Units Alternative, Alternate Housing Sites Alternative, Palm/Goldenwest Specific Plan (SP 12) Alternative, Huntington Harbour Area Sites Alternative, and McDonnell Centre Business Park Specific Plan (SP 11) Alternative. Reduced Dwelling Units Alternative A Reduced Dwelling Units Alternative was considered, but rejected from further consideration. This alternative was considered to assess if it would help mitigate the significant and unavoidable impact to potable water resources associated with the proposed Project, as future housing development facilitated by the Project would incrementally increase the demand for potable water. The projected water demand associated with Project implementation at buildout would increase water demand in the City by approximately 2,905 acre-feet per year (AFY), or approximately 11 percent over existing 2022 and projected 2030 City demands. While the Urban Water Management Plan (UWMP) did not specifically account for the population growth associated with the Project, it did project that the City would serve a population of 206,499 persons by 2030 1, which is an additional 9,625 persons over the City’s existing population of 196,874 persons.2 Therefore, it can be inferred that at least a portion (approximately 54 percent 3, or 949 AFY) of the water demand associated with the Project population growth was accounted 1 UWMP Table 3-2: Retail: Population - Current and Projected. 2 State of California Department of Finance. 2021. E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2021 with 2010 Census Benchmark. https://www.dof.ca.gov/Forecasting/Demographics/Estimates/e-5/ (accessed June 2021). 3 Based on 25,020 persons/9,625 persons. 157 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 21 for in the UWMP’s anticipated 2030 future water demand. Thus, after considering the existing water demand associated with the displaced land uses that would be removed, the approximately 54 percent assumed to be already accounted for in the UWMP’s anticipated population growth, and unaccounted for net Project water demand of approximately 46 percent or 823 AFY which would remain unmet. In order to not exceed the projected water resources for the City, the Reduced Dwelling Units Alternative would have to reduce the number of housing units to a number that would fail to meet the basic RHNA requirements. Alternate Housing Sites Alternative The Alternate Housing Sites Alternative was considered, but rejected from further consideration. This alternative was determined to be infeasible during the scoping process because alternative housing sites not included in the scope of the Project were found to be infeasible due to regulations, site constraints, property owner interest in developing housing, community input, and existing uses. Additionally, some candidate housing sites were considered, but rejected because potentially significant effects of future housing development would be avoided or substantially lessened by rejecting those sites. Examples of alternative sites initially considered are discussed below. Palm/Goldenwest Specific Plan (SP 12) Alternative This is a 96-acre area bordered by Pacific Coast Highway, Goldenwest Street, and Seapoint Street and is located entirely within the Coastal Zone. The property is designated for visitor serving commercial uses within the Palm/Goldenwest Specific Plan. At the time the specific plan was adopted in 2000, the property was an active oil field. Aera Energy owned the property and indicated that the property would remain in oil production for the next 15 to 20 years. As such, the specific plan was adopted to plan for reuse of the site after oil production activities ceased. Palm/Goldenwest Specific Plan 12 This site was originally identified as a candidate housing site in the 6th Cycle Housing Element because of its large size and its potential availability for residential development within the planning period (based on the information in SP 12). Housing capacity on the site, when applying the proposed Affordable 158 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 22 Housing Overlay, would accommodate 40 to 50 percent of the City’s total RHNA (96 acres x 55 du/acre up to 96 acres x 70 du/acre). Although this site could accommodate residential uses, the site is located within higher resource areas that could result in greater environmental impacts than other sites included in the scope of the Project. The following are reasons why this alternative was rejected: - The location of the site within the Coastal Zone would require the California Coastal Commission to approve the Affordable Housing Overlay designation; timing of the “rezoning” effort could be lengthy with no guarantee of approval from the Coastal Commission. - The potential for costly remediation of the site due to its historic use as oil field. - The property owner no longer anticipates oil production activities to cease as described in SP 12. Therefore, the property is not expected to be available for development prior to 2030. - The concentration of almost 50 percent of RHNA allocation on one site may lead to overconcentration of affordable housing in one area. Huntington Harbour Area Sites Alternative There are two commercial areas in the Huntington Harbour area with a combined acreage of 21.5 acres. One area is the Huntington Harbour mall, which is an older mall developed in the 1960s. This 10.8-acre site was identified as a potential candidate housing site because it is underutilized with one and two-story buildings developed at a relatively low floor-area-ratio (FAR) considering that the maximum allowed FAR is 1.5. The site has potential to be redeveloped as a mixed-use project with the inclusion of residential units at 30 du/acre. The site has close access to Warner Avenue, a major arterial. The second area is Peter’s Landing. This site includes the Peter’s Landing commercial center and adjacent properties along Pacific Coast Highway, and has been studied for mixed use (residential/commercial) in prior General Plan planning efforts. In addition, the property owners previously showed interest in adding residential uses in existing or new development projects on the sites. Previous site analyses on this site indicate that residential could be accommodated at higher densities. Peter’s Landing Area Huntington Harbour Mall 159 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 23 The following are reasons why this alternative was rejected: - The location of these sites within the Coastal Zone would require the California Coastal Commission to approve any changes to the zoning/land use designation including an Affordable Housing Overlay designation. As such, the timing of the “rezoning” effort could be length with no guarantee that the Coastal Commission would approve the amendments, particularly because residential is a lower priority use in the Coastal Zone. - These sites, in conjunction with the general Huntington Harbour area, are shown in the City’s Sea Level Rise Vulnerability Assessment as one of the most vulnerable areas in the City with development in this area having the highest exposure to sea level rise hazards (e.g., storm and non-storm flood projections becoming widespread with 1.6-foot and 3.3-foot sea level rise, respectively). McDonnell Centre Business Park Specific Plan (SP 11) Alternative The McDonnell Centre Business Park Specific Plan encompasses 307 acres in the northwestern portion of the City. It has access from Bolsa Chica Street and Bolsa Avenue, both major arterials, with close access to the 405 freeway. The area was first developed for the aerospace industry in the 1960s and a specific plan was adopted in 1997 with amendments in 2002 and 2006 that allowed for approximately eight million square feet of industrial, office, and ancillary uses (including the existing development). Boeing has been the primary landowner in the area, although other major business tenants have moved into the specific plan area. In 2018, Boeing began marketing some of its properties in the specific plan area. As such, the City evaluated housing potential within portions of the specific plan area for the 6th Cycle, particularly workforce housing and lower income worker housing. The specific plan could accommodate a large capacity of housing units at higher densities due to its size and existing and planned infrastructure. McDonnell Centre Business Park Specific Plan (SP 11) 160 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 24 The following are reasons why this alternative was rejected: - There is a strong market for industrial land in this area of the City. The site was even more attractive to potential developers due to its proximity to the freeway and because zoning and environmental approvals were already in place. - Potential conflicts between industrial uses and residential uses. - Potential costs to remediate site to residential standards. - Properties have already started redeveloping with new industrial buildings recently completed and future phases approved. 161 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 25 4.0 STATEMENT OF OVERRIDING CONSIDERATIONS 4.1. Introduction Section 15093 of the CEQA guidelines states: (a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” (b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reason to support its actions based on the Final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. The City of Huntington Beach proposes to adopt a Statement of Overriding Considerations regarding the significant cumulative air quality, greenhouse gas, hydrology and water quality, noise, and utilities/water supply impacts of the Project. This section describes the anticipated benefits and other considerations of the Project to support the decision to proceed, even though significant and unavoidable impacts are anticipated. 4.2. Significant Adverse Project and Cumulative Impacts The City of Huntington Beach is proposing to approve the proposed Project, with revisions to reduce environmental impacts, and has prepared a SEIR as required by CEQA. Even with revisions to the Project, the following impacts have been identified as being unavoidable as there are no feasible mitigation measures available to further reduce the impacts. Refer to Chapter 2 (CEQA Findings) for further clarification regarding the impact listed below. Air Quality Despite compliance with General Plan policies, GPU PEIR mitigation, and MM AQ-1 and AQ-2, the Project would result in significant and unavoidable impacts concerning construction-related and operational emissions. In addition, sites over two acres could expose sensitive receptors to significant impacts by exceeding construction LST thresholds. The Project-related contribution of daily construction and operational emissions associated with the HEU are considered cumulatively significant and unavoidable. Greenhouse Gas Emissions Despite the recommendation of Greenhouse Gas Reduction program GHG reduction strategies, the Project would generate GHG emissions that may have a significant impact on the environment and could 162 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 26 conflict with applicable plans for reducing GHG emissions. Therefore, impacts on GHG are considered significant and unavoidable, both for the Project and cumulative conditions. Hydrology and Water Quality The Project could substantially decrease groundwater supplies resulting in a significant and unavoidable impact concerning sustainable management of the Basin. The Project’s impact concerning groundwater supplies would be cumulatively considerable and a significant unavoidable impact would occur. Noise Despite compliance with GPU PEIR mitigation, the Project would result in significant and unavoidable impacts concerning construction-related noise and vibration levels and operational noise levels associated with traffic. The Project’s impact concerning the substantial temporary and permanent increase of ambient noise levels would be cumulatively considerable. The Project’s impact concerning construction- related noise and groundborne vibration would also be cumulatively considerable. Utilities and Service Systems Despite compliance with GPU PEIR mitigation, until the water supply situation improves, the water demands from future development pursuant to the HEU would result in a significant and unavoidable impact concerning water supplies. Additionally, until such time as greater confidence in and commitment from water suppliers can be made, or the water supply situation improves, the Project’s impacts concerning water supplies to serve future development would be cumulatively considerable. 4.3. Findings The City of Huntington Beach has evaluated all feasible mitigation measures and potential changes to the Project with respect to reducing the impacts that have been identified as significant and unavoidable (see Chapter 2, CEQA Findings). The City of Huntington Beach has also examined a reasonable range of alternatives to the project as proposed (see Chapter 3, Findings Regarding Project Alternatives). Based on this examination, the City of Huntington Beach has determined that the No Project Alternative is considered to be the environmentally superior alternative. 4.4. Overriding Considerations Specific economic, social, or other considerations outweigh the significant and unavoidable impacts stated above. The reasons for proceeding with the proposed project, notwithstanding the identified significant and unavoidable impacts are described below. Proposed Project Benefits 1) The HEU would facilitate the development of a wide range of housing types in sufficient supply to meet the needs of current and future residents, particularly for persons with specific needs, including but not limited to extremely low, very low, and lower income households; seniors; persons 163 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 27 with disabilities; large households, single-parent households, people experiencing homelessness or at risk of homelessness, and farmworkers. 2) The HEU would increase the supply of affordable housing in high opportunity/resource areas, including areas with access to employment opportunities, community facilities and services, and amenities. 3) The HEU would provide a comprehensive system of support and would expand housing options aimed to prevent and end homelessness. 4) The HEU would reduce constraints to the development of housing, including affordable housing, through programs that allow ministerial approval processes, permit ready plans for Accessory Dwelling Units, a review and update of the City’s small lot ordinance, and housing overlays in non- residential areas. 5) The HEU would address planning and monitoring goals for long-term affordability of adequate housing. 6) The HEU would facilitate the development of an accessible housing supply for all persons without discrimination in accordance with State and federal fair housing laws. The HEU would enhance existing lower resource neighborhoods by promoting livable, healthy, and safe housing for all residents. 7) The HEU provides a plan for meeting the City’s RHNA goals and to affirmatively further fair housing, which substantially complies with State law, thereby enabling the City to achieve certification of the HEU through the California Department of Housing and Community Development. Certification of the HEU would also enable the City to maintain eligibility for funding programs tied to a compliant HEU. 8) The HEU would allow the City of to revitalize commercial corridors and older industrial areas by allowing for additional housing opportunities in the City while maintaining the character of existing, long-established single-family residential neighborhoods in the City. Consistent with General Plan Implementation Program LU-P.14, the Affordable Housing Overlay allows for housing within the Research and Technology zoned areas, which establishes housing opportunities for employees of business in these areas. The provisions of the Affordable Housing Overlay ensure that potential conflicts between residential and non-residential uses in these areas would be minimized. The City would continue to ensure that all standards for building design, streetscape design, and landscaping would be adhered to and would review development proposals to ensure consistency with the character and visual appearance of the surrounding neighborhood. 9) The HEU would encourage future housing developments to better integrate with alternative modes of traditional transport because over half of the candidate housing sites identified in the HEU are located along High Quality Transit Areas. New development would also be encouraged to promote and support public transit and alternative modes of transportation by incorporating bus turnouts and shaded bus stops (where appropriate) and providing enhanced pedestrian and bicycle facilities. 10) With more organized development and guided use of existing resources, such potential impacts to water supply can be monitored and improved for the health and benefit of residents. Further, park 164 City of Huntington Beach Final Subsequent Environmental Impact Report 2021-2029 HEU Implementation Program Findings of Fact/Statement of Overriding Considerations October 2022 Page 28 lands and open spaces can be protected and retained in place throughout the planning horizon to provide recreational benefits to residents, visitors and school aged students. A shift toward sustainable resources and self-sufficiency, as outlined in the HEU, will allow for the continuation of the valued way of life within the City of Huntington Beach throughout the planning horizon. For example, future projects would be required to comply with General Plan Goal ERC-15 and Policies ERC-15.A and ERC-15.B, which aim to maintain an adequate supply of water and distribution facilities capable of meeting existing and future water supply needs and require monitoring to reduce impacts to the water system in an effort to maintain and expand water supply and distribution facilities. 165 166 167 168 169 170 171 172 2021-2029 General Plan Housing Element available on the website:https://www.huntingtonbeachca.gov/housing-element-update/public-review-draft-housing-element/173 174 175 176 City of Huntington Beach General Plan 2-1 Land Use Introduction and Purpose The fundamental pattern of Huntington Beach is set, as most of the land in the community is already developed or planned for a future use. However, communities are ever-evolving, and change, growth, and refinement can still be encouraged and cultivated. Land use is often considered the most overarching topic within a general plan, as it affects every other subject covered and directly influences the availability of housing and services, neighborhood and community character, economic stability, and quality of life for community members. By both focusing investment and embracing opportunity, Surf City can continue to thrive and expand into the future. II. 177 2-2 City of Huntington Beach General Plan (Draft, October 2022) Scope and Content California Government Code Section 65302(a) requires the City to adopt a Land Use Element that designates the proposed general distribution, location, and extent of land uses for housing, business, industry, open space, forest/timber, agriculture, natural resources, recreation, scenic beauty, education, public buildings and land, solid and liquid waste disposal facilities, and other public and private uses of land. The Land Use Element also establishes standards for residential density and nonresidential building intensity for designated land uses, and considers the impact of new growth on military readiness activities carried out on military facilities. Although the planning area does not contain any active military facilities, military facilities are located in the City of Seal Beach adjacent to the planning area’s northern boundary. Land uses described in this element do not conflict with any military readiness activity associated with these facilities. The Land Use Map is the visual component of the element, illustrating how land use, urban design, and economic development goals and policies translate on the ground, where specific uses are allowed, and their intended density and intensity. Together, the Land Use Map and Element ensure that future development is balanced, effective, and consistent with City and community interests. The Land Use Element also addresses two related topics inherently related to land use decisions undertaken by the City: urban design and economic development. These are optional general plan topics under California law. Section 65303 of the California Government Code enables a county or city to adopt “any other elements or address any other subjects, which, in the judgment of the legislative body, relate to the physical development of the county or city.” Any optional topics or elements must be consistent with the seven mandatory elements and, once adopted, they carry the same legal weight as any of the mandatory topics or elements. The Land Use Element consists of this Introduction and Purpose, summarizing the general purpose of the Land Use Element; a Land Use Plan that defines land use standards and identifies the location and extent of land uses within the planning area; an Urban Design Plan outlining the fundamental components of community form in Huntington Beach; an Economic Development Plan recommending economic development strategies to sustain community character and economic vitality; Issues, Goals, and Policies outlining the most important land use, design, and economic issues affecting the planning area and policies to address these issues; and Implementation Programs describing how tools proposed to address land use issues are put into practice. Implementation programs are contained in a separate chapter at the conclusion of this General Plan. 178 City of Huntington Beach General Plan (Draft, October 2022) 2-3 Relationship to Other Elements The Land Use Element affects every other element in the General Plan. Land use provides the basis for what uses are allowed where and in what shape and form. The Land Use Element lays out how uses are connected to ensure the Circulation Element provides for adequate transportation that meets the demands of current and future development. Likewise, the existing and planned transportation network can play a key factor in the economic success, safety, and character of specific land uses. The Environmental Resources and Conservation Element includes goals and policies relating to the preservation and maintenance of open space areas identified in the Land Use Element for natural resource conservation and recreational access to parks and beaches. Noise Element policies ensure that conflicts between uses proposed in the Land Use Element are minimized, and that uses producing higher noise levels are located away from residential areas and schools. The Natural and Environmental Hazards Element regulates proposed land uses in areas with higher potential for natural or human-caused hazards such as flooding or pollution. The Public Services and Infrastructure Element ensures adequate services and upkeep of roadways, utilities, and other infrastructure. The City must account for the amount and location of growth and development laid out in the Land Use Element and identify the mechanisms necessary to ensure adequate infrastructure is in place to support the anticipated growth. The Housing Element contains goals and policies relating to the availability, adequacy, and affordability of housing for all economic segments of the community. This is an important relationship, since the Land Use Element dictates where residential uses are allowed and prioritized within the planning area. The Historic and Cultural Resources Element identifies important historical resources within the community and documents issues potentially affecting their status as significant resources. Land use compatibility can affect historic and cultural resources and the viability of future use, restoration, and preservation of these resources. The Coastal Element is part of the City’s Local Coastal Program and outlines the City’s roles, responsibilities, and strategies to provide coastal access and protect coastal resources within the coastal zone consistent with the California Coastal Act. 179 2-4 City of Huntington Beach General Plan (Draft, October 2022) Land Use Plan The Land Use Plan categorizes and maps where residential, commercial, industrial, and community facilities are located today and where they are planned for the future. This plan describes the envisioned character of change to the current development pattern and land uses, the planned distribution and development density and/or intensity of future uses, and how land use goals will be achieved throughout the planning area and within each land use designation. Characterizing Land Uses Land uses are generally described by the maximum density and/or intensity, a measure of how much development exists or can be built on a site, and by the characteristics of use(s) located on a site. Density, intensity, and use characteristics form the basis for categorizing types of development into land use designations. Density and Intensity Density applies to residential and mixed-use designations that allow for residential development. This term describes the number of dwelling units accommodated within 1 net acre of land (dwelling units per net acre [du/ac]). As a secondary calculation, density can also refer to the population that can be accommodated within 1 acre of land (population per acre [pop/ac]). Intensity applies to nonresidential developments such as commercial and industrial buildings, as well as nonresidential portions of mixed-use development. This term describes the floor-to-area ratio (FAR), or the relationship between the total area of a development and the area of the parcel where the development is located. FAR is calculated by dividing the gross floor area (the amount of floor space) of all buildings (excluding garages) on a lot by the net ground area of the lot. FAR and other development factors, such as building square footage, building height, and the percent of lot coverage, are interrelated. For example, a 20,000-square-foot building on a 40,000-square-foot lot yields a FAR of 0.5:1 (comparable to 20,000:40,000). The 0.5:1 FAR could accommodate a single-story building that covers half the lot, or a two- story building on a quarter of the lot. FARs are typically expressed as a single number rather than a ratio (e.g., 0.5:1 is expressed as 0.5 FAR), and this notation will be used throughout this plan. 180 City of Huntington Beach General Plan (Draft, October 2022) 2-5 In some areas of Huntington Beach, intensity and density are regulated by development and design standards rather than FAR limits. These standards, sometimes referenced as form-based codes, may include specifications for setbacks (how far a building may be situated from a street or sidewalk), limits on building height and massing (e.g., size and shape), and requirements to include open space, among others. These standards apply to properties within the planning areas of specific plans, which establish these standards when they are adopted. The maximum allowable development on any individual parcel is governed by the maximum measure of density or intensity permitted for that land use designation applied to the parcel. The General Plan uses these measurements to establish development capacity for each individual parcel and for the planning area at large. The planned (and actual) density or intensity on a parcel is usually less than the maximum, and is influenced by the physical characteristics of a parcel, access and infrastructure limitations, compatibility with other nearby uses, market factors, and past development trends. Use Characteristics Use characteristics refer to the intended character and development pattern of, and uses associated with, a parcel of land. The General Plan uses these use characteristics to classify buildings with similar characteristics into land use designations. To maintain compatible development on and between sites and within neighborhoods, overlay areas, and other defined areas, use characteristics for each designation are intentionally limited. Distribution of Existing Uses Existing land uses in Huntington Beach include a mix of residential, commercial, industrial, mixed use, parks, open space (e.g., wetlands, beaches), oil-related and public uses. According to a 2014 land use survey, residential development is the predominant use in the city; housing uses constitute about 43 percent of all land uses in the planning area. Public uses, primarily comprising public rights-of-way, occupy an additional 28 percent of the planning area. Open space, commercial, and industrial development occupies most of the remainder of the planning area. Character of Change Change is a constant process observed over a specified time frame. Between now and 2040, Huntington Beach expects a certain continuing level of change resulting from a number of forces such as population growth, changing demographics, the need to replace aging buildings and improve existing homes, and an ever-changing economy. Physical changes are guided by new development that almost exclusively occurs through private forces based on market demand. The goals and policies provided in this element address areas and locations that would be best suited to accommodate transformational change that supports the Community Vision established in the General Plan. 181 2-6 City of Huntington Beach General Plan (Draft, October 2022) Figure LU-1 Character of Change 182 City of Huntington Beach General Plan (Draft, October 2022) 2-7 Figure LU-1 indicates where change is encouraged to occur to accommodate future growth and development under this plan and to what degree it can be expected. As shown in the diagram, most areas in Huntington Beach are proposed to remain much as they are today, or would transform through guidelines provided by documents other than the General Plan. The terms used to describe the planned levels of change range from very little (“Preserve” and “Conserve”) to substantial (“Transform”), as follows: Preserve “Preserve” areas are developed portions of Huntington Beach, where land use changes are not envisioned and are not necessary to implement the Community Vision. Preserve areas include all established residential neighborhoods; most commercial, retail, and employment centers; many visitor-serving commercial uses; and all of the Downtown area. Conserve ”Conserve” areas include open space and recreational areas that provide valuable natural habitat or parkland and support the community recreational and aesthetic needs. This category includes the beach, the Bolsa Chica Wetlands, parks, golf courses, and other similar uses. Transform “Transform” areas consist of underdeveloped or underutilized portions of the planning area, where current developments might not adequately support future City goals. These areas are located within the Northwest Industrial Area and along the Gothard Corridor, where a majority of the city’s industrial uses are located. To assist in transforming these areas, the General Plan proposes a new land use designation, Research and Technology, enabling a broader mix of lower-intensity industrial and commercial uses that better meet current and future market demands, and capture employment growth in emerging fields. Additional areas in the city could transform via means other than those established within the General Plan (e.g., specific plan areas). Land Use Map Land use designations are applied to every parcel within the planning area; however, the City can only regulate land uses located within the city limits. Figure LU-2 illustrates the planned distribution and intensity of land use in the planning area. 183 2-8 City of Huntington Beach General Plan (Draft, October 2022) Land Use Designations The General Plan establishes 201 designations (18 primary land use designations and 23 overlay designations) that govern land uses within the planning area. These designations apply density and intensity requirements, use characteristics, development standards, and land use policies to individual parcels. As most of the planning area is already developed and maintained in good condition, the designations generally correspond to the pattern of existing uses. The following discussions identify the land use designations, land use characteristics associated with each designation, and the land use density/development intensity allowed within each designation. Residential Designations Four land use designations accommodate solely residential development in Huntington Beach. Collectively, these designations occupy the largest portion of the planning area (45 percent). The designations encompass a wide variety of densities and housing types, ranging from lower-density, primarily detached single-family residences in neighborhoods, to higher-density, mostly attached housing in and adjacent to Downtown, along the coast, and along select arterial roadway corridors. Low Density Residential Density range: up to 7.0 units/acre The Low Density Residential designation provides for traditional detached single-family housing, zero-lot-line developments, mobile home parks, low-density senior housing, and accessory dwelling units or “granny” flats. Medium Density Residential Density range: >7.0–15.0 units/acre The Medium Density Residential designation provides for uses allowed with the Low Density Residential designation, as well as smaller lot detached single- family housing, zero-lot-line developments, attached single-family housing (e.g., duplexes, townhomes), and lower-density multiple-family housing, such as garden apartments. Medium High Density Residential Density range: >15.0–25.0 units/acre The Medium High Density Residential designation provides for uses allowed in the Low and Medium Density Residential designations as well as attached single-family housing (e.g., townhomes), and a limited range of multiple- family housing (e.g., garden apartments, lofts). 184 City of Huntington Beach General Plan (Draft, October 2022) 2-9 Insert separate PDF page to maintain quality of figure Land Use Plan Figure LU-2 185 2-10 City of Huntington Beach General Plan (Draft, October 2022) High Density Residential Density range: >30.0 units/acre The High Density Residential designation provides for uses allowed in the Low, Medium, and Medium High Density Residential designations as well as a broad range of multiple-family housing types (e.g., apartments, condominiums, lofts). The maximum density allowed within the area designated with the High Density Residential land use is prescribed on the Land Use Map for individual parcels/areas or within an adopted specific plan that covers the High Density Residential designated area. Commercial Designations Four land use designations accommodate commercial development in Huntington Beach. The businesses and other organizations located in these designations provide jobs, services, and goods, contributing to the economic vitality and shaping the physical environment. These commercial-focused designations are distinguished by location and the customers the uses are intended to serve. Neighborhood-serving commercial uses are located in low-scale stand-alone buildings or small centers near residential neighborhoods. Community- and regional-serving uses occupy larger properties near principal intersections. Visitor-serving uses are located near primary tourist destinations, including the beach and pier. One employment-focused office designation supports professional employment centers and complementary uses in and around Downtown and along arterial corridors. Neighborhood Commercial FAR range: up to 0.35 The Neighborhood Commercial designation provides for small-scale retail commercial, professional offices, eating and drinking establishments, financial institutions, household goods, food sales, drugstores, personal services, cultural facilities, institutional, health, government offices, and similar uses designed to serve the needs of the surrounding residential area. The maximum building height is two stories. 186 City of Huntington Beach General Plan (Draft, October 2022) 2-11 General Commercial FAR range: up to 1.5 The General Commercial designation provides for retail commercial, professional offices, eating and drinking establishments, financial institutions, automobile sales, household goods, food sales, drugstores, building materials and supplies, personal services, recreational commercial, hotels/motels, timeshares, cultural facilities, institutional, health care, government offices, educational, and similar uses designed to serve the needs of the community. The maximum building height is two stories. Visitor Commercial FAR range: up to 0.5 The Visitor Commercial designation provides for hotels/motels, timeshares, recreational commercial, eating and drinking establishments, retail, cultural facilities, and similar uses that are designed to serve the needs of tourists visiting the city and region. Office FAR range: up to 1.0 The Office designation provides for professional offices, ancillary commercial services (e.g., financial institutions, print shops), eating and drinking establishments, and similar uses designed to serve the needs of businesses and employees. Mixed-Use Designation One land use designation accommodates mixed-use development that currently occurs entirely within established specific plan areas. The designation is intended to provide for compact, pedestrian-oriented developments with commercial centers that range in scale from small neighborhood-serving centers to large community- and regional-serving centers. These developments will generally feature mixed types of commercial uses, and may include multiple-family residential housing, civic and cultural uses, and open spaces accessible to the public. 187 2-12 City of Huntington Beach General Plan (Draft, October 2022) Mixed-Use Building FAR range and residential densities are established per specific plan and shown on the Land Use Map for specific areas. The Mixed-Use designation provides for any combination of commercial uses; offices; attached single-family housing, multiple-family housing, and live- work units; institutional uses; cultural facilities; developments including an open space component; and/or civic facilities. Mixing of these uses may occur in a vertical and/or horizontal orientation. Maximum FAR and residential density standards are established within individual specific plan areas. For some specific plans, FAR and density are not prescribed for individual properties or developments. In these cases, the overlaying specific plan includes a maximum development capacity for each land use. Industrial Designations Two land use designations accommodate industrial development in Huntington Beach. To ensure that the city is well positioned for future prosperity, these designations continue to provide jobs in established industries, while also supporting new employment opportunities that accompany emerging technologies and the redevelopment of transitioning industrial areas. One designation accommodates a diverse mix of nonresidential uses. The other accommodates a range of industrial uses that have historically characterized established industrial areas. Research and Technology FAR range: up to 1.0 The Research and Technology designation provides for a wide variety of nonresidential mixed-use development in industrial areas that are undergoing or poised for transformation to support changing employment demand. The designation encourages both employment uses and commercial uses designed to accommodate employees while continuing to allow traditional industrial uses such as manufacturing and production. Uses include clean and green manufacturing (e.g., medical devices, solar panels), research and development, technology, warehousing, business parks, professional offices, limited eating and drinking establishments that have an industrial component (e.g., a brewery), restaurants and cafes to accommodate employment uses and surrounding residential neighborhoods , and similar neighborhood commercial uses. 188 City of Huntington Beach General Plan (Draft, October 2022) 2-13 Industrial FAR range: up to 0.75 The Industrial designation provides for manufacturing (e.g., assembly, fabrication), construction, transportation, logistics, auto repair, research and development, warehousing, business parks, professional offices, ancillary commercial services (e.g., financial institutions, print shops), warehouse and sales outlets, and similar uses. Open Space and Recreational Designations Five land use designations accommodate resource conservation, parks, and recreation in Huntington Beach. Conservation The Conservation designation provides for environmental resource conservation and management (e.g., wetland protection) and supporting ancillary uses (e.g., maintenance equipment storage). Park The Park designation provides for public parks and recreational facilities and supporting ancillary uses (e.g., maintenance equipment storage). Recreation The Recreation designation provides for publicly or privately operated recreation facilities, such as golf courses. This designation also provides for supporting ancillary uses (e.g., food stands, recreational equipment rentals, maintenance equipment storage). Water Recreation The Water Recreation designation provides for water bodies used for recreational purposes, such as boating, swimming, and water sports. 189 2-14 City of Huntington Beach General Plan (Draft, October 2022) Shore The Shore designation provides for coastal beaches operated by the City and state, and publicly or privately operated ancillary uses (e.g., food stands, recreational equipment rentals, maintenance equipment storage). Public and Semi-Public Designations Two land use designations accommodate a wide variety of publicly owned facilities and community-serving uses. Public The Public designation provides for government administrative (e.g., City Hall) and related facilities, such as public utilities, public parking lots, and similar uses. Public-Semipublic The Public-Semipublic designation provides for public and private schools, hospitals, churches, cultural facilities, institutional, and similar semi-public community service uses. Most land use properties with a Public- Semipublic designation have an underlying designation shown in parentheses on the Land Use Map. The underlying designation indicates the preferred land use in the event the sites permanently transitions to another use. A General Plan Amendment would be necessary to change these sites to the underlying designation or any other land use. Overlay Designations Threewo overlay designations are included on the Land Use Map. These overlay designations provide additional development criteria to supplement the underlying or base land use designation. Overlay designations are illustrated on the Land Use Map (Figure LU-2) or noted as a suffix to the base land use designation on the Land Use Map. Mixed Use Overlay The Mixed Use Overlay permits the development of residential uses in conjunction with the underlying commercial designation. Currently, the only area of the city with the Mixed Use Overlay designation is within the Sunset Beach Specific Plan, which permits residential units in conjunction with visitor-serving commercial uses on designated parcels in the specific plan area. Design and density standards are set forth in the specific plan. 190 City of Huntington Beach General Plan (Draft, October 2022) 2-15 Specific Plan Overlay The Specific Plan Overlay permits the underlying land use designation and requires a specific plan to provide greater specificity for development of property and includes such things as land use and infrastructure plans, design and development standards, circulation and pedestrian access, and design guidelines. Permitted density and intensity is either shown on the Land Use Map in parentheses or established in the specific plan. Affordable Housing Overlay The Affordable Housing Overlay provides the option to develop residential uses instead of the underlying land use designation within areas identified on the Land Use Map (Figure LU-2). Residential development on an Affordable Housing Overlay site requires a certain percentage of dwelling units to be deed restricted for lower income households. Development and density standards are established in the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) or adopted specific plan for each site within an Affordable Housing Overlay area. Adopted Specific Plans There are 15 adopted specific plans in Huntington Beach, as identified in Figure LU-3. These plans have predominantly been used to focus on the characteristics unique to an area and customize the planning process and land use regulations and requirements to apply to that area of the city. Specific plans provide greater specificity for land use and infrastructure plans, design and development standards, and phasing/implementation. Designations for SP-2 and SP-16 are currently reserved for future specific plans, in the event they are needed. The City has several specific plans that are also within the coastal zone and, as such, are incorporated into the City’s certified Local Coastal Program Land Use Plan. Two adopted specific plans, Brightwater Specific Plan and Sunset Beach Specific Plan, have not been certified by the California Coastal Commission. The land use designations for these specific plan areas are shown on the Land Use Map with the notation that they have not been certified as part of the City’s Local Coastal Program Land Use Plan. 191 2-16 City of Huntington Beach General Plan (Draft, October 2022) Adopted Specific Plans Figure LU-3 192 City of Huntington Beach General Plan (Draft, October 2022) 2-17 Community Subareas In addition to the specific plans identified throughout the planning area, the General Plan also identifies a number of community subareas (Figure LU-4), which are intended to supplement density/intensity standards, use characteristics, and urban design goals and policies provided in this element beyond the guidance offered by the land use designations. Each community subarea has been identified to further the economic goals and guiding principles of the City and to enhance areas where reinvestment or improvements are proposed during the life of the General Plan, but require additional consideration due to their locations and/or environmental setting. Although some subareas are contained partially or wholly within a specific plan, the description and goals of the subareas in this General Plan do not conflict with the respective specific plans. The following subareas have been identified through the General Plan process or carried over from the previous General Plan. Intersection Enhancement Subareas The following four community subareas represent opportunities to improve neighborhood gateways and commercial corridors within the planning area. Subarea 1: Beach/Warner Intersection Enhancement Encompassing the four corners of the Beach Boulevard and Warner Avenue intersection, within the Beach and Edinger Corridors Specific Plan, this 27-acre subarea is designated Mixed-Use and surrounded by Low Density Residential, Medium Density Residential, Medium High Density Residential, General Commercial, Mixed-Use, and Public uses. The subarea includes buildings of varying scales and architectural styles. The built environment and streetscapes lack a cohesive style. The predominant uses are retail stores, a gas station, a drug store, a car wash, and the 14-story Ocean Tower. The intersection is the subarea’s defining feature. Subarea 2: Brookhurst/Adams Intersection Enhancement Encompassing the four corners of the Brookhurst Street and Adams Avenue intersection, this subarea includes 58 acres of commercial use. Surrounded by low-density residential uses to the south and medium high-density residential uses to the north, each corner contains a variety of commercial uses within individual developments. This subarea is characterized by large parking lots separated from the main roadways by landscape buffers. Strip retail and/or large format retailers are located behind the parking areas, and small pad retail buildings are dispersed within portions of the developments. The buildings generally maintain a low profile and the built environment and streetscapes lack a cohesive identity. Existing uses include banks, restaurants, a grocery store, a 193 2-18 City of Huntington Beach General Plan (Draft, October 2022) drugstore, and several small commercial service businesses. Both streets are wide and carry a large volume of traffic through the subarea. 194 City of Huntington Beach General Plan (Draft, October 2022) 2-19 Land Use Subareas Figure LU-4 195 2-20 City of Huntington Beach General Plan (Draft, October 2022) Subarea 3: Goldenwest/Edinger Intersection Enhancement Encompassing the four corners of the Goldenwest Street and Edinger Avenue intersection, within the Beach and Edinger Corridors Specific Plan, this 79-acre subarea includes portions of Goldenwest College and commercial development designated for future mixed commercial and residential use on three corners. The subarea is surrounded by additional public uses associated with Goldenwest College to the north/northeast, additional planned mixed commercial and residential uses to the east, and low-density residential uses to the south and west. The remainder of the subarea consists of commercial development. The development pattern features large parking areas along both arterial streets, strip retail and/or large format retail stores located behind the parking areas, and pad buildings and smaller retail centers interspersed within the parking areas. The parcel located at the southwest corner of the intersection is currently vacant. The subarea’s built environment and streetscapes lack a cohesive identity. The wide streets provide motorists with good access to the college and the retail uses, but limit pedestrian access, especially for students attempting to cross the streets to patronize businesses. Subarea 4: Goldenwest/Warner Intersection Enhancement Encompassing 64 acres along the four corners of Warner Avenue and Goldenwest Street, this subarea is predominantly designated for commercial and office use. It is surrounded by two low-density residential neighborhoods, a medium high-density residential development, Ocean View High School, Golden View Elementary School, two parks, and a flood control channel. This subarea features various forms of commercial development. Large parking areas fronted by landscape buffers line both arterial streets; strip retail and/or large format retailers are located behind the parking areas; and small pad retail buildings are dispersed within the parking areas. The buildings generally maintain a low profile, and between each of the corners of the intersection, the buildings and streetscape/landscape currently lack a cohesive identity. In addition to large and small retail businesses, the overlay area also includes an assisted living facility and various small service businesses. Both Warner Avenue and Goldenwest Street are wide arterials, carrying large volumes of traffic through the intersection, but impeding pedestrian access from one corner of the site to another. The overlay area also currently lacks pedestrian connections to adjoining residential areas. 196 City of Huntington Beach General Plan (Draft, October 2022) 2-21 Technology and Innovation Subareas Subarea 5: Gothard Street Centrally located along Gothard Street between Edinger Avenue and Ellis Avenue, the 422-acre Gothard Street Subarea consists of both industrial and research and technology uses, along with a few isolated community service and public use parcels. The subarea is predominantly surrounded by residential development of varying density and character to the east and south, areas identified for mixed commercial and residential development to the north along Edinger Avenue, and Ocean View High School and Central Park to the west. The eastern edge of the subarea abuts the Oak View neighborhood. The Union Pacific Railroad (UPRR) right-of-way runs just east of the Gothard Street Subarea, extending from the northern city limits to its endpoint just north of Garfield Avenue. The Gothard Street Subarea is predominantly occupied by smaller manufacturing and warehouse uses and auto repair facilities. Other uses include a lumberyard, some retail and office uses, Republic Services, several gyms/training facilities, Seabreeze Church, and City facilities. The built environment consists of small industrial buildings, isolated offices, and a few industrial parks. Incompatibilities between existing industrial uses in the subarea and residential uses in the Oak View neighborhood present existing environmental justice concerns, as expressed by community members. Given the proximity to residential uses and Ocean View High School, the potential for land use compatibility and environmental justice issues associated with typical industrial use remains an ongoing concern. The City has also designated the abandoned portion of the UPRR rail corridor south of Ellis Avenue for a future transportation corridor use. Potential uses include development of a bicycle or multipurpose trail or an exclusive transit corridor. To support economic development goals to attract new incubator and technology-oriented uses, this subarea introduces the Research and Technology land use designation along with the existing Industrial designation to promote opportunities for new industrial uses that are generally greener, lighter, more mixed with commercial, and more compatible with surrounding sensitive uses. Similar to the Northwest Industrial Subarea, this subarea uses the Research and Technology designation to provide a flexible platform for both industrial and commercial uses that do not fit into the city’s historically commercial or industrial areas. While the average building intensity of research and technology use is anticipated to be higher than that of traditional industrial use, the processes and operations of such uses are intended to have fewer potential air quality and noise impacts on surrounding sensitive uses than conventional industrial activities. The maximum development intensity for uses in this subarea ranges from 0.75 FAR for traditional industrial uses to 1.0 FAR for proposed research and technology uses. 197 2-22 City of Huntington Beach General Plan (Draft, October 2022) Subarea 6: Northwest Industrial The 760-acre Northwest Industrial Subarea is located in the northwestern portion of the planning area. Comprising the McDonnell Centre Business Park Specific Plan north of Bolsa Avenue and industrial and research and technology uses south of Bolsa Avenue, the subarea is surrounded by residential uses to the north, south and east, and is bordered by the City of Seal Beach to the west and by Interstate 405 and commercial developments to the east and north. This subarea is anchored by two of Huntington Beach’s largest employers (Boeing and C&D/Zodiac Aerospace), as well as a variety of industrial, technology, commercial service, and fitness uses. The built environment ranges from large office buildings and business parks to small commercial pad and industrial spec buildings. Given the proximity to residential uses, the potential for land use compatibility issues within typical industrial uses is a major concern. As a result, this subarea introduces the Research and Technology land use designation in areas adjacent to single-family residential neighborhoods to promote opportunities for new industrial uses that are more compatible with surrounding sensitive uses. The Research and Technology designation provides a flexible platform for both industrial and commercial uses that do not fit into the city’s historically commercial or industrial areas. Many new business types require this flexibility as they may need both commercial and industrial components to conduct business. As a result, the Research and Technology designation is a catalyst to spur employment growth and change within this opportunity area, reinforcing the City’s desire to meet current and future needs and spur economic growth. The maximum development intensity for uses in this subarea ranges from 0.75 FAR for traditional industrial uses to 1.0 FAR for proposed research and technology uses. Pacific Coast Highway Coastal Corridor Subareas These subareas intend to preserve and enhance the recreational character of the Pacific Coast Highway coastal corridor through the expansion of visitor-serving uses and maintenance of open spaces and recreational opportunities. The intent is to establish distinct commercial nodes, residential communities, and open spaces along its length. Subarea 7: Open Space – Shore The shoreline along Pacific Coast Highway is an amenity that requires a careful balance of preservation and enhancement of the recreational character through the expansion of visitor-serving uses and maintenance/improvement of open spaces and recreational opportunities consistent with policies and programs identified in the Coastal Element. No modifications to development intensities or use characteristics are proposed. However, future development or reuse projects will be required to highlight environmental awareness and education initiatives in project design. 198 City of Huntington Beach General Plan (Draft, October 2022) 2-23 Subarea 8: Pacific Coast Highway/Beach Northeast This subarea allows for Open Space-Conservation (OS-C), Visitor Commercial (CV), and Medium Density Residential (RM) uses, with building heights up to three stories, and land use density/intensity limited to 15 du/ac and 0.5 FAR, respectively. Key elements of this subarea include:  Establishment of a major streetscape element to identify the Beach Boulevard-Pacific Coast Highway intersection.  Site, design, and limit the scale and mass of development, as necessary, to protect wetlands.  Maintain visual compatibility with Downtown.  Incorporate on-site recreation amenities for residents.  Minimize access to and from Pacific Coast Highway, providing an internal roadway system.  Incorporate extensive landscape and streetscape. Subarea 9: Peter’s Landing Located at the western end of the planning area, the Peter’s Landing Subarea is located northeast of Pacific Coast Highway and Anderson Street. The purpose of this subarea is to promote revitalization and enhancement of the commercial center and to establish a unified "village" character. Through the use of consistent architecture, appropriate massing, and proper building placement and orientation, Peter’s Landing should be redeveloped to promote extensive pedestrian activity and human-scale character. A key component of any future redevelopment should include a major entryway into the subarea which also serves as a landmark entry into the City of Huntington Beach from the north. Future development should provide pedestrian linkages with surrounding areas that link Pacific Coast Highway to the waterways within Huntington Harbour and incorporate measures to reduce roadway noise from Pacific Coast Highway. Due to the scale and type of development desired by the community, development intensity in the Peter’s Landing Subarea is limited to a maximum 0.5 FAR, building heights are limited to three stories, and uses permitted are limited to Visitor Commercial (CV). 199 2-24 City of Huntington Beach General Plan (Draft, October 2022) Subarea 10: Sunset Beach In addition to the regulations and guidance provided in the Sunset Beach Specific Plan (SP 17), the Sunset Beach subarea was established to provide guidance for future development activities that ensure Sunset Beach maintains its distinctive and unique neighborhood character and to promote cohesion between Sunset Beach, Huntington Harbour, and the balance of Huntington Beach. During the GPAC meetings, discussion of the Sunset Beach subarea emphasized the need for extensive outreach to existing property owners, residents, and businesses during planning activities. In addition, inclusion of key stakeholders, such as the Sunset Beach Sanitary District, Sunset Beach Community Association, Sunset Beach LCP Review Board, Las Damas, and Sunset Beach Woman’s Club, is recommended. Distribution of Land Uses Table LU-1 identifies the distribution of land uses described in this element and in Figure LU-2. The largest land use in the planning area is residential, which makes up approximately 42.5 percent of the planning area with single-family residential comprising the majority of the residential land use designations1. The next largest land uses in the planning area are public and rights-of-way (27.9 percent) and open space uses including recreation and conservation (17.4 percent). 1 This percentage does not include areas where residential uses are permitted as part of an Overlay. 200 City of Huntington Beach General Plan (Draft, October 2022) 2-25 Table LU-1 General Plan Distribution of Land Uses Land Use Designation Acres (approximate) Percentage of Planning Area Residential Low Density 5,666.3 29.8% Medium Density 1,184.6 6.2% Medium High Density 1,034.4 5.5% High Density 180.7 0.95% Commercial Neighborhood 90.9 0.48% General 296.9 1.6% Visitor 165.7 0.9% Office 16.3 0.1% Mixed Use Mixed Use 637.9 3.4% Industrial Research and Technology 473.2 2.5% Industrial 654.6 3.5% Open Space and Recreational Conservation 1,661.9 8.8% Park 701.1 3.7% Recreation 237.8 1.3% Water Recreation 238.7 1.3% Shore 434.3 2.3% Public and Community Service Public 835.7 4.4% Public-Semipublic 779.2 4.1% Rights-of-Way 3,681.5 19.4% Total 18,971.8* 100% Source: City of Huntington Beach *Totals may not add up due to rounding Development Capacity Table LU-2 identifies the development capacity associated with the planned distribution of land uses described in this element and summarizes the land use distribution and the resulting residential and nonresidential levels of development that can be expected from implementation of land use policies established by the General Plan. As the density and intensity standards for each land use designation are applied to future development projects and land use decisions, properties will gradually transition from one use to another, and land uses and intensities will gradually shift to align with the intent of this Land Use Element. 201 2-26 City of Huntington Beach General Plan (Draft, October 2022) Table LU-2 General Plan Development Capacity Land Use Designation Acres (approximate) Total Estimated Dwelling Units (2040) Nonresidential Square Feet (2040) Residential 8,066.0 85,360 — Commercial 1,207.7 431 18,442,316 Industrial 1,127.8 — 24,149,404 Open Space & Recreational 3,273.8 — 1,734,283 Public & Rights-of-Way 5,296.4 — 6,084,987 Total (2040) 18,971.8* 85,403 50,410,990 Existing (2014) Totals 18,971.8* 78,175 45,026,070 Change, 2014–2040 — 7,228 5,384,920 Source: City of Huntington Beach Notes: *Totals may not add up due to rounding 1. Residential units located in the General Commercial designation represent existing residential units on land designated for a range of nonresidential uses where no land use change is anticipated. The Land Use Element does not directly specify a maximum population for Huntington Beach. The maximum possible number of residential units is determined by the different maximum densities allowed for each land use designation and the amount of land area with that designation. However, this maximum number of units is unlikely to be reached because every residential parcel in Huntington Beach would need to be developed to its maximum potential. Because most of the planning area is built out and existing buildings are generally in good condition, these changes will primarily occur within the “transform” areas identified in Figure LU-1. Forecasting assumptions are used to determine the realistic expected number of residential units that Huntington Beach will have when all of the parcels that are reasonably expected to redevelop have already done so. In 2022, the City established an Affordable Housing Overlay land use designation in conjunction with an update to the Housing Element, which is on a separate eight- year statutory update schedule. The Housing Element must accommodate residential capacity to meet the City’s Regional Housing Needs Allocation (RHNA) pursuant to Housing Element law. The City’s RHNA dwelling unit targets are determined by the Southern California Association of Governments (SCAG). For the 2021-2029 Housing Element cycle, the City’s RHNA targets exceeded the residential development capacity of the General Plan, which has a horizon year of 2040. Table LU-2 does not reflect the additional residential capacity established through the Affordable Housing Overlay to accommodate the RHNA targets. However, much of the Affordable Housing Overlay area is designated as mixed use: residential/commercial and therefore, already accounted in Table LU-2. In addition, it is unknown how much, if any, residential development would occur within Affordable Housing Overlay areas with a non-residential base land use designation. 202 City of Huntington Beach General Plan (Draft, October 2022) 2-27 Development of residential units within these areas of the Affordable Housing Overlay would result in a corresponding decrease in nonresidential square footage since the underlying land use would not be developed. The City will track residential development throughout the 2021-2029 Housing Element cycle and monitor the effect of the Affordable Housing Overlay on the development assumptions and capacity data in Table LU-2. 203 2-28 City of Huntington Beach General Plan (Draft, October 2022) Urban Design Plan In 2000, the City adopted Urban Design Guidelines intended to address urban design issues citywide and guide new development in the city. This Urban Design Plan identifies key community issues related to urban design and includes goals and policies to ensure that these issues continue to be addressed throughout implementation of the Urban Design Guidelines and other City codes. Beach City Culture and Identity Future development should maintain and enhance the unique beach and “Surf City” feel of Huntington Beach. This includes preserving historic and cultural resources related to that identity, such as older neighborhoods and historic buildings; perpetuating traditional beach city architectural styles and design motifs in newer districts and neighborhoods; and preventing development from encroaching on views of the Pacific Ocean, the Bolsa Chica Wetlands, and Huntington Harbour. Fostering the Identity of Individual Neighborhoods and Districts Some of Huntington Beach’s established suburban districts, neighborhoods, and corridors lack a distinctive character, which can contribute to a weak visual community image. Future development occurring in these areas should foster or enhance the particular identity of the individual area and the ability of a person to identify or associate the area with the city’s unique beach city identity. This can be accomplished through the use of appropriate architectural styles and treatments, more extensive landscaping and street trees, coordinated streetscape elements and signage, public art, and the enhanced treatment of walled superblock corridors. Accommodating Larger-Scale Development while Enhancing Character of Commercial Corridors Many of the city’s suburban commercial corridors appear fragmented, lack a unified identity and sense of center, incorporate inconsistent and excessively large signage, and possess varied development scales that create a disjointed appearance within the corridor and conflict with surrounding uses. Future development should be designed to better 204 City of Huntington Beach General Plan (Draft, October 2022) 2-29 accommodate larger-scale development and to bring greater cohesion and enhanced character to these areas. This can be accomplished by designing projects to be visually distinctive, create a sense of place, provide adequate transitions in density, intensity, scale, and height, address public streets and tie into the city’s grid street pattern, and incorporate attractive, coordinated signage that is properly scaled and located on the site. Maintaining Historic Character and Architectural Diversity in Downtown Major new projects in the Downtown area have joined and in some instances supplanted the older buildings traditionally associated with this area. Older structures should be integrated into Downtown’s design themes. At the same time, Downtown should maintain some architectural diversity, as well as observe the retail street wall through consistent setbacks, taking care to coordinate new development setbacks with existing setbacks. Economic Development Plan Economic, demographic, social, and cultural conditions within Huntington Beach are interconnected. Land use decisions help to shape the local economy over time. Various aspects of urban design also determine the economic health of the community. This Economic Development Plan outlines the general economic issues and strategies the City intends to use to ensure a strong and healthy economy in the decades ahead. Conditions affecting the local economy include land use decisions, business retention and development initiatives, job formation, and private and public investment patterns. This section covers general economic issues that have affected Huntington Beach in the recent past and highlights recent trends and growth patterns that illustrate future needs. Economic Trends Approximately 75,000 employees lived in Huntington Beach in 2012. For many decades, the economic engine of Huntington Beach was the aerospace industry. However, the past two decades have also seen the continued expansion of many high- tech light industrial and service industries. This reflects a long, ongoing shift away from land-intensive industrial operations (i.e., oil extraction and processing). The four largest employment 205 2-30 City of Huntington Beach General Plan (Draft, October 2022) sectors today are tourism, industrial, professional office, and healthcare/social assistance. Top employers include the aerospace industry and a number of businesses in the manufacturing, healthcare, waste management, and retail sectors. Together, these industries account for roughly 13 percent of the jobs in Huntington Beach. Forecasts conducted in 2014 indicate Huntington Beach is heading toward a long-term period of slow but steady population and employment growth. Estimates indicate that employment is projected to experience a relatively higher growth rate than household growth, resulting in an increase in the jobs-housing ratio from 1.03 in 2012 to 1.10 in 2040. This level of growth is projected to be lower than most surrounding jurisdictions, including the county as a whole, which is projected to increase from 1.54 to 1.68 within the same time frame. Average annual wages earned by Huntington Beach residents have increased approximately 29 percent between 2002 and 2011. However, accounting for inflation and the recent economic recession between 2009 and 2014, real income has not grown. In 2012 inflation-adjusted dollars, median household income decreased 11 percent from 2000 to 2012. However, the city’s median household income is 5.8 percent greater than the median in Orange County. Commuter Inflow/Outflow Commuting behavior is linked to the jobs-housing ratio. Approximately 86 percent of Huntington Beach residents work elsewhere (a characteristic called outflow), while 82 percent of employees in Huntington Beach commute into the city for work (a characteristic called inflow). Approximately 14 percent of jobs in the city are held by Huntington Beach residents. The result is a large commuting population and longer commute times, which can in turn create increased traffic volumes and longer vehicle miles traveled for residents and nonresidents alike. The high inflow and outflow of commuters indicates a degree of mismatch between residents’ skills and education and the available training and jobs in the city, in addition to a relative lack of desirable and affordable housing for workers. Diversifying the economy toward professional/technical, specialized engineering, and research and development sector jobs could create greater job opportunities for residents, resulting in a better jobs- housing balance. Likewise, providing a greater diversity of housing opportunities could also positively affect the jobs-housing ratio. Real Estate Trends Median home values in the city were $616,700 in 2012, which is 21 percent higher than the county median. From 2000 to 2012, housing prices in the city increased 43 percent (in real dollars) versus 37 percent in Orange County. Due to a high quality of life, coastal 206 City of Huntington Beach General Plan (Draft, October 2022) 2-31 location, and compelling economic opportunity, for-sale housing, resale, and new development activity are expected to remain strong, and increase with growth of new industry and jobs. This makes affordable housing a key economic development issue. The city’s trend of higher real estate prices relative to other parts of the county extends to the retail, apartment, and industrial sectors, which have performed at or above market averages over the past five to seven years while experiencing low vacancy rates. The one notable exception is office sector uses, which experience lower rent and higher vacancy rates than the market average. As a result, Huntington Beach is generally considered a secondary office location for businesses requiring leased space. Development Activity Development activity in Huntington Beach is predominantly residential, with a marked increase in mixed-use multifamily style developments accounting for the largest share of new projects. Nonresidential development is dominated by retail uses, with a small portion of industrial uses. Job generation associated with retail development tends to be lower than that associated with industrial development, and wages associated with retail jobs also tend to be lower on average. As a result, the City will continue to look for opportunities to attract employers offering higher paying technical, professional, and skilled labor positions. Retail Capture and Leakage Another way to describe the economic strength or weakness of specific economic sectors compared to the region is by considering capture and leakage. Taxable sales per capita provide an indication of where the city is underperforming in relationship to the local market area and Orange County and where retail sales that could be captured by local shops are being made elsewhere (a characteristic known as leakage). Retail taxable sales per capita are significantly lower in Huntington Beach than both the Orange County and local market area averages. While the recent revitalization of the Bella Terra shopping center and Edinger Plaza addresses part of this issue, other similar opportunities likely exist. The Pacific City development is having a notable positive effect on leakage in this sector. Sites in the planning area that could host development serving these markets are discussed in the Economic Development Strategies section below. Economic Development Strategies Huntington Beach has established goals to bring new local businesses into the city, with a focus on start-ups and research and technology industries, while maintaining a diverse economic base and strong support for tourism. The City has identified target industries 207 2-32 City of Huntington Beach General Plan (Draft, October 2022) and opportunity areas in the Northwest Industrial Subarea and the Gothard Street Subarea for new development to help meet these goals. These opportunity areas were identified because they either have significant concentrations of existing employment, or have future economic growth potential. The City could provide incentives to retain, expand, and capture new businesses, including research and development industries and start-ups. The City should also update the Huntington Beach Zoning and Subdivision Ordinance to ensure that development regulations and land use controls reflect the City’s economic development goals. Research and Technology Uses When assessing Huntington Beach’s location, employment, and land use potential, technology manufacturing and technology services industries present high potential for growth. A Research and Technology land use designation within the Northwest Industrial Subarea and the Gothard Street Subarea will accommodate these types of future uses. This designation provides for a wide variety of nonresidential mixed-use development and encourages both employment uses and commercial uses designed to accommodate employees while continuing to allow traditional industrial uses such as manufacturing, and production. Uses may include clean and green manufacturing and industrial uses (e.g., medical devices, clean air technology), research and development uses, technology, warehousing, business parks, professional offices, limited eating and drinking establishments that have an industrial component (e.g., a brewery), restaurants and cafes to accommodate the employment uses and surrounding residential neighborhoods, and similar neighborhood commercial uses. Technology firms will demand newer or refurbished multi-tenant buildings that offer modern, high speed and high bandwidth infrastructure. Therefore, the City will also focus on encouraging development of a strong inventory of adequately improved and competitive industrial buildings within these districts that provide the resources and technological capacity desired by businesses in this industry. Infrastructure Along with bandwidth in facilities, adequate infrastructure across all services is also important to support new industry growth. The City must invest in water, sewer, drainage, street, and other infrastructure updates to serve future generations of residents, businesses, and visitors. There is much to be done to achieve long-term fiscal stability and to bring public services and capital infrastructure back to acceptable levels, which were impacted by the economic recession and loss of redevelopment funding. The City will continue to maintain and expand its Capital Projects Reserve for the repair and construction of city infrastructure. New infrastructure projects will be coordinated using 208 City of Huntington Beach General Plan (Draft, October 2022) 2-33 a comprehensive systems approach that balances serving existing community members and provides adequate capacity for future growth. Quality of Life Huntington Beach currently has an excellent quality of life. Its desirable residential neighborhoods, world-class beaches and recreation areas, and safe environment all contribute to a city that is a great place to live, work, and play. Improving the jobs-housing balance by planning for a range of housing types in appropriate focus areas in conjunction with industrial and commercial expansion is a key component of ensuring and maintaining the city’s quality of life. Fiscal Responsibility Without redevelopment, new, creative, and innovative ideas to stimulate business and development will have to be implemented. Resolving these issues and many others will influence the level of net revenues that the City will have available to fund enhanced levels of service and to maintain and build new infrastructure necessary to support a strong, vibrant economy. General Fund costs will now be subject to a fiscal impact analysis since they are so important to the fiscal health of the community. As part of this plan, the economic development recommendations will be tested using a fiscal impact model to provide guidance in the development of effective land use goals and policies that facilitate a strong local economy and long-term fiscal stability. As economic recovery is vulnerable to global, national, and state forces beyond the City’s control, the City is committed to continue on the path of fiscal conservatism. Tourism and Hospitality An estimated 30 percent of jobs in Huntington Beach are tourism-based. Tourism is one of the city’s competitive economic advantages, and continuing to foster the health of this sector is important to the overall strength and diversity of the city’s economy. With over 10 miles of contiguous, accessible coastline, Huntington Beach hosts over 16 million visitors annually. Many of these visitors stay in one of the city’s nearly 2,000 hotel and motel rooms, most of which are located along the coast. However, the current level of demand for overnight accommodations is not fully met within the city, leading to economic leakage and lost tax revenues. Therefore, identifying prime locations along the coastline as well as in other areas that provide a high-quality visitor experience remains an economic development priority. The City will continue to work with existing and future operators to update or expand existing overnight accommodations and visitor-serving facilities, and develop new accommodations and facilities to meet future demands. To complement this strategy, the 209 2-34 City of Huntington Beach General Plan (Draft, October 2022) City will also continue to expand and enhance natural resources, open spaces, and recreation amenities to retain or improve its position among the top tourism destinations in Southern California. Land Use and Urban Design Issues, Goals, and Policies The land use and urban design issues addressed in this element include:  Coordinating development patterns and protecting community character  Addressing interactions between neighborhoods and nonresidential attractions  Providing a range of well-maintained housing types  Protecting and adaptively reusing industrial areas  Maintaining flexible long-term school capacity  Fostering the identity of individual neighborhoods and community subareas  Maintaining historic character and architectural diversity in Downtown Coordinating Development Patterns and Protecting Community Character Much of the planning area has been developed, and many of the remaining undeveloped parcels are committed to development by specific plans and development agreements, or are preserved for open space. Consequently the fundamental patterns, distribution, and form of development has been established. However, protecting the traditional beach and the successful “Surf City” brand and feel of Huntington Beach is a community priority. Continuing to preserve historic and cultural resources related to that “Surf City” identity, such as older neighborhoods, historic buildings, structures, and monuments, Native American, pioneer settlement, agricultural development, and historical periods including prehistory settlements, trading with Catalina, Civil War, World Wars, veterans’ history etc., is an important step in retaining Huntington Beach’s unique culture. 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. Policies A. Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation. 210 City of Huntington Beach General Plan (Draft, October 2022) 2-35 B. Ensure new development supports the protection and maintenance of environmental and open space resources. C. Support infill development, consolidation of parcels, and adaptive reuse of existing buildings. D. Ensure that new development projects are of compatible proportion, scale, and character to complement adjoining uses. Goal LU-2. New development preserves and enhances a distinct Surf City identity, culture, and character in neighborhoods, corridors, and centers. Policies A. Ensure that new development and reuse projects protect existing Surf City culture and identity and preserve and recognize unique neighborhoods and areas as the building blocks of the community. B. Ensure that new and renovated structures and building architecture and site design are context-sensitive, creative, complementary of the city’s beach culture, and compatible with surrounding development and public spaces. C. Distinguish neighborhoods and subareas by character and appearance and strengthen physical and visual distinction, architecture, edge and entry treatment, landscape, streetscape, and other elements. Evaluate the potential for enhancement of neighborhood entrances and perimeter walls. D. Maintain and protect residential neighborhoods by avoiding encroachment of incompatible land uses. E. 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. Addressing Interactions Between Neighborhoods and Attractions Huntington Beach contains several well-defined places characterized by community activity and a high level of identity. These include the pedestrian-oriented Downtown area, the beach, Central Park (the city’s primary recreation and cultural center), the Bolsa Chica Wetlands, neighborhoods such as Huntington Harbour and Sunset Beach and the comparatively new Bella Terra area. Most other areas have developed as principally auto- oriented environments that pose a challenge for neighborhood interactions. Future planning should provide multiple ways for neighborhoods and attractions to interact through non-auto travel modes, drawing on existing and expanded bicycle and pedestrian facilities as well as enhanced transit facilities. 211 2-36 City of Huntington Beach General Plan (Draft, October 2022) Goal LU-3. Neighborhoods and attractions are connected and accessible to all residents, employees, and visitors. Policies A. Ensure that future development and reuse projects are consistent with the Land Use Map to provide connections between existing neighborhoods and city attractions. B. Improve trail, bicycle pathway, roadway, sidewalk, and transit connections to new development and reuse projects. C. Ensure connections are well maintained and safe for users. Providing a Range of Well-Maintained Housing Types Continued increases in land values and construction costs inhibit the ability to provide a range of housing types and prices to meet the needs of existing and future residents, particularly young family households, seniors, and low- and very low-income households. Providing a range of residential land use designations is crucial to meet existing and future housing needs. As the existing housing stock continues to age, ongoing efforts will be required to ensure it is maintained and does not physically or economically deteriorate. 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. Policies A. Encourage a mix of residential types to accommodate people with diverse housing needs. B. Improve options for people to live near work and public transit. C. Encourage and provide incentives for residential property owners to maintain their homes and buildings. D. Ensure that single-family residences are of compatible proportion scale and character to surrounding neighborhoods. E. Encourage housing options located in proximity to employment to reduce vehicle miles traveled. Protecting and Adaptively Reusing Industrial Areas The nature of industrial uses has changed over the past few decades. Historically, most industrial land in Huntington Beach was used to support the aerospace industry and manufacturing. These uses were separated from residential and commercial uses to avoid transmitting excessive noise and odors, and located adjacent to arterial and rail corridors 212 City of Huntington Beach General Plan (Draft, October 2022) 2-37 to support goods movement. Although aerospace and manufacturing uses continue to thrive in Huntington Beach, a variety of nonindustrial uses have been introduced in some industrial areas. Many of these uses have supported and been ancillary to the primary industrial function, while others provide diverse and valuable services to the community. Protecting the city’s industrial areas is critical to promote the creation of more local jobs. Goal LU-5. Industrial businesses provide employment opportunities for residents, supporting the local economy. 213 2-38 City of Huntington Beach General Plan (Draft, October 2022) Policies A. Support and attract new businesses in the city’s industrial areas. B. Encourage clean, less intensive industrial development in areas identified in the planning area. C. Ensure proposed development and uses in industrial areas contribute to the City’s economic development objectives and do not minimize existing uses. D. Explore opportunities to optimize use of underutilized or underperforming industrial land that is sensitive to surrounding uses, and to introduce new industrial uses that create jobs. E. Encourage and assist existing and potential industrial owners to update, modernize, and expand their industrial properties. Maintaining Flexible Long-Term School Capacity Much of Huntington Beach was built during a time when demand for school facilities was high to accommodate the needs of the post-World War II baby boom. Today, demand for school facilities is experiencing a relative decline. Some schools in Huntington Beach are at or above capacity while others are under capacity depending on the school or district. Short-term demand for residential, commercial, and open space uses is competing with the ability to retain these sites for longer-term school use. Nonoperational schools are being leased for other uses, while other schools are overcrowded. Goal LU-6. Neighborhood school sites adapt over time to meet the changing needs of the community. Policies A. Consistent with state law, explore alternatives with school districts for public benefit and access to recreation and open spaces, as well as other uses for surplus school sites should a closure occur. B. Continue to consult with school districts in connection with any City-related or school district-related planning and environmental review of proposed non-education surplus school site projects. C. In consultation with school districts, and consistent with state law, encourage flexible interim use options to maximize existing use of school sites while addressing future community needs. Fostering the Identity of Individual Neighborhoods and Community Subareas A lack of distinctive character within some of Huntington Beach’s subareas, corridors, and neighborhoods can contribute to an overall weak visual community image. Fostering or 214 City of Huntington Beach General Plan (Draft, October 2022) 2-39 enhancing the identity of individual communities is key to strengthening the city’s overall image and the ability of a person to identify or associate it uniquely with Huntington Beach. 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. Policies A. Preserve unique neighborhoods, corridors, and subareas, and continue to use specific plans to distinguish districts and neighborhoods by character and appearance. B. Use street trees, signage, landscaping, street furniture, public art, and other aesthetic elements to enhance the appearance and identity of subareas, neighborhoods, corridors, nodes, and public spaces. C. Minimize visual clutter along commercial corridors. D. Enhance intersection subareas to create additional pedestrian connections and appeal of the area. E. Promote additional uses that complement and support the existing uses in the intersection subareas. F. Encourage undergrounding of utilities on approaches to and within the intersection subareas. Maintaining Historic Character and Architectural Diversity in Downtown New projects in the Downtown area have joined and in some instances supplanted the older buildings traditionally associated with Downtown. Older structures should be integrated into the design themes of the Downtown. At the same time, Downtown should maintain some architectural diversity, as well as observe the retail street wall through consistent setbacks, taking care to coordinate new development setbacks with existing setbacks. Goal LU-8. Historic character and architectural diversity in Downtown Huntington Beach are protected and enhanced in new development and in the retrofit of existing buildings. Policies A. Reinforce Downtown as the city’s historic center and as a pedestrian and bicycle-oriented village with commercial, entertainment, and recreation uses to meet the needs of residents and visitors. B. Encourage development of underused parcels with a mix of uses and unique architecture. 215 2-40 City of Huntington Beach General Plan (Draft, October 2022) C. Ensure new development reflects the Downtown’s historical structures and theme. D. Reinforce the unique Downtown character and visual distinctions, architecture, and streetscape. Economic Development Issues, Goals, and Policies The economic development issues addressed in this element include:  Capitalizing on location with technology infrastructure  Retaining, expanding, and capturing businesses  Capturing sales tax revenues  Encouraging renovation and revitalization of commercial and industrial areas  Adapting to a changing economy  Enhancing tourism, hospitality, and the high tech industry Capitalizing on Location with Technology Infrastructure The City must continue to capitalize on its location and reputation as an advantageous and competitive business location by encouraging expansion of state-of-the-art technology infrastructure related to communications, media, and computing systems that existing and new businesses can cost-effectively use. Goal LU-9. Industrial uses provide job opportunities for existing and future residents, as well as the surrounding region, while generating revenue for the city. Policies A. Establish technology or innovation districts, such as the Gothard Street Subarea and the Northwest Industrial Subarea, where technology infrastructure is provided specifically to support existing and new businesses. B. Support the provision of technology infrastructure and services to supply necessary technological and communication tools for existing and new industry and businesses. C. Provide opportunities for new start-up businesses to develop innovative products and services in a business incubator environment. D. Support the ability for future industrial uses to accommodate new flexible work programs. Retaining, Expanding, and Capturing Businesses The city’s business sector includes a sizable share of research, development, and start- up businesses. However, there is an opportunity to attract more of these businesses to 216 City of Huntington Beach General Plan (Draft, October 2022) 2-41 locate within the city and thrive, thus increasing the average wage rate of workers and improving the jobs-housing balance. Largely concentrated in the Northwest Industrial Subarea and the Gothard Street Subarea, most of these jobs are associated with technology manufacturing or technology services. Goal LU-10. The City aggressively retains and enhances existing industrial businesses and technology businesses while attracting new firms to the city. Policies A. Provide incentives to retain, expand, and capture new businesses, including research and development industries and start-ups. B. Promote the creation of jobs with increasing wage opportunities within the community. C. In partnership with regional, state, and federal agencies, provide workforce programs that facilitate workforce diversity in the city through expanded labor force training and hiring practices. D. Maximize the economic development services provided by the City to existing and prospective businesses and industries. Capturing Sales Tax Revenues The City must monitor taxable sales trends by key locations and work to reverse leakage trends in retail sales, with the objective of recapturing sales tax revenues that are leaving the city, by promoting targeted development and expansion of commercial uses that serve Huntington Beach and the surrounding region. Goal LU-11. Commercial land uses provide goods and services to meet regional and local needs. Policies A. Encourage a variety of commercial uses that cater to local and regional demand to create an environment that meets resident needs and increases the capture of sales tax revenues. B. Encourage new businesses to locate on existing vacant or underutilized commercial properties where these properties have good locations and accessibility. C. Maximize the economic development services provided by the City to existing and prospective businesses and industries. 217 2-42 City of Huntington Beach General Plan (Draft, October 2022) Encouraging Renovation and Revitalization of Commercial and Industrial Areas There is a marked difference in development quality and property maintenance between older commercial/industrial corridors and newer commercial/industrial and mixed-use centers. Goal LU-12. Commercial and industrial corridors throughout the planning area are renovated and revitalized. Policies A. Establish in the Urban Design Guidelines that nonresidential buildings and sites be designed to be consistent with and use low-impact design techniques. B. Encourage renovation and revitalization of deteriorating and struggling nonresidential areas and corridors, particularly commercial locations. C. Expand shuttle services and pedestrian linkages between adjoining business areas, particularly along the coast, where a greater flow of local shoppers and visitors is encouraged. D. Seek opportunities to encourage the creation of business improvement districts or other economic development strategies where coordination and financing of mutually shared, enhanced services can increase business potential for all. Adapting to a Changing Economy As with the oil industry in the early 20th century, many new industries are getting their start in Huntington Beach in the 21st century. However, in the past decade, the way businesses operate has changed. Employees are looking for alternatives to long commutes, employers are considering ways to attract new talent, and communities desire greater workforce diversity. Goal LU-13. The city provides opportunities for new businesses and employees to ensure a high quality of life and thriving industry. Policies A. Encourage expansion of the range of goods and services provided to accommodate the needs of all residents and the market area. B. Capture emerging industries such as, but not limited to, “knowledge”-based industries and research and development firms. C. Support development of new commercial and industrial projects and retrofits of existing buildings. 218 City of Huntington Beach General Plan (Draft, October 2022) 2-43 D. Improve transit and other alternative transportation options, including shuttles and safe bicycle routes, for employees who live and work in the community. E. Do not preclude future mobility technologies in land use planning. 219 2-44 City of Huntington Beach General Plan (Draft, October 2022) Enhancing Tourism and Hospitality Anchored by the beach, Pier, natural resources, and cultural amenities, Huntington Beach is a world-renowned tourist destination. Annual events like the US Open of Surfing and Surf City Half Marathon draw hundreds of thousands of visitors. Huntington Beach is also enjoying an increase in conventions and meetings, and has expanded the number of available hotel rooms along Pacific Coast Highway. A limited number of other lower-cost lodging options are available, and ongoing provision of a variety of lodging options to ensure visitors of all income levels can enjoy the coast is a top priority of the Coastal Act. A healthy tourist and hospitality economy also requires a robust service economy. Goal LU-14. Huntington Beach continues to attract visitors and provides a variety of attractions and accommodations during their stay. Policies A. Encourage expansion of the range and location of available lodging for both tourist and business visitors. B. Encourage both coastal and inland visitor-serving uses to offer a wide spectrum of opportunities for residents and visitors. C. Improve the availability of affordable housing and accessible transportation options for service workers. D. Facilitate the provision of transit and bicycling linkages between the various tourist destinations which help encourage local residents and visitors to minimize the use of automobiles. E. Support a concert/entertainment venue within the City. 220 220002100020000190001800017000160001500014000100009000800070006000500040003000 18 36 1 8 36 60 60 60 18 18 36 17 17 14 5 3 3 5 15 6 5 14 12 27 27 26 33 27 27 30 2332 21 32 27 26 20 32 26 26 32 26 32 24 31 20 48 54 42 54 41 54 45 45 54 48 486684 63 84 96 78 66 3 6 OS-P CG CN CG RM CV CN CN CO RM OS-R OS-R OS-R CN RM P PS(RL)CN OS - S OS - S PS(RMH) P OS-P CN RM RM CN I-spI-sp RL PS(RL)RL PS(RL)PS(RL)RMP RM RMH RH-sp(30 du/ac) OS-P OS-P PS(RL)RL PS(RL) CN CN CN PS(RL)PS(RL)RL CGRL P M-sp(35 du/ac)I M-sp(1.5FAR/ 25 du/ac) RT PS(I) RTPS(RL) RL RMH RH( 3 0 d u / a c ) RLRM RM RL CV OS- WRM I OS-P RMHCNCN CN CNCNPS(CN)CN OS-P OS-P RM OS-P OS-P OS-P RMHO S - S R MR M H PS(RL)RL RM CG OS-PPS(RM) CG RMH RL PS(RL) PS(RL) CG PS(RL) RL RMHRM RM-sp RM CG RM CG RMH PS(RL)CG CG CG RM RMHCN CN CN CN OS-P OS-P RL OS-POS-P RM RM RL PS(RL)RL RL RMH CG OS-P RL PS(RL)CG RM P RMH PS(RM) RMRL RL RMH PS(RMH)RMHRM RM OS-P PS(RM)RT RT RT RL P PS(RL) CG RMHCG PS(RL)RMHCN RMH I CN RM CN OS-P CGRMH RL RM RMH RMH RL RM RM RL RL RLRLRLRL RM RM RMRL RMRMHRM RMPS(RM)I CG RMH RMHRMHIRT RM RM CG CNCG CG CO RMH RMH CG CV P.C.RES#1301RM RMH RL RM RMH RM RM RM I RL RM RM PS(RM) OS-P RM OS-PCORL P PS(RL)CG RM OS-P CG RMH PS(RL)CGRMCG RMH RL PS(RL) PS(RL) RMH RM RMH OS-PRMH RM HRMP OS-P RM RM RMHCNRLRMPS(RL) RMCV OS-POS-P CO OS-PI P O S - S PS(OS-P) RL RM I OS-P RL RMH RMH RT P RL-sp(3 du/ac)RL-sp(4 du/ac)CN-sp M-sp(15 du/ac) RM-sp RL-sp RM RMHRL CV-sp RL RL RL P CO OS-PRMH RMH RL RMRMOS-P OS-P RMHRL RMH RMH CG OS-PRMH PS(RL)RMHCV-spRH(30 du/ac) OS-P OS-P RMH RM RMH PS(RMH)PS(RM)RM RMH PS(RL) PS(RL) RL RL CG CG PS(RL) CG RMHCG CN CN PS(RL) CGRMH RM RM RMH RMCN CG CN PS(RL) P RL CGCN RM RMH RTI RL P CG CG PS(RL) PS(RL) CG OS-P OS-PRL RL CNPS(RL)CN RL RM PS(RL) RMHRMRMRM RMH RM RM RMOS- S - s p OS- S - s p M-sp(30-50 du/ac) RH-sp RMH RMH RMH RH-sp CN RL RL RL RL RL RM RM RMH RMH PS(RL)PS(RL)RL RL RL OS-P RM RM-spI OS-S OS-S OS-S CN PS(RL) CG RL RMH OS-P P RMRM RL RL RL CGCGPS(RM)CN CG RM PS(RL) RMH RL OS-PP(RMH)OS-C os-c OS-C RL-sp RM OS-P OS-R I I-4 0 5 PS(RL) RT PS(RM) P(I) OS-P PS(RL) OS-P OS-P CN CN RMH RMH RMHRL RMRH(30 du/ac)RMHRM RM OS-PRL RL OS-P PS(RL) RL RL RMPS(CG) CG CG RMH RL PS(RL)RH(30 du/ac) RL RMH M-sp(25 du/ac)RL O S - S R M H RMRL P P RL RMH RMH PS(CG) P RL RMH RMH RL RL RL OS-P RL RH-sp P RL CV RL RL OS-P RMHOS-P OS-P OS-PRMHOS-PM P os-c I RM CG RT M-spM-sp M-sp M-sp M-sp M-sp M-sp M-spCG M-spM-spCGM-sp M-spM-sp M-spM-sp M-spCG M-spM-sp M-spM-sp CG CG OS-PM-spM-spM-sp M-sp M-sp M-sp M-sp M-sp M-spM-sp M-sp M-spM-spM-spOS-P OS-C CN OS-P RL OS-PRL RMH RL RM RL RL RL RMOS-P RM I PS(RL) PS(RL) CG RT RT RT RL CGRMH RT RT RL RL RLRL No t C e r t i f i e d b y t h e Ca l i f o r n i a C o a s t a l C o m m i s s i o n RL-sp RMH RT RL CGOS-P RM CG RL RL P P PS(RL) RMHOS-PCG PS(RM)PS(RM)PS(RM)CNPS(RL) OS - S - s p RL RL RL CV OS-C RM CGRT RL RLRL RL RL P-sp RL RLOS-W RL RMH RL RL RL-sp RL RL RM OS-P OS-P PS(RT)RT PS(RM)OS-P P OS-P P-spOS-P RL(4du/ac) CG-sp OS-P-spRM-sp RM-sp I-sp OS-P-sp RMH-sp RM-sp RL-sp M-sp(1.75FAR/ 45 du/ac) PS-sp(RL-3 du/ac) RM-sp RL-sp RL-sp I-sp RM-sp RM-sp RM-sp I-sp RMH-sp RMH-sp CV- s p ( 3 . 0 F A R ) CV-s p ( 3 . 0 F A R ) RH-sp(30 du/ac)CV-sp RH-spRH-spM-sp(30-50 du/ac)RH-spOS - S - s p RH(30 du/ac) OS-P - s p CV - m u - s p OS-S-sp CV - m u - s p CV-mu-sp RH-sp RH-sp P-sp P- s p OS-S-sp RH-sp CV - m u - s p RH-sp P- s p P- s p RH - s p RH-sp RH-sp RH-sp RH-sp CV-mu-sp CV-mu-sp CV-mu-sp Not Ce r t i f i e d b y t h e Califor n i a C o a s t a l C o m m i s s i o n PS(RL) OS-P RT RL I I Chesapeake Ln.Havenhurst Ln.Tuckahoe Cir.Brookline Cir.Delafield Cir.Ashworth Cir.Aragon Cir.Mauretania Cir. 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Cir.Whitburn WorchesterLn.Weymouth Ln.Grant Dr.Colchester Ln.BeachcrestLn.Baymist Dr. Prestwick Cir. Islandview Surfline Dr.DalehurstCir.Mandeville Dr. Deauville Dr.Summerfield Ln.Mil f ord Cir. Enfield Cir. Daren Cir.Hamden Ln.Gilford Cir. Franciscan Cir.Bridgeway Ln.Wave Cir. Keel Dr. Whitesails Cir.Sausalito Ln.Lorraine Dr. Brentwood Dr. Tanglewood Ln.Palermo Dr. Acapulco Cir. Bayonne Dr.Sailport Dr.Sailwind Ln.Pismo Ln.Rockcrest Ln.Coralwood Ln.Northstar Ln.Hopebay Ln.Seahurst Dr.Moorpark Dr.Sanderson Ln.Lotus Ln.Blane Cir. Karen Cir.Jerrilyn Ln.Cindy Ln.Waterbury Ln.Grand Dr. Krepp Dr.Steven Ln.Ronney Dr.McLaren Ln.Annik Dr.Lola Ln.Hickory Ln.Hyde Park Dr.Randi Ln.Hillsboro Cir.Mathew Cir.Woodward Ln.Litchfield Dr. Velardo Dr. Castine Dr.KitteryCir.Rockport Ln.Marblehead Ln.Stonington Cir.WoodIslandLn.Oceancrest Dr.SummerwindLn.ShorebreezeDr.OceanbreezeLn.Hightide Dr.Vacation Ln.Summer Cir.Surfcre s tD r.Tide Ln.Dakar Ln.Borba Cir.St John Ln.Clearbrook Dr.CameoLn.Archer Cir.Augusta Cir.Pensacola Cir.Peppertree Dr. Chevy Chase Dr. Indian Wells Cir.LemontreeLn.Spyglass Ln.Via Straits Ln.GreensprayLn.Denver Ln.TopekaLn.Phoenix Ln.Boise Dr. Pierre Dr. Salt Lake Dr.Gemfall Ln.Albatross Dr. Breakers Dr.Westwinds Ln.Cutter Dr.Isthmus Ln.Estuary Ln.Clipper Dr. Kelso Dr.Norcroft Ln.Flax Cir.Masters Dr.Newby Ln.Viscount Dr. Page Cir. Squires Cir. Princess Cir.Crown Reef Ln.Knights Cir.TranquilLn.Bellshire Dr.MayportLn.AtwaterSeaforth Ln.GothicCir.SwanseaLn.Astor Ln.Burlcrest Dr.Croft Ln.Henton Dr.MansardLn.Bainford Dr. Cir. Faus t Vail Dr. Cir. Rath MeanderLn.Allport Ln.Charford Dr.Ives Ln.BrentstoneLn.Marvale Dr.MuralCir.Trinity Cir.Sie r r a C i r .SolanoCir.BeaconDr.Merced Cir.LarkhallCir.Oakridge Ln.Yuba Cir.Cir.ModestoPlumas Cir. Yolo Cir.Modoc Cir.AlamedaDr. Ma r i n C i r .WellspringDr.Ci r . Bu t t e Fresno Cir.Placer Cir.S u tterC ir.GreenfieldLn.SonomaCir.BenitoCir.TulareDr.Cir.LassenNapa C i r .San DiegoCir.Inyo Cir. Cir.KingsOrange Cir. L a u d e r d a l e C t . Riverside Cir.Coral Springs Ct.Ventura Cir. Van Ness Ct. Shasta Cir.Kern Cir.Portola Ct.Martinique Dr.Barbados Cir.Miramar Ln.Greenboro Ln.WhiteHorseLn.Bolin Cir.Leasure Ln.Dorsett Dr.Poston Ln.Shaw Ln.Arcel Cir. Fry Cir.Kroll Ln.Sand Dollar Ln.Milne Dr. Sandy Hook Dr.Surveyor Cir.SailorsBayLn.Folkstone Cir.HarwichLn. Leilani Dr. Lanai Cir. Tiki Cir.La Jolla Cir. Tahiti Cir.MalibuLn.Balboa Cir.Newport Cir.Catalina Cir.Molokai Dr.Luau Ln.Laguna Cir.Hula Cir.Playa Dr. Gateshead Dr. Bushwick D r.ChristineDr. Gulstrand Cir. Daytona Cir.Starfire Ln.Rambler Dr. Hudson Dr.Fairlane Cir.Keoki Cir.Kanakoa Ln.Hanakai Ln.Zamora Ln.Impala Ln.Neolani Dr.Lehua Ln.Teakwood Ln.Aloha Dr. Kahului Dr. Mahalo Dr. Kapaa Dr. Bermuda Dr. Rhodesia Dr.Kaneohe Ln.Haiti Dr. Adelia Cir. Regatta Dr. Bobbie Cir. Niguel Cir.BahamaLn.Polynesian Ln.Bowsprit Ln.Waterfront Dr. Tidewater Cir.Fleet Ln.Dockside Cir.Northshore Ln.Pier Dr.Bulkhead Cir.Dove Cir.Fern Cir.Shadwell Dr. Darrow Dr. Power Dr. Lawton Dr.Spurney Ln.Hillsdale Ln.HavenLn.ConradDr.Dante Ln.Santiago Dr.Carmel Ln.Belcaro Dr. Sunridge Dr. Woodcrest Dr. Fireside Dr. Comstock Dr.Crestview Ln.Spencer Cir.Hopetown Ln.KelvinLn.ChaucerLn.ElizabethLn.Carrolltown Dr. Albany Cir.Minerva Ln.Tobermory Cir.Bearsden Cir.Callieburn Cir.Cloudhaven Dr.Anchor Cir.Bluffwater Cir.KenyonLn.Venus Cir.Mooncrest Cir.Coastland Dr.Titan Ln.Tideland Ln.Cliffwood Dr.Deervale Ln.Adrian Cir.Bancroft Cir.Ramona Ln.Eastwood Cir.Hazelbrook Dr. Candlewood Dr.ShelterLn.Nautilus Dr.Shorewood Cir.Harbor Isle Ln.Jett Dr.LarthornDr.Johnson Ln.Peach Ln.Peach Ln.Flora Ln.Flora Ln.Fee Ln.Gloucester Ln.Providence Ln.Cape Cod Dr. Groton Dr. Greenwich Dr. Portsmouth Dr. Nantucket Dr. Hyannis Port Dr.Waterbury Ln.Honeywood Ln.V illageDr.GardeniaLn.Marina Ln.DensmoreLn.Veronica Dr. Madeline Dr. Elva Cir. Verde Mar Dr. Bluereef Dr. Monte Carlo Cir.Seasprite Cir.Jamaica Cir.Port Royal Cir.Bay Crest Cir.Green Cove Cir.Villa Pacific Dr.Wavecrest Cir.Seacove Dr. Barranca Cir.MonacoCir.Brookhaven Cir.Harbor Point Cir.Carribean Cir.Brookbay Cir.Agean Cir.Sunstar Cir.AgeanCir.CarribeanCir.Agean Cir.Carribean Cir.Coral Cove Cir.Richmond Cir.Lockhaven Cir.Effingham Dr.AmberwickLn.Strathmoor Ln.Shackleford Cir.Beckwourth Cir.Cornerbrook Dr. Bluefield Dr.Firebrand Ln.Inferno Ln.Volante Dr. Kite Dr. Star Dr. Upland Dr. Endever Dr.El Toro Ln.SparkmanLn.NationalLn.Levee Dr.Tiller Cir.Horizon Ln.Spinnaker Dr. Voyager Cir.Pebble Ln.Salt Air Cir.Pierview Ln.Reef Ln.Zetland Dr. Dumbreck Dr. Netherway Dr. Caithness Dr. Erskine Dr.Troon Ln.Iona Ln.QueensParkLn.Friarscourt Dr. Scotstoun Dr.WoodleaLn.Glencairn Ln.Jura Dr. Big Sur Dr. Vicksburg Dr. Hot Springs Dr. Peck Dr. Mammoth Dr.Colonial Cir.Y e l lowstone Dr. Lassen C ir.Morristown Cir.WindCaveLn.Sheffield Ln.Raleigh Dr.Burnley Ln.Kensington Dr.Kensington Dr. Raleigh Dr.Leighton Ln.Vermont Ln.CornwallDr. Durham Dr. Kensington Dr.Coventry Ln.Keswick Ln.Sutton Ln.Charing Cross Dr.Claremont Ln.Keswick Ln.Coventry Ln.Aberdeen Dr. Devonshire Dr.Coventry Ln.Keswick Ln.Argyle Dr. Maikai Dr. Kaimu Dr.Samoa Dr.Suva Ln.Moorea Ln.Tonga Ln.Papua Ln.Bikini Ln.IndependenceLn.Monitor Dr. Shangri La Dr.LexingtonLn.Lurline Dr.Canberra Ln.ConstellationLn.Trenton Ln.Forrestal Dr. Bismark Dr. Constitution Dr. Cutty Sark Dr. Valley Forge Dr. Merrimac Dr.Matsonia Ln.Shalom Dr.LexingtonLn.Ranger Ln.Carmania Ln.Margate Ln.Hull Dr.Ramsgate Ln.Holburn Dr. Disney Cir. Ascot Cir.ColgateCir.BeaumontCir.Niagara Dr. Jill Dr. Wesley Cir.Midland Ln.Tan ba rk C i r .Princeton Cir.CraimerLn.Hercules Dr. C r a ile tD r.Warwick Dr. Kings Canyon Dr. AmbyDr. Cynthia Dr. Theseus Dr. Beverly Dr.Lavonne Ln.Cliff Dr. Suntan Cir. Signet Cir.Spindrift Ln.Starboard Cir .Oyster Bed Ln.SurgeLn.Galbar Cir.Sprit Cir. Spar Cir.Larchmont Cir.D e arb o r n e Cir. Clay Ave.RavenwoodLn.Q uietBayLn.Pitcairn Ln.Fiji Ln.Tobago Ln.Mauna Ln.Harborbreeze Ln.JonesportLn.Susan Ln.Olana Ln.Big Bend Ln.Everglades Ln.RunningSpringsLn.Redwood Ln.Briarly Ln.Felcliff Ln.Fallbrook Cir. Pennington Dr.Chesterbrook Ln.Chesterbrook Ln.Ashburton Ln.Ashburton Ln.Whitestone Dr. Stilwell Dr.Oceanview Ln.C a p e M a y Ln . Little HarborDr.Fores t e r D r . SilveradoDr. SilveradoDr. CherryhillLn. Gre enb rie r Dr.Cir.NorconFanw o o d D r .BanktonDr.JasonwoodDr. Judwick Cir. Mar y p o r t D r .Tamiko Cir.Moss Dr.Breda Ln.Foss Ln.Evergreen Cir.Yosemite Cir.Coronado Ln.St George Ln.Erwin Ln.Gurney Ln.Baxter Cir.Steiner Cir.Fallingwater Dr. Fenley Dr.Still Harbor Ln.Arrowhead Dr.Hallcroft Ln.BershireDr. Car b e c k D r . Foxshield Dr.PepperLn.Galicia Ln.El Cortijo Dr.Kristopher Ln.Kilda Cir.Cobra Ln.Manhattan Dr.Argo Cir.Ireland Ln.Carranza Ln.Aracena Dr. Segovia Cir. Montoya Cir. Sabbicas Cir.Lakepoint Ln.Heathpoint Ln.Hallport Ln.MorganLn.CrabbLn.Reynolds Cir.Lyons Cir.Windfield Dr. Happy Dr. Mountjoy Dr.CarnabyLn.Gaspe Cir.Alberta Dr.ManitobaLn.Autopark Dr. PromenadePkwy.Forest Glen Dr. Luss Dr. Rockridge Dr. Ashley Dr.Stewart Ln.Marseille Dr.Kampen Ln.Major Cir.Van Dyke Ln.Hague Ln.Meer Cir.Waal Cir.Van Buren Ln.Noble Cir. Darsy Dr. Opal Cir.Jefferson Ln.Cameron Ln.Roxanne Ln.Geraldine Ln.Rosanna Dr. Benjamin Dr.Brittany Ln.Gulf Ln.Tradewind Cir.Mapledale Ln.Gladys Dr.Wharton Ln.Roberta Cir.Thomas Cir.Ta y l o r Dr.Springtime Ln.Dancy Cir. La Palma Dr.Libra Cir.Modale Dr.Sampson Ln.WoodwindDr. Fairwind Cir. D e rby Cir.Fl a g s t a f f L n . Spring Cir.CrimsonCir.Ln.ListerKatherine Dr.Smokewood Cir.Constantine Dr.Wild Rose Ln.PaseoCir.Remington Ln.Gershwin Dr.Almelo Ln.Frans Ln.Wendy Cir.Hillgate Ln.Beck Cir.Shoreham Ln.Helenbrook Ln.Barwoo d D r.Marber Ln.McCarthy Dr.De Long Cir.Griffith Cir.Price Dr.Grove Cir.Northfield Ln.FraserLn.Julip Ln.Blue Fox Cir.Rob Roy Cir.Gibson Cir.Drey Ln.Rio Vista Dr.Torin Dr.Lewis Ln.Newbury Dr. Wintergreen Dr.Salamanca Ln.Green Ln.Sims Ln.Sandra Lee Ln.Newman Ave. Ronald Dr. Taylor Dr. Amberleaf Cir.ParkviewLn.JoyfulLn.Ontario Dr.Florida St.Patterson Ln.Demion Ln.ChapelLn.Chandon Ln.Forelle Dr.Hartlund Ln.Springhu rs tDr. Newman Ave. Michael Dr.Jefferson Ln.Marken Ln.HarborBluffsCir.Dunbar Dr. D o ra d oD r.AbaloneLn.Newquist Ln.Greentree Ln.Pendleton Dr. G lenstone D r.Bell portCir.Berlin Ln.Tiffany Cir.Twain Ln.Whistler Cir. RenoirCir.ChapparalLn.Autumn Cir.Pinehurst Ln.June Dr. Meadow Crest Dr.Englewood Cir.Madera Ln.Destry Cir.Morro Bay Ln.Madera Ln.MariposaDr.Ojai Ln.Napa Cir.Elsinore Cir.Margarita Ln.El ArroyoDr.Golden View Ln.Fenwick Dr.Whetmore Ln.Kurt Ln.Mayor Ln.Caspers Cir.Cedar Dr. Cain Dr.Mona Ln.Nimrod Dr.Apex Cir.Fir Dr. Belsito Dr. Sycamore Dr. Cypress Dr. Kristin Cir. Wagon Dr.Dairyview Cir.Jacquelyn Ln.Koledo Ln.Keelson Ln.B Ln.A Ln.Blaylock Dr. Stanley Ln. EdamCir.Zeider Ln.Magic Lantern Ln.Ba t e s C i r . T u s c a n C i r . Gainsf o r d L n .PutneyCir.CrownCir.FalkirkLn.SereneDr. Ludlow Cir.Stanfield Cir.BrightonDr.CardiffCir.Sel k i r k D r .AlfawnCir.Cir.Cir.FelsonDenvaleRidgeburyDr. Lancefield Dr. Armada Dr.McKinney Cir.Sori a C i r . Cal p e C i r .Mira El Rio Ln.Belva Dr.Brookshire Ln.Baron Cir.BellCir.Sergio Cir.Hawes Ln.Beard Ln.Pollard Ln.Stymie Dr.Manchester Ln.Morehead Dr.LaCosta Ln.Maggie Ln.MaplegroveGoldsportCir.Quintana Ln.San Leandro Ln.Santana Cir.Cir.IdlewildCir. Cir. SweetwaterCir. Sunbeam Newgate Dr.Oa k s t o n e C i r .LarkstoneCir.Ci r .Chalk Ln.BluffBasin Cir. Padrino Cir. ManifestoCir. Rolf Cir. Magic Cir.Pemberco Cir.Gleada Ln.Orchid Dr.ParktreeC ir .JollyLn.Connie Dr.Marty Ln.Alice Ln.Sharon Ln.Beachpoint Cir.SteepLn.Pammy Ln.Huntington St.Prodan Dr.Cliffview Ln.Lakeview Dr.Inlet Dr. Glenfox Dr.Lisa Ln.GoodwinLn.Brentwell Cir.Inlet Dr.Wellbrook Cir.Dolp h i n w o o d D r . Nor b r o o k D r . LittlefieldDr. BershireDr.Wildflower Ln.Cr osswind Dr. Corral Cir. Derby Cir. Pimlic o Cir.Faircross Ln.BazilCir. Horses h oe Ln.SummerBreezeLn.Shady Harbor Cir.LawnHavenDr.CoolwaterLn.Seagate Dr.Pro m e n a d e P k w y .Park Meadow Ln.Park Forest Dr.Park Glen Ln.Park Crest Ln.Park Ridge Ln.Park Field Cir. Par k w o o d D r .Racquet Ln.BrookwoodDr. Rapids CreekviewLn.Creek Ln.Shaffer Cir. Palin Cir.HavenwoodCir.SeapointSt.Silkwood Cir.Hoyt Cir.Cherrywood Cir. Laurelwood Dr.Ln.ElmwoodMaplewood Cir.Applewood Cir.Vallarta Dr.Pueblo Cir.Vallarta Dr. Kingsport Dr. Laura Cir.Carolyn Ln.HillsideCir.Colon Cir.Mora Kai Ln.Timber Cir.Delaware St.WakefieldLn.Essex Dr.Palmdale Ln.Metzler Ln.Enterprise Ln.EveningStarCir.Candle Cir.Searidge Cir. Glenstone Dr.Valeworth Cir.Orkney Cir.Varsity Dr.Highland Ln.Central Park Dr.FieldburyLn.Stardust Dr.Engineer Dr.Dan Ln.N e a r g ate Dr. SpaDr.Thunderbird Cir.Hammon Ln.Harold Pl.NevadaDr.San Souci Cir.Frontier Cir.Croupier Dr.Jade Cir.Shinkle Cir.Penfield Cir.Oaktree Cir.Business Dr.Commercial Dr.Swan Ln.Hummingbird Ln.Reno Atlas Dr.Capetown Ln.Victoria Ln.Plymouth Ln.Cottonwood Cir.ScotsdaleMinoru Ln.Wishingwell Ln.ElbeCir.ThamesLn.Toulouse Dr.Howland Ln.Redgrove Cir. Bridgewater Dr.Fountain Ln.Ringo Cir. Govin Cir. Woodlake Dr.ReginaCir.Jersey Cir. Bellinger Dr.Hilton Ln.Meadow Cir.Lynn Ln.Sims Ln.Blanton Ln.DoloresLn.Rudder Dr. W estport D r.Stil esCir.Waverly Ln.EdgewaterLn. Ondine Cir. Diablo Cir. Figaro Cir.Kamalii Dr.Cor al CayL n.Corbina Ln.Friml Ln.Pickwick Cir. Bar n s t a b l e C i r . Ard s l e y C i r . S e a s c a pe Dr. F in is te rre D r.Legend Cir. Kitten Cir. Sirius Dr. Mal d e n C i r . Ma r i a n a C i r .Devon Cir.Easter Cir.ConnectorLn.Transistor Ln.Buckingham Dr. Bluebonnet Marinabay Dr.CourtsideCir.Dr. Breeland Dr. Retherford Dr.Mayflower Ln.Toway Ln.Danes Cir.Leo n a r d L n .Cir.Cooper Ln.BurkeLn.Ross Ln.Pearce Dr.Edgewater Ln.Lowell Cir.Trinidad Ln.Vim Ln.Tropicana Ln.RivieraDr.Flintridge Ln.Sahara Ln.Nugget Cir.Sands Dr.Chinook Dr.Dunes Ln.Anacapa Dr.Elmhurst Cir.Fairview Ln.Chateau Ln.Edgeview Ln.Larchwood Dr.Viking Cir.Halifax Dr.Melbourne Dr.Salisbury Ln.Norwich Cir.Knollwood Cir.Ta ngiers Dr.Cumberland Dr.Dresden Cir.Newcastle Ln.Nottingham Ln.Sevilla Cir.Pelican Ln.Partridge Cir.Pheasant Cir. Flamingo Cir. Bluejay Cir.Bluebird Ln.Oriole Ln.Sparrow Dr. Skylark Dr.Chemical Ln.Production Dr.Manufacture Ln.System Dr. Industrial Dr.Container Ln.Industry Ln.Commerce Ln.Product Ln.Computer Ln.Producer Ln.Taft Ln.Cross Dr. Cir. Research Dr. Vane Cir. Stone Cir.Alden Ln.Eliot Cir.Pratt Cir.Cabot Cir.Albion Dr. Priscilla Dr. Calvin Cir. Milton Cir. Welde Cir.Aulnay Ln.WillettLn.Pilgrim Cir.Puritan Cir.Hooker Dr. Woodside Cir. Vesper Cir.Whiteoak Ln.Wild CherryWild Plum Cir.Placid Cir.Oakshire Ln.Skyview Dr. Gas Light Dr.Red Coach Dr. Glen Dr. Sunview Dr.Dawson Ln.Starshine Dr. Meath Cir. Eire Cir. Clare Dr. Limerick Dr.Dundalk Ln.Belfast Ln.Wicklow Ln.Cork Dr. Carlow Dr.Malm Cir.Feola Cir.Rollins Ln.Shannon Dr. Briarwood Dr. Moonbeam Dr.Sunburst Ln.Chestnut Dr.Sunflower Ln.Whitney Dr.Everest Cir.Etna Cir.Malaga Ln.La Paz Dr.AndersonSt.Grimaud Ln. San Ang e l o D r . Lorge Cir. Volga Dr. Amazon Dr. Rhone Ln.Ganges Ln.Sher Ln.Bolsa Ave. Mars Dr. B ranfordDr.MacDonald Dr. Holt Dr. Stark Dr. Aldrich Dr.Parkside Ln.Juliette Low Dr. Alhambra Dr. Glencoe Dr.Mark Ln.Silver Ln.Murdy Cir.Sabot Ln.Starlight Cir. Valentine Dr. Moonlight Cir. Candlelight Cir. Stonewood Dr. Bluesails Dr.Moonglow Ln.Bridge Ln.Sunlight Dr.Serenade Ln.Magellan Ln.Bouquet Dr. Doriane Cir. Esta Cir.Pitman Ln.Marjan Ln.Walton Dr.Windemeir Ln.Tellim Ln.Giarc Ln.Craig Ln.Lennox Dr. Laurelhurst Dr. Lafayette Dr. Auburn Dr. Defiance Dr.Tufts Ln.Oakgrove Cir.Lakemont Ln.JulienCir. Chele Cir.Hobart Ln.Nyanza Dr.Gold Cir.BondurantCir.JerevaCir.BrentCir.CulpepperCir.NorgroveCir.VillaYorba Brimhall Ln.Myrtle Dr. Shayne Dr.Bradbury Ln.Orlando Dr.DagnyCir. Montecito Dr. Palisade Dr.Angler Ln.Clubhouse Ln.Mangrum Dr. Littler Dr. Castle Dr. Clark Dr.Birdie Ln.Middlecoff Dr. Loyola Dr. Anita Ln. Saturn Dr. Venturi Dr.Ace Ln.Clubhouse Ln.Brassie Cir. P a r Ci r. M e a d o w la r k D r.FairwayLn.ChipperLn.Snead Dr.Liles Ln.DavisLn.Schryer Ln.Sandra Ln.Warren Ln.Audrey Dr. Linda Cir. Sisson Dr. Cheryl Dr.Mor seCir. Som e r s e t l n .Tomas Ln.Santa Anita Ln.Arlington Ln.Hollywood Ln.Bayshore Ln.Saratoga Ln.Golden Gate Ln.Copenhagen Bergen Stockholm Way TenorDr.Melody Ln.Opera Ln.Honolulu Ln.Hawaii Ln.Kaui Dr. Kona Dr. Maui Cir. Hilo Cir. Oahu Dr.Waikiki Ln.LandauLn.Savoy Cir. De Ville Cir.Royer Cir. Parker Cir. Wagers Cir. Hastings Cir. Lamar Dr. Lois Cir. Donald Cir. Judy Cir. Orinda Cir. Howard Cir. Arnett Dr. Merle Cir. Glasgow Cir. Kent Cir. Viceroy Cir. Camel Cir. Ferguson Cir. Salem Cir. Royal Dr. Jarrett Cir. Derek Cir. Conner Dr.Roque Ln.Anthony Dr.Asari Ln.RiverbendDr.Lambert Dr.Irby Ln.Glenhaven Ln.Jeffrey Cir.Arnett Dr. Saru Cir. Tamaru Dr.A Ln.B Ln.Heritage Ln.St CloudLeafwood Cir.Lancaster Dr.Montclair Ln.Danube Dr.Rhone Ln.Tiber Ln.Don Dr.CharlesLn.Nile C i r .RhineDr.LoireCi r . RhineCir.Ha r knessCir.Viewpoint Ln.Chrysler Cir. Terry Dr. Damask Dr. Moonshadow Cir.WestwoodLn.Millpond Ln.Southlake Dr. Washington Dr.Lyndon Ln.V anta g eD r.H e rm i t C i r .Kellog Cir.Delton Cir.Tunstall Ln.La Mancha Cir. Kenilworth Dr. El Dorado Dr. Corsican Dr.Bardon Ln.Prince Dr. Count Cir. Earl Cir. Elk Cir.Lilac Ln.Lydia Dr. Lenis Cir. Verlene Cir. Paula Cir. Carla Cir.Marie Ln.Diane Ln.Debra Cir.Wanda Cir.Patricia Ln.Ruth Dr. Bonnie Dr.Simonne Ln.Sylvia Dr. Marilyn Dr.DaleVistaLn.Cod Cir.Limelight Cir.Sculpin Ln.Sun Dr. Brad Dr. Peggy Cir. Corrine Cir. Bishop Dr. Abbott Dr. Farinella Dr. Jean Dr. Gumm Dr.BusbyLn.RobertLn.TrudyLn.Kendrick Cir. Annette Cir. Doyle Dr.Farinella Dr. Camille Dr.SummercloudLn.Mytinger Ln.Weber Cir. Crandall Dr.Torjian Ln.Cir.HillviewPro Cir.Fernhill Cir.Charleyville Cir.Meadowbrook Dr. Midiron Cir. Donlyn Dr. Treetop Cir. Langport Cir. Gildred Cir. Franmar Cir. Edmonds Cir.Greenview Ln.Lark Ln.View Cir. Trophy Dr.RubyCir.RedRockCir.CanyonLn.Overland Dr.Flagg Ln.B o nanza Dr.AgateCir.Diamond Dr.Coach Ln.Graham Pl.Old Pirate Dr.StonehavenCir.Parlay Cir.Graz Cir.Gelding Cir.Roosevelt Ln.Stallion Cir.Moody Cir.Waverider Cir.Sell C i r .Campesina Ln.Madrid Way Cielo Dr.Caballero Ln.Rey Dr.Oceano Cir. R o u n d hill Dr.Forbes Ln.Pescado Ln.Arena Cir.Kettler Ln.Mason Dr. Gloria Dr.Redlands Ln.Edgemont Dr.Oakmont Ln.Whittier Ln.Valentine Dr.Pomona Ln.Tyee Ln.Sweetbriar Ln.Sherbeck Ln.Brunswick Dr.Canterbury Dr.Yorkshire Ln.Cascade St.Briarcliff Dr.Mar Vista Dr.Columbia Ln.Bolsa Park Ln.Medford Dr. Royalist Dr. Winslow Dr.Carrie Ln.Silverwood Dr. Lennox Dr. Flint Dr. Reubens Dr.Ballantine Ln.Duchess Ln.Woodstock Ln.Underhill Ln.Mercier Ln.Normandy Ln.GentryLn.Christy Dr. Shields Dr.LovellLn.Spa Dr.Stardu s t Dr.Skylab Rd.Skylab Rd.Cambay Ln.Baffin Cir.Chemical Ln.Tasman Dr.Machine Dr. Dovewood Dr. Robinwood Dr. Quail Cir. Meadowlark Dr. Caliente Dr.Del Mar Ln.Meadowlark Dr.Rushmoor Ln.Marshall Dr. Hendricksen Dr.OsloLeasure WayPleasure Ln.Bonita Dr.Snapper Ln.Olas Dr.Le Grande Ln.Waterway Cir.Operetta Dr.GreenLn.Rhapsody Dr. Prelude Dr. Minuet Dr. Suite Dr.Ballad Ln.Waltz Cir.Aria Cir.Fantasia Ln.Shorebird Dr.Seaview Ln.Monterey Ln.Mandalay Cir.Humboldt Dr.Wimbledon Ln.Harbour Ln.Cir.San ClementeWhitecapLn.Stillwater Dr.Eagle Ln.NassauLn.Softwind Dr.Avalon Ln.Dominica Cir.Bonaire Cir.Ca lhounDr.P ie rs o nD r.S illim a nD r.T rum bullDr.TalismanLn.Phelps Ln.Morning Star Dr. Dale Dr. Boardwalk Dr. Sea Harbour Dr.Barefoot Cir.Outrigger Cir.Castaway Ln.Stowaway Cir.SaybrookLn.Concord Ln.Windsor Dr.BedfordLn.FairfieldCir.Blair Ln.Westport Dr.Roundhill Dr.S a y b r o o k L n .SceptreLn.Weatherly Ln.Aladdin Dr. Davenport Dr. Davenport Dr. Blu e w a t e r L n . M arinabayDr.Bol e ro Ln .Bolero Ln.SeaWitchLn.Baruna Ln.Nalu Cir.Ens i g n C i r . Cot u i t C i r .Mistral Dr.Tisb u r y C i r . Nian t i c C i r . 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Kiser Dr.Collie Ln.Fritch Dr.Fernpoint Cir.Bluegate Ln.DellglenCir.Larcrest Cir.Hamshire Dr. Vatcher Dr. Balmoral Dr.Caledonia Cir.Skye Ln.Braemar Dr. Padua Dr. Terrier Dr. Pinon Dr. Lourdes Dr. Raphael Dr.Wrightwood Ln.Mossvale Cir.WoodfernLn.Windcroft Dr.FalkirkLn.CrestmoorLn.Larkmont Dr.OldglenLn.Wellbank Ln.Bolton Cir.Gri m s b y D r .Hartfield Cir.StarmontLn.Wo odboro Dr.AllstoneD r .RainglenLn.Grim s b y D r . MidwayDr. B e ll f ie l d Ln. Irongate Cir.Twinford Ln.OxboroLn.Clearwater Cir.Westlake Cir.Freshwater Cir.UpperlakeCir. LittlefieldDr.Vestry Cir.Riverside Cir.Silversp u r L n.ParkRoyalCir. Ashbury Cir.Shorevi e w Cir. Vince n t C ir.Harriman Cir. Yukon Dr. Shamrock Cir. Kiner Dr.Kiner Dr. Delfino Cir.GinaLn.Lindenwood Dr.wood Cir.Heaven-Tulipwood Cir.Thornwood Cir.Nettlewood Cir.Valley Cir.Professional Cir. Dr. Park Bay Dr.Seagate Dr.Park Brook Ln.Park Haven Ln.Park Path Dr. Crestwood Dr.ClubLn.S a gewood D r.Huntington St.OceanParkLn . Monte Cristo Ln.Kithira Cir.Milos Cir.Prospect Dr.PinnacleCir.Upper Bay Dr.BreezyLn.Ernest Dr. Foxboro Cir.GarnetLn.BentleyLn. Sh e r w oodDr.Hitchingpost Cir.York Ln.Silverbit Ln.Carri a geCir.Silverspur Ln.Shire Cir.QuarterhorseLn.Churchill Dr.Rockinghorse Ln.Faircrest Dr. Overlook Dr. Setting Sun Dr.Shetla n d Cir.JockeyCir.ClearviewLn.TwilightDr.OldgateLn.PacemontDr.Saltwater Cir.Montford Dr.Pacifica Cir.Sea w o r t h y D r . Cir.Seashore Cir.Wat e r s i d e D r .Piccadilly Ln.Velardo Dr. Tarpon Dr. Flounder Dr.AmbertonLn.Turf Dr. LivingstonDr. Pollack Dr. Sailfish Dr.Lindsay Ln.Lookout Ln.Plum Tree Ln.Yacht Ln.BeckonridgeLn.Dewber ryDr.DewberryDr.Village OaksCir. RadcliffCir.B ecko nri dgeLn.Jepsen Cir.Canis Cir. Capstone Dr. Ford Ln. Shenlyn Dr. Kirklund Cir. Wrenfield Dr.Rook Dr. Rennrick Cir. Dohrn Cir.Mira Loma Cir.Alta Vista Cir.Encino Cir.Santa Ynez Dr. Silverheel Cir. Morion Cir. Sundance Cir.Prescott Ln.Flintstone Ln.MutherLn.San Doval Ln.Altamirano Ln.TreehavenLn.Rosemont Dr.La Mesa Ln.Sonoma Dr. Point Loma Dr.Scotia Cir.Galipe a nDr.St Paul Cir. Montego Dr.Montego Dr.Montego Dr.Calneva Ln.Hardwick Cir.Kelsey Cir.Ivory Cir.Sunnycrest Ln.Belmar Cir.LeafCir.Moo n f i e l d D r .Aspen Cir.Zane Cir.Yucca Cir.Larkspur Cir.Harmony Cir.Quill Cir.Sunnycrest Ln.Ridgeview Cir.Trojan Cir.Sugar Dr.Dundee Dr.Cornell Dr.Tyndall Dr.Sydney Dr.Shelly Dr. Hughes Dr. Antrim Cir. Tyrone Cir. Down Dr. Dunn Dr. Sligo Cir. Longford Cir. Cavan Cir.Standish Ln.Tullow Ln.Colbreggan Dr. Ellsworth Dr.Kelvingrove Ln.Humboldt Dr.Mistral Dr.Wa n d e r e r L n .Ca r ou se l Ln . Blu e w a t e r L n .Bream Ln.Oslo Mycroft Ln.FrancoisDr.AnneCir.Ln.MillstreamEastlake Ln.Kim Ln.Courtney Ln.Baker Dr. Cory Dr. Via Angelina Dr. Vista Del Sol Dr. Via Carona Dr.Cove Cir.Port Cir.Lantana Ln.Kelvingrove Ln.Browning Dr.HarborIsleLn.Suns h i neDr.Olympic Dr. Dr.VerdantCarlsbad Ln.Paisley Ln.Edye Dr. Neptune Dr.SundownLn.Poolside Ln.Longmeadow Dr. Creedmoor Dr.Burlington Ln.Sable Dr. Malahine Dr. Woods Hole Dr.Cape Split Cir.Onset Cir.Harbor Dr.Watch Colusa Cir. Lyman Dr.Repair Ln.Trondheim Newland St.Newland St.Edinger Ave.BolsaChicaSt.Edinger Ave.Springdale St.Goldenwest St.Bolsa Ave.Gothard St.BeachBlvd.Edinger Ave.Edwards St.Heil Ave.Magnolia St.Brookhurst St.Bushard St.Magnolia St.Yorktown Ave. Adams Ave. Atlanta Ave. Indianapolis Ave. Hamilton Ave. Banning Ave. Garfield Ave.Garfield Ave. Heil Ave.Algonquin St.Warner Ave.Bolsa Chica St.Warner Ave. Heil Ave. McFadden Ave.Graham St.Edinger Ave.Springdale St.Center Ave. Heil Ave. Edinger Ave.Edwards St.Warner Ave.GoldenwestSt.Beach Blvd.Argosy Ave.Gothard St.Slater Ave.GrahamSt.T a lb e r t A v e.Springdale St.Slater Ave. GarfieldAve. Ora n g e A v e .17th St.Pal m A v e . Yorktown Ave.Lake St.Adams Ave.Main St.Gothard St.Delaware St.Lake St.Delaware St.Indianapolis Ave.BeachBlvd.Newland St.BrookhurstSt.Indianapolis Ave.MagnoliaSt.BushardSt.Atlanta Ave. Paci f i c C o a s t H w y .BeachBlvd.Hamilton Ave.NewlandSt.Banning Ave.BrookhurstSt.Bushard St.Paci f i c C o a s t H w y .Ward St.Atlanta Ave.Main St.Collins Cir.Collins Cir.Vermont Ln.Goldenwest St.RedondoCir.Kovacs Ln.EveningsongDr.StrattonLn.Hacienda Dr.Dollar Dr. O c e a n V is ta D r.Sur fti deDr.P a c i f i c C o a s t H w y .Ch a m pio n L n.PeachtreeLn.S e a b ro o kLn .MarinerDr.Ale r t Ln . B a n d it Cir.ArborCir.AshfordLn.FairfaxLn.Arc a d i a D r . Mira g e D r .Sinclair Ln.Roxbury Ln.Ains l e y D r . Whitewater Dr.QuietCoveCir. Ocean Point Dr. MerionCir.Hunter Ln.ManessaCir.SurfriderLn.IslanderLn.CapistranoLn.Ellis Ave. Talbert Ave. Ellis Ave. McFadden Ave.Bolsa Ave.SaybrookLn.DantonCir. Los PatosAve. Cascade Ln.Shasta Ln.Countess Dr.Bimini Ln.Humboldt Dr.Scenario Dr.AirportCir.Warner Ave. Pacific C oast H w y. Talbert Ave. Slater Ave. Yorktown Ave. Adams Ave.Sealpoint Ln.BroadstoneCir.ShadowbrookCir.Paci f i c V i e w A v e .Alanis Cir.Baeza Cir.Ronda Cir.Elda Cir.Twin Dolphin Dr.Veleta Cir.Mor a b i t o D r .Cieza Cir.Lorenzo Dr.Prado Cir.Lorca Cir.Aldea Cir. Ubeda Cir. Osuna Cir.Andalucia Ln.Alcazar Ln.Balerma Ln.Vera Cir.Armilla Cir.Estepa Cir.Twin Dolphin Dr.Scenic Bay Dr. Lak e f r o n t C i r . Ridge Glen Dr. Mission Glen Ct. Garden Glen Ct. Fountain Glen Dr. Harbor Glen Dr.Willow Glen Ct.VillageGlenLn.GlenLn.Terrace90. Scripts Ct.89. Brookings Ct.87. Rincon Ct.86. Trestles Ct.85. Reedsport Ct.81. Rockaway Ct.80. Cannon Ct.79. Coos Ct.78. Toledo Ct.90.89.Suntide Dr. 87. 86.86. 81.79.78.80. 85.Oceanspray Ln.Seahaven Dr. Nestucca Ct.Fanshell Ln.Pecan Ave.6th St. Research Dr. M e ronaDr.Allegra Ln.Luna Dr. Jordyn Ct.Cole Ln.Bret Ct. Lisamarie Ct. Richard Ct.Alexa Ln.Kelter Dr.Brynn Ct.Thistle Ct.Azalea Ct.Max Ct.Eric Ct.Rosemarie Dr. Berry Ct. Kearny Dr. Depoe Ct.CrystalaireLn.Sien a D r .Calera Ln.Mari s a D r .AmaliaLn.Latigo Dr. Paloma Dr. Preakness Dr. Steeplechase Cir.Saddleback Ln.Via Vista Cir.DeAnzaCir.Calle Parque Dr.CalleCastorCir.VistaRomaCir.DelOroCir.La Bonita Ln.Dr.LaVillaLn.Vista BahiaCaminoCanadaLn.Goleta Po intDr.Stinson Dr.Cabrillo Ln.Monarch Ln.Zuma Dr. AndrosCir. Delphi Cir. Alamito s C i r . Pearce Dr.Westfield Ln.Brightfield Cir. Chadwick Dr.PlazaLn.Heathe r lyD r. Doverton Dr. Granville Dr. Rosecrest Dr.Maywood Ln.D anvilleDr.Tremaine Dr. NewfieldCir.Brigham Ln.Graham St.Sabot Ln.NicholsLn.Hideaway Cir. Lago Dr.Blackbeard Ln.PacificPointeD r.SeabourneDr.Mystic Ln.Bea c h v i e w D r .Cattail Cir. Silent Harbor D r .Mer i di an Dr.AzureLn.Bea c h v i e w D r . FeatherDr. Meri d i a n D r .Scallop Ln.Blue H e r o n D r .SilentBayCir.Sand Dune Ln.R oy c e L n. D e s m o n dL n. ShelterCoveCir. Terranova Cir. Astronautics Ln.Astronautics Ln.Astronautics Ln.Harold Pl.Angelfish Ln.Barracuda Ln.Cadiz Cir.Shelburne Dr.Hampton Ln.Sandover Dr. Coveview Dr.Bristol Ln.Osterville Ln.Ashville Dr. Brightwater Dr. Orleans Dr.SeaburyLn. Oceanridge Dr.OakbluffsLn.KennebunkLn.Longpo i n t D r .SuffolkLn.Oce anrid g e D r.ChillmarkLn.Oceanknoll Dr.SagatuckLn.TidalviewLn.EdgartownDr. Wellfleet Dr. Brightwater Dr.GreatpointCir.Chatham Ln.FordhamLn.BrightwaterDr. OceanridgeDr. We l l f l e e t D r . Winthrop Dr.Brewster Ln.Wentworth Cir.Tidalridge Ln.Ware ham Ln. Scenario Dr.Coral Cay Ln.Daisy Cir. Argosy Ave.AshtonD r . Redf o r d L n .Covington Ln .FoxwoodLn.Cedarwood Dr.SpicewoodLn.Marigayle Cir. Est a t e C i r .Wanderly Ln.AshwoodLn.Charlotta Dr.Barclay Ln.Haviland Dr.PembrookLn.Wishfield Cir.Acorn Dr.Har vestLn.Foxglove Dr.Clovergreen Ln.Primrose Ln.Pearl Island Ct.Tiara Dr. Sha d y G l e n C i r . CabanaDr. Cape C oralLn.Ca p e H o p e C i r . Utica Ave. Springfield Ave.Easy Ln.Grebe Ln.Abigail Ln.Savannah Ln.Rebecca Ln.Kennedy Ln.Hayley Ln.Kate Ln.Avery Ln.Avery Ln.Eleanor Ln.Kendall Dr. Noelle Dr. Noelle Dr. Hibiscus Cir. Sage Dr.Savannah Ln.Rebecca Ln.Kennedy Ln.Rancho Rd.5th St.4th St.6th St.7th St.8th St.9th St.10th St.11th St.12th St.Pa c i f i c C o a s t H w y . Pa c i f i c C o a s t H w y . N. P a c i f i c A v e . S. P a c i f i c A v e . N. P a c i f i c A v e . S. P a c i f i c A v e .Broadway14th St.15th St.16th St.17th St.18th St.S. P a c i f i c A v e . N. P a c i f i c A v e .19th St.20th St.21st St.22nd St.Anderson St.23rd St.24th St.25th St.26th St.Bayview Dr. Bayview Dr.Park Ave.McFadden Ave. Pacific V i e w A v e . QuebecDr. Pac i f i c C o a s t H w y . Ashland Dr. Ames Trout St.Trout St.Pike St. Love St. Marlin St.Paschalls Ln.Tucana Dr.Fortuna Ln.MagnoliaSt.Patch Dr. Thompson Dr.Lamb Ln.Snowdon Ln.Hansen Ln.Sheridan Dr. Landers Dr.Wardlow Ln.Slayback Ln.Los Verdes Ln.Rustler Ct.PacificCityCir.PacificCityCir.Moonstone Ct. Marina Viking Way FivePoints Beachmont Rivergate Dr. Goldenrod Cir. Goldenrod Cir.Cobblest oneLn .Juni per Ln .BurrowsLn.Eucal ypt usLn. Waimea Dr. Lahaina Dr.LahainaDr.Napili Ln.Kailua Ln.Kohala Ln.Poipu Ln.Makaha Ln.Haiku Ln.L ig h tb r e e z e C ir . Crystal Dr.Azul Ln.Bluewave Ct.Whitewave Dr. Highwater Dr.Tideline Ct.SalthouseLn.BeachbreakDr.Holly Ln.Windchime Dr.Windbourne Dr.Windfall Ln.Delta Ln.Delta Ln.Revival Cir.P A C I F I C O C E A N Bo l s a C h i c a W e t l a n d s Golden West College MeadowlarkCountryClub (C o u n t y o f O r a n g e ) HuntingtonCentralPark EdisonHighSchool NewlandHouse HuntingtonHighSchool SANTAANARIVERCivicCenter I 40 5 Marina High School Ocean View High School Boeing Seacliff Country Club County R Surf City Huntington Beach N S EW 2,000 0 2,000 4,000 Feet 0.45 0 0.45 Miles Proposed General PlanCity of Huntington Beach General Plan Designations Density/FAR range for each designation as noted in the legend below oras otherwise designated on the map or by Specific Plan. For more information call the Community DevelopmentDepartment at (714) 536-5271 Residential Low Density (max 7 du/ac)RL Medium Density (max 15 du/ac)RM Medium High Density (max 25 du/ac)RMH High Density (>30 du/ac)RH Commercial Neighborhood (max 0.35 FAR)CN General (max 1.5 FAR)CG Visitor Serving (max 0.5 FAR)CV Office (max 1.0 FAR)CO Industrial Industrial (max 0.75 FAR)I Research and Technology (max 1.0 FAR)RT Open Space ConservationOS-C ParkOS-P RecreationOS-R Water RecreationOS-W ShoreOS-S Public PublicP Public/ Semipublic(underlying designation)PS Mixed Use Mixed UseM Overlay -sp Specific Plan Overlay -mu Mixed Use Overlay Affordable Housing Overlay \\GIS\Projects\StandardMaps\ProposedGeneralPlan.mxd CAUTIONWHEN USING THIS MAP Information shown hereon is a compilation of data from sources of varying accuracy and is provided as a convenience to the user. The City of Huntington Beach does not guarantee its completeness or accuracy. It is the user's responsibility to verify all information to their own satisfaction. Information Services Department HB GISNovember 2022 221 ATTACHMENT NO. 6 SUGGESTED FINDINGS FOR APPROVAL ZONING TEXT AMENDMENT NO. 22-008/ZONING MAP AMENDMENT NO. 22-002 (AFFORDABLE HOUSING OVERLAY) 1. Zoning Text Amendment (ZTA) No. 22-008 and Zoning Map Amendment (ZMA) No. 22-002 amend the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) and Zoning Map to establish an Affordable Housing Overlay consistent with Programs 2A and 2B of the Housing Element. The establishment of an Affordable Housing Overlay in the HBZSO and the designation of sites with the Affordable Housing Overlay on the Zoning Map are consistent with the Land Use Element and applicable General Plan goals and policies as follows: Housing Element Goal HE 2: Provide adequate sites to accommodate projected housing unit needs at all income levels identified in the 2021-2029 RHNA. Policy 2.1 Variety of Housing Choices: Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations that are near services, transit, promote walkability, and are moderate to highest resource areas. Policy 2.3 Housing Overlay: Facilitate the provision of housing affordable to lower income households through the creation of a citywide housing overlay on sites identified within the Housing Element. The proposed amendments to establish an Affordable Housing Overlay would ensure the City provides capacity (through zoning) to accommodate the RHNA at all income levels. The provisions of the Affordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units affordable to lower income households are eligible for a ministerial approval process in addition to other flexible development standards. Affordable Housing Overlay sites are located in high resource areas or areas that are well-connected with access to arterial streets, jobs, services and community facilities. Goal HE 3: Provide for safe and decent housing for all economic segments of the community. Policy 3.1 Housing Diversity: Encourage the production of housing that addresses the diverse housing needs of all economic segments of the community, including low, moderate, and above moderate-income households. 222 Policy 3.3 Affordable Housing Incentives: Facilitate the development of affordable housing through regulatory incentives and concessions, density bonuses, financial assistance, or other methods. Funding priority should be granted to projects providing extremely low-income units. Proactively seek out new methods and approaches in the provision of affordable housing. Goal HE 4: Reduce governmental constraints to housing production, with an emphasis on improving processes for projects that provide on-site affordable units. Policy 4.1 Regulatory Incentives for Affordable Housing: Support the use of density bonus as permitted in applicable regulations, to offset or reduce the costs of developing affordable housing while addressing p otential impacts per the City’s standard review process. Policy 4.3 Efficient Development Processing: Explore continued improvements in the project entitlement process to further streamline and coordinate the processing of permits, design review and environmental clearance with emphasis on streamlining processes for housing developments that provide on -site affordable units. ZTA No. 22-008 and ZMA No. 22-002 propose to establish an Affordable Housing Overlay to facilitate the provision of affordable housing for lower income households by removing regulatory constraints, such as the conditional use permit process, and includes incentives, such as reduced parking requirements, to offset the costs of developing affordable housing. The provisions of the Aff ordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units affordable to lower income households are eligible for a streamlined ministerial approval process. In addition, projects within the Affordable Housing Overlay are eligible to request concessions and waivers pursuant to State Density Bonus Law, which further reduces constraints to the provision of affordable housing. Land Use Element Policy LU-1.A.: Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation. Goal LU-4: A range of housing types is available to meet diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Policy LU-4.A: Encourage a mix of residential types to accommodate people with diverse housing needs. Policy LU-4.B: Improve options for people to live near work and public transit. 223 Policy LU-14.C: Improve the availability of affordable housing and accessible transportation options for service workers. LU-P.14 Housing for Industrial and Research/Technology Employees: Consider allowing housing near Industrial and Research/Technology areas to create convenient residences for employees in these land uses. Ensure that any housing in or near these areas does not conflict with Industrial or Research/Technology activities, and is not exposed to any potential undesirable impacts that may be generated by these land uses. Avoid building housing on land that is more suitable for nonresidential land uses within the Industrial or Research/Technology zones. Consider opportunities to locate housing above nonresidential buildings. The proposed zoning text and map amendments would ensure the lower income RHNA is accommodated while retaining the base land use and zoning designation. Property owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay. As an alternative, the Affordable Housing Overlay would enable property owners to develop multi-family residential uses in appropriate areas with access to services, jobs and community facilities while avoiding encroachment upon established residential neighborhoods. The proposed development standards consider the context of the surrounding area and, in conjunction with applicable performance standards and mitigation measures, would ensure impacts between different adjacent land uses are minimized. The focus of the Affordable Housing Overlay is to encourage and facilitate affordable housing by requiring a minimum of 20 percent of the units in a proposed residential development to be affordable to lower income households. The Affordable Housing Overla y also provides regulatory incentives to further encourage the provision of affordable housing for target populations with diverse housing needs, such as seniors, female-headed households, large families, disabled persons, homeless persons and low-income households. Additionally, the proposed Affordable Housing Overlay supports the provision of affordable housing for workers employed in the City’s service industry. 2. The change proposed is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. Sites designated with an Affordable Housing Overlay will retain their base land use and zoning designation. Property owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay. The Affordable Housing Overlay will enable property owners to develop multi-family residential uses as an alternative to the base zoning district provided that a minimum of 20 percent of the units are affordable to lower income households. The development standards consider the context of the surrounding area and, in conjunction with 224 applicable performance standards and mitigation measures, would ensure impacts between different adjacent land uses are minimized. 3. A community need is demonstrated for the change proposed . The Affordable Housing Overlay addresses the need for housing, particularly affordable housing, in the City of Huntington Beach. The Affordable Housing Overlay will incentivize the provision of housing, including affordable housing, for households and individuals who live and work in the community. The Affordable Housing Overlay also ensures the City will be able to accommodate the lower income RHNA and obtain certification of the Housing Element from the California Department of Housing and Community Development (HCD). HCD certification of the Housing Element enables the City’s eligibility for state funding to address homelessness and other housing programs. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The areas designated for an Affordable Housing Overlay are well connected areas with access to services, jobs, and community facilities. The Affordable Housing Overlay areas are located in areas with existing infrastructure and would not encroach into existing established residential neighborhoods. The standards proposed for the Affordable Housing Overlay consider the mixed use context of the area and minimize impacts between different adjacent land uses. 225 226 227 220002100020000190001800017000160001500014000100009000800070006000500040003000 RMH-A OS-PR CG CG CG RM PS CV CG CGOS-PRRL RH RMH OS-PR OS-PR OS-PR CG RM CO PS PSCG OS - S OS - S CGCG PS (Q)RM OS-PR CG RM RM CG RA SP11SP11ILRLPS RL PSPS RMPS RM (Q)RMH SP5 SP5 RMH RA OS-PR PSRL PS CG CG CG PS PS RL CGRL PS SP1IG SP13PS PS RL RMH RH RLRM RM RL CV OS-WR RM OS-PR RMHCGCG CG CGCGPSCGIL-10,000 OS-PR OS-PR RH (Q)RM OS-PR OS-PR OS-PR RMHO S - S R MR M H PS RL RM CG OS-PRPS CG RMH RM RL PS PS CG PSRL RMHRM SP8 RM CG RM CG RMH PSCGCG CO CG RMH CO (Q)RMHCGCO COCG CG CG OS-PR OS-PR RL OS-PROS-PR RM RM RMH-19 RL PS RL RL RMH CG OS-PR RL PS CG RMP PS RMH PS RM RL RL RM-15 RMH PS RMH RM RM OS-PR PS RL RL PS CG (Q)RMHRMHPS RMHCG RMH (Q)ILCG RM CG OS-PR CGRMH RL RM RMH RMH RL RM RM RL RL RLRLRLRL RM RM RMRLRMH (Q)RA RM-12 RM PS CG RMH RMHRMH-20IG RMP RM CG CGCG (Q)CG RMH-22COCORMH RMH CO CG P.C.RES#1301RM RMH RL RM-8 RMH RM RM RM IG RL RH RMP PS OS-PR RM OS-PRCORLPS PSCG RM OS-PR CGRMHRM PS CGRMCG RMH RL PS PS RMH RM RMP OS-PR RMH-A RMH-A RM H (Q )RM PS OS-PR RM RM RMHCORMRL RMH(Q )RM PS RMCG RM RMH OS-PROS-PR CO OS-PR IG PS O S - S PS RL RM OS-PR RL RMH RM PS SP7 SP9 SP9 SP9 SP9 SP9 RM RMHRL RL SP12 RL RL RL PS CO RL OS-PR (Q)RMH-A RMH-A RL RMRMOS-PR OS-PR RMH-ARL RMH-A RMH-A RMH-A RMH OS-PRRMH RM PSRMHSP12RMH-17 OS-PR OS-PR RM RM RMH PS PS RM RMH PS PS RL RL CG CG PS CG RMHCG CG CG PS CG RMH RA RM RM RMH RMHRM(Q)CGCG CG PS RL RL CGCG RM RM IL RL RA RA CG CG PS PS CG OS-PR OS-PRRL RL RL CG PS CG RL RM PS RMH (Q )RM (Q )RM (Q )RM RMH RM RM RMSP5 SP5 SP5 SP5 RMH-A RMH-A RMH-A SP5 RL RL RL RL RL RMP RM RM RA RMH RMH PS PSRL RL RL OS-PR RA RMP SP10 IL IL OS-S OS-S OS-S CG PS CG RL (Q)RMH-A (Q)RM OS-PR RA RM RM RL RL CGCGPSCG CG RM PS RMH RL OS-PROS-PR CC CC CC CCP.C.RES#1266P.C.RES#1313P.C.RES#1259P.C.RES#1258P.C.RES#1263SP6 RM OS-PR CVP.C.RES#1327OS-PR IG I-4 0 5 PS 100-IL-20,000 PS PS PS OS-PR PS OS-PROS-PR CG CG RMH CO RMH RMH RMHCO RL RM RMH-25 (Q)IG RH RMH(Q)RM RM OS-PRRL RL OS-PR PS RL RL RM RMH CG CG RMH-23 RL RL RH RL RMH SP4RL O S - S R M H RMHRL (Q)IG IL RL RMH RMH RMHRMH PS RL RMH RMH RL RL RL OS-PR RL SP3 RA RL IL-10,000 CV RL RL OS-PR (Q)RMHRM OS-PR OS-PR RM OS-PRRMHOS-PRCG PS CC IG IG IG RM UNDESIGNATED CG SP14SP14 SP14 SP14 SP14 SP14 SP14 SP14CG SP14SP14CGSP14 SP14SP14 SP14SP14 SP14CG SP14SP14 SP14SP14 CG CGSP14SP14 SP14 SP14SP14 SP14 SP14 SP14 SP14 SP14SP14 SP14 SP14SP14SP14UN D E S I G N A T E D RA CC CG PS RL PS RL (Q)RM RMH RMP-SR RMP-SR RMP-SRRMP-SR RMP-SR RMP-SR RMP-SR RMP-SROS-PR RM CG RT RT RT100-IL-20,000 IL RT RT RT RTRT RT RT RT RT RT IG RT RT RT RT RT RT RT RT CG RL RLRM IL IG Chesapeake Ln.Havenhurst Ln.Tuckahoe Cir.Brookline Cir.Delafield Cir.Ashworth Cir.Aragon Cir.Mauretania Cir. 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Verde Mar Dr. Bluereef Dr. Monte Carlo Cir.Seasprite Cir.Jamaica Cir.Port Royal Cir.Bay Crest Cir.Green Cove Cir.Villa Pacific Dr.Wavecrest Cir.Seacove Dr. Barranca Cir.MonacoCir.Brookhaven Cir.Harbor Point Cir.Carribean Cir.Brookbay Cir.Agean Cir.Sunstar Cir.AgeanCir.CarribeanCir.Agean Cir.Carribean Cir.Coral Cove Cir.Richmond Cir.Lockhaven Cir.Effingham Dr.AmberwickLn.Strathmoor Ln.Shackleford Cir.Beckwourth Cir.Cornerbrook Dr. Bluefield Dr.Firebrand Ln.Inferno Ln.Volante Dr. Kite Dr. Star Dr. Upland Dr. Endever Dr.El Toro Ln.SparkmanLn.NationalLn.Levee Dr.Tiller Cir.Horizon Ln.Spinnaker Dr. Voyager Cir.Pebble Ln.Salt Air Cir.Pierview Ln.Reef Ln.Zetland Dr. Dumbreck Dr. Netherway Dr. Caithness Dr. Erskine Dr.Troon Ln.Iona Ln.QueensParkLn.Friarscourt Dr. Scotstoun Dr.WoodleaLn.Glencairn Ln.Jura Dr. Big Sur Dr. Vicksburg Dr. Hot Springs Dr. Peck Dr. Mammoth Dr.Colonial Cir.Y e l l owstone Dr. Lassen C ir.Morristown Cir.WindCaveLn.Sheffield Ln.Raleigh Dr.Burnley Ln.Kensington Dr.Kensington Dr. Raleigh Dr.Leighton Ln.Vermont Ln.Cornwall Dr. Durham Dr. Kensington Dr.Coventry Ln.Keswick Ln.Sutton Ln.Charing Cross Dr.Claremont Ln.Keswick Ln.Coventry Ln.Aberdeen Dr. Devonshire Dr.Coventry Ln.Keswick Ln.Argyle Dr. Maikai Dr. Kaimu Dr.Samoa Dr.Suva Ln.Moorea Ln.Tonga Ln.Papua Ln.Bikini Ln.IndependenceLn.Monitor Dr. Shangri La Dr.LexingtonLn.Lurline Dr.Canberra Ln.ConstellationLn.Trenton Ln.Forrestal Dr. Bismark Dr. Constitution Dr. Cutty Sark Dr. Valley Forge Dr. Merrimac Dr.Matsonia Ln.Shalom Dr.LexingtonLn.Ranger Ln.Carmania Ln.Margate Ln.Hull Dr.Ramsgate Ln.Holburn Dr. Disney Cir. Ascot Cir.ColgateCir.BeaumontCir.Niagara Dr. Jill Dr. Wesley Cir.Midland Ln.Tanba rk C i r .Princeton Cir.CraimerLn.Hercules Dr. C r a ile t D r.Warwick Dr. Kings Canyon Dr. AmbyDr. Cynthia Dr. Theseus Dr. Beverly Dr.Lavonne Ln.Cliff Dr. Suntan Cir. Signet Cir.Spindrift Ln.Starboard Cir.Oyster Bed Ln.SurgeLn.Galbar Cir.Sprit Cir. Spar Cir.Larchmont Cir.D e arb o r n e Cir. Clay Ave.RavenwoodLn.Q uietBayLn.Pitcairn Ln.Fiji Ln.Tobago Ln.Mauna Ln.Harborbreeze Ln.JonesportLn.Susan Ln.Olana Ln.Big Bend Ln.Everglades Ln.RunningSpringsLn.Redwood Ln.Briarly Ln.Felcliff Ln.Fallbrook Cir. Pennington Dr.Chesterbrook Ln.Chesterbrook Ln.Ashburton Ln.Ashburton Ln.Whitestone Dr. Stilwell Dr.Oceanview Ln.C a p e M a y Ln . Little HarborDr.Fore st e r D r . SilveradoDr. S ilveradoDr. CherryhillLn. Gre en brie r D r.Cir.NorconFanw oo d D r .BanktonDr.JasonwoodDr. Judwick Cir. Mar y p o r t D r .Tamiko Cir.Moss Dr.Breda Ln.Foss Ln.Evergreen Cir.Yosemite Cir.Coronado Ln.St George Ln.Erwin Ln.Gurney Ln.Baxter Cir.Steiner Cir.Fallingwater Dr. Fenley Dr.Still Harbor Ln.Arrowhead Dr.Hallcroft Ln.BershireDr. Car b e c k D r . Foxshield Dr.PepperLn.Galicia Ln.El Cortijo Dr.Kristopher Ln.Kilda Cir.Cobra Ln.Manhattan Dr.Argo Cir.Ireland Ln.Carranza Ln.Aracena Dr. Segovia Cir. Montoya Cir. Sabbicas Cir.Lakepoint Ln.Heathpoint Ln.Hallport Ln.MorganLn.CrabbLn.Reynolds Cir.Lyons Cir.Windfield Dr. Happy Dr. Mountjoy Dr.CarnabyLn.Gaspe Cir.Alberta Dr.ManitobaLn.Autopark Dr. PromenadePkwy.Forest Glen Dr. Luss Dr. Rockridge Dr. Ashley Dr.Stewart Ln.Marseille Dr.Kampen Ln.Major Cir.Van Dyke Ln.Hague Ln.Meer Cir.Waal Cir.Van Buren Ln.Noble Cir. Darsy Dr. Opal Cir.Jefferson Ln.Cameron Ln.Roxanne Ln.Geraldine Ln.Rosanna Dr. Benjamin Dr.Brittany Ln.Gulf Ln.Tradewind Cir.Mapledale Ln.Gladys Dr.Wharton Ln.Roberta Cir.Thomas Cir.Ta y l o r Dr.Springtime Ln.Dancy Cir. La Palma Dr.Libra Cir.Modale Dr.Sampson Ln.WoodwindDr. FairwindCir. Derby Cir.Fl a g s t a f f L n . Spring Cir.CrimsonCir.Ln.ListerKatherine Dr.Smokewood Cir.Constantine Dr.Wild Rose Ln.PaseoCir.Remington Ln.Gershwin Dr.Almelo Ln.Frans Ln.Wendy Cir.Hillgate Ln.Beck Cir.Shoreham Ln.Helenbrook Ln.Barwoo d D r.Marber Ln.McCarthy Dr.De Long Cir.Griffith Cir.Price Dr.Grove Cir.Northfield Ln.FraserLn.Julip Ln.Blue Fox Cir.Rob Roy Cir.Gibson Cir.Drey Ln.Rio Vista Dr.Torin Dr.Lewis Ln.Newbury Dr. Wintergreen Dr.Salamanca Ln.Green Ln.Sims Ln.Sandra Lee Ln.Newman Ave. Ronald Dr. Taylor Dr. Amberleaf Cir.ParkviewLn.JoyfulLn.Ontario Dr.Florida St.Patterson Ln.Demion Ln.ChapelLn.Chandon Ln.Forelle Dr.Hartlund Ln.Springhu rs tDr. Newman Ave. Michael Dr.Jefferson Ln.Marken Ln.HarborBluffsCir.Dunbar Dr. D o r a doD r.Ab aloneLn.Newquist Ln.Greentree Ln.Pendleton Dr. G lenstone Dr.Be ll portCir.Berlin Ln.Tiffany Cir.Twain Ln.Whistler Cir. 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Cir. SweetwaterCir. Sunbeam Newgate Dr.Oa k s t o n e C i r .LarkstoneCir.Ci r .Chalk Ln.BluffBasin Cir. Padrino Cir. ManifestoCir. Rolf Cir. Magic Cir.Pemberco Cir.Gleada Ln.Orchid Dr.ParktreeC i r.JollyLn.Connie Dr.Marty Ln.Alice Ln.Sharon Ln.Beachpoint Cir.SteepLn.Pammy Ln.Huntington St.Prodan Dr.Cliffview Ln.Lakeview Dr.Inlet Dr. Glenfox Dr.Lisa Ln.GoodwinLn.Brentwell Cir.Inlet Dr.Wellbrook Cir.Dolp h i n w o o d D r . Nor b r o o k D r . LittlefieldDr. BershireDr.Wildflower Ln.C rosswind Dr.Corral Cir. Derby Cir. Pimlic o Cir.Faircross Ln.BazilCir. Horses hoe Ln.SummerBreezeLn.Shady Harbor Cir.LawnHavenDr.CoolwaterLn.Seagate Dr.Pro m e n a d e P k w y .Park Meadow Ln.Park Forest Dr.Park Glen Ln.Park Crest Ln.Park Ridge Ln.Park Field Cir. Par k w o o d D r .Racquet Ln.Brookwood Dr. Rapids CreekviewLn.Creek Ln.Shaffer Cir. Palin Cir.HavenwoodCir.SeapointSt.Silkwood Cir.Hoyt Cir.Cherrywood Cir. Laurelwood Dr.Ln.ElmwoodMaplewood Cir.Applewood Cir.Vallarta Dr.Pueblo Cir.Vallarta Dr. Kingsport Dr. Laura Cir.Carolyn Ln.HillsideCir.Colon Cir.Mora Kai Ln.Timber Cir.Delaware St.WakefieldLn.Essex Dr.Palmdale Ln.Metzler Ln.Enterprise Ln.EveningStarCir.Candle Cir.Searidge Cir. Glenstone Dr.Valeworth Cir.Orkney Cir.Varsity Dr.Highland Ln.Central Park Dr.FieldburyLn.Stardust Dr.Engineer Dr.Dan Ln.N e a r gate Dr. SpaDr.Thunderbird Cir.Hammon Ln.Harold Pl.NevadaDr.San Souci Cir.Frontier Cir.Croupier Dr.Jade Cir.Shinkle Cir.Penfield Cir.Oaktree Cir.Business Dr.Commercial Dr.Swan Ln.Hummingbird Ln.Reno Atlas Dr.Capetown Ln.Victoria Ln.Plymouth Ln.Cottonwood Cir.ScotsdaleMinoru Ln.Wishingwell Ln.ElbeCir.ThamesLn. Toulouse Dr.Howland Ln.Redgrove Cir. Bridgewater Dr.Fountain Ln.Ringo Cir. Govin Cir. Woodlake Dr.ReginaCir.Jersey Cir. Bellinger Dr.Hilton Ln.Meadow Cir.Lynn Ln.Sims Ln.Blanton Ln.DoloresLn.Rudder Dr. W estp ort Dr.Stil esCir.Waverly Ln.EdgewaterLn. Ondine Cir. Diablo Cir. Figaro Cir.Kamalii Dr.Cor al Cay L n.Corbina Ln.Friml Ln.Pickwick Cir. Bar n s t a b l e C i r . Ard s l e y C i r . S e a s c a pe Dr. F in is te rre D r.Legend Cir. Kitten Cir. Sirius Dr. Mal d e n C i r . Ma r i a n a C i r .Devon Cir.Easter Cir.ConnectorLn.Transistor Ln.Buckingham Dr. Bluebonnet Marinabay Dr.CourtsideCir.Dr. Breeland Dr. Retherford Dr.Mayflower Ln.Toway Ln.Danes Cir.Leo n a r d L n .Cir.Cooper Ln.BurkeLn.Ross Ln.Pearce Dr.Edgewater Ln.Lowell Cir.Trinidad Ln.Vim Ln.Tropicana Ln.RivieraDr.Flintridge Ln.Sahara Ln.Nugget Cir.Sands Dr.Chinook Dr.Dunes Ln.Anacapa Dr.Elmhurst Cir.Fairview Ln.Chateau Ln.Edgeview Ln.Larchwood Dr.Viking Cir.Halifax Dr.Melbourne Dr.Salisbury Ln.Norwich Cir.Knollwood Cir.Ta ngiers Dr.Cumberland Dr.Dresden Cir.Newcastle Ln.Nottingham Ln.Sevilla Cir.Pelican Ln.Partridge Cir. Pheasant Cir. Flamingo Cir. Bluejay Cir.Bluebird Ln.Oriole Ln.Sparrow Dr. Skylark Dr.Chemical Ln.Production Dr.Manufacture Ln.System Dr. Industrial Dr.Container Ln.Industry Ln.Commerce Ln.Product Ln.Computer Ln.Producer Ln.Taft Ln.Cross Dr. Cir. Research Dr. Vane Cir. Stone Cir.Alden Ln.Eliot Cir.Pratt Cir.Cabot Cir.Albion Dr. Priscilla Dr. Calvin Cir. Milton Cir. Welde Cir.Aulnay Ln.WillettLn.Pilgrim Cir.Puritan Cir.Hooker Dr. Woodside Cir. Vesper Cir.Whiteoak Ln.Wild CherryWild Plum Cir.Placid Cir.Oakshire Ln.Skyview Dr. Gas Light Dr.Red Coach Dr. Glen Dr. Sunview Dr.Dawson Ln.Starshine Dr. Meath Cir. Eire Cir. Clare Dr. LimerickDr.Dundalk Ln.Belfast Ln.Wicklow Ln.Cork Dr. Carlow Dr.Malm Cir.Feola Cir.Rollins Ln.Shannon Dr. Briarwood Dr. Moonbeam Dr.Sunburst Ln.Chestnut Dr.Sunflower Ln.Whitney Dr.Everest Cir.Etna Cir.Malaga Ln.La Paz Dr.AndersonSt.Grimaud Ln. San Ang e l o D r . Lorge Cir. Volga Dr. Amazon Dr. Rhone Ln.Ganges Ln.Sher Ln.Bolsa Ave. Mars Dr. B ranfordDr.MacDonald Dr. Holt Dr. Stark Dr. Aldrich Dr.Parkside Ln.Juliette Low Dr. Alhambra Dr. Glencoe Dr.Mark Ln.Silver Ln.Murdy Cir.Sabot Ln.Starlight Cir. Valentine Dr. Moonlight Cir. Candlelight Cir. Stonewood Dr. Bluesails Dr.Moonglow Ln.Bridge Ln.Sunlight Dr.Serenade Ln.Magellan Ln.Bouquet Dr. Doriane Cir. Esta Cir.Pitman Ln.Marjan Ln.Walton Dr.Windemeir Ln.Tellim Ln.Giarc Ln.Craig Ln.Lennox Dr. Laurelhurst Dr. Lafayette Dr. Auburn Dr. Defiance Dr.Tufts Ln.Oakgrove Cir.Lakemont Ln.JulienCir. Chele Cir.Hobart Ln.Nyanza Dr.Gold Cir.BondurantCir.JerevaCir.BrentCir.CulpepperCir.NorgroveCir.VillaYorba Brimhall Ln.Myrtle Dr. Shayne Dr.Bradbury Ln.Orlando Dr.DagnyCir. Montecito Dr. Palisade Dr.Angler Ln.Clubhouse Ln.Mangrum Dr. Littler Dr. Castle Dr. Clark Dr.Birdie Ln.Middlecoff Dr. Loyola Dr. Anita Ln. Saturn Dr. Venturi Dr.Ace Ln.Clubhouse Ln.Brassie Cir. P a r C i r. M e a d o w la r k D r .FairwayLn.ChipperLn.Snead Dr.Liles Ln.DavisLn.Schryer Ln.Sandra Ln.Warren Ln.Audrey Dr. Linda Cir. Sisson Dr. Cheryl Dr.MorseCir. Some r s e t l n .Tomas Ln.Santa Anita Ln.Arlington Ln.Hollywood Ln.Bayshore Ln.Saratoga Ln.Golden Gate Ln.Copenhagen Bergen Stockholm Way TenorDr.Melody Ln.Opera Ln.Honolulu Ln.Hawaii Ln.Kaui Dr. Kona Dr. Maui Cir. Hilo Cir. Oahu Dr.Waikiki Ln.LandauLn.Savoy Cir. De Ville Cir.Royer Cir. Parker Cir. Wagers Cir. Hastings Cir. Lamar Dr. Lois Cir. Donald Cir. Judy Cir. Orinda Cir. Howard Cir. Arnett Dr. Merle Cir. Glasgow Cir. Kent Cir. Viceroy Cir. Camel Cir. Ferguson Cir. Salem Cir. Royal Dr. Jarrett Cir. Derek Cir. Conner Dr.Roque Ln.Anthony Dr.Asari Ln.RiverbendDr.Lambert Dr.Irby Ln.Glenhaven Ln.Jeffrey Cir.Arnett Dr. Saru Cir. Tamaru Dr.A Ln.B Ln.Heritage Ln.St CloudLeafwood Cir.Lancaster Dr.Montclair Ln.Danube Dr.Rhone Ln.Tiber Ln.Don Dr.CharlesLn.Nil e C i r .RhineDr.LoireCir . RhineCir.Ha r knessCir.Viewpoint Ln.Chrysler Cir. Terry Dr. Damask Dr. Moonshadow Cir.WestwoodLn.Millpond Ln.Southlake Dr. Washington Dr.Lyndon Ln.V antag eD r.H e rm i t C i r .Kellog Cir.Delton Cir.Tunstall Ln.La Mancha Cir. Kenilworth Dr. El Dorado Dr. Corsican Dr.Bardon Ln.Prince Dr. Count Cir. Earl Cir. Elk Cir.Lilac Ln.Lydia Dr. Lenis Cir. Verlene Cir. Paula Cir. Carla Cir.Marie Ln.Diane Ln.Debra Cir.Wanda Cir.Patricia Ln.Ruth Dr. Bonnie Dr.Simonne Ln.Sylvia Dr. Marilyn Dr.DaleVistaLn.Cod Cir.Limelight Cir.Sculpin Ln.Sun Dr. Brad Dr. Peggy Cir. Corrine Cir. Bishop Dr. Abbott Dr. Farinella Dr. Jean Dr. Gumm Dr.BusbyLn.RobertLn.TrudyLn.Kendrick Cir. Annette Cir. Doyle Dr.Farinella Dr. Camille Dr.SummercloudLn.Mytinger Ln.Weber Cir. Crandall Dr.Torjian Ln.Cir.HillviewPro Cir.Fernhill Cir.Charleyville Cir.Meadowbrook Dr. Midiron Cir. Donlyn Dr. Treetop Cir. Langport Cir. Gildred Cir. Franmar Cir. Edmonds Cir.Greenview Ln.Lark Ln.View Cir. Trophy Dr.RubyCir.RedRockCir.CanyonLn.Overland Dr.Flagg Ln.Bo nanza Dr.AgateCir.Diamond Dr.Coach Ln.Graham Pl.Old Pirate Dr.StonehavenCir.Parlay Cir.Graz Cir.Gelding Cir.Roosevelt Ln.Stallion Cir.Moody Cir.Waverider Cir.Sel l C ir .Campesina Ln.Madrid Way Cielo Dr.Caballero Ln.Rey Dr.Oceano Cir. R o u n d hill Dr.Forbes Ln.Pescado Ln.Arena Cir.Kettler Ln.Mason Dr. Gloria Dr.Redlands Ln.Edgemont Dr.Oakmont Ln.Whittier Ln.Valentine Dr.Pomona Ln.Tyee Ln.Sweetbriar Ln.Sherbeck Ln.Brunswick Dr.Canterbury Dr.Yorkshire Ln.Cascade St.Briarcliff Dr.Mar Vista Dr.Columbia Ln.Bolsa Park Ln.Medford Dr. Royalist Dr. Winslow Dr.Carrie Ln.Silverwood Dr. LennoxDr. Flint Dr. Reubens Dr.Ballantine Ln.Duchess Ln.Woodstock Ln.Underhill Ln.Mercier Ln.Normandy Ln.GentryLn.Christy Dr. Shields Dr.LovellLn.Spa Dr.Stardu s t Dr.Skylab Rd.Skylab Rd.Cambay Ln.Baffin Cir.Chemical Ln.Tasman Dr.Machine Dr. Dovewood Dr. Robinwood Dr. Quail Cir. Meadowlark Dr. Caliente Dr.Del Mar Ln.Meadowlark Dr.Rushmoor Ln.Marshall Dr. Hendricksen Dr.OsloLeasure WayPleasure Ln.Bonita Dr.Snapper Ln.Olas Dr.Le Grande Ln.Waterway Cir.Operetta Dr.GreenLn.Rhapsody Dr. Prelude Dr. Minuet Dr. Suite Dr.Ballad Ln.Waltz Cir.Aria Cir.Fantasia Ln.Shorebird Dr.Seaview Ln.Monterey Ln.Mandalay Cir.Humboldt Dr.Wimbledon Ln.Harbour Ln.Cir.San ClementeWhitecapLn.Stillwater Dr.Eagle Ln.NassauLn.Softwind Dr.Avalon Ln.Dominica Cir.Bonaire Cir.C a lhounDr.P ie rs o n D r.S illim a n D r.T ru m bullD r.TalismanLn.Phelps Ln.Morning Star Dr. Dale Dr. Boardwalk Dr. Sea Harbour Dr.Barefoot Cir.Outrigger Cir.Castaway Ln.Stowaway Cir.SaybrookLn.Concord Ln.Windsor Dr.BedfordLn.FairfieldCir.Blair Ln.Westport Dr.Roundhill Dr.S a y b r o o k L n .SceptreLn.Weatherly Ln.Aladdin Dr. Davenport Dr. Davenport Dr. Blu e w a t e r L n . M arinabayDr.Bo le ro Ln .Bolero Ln.SeaWitchLn.Baruna Ln.Nalu Cir.Ens i g n C i r . Cot u i t C i r .Mistral Dr.Tisb u r y C i r . Nian t i c C i r . Mar u f f a C i r . Lad o n a C i r . P e a l e L n . Ch a n n e l L n . Wellin g t o n C i r .Dr.IntrepidLn.RemoraAdm iraltyD r.Tiburon Pl.Germain Cir.Crete Ln.BordeauxLn. Tr o p e z L n .Bor d e au x L n.GrenobleL n.Lazare Ln.G r i m a u d L n .Tropez L n. Portof i n o C i r .Twink le C i r.Fame C i r.Sparkler Dr.TyphoonLn.WalrusLn.Surprise Ln.Ln.ContenderTempeDr.Bounty Cir. WayfarerLn. SantaBarbaraLn. Bravata Dr. WindspunDr. Bravata Dr.Windspun Dr.M o ntego Dr. Tortola Cir.St Croix Aruba Cir. Runni n g T i d e C i r . Pirate C i r . Rebel C i r .Sundancer Ln.Ragti m e C i r . Nimbl e C i r . Escap a d e C i r .RascalLn.C ir.Q u ic k s te pContent Cir.WildfireCir.SpartanCir. AquariusDr. Ventu r e D r . Ventur e D r . Aquari u s D r .Falkland Cir.Martin Ln.Coast Cir.Pied m o n t C i r .Paci fi cCir.Gilbert Dr.Gilbert Dr.S a g amoreDr. MoritzDr. Shorebreak D r.PocoCir.SagamoreDr.Mel v i l l e C i r .Ln.SherlockAlderport Dr. Dr. Summerdale Dr.Pinehurst Ln.SummerdaleDr. Freeborn Dr. Athena Dr.Lido Ln.Mukai Ct.Marcellena Dr. Betty Dr. Ford Dr.Mill Cir.Lee Cir.Canna Cir.Liege Dr. KenbrookDr. Kenwick Cir. Mandrell Dr. Barton Dr. Amsterdam Dr. Rembrandt Dr. Holland Dr. Windy Sea Cir. Windy Sands Cir. Friesland Dr. Valencia Dr.Forest Ln.Jalm Dr. Burton Dr. Speer Dr. Liberty Dr. Los Amigos Cir. Spickard Dr.Via Espana Ln.ViaEspanaLn.Helmside Dr.Avilla Ln.El Nopal Ln.Cordoba Ln.San Roque Ln.Jardines Dr. Villa Nueva Dr. Nutwood Cir. Kelley Cir. Kiser Dr.Collie Ln.Fritch Dr.Fernpoint Cir.Bluegate Ln.DellglenCir.Larcrest Cir.Hamshire Dr. Vatcher Dr. Balmoral Dr.Caledonia Cir.Skye Ln.Braemar Dr. Padua Dr. Terrier Dr. Pinon Dr. Lourdes Dr. Raphael Dr.Wrightwood Ln.Mossvale Cir.WoodfernLn.Windcroft Dr.FalkirkLn.CrestmoorLn.Larkmont Dr.OldglenLn.Wellbank Ln.Bolton Cir.Gri m s b y D r .Hartfield Cir.Starm ontLn.W o odbo r o Dr.AllstoneD r .RainglenLn.Grim s b y D r . MidwayDr. B e llf i e l d L n . Irongate Cir.Twinford Ln.OxboroLn.Clearwater Cir.Westlake Cir.Freshwater Cir.Upperl akeCir. LittlefieldDr.Vestry Cir.Riverside Cir.Silversp u r L n.ParkRoyalCir. Ashb ury Cir.Shor evie w Cir. Vin ce n t C ir.Harriman Cir. Yukon Dr. Shamrock Cir. Kiner Dr.Kiner Dr. Delfino Cir.GinaLn.Lindenwood Dr.wood Cir.Heaven-Tulipwood Cir.Thornwood Cir.Nettlewood Cir.Valley Cir.Professional Cir. Dr. Park Bay Dr.Seagate Dr.Park Brook Ln.Park Haven Ln.Park Path Dr. Crestwood Dr.ClubLn.S a gewoodD r.Huntington St.OceanParkLn . Monte Cristo Ln.Kithira Cir.Milos Cir.Prospect Dr.PinnacleCir.Upper Bay Dr.BreezyLn.Ernest Dr. Foxboro Cir.GarnetLn.Ben tleyLn. She rw oodDr.Hitchingpost Cir.York Ln.Silverbit Ln.Carria geCir.Silverspur Ln.Shire Cir.QuarterhorseLn.Churchill Dr.Rockinghorse Ln.Faircrest Dr. Overlook Dr. Setting Sun Dr. S hetla n d Cir.JockeyCir.ClearviewLn.TwilightDr.OldgateLn.PacemontDr.Saltwater Cir.Montford Dr.Pacifica Cir.Sea w o r t h y D r . Cir.Seashore Cir.Wat e r s i d e D r .Piccadilly Ln.Velardo Dr. Tarpon Dr. Flounder Dr.AmbertonLn.Turf Dr. LivingstonDr. Pollack Dr. Sailfish Dr.Lindsay Ln.Lookout Ln.Plum Tree Ln.Yacht Ln.BeckonridgeLn.Dewber ryDr.DewberryDr.Village OaksCir.RadcliffCir.B e ck o n ri dgeLn.Jepsen Cir.Canis Cir. Capstone Dr. Ford Ln. Shenlyn Dr. Kirklund Cir. Wrenfield Dr.Rook Dr. Rennrick Cir. Dohrn Cir.Mira Loma Cir.Alta Vista Cir.Encino Cir.Santa Ynez Dr. Silverheel Cir. Morion Cir. Sundance Cir.Prescott Ln.Flintstone Ln.MutherLn.San Doval Ln.Altamirano Ln.TreehavenLn.Rosemont Dr.La Mesa Ln.Sonoma Dr. Point Loma Dr.Scotia Cir.Galipe a nD r.St Paul Cir. Montego Dr.Montego Dr.Montego Dr.Calneva Ln.Hardwick Cir.Kelsey Cir.Ivory Cir.Sunnycrest Ln.Belmar Cir.LeafCir.Moo n f i e l d D r .Aspen Cir.Zane Cir.Yucca Cir.Larkspur Cir.Harmony Cir.Quill Cir.Sunnycrest Ln.Ridgeview Cir.Trojan Cir.Sugar Dr.Dundee Dr.Cornell Dr.Tyndall Dr.Sydney Dr.Shelly Dr. Hughes Dr. Antrim Cir. Tyrone Cir. Down Dr. Dunn Dr. Sligo Cir. Longford Cir. Cavan Cir.Standish Ln.Tullow Ln.Colbreggan Dr. Ellsworth Dr.Kelvingrove Ln.Humboldt Dr.Mistral Dr.Wan de r e r L n .Ca ro u se l L n . Blu e w a t e r L n .Bream Ln.Oslo Mycroft Ln.FrancoisDr.AnneCir.Ln.MillstreamEastlake Ln.Kim Ln.Courtney Ln.Baker Dr. Cory Dr. Via Angelina Dr. Vista Del Sol Dr. Via Carona Dr.Cove Cir.Port Cir.Lantana Ln.Kelvingrove Ln.Browning Dr.HarborIsleLn.Suns h i neDr.Olympic Dr. Dr.VerdantCarlsbad Ln.Paisley Ln.Edye Dr. Neptune Dr.SundownLn.Poolside Ln.Longmeadow Dr. Creedmoor Dr.Burlington Ln.Sable Dr. Malahine Dr. Woods Hole Dr.Cape Split Cir.Onset Cir.Harbor Dr.Watch Colusa Cir. Lyman Dr.Repair Ln.Trondheim Newland St.Newland St.Edinger Ave.BolsaChicaSt.Edinger Ave.Springdale St.Goldenwest St.Bolsa Ave.Gothard St.BeachBlvd.Edinger Ave.Edwards St.Heil Ave.Magnolia St.Brookhurst St.Bushard St.Magnolia St.Yorktown Ave. Adams Ave. Atlanta Ave. Indianapolis Ave. Hamilton Ave. Banning Ave. Garfield Ave.Garfield Ave. Heil Ave.Algonquin St.Warner Ave.Bolsa Chica St.Warner Ave. Heil Ave. McFadden Ave.Graham St.Edinger Ave.Springdale St.Center Ave. Heil Ave. Edinger Ave.Edwards St.Warner Ave.GoldenwestSt.Beach Blvd.Argosy Ave.Gothard St.Slater Ave.GrahamSt.T a lb e r t A v e.Springdale St.Slater Ave. GarfieldAve. Ora n g e A v e .17th St.Pal m A v e . Yorktown Ave.Lake St.Adams Ave.Main St.Gothard St.Delaware St.Lake St.Delaware St.Indianapolis Ave.BeachBlvd.Newland St.BrookhurstSt.Indianapolis Ave.MagnoliaSt.BushardSt.Atlanta Ave. Paci f i c C o a s t H w y .BeachBlvd.Hamilton Ave.NewlandSt.Banning Ave.BrookhurstSt.Bushard St.Paci f i c C o a s t H w y .Ward St.Atlanta Ave.Main St.Collins Cir.Collins Cir.Vermont Ln.Goldenwest St.RedondoCir.Kovacs Ln.EveningsongDr.StrattonLn.Hacienda Dr.Dollar Dr. O c e a n V i s t a D r.Sur f ti deDr.P a c i f i c C o a s t H w y .Ch a mpio n L n.PeachtreeLn.S e a b ro okLn.MarinerDr.Ale r t L n . B a n d itCir.ArborCir.AshfordLn.FairfaxLn.Arc a d i a D r . Mira g e D r .Sinclair Ln.Roxbury Ln.Ains l e y D r . Whitewater Dr.QuietCoveCir. Ocean Point Dr. MerionCir.Hunter Ln.ManessaCir.SurfriderLn.IslanderLn.CapistranoLn.Ellis Ave. Talbert Ave. Ellis Ave. McFadden Ave.Bolsa Ave.SaybrookLn.DantonCir. Los Patos Ave. Cascade Ln.Shasta Ln.Countess Dr.Bimini Ln.Humboldt Dr.Scenario Dr.AirportCir.Warner Ave. Pacific C oast H wy. Talbert Ave. Slater Ave. Yorktown Ave. Adams Ave.Sealpoint Ln.BroadstoneCir.ShadowbrookCir.Paci f i c V i e w A v e .Alanis Cir.Baeza Cir.Ronda Cir.Elda Cir.Twin Dolphin Dr.Veleta Cir.Mora b i t o D r .Cieza Cir.Lorenzo Dr.Prado Cir.Lorca Cir.Aldea Cir. Ubeda Cir. Osuna Cir.Andalucia Ln.Alcazar Ln.Balerma Ln.Vera Cir.Armilla Cir.Estepa Cir.Twin Dolphin Dr.Scenic Bay Dr. Lak e f r o n t C i r . Ridge Glen Dr. Mission Glen Ct. Garden Glen Ct . Fountain Glen Dr. Harbor Glen Dr.Willow Glen Ct.VillageGlenLn.GlenLn.Terrace90. Scripts Ct.89. Brookings Ct.87. Rincon Ct.86. Trestles Ct.85. Reedsport Ct.81. Rockaway Ct.80. Cannon Ct.79. Coos Ct.78. Toledo Ct.90.89.Suntide Dr. 87. 86.86. 81.79.78.80. 85.Oceanspray Ln.Seahaven Dr. Nestucca Ct.Fanshell Ln.Pecan Ave.6th St. Research Dr. M eronaDr.Allegra Ln.Luna Dr. Jordyn Ct .Cole Ln.Bret Ct. Lisamarie Ct. Richard Ct.Alexa Ln.Kelter Dr.Brynn Ct.Thistle Ct.Azalea Ct.Max Ct.Eric Ct.Rosemarie Dr. Berry Ct. Kearny Dr. Depoe Ct.CrystalaireLn.Sien a D r .Calera Ln.Mari s a D r .AmaliaLn.Latigo Dr. Paloma Dr. Preakness Dr. Steeplechase Cir.Saddleback Ln.Via Vista Cir.DeAnzaCir.Calle Parque Dr.CalleCastorCir.VistaRomaCir.DelOroCir.La Bonita Ln.Dr.LaVillaLn.Vista BahiaCaminoCanadaLn.G oleta Po intDr.Stinson Dr.Cabrillo Ln.Monarch Ln.Zuma Dr. AndrosCir. Delphi Cir. Alamito s C i r . Pearce Dr.Westfield Ln.Brightfield Cir. Chadwick Dr.PlazaLn.Heathe r lyD r. Doverton Dr. Granville Dr. RosecrestDr.Maywood Ln.D a nvilleDr.Tremaine Dr. NewfieldCir.Brigham Ln.Graham St.Sabot Ln.NicholsLn.Hideaway Cir. Lago Dr.Blackbeard Ln.PacificPointeD r.S eabourneDr.Mystic Ln.Be a c h v i e w D r .Cattai l Cir. Silent Harbor D r .Mer i di a n Dr.AzureLn.Bea c h v i e w D r . FeatherDr. Meri d i a n D r .Scallop Ln.Blue H e r o n D r .SilentBayCir.Sand Dune Ln.R o yce L n. D e s mo n dL n. ShelterCoveCir. Terranova Cir. Astronautics Ln.Astronautics Ln.Astronautics Ln.Harold Pl.Angelfish Ln.Barracuda Ln.Cadiz Cir.Shelburne Dr.Hampton Ln.Sandover Dr. Coveview Dr.Bristol Ln.Osterville Ln.Ashville Dr. Brightwater Dr. Orleans Dr.SeaburyLn. Oceanridge Dr.OakbluffsLn.KennebunkLn.Longpoi n t D r .SuffolkLn.Oceanrid g e Dr.ChillmarkLn.Oceanknoll Dr.SagatuckLn.TidalviewLn.EdgartownDr. Wellfleet Dr. Brightwater Dr.GreatpointCir.Chatham Ln.FordhamLn.BrightwaterDr. OceanridgeDr. Wel l f l e e t D r . Winthrop Dr.Brewster Ln.Wentworth Cir.Tidalridge Ln.Ware ha m Ln. Scenario Dr.Coral Cay Ln.Daisy Cir. Argosy Ave.AshtonD r . Redf o r d L n .Covington Ln .FoxwoodLn.Cedarwood Dr.SpicewoodLn.Marigayle Cir. Est a t e C i r .Wanderly Ln.AshwoodLn.Charlotta Dr.Barclay Ln.Haviland Dr.PembrookLn.Wishfield Cir.Acorn Dr.Har vestLn.Foxglove Dr.Clovergreen Ln.Primrose Ln.Pearl Island Ct.Tiara Dr. Sha d y G l e n C i r . Cabana Dr. Cape C oralLn.Cap e H o p e C i r . Utica Ave. Springfield Ave.Easy Ln.Grebe Ln.Abigail Ln.Savannah Ln.Rebecca Ln.Kennedy Ln.Hayley Ln.Kate Ln.Avery Ln.Avery Ln.Eleanor Ln.Kendall Dr. Noelle Dr. Noelle Dr. Hibiscus Cir. Sage Dr.Savannah Ln.Rebecca Ln.Kennedy Ln.Rancho Rd.5th St.4th St.6th St.7th St.8th St.9th St.10th St.11th St.12th St.Pa c i f i c C o a s t H w y . Pa c i f i c C o a s t H w y . N. P a c i f i c A v e . S. P a c i f i c A v e . N. P a c i f i c A v e . S. P a c i f i c A v e .Broadway14th St.15th St.16th St.17th St.18th St.S. P a c i f i c A v e . N. P a c i f i c A v e .19th St.20th St.21st St.22nd St.Anderson St.23rd St.24th St.25th St.26th St.Bayview Dr. Bayview Dr.Park Ave.McFadden Ave. Pacific V i e w A v e . QuebecDr. Pac i f i c C o a s t H w y . Ashland Dr. Ames Trout St.Trout St.Pike St. Love St. Marlin St.Paschalls Ln.Tucana Dr.Fortuna Ln.MagnoliaSt.Patch Dr. Thompson Dr.Lamb Ln.Snowdon Ln.Hansen Ln.Sheridan Dr. Landers Dr.Wardlow Ln.Slayback Ln.Los Verdes Ln.Rustler Ct.PacificCityCir.PacificCityCir.Moonstone Ct. Marina Viking Way FivePoints Beachmont Rivergate Dr. Goldenrod Cir. Goldenrod Cir.Cobblest oneLn.Juni per Ln.BurrowsLn.Eucal ypt usLn. Waimea Dr. Lahaina Dr.LahainaDr.Napili Ln.Kailua Ln.Kohala Ln.Poipu Ln.Makaha Ln.Haiku Ln.L ig h t b r e ez e C ir .Crystal Dr.Azul Ln.Bluewave Ct.Whitewave Dr. Highwater Dr.Tideline Ct.SalthouseLn.BeachbreakDr.Holly Ln.Windchime Dr.Windbourne Dr.Windfall Ln.Delta Ln.Delta Ln.Revival Cir.Golden West College MeadowlarkCountryClub Bo l s a C h i c a W e t l a n d s HuntingtonCentralPark EdisonHighSchool NewlandHouse HuntingtonHighSchoolP A C I F I CO C E A N (C o u n t y o f O r a n g e )SANTAANARIVERCivicCenter Marina High School Ocean ViewHigh School Boeing Seacliff Country Club Wichita Ave. Venice Ave.14thSt.13th St.Shipley St.19th St.21st St.11th St.13thSt.15th St.Main St.5th St.7th St.9th St.3rd St.Vee r i n g C i r . Fin d l e y C i r . Dee p OfeliaLn.Presi dioDr.PresidenteDr.Stern Ln.Garden Cir.FoxdaleCir.Church Cir.Bayhill Ln.Avondale Ln.Stonehurst Ln.PageantDr.CherryhillLn.C re stAve. Pecan Ave. Acacia Ave.FramptonCir.MorningTide D r .DeepHarborDr.10th St. 11thSt.California St.Toronto Ave. Utica Ave. Rochester Ave. Doral Dr.Deguelle Cir.OceanBluffOceanHe i gh t s L n . Ocean Terrace Dr. Surfcove Cir. Sur f v i e w D r . Surflanding Ln.Surfpoint Cir.OakdaleLn.ElmridgeLn.Surf waveDr.Surfs e t D r .Surfboard Cir.Surf D r .Mai dst oneLn .Me ado w o o d Cir.ArchfieldLn.Wi n g e d f o o t C i r .Camelba c kD r.Fir e s t o n e C i r .Coldstream Ln.Torreyp ines C i r .17th St.Aca c i a A v e . Pec a n A v e . Wal n u t A v e .Eagle cre st Dr.IronwoodLn.Pa c i f i c C o a s t H w y . Oliv e A v e . Oakbrook Cir. Cir. Gle n e a g l e s S a wgrassLn. Glenfalls Dr. FernwoodDr.Che rr y hillLn. RiverdaleLn. Ca s t l e w o o d C i r . Mountai n v i e wLn. Whitemarsh D r.BrooktrailPanoramaDr.WoodlandsDr.PalmAve.MayfieldCir.C lo v e rwoodCir.Su mmer G ro veLn. Ln. Silver a do Dr. MacgregorCir. WoodlandsDr.Woodl andsDr. Princev il le C i r. TurnberryCir.GrandviewCir.Lexie Cir.Oa k c r e s t C i r .Surfbreaker Ln.Seacliff Ln. Brad d o c k C i r .FoxglenLn.Glenview Cir. Garland Cir. LynwoodLn.PeninsulaLn.O a k h u r s t C ir. Fremont Cir. Eld er w o o d Ci r . S um mitDr.Beacon Hill Ln.ForesterDr.LittleHarborDr.IslandBayLn.EveningHillDr.ManorPointCir.SanNico lasC ir. Gate H i l l Cir.Sicily C i r . Sandpebble Cir. SilverBeach Cir. Harbor Key Cir. Country Cir.Quietsands Cir.Ca m b r i a C o v e C i r . Starfish LnSea l C i r .GreenbrierDr.SeaCanyonCir.Seawind Cir.SandcastleLn.Seagull Ln. S e a w a y SurfsideDr. H a r borDr.ShorecliffLn.O ceana ire C ir . Ript i d e C i r .Windjammer Ln.CoastlineLn.Sea s h a r k AguaD r.Waterview Ln.MaritimeLn.Hav e n r o c k D r . Mas t D r .Pi e rpointDr.Newfoundland Cir.C i r .BarHarborLn.Scenic Bay Ln.Quiet SurfCir.Cir. Wal n u t A v e . Oliv e A v e . Wal n u t A v e . Oliv e A v e . Townsquare Ln. Pier s i d e C i r . Oliv e A v e . Wal n u t A v e . Aca c i a A v e . Pec a n A v e .11thSt.13thSt.12thSt.Park St.Pine St.Loma Ave.Main S t .AspenwoodLn.Park St.Park St.Memphis Ave. Nashville Ave. Coral Reef Dr.Huntington St.Lincoln Ave. Knoxville Ave. Portland C ir.Pine St.Ranch Ln.S e a b luffDr.PompanoLn.Coho Dr. Yellowtail Dr.Bluefish Ln.Seaspring Dr. Cleveland Dr.Sunray Ln.Seahorse Ln.Clay Ave. Del Way WhitesandsDr.Alabama St.Huntington St.California St.Springfield Ave. Ahsante Dr.Alabama St.Oswego Ave. Portland Ave.California St.Joliet Ave.Alabama St.Huntington St.Hartford Ave. Frankfort Ave. Geneva Ave. Elmira Ave. Baltimore Ave. Detroit Ave. Chicago Ave.California St.Sandstone Cir.Oceanside Ln.Sandbar Ln.Bay Dr. Baypoint Dr.Fairmont Ln.MorningsideDr.Surfdale Ln.Larchmont Cir.D e arb o r n e Cir. Clay Ave. Q uietBayLn.Little HarborDr.Fores t e r D r . SilveradoDr. S il veradoDr. CherryhillLn. G ree n b r i e r Dr. Chandon Ln.SummerBreezeLn.Shady Harbor Cir.LawnHaven Dr.HavenwoodCir.ParkRoyalCir. A shbury Cir.Saltwater Cir.Montford Dr.Pacifica Cir.Sea w o r t h y D r . Cir.Seashore Cir.Wat e r s i d e D r .BeckonridgeLn.Dewb e r ryDr.DewberryDr.Village OaksCir.RadcliffCir.B e c k o n ri dgeLn.Ora n g e A v e .17th St.Pal m A v e . Yorktown Ave.Lake St.Adams Ave.Main St.Lake St.Delaware St.Indianapolis Ave. Atlanta Ave.Goldenwest St.O c e a n V is ta D r.Sur f ti deDr.Ch a m pio n L n .PeachtreeLn.S e a bro okLn.MerionCir.BroadstoneCir.ShadowbrookCir.Scenic Bay Dr. Ridge Glen Dr. Mission Glen Ct. Garden Glen Ct . Fountain Glen Dr . Harbor Glen Dr.Willow Glen Ct.VillageGlenLn.GlenLn.Terrace90. Scripts Ct.89. Brookings Ct.87. Rincon Ct.86. Trestles Ct.85. Reedsport Ct.81. Rockaway Ct.80. Cannon Ct.79. Coos Ct.78. Toledo Ct.90.89.Suntide Dr. 87. 86.86. 81.79.78.80. 85.Oceanspray Ln.Seahaven Dr.Fanshell Ln.Pecan Ave.6th St. M e ronaDr.Allegra Ln.Alexa Ln.Brynn Ct.Thistle Ct.Azalea Ct.PacificPointeD r.SeabourneDr.Mystic Ln.Be a c h v i e w D r .Cattai l Cir. Silent Harbor D r .Meri di a n Dr.AzureLn.Bea c h v i e w D r . FeatherDr. Meri d i a n D r .Scallop Ln.Blue H e r o n D r .SilentBayCir.Sand Dune Ln.Angelfish Ln.Redf o r d L n . Est a t e C i r . Utica Ave. Springfield Ave. Pac i f i c C o a s t H w y . Ames Moonstone Ct. Whitewave Dr. Highwater Dr.Tideline Ct.SalthouseLn.BeachbreakDr.Holly Ln.RMH-A CG RMH OS-PR OS-PR OS-PR CG OS - S OS - S CGCG PS (Q)RM PS RM IG RL PS OS-PR RMH-A RMH-A RM H (Q )RMRMHRMRL RMH(Q )RM SP9SP9 RM RMHRL RL SP12 RL RL RL PS CO RL OS-PR (Q)RMH-A RMH-A RL RMRMOS-PR OS-PR RMH-ARL RMH-A RMH-A RMH-ASP12RMH-17 OS-PR OS-PR RM CG (Q )RM (Q )RM (Q )RM RMH RM RM RMSP5 SP5 RMH-A RMH-A RMH-A SP5 OS-PR SP6 RM PS OS-PR PS RM RM RMHCG R Surf City Huntington Beach N S EW 0.5 0 0.5 Miles 2,000 0 2,000 4,000 Feet 500 0 500 1000 Feet County Zoning Designations * Official FEMA flood insurance rate map should be used when making flood determinations. FEMA flood information is available through the Community Development Department. Public Public-SemipublicPS Coastal Conservation Conservation CC Commercial Commercial GeneralCGCommercial Office Commercial Visitor CO CV Miscellaneous Open Space Shoreline SubdistrictWater Recreation Subdistrict Parks and Recreation Subdistrict OS-S OS-PR OS-WR Residential AgricultureManufactured Home Park Residential High Density Residential Medium High Density Residential Residential Medium DensityResidential Low Density RA RH RM RL RMH RMP Residential Medium High Density (Small Lot Subdistrict)RMH-A Mixed Use - Transit CenterMixed Use MU-TC Industrial SP-Specific Plan Designation (Q)-Qualified Classification Right of Way, Bridge, Channel SP ParcelIndustrial GeneralIGIndustrial LimitedILResearch and TechnologyRT Precise Plan of Street Alignmentlayers are in progress. For moreinformation call the CommunityDevelopment Department at(714) 536-5271 Overlay Districts FIRM Areas A & AE Highrise OverlaySenior Manufactured Home ParkMixed UseOil OverlayCoastal Zone Overlay Boundary FIRM Areas VE Affordable Housing Overlay -H-SR(P.C. Resolution #) -O, -O1 -CZ - FP2- FP3 Proposed Zoning MapCity of Huntington Beach P:\StandardMaps\ProposedZoning_Flood2022.mxd CAUTIONWHEN USING THIS MAP Information shown hereon is a compilation of data from sources of varying accuracy and is provided as a convenience to the user. The City of Huntington Beach does not guarantee its completeness or accuracy. It is the user's responsibility to verify all information to their own satisfaction. Information Services Department HB GISNovember 2022 228 EXHIBIT B – PROPERTIES DESIGNATED WITH THE AFFORDABLE HOUSING OVERLAY APN Address or General Location (for information purposes only) 025-191-44 7950 YORKTOWN AVE 025-180-22 7971 Yorktown 165-312-16 7912 Liberty Ave. 165-312-20 7911 Newman Ave. 107-231-10 16931 Magnolia St 165-293-01 17623 Jacquelyn 142-072-05 15744 Goldenwest St (GWC) 142-072-11 15744 Goldenwest St (GWC) 142-072-02 15744 Goldenwest St (GWC) 142-072-03 15744 Goldenwest St (GWC) 165-081-08 17111 Goldenwest 142-501-09 16761 Burke Ln 142-501-10 16791 Burke Ln 142-143-10 16562 Gothard St 142-491-01 16601 Gothard St 142-501-11 16662 Gothard St 142-492-11 16691 Gothard St 142-491-02 7272 Mars Dr 142-502-07 7372 Prince Dr 142-502-06 7402 Prince Dr 142-492-10 7252 Saturn Dr 142-511-06 16102 Gothard St 142-511-07 7409 Lorge Cir 142-511-08 7451 Lorge Cir 159-201-22 18202 Enterprise Ln 159-202-05 18211 Enterprise Ln 159-211-01 18261 Enterprise Ln 159-211-03 18321 Enterprise Ln 159-211-11 18341 Enterprise Ln 159-211-12 18371 Enterprise Ln 159-201-26 18072 Gothard St 159-202-03 18192 Gothard St 159-202-04 18222 Gothard St 159-211-10 18262 Gothard St 159-211-08 18302 Gothard St 159-212-08 18460 Gothard St 159-212-07 7402 Mountjoy Dr 159-201-37 7462 Talbert Ave 159-201-30 7442 Vincent Cir 159-201-29 7441 Vincent Cir 142-492-05 16561 Gemini Ln 142-492-01 16541 Gothard St 165-391-41 17592 Metzler Ln 229 165-391-23 17622 Metzler Ln 165-392-25 17671 Metzler Ln 165-391-46 17752 Metzler Ln 165-391-47 17762 Metzler Ln 165-392-73 17531 Metzler Ln 165-391-38 17632 Metzler Ln 165-401-01 17800 Gothard St 165-401-24 17832 Gothard St 165-401-25 17852 Gothard St 165-401-26 17872 Gothard St 165-401-27 17892 Gothard St 165-401-28 17912 Gothard St 165-401-03 17922 Gothard St 165-401-04 17952 Gothard St 165-401-22 7451 Talbert Ave 165-401-21 7491 Talbert Ave 142-221-23 16892 Gothard St 142-511-12 16130 Gothard St 142-511-13 16182 Gothard St 142-511-16 16212 Gothard St 142-221-22 16882 Gothard St 142-511-11 7436 Lorge Cir 142-511-10 7452 Lorge Cir 142-221-24 7471 Warner Ave 165-392-40 17616 Gothard St 165-392-39 17682 Gothard St 165-392-38 17712 Gothard St 165-392-15 17577 Metzler Ln 159-201-12 7401 Harriman Cir 159-201-04 7404 TALBERT AVE 159-201-01 7452 TALBERT AVE 159-201-13 7403 HARRIMAN CIR 159-201-05 7400 TALBERT AVE 165-392-60 7461 Talbert Ave 159-201-36 7415 HARRIMAN CIR 159-201-39 7412 TALBERT AVE 142-492-03 7261 MARS DR 142-492-02 7271 MARS DR 159-201-40 7383 HARRIMAN CIR 165-401-12 7401 Harriman Cir 165-401-10 7952 Aldrich Dr 159-212-10 7442 MOUNTJOY DR 159-201-32 7392 VINCENT CIR 159-212-09 7422 MOUNTJOY DR 165-391-43 7492 Slater 165-392-52 17532 Gothard 230 165-401-16 17792 Metzler 165-401-15 17802 Metzler Ln 165-401-14 17812 Metzler 142-491-04 16632 GEMINI LN 165-401-17 17782 Metzler 165-401-11 17892 Metzler 142-491-05 16652 GEMINI LN 165-392-64 16661 Gemini Ln 165-392-63 17592 Gothard St 142-491-03 16622 GEMINI LN 165-401-06 17925 Metzler Ln 159-201-31 7422 VINCENT CIR 159-201-34 18042 GOTHARD ST 142-492-07 16631 GEMINI LN 165-392-71 17582 Gothard St 165-391-44 17532 Metzler 159-211-16 18281 ENTERPRISE LN 165-401-09 17932 Metzler Ln 165-391-39 17662 Metzler 165-391-40 17682 Metzler 159-201-33 18112 GOTHARD ST 159-201-38 7442 TALBERT AVE 165-401-07 17905 Metzler Ln 142-492-08 16651 GEMINI LN 165-391-45 17552 Metzler 165-392-26 17711 Metzler Ln 165-392-70 18921 Gothard St 165-392-69 17631 Metzler 159-211-13 18282 GOTHARD ST 159-211-14 18292 GOTHARD ST 165-401-20 7481 Talbert Ave 159-211-15 18291 ENTERPRISE LN 159-201-28 7421 VINCENT CIR 165-392-72 17741 Metzler Ln 165-401-13 17862 Metzler 165-391-27 17702 Metzler 165-401-08 17875 Metzler Ln 165-401-19 7471 TALBERT AVE 159-201-27 7391 VINCENT CIR 165-401-23 7461 Talbert Ave 165-392-62 16662 Gemini Ln 165-392-44 17582 Gothard St 142-492-09 16661 GEMINI LN 165-392-43 17592 Gothard St 142-491-06 16662 GEMINI LN 142-492-06 16611 GEMINI LN 231 142-221-21 7451 WARNER AVE 142-221-20 NEC Warner and Gothard 142-221-19 NEC Warner and Gothard 142-221-18 NEC Warner and Gothard 142-221-17 NEC Warner and Gothard 159-201-06 7382 Talbert 111-010-39 7242 Slater Ave. 232 233 234 235 229.02 Affordable Housing Overlay District Established The Affordable Housing Overlay (-AHO) District is established and applies to properties designated by this chapter as suitable for residential uses in addition to any uses permitted and existing in the underlying base zoning district. 229.04 Zoning Map Designator and Applicability A. The Affordable Housing Overlay shall be illustrated on the zoning map and all property affected shall add an “-AHO” to the base district designator. B. This chapter shall apply to new multi-family residential projects proposing a minimum of 20 percent of the dwelling units affordable to lower income households as defined by California Health and Safety Code 50079.5, or a successor statute, on sites designated within the Affordable Housing Overlay. C. Projects that do not propose to meet the affordability provisions of this section shall not be eligible for residential development pu rsuant to the Affordable Housing Overlay. 229.06 Permitted Uses and Development Standards A. Permitted Uses. Permitted Uses in the Affordable Housing Overlay district shall be limited to multi-family residential uses subject to the applicability provisions in Section 229.04. 1. Multi-family residential projects meeting the applicability requirements shall be subject to a ministerial review process. Applicants are required to submit a General Planning application for Preliminary Plan Review, accom panied by a fee set by City Council resolution, and including submittal requirements designated by the Community Development Director. The following requirements shall also apply to any application submitted pursuant to the Affordable Housing Overlay: a. A mitigation measure matrix identifying how a project will comply with/incorporate Program EIR No. 22-002 mitigation measures is required as part of the submittal application. b. Subdivisions and deviation requests subject to a Conditional Use Permit or Variance shall be processed in accordance with the provisions of the HBZSO. c. Development in the Coastal Zone shall require a Coastal Development Permit pursuant to Chapter 245. 236 d. The applicant shall also obtain a building permit, in addition to any and all other permits required by the Huntington Beach Municipal Code (HBMC). e. The City shall provide notice to property owners within 300 feet upon approval of a project. The applicant shall p rovide a 300-foot radius map and property owner mailing labels at the time of project submittal. B. Development Standards. The following schedule prescribes development standards for the Affordable Housing Overlay district designated on the zoning map. The first column establishes the basic requirements. Letters in parentheses in the “Additional Requirements” column refer to additional requirements following the schedule. C. All required setbacks shall be measured from ultimate right-of-way and in accordance with the definitions set forth in Chapter 203, Definitions. Property Development Standards AHO Additional Requirements Maximum Density 70 dwelling units/acre Minimum Site Area (acre) 0.5 Minimum Setbacks Front (ft) 20 (A)(B) Side (ft.) 10 (B)(G) Rear (ft.) 10 (B)(G) Maximum Height of Structures 4 stories (C) Maximum Building Length (ft.) 180 (D) Minimum Site Landscaping (%) 8 (E)(F) Maximum Lot Coverage (%) 75 Minimum Open Space (sq. ft. per unit) 100 (J) Building Separation (ft.) 20 Lighting (L) Fences and Walls See Section 230.88 Off-Street Parking and Loading See Ch. 231 (H) Screening of Mechanical Equipment (I) Antenna See Section 230.80 Accessory Structures See Section 230.08 Refuse Storage Areas See Section 230.78 (K) Underground Utilities See Section 17.64 Performance Standards See Section 230.82 Signs See Ch. 233 (N) Building Design Standards (O) Private Storage Space (M) 237 Affordable Housing Overlay: Additional Development Standards (A) Multiple street frontage lots shall provide front yards on each frontage. (B) Projections Into Setbacks. (1) See Section 230.68, Building Projections into Yards. (2) Balconies and bay windows may project into required setbacks and usable open space areas subject to Section 230.68, provided that balconies have open railings, glass, or architectural details with openings to reduce visible bulk. Balconies composed solely of solid enclosures are not allowed to project into required setbacks. (3) Awnings, canopies, covered walkways, covered patios, and uncovered arcades may project into required setbacks and usable open space areas provided that a minimum five-foot setback is maintained to the property line. (C) Height Requirements. See Section 230.70, Measurement of Height, and Section 230.72, Exceptions to Height Limits. (1) Story heights shall not exceed 12 feet from interior finished floor to ceiling. Ground floor residential lobbies, leasing offices, clubhouses, mailrooms, fitness areas, and other common areas shall not exceed 16 feet from floor to ceiling. (2) The number of stories shall include all stories located above finished grade. Parking podiums extending more than five feet above finished grade shall count as a story. Mezzanines or loft areas covering more than one third of the space of a story shall count as a story. (D) Maximum Building Length. The maximum building length is 180 feet. (1) A paseo, which provides pedestrian access, shall count as a break in the building length, provided it is a minimum of 10 feet wide and open to the sky for a minimum depth of 20 feet. (2) A forecourt, with a minimum depth of 40 feet, shall count as a break in the building length. (E) Planting Areas. With the exception of sidewalks, driveways, pathways and paved outdoor seating areas, required front and street side yards sha ll be planting areas. (F) Landscape Improvements. (1) All landscape improvements shall comply with Chapter 232 unless otherwise provided herein. 238 (2) General Tree Requirements. One 36-inch box tree shall be provided for every 45 lineal feet of street frontage planted within the setback areas adjacent to a street. Specimen palms may be substituted at a ratio of one -half foot brown trunk height for one inch of box tree inch required. (G) The side and rear yard setback shall be increased an additional five feet when project is adjacent to existing industrial developed property (H) Off-Street Parking and Loading Provisions. (1) All off-street parking and loading provisions shall comply with Chapter 231 unless otherwise provided herein. Off -street parking spaces shall be provided in accordance with the following: Off-Street Parking Spaces Required in the Affordable Housing Overlay Residential No. Spaces Required Studio/One bedroom 1 space per unit Two bedrooms 2 spaces per unit Three or more bedrooms 2.5 spaces per unit Guests 0.5 space per unit Bicycle Parking Pursuant to Section 231.20 Delivery vehicle 1 space + 1 per 100 units (2) Parking may be provided in a tandem configuration (3) A parking management plan, subject to review and approval by the Community Development Department, shall be required for all projects. (4) Loading area to accommodate rideshare vehicles and moving trucks and passenger pick-up/drop-off shall be provided on-site. (I) All exterior mechanical equipment shall be screened from view from the public right of way. Rooftop equipment must be setback a minimum of 10 feet from building walls, screened on all sides, and integrated into the overall building design. Picket fencing, chain link fencing and exposed sheet metal enclosures are not permitted. A mechanical equipment plan shall be submitted to the Community Development Department to ensure compliance with this provision. (J) Open Space Requirements. (1) The minimum open space area (private and common) shall be 100 square feet per residential unit. For purposes of this subsection, open space shall mean an area which is designed and intended to be used for active or passive recreation. Open space may consist of private and/or common areas. Parking areas, access aisles, and driveways shall not qualify as usable open space. 239 (2) Private Open Space. (a) Private open space shall be provided in porches, patios, or balconies within which a horizontal rectangle has no dimension less than six feet for porches and patios and four feet for balconies. (b) At least 50% of the dwelling units shall be provided a minimum of 60 square feet of private open space. (c) Private open space shall be contiguous to the unit and for the exclusive use of the occupants. Private open space shall not be accessible to any dwelling unit except the unit it serves and shall be physically separated from common areas by a wall or hedge at least 42 inches in height. (3) Common Open Space. (a) Common open space, provided by interior side yards, patios, courtyards, terraces, and rooftop decks, shall be designed so that no dimension is less than 10 feet, shall be open to the sky, and shall not include driveways or parking areas. (b) Projects with more than 20 units shall include at least one amenity, such as a clubhouse, swimming pool, tennis court, volleyball court, outdoor cooking facility, dog park or other recreation facility. Such common amenity spaces shall count toward the common open space requirement. (K) Refuse Storage Areas. See Section 230.78. Every property shall provide trash and recycling enclosures or areas within a building that are capable of handling the refuse generated by that site. (L) Lighting. Lighting shall be provided in all projects along all vehicular accessways and major walkways. Lighting shall be directed onto the driveways and walkways within the development and away from adjacent properties. A lighting plan shall be submitted for approval by the Director. (M) Private Storage Space. At least 50% of the units shall have a minimum of 50 cubic feet of private storage space provided outside such unit. Such private storage space shall be fully enclosed and lockable. (N) See Chapter 233, Signs—Residential, for applicable provisions related to signs. (O) Building Design Standards. Buildings in the Affordable Housing Overlay shall be designed in accordance with the following requirements: 240 (1) A horizontal articulation along the top and base of the building shall be provided on all sides, except where building wall to building wall clearance is five feet or less. (a) Top. An architectural feature or treatment shall be incorporated along the top of the uppermost floor of the façade. Top features can include a cornice, canopy, a shaped or capped parapet, or a façade offset. Fabric or canvas awnings shall not count as a top feature/treatment. (b) Base. An architectural feature or treatment shall be applied along the lower part of the building within the first floor façade to form the base. A base shall be created by using any one or a combination of the following: (i) A visibly thicker and continuous base portion of the wall along the ground, where the wall above the base is set back. (ii) A material and/or color change of the base wall relative to the building wall above. (iii) A horizontal architectural feature at or below the top of the first story, such as an intermediate cornice line or protruding horizontal band. (2) A major façade offset, which is a substantial vertical plane break in a façade, shall be provided. The depth of a major façade offset shall be a minimum of five percent of the width of the largest adjacent horizontal façade segment. (3) A substantial recess/notch in the façade shall be provided with a minimum width of five feet and a minimum depth of three feet. (4) A façade composition change, which results in a substantial change in architectural elements on adjacent segments of an otherwise flat façade, shall be provided. To qualify as a façade composition change, a change in roof form and a roofline height variation between adjacent building volumes shall be utilized in addition to at least one of the following features: (a) A prominent central feature such as a balcony, bay window, porch or portico (b) Change in wall cladding materials and colors (c) Change in window pattern/form (5) All buildings shall have a four-sided architectural design incorporating architectural treatments, materials, and finishes used on the street facing facade, on all other building facades. 241 (6) Main Entrances shall incorporate one or more of the following treatments: (a) A tower or other taller visually prominent feature (b) Architectural accent elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures (c) A recessed entry or recessed bay in the façade incorporating differentiated paving materials, ornamental ceiling treatments, decorative light fixtures, and attractive decorative door pulls, escutcheons, hinges, and other hardware (d) Covered entrance utilizing a projecting canvas or fabric awning, or permanent architectural canopy utilizing materials from the primary building. 229.08 Affordable Units A. For purposes of calculating the number of affordable units required, resulting fractional units shall be rounded up to the nearest whole number. B. All affordable units shall be provided on-site. C. The provisions of Section 230.26. (D) and (F) of the HBZSO shall apply to all residential projects proposed pursuant to this section. D. Projects that meet the affordability provisions of this section shall be eligible for density bonus in accordance with State Density Bonus Law. 229.10 Sunset Clause This ordinance will sunset, unless otherwise extended by the City Council, when the City meets its lower and moderate income RHNA allocation, or on January 1, 2030, whichever occurs first. Approved projects and projects in process shall be exempt from this section pursuant to Section 202.12. 242 ATTACHMENT NO. 11 SUGGESTING FINDINGS FOR APPROVAL ZONING TEXT AMENDMENT NO. 22-009 (BECSP AFFORDABLE HOUSING OVERLAY) 1. Zoning Text Amendment (ZTA) No. 22-009 to amend the Beach and Edinger Corridors Specific Plan (BECSP/SP 14) by expanding the Affordable Housing Overlay in accordance with Housing Element Program 2A, is consistent with the Land Use Element, and conforms to the adopted land use designations for sites within SP 14 identified for inclusion in the Affordable Housing Overlay. ZTA No. 22-009 is consistent with applicable General Plan goals and policies as follows: Housing Element Goal HE 2: Provide adequate sites to accommodate projected housing unit needs at all income levels identified in the 2021-2029 RHNA. Policy 2.1 Variety of Housing Choices: Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations that are near services, transit, promote walkability, and are moderate to highest resource areas. Policy 2.3 Housing Overlay: Facilitate the provision of housing affordable to lower income households through the creation of a citywide housing overlay on sites identified within the Housing Element. Policy 2.4 Beach and Edinger Corridors Specific Plan: Facilitate the provision of housing affordable to lower income households within the Beach and Edinger Corridors Specific Plan, which has higher access to public transit/freeways and employment opportunities in a variety of sectors to assist increasing job proximity for residents of all income levels. The proposed amendment to the BECSP expands the existing Affordable Housing Overlay, ensuring the City provides capacity (through zoning) to accommodate the RHNA at all income levels. The provisions of the Affordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units affordable to lower income households are eligible for a ministerial approval process in addition to other flexible development standards. The BECSP provides for mixed use (commercial/residential) development emphasizing pedestrian-oriented public improvements along two major arterials in the City with access to transit and freeways. 243 Goal HE 3: Provide for safe and decent housing for all economic segments of the community. Policy 3.1 Housing Diversity: Encourage the production of housing that addresses the diverse housing needs of all economic segments of the community, including low, moderate, and above moderate-income households. Policy 3.3 Affordable Housing Incentives: Facilitate the development of affordable housing through regulatory incentives and concessions, density bonuses, financial assistance, or other methods. Funding priority should be granted to projects providing extremely low-income units. Proactively seek out new methods and approaches in the provision of affordable housing. Goal HE 4: Reduce governmental constraints to housing production, with an emphasis on improving processes for projects that provide on-site affordable units. Policy 4.1 Regulatory Incentives for Affordable Housing: Support the use of density bonus as permitted in applicable regulations, to offset or reduce the costs of developing affordable housing while addressing potential impacts per the City’s standard review process. Policy 4.3 Efficient Development Processing: Explore continued improvements in the project entitlement process to further streamline and coordinate the processing of permits, design review and environmental clearance with emphasis on streamlining processes for housing developments that provide on-site affordable units. ZTA No. 22-009 proposes to expand the existing Affordable Housing Overlay to facilitate the provision of affordable housing for lower income households by removing regulatory constraints, such as the conditional use permit process, and includes incentives, such as reduced parking requirements, to offset the costs of developing affordable housing. The provisions of the Affordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units to be affordable to lower income households are eligible for a streamlined ministerial approval process. In addition, projects within the Affordable Housing Overlay are eligible to request concessions and waivers pursuant to State Density Bonus Law, which further reduces constraints to the provision of affordable housing. Land Use Element Policy LU-1.A.: Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation. 244 Goal LU-4: A range of housing types is available to meet diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Policy LU-4.A: Encourage a mix of residential types to accommodate people with diverse housing needs. Policy LU-4.B: Improve options for people to live near work and public transit. The proposed amendment to the BECSP would ensure that the lower income RHNA is accommodated in areas already designated and zoned for residential uses at the minimum “default” density consistent with the existing General Plan Land Use Map. The expansion of the Affordable Housing Overlay within the BECSP would ensure that future development is consistent with the existing General Plan land use designations for the development sites. The focus of the Affordable Housing Overlay is to encourage and facilitate affordable housing by requiring a minimum of 20 percent of the units in a proposed residential development to be affordable to lower income households in an area that already allows higher density multi-family residential uses. The Affordable Housing Overlay also provides regulatory incentives to further encourage the provision of affordable housing for target populations with diverse housing needs, such as seniors, female-headed households, large families, disabled persons, homeless persons and low-income households. Additionally, the proposed Affordable Housing Overlay within the BECSP concentrates potential development along Beach Boulevard, which is an Orange County Transportation Authority operated bus route. 2. The change proposed is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. The Affordable Housing Overlay already exists within the BECSP and is proposed to be expanded. The Affordable Housing Overlay will facilitate the development of affordable housing in an area that already allows for high density multi-family residential uses. Future development under the Affordable Housing Overlay will be consistent with the existing and allowed development pattern along the Beach Boulevard corridor and subject to the development and design standards that are applicable throughout the rest of the BECSP area. 3. A community need is demonstrated for the change proposed. The Affordable Housing Overlay addresses the need for housing, particularly affordable housing, in the City of Huntington Beach. The Affordable Housing Overlay will incentivize the provision of housing, including affordable housing, for households and individuals who live and work in the community. The Affordable Housing Overlay also ensures the City will be able to accommodate the lower income RHNA and obtain certification of the Housing Element from the California Department of Housing and Community Development (HCD). HCD certification of the Housing 245 Element enables the City’s eligibility for state funding to address homelessness and other housing programs. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The BECSP provides for mixed use (commercial/residential) development emphasizing pedestrian-oriented public improvements along two major arterials in the City with access to transit and freeways. The areas designated for an Affordable Housing Overlay are well connected areas with access to services, jobs, and community facilities. The Affordable Housing Overlay areas are located along or have access to arterials and would not divide existing established neighborhoods. The standards proposed for the Affordable Housing Overlay consider the mixed use environment and minimize impacts between different adjacent land uses. 246 247 248 1 LEGISLATIVE DRAFT – Zoning Text Amendment No. 22-009 All changes proposed for Book II – Development Code Pages 10 & 11: Figure 2.1 – Remove Affordable Housing Overlay yellow demarcation from properties on map figure and corresponding segments on pages 14, 20, and 22 249 2 Page 14: Page 20: 250 3 Page 22: Page 30: 2.2.4 Affordable Housing Overlay 1) Regulations a) General i) This section shall apply to any property within the Specific Plan area that allows multi-family residential uses. ii) This section shall apply to nNew multi-family residential projects proposed pursuant to the Affordable Housing Overlay shall provide proposing a minimum of 20 percent of the dwelling units affordable to lower income households as defined by California Health and Safety Code Section 50079.5, or a successor statute, on sites designated within the Affordable Housing Overlay. iii) For purposes of calculating the number of affordable units required, resulting fractional units shall be rounded up to the nearest whole number. iv) All affordable units shall be provided on-site. v) The affordable housing provisions of Section 2.2.3 d), e), f) and g) shall apply to all residential projects proposed pursuant to this section. vi) Residential projects proposed pursuant to this section shall not be subject to the residential MAND specified in Section 2.1.1. Residential development within the Overlay shall allow for the construction of 413 lower income units. 251 4 b) Development Standards i) Residential projects proposed pursuant to this section shall be permitted by right and a Site Preliminary Plan Review application shall be submitted for review by the Department of Community Development. A mitigation measure matrix identifying how a project will comply with/incorporate the Program EIR mitigation measures is required as part of the submittal application. ii) There shall be no requirement for commercial uses or square footage in residential projects proposed pursuant to this section. iii) On-site parking shall be required as follows: Studio/1-bedroom: 1 space per unit 2-bedrooms: 2 spaces per unit 3 or more bedrooms: 2.5 spaces per unit Guest: 0.5 space per unit iv) Except as permitted in this subsection, all other development standards specified in the applicable specific plan segment shall apply. c) Miscellaneous Provisions i) The regulations of this section shall not apply to residential projects on sites within the Affordable Housing Overlay that do not provide at least 20 percent affordable lower income units on-site. In addition, all of the following shall apply: (1) The residential MAND as specified in Section 2.1.1; (2) The affordable housing requirements of Section 2.2.3; and (3) All other requirements of this specific plan. ii) The Affordable Housing Overlay will sunset, unless otherwise extended by the City Council, when the City meets its lower income RHNA allocation, or on January 1, 2030, whichever occurs first. Approved projects and projects in process shall be exempt from this section pursuant to Section 202.12 HBZSO. 252 ATTACHMENT NO. 13 SUGGESTED FINDINGS FOR APPROVAL ZONING TEXT AMENDMENT NO. 22-007 (HOLLY SEACLIFF SPECIFIC PLAN AFFORDABLE HOUSING OVERLAY) 1. Zoning Text Amendment (ZTA) No. 22-007 to amend the Holly Seacliff Specific Plan (SP 9) to establish an Affordable Housing Overlay implements program actions identified in the Housing Element and is consistent with the Land Use Element and applicable General Plan goals and policies as follows: Housing Element Goal HE 2: Provide adequate sites to accommodate projected housing unit needs at all income levels identified in the 2021-2029 RHNA. Policy 2.1 Variety of Housing Choices: Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations that are near services, transit, promote walkability, and are moderate to highest resource areas. Policy 2.3 Housing Overlay: Facilitate the provision of housing affordable to lower income households through the creation of a citywide housing overlay on sites identified within the Housing Element. The proposed amendment to SP9 establishes an Affordable Housing Overlay, ensuring the City provides capacity (through zoning) to accommodate the RHNA at all income levels. The provisions of the Affordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units affordable to lower income households are eligible for a ministerial approval process in addition to other flexible development standards. Affordable Housing Overlay sites within SP9 are located in highest resource areas and provide access from Goldenwest Street, a major/primary arterial in the City. Goal HE 3: Provide for safe and decent housing for all economic segments of the community. Policy 3.1 Housing Diversity: Encourage the production of housing that addresses the diverse housing needs of all economic segments of the community, including low, moderate, and above moderate-income households. Policy 3.3 Affordable Housing Incentives: Facilitate the development of affordable housing through regulatory incentives and concessions, density bonuses, financial assistance, or other methods. Funding priority should be granted to projects 253 providing extremely low-income units. Proactively seek out new methods and approaches in the provision of affordable housing. Goal HE 4: Reduce governmental constraints to housing production, with an emphasis on improving processes for projects that provide on-site affordable units. Policy 4.1 Regulatory Incentives for Affordable Housing: Support the use of density bonus as permitted in applicable regulations, to offset or reduce the costs of developing affordable housing while addressing p otential impacts per the City’s standard review process. Policy 4.3 Efficient Development Processing: Explore continued improvements in the project entitlement process to further streamline and coordinate the processing of permits, design review and environmental clearance with emphasis on streamlining processes for housing developments that provide on -site affordable units. ZTA No. 22-007 proposes to establish an Affordable Housing Overlay to facilitate the provision of affordable housing for lower income households by removing regulatory constraints, such as the conditional use permit process, and includes incentives, such as reduced parking requirements, to offset the costs of developing affordable housing. The provisions of the Affordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units affordable to lower income households are eligible for a streamlined ministerial approval process. In addition, projects within the Affordable Housing Overlay are eligible to request concessions and waivers pursuant to State Density Bonus Law, which further reduces constraints to the provision of affordable housing. Land Use Element Policy LU-1.A.: Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation. Goal LU-4: A range of housing types is available to meet diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Policy LU-4.A: Encourage a mix of residential types to accommodate people with diverse housing needs. Policy LU-4.B: Improve options for people to live near work and public transit. The proposed amendment to SP 9 would ensure that the lower income RHNA is accommodated while retaining the base land use and zoning designation. Property 254 owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay. As an alternative, the Affordable Housing Overlay would enable property owners to develop multi -family residential uses in appropriate areas with access to services, jobs and community facilities while avoiding encroachment upon established residential neighborhoods. The focus of the Affordable Housing Overlay is to encourage and facilitate affordable housing by requiring a minimum of 20 percent of the units in a proposed residential development to be affordable to lower income households. The Affordable Housing Overlay also provides regulatory incentives to further encourage the provision of affordable housing for target populations with diverse housing needs, such as seniors, female-headed households, large families, disabled persons, homeless persons and low-income households. Additionally, the proposed Affordable Housing Overlay is located in proximity to services and jobs with access from Goldenwest Street, a major/primary arterial in the City. 2. The change proposed is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. Sites designated with an Affordable Housing Overlay will retain their base land use and zoning designation. Property owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay. The Affordable Housing Overlay will enable property owners to develop multi-family residential uses as an alternative to the base zoning district provided that a minimum of 20 percent of the units are affordable to lower income households. The development standards consider the context of the surrounding area and, in conjunction with applicable performance standards and mitigation measures, would ensure impacts between different adjacent land uses are minimized. 3. A community need is demonstrated for the change proposed . The Affordable Housing Overlay addresses the need for housing, particularly affordable housing, in the City of Huntington Beach. The Affordable Housing Overlay will incentivize the provision of housing, including affordable housing, for households and individuals who live and work in the community. The Affordable Housing Overlay also ensures the City will be able to accommodate the lower income RHNA and obtain certification of the Housing Element from the California Department of Housing and Community Development (HCD). HCD certification of the Housing Element enables the City’s eligibility for state funding to address homelessness and other housing programs. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The areas designated for an Affordable Housing Overlay are well connected areas with access to services, jobs, and community facilities. The Affordable Housing Overlay area is located along an arterial and would not 255 encroach into existing established neighborhoods. The standards proposed for the Affordable Housing Overlay consider the mixed use context of the area and minimize impacts between different adjacent land uses. 256 257 258 259 HOLLY-SEACLIFF SP ECIFIC PLAN V O L U M E 1 O F 2 CITY OF HUNTINGTON BEA CH SPECIFIC PLAN 9 II ADOPTED APRIL 20, 1992 ORDI NANCE NO. 3128 II 260 SPECIFIC PLAN AMENDMENTS Date Ordinance No. Adopted April 20, 1992 Ordinance No. 3128 Amended May 19, 1992 Ordinance No. 3145 Amended September 21, 1992 Ordinance No. 3170 Amended August 2, 1994 Ordinance No. 3243 Amended August 15, 1994 Ordinance No. 3244 Amended June 1, 1995 Ordinance No. 3280 Amended April 7, 1997 Ordinance No. 3350 Amended July 6, 1998 Ordinance No. 3400 Ordinance No. 3402 Amended July 5, 2022 Ordinance No. 4256 Amended December XX, 2022 Ordinance No. XXXX 261 (hssp98) T A B L E O F C O N T E N T S Section Description Page I. INTRODUCTION A. Purpose and Intent .................................................................................................I-1 B Goals......................................................................................................................I-1 C. Project Area Description........................................................................................I-2 D. Planning Background.............................................................................................I-2 II. DEVELOPMENT CONCEPT A. General Development Plan ...........................................................................II-1 II-2 B. Land Use Categories .....................................................................................II-1 II-2 1. Residential ........................................................................................II-1 II-2 2. Mixed Development. .............................................................................II-2 II-10 3. Commercial.....................................................................................II-3 II-10 4. Industrial .........................................................................................II-3 II-10 5. Open Space .....................................................................................II-3 II-10 C. Circulation Plan ..........................................................................................II-3 II-10 D. Open Space/Recreation System ...................................................................II-4 II-11 E. Grading Guidelines .....................................................................................II-4 II-11 F. Public Facilities...........................................................................................II-6 II-15 G. Community Theme Guidelines ................................................................. II-12 II-22 III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent .....................................................................................III-1 III-2 B. Definitions .................................................................................................III-1 III-2 C. General Provisions .....................................................................................III-2 III-3 D. Development Standards ......................................................................... III-10 III-13 1. Low Density Residential 1........................................................ III-10 III-13 2. Low Density Residential 2........................................................ III-13 III-16 3. Low Density Residential 3........................................................ III-16 III-19 4. Medium Density Residential ..................................................... III-20 III-22 5. Medium High Density Residential ............................................ III-23 III-25 6. Affordable Housing Overlay...................................................................... III-29 6 7. Mixed Development........................................................................ III-25 III-30 7.8. Commercial................................................................................ III-31 III-35 8. 9. Industrial .................................................................................... III-32 III-35 9. 10. Open Space ................................................................................ III-32 III-36 262 (hssp98) Section Description Page IV. ADMINISTRATION A. Development Phasing Plan ....................................................................... IV-1 IV-2 B. Public Facilities Improvement Responsibilities ....................................... IV-1 IV-2 C. Methods and Procedures .......................................................................... IV-2 IV-4 D. Density Transfer Procedure ..................................................................... IV-3 IV-5 E. Acreage/Boundary Changes ..................................................................... IV-5 IV-6 V. LEGAL DESCRIPTION.................................................................................... V-1 VI. MITIGATION MEASURES.............................................................................. VI-1 HOLLY-SEACLIFF SPECIFIC PLAN TECHNICAL APPENDIX (Separate Document) 263 (hssp98) LIST OF EXHIBITS Exhibit No. Title Following Page 1 Vicinity Map ................................................................................................... I-2 I-3 2 Existing Zoning............................................................................................... I-2 I-4 3 General Development Plan ...........................................................................II-1 II-3 4 Planning Area I Development Plan ..............................................................II-1 II-5 5 Planning Area II Development Plan .............................................................II-1 II-6 6 Planning Area III Development Plan............................................................II-1 II-7 7 Planning Area IV Development Plan............................................................II-1 II-8 8 Circulation Plan .........................................................................................II-3 II-12 9 Open Space, Park and Trail Plan ................................................................II-4 II-13 10 Infrastructure Schematic Plan - Drainage and Sewer Systems...................II-6 II-17 11 Infrastructure Schematic Plan - Water Systems .........................................II-6 II-18 12 Community Theme Plan ..........................................................................II-12 II-24 13 Main Street Streetscape Section........................................................... II-14 II-28 14 Goldenwest Street Streetscape Section...................................................II-14II-29 15 Gothard Street Streetscape Section........................................................II-14 II-30 16 Overlay Areas .........................................................................................III-3III-6 17 Recreation/Open Space Corridor Section ............................................... III-4III-7 18 Commercial/Industrial Separation ..........................................................III-4III-8 19 Transportation/Trail Corridor Section ................................................III-22III-26 20 Biological Resources .........................................................................................V-11 264 (hssp98) LIST OF TABLES Table No. Table Following Pages 1 Land Use Table ...........................................................................................II-1 II-4 2 Development Phasing Plan .......................................................................IV-1 IV-3 265 I. INTRODUCTION 266 I-1 I. INTRODUCTION A. Purpose and Intent The Holly-Seacliff Specific Plan provides the development standards, design theme and administrative procedures necessary to implement the policies of the City of Huntington Beach General Plan and the Holly-Seacliff Master Plan (General Plan Amendment 89-1). The Specific Plan also provides for application of mitigation measures contained in Final Environmental Impact Report 89-1 and implements the provisions of Development Agreement No. 90-1 for the Holly-Seacliff area. B. Goals The purpose of the Specific Plan is to implement the goals of the Holly-Seacliff master plan, including: • Distribution of planned residential uses, definition of permitted housing types, and provision of a diversity of housing types. • Location, character and intensities of planned commercial, industrial and mixed development uses. • Alignments and design of arterial highways and locations of traffic control devices. • Design of community open spaces, parks, trails and recreation facilities. • Grading guidelines. • Design of required public facilities to serve existing and proposed development. • Design and implementation of the community theme elements. This Specific Plan is regulatory in nature and serves as zoning for the Holly- Seacliff area. Subsequent development plans, vesting tentative tract maps, tentative tract maps, parcel maps and other entitlement requests for the project site must be consistent with both this Specific Plan, the City of Huntington Beach General Plan and the Holly-Seacliff General Plan Amendment No. 89-1. 267 I-2 C. Project Area Description Location The Specific Plan covers 565 acres located in the central portion of the City of Huntington Beach as depicted in Exhibit 1 (Vicinity Map). A legal description of properties included in the Specific Plan project area may be found in Section V. Present land uses surrounding the site include Huntington Central Park, Ocean View Mobile Estates and industrial uses to the north; residential and office uses to the east; the Huntington Beach Civic Center, Huntington Beach High School, Seacliff Country Club and residential uses to the south; and the Bolsa Chica lowlands to the west. The Holly-Seacliff Specific Plan excludes properties contained in the previously adopted Ellis-Goldenwest Specific Plan. Exhibit 2 illustrates the existing zoning within the Specific Plan area. Regional access to the project site is provided from the San Diego Freeway (I- 405) directly from the Goldenwest interchange. Pacific Coast Highway (State Highway 1) provides access from coastal areas to the north and south. Local access is provided via Edwards, Goldenwest, Gothard and Main Streets and Ellis, Garfield and Yorktown Avenues. D. Planning Background There are a number of previous approvals related to land use regulations affecting the Holly-Seacliff Specific Plan Area. These previous approvals include: 1. The Ellis-Goldenwest Specific Plan, approved by the Huntington Beach City Council through its adoption of Ordinance No. 2998 on June 26, 1989. (Not a part of the Holly-Seacliff Specific Plan.) 2. Final Environmental Impact Report No. 88-2 prepared for the Ellis- Goldenwest Specific Plan (adopted on May 1, 1989, by Resolution No. 6022). 3. Holly-Seacliff General Plan Amendment No. 89-1 approved by the City Council through its adoption of Resolution No. 6098 on January 8, 1990. 4. Final Environmental Impact Report No. 89-1 prepared for the Holly- Seacliff General Plan Amendment (adopted on January 8, 1990, by Resolution No. 6097). 5. Holly-Seacliff Development Agreement No. 90-1 (adopted on November 5, 1990, by Ordinance No. 3080). 268 Irby Bartlett Edison Huntington Central West Huntington Central East SportsComplex Shipley NatureCenter Helme Pat t i n s o n Well Farquhar Pleasant View GoldenView MarineViewLarkView Bolsa View Orange CountyRegionalMoffettHope ViewFinley Blu f f T o p Drew LakeView Edison Bluf f T o p Terry Lake TalbertLangenbeck NewlandPerryBaca SunView Manning Green CollegeView Bailey McCallen OakView Wardlow Carr Bauer Worthy Murdy Gibbs LambertTriangle Disc o v e r yParkside PacificCity Don KiserMunicipal Yard Civic Center City Gym& Pool Lake ParkClubhouse Edison LandscapeMaintenance Yard Oak ViewBranch Library Oak View Lake ViewClubhouse Murdy Newland Barn Beach MaintenanceYard Utilities Operations& Warehouse Main StreetBranch Library HB ArtCenter Senior Center inCentral Park Central Library Meadowlark Golf Course Huntington ClubPalmAve.Main St.Yorktown Ave. Paci f i c C o a s t H w y . Talbert Ave. Warner Ave. Slater Ave. Heil Ave.Magnolia St.Ellis Ave. Garfield Ave.Magnolia St.NewlandSt.Hamilton Ave. Adams Ave. Indianapolis Ave. Atlanta Ave.Newland St.BeachBlvd.BeachBlvd.MagnoliaSt.Ora n g e A v e .Lake St.Goldenwest St.Yorktown Ave. Garfield Ave. Heil Ave. Warner Ave. Slater Ave. Talbert Ave. Ellis Ave. Heil Ave. Warner Ave.Newland St.Beach Blvd.GoldenwestSt.Edwards St.Springdale St.Slater Ave. TalbertAve.Graham St.Gothard St.Gothard St.PacificCoastHwy.Main St.Pal m A v e . Atlanta Ave. Adams Ave.Lake St.Delaware St.BeachBlvd.GoldenwestSt.6th St.17th St.Se a p o intS t.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA VICINITY MAP Exhibit 1269 270 I-5 (hssp98) The Holly-Seacliff Development Agreement establishes the contractual development responsibilities between the City of Huntington Beach, Pacific Coast Homes and Garfield Partners regarding project phasing, open space dedications, infrastructure improvements, reimbursable costs and other obligations for each party. Although the Holly-Seacliff Development Agreement applies only to the portions of the Holly- Seacliff area to be developed by the parties specified in the Agreement, it does provide for the future public infrastructure improvements for all the Holly-Seacliff area. The Specific Plan is an integral component for the implementation of the Development Agreement. The Holly-Seacliff Specific Plan is divided into four Planning Areas (I through IV) and establishes the general provisions and procedures to implement development of the Holly-Seacliff area under General Plan Amendment No. 89-1 271 II. DEVELOPMENT CONCEPT 272 II-2 (hssp98) II. DEVELOPMENT CONCEPT A. General Development Plan The development concept for the Holly-Seacliff Specific Plan is designed in concert with the site's cultural and natural features to provide for a variety of compatible land uses: residential, commercial, mixed development, industrial, open space, parks and recreation areas. The Holly-Seacliff area will be a large master-planned community located within the central area of the City of Huntington Beach. Residential areas are planned at a range of densities to provide a variety of housing types, ranging from large detached single-family homes to various types of multi-family dwellings. The lower-density residential areas are located in the western and central portions of the project and the area abutting Seacliff Country Club. The medium density areas are predominately located in the eastern and central portion of the community, along Garfield Avenue, Main Street and Gothard Street. Medium-high density areas are planned along Garfield Avenue, near planned commercial and industrial uses. High-density areas are concentrated near the intersection of Goldenwest Street and Garfield Avenue. A total of 475 residential units are also planned as part of a mixed development project as part of the Seacliff Village area. An industrial park area is centrally located within the community, at the intersection of the major arterial roadways for convenient access and exposure. Neighborhood and convenience commercial centers will be located along Garfield Avenue to serve the residents' shopping and service needs. The Specific Plan also identifies public facilities including three neighborhood parks. The project is divided into four individual Planning Areas (I through IV), as shown on Exhibit 3, General Development Plan and Exhibits 4,5,6, and 7. A summary of land uses within each Planning Area can be found on Table 1, Land Use Table. The purpose of identifying individual Planning Areas is to allow development of individual distinct identities, focusing on the particular character of land uses within each of the specific areas. B. Land Use Categories The following sections describe the development concepts for each land use within the four Planning Areas. 1. Residential Land Uses The Holly-Seacliff Specific Plan provides for a range of residential densities and a variety of housing types, consistent with residential densities permitted throughout the City of Huntington Beach. 273 WellOrange CountyRegionalFinley Baca Green McCallen Disc o v e r y Civic Center Utilities Operations& Warehouse Huntington Club Ellis Ave.Gothard St.GarfieldAve.SeapointSt.Main St.Yorktown Ave.Lake St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA SPECIFIC PLAN GENERAL DEVELOPMENT PLAN Exhibit 3 I-4OS III-8OS OS III-1RM I-1RL-1 I-2RL-1 I * II-1RL-3 II-2RM II-3RM * II-4RMH II-7RMH II-5RMHII-6RMH IV-6RM IV-2RM IV-1RMIVIV-5I IV-3I IV-4MD III-6CIII-3/4RL-3 III-5/7RL-3* III-2RL-2 I-3RL-1 II III Coastal ZoneBoundary ±Goldenwest St.Goldenwest St.Garfield Ave.Main St.Clay Ave. II-8I LEGEND Neighborhood Parks* CommercialC IndustrialI Open SpaceOS Planning AreaII Planning UnitI-1 Mixed DevelopmentMD RL-1 Low Density Residential 11 DU/Lot RL-2 1 DU/LotLow Density Residential 2 RL-3 1 DU/LotLow Density Residential 3 RM 15 DU/AcreMedium Density Residential RMH 25 DU/Acre Medium-High DensityResidential 274 II-4 (hssp98) TABLE 1 HOLLY-SEACLIFF SPECIFIC PLAN LAND USE TABLE** PLANNING AREA PLANNING UNIT LAND USE CATEGORY GROSS ACRES TOTAL UNITS MAXIMUM GROSS DENSITY AVERAGE GROSS DENSITY DEV. STANDS. (PAGE) I I-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10 I-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10 I-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10 I-4 OPEN SPACE 16 III-32 SUBTOTAL 64 160 II*** II-1 RESIDENTIAL-LOW DENSITY 3 62* 310 7 4.1 III-16 II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 11.0 III-20 II-3 RESIDENTIAL-MEDIUM DENSITY 34* 390 15 13.0 III-20 II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 16.6 III-23 II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-23 II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-23 II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-23 II-8 INDUSTRIAL 32 III-31 SUBTOTAL 191 1,535 III III-1 RESIDENTIAL-MEDIUM DENSITY 19 285 15 15.0 III-20 III-2 RESIDENTIAL-LOW DENSITY 2 105 397 7 3.8 III-13 III-3/4 RESIDENTIAL-LOW DENSITY 3 21 86 5 5 III-16 III-5/7 RESIDENTIAL-LOW DENSITY 3 26** 119 5 5 III-16 III-6 COMMERCIAL 11 III-31 III-8 OPEN SPACE 16 III-32 SUBTOTAL 198 887 IV*** IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-20 IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-20 IV-3 INDUSTRIAL 9 III-31 IV-4 MIXED DEVELOPMENT 53 165 25 14.4 III-25 IV-5 INDUSTRIAL 22 III-31 IV-6 RESIDENTIAL-MEDIUM DENSITY 2 35 16.59 16.59 III-20 SUBTOTAL 110 475 TOTAL 563 3,057 * Includes 4-acre Neighborhood Park. ** Includes 5-acre Neighborhood Park. *** Does not include units permitted by right under the Affordable Housing Overlay. 275 276 Well Baca Green Utilities Operations& Warehouse Gothard St.GoldenwestSt.GothardSt.Garfield Ave.Garfield Ave.Main St.Main St.Ellis Ave.Huntington St.PromenadePkwy.Stewart Ln.Stewart Ln.Clay Ave.Holly Ln.Holly Ln.Huntington St.Clay Ave.Clay Ave. Pro m e n a d e P k w y .Huntington St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA PLANNING AREA IIDEVELOPMENT PLAN Exhibit 5 II-3RM II-2RMIIII-1RL-3 II-8I II-4RMH NOTE:See Exhibit 12 forLandscape Legend 62 AC*310 DU*includes a4 AC Park 34 AC390 DU*includes a4 AC Park 40 AC415 DU 9 AC170 DU 32 AC II-6RMH II-5RMH II-7RMH 4 AC75 DU 4 AC75 DU 6 AC100 DU Affordable HousingOverlay 277 278 Civic CenterGothard St.Garfield Ave.Main St.Main St.Yorktown Ave.Goldenwest St.Stewart Ln.Stewart Ln.Clay Ave.Holly Ln.Holly Ln.Clay Ave. CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA PLANNING AREA IVDEVELOPMENT PLAN Exhibit 7 IV-6RM2 AC IV-2RM8 AC120 DU IV-1RM16 AC155 DU IV IV-5I22 AC IV-3I9 AC IV-4MD53 AC475 DU NOTE:See Exhibit 12 forLandscape Legend Affordable HousingOverlay 279 II-9 (hssp98) a. Low Density The Low Density categories are characterized by densities ranging from 4 to 7 dwelling units per acre. Lots located in Planning Area I (RL-1) will be oriented to maximize their relationship to the linear park and provide unobstructed coastal views from blufftop areas. Permitted uses include lot sale subdivisions and detached single-family home subdivisions. Low-density uses (RL-2) in Planning Area III are planned for areas abutting the private Seacliff Golf Course. Low-density (RL-3) uses in Planning Area II are planned as small lot detached single-family homes oriented in a traditional neighborhood setting. a. Medium Density The Medium Density (RM) category is planned to include densities ranging from 7 to 15 dwelling units per gross acre. Product types include single-family detached, single-family attached, and multi- family residential homes. Medium Density areas are planned within Planning Areas II, III and IV. The single- family attached products will be two-story townhomes or flats. The multi-family units will be two and three- story condominiums/stacked flats and apartments. b. Medium-High Density The Medium-High Density (RMH) category is characterized by densities ranging from 15-25 dwelling units per gross acre. Product types include multi-family uses such as condominium/stacked flats and apartments. Single-family attached units will be permitted, however this category will be primarily multi-family uses. Medium-High density areas are planned within Planning Areas II and III, along Garfield Avenue. c. Affordable Housing Overlay The Affordable Housing Overlay (AHO) is characterized by residential uses developed at a maximum densities ranging from 35 to 70 dwelling units per acre. Product types include multi-family uses such as condominium/stacked flats and apartments. This category will allow for multi-family uses within Planning Areas II and IV, along Goldenwest Street and Garfield Avenue. 280 II-10 (hssp98) 2. Mixed Development The Mixed Development category allows for the creative combination of commercial, limited public and residential uses in a compatible manner. Residential products may include townhomes, condominiums, stacked flats and apartments. Public uses may include senior care facilities, general day care facilities and churches. The proposed uses will be clustered around a retail center providing a focal point for the entire project area. The location for the mixed development is in Planning Area IV, diagonally across from the Civic Center. 3. Commercial Land Uses Commercial land uses within the Holly-Seacliff Specific Plan Area are planned along Garfield Avenue within Planning Areas III. The uses for these sites are expected to be those characteristic of a neighborhood commercial center, designed mainly to meet the local community shopping needs and reduce trips outside of the project area. 4. Industrial The Industrial area, which currently is the center of oil production and oil- related services and storage uses, is intended to be developed as light industrial. The Industrial land uses within Holly-Seacliff are located at the intersection of Garfield Avenue and Goldenwest Street and Clay Avenue and Stewart Street, within Planning Areas II and IV. 5. Open Space Open Space areas are designated within Planning Areas I and III. These areas are planned to be incorporated into the Bolsa Chica Linear Regional Park which will feature trails and passive recreation uses. C. Circulation Plan The Circulation Plan, Exhibit 8, depicts the general alignments and classifications of arterial highways within the Specific Plan area. The Circulation Plan is in accordance with provisions contained in the Holly-Seacliff Development Agreement 90-1. The Development Agreement provides a phasing plan for street improvements to correspond to the phased development in the Specific Plan area and to comply with and satisfy mitigation measures contained in Final Environmental Impact Report No. 89-1. Additionally, as stated in the Development Agreement, development projects within the Specific Plan area will be conditioned to participate in construction or fair-share funding associated with required infrastructure improvements needed to serve the Holly-Seacliff area. The overall circulation concept relies on a hierarchy of circulation features ranging from major arterials to local residential streets. The system is designed to accommodate City- generated through-traffic while discouraging intrusion into individual neighborhood areas. Orange County Transit District bus stops shall be provided at locations as shown on Exhibit 281 II-11 (hssp98) 12. Additional bus stops may be required at the time of development. A transportation corridor has been designated within Planning Area II. See Development Standards for Residential Medium and Medium High Densities for details. All streets shown on the Circulation Plan are public streets unless otherwise indicated. All public streets shall be developed to local street standards (as a minimum) as shown on the Standard Plans of the Public Works Department. All new traffic signals installed as part of development within the Specific Plan area shall be equipped with "Opticom" control devices. Detailed street plans and operational criteria can be found in the Holly Seacliff Specific Plan Technical Appendix. D. Open Space/Recreation System The Specific Plan designates 44 acres of open space and park uses (see Exhibit 9). Thirty- two (32) acres within Planning Areas I and III are to be dedicated per Development Agreement 90-1 to the City for the Bolsa Chica Linear Regional Park, which is planned to form a continuous open space corridor along the bluffs between Talbert Avenue and the Pacific Coast Highway for trails and passive recreation use. Three neighborhood park areas with a minimum of four acres each are designated per Development Agreement 90-1 within the residential neighborhoods in Planning Areas II and III. These neighborhood facilities will provide local open space and recreational amenities. Neighborhoods within the Specific Plan area will be linked to major open space/recreation facilities such as Huntington Central Park and the Bolsa Chica Linear Regional Park by bike lanes on all arterials. Private recreational facilities will typically be provided within the multi-family residential projects for the use of the residents within these developments, adding to the public recreational opportunities available within the Holly Seacliff project. E. Grading Guidelines Grading will be required to construct streets, infrastructure and other site improvements and to create properly drained development areas. Another grading objective will be to balance cut and fill within the project area. It is intended that borrow sites, stockpiling and normal grading operations and procedures will occur within each of the individual planning areas. 282 WellOrange CountyRegionalFinley Baca Green McCallen Disc o v e r y Civic Center Utilities Operations& Warehouse Huntington Club Ellis Ave.Gothard St.GarfieldAve.SeapointSt.Main St.Yorktown Ave.Lake St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA SPECIFIC PLAN CIRCULATION PLAN Exhibit 8 OS OS OS RM RL-1 RL-1 * RL-3 RM RM * RMH RMH RMH RMH RM RM RMI I MD CRL-3 RL-3* RL-2 RL-1 Coastal ZoneBoundary ±Goldenwest St.Goldenwest St.Garfield Ave.Main St.Clay Ave. I LEGEND SECONDARY HIGHWAY 4 Lane - Divided Edwards Street Ellis Avenue (East of Gothard) Gothard Street MODIFIED SECONDARY HIGHWAY 4 Lane - Divided Garfield Avenue (West of Seapoint) MODIFIED MAJOR HIGHWAY 4 Lane - Divided Garfield Avenue (East of Seapoint, West of Goldenwest) Goldenwest Street (North of Garfield) MAJOR ARTERIAL HIGHWAY 6 Lane - Divided Garfield Avenue (East of Goldenwest) Goldenwest Street (South of Garfield) PRIMARY HIGHWAY4 Lane - Divided Ellis Avenue (West of Gothard) Main Street Seapoint Street Yorktown Avenue NOTE: See Technical Appendix forright-of-way requirementsand striping plans. All localstreets shown shall be publicunless designated with *which may be private. ___ e ` ````________283 WellOrange CountyRegionalFinley Baca Green McCallen Disc o v e r y Civic Center Utilities Operations& Warehouse Huntington Club Ellis Ave.Gothard St.GarfieldAve.SeapointSt.Main St.Yorktown Ave.Lake St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA SPECIFIC PLAN OPEN SPACE,PARKS, AND TRAILS PLAN Exhibit 9 OS OS OS RM RL-1 RL-1 * RL-3 RM RM * RMH RMH RMH RMH RM RM RMI I MD CRL-3 RL-3* RL-2 RL-1 Coastal ZoneBoundary ±Goldenwest St.Goldenwest St.Garfield Ave.Main St.Clay Ave. I N61 N60 N59 LEGEND Class I Bike TrailI Equestrian Trail Recreation Area Scenic Corridor Park Site as Identified byRecreation Element* Class II Bike Trail Transportation/TrailCorridor e __ a `` ` _ 284 II-14 (hssp98) The major grading constraint for the area is the elevation of existing public infrastructure facilities as they relate to the existing grades in the area. All reasonable efforts will be taken in the design of improvements and building pads to minimize the amount of grading required to accomplish workable and safe elevations through good engineering practices. All grading within the Specific Plan area will require a grading permit and will be governed by soils, foundation and other geotechnical reports prepared by registered professional civil and geotechnical engineers, building codes, established engineering practices and City ordinances. The maximum slope ratio, horizontal to vertical, will be 2:1 unless otherwise recommended by a geotechnical engineering report and approved by the City. Grading will occur in Planning Area I to lower grades near the intersection of Edwards Street and Garfield Avenue to meet safe highway design criteria, to increase useable areas within the linear park and to create and enhance coastal view opportunities. In Planning Area II, grading will be necessary for the construction of arterial and local street improvements and the installation of master-planned drainage and sewer improvements within unimproved ravines. The ravine areas will be incorporated into a neighborhood linear park feature with slopes no greater than 2:1, in accordance with the schematic cross section on Exhibit 17. Within Planning Area III, grading will be required to create and stabilize development areas and to direct runoff to master-planned facilities. Within Planning Area IV, grading will occur primarily in the Mixed Development area, concurrent with the widening of Goldenwest Street and removal of the existing abandoned reservoir. The following guidelines are provided to enhance the visual form and character of manufactured slopes within the community: 1) Grading shall be consistent with City policies and incorporate safe grading techniques to provide for proper engineering practices and ensure adequate site drainage. 2) Blended and variable slopes shall be employed to restore a natural appearance within the framework of grading that is geologically safe. 3) There shall be a smooth transition where graded slopes meet existing grades. A transition at both the top and toe of slopes should also be provided. 4) Graded slopes shall be revegetated or landscaped per City approval. 285 II-15 (hssp98) F. Public Facilities 1. Infrastructure Plan The Infrastructure Schematic Plan, Exhibits 10 and 11, identifies existing and proposed storm drain, sewer and water facility improvements to serve development within and surrounding the Specific Plan area. A specific analysis of infrastructure requirements and detailed design, construction and phasing plans can be found in the Holly-Seacliff Specific Plan Technical Appendix. The Technical Appendix also includes detailed arterial street sections, right-of-way requirements, traffic control systems and phasing plan. Developers within the Specific Plan area will be responsible for the construction of public facilities improvements on a fair-share basis, as described in Section IV, Administration. a. Storm Drains Existing storm drainage facilities are maintained by the City of Huntington Beach, Public Works Department. The majority of the Holly Seacliff project area will drain via improved swales or proposed underground conduits into four primary runoff outlets. The first of these primary outlets consists of drainage collected from the northwest portion of the project draining north. This runoff is either collected in a proposed storm drain system from Edwards Street northeasterly to the Ellis Avenue crossing, or drains in an improved swale north to the Ellis Avenue crossing. The second primary runoff area consists of flows collected from the northeast and central portion of the project. The existing swales in Planning Area II will be upgraded and improved to accommodate both sewer and underground storm drain facilities. Storm drain systems will be added in Goldenwest Street from Garfield Avenue to midway between Ellis and Garfield Avenues, and in the realigned Gothard Street from Ernest Avenue to midway between Ellis The four areas depicted on the Development Plan, bounded by major The four areas depicted on the Development Plan, bounded by major The four areas depicted on the Development Plan, bounded by major The four areas depicted on the Development Plan, bounded by major The four areas depicted on the Development Plan, bounded by major and Ernest Avenues. The third primary runoff area consists of flows collected in the most westerly and southwesterly portion of the area. All runoff from these areas drains to the south and through a detention basin at the downstream end of the Seacliff golf course. This basin has been designed to accommodate the future flows from development. 286 II-16 (hssp98) The fourth drainage area consists of flows leaving the project area through the southeast portion of the site. Flows from this area will be transported off the site via an extended storm drain system in Garfield or through the developed areas of the Pacific Ranch project. Developers shall be responsible for the construction or funding of drainage facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair- share to serve other projects, the developer shall enter into a reimbursement agreement with the City. Storm drain system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. b. Sewer Facilities Existing sewer facilities for the project area are maintained by the City of Huntington Beach, Public Works Department and the Sanitation District of Orange County, District Nos. 3 and 11. The City's Master Plan of Sewers indicates that four major trunk lines and one City pump station will be required to ultimately collect and convey sewerage from the project area. Generally, sewer lines 8-inches in diameter and smaller, required for interior streets and individual developments, will be the responsibility of developers on a project- by-project basis. Developers shall be responsible for the construction or funding of sewer facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair- share to serve other projects, the developer shall enter into a reimbursement agreement with the City. Sewer system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. 287 WellOrange CountyRegionalFinley Baca Green McCallen Disc o v e r y Civic Center Utilities Operations& Warehouse Huntington Club Ellis Ave.Gothard St.GarfieldAve.SeapointSt.Main St.Yorktown Ave.Lake St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA SPECIFIC PLAN Drainage and Sewer SystemsINFRASTRUCTURE SCHEMATIC PLAN Exhibit 10 OS OS OS RM RL-1 RL-1 RL-3 RM RM RMH RMH RMH RMH RM RM RMI I MD CRL-3 RL-3 RL-2 RL-1 Coastal ZoneBoundary ±Goldenwest St.Goldenwest St.Garfield Ave.Main St.Clay Ave. I BoosterStation LEGEND NOTE:See Technical Appendix forInfrastructure Details Sewer Lines Storm Drains 288 WellOrange CountyRegionalFinley Baca Green McCallen Disc o v e r y Civic Center Utilities Operations& Warehouse Huntington Club Ellis Ave.Gothard St.GarfieldAve.SeapointSt.Main St.Yorktown Ave.Lake St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA SPECIFIC PLAN Water SystemsINFRASTRUCTURE SCHEMATIC PLAN Exhibit 11 OS OS OS RM RL-1 RL-1 RL-3 RM RM RMH RMH RMH RMH RM RM RMI I MD CRL-3 RL-3 RL-2 RL-1 Coastal ZoneBoundary ±Goldenwest St.Goldenwest St.Garfield Ave.Main St.Clay Ave. I LEGEND NOTE:See Technical Appendix forInfrastructure Details Potable Water 289 II-19 (hssp98) c. Water Facilities The majority of the project area lies within the Reservoir Hill Assessment District, which operates as part of the City of Huntington Beach Water System. Although development throughout this district is currently minimal, main lines and transmission lines to service this entire area have been installed as part of this District. Because the existing booster station near Clay Avenue and Goldenwest Street is operating at capacity, plans have been made for the construction of a new booster pump station near Huntington Street and Garfield Avenue. To properly service the project site, some additional 12-inch water lines are required within the arterial highways. Other smaller water lines will also be necessary in local interior streets within the project to provide water service to internal lots. To mitigate project impacts on the City's water system, a 9-million gallon reservoir, water well, booster pump and a major water transmission main will be constructed outside the Holly-Seacliff Specific Plan Area to provide adequate water service and storage capacity for the area. Developers shall be responsible for the construction or funding of water facilities within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair- share to serve other projects, the developer shall enter into a reimbursement agreement with the City. Water system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. d. Fire and Emergency Medical/Police As mitigation of project-related impacts, a Public Safety Facility (Talbert Station) will be constructed, furnished and equipped with fire and medical apparatus. The facility will be constructed on land provided by the City outside of the Specific Plan Area. A police substation will also be constructed, furnished and equipped as part of the Public Safety Facility. The Specific Plan requires participation by developers in a fair-share funding program for these facilities. e. Reclaimed Water The City of Huntington Beach Water Master Plan proposes the use of reclaimed water for irrigation purposes. The City of Huntington Beach Public Works Department, Water Division, is currently coordinating with the Orange County Water District (OCWD) for a supply of reclaimed water to serve portions of the 290 II-20 (hssp98) City. It is anticipated that the City will be served via inclusion in OCWD's proposed Green Acres Reclamation Facilities Project (GAP). The possible use of reclaimed water for some irrigated areas should decrease the future use of potable water throughout the developed Holly-Seacliff area. Should the City implement and connect to the Green Acres system of reclaimed water, such a system can be used to irrigate major open space features only, such as landscaped medians, parkways and parks, using County-provided water. Developers shall be responsible for the construction or funding of reclaimed water facilities necessary to serve the development. If a developer is required to construct or to oversize these facilities beyond their fair-share to serve other projects, the developer shall enter into a reimbursement agreement with the City. Reclaimed water system improvement requirements and design criteria may be found in the Holly-Seacliff Specific Plan Technical Appendix. f. Parks The proposed linear park areas in Planning Areas I and III will be dedicated; and neighborhood parks in Planning Areas II and III will be improved as provided for in the Holly-Seacliff Development Agreement. Properties not included in the Development Agreement will be subject to the City Park Acquisition and Development Fee Ordinance. g. Library Facilities Public library facilities are provided by the City of Huntington Beach approximately one-half mile north of the Specific Plan Area. All new development is assessed for library services through the payment of a cultural enrichment fee at the issuance of building permits. h. Schools The Specific Plan Area is located within the Huntington Beach City School District (Grades K-8) and the Huntington Beach Union High School District (Grades 9-12). All development within the Specific Plan Area is subject to the payment of school impact fees at the time of issuance of building permits, in accordance with Government Code Section 53080. School facility impact mitigation measures per Final Environmental Impact Report No. 89-1 shall be applied to development within the Specific Plan Area (see Section VI). Schools shall be permitted in any Planning Area within the Specific Plan in order to accommodate elementary students generated by the development of the Specific 291 II-21 (hssp98) Plan and surrounding areas. A potential school site within the Specific Plan boundaries may be established by means of a general plan amendment. Any new school facility shall be developed in accordance with the construction and planning standards and requirements of the City of Huntington Beach, the Huntington Beach City School District, the State of California Architects Office and the State of California Department of Education. In order to comply with mitigation measures identified in Environmental Impact Report No. 89-1, proposed future development within the Specific Plan may be required to dedicate and convey land to the school district, pay additional school impact fees and/or provide other revenues to facilitate the financing of construction and land for new school facilities. In addition, mitigation may be achieved by providing new or existing permanent or temporary classroom facilities. Compliance with the above shall be addressed concurrent with the filing of the first tentative tract map. The developer shall demonstrate to the City's satisfaction and upon receipt of the School District's review that the mitigation measures identified in Final Environmental Impact Report No. 89-1 have been or will be implemented prior to the approval of any tentative tract maps. A School Facilities Impact Mitigation and Reimbursement Agreement shall be a condition of approval for any subdivision, tentative tract, or parcel map within the Specific Plan. The Agreement shall provide for the adequate mitigation of impacts on the elementary school district by providing adequate funding of school facilities necessary to serve the student population generated by the proposed development. This condition may be waived by the Board of Trustees of the Huntington Beach City School District. 2. Utilities There are several public utility service providers identified by the Holly- Seacliff Specific Plan. Although adequate facilities exist for the current service needs of the Holly-Seacliff area, additional facilities may be required as development occurs. a. Electricity Electrical service to the area is provided by the Southern California Edison Company. Existing transmission and distribution lines are adequate to service current and potential future needs. Developers may be required to relocate or underground existing facilities concurrent with project development. 292 II-22 (hssp98) b. Natural Gas Natural gas service in the Specific Plan Area is provided by the Southern California Gas Company. Adequate facilities exist for current and projected future needs. Developers may be required to relocate existing facilities concurrent with project development. c. Telephone Telephone service in the Specific Plan Area is provided by General Telephone (GTE). Developers should coordinate with GTE for the relocation of existing facilities and installation of new service. d. Cable Television Cable television service within Huntington Beach is provided by Paragon Cable. Developers should coordinate with Paragon Cable for the installation of new service. e. Solid Waste Disposal Rainbow Disposal Company currently provides solid waste disposal services for the Holly-Seacliff area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. No solid waste disposal facilities are planned to be located in Specific Plan Area. G. Community Theme Guidelines The Community Theme Guidelines are intended to provide for the development of neighborhoods, open spaces, buildings and streetscapes having a distinctive visual identity to promote individual neighborhood identities and to promote interrelationships between complementary land uses and community open space features. The major elements of the Community Theme Plan include landscaping, walls, signage and monumentation, street furniture and open space/pedestrian linkage features as described below. Exhibit 12 illustrates the general location of required community landscaping and monumentation. All development proposals within the Specific Plan area shall conform to the community theme guidelines and shall incorporate appropriate community theme elements. Concurrent with the filing of the first tentative tract map in the Specific Plan area, Community Design Guidelines shall be submitted which will address pedestrian linkages between planning areas, design and function of the swales, type of street furniture and greater definition of neighborhoods. 293 II-23 (hssp98) 1. Landscaping Landscaping shall be provided as outlined below, subject to the following general criteria: • Plant materials will consist of low-maintenance trees, shrubs and ground covers approved by the City of Huntington Beach. • In graded areas and public open space areas where structures or other improvements are not built, landscaping should consider the use of native or naturalized drought tolerant species which can provide wildlife habitat, with a gradual transition to more ornamental species along the development edge. • The landscaping of development within the plan should be designed to minimize visual impacts of adjacent parcels. Special consideration should be given to orientation of residences (particularly windows and decks) to respect the privacy of adjacent residents to the extent feasible. • All landscaped medians located within arterial streets shall be maintained by the City of Huntington Beach, provided medians are designed and constructed per City standards and approval. All other landscaping improvements shall be maintained by a landscape maintenance district, community association, homeowners association or other method acceptable to the City. a. Arterial Highway Medians • Landscaped medians shall be provided along Goldenwest Street, Gothard Street between Ellis Avenue and Ernest Avenue, Main Street, Seapoint Street and Garfield Avenue where approved by the City. • Washingtonia robusta (Mexican Fan Palm) shall be planted in informal groupings in all medians throughout the specific plan area. • Flowering shrubs and ground cover will accent the palm groupings. • Main Street median planting will consist of the existing mix of Washingtonia robusta and Phoenix canariensis (Canary Island Date Palm). b. Community Gateways • A minimum 25 foot landscape area (measured from curb face) shall be provided at community gateway locations identified on Exhibit 12 for appropriate landscaping and community monumentation. 294 WellOrange CountyRegionalFinley Baca Green McCallen Disc o v e r y Civic Center Utilities Operations& Warehouse Huntington Club Ellis Ave.Gothard St.GarfieldAve.SeapointSt.Main St.Yorktown Ave.Lake St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA SPECIFIC PLAN COMMUNITY THEME PLAN Exhibit 12 I-4OS III-8OS OS III-1RM I-1RL-1 I-2RL-1 I * II-1RL-3 II-2RM II-3RM * II-4RMH II-7RMH II-6RMHII-5RMH IV-6RM IV-2RM IV-1RMIVIV-5I IV-3I IV-4MD III-6CIII-3/4RL-3 III-5/7RL-3* III-2RL-2 I-3RL-1 II III Coastal ZoneBoundary Goldenwest St.Goldenwest St.Garfield Ave.Main St.Clay Ave. II-8I LEGEND Bus Stop Phoenix canariensis, Canary IslandDate Palm of varying heightsCommunity Identificationsign wall. COMMUNITY GATEWAYS MEDIAN PLANTING/COMMUNITY IDENTITY Washingtonia RobustaMexican Fan Palm Tree Informal planting of onespecies per street atsetbacks of major streets STREETSCAPE STREETIDENTITY TREES Accent tree at entry,repeated throughoutneighborhood streetscape.Neighborhood identificationsign/wall. NEIGHBORHOOD ENTRIES Phoenix canariensis, CanaryIsland Date Palm, at varyingheights in improved cornersetbacks. Broadleaf evergreenunderstory planting. MAJOR INTERSECTIONS 295 II-25 (hssp98) • Phoenix canariensis (Canary Island Date Palm), Phoenix dactylifera (Date Palm), Washingtonia robusta (Mexican Fan Palm) in clusters, Erythrina caffra (Coral Tree), Chamaerops humilis (Mediterranean Fan Palm) or other City- approved tree, at varying heights. • Broadleaf evergreen understory planting. • Community identification monumentation accented with flowering ground cover. c. Major Intersections • A minimum 25 foot landscape area (measured from curb face) shall be provided at major intersections identified on Exhibit 12 for enhanced landscape treatment. • Phoenix canariensis (Canary Island Date Palm), Phoenix dactylifera (Date Palm), Washingtonia robusta (Mexican Fan Palm) in clusters, Erythrina caffra (Coral Tree), Chamaerops humilis (Mediterranean Fan Palm) or other City- approved tree, at varying heights. • Broadleaf evergreen understory planting. d. Streetscape/Street Identity Trees • A minimum 15 foot landscape area shall be provided along all arterial highways within the specific plan area for appropriate parkway landscaping. Along Main Street, the 15 foot landscape area shall consist of 6 feet of public right-of-way and a 9 foot private landscape easement. Typical landscaped street sections are found on Exhibits 13, 14 and 15. • The parkways for each street shall consist of informally-spaced groups of two tree varieties from the list below: Botanical Name Common Name Brachychiton acerifolius Flame Tree Casuarina cunninghamiana River She-Oak Cupaniopsis anacardiodes Carrotwood Eucalyptus ficifolia Red Flowering Gum Eucalyptus sideroxylon rosea Red Iron Bark Gum 296 II-26 (hssp98) Ficus rubiginosa Rusty Leaf Fig Koelreuteria bipinnata Chinese Flame Tree Magnolia grandiflora Samuel Sommer "Samuel Sommer" Magnolia Melaleuca quinquenervia Cajeput Tree Pinus canariensis Canary Island Pine Pinus eldarica Mondel Pine Pinus sylvestris Erect Scotch Pine Pistacia atlantica Mt. Atlas Pistache Platanus acerifolia London Plane Tree Podocarpus gracilior Fern Pine Schinus molle California Pepper e. Neighborhood Entries • A minimum 20 foot landscape area (measured from curb face) shall be provided at each neighborhood entry. • The accent trees at each neighborhood entry are to be repeated throughout the neighborhood streetscape. • Neighborhood identification sign/wall. • Tree, shrub and ground cover species will be consistent with neighborhood character and architectural theme, and will contrast with the adjacent arterial street tree. 2. Walls, Signage and Monumentation a. All single-family residential and industrial areas along an arterial highway shall be screened by a minimum six-foot high solid masonry wall. b. The design and materials of residential walls shall be consistent within each 297 II-27 (hssp98) planning unit. c. Community walls will vary by neighborhood and reflect neighborhood theme and architecture, while utilizing the same materials in varied combinations for a consistent community image. These materials may consist of stone, brick, decorative block or tubular steel in different combinations for each of the individual neighborhoods. d. The horizontal form of continuous solid walls shall be softened by the use of pilasters or landscape materials. e. Multiple-family residential areas may be screened by a combination of solid and open fencing materials. f. The location, design and materials for all walls facing an arterial highway within the Specific Plan area shall be subject to approval of the Director of Community Development. g. All proposed signs with the Specific Plan shall conform with the Sign Ordinance of the Huntington Beach Zoning and Subdivision Ordinance Code. h. A monument sign or other architectural feature shall be constructed within the landscaped setback area of all Community Gateway locations identified on Exhibit 12. i. Neighborhood entry signs shall be located within the landscaped setback area for each neighborhood entry. j. Commercial, industrial and mixed-use project identification signs may be located within the landscaped setback area adjacent to an arterial highway. k. The location, design and materials for all proposed community gateway, neighborhood entry and project identification signs shall be subject to the approval of the Director of Community Development. 298 299 300 301 II-31 (hssp98) 3. Street Furniture a. Street lighting may be placed within arterial medians or within adjoining sidewalk and setback areas. b. Street lighting should be standardized throughout the Specific Plan area. Street lighting along arterials shall be of Marbelite Cobra Head type and 30 feet in height. Street lighting along local streets shall be of Marbelite Cobra Head type and 25 feet in height. Street lighting may have custom decorative features within Planning Areas if approved by the City. c. Bus stops and shelters shall be provided in the locations identified on Exhibit 12. d. The design of any proposed bus shelters shall be reviewed by the Orange County Transit District and approved by the Director of Community Development. 4. Open Space/Pedestrian Linkages The Specific Plan incorporates and is surrounded by numerous significant open space and recreational features, including Huntington Central Park, the Bolsa Chica Linear Regional Park and neighborhood parks. The following guidelines are intended to maximize the interrelationship of land uses within the Specific Plan area to both internal and external community amenities. a. Bicycle lanes shall be provided on all arterial highways within the Specific Plan area. b. Bicycle lanes shall be connected to recreational trails within public and private park and open space areas at locations deemed appropriate by the Director of Public Works. c. Sidewalks shall be provided adjacent to all arterial highways within the Specific Plan area. d. Sidewalks shall be connected to pedestrian trails located within public and private park and open space areas where feasible. e. Pedestrian access shall be provided to all neighborhood commercial areas from adjacent residential neighborhoods to discourage unnecessary automobile trips. f. Residential, commercial, industrial and mixed-use projects shall be designed to encourage pedestrian and bicycle access as well as automobile access. g. Where feasible, pedestrian access should be provided between adjoining residential projects. h. Bus stops and shelters shall be provided as indicated on Exhibit 12 to facilitate public transportation within the Specific Plan area. 302 III. ZONING AND DEVELOPMENT STANDARDS 303 III-2 (hssp98) III. ZONING AND DEVELOPMENT STANDARDS A. Purpose and Intent The purpose of this section is to provide the specific development and density standards and regulations that will be applied for each type of development permitted within the Holly- Seacliff Specific Plan. Unless otherwise stated, the Specific Plan will be the zoning document for the Planning Areas identified in the Development Plan. This section contains the definitions, general provisions and development standards. The following Zoning and Development Standards apply to all properties within the Specific Plan area. All references to the "Huntington Beach Zoning and Subdivision Ordinance Code" mean the current Code, except for properties included in Development Agreement 90-1 which are subject to the Code in effect at the time of adoption of Development Agreement 90-1. B. Definitions The following definitions shall apply to the Holly-Seacliff Specific Plan. Terms not defined herein shall have the same definitions as used in the City of Huntington Beach Zoning and Subdivision Ordinance Code in effect at the time of adoption of the Holly-Seacliff Specific Plan. 1. Building Height Building height shall be defined as a vertical dimension measured from the top of the highest roof feature, including mechanical equipment screening, to the top of the subfloor/slab directly underneath. In addition, the following standards shall apply: a. Datum (100) shall be set at the highest point of the curb along the front property line. If no curb exists, datum shall be set at the highest centerline of the street along the front property line. b. The differential between top of subfloor and datum shall be a maximum of two (2) feet as determined by Public Works. In the event that any subfloor, stemwall or footing is proposed greater than two (2) feet above datum, the height in excess shall be deducted from the maximum allowable ridgeline height. c. Roofs shall have a 5/12 pitch or greater. d. In the case of proposed development adjacent to existing structures and infill development involving individual lots with a grade differential of three (3) feet or greater between the high point and the low point, determined before rough grading, Use Permit approval shall be required. Use Permit approval shall be based upon a building and grading plan which terraces the building with the grade and which is compatible with adjacent development. 304 III-3 (hssp98) 2. Planning Areas The four areas depicted on the Development Plan, bounded by major streets as shown, and labeled I, II, III and IV streets as shown, and labeled I, II, III and IV. 3. Planning Unit A sub-area of a Planning Area numbered and identified on the Development Plan and Land Use Table. 4. Z-lot A lot in which the house is laid out in a diagonal between its front and rear yards and the creation of use easements with other residential properties on its sides results in wider usable side yards. C. General Provisions All development activity within the Holly-Seacliff Specific Plan Area will be subject to the following general conditions and requirements, as noted. 1. Permitted Uses a. Permitted Uses within the Specific Plan Area shall be defined in the Development Standards section for each district or subarea. b. All requests for residential density transfers shall comply with the procedures contained in Section IV-D, Density Transfer Procedure. c. In addition to Permitted Uses, Unclassified Uses shall be permitted in accordance with the regulations contained in the Huntington Beach Zoning and Subdivision Ordinance Code. d. Nonconforming Uses shall be permitted within the Specific Plan Area in accordance with the regulations contained in the Huntington Beach Zoning and Subdivision Ordinance Code. e. Oil and gas production shall be permitted within the Specific Plan Area in accordance with the regulations contained in the Development Standards section herein and the Huntington Beach Zoning and Subdivision Ordinance Code. The continued operation, redrilling and servicing of existing oil and gas wells shall be permitted throughout the Specific Plan Area, subject to applicable City regulations and compliance with the mitigation measures contained in Final Environmental Impact Report No. 89-1, see Section VI. 305 III-4 (hssp98) The drilling of new oil and gas wells and consolidation of existing operations shall be permitted only within Planning Units II-8 and IV-5, subject to the approval of a Conditional Use Permit and compliance with applicable City regulations and mitigation measures contained in Final Environmental Impact Report No. 89-1. 2. Overlay Areas Additional regulations to those stated in the Development Standards section herein are applicable in the following areas: a. Flood Plain Zone Overlay Development within the Flood Plain Zone Overlay, identified in Exhibit 16, shall comply with the regulations contained in the Huntington Beach Zoning and Subdivision Ordinance Code. b. Alquist-Priolo Zone Overlay All development projects within the Alquist-Priolo Zone Overlay identified in Exhibit 16 shall be required to submit a geotechnical investigation identifying any active traces of the Newport/Inglewood Fault and establishing any required building setback lines prior to issuance of a building permit. c. Coastal Zone Overlay All development projects located entirely or partially within the Coastal Zone boundary identified on Exhibit 16 shall require approval of a Coastal Development Permit in accordance with the regulations contained in the Huntington Beach Zoning and Subdivision Ordinance Code. d. Access Plan Overlay Exhibit 16 identifies parcels in Planning Areas II and IV where coordination of access on Garfield Avenue is necessary for safe and efficient traffic movement. All development applications within this overlay area shall require approval of an access plan by the Public Works Department. e. Affordable Housing Overlay Exhibit 16 identifies parcels in Planning Areas II and IV where new multi- family residential projects proposing a minimum of 20 percent of the dwelling units affordable to lower income households as defined by California Health and Safety Code 50079.5, or a successor statute, are permitted by right subject to submittal of a General Planning Application and a Preliminary Plan Review to the Community Development Department. All development projects permitted in the Affordable Housing Overlay shall comply with the 306 III-5 (hssp98) regulations of Chapter 210 or Residential Districts or Chapter 229 Affordable Housing Overlay of the Huntington Beach Zoning and Subdivision Ordinance. f. Windrow Trees and Swales Exhibit 16 shows areas in Planning Area II of existing "windrow" trees and swales. Wherever feasible, existing windrows should be preserved within park sites or replaced to maintain the aesthetic benefits they contribute to the community. Further studies should be completed to assess the health of these trees. Where it is not feasible, as determined by the City of Huntington Beach, to preserve healthy, mature trees, trees may be replaced with 36" box trees at a 1:1 ratio. Landscaping plans specifying the number and type of replacement trees shall be submitted for review and approval by the Huntington Beach Public Works Department prior to the issuance of a building permit. The existing swales should be incorporated into a recreation/open space corridor including landscaping and a recreation trail per the typical cross section shown on Exhibit 17. 3. Parking Parking shall be provided for all development projects in accordance with the regulations contained in the Huntington Beach Zoning and Subdivision Ordinance Code. 4. Landscaping a. Landscaping shall be required as defined within the Development Standards in Section III for each district. b. All projects fronting on an arterial highway shall be responsible for installing landscaping consistent with the Community Theme Guidelines outlined in Section II-G. c. Residential and industrial/commercial uses shall be adequately separated. Since all such uses in the Specific Plan area are separated by streets, new development and redevelopment shall include a minimum of 15 foot landscape area with a 6 foot high solid masonry wall. Buildings shall be set back as required by the development standards. See Exhibit 18. d. Developers shall consult with the Public Works Department regarding landscaping conservation measures and shall submit landscape and irrigation plans for approval. e. Wherever feasible, trees suitable for use by raptors should be preserved or replaced in accordance with Final Environmental Impact Report No. 89-1. 307 WellOrange CountyRegionalFinley Baca Green McCallen Disc o v e r y Civic Center Utilities Operations& Warehouse Huntington Club Ellis Ave.Gothard St.GarfieldAve.SeapointSt.Main St.Yorktown Ave.Lake St.CITY OF HUNTINGTON BEACHHOLLY-SEACLIFF AREA SPECIFIC PLAN OVERLAY AREAS Exhibit 16 I IV II III Coastal ZoneBoundary Goldenwest St.Goldenwest St.Garfield Ave.Main St.Clay Ave. AreaA AreaB LEGEND Affordable Housing Overlay Area A Swale Area Windrow Trees Access Plan Alquist-Priolo Zone Flood Plain Boundary Coastal Zone Affordable Housing Overlay Area B 308 309 310 (hssp98) III-9 5. Walls and Fences A plan showing the proposed location, size and materials of all proposed walls and fences shall be submitted for review and approval by the Community Development Department prior to the issuance of a building permit. 6. Signs and Outdoor Lighting A plan showing the proposed location, size and materials of all proposed signs and outdoor lighting shall be submitted for review and approval by the Community Development Department prior to the issuance of the building permit. All signs shall conform to the regulations contained in the Huntington Beach Zoning and Subdivision Ordinance Code. Outdoor lighting shall be designed to provide adequate illumination of on-site areas without intruding upon surrounding properties or sensitive uses. 7. Public Facilities and Infrastructure All development projects shall construct or fund required public facilities and infrastructure per a Holly-Seacliff Public Facilities Development Fee Ordinance in conformance with the Public Facilities Plan (Section II-F) and the Holly-Seacliff Specific Plan Technical Appendix. Developers shall consult with the Orange County Transit District regarding locations for bus stops, turnouts and shelters prior to the approval of a tentative tract map or issuance of a building permit. 8. Utilities All development projects shall be required to install adequate utility services necessary to serve the development. All utilities shall be placed underground and identified in easements, excluding street lights and electrical transmission lines of 66 kV or greater. Utility systems shall be designed to conserve the use of electrical energy and natural resources. Developers shall coordinate with the gas, electricity, telephone and cable TV companies regarding energy conservation and proper planning, phasing and sizing of lines. 9. Fire Protection and Emergency Vehicle Access All development projects shall comply with the regulations contained in Chapter 17.56 of the Huntington Beach Municipal Code (Fire Code). A plan showing the location of fire hydrants and emergency vehicle access shall be submitted for review and approval by the Fire Department prior to the issuance of a building permit. All projects involving the closure of public streets shall be reviewed by the Fire Department for adequate emergency apparatus access. 311 (hssp98) III-10 10. Environmental Requirements Development within the Specific Plan Area shall implement the mitigation measures contained in Final Environmental Impact Report No. 89-1 (see Section VI). General mitigation measures are identified within the Specific Plan. Other mitigation measures are triggered by specific permits or entitlement requests and must be addressed at that time. In addition, each development project shall include an environmental mitigation monitoring program prior to approval. In compliance with the mitigation measures contained in Final Environmental Impact Report No. 89-1, the following studies or plans may be required as a condition of project approval prior to the issuance of grading and/or building permits, final inspection, or certificate of occupancy as indicated: a. Geotechnical Investigation A geotechnical investigation addressing potential hazards due to seismic activity, erosion, tsunami, liquefaction and subsidence including recommendations for grading and the placement and design of structures, shall be submitted for review and approval by the Public Works Department prior to the issuance of a building permit. b. Soils Report A soils report containing recommendations regarding the placement of fill, design of slopes, slabs, footings and foundations shall be submitted for review and approval by the Public Works Department prior to the issuance of a grading permit. In areas containing active, idle or abandoned oil and gas wells or storage tanks, a report indicating the location and status of all facilities and any contaminated soils and methane, together with recommended mitigation measures, shall be submitted to the Fire Department prior to the issuance of a building permit. Mitigation from Final Environmental Impact Report 89-1 has been attached (see Section VI). The methane zone can include areas that do not contain oil wells. A study should be required for all areas within the methane zone. c. Hydrology Report A hydrology report identifying the design of all proposed drainage and flood control facilities required to accommodate projected runoff shall be submitted for review and approval by the Public Works Department prior to the issuance of a grading permit. 312 (hssp98) III-11 d. Cultural Resources Report For development projects in areas identified as archaeological or paleontological sites in Section 4.11 of Final Environmental Impact Report No. 89-1, the mitigation measures listed in the Final Environmental Impact Report shall apply. These mitigation measures are included in Section VI of this document. A report containing the results of any test excavations and data/materials recovered and conclusions shall be submitted to the Community Development Department prior to the issuance of a grading permit. e. Noise Report A noise report will be required for development projects abutting an arterial highway or within a helicopter flight corridor to identify recommended design features prior to issuance of a building permit. 11. Maintenance Mechanisms For development projects which include privately-owned streets, parking, recreation, open space, landscaped areas, or community buildings or facilities, the developer shall submit a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of such areas and facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Director of Community Development as to suitability for the proposed use of said areas and facilities. If the common areas are to be conveyed to a homeowners' association, the developer shall file a Declaration of Covenants to be submitted with the application for approval that will govern the association. These covenants shall include: a. The homeowners' association shall be established prior to the sale of the last dwelling unit. b. Membership shall be mandatory for each buyer and any successive buyer. c. The open space restrictions shall be permanent. d. Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. e. If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, or restrictions, reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development. 313 (hssp98) III-12 12. Affordable Housing All developers of residential projects shall be required to submit an affordable housing plan in conjunction with any subdivision in accordance with the City's adopted Housing Element. An affordable housing plan shall provide for on-site affordable housing within the Holly-Seacliff Specific Plan. The contents of the affordable housing plan shall include the following: a. Fifteen (15) percent of the total units proposed shall be for households earning less than 120% of the Orange County Median Income, except as otherwise specified for projects permitted within the Affordable Housing Overlay. b. A detailed description of the type, size, location and phasing of the units being built. c. The estimated applicable sales price and rental rate of the units. d. Residential projects for households earning less than 80% of the Orange County Median Income may request a subsidy by one or more of the following: 1. Direct financial assistance. 2. Reduction in fees and/or exactions. 3. Deviations from specific development standards of the Holly-Seacliff Specific Plan. Exception: An In-Lieu Fee may be applied on small projects. Parcels one (1) acre in size or less may pay a fee established by the City Council in lieu of providing on-site affordable housing units. 13. Parks The final design of neighborhood parks, as well as any requests for private recreation facilities parks credit, shall be reviewed by the Community Services Commission. 14. Lot Consolidation The City should consider adoption of a redevelopment plan or other strategy to assemble encyclopedia lots and other non-buildable parcels in Planning Areas II and IV. 314 (hssp98) III-13 15. Air Quality Conservation Measures Development within the specific Plan area should consider the following during project design: bicycle facilities, bus turnout lanes, bus shelters, park and ride areas, energy conserving lighting and traffic signal synchronization, where feasible. 16. Non-Residential Building Materials Non-residential building materials should be compatible with nearby residential structures and should minimize glare. 17. Department of Fish and Game Notification Upon City approval of any grading or development plans within streambed areas under the jurisdiction of the California Department of Fish and Game, the Developer shall be required to notify and obtain appropriate permits from the Department of Fish and Game. D. Development Standards 1. Low Density Residential (RL-1) a. Purpose The Low Density Residential District is intended to provide for single- family detached dwellings at the lowest density. b. Permitted Uses a. Lot sale subdivisions, subject to approval of a tentative parcel map or tentative tract map. b. Single-family home subdivisions, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. c. Single-family detached dwelling units and associated accessory buildings, subject to issuance of a building permit. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be seven thousand (7,000) square feet. 315 (hssp98) III-14 2) The minimum lot frontage shall be sixty (60) feet. The minimum required lot frontage for cul-de-sac and knuckle lots shall be forty-five (45) feet; however, if one additional off-street parking space is included, the minimum shall be thirty (30) feet. d. Maximum Density/Intensity The maximum density shall not exceed one (1) dwelling unit per lot. Exception: A second unit may be added to an existing single-family residence upon approval of a Conditional Use Permit in accordance with standards contained in the Huntington Beach Zoning and Subdivision Ordinance Code. e. Maximum Building Height The maximum building height shall be thirty-five (35) feet and a maximum of two (2) stories. f. Maximum Site Coverage Maximum site coverage shall be fifty (50) percent. The maximum site coverage shall be fifty-five (55) percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100-feet in clear width. g. Setback (Front Yard) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: Fifteen (15) feet. • Front entry garages and carports: Twenty (20) feet. • Side entry garages: Ten (10) feet. • Balconies, Bay windows, Eaves and Fireplaces: Twelve (12) feet, except eight (8) feet on side entry garage. h. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1. Interior Side Yard • Dwellings, patio covers, garages, carports and accessory buildings: Minimum of five (5) feet. • Eaves: Thirty (30) inches. • Fireplaces: Thirty (30) inches. • Bay windows, balconies, open stairways and architectural features: Three (3) feet. 316 (hssp98) III-15 2. Exterior Side Yard • Dwellings, garages, carports, and accessory buildings: Minimum of ten (10) feet. • Eaves: Seven (7) feet. • Bay windows, balconies, open stairways, architectural features and Fireplaces: Seven and one-half (7.5) feet. • Unenclosed patio covers: Five (5) feet. i. Setback (Rear Yard) The minimum setback from the rear property lines shall be as follows: • Dwellings: Twenty (20) feet. • Garages or accessory buildings: Minimum of five (5) feet. • Bay windows, balconies, open stairways and architectural features: Fifteen (15) feet. • Unenclosed patio covers: Five (5) feet. j. Building Separation The minimum building separation between buildings on the same lot shall be ten (10) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas. l. Parking Parking shall comply with the Huntington Beach Zoning and Subdivision Ordinance Code. m. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be ten (10) feet. Setback requirements are as previously specified. n. Parkway Landscaping One (1) 36-inch box tree per lot. If a parkway is not provided, the required street tree shall be planted within the front setback prior to final inspection. 317 (hssp98) III-16 2. Low Density Residential 2 (RL-2) a. Purpose The Low Density Residential 2 district is intended to provide for single- family detached dwelling units at low densities in Planning Area III. b. Permitted Uses 1) Single-family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 2) Golf Course maintenance facility, subject to the approval of a conditional use permit. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be five thousand (5,000) square feet on one-half of the total number of lots and a minimum six thousand (6,000) square foot lots for the balance. 2) The minimum lot frontage shall be fifty (50) feet. The minimum required lot frontage for cul-de-sac and knuckle lots shall be forty- five (45) feet; however if one additional off-street parking space is included, the minimum shall be thirty (30) feet. d. Maximum Density/Intensity The maximum density shall not exceed one (1) dwelling unit per lot. Second units are not permitted. e. Maximum Building Height The maximum building height shall be Thirty-five (35) feet and a maximum of two (2) stories. f. Maximum Site Coverage Maximum site coverage shall be fifty (50) percent. The maximum site coverage shall be fifty-five (55) percent for all lots abutting a park, recreation area, or public utility right-of-way which is a minimum of 100- feet in clear width. 318 (hssp98) III-17 g. Setback (Front Yard) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: Fifteen (15) feet. • Front entry garages and carports: Twenty (20) feet. Side entry garages: Ten (10) feet. • Balconies, Bay windows, Eaves and Fireplaces: Twelve (12) feet, except eight (8) feet on side entry garage. h. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard • Dwellings, patio covers, garages, carports and accessory buildings: Minimum of five (5) feet. • Eaves: Thirty (30) inches. Fireplaces: Thirty (30) inches. • Bay windows, balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard • Dwellings, garages, carports and accessory buildings: Minimum of ten (10) feet. • Eaves: Seven (7) feet. • Bay windows, balconies, open stairways, architectural features and Fireplaces: Seven and one-half (7.5) feet. • Unenclosed patio covers: Five (5) feet. 3) Exception for Zero Lot Line A zero side yard setback or a zero rear yard setback shall be permitted as long as the following requirements are met: • The lot adjacent to the zero setback side or rear yard shall be held under the same ownership at the time of application and the setback for the adjacent lot shall be either zero or a minimum of ten (10) feet. • All architectural features shall comply with the Uniform Building Code. • The zero setback shall not be adjacent to a public or private right- of-way. 319 (hssp98) III-18 • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Division. i. Setback (Rear Yard) The minimum setback from the rear property lines shall be as follows: • Dwellings: Twenty (20) feet. • Garages or accessory buildings: Five (5) feet. • Bay windows, balconies, open stairways and architectural features: Fifteen (15) feet. • Unenclosed patio covers: Five (5) feet. j. Building Separation The minimum building separation between buildings on the same lot shall be ten (10) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas. l. Parking Parking shall comply with the Huntington Beach Zoning and Subdivision Ordinance Code. m. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be ten (10) feet. Setback requirements are as previously specified. Prior to the approval of a tentative tract map adjacent to the Seacliff Golf Course, preliminary landscape plans and development/open space edge treatments plans should be submitted for City approval. These plans should provide for the review of planting compatibility along the relevant edge of the development. n. Parkway Landscaping One (1) 36-inch box tree per lot. If a parkway is not provided, the required street tree shall be planted within the front setback prior to final inspection. 320 (hssp98) III-19 3. Low Density Residential 3 (RL-3) a. Purpose The Low Density Residential 3 District is intended to provide for single- family detached or attached dwelling units at low densities in Planning Area II. b. Permitted Uses Single-family detached or attached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings, subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Minimum Parcel Size/Frontage A licensed land surveyor or civil engineer shall submit calculations showing lot width, depth and area for any new parcel. 1) The minimum lot size shall be three thousand-three hundred (3,300) square feet. 2) The minimum lot frontage shall be thirty (30) feet; however, the minimum required lot frontage for cul-de-sac and knuckle lots shall be twenty (20) feet. d. Maximum Density/Intensity The maximum density shall not exceed one (1) dwelling unit per lot. Second units are not permitted. e. Maximum Building Height The maximum building height shall be Thirty-five (35) feet and a maximum of two (2) stories. f. Maximum Site Coverage Maximum site coverage shall be fifty-five (55) percent. g. Setback (Front Yard) The minimum setback from the front property lines for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: Fifteen (15) feet. • Front entry garages or carports: Eighteen (18) feet. • Side entry garages: Ten (10) feet. • Bay windows, eaves, fireplaces and balconies: Twelve (12) feet, except 10 321 (hssp98) III-20 feet on side entry garage. h. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard • Dwellings, patio covers, garages and accessory buildings: minimum aggregate twenty (20) percent of lot frontage at any point of the structure; with minimum three (3) feet on any interior yard but need not exceed five (5) feet [or aggregate ten (10) feet]. • Eaves: Thirty (30) inches. • Fireplaces: Thirty (30) inches. • Bay windows, balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard • Dwellings, garages, carports and accessory buildings: minimum aggregate twenty (20) percent of lot frontage at any point of the structure; with minimum six(6) feet on any exterior yard but need not exceed eight (8) feet [or aggregate of thirteen (13) feet]. • Bay windows, balconies, open stairways, architectural features, eaves and Fireplaces: Three and one-half (3.5) feet. • Patio covers: Three (3) feet. 3) Exception for Zero Lot Line A zero side yard setback or a zero rear yard setback shall be permitted as long as the following requirements are met: • The lot adjacent to the zero setback side or rear yard shall be held under the same ownership at the time of application and the setback for the adjacent lot shall be either zero or a minimum of six (6) feet. • All architectural features shall comply with the Uniform Building Code. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department. 322 (hssp98) III-21 i. Setback (Rear Yard) The minimum setback from the rear property lines shall be as follows: • Dwellings: Fifteen (15) feet. • Garages or accessory buildings: Five (5) feet. • Balconies, Bay windows, open stairways and architectural features: Twelve (12) feet. • Unenclosed patio covers: Five (5) feet. j. Building Separation The minimum building separation between buildings on the same lot shall be six (6) feet. k. Open Space Open space shall be provided on the lot by the required minimum setback areas, except where an RL-3 development is constructed on property designated for RM and RMH development projects with 20 or more units shall provide common open space (recreation area) as follows: 150 square feet per lot for lots with less than 40 feet of lot frontage, and 100 square feet per lot for lots with 40 feet or more of lot frontage. 323 (hssp98) III-22 In no case shall the common open space area be less than 3,000 square feet. The minimum dimension of the common open space area shall be 50 feet. The total common open space area required may be provided in one or more areas as long as each area is a minimum of 3,000 square feet and has a minimum dimension of 50 feet. For projects with less than 20 units, a minimum 600 square feet of open space (private or common) shall be provided per unit. Private open space excludes side and front yard setback areas. If a portion is provided as common open space that area shall have a minimum dimension of 10 feet. l. Parking Parking shall comply with the Huntington Beach Zoning and Subdivision Ordinance Code. m. Miscellaneous Requirements Accessory buildings may be permitted on a lot with a permitted main building. The minimum distance between an accessory building and any other building on the same lot shall be six (6) feet. Setback requirements are as previously specified. All streets within Planning Unit II-1 shall be privately maintained but permit public access. The site plan shall be designed as an inward-oriented planned community. n. Parkway Landscaping One (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. If a parkway is not provided, the required street tree shall be planted within the front setback of each lot prior to final inspection. 4. Medium Density Residential (RM) a. Purpose The Medium Density Residential district is intended to provide for single family detached and attached dwelling units, condominiums, townhomes, and multi-family residential developments at medium densities. b. Permitted Uses 1) Single-family attached condominiums, townhouses, stacked flats and multi- family dwelling units (including apartments), and customary accessory uses and structures permanently located on a parcel, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. 324 (hssp98) III-23 2) Single family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings are permitted in accordance with the development standards contained in the RL-3 District (Section D herein), subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Maximum Density/Intensity The maximum density shall not exceed fifteen (15) units/gross acre. d. Maximum Building Height Maximum building height shall be: Dwellings: Forty (40) feet and a maximum of three (3) stories. Accessory Buildings: Thirty-five (35) feet. Vertical identification elements for non-habitable common area structures may be twenty-five (25) feet higher than the maximum building height. e. Maximum Site Coverage Maximum site coverage shall be fifty (50) percent. The maximum site coverage shall be fifty-five (55) percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. f. Setback (Front Yard) The minimum setback from the front property lines for all structures, except stairways, exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen (15) feet. • Front entry garages or carports: Twenty (20) foot minimum, or five (5) foot minimum without driveway parking. • Side entry garages: Ten (10) feet. • Eaves, fireplaces, open space easements and balconies: Five (5) feet. g. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard • Dwellings, garages and accessory buildings: Minimum of five (5) feet. Also, fifteen (15) foot minimum building structure separation for one (1) and two (2) story buildings on the same lot. Twenty (20) foot 325 (hssp98) III-24 minimum building structure separation for three (3) story buildings on the same lot. • Eaves: Eighteen (18) inches. • Fireplaces: Thirty (30) inches. • Bay windows, unroofed balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard • Dwellings, garages and accessory buildings: Minimum of ten (10) feet. • Side entry garages or carports: Ten (10) feet. • Eaves: Eighteen (18) inches. • Fireplaces: Seven and one-half (7.5) feet. • Bay windows, unroofed balconies, open stairways and architectural features: Eight (8) feet. h. Setback (Rear Yard) The minimum setback from the rear property lines shall be as follows: • Dwellings and open, unroofed stairways and balconies: Five (5) feet. • Garages/accessory buildings: Five (5) feet. i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet (1 bedroom unit); 300 square feet (2 bedroom unit); 350 square feet (3 bedroom unit). j. Parking Parking shall comply with the Huntington Beach Zoning and Subdivision Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six (6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per sixty (60) feet of street frontage or fraction thereof. 326 (hssp98) III-25 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten (10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 5. Medium-High Density Residential (RMH) a. Purpose The Medium-High Density Residential district is intended to provide for single family detached and attached dwelling units, condominiums, townhomes and multi-family residential developments at medium-high densities. b. Permitted Uses 1) Single-family attached condominiums, townhouses, stacked flats and multi- family dwelling units (including apartments), and customary accessory uses and structures. 2) Plan Review: Conditional Use Permit. 3) Single family detached dwelling units (including zero lot line, Z-lot and patio homes) and their associated accessory buildings are permitted in accordance with the development standards contained in the RL-3 District (Section D herein), subject to approval of a conditional use permit and tentative parcel map or tentative tract map. c. Maximum Density/Intensity The maximum density shall not exceed density twenty-five (25) unit/gross acres. d. Maximum Building Height Maximum building height shall be: • Dwellings: Forty-five (45) feet and three (3) stories. • Accessory buildings: Thirty-five (35) feet. • Vertical identification elements for non-habitable common area structures may be twenty-five (25) feet higher than the maximum building height. 327 328 III-27 (hssp98) e. Maximum Site Coverage Maximum site coverage shall be fifty (50) percent. The maximum site coverage shall be fifty-five (55) percent for all lots abutting a park, recreation area or public utility right-of-way which is a minimum of 100- feet in clear width. f. Setback (Front Yard) The minimum setback from the front property lines for all structures, except stairways, exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen (15) feet. • Front entry garages or carports: Twenty (20) foot minimum, or five • (5) foot minimum without driveway parking. • Side entry garages: Ten (10) feet. • Eaves, fireplaces, open/unroofed building stairways and balconies: Five (5) feet. • Accessory buildings: Ten (10) feet. g. Setback (Side Yard) The minimum setback from the side property lines shall be as follows: 1) Interior Side Yard • Dwellings, garages and accessory buildings: Minimum of five (5) feet. Also, fifteen (15) foot minimum building structure separation for one (1) and two (2) story buildings on the same lot. Twenty (20) foot minimum building structure separation for three (3) story buildings on the same lot. • Eaves: Eighteen (18) inches. • Fireplaces: Thirty (30) inches. • Bay windows, unroofed balconies, open stairways and architectural features: Three (3) feet. 2) Exterior Side Yard • Dwellings and accessory buildings: Ten (10) feet. Side entry garages or carports: Ten (10) feet. • Eaves: Eighteen (18) inches. • Fireplaces: Seven and one-half (7.5) feet. • Bay windows, unroofed balconies, open stairways and architectural features: Eight (8) feet. 329 III-28 (hssp98) h. Setback (Rear Yard) The minimum setback from the rear property lines shall be as follows: • Dwellings, open/unroofed building stairways and balconies: Five (5) feet. • Garages/accessory buildings: Three (3) feet. i. Open Space A minimum of 75 square feet per dwelling unit shall be provided in private open space. In addition, the following minimum common open space per dwelling unit shall be provided: 250 square feet (1 bedroom unit); 300 square feet (2 bedroom unit); 300 square feet (2 bedroom unit); 350 square feet (3/ bedroom unit). j. Parking Parking shall comply with the Huntington Beach Zoning and Subdivision Ordinance Code. k. Miscellaneous Requirements 1) Building Offset: Structures having dwellings attached side-by-side shall be composed of not more than six (6) dwelling units unless such structures provide an offset on the front of the building a minimum of two (2) feet for every two dwelling units in the structure. 2) Landscaping: All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 3) A transportation corridor in Planning Area II shall be set aside and maintained in accordance with Development Agreement 90-1 and as illustrated in Exhibit 19. Habitable floor area shall be set back a minimum of ten (10) feet from the southerly five hundred (500) feet on both sides of the corridor. The corridor shall also be landscaped to the extent legal access is available to the developer. 330 III-29 (hssp98) 6. Affordable Housing Overlay a. Purpose The Affordable Housing Overlay allows multi-family residential uses as an alternative to the base land use designation on certain industrial designated properties within the Specific Plan area. The Affordable Housing Overlay encompasses an approximately 24-acre industrial area bordered by Goldenwest Street to the west, Ernest Drive on the north, Stewart Lane to the east, and industrial designated parcels just south of Kearny Drive on the south. The Affordable Housing Overlay allows multi-family residential uses when such projects provide 20 percent of the units affordable to lower income households. The Affordable Housing Overlay is divided into two areas as shown on Exhibit 16. Area A (parcels north of Garfield Avenue) has a maximum permitted density of 35 dwelling units per acre and Area B (parcels south of Garfield Avenue) has a maximum permitted density of 70 dwelling units per acre. b. Permitted Uses • New multi-family residential projects proposing a minimum of 20 percent of the dwelling units affordable to lower income households as defined by California Health and Safety Code 50079.5, or a successor statute, on sites designated within the Affordable Housing Overlay. • Projects that do not propose to meet the affordability provisions of this section shall not be eligible for residential development pursuant to the Affordable Housing Overlay. c. Affordable Units • For purposes of calculating the number of affordable units required, resulting fractional units shall be rounded up to the nearest whole number. • All affordable units shall be provided on-site. • The provisions of Section 230.26. (D) and (F) of the Huntington Beach Zoning and Subdivision Ordinance shall apply to all residential projects proposed pursuant to this section. • Projects that meet the affordability provisions of this section shall be eligible for density bonus in accordance with State Density Bonus Law. d. Development Standards 331 III-30 (hssp98) • Maximum Density o Area A: 35 dwelling units per acre o Area B: 70 dwelling units per acre • The minimum project area shall be 0.5 acre. • Multi-family residential uses shall be permitted by right subject to submittal of a General Planning Application and a Preliminary Plan Review to the Community Development Department. • Subdivisions and deviation requests subject to a Conditional Use Permit or Variance shall be processed in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance. • Development standards and parking requirements shall be regulated as follows: o Area A: Residential High Density (RH) District property development standards of Chapter 210 of the Huntington Beach Zoning and Subdivision Ordinance o Area B: Chapter 229 – Affordable Housing Overlay district of the Huntington Beach Zoning and Subdivision Ordinance. e. All projects shall comply with the following provisions of this Specific Plan: • Section II. C. – Circulation Plan • Section II. E. – Grading Guidelines • Section II. F. – Public Facilities • Section II. G. – Community Theme Guidelines • Section III. C. – General Provisions  ii. Section IV. B. Public Facilities Improvement Responsibility • Section IV. C. – Methods and Procedures • Section VI. – Mitigation Measures 7. Mixed Development (MD) a. Purpose The Mixed Development District is intended to provide for a variety of commercial uses, limited public uses and the opportunity for residential uses. Commercial uses may include retail sales; services; and professional, administrative and medical offices. Public uses may include senior care facilities, general day care facilities and churches. Such uses shall be planned so as to create compatibility to each other and the surrounding area. 332 III-31 (hssp98) Development within the Mixed Development District may combine uses horizontally, where residential uses are developed in conjunction with commercial and/or limited public uses as an integrated development, either in attached or in separate building complexes. A comprehensive site plan for the entire district shall be submitted and reviewed by the Planning Commission prior to or concurrent with entitlements for new development to ensure compatibility between surrounding uses, proposed uses and activities in this area. Concurrent with the filing of the comprehensive site plan, a comprehensive pedestrian access plan shall be submitted which provides linkages between residential and commercial project areas. A comprehensive, permanent set of covenants, conditions and restrictions covering limitation of the mixed development entitlement, including a list of permitted uses and any conditions of approval for the project, and all development, performance and management standards shall be required as a condition of approval. b. Permitted Uses The following primary uses and structures shall be permitted, subject to approval of a conditional use permit and appropriate subdivision map: 1. Residential Uses -- All residential uses including single-family and multi-family housing, apartments, condominiums and stock cooperatives. 2. Office Uses -- Professional, general and medical offices. 3. Commercial Uses -- Retail establishments, restaurants, automobile service stations and theaters. 4. Limited Public Uses -- Senior care facilities such as convalescent, independent living and assisted living facilities; general day care facilities for all age groups; and churches. c. Comprehensive Site Planning Requirements: 1. Any application for a conditional use permit and/or tentative map shall be accompanied by a comprehensive site plan for development of the entire Mixed Development area. This requirement does not apply to a minor expansion (10 percent or less) of the existing commercial center. 2. The comprehensive site plan shall provide a well-planned vehicular circulation system, pedestrian accessways segregated from arterials and internal streets, and 333 III-32 (hssp98) aesthetically pleasing landscape features. 3. Buildings shall be oriented and designed to minimize visual intrusion upon existing residential areas. 4. A Planned Sign Program for the entire Mixed Development area shall be submitted for approval by the Design Review Board for all uses. The Planned Sign Program shall be processed prior to submittal for the first sign permit. d. Maximum Density/Intensity 1. Retail: In accordance with Development Agreement No. 90-1, a minimum of 100,000 square feet gross leasable area of retail uses shall be maintained. A maximum of 260,000 total square feet of gross leasable area of retail uses may be permitted. 2. Office and Limited Public: Development shall be regulated pursuant to development standards. 3. Residential: The maximum number of residential dwelling units shall be 165. e. Site Development Standards The following standards shall apply to all development: 1. Building site area: The building site area is the entire net mixed development planning unit. 2. Maximum Building Height: • Maximum building height shall be: Eighty (80) feet Vertical identification elements shall not exceed the maximum building height. Building height shall be measured from the closest arterial street. 3. Maximum Site Coverage Maximum site coverage for the entire mixed development area shall be fifty (50) percent of net site area. If any structure exceeds sixty- five (65) feet in height, then the maximum site coverage for the entire mixed development area shall be forty (40) percent of the net site area. 4. Building Setbacks and Orientation a. Arterial Setbacks* 334 III-33 (hssp98) 1) Along Main Street and Yorktown Avenue, the minimum building setback shall be the greater of: a) Twenty-five (25) feet, or b) A horizontal distance equal to the building height (one to one setback). 2) Along Goldenwest Street, the minimum building setback shall be the greater of: a) Twenty-five (25) feet, or b) One to one for buildings less than thirty (30) feet in height, or c) Two to one for buildings between thirty (30) and sixty-five (65) feet in height, or d) Four to one for buildings greater than sixty-five (65) feet in height. 3) Structures facing arterial streets shall be designed to avoid visual intrusion upon existing residential areas. A line-of-sight/visual intrusion study shall be provided for future development which will analyze visual impacts to existing residential development. The study shall be subject to review and approval by the Planning Commission. 4) Structures shall be sited to provide a break in massing along arterial streets. 5) Building elevations along arterials shall incorporate one or more of the following to create visual interest: a) Facade relief, b) Fenestration, c) Horizontal/vertical offsets and/or d) Upper story setbacks b) General Building Setbacks: 1) Front setbacks: a) Ten (10) feet minimum from the interior street line or property line if building is under twenty- five (25) feet in 335 III-34 (hssp98) height. b) Fifteen (15) feet minimum from the interior street line or property line if building is between twenty-five (25) and thirty- five (35) feet in height. c) Twenty (20) feet minimum from the interior street line or property line if building is over thirty-five (35) feet in height. d) Twenty (20) percent of the building facade shall step back an average of ten (10) feet from the interior street line or property line along interior streets. 2) Side and Rear Setbacks: a) Ten (10) foot minimum from the side or rear property line for structures thirty-five (35) feet or less in height. b) Fifteen (15) foot minimum from the side or rear property line if building is over thirty-five (35) feet in height. c) Eaves, cornices, chimneys, outside staircases, balconies and similar architectural features may project up to fifty (50) percent into the required setback not to exceed six (6) feet. 5. Free-standing residential projects shall conform to the Medium High Density Residential development standards. 6. Residential components of integrated development projects shall conform to the mixed-use provisions. Open space and parking requirements shall conform to the Medium High Density Residential development standards. f. Lighting: All lighting, exterior and interior, shall be designed and located to minimize impacts to adjacent properties. g. Commercial Loading and Unloading: All commercial loading and unloading shall be performed on the site. Loading platforms and areas shall be screened from view from adjacent streets, highways, adjacent Residential Planning Areas, and on-site residential uses. Truck loading, dock facilities, and the doors for such facilities shall not face a residential area or be located within twenty (20) feet of property zoned or general- planned for residential use. Adequate on-site truck maneuvering space shall be provided to minimize conflicts on adjacent streets. h. Trash and Storage Areas: All storage, including cartons, containers or trash, shall 336 III-35 (hssp98) be located within a building or an area enclosed by a wall of not less than six (6) feet in height. An overhead enclosure shall be required if visible from a residential area. i. Parking: Parking shall comply with the Huntington Beach Zoning and Subdivision Ordinance Code. Exception: Medical office uses within vertically integrated commercial/residential projects shall comply with General Office parking requirements. j. Screening and Landscaping: Screening and landscaping shall comply with the screening and landscaping provisions of the Huntington Beach Zoning and Subdivision Ordinance Code. A landscape buffer adjacent to proposed and existing industrial land uses shall be provided as depicted on Exhibit 18. k. Covenants, Conditions and Restrictions: A recorded copy of covenants, conditions and restrictions shall be submitted to the Community Development Department prior to occupancy of any building. Approval for content shall be the responsibility of the Community Development Department and approval as to form by the City Attorney. l. Agent: A person or agent shall be designated as a permanent liaison to the City under the covenants, conditions and restrictions of any project for the purpose of processing occupancy requests, resolving land use enforcement problems, and any other matters in which the City and property owner are involved. 7. Commercial (C) a. Purpose The Commercial district is intended to provide retail, commercial and service uses in a neighborhood setting. Permitted uses, development standards, parking, landscaping and procedures will be regulated through the General Commercial District of the Huntington Beach Zoning and Subdivision Ordinance Code. b. Additional Permitted Uses Existing, oil and gas production facilities and consolidation of existing facilities, and drilling of new wells are permitted within commercial areas in accordance with the Huntington Beach Zoning and Subdivision Ordinance Code, subject to approval of a conditional use permit. c. Landscaping All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate 337 III-36 (hssp98) of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 8. Industrial (I) a. Purpose The Industrial district is intended to allow general industrial uses. Such uses shall be sensitively designed in relation to each other and the surrounding area. Permitted uses, development standards, parking, landscaping and procedures will be regulated through the General Industrial District of the Huntington Beach Zoning and Subdivision Ordinance Code. b. Additional Permitted Uses Existing oil and gas production facilities, consolidation of existing facilities and drilling of new wells are permitted within Planning Units II-8 and IV-5 in accordance with the Huntington Beach Zoning and Subdivision Ordinance Code, subject to approval of a conditional use permit. The drilling of new oil wells is prohibited within Planning Unit IV-3. c. Landscaping All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and permanently maintained in an attractive manner with permanent automatic irrigation facilities provided. Trees shall be provided at a rate of one (1) 36-inch box tree per forty-five (45) feet of street frontage or fraction thereof. 9. Open Space (OS) a. Purpose The Open Space district is designated as areas to be provided as permanent public recreational open space. b. Permitted Uses Permitted uses and other regulations for this district are in accordance with the Recreational Open Space (ROS) provisions in of the Huntington Beach Zoning and Subdivision Ordinance Code. 338 IV. ADMINISTRATION 339 (hssp98) IV -2 IV. ADMINISTRATION A. Development Phasing Plan The Holly-Seacliff study area is anticipated to be built out over a period of approximately 10 years, with a target completion date of 2001. Actual construction starts and occupancy will be dictated by market forces, the removal of oil operations and interim uses, and the requirements of individual property owners and developers. The Development Phasing Plan shown on Table 2 is a program of the relative timing of development within each of the individual planning areas. The Phasing Plan also provides a guideline for the construction of adequate community infrastructure within the Holly- Seacliff Specific Plan area. B. Public Facilities Improvement Responsibilities In order to provide for public facilities improvements necessary to serve all future development within the Holly-Seacliff area, developers will have a fair-share responsibility for either (1) constructing the necessary improvements required as described in the Specific Plan concurrent with project development, or (2) funding such necessary improvements if constructed by other developers. The City will determine and administer the fair-share responsibility for the master public facilities improvements, including sewer, water, drainage, roads, traffic controls, fire and police capital facilities as described in the Specific Plan. If a developer provides the necessary facilities beyond his fair-share responsibility, that developer shall be reimbursed from funds collected from other developers. If a developer is required to pay fees, those fees will be based on the City's fair- share responsibility determination. This determination will be based on a development's proportional use of the master public facilities improvements necessary to serve the development utilizing assessment on a dwelling unit, acreage, building square footage or front footage basis. All development projects to be served by the master public facilities improvements shall be conditioned to construct facilities or pay fees per a Holly- Seacliff Public Facilities Fee Ordinance. Such construction or payment of fees shall be based on a fair-share responsibility program as administered by the City Public Works Department. Development Agreement No. 90-1 describes certain public facilities improvements to be constructed by Pacific Coast Homes and Garfield Partners. 340 (hssp98) IV -3 Table 2 Development Phasing Plan PLANNING AREA ACRES USE TOTAL DWELLING UNITS EXISTING DWELLING UNITS PHASE I 1990- 1993 PHASE II 1994- 1997 PHASE III 1998- 2022 I 48 RESIDENTIAL 160 20 90 50 16 OPEN SPACE * II 159 RESIDENTIAL 1,535 300 985 250 32 INDUSTRIAL * III 175 RESIDENTIAL 1,450 150 750 550 7 COMMERCIAL * 16 OPEN SPACE * IV 24 RESIDENTIAL 785 65 150 300 270 53 MIXED USE * 31 INDUSTRIAL * 4 RESIDENTIAL * TOTAL 565 3,930 65 620 2,125 1,120 *INDICATES TIMING OF NON-RESIDENTIAL USES. ** DOES NOT INCLUDE UNITS PERMITTED BY RIGHT UNDER THE AFFORDABLE HOUSING OVERLAY. 341 (hssp98) IV -4 C. Methods and Procedures The methods and procedures for implementation and administration of the Development Standards, as well as the policies, guidelines and other conditions of this Holly-Seacliff Specific Plan, are prescribed as follows: 1. Implementation The Specific Plan shall be implemented through the processing of site plans in conjunction with conditional use permits, tentative tract maps and tentative parcel maps, except as specified in Section III.D.6 of this Specific Plan. The site plans may be prepared concurrently in sufficient detail to determine conformance with the Specific Plan. 2. Tentative Tract Maps For projects requiring a tentative tract or parcel map(s), the provisions and procedures contained in the Huntington Beach Zoning and Subdivision Ordinance Code shall apply. 3. Vesting Tentative Maps For residential projects entailing a vesting tentative tract map, the provisions and procedures in the Huntington Beach Zoning and Subdivision Ordinance Code shall apply. 4. Conditional Use Permits For projects, uses and operations requiring a conditional use permit pursuant to the provisions of this Specific Plan, the procedures specified in the Huntington Beach Zoning and Subdivision Ordinance Code shall apply. 5. Special Permits/Variances For projects or operations requiring a variance or modification to the Development Standards contained herein, deviations up to ten percent (10%) may be approved via a special permit, except for height and parking. Deviations greater than ten percent (10%) may be approved via a conditional exception. 6. Specific Plan Amendments A Specific Plan amendment shall be required for the following: a) Changes to planning unit boundaries which exceed fifteen percent (15%) of the approved acreage on Table 1. b) Changes to the Development Standards in the Specific Plan. 342 (hssp98) IV-5 c) Substantial variations from infrastructure plans, as determined by the Director of Public Works. Specific Plan Amendments shall be processed in accordance with either the zone change or code amendment procedures, as appropriate, contained in the Huntington Beach Zoning and Subdivision Ordinance Code. 7. Coastal Development Permits The south western portion of the Holly-Seacliff Specific Plan Area falls within the coastal zone. All development projects proposed in this area require a Coastal Development Permit. D. Density Transfer Procedure The Land Use Element of the Holly-Seacliff General Plan Amendment allows dwelling units to be transferred from a Planning Unit or Units within the same Planning Area, so long as the maximum number of dwelling units allowed by the General Plan for each Planning Unit is not exceeded, and so long as the total number of dwelling units allocated for that Planning Area is not exceeded. As indicated on Table 1 of the Specific Plan, the "average gross density" of each Planning Unit is less than the General Plan maximum density. Since the General Plan and the Development Standards permit development up to the General Plan maximum density, the following procedures are necessary to allow and monitor density transfers within the Holly-Seacliff Specific Plan Area. 1. Transfers Within A Planning Unit Dwelling units may be transferred within a Planning Unit as long as the total number of units for the Planning Unit as shown on Table 1 remains the same, except for units permitted in the Affordable Housing Overlay as specified in Section III.D.6 of this Specific Plan. If a property owner submits an entitlement application for development of a portion of a Planning Unit for a density which is greater or less than the average gross density for the Planning Unit, then a transfer of density within a Planning Unit is involved, as long as the assigned total of units (as shown on Table 1) remains the same. The subject application must include: a) a plan showing both the approved and proposed allocations of dwelling units within the Planning Unit, and b) the written concurrence of all property owners affected by the proposed transfer. Density may not be transferred from a completed project unless the transfer was approved at the time said project was approved. 343 (hssp98) IV-6 2. Transfers Between Planning Units Dwelling units may be transferred between Planning Units within the same Planning Area. If a property owner submits an entitlement application for a Planning Unit for a density which is greater or less than the average gross density for the Planning Unit, then a transfer of density between Planning Units will be necessary, except for projects with the Affordable Housing Overlay as specified in Section III.D.6 of this Specific Plan. The subject application must include: a) a plan showing both the existing and proposed allocation of dwelling units within all Planning Units affected by the transfer, and b) the written concurrence of all property owners affected by the proposed transfer. Density may not be transferred from a completed project unless the transfer was approved at the time said project was approved. 3. Entitlement applications involving a density transfer will require the following: a) An Infrastructure Analysis documenting that the transfer does not exceed proposed infrastructure capacity. If capacity will be exceeded based on the required analysis, recommendations for additional infrastructure improvements must also be submitted. Required infrastructure modifications shall be the responsibility of the party requesting the transfer, and shall be placed as conditions of approval on the appropriate development entitlement. b) An Environmental Analysis in the form of the City's Initial Study documentation that the proposed density transfer of planning units will not affect the conclusions of the environmental analysis contained in the Certified EIR 89-1 for GPA 89-1. c) A policy analysis documenting that the density transfers within a planning unit or between planning unit are consistent with the goals, policies, and programs of the City of Huntington Beach General Plan and this Specific Plan. E. Acreage/Boundary Changes Acreage figures shown on the Land Use Table (Table 1) are indicated to the nearest acre based upon planimeter readings. Modifications, not to exceed fifteen percent (15%) of the acreage and boundaries shown, may result from more detailed planning and technical refinements in the tentative tract map or site plan processes, and shall not require an amendment to this Specific Plan. 344 V. LEGAL DESCRIPTION 345 LEGAL DESCRIPTION V-1 (hssp98) 346 347 348 349 350 351 VI. MITIGATION MEASURES 352 V-2 (hssp98) VI. MITIGATION MEASURES FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1 These mitigation measures are required of the Holly-Seacliff Specific Plan pursuant to Final Environmental Impact Report 89-1 and should be imposed on future projects in the Specific Plan area. Land Use On-Site Land Uses 1. Prior to issuance of building permits for individual tracts, the applicant should demonstrate that service vehicle access to all remaining operating oil wells on site is monitored through the existing or proposed residential tracts. 2. All potential buyers and renters of on-site residences should be notified of the affects resulting from on-site and off-site oil production activities. The notification should state the frequency and locations of maintenance and service operations. The notification should indicate that noise levels from oil activities may also significantly increase during these times. Air Quality 1. Because it only takes a small amount of material to generate odors, it is important to maintain a very clean operation. Therefore, any oil spilled on the ground should be quickly cleaned up. Well sumps should be pumped out after pulling a well and periodically in the interim. Maintenance of seals and gaskets on pumps and piping should be performed whenever leaks are evident. General clean-up of the site should result in significant improvements in the level of odor found in the area. 2. Appropriately designed, vapor recovery systems which pull the gas off the well casing should be employed, as well as vapor recovery systems for oil transport trucks. A similar system could be employed for any remaining storage facilities on site. Noise 1. Noise levels generated by the oil operations should be mitigated to levels consistent with the Huntington Beach Noise Ordinance, by locating consolidation area(s) at least 300 feet from the nearest residential or other sensitive land uses (locating consolidation areas within industrial-use areas would be the most desirable from a noise standpoint). The oil wells could be located closer to sensitive land uses if a perimeter wall with a minimum height of 8 feet was utilized around the consolidation area(s). The following mitigation 353 V-3 (hssp98) measures assume a 100 foot distance to the receptor and the mitigation effects of an 8 foot sound wall. Additional analysis of the consolidation area(s) will be necessary when phasing plans become available. Oil Well Drilling Operations 2. The results show that in order for the drilling operations to satisfy the Huntington Beach Noise Ordinance outdoor standards, electric motors with acoustic blankets must be used. Diesel motors even when shielded by acoustic blankets will not meet the nighttime Noise Ordinance standards at the on-site and off-site residences and will not meet the daytime Noise Ordinance standards at the on-site residences. If there are plans to conduct the drilling operations during the nighttime hours, then according to the Oil Code, the operations must be soundproofed. Acoustic blankets as well as an 8 foot high masonry wall along the site perimeter will likely reduce the noise levels to below the Noise Ordinance standards. Oil Well Pumping 3. The well pumps used in the consolidation area should be submerged. If other types of well pumps such as ground level electric or diesel pumps may be necessary. Specific mitigation measures should be presented in an additional noise study. Well Pulling, Redrilling and Service Drilling Operations 4. Well pulling and drilling operations are confined to daytime hours (7:00 a.m. to 10:00 p.m.) by the Oil Code. Any redrilling performed at night must provide soundproofing to comply with the Noise Ordinance. The Oil Code prohibits the pulling of wells during the nighttime hours (10:00 to 7:00 a.m.). Well maintenance activities should also be conducted between the hours or 7:00 a.m. and 10:00 p.m. only. Although high levels of noise may be generated by routine well maintenance operations, these activities would occur inside the noise barrier surrounding the consolidation area. 5. Service drilling for this project will be conducted during the daytime hours only. Data on service drilling operations indicate that with a dieselpowered service rig and an 8 foot high noise barrier, the noise level at 100 feet will likely be 55 dBA which corresponds to the City's daytime Noise Ordinance standard. All servicing of the wells must comply with the noise standards contained in the Huntington Beach code. Truck Operations 6. Truck operations should be limited to daytime hours only (7 a.m. to 10 p.m.) 354 V-4 (hssp98) Helicopter Operations 7. A notice (and statement of acknowledgement) to prospective homeowners is required stating that the property is subject to overflight, sight and sound of helicopters associated with the police facility. Oil Facilities 1. Future Specific Plan(s) should include an area or areas for the consolidation of oil well facilities. 2. All new development proposals should be accompanied by: • A plan which addresses the requirements for abandoned wells. • The abandonment plans for existing wells. • The operational plans for any remaining wells and facilities. These plans must satisfy the requirements of the City of Huntington Beach and the Division of Oil and Gas. 3. The criteria for the approval of development plans within oil districts should include: (a) That enough open space has been reserved around the oil operation site to allow existing and future equipment which could reasonably be expected to be used on the site, including any setbacks from new development required by the Fire Chief. (b) That adequate access to all operation sites is provided for portable equipment and emergency vehicles. (c) That reasonable expansion of the existing facilities, if permitted in the oil district, can be accomplished. (d) That any proposed development includes all provisions for sound-proofing and fire protection required by the Fire Chief. (e) That screening of oil facilities from any new development is included in the plan. 4. As future development occurs, continued subsidence rate monitoring for the region of the subject site is necessary to determine if subsidence rates are declining with current water injection methods being used at operating oil production facilities. 355 V-5 (hssp98) 5. The use of post-tensioned slabs should be considered in the foundation design in order to eliminate distress to structures and slabs from minor regional subsidence. Although this measure will provide for a more rigid slab, it will be no means eliminate distress to foundations resulting from the rapid subsidence of the land from continued oil and gas withdrawal. Cultural Resources Archaeology 1. It is suggested that the research design be prepared by the Principal Investigator selected to perform the work and that it be reviewed by a second consulting archaeologist. This step will help insure the completeness and viability of the research design prior to its implementation. The involvement of a second professional is viewed as an inexpensive means of insuring that no major elements are overlooked. 2. The archaeological deposits within the Holly-Seacliff study area should be subjected to a program of excavation designed to recover sufficient data to fully describe the sites. The following program is recommended: a. Analysis of the collections made by the Pacific Coast Archaeological Society, Long Beach State University and any community college which has such material. If the collections are properly provenienced and are accompanied by adequate documentation, they should be brought together during this phase and complete analysis performed. Of particular importance during this phase is the recovery of survey date to be used to determine the exact locations of previous excavation efforts. b. Prior to the beginning of any excavation effort, a burial strategy should be developed by the archaeologist retained to accomplish the excavation members of the Native American community and appropriate City Staff. The strategy should address details of the handling and processing of human remains encountered during excavation, as well as the ultimate disposition of such remains. c. Completion of test excavations should be made at each of the archaeological deposits. The information gained from the test excavation will guide the following data recovery excavation. The excavations should have two primary goals: • Definition of site boundaries and depth. • Determination of the significance of the site and its degree of preservation. 356 V-6 (hssp98) d. A statistically valid sample of site material should be excavated. The data recovery excavation should be conducted under the provisions of a carefully developed research design. The research questions presented earlier in this report should be incorporated into the research design, other important research questions should be developed from the test excavation data included, and a statement of methodology to be observed must be included. e. A qualified observer appointed by the Principal Investigator/Archaeologist should monitor grading of the archaeological sites to recover important material which might appear. The monitor will be assigned by the Principal Investigator. This activity may require some minor delay or redirecting of grading while material is being recovered. The observer should be prepared to recover material as rapidly as is consistent with good archaeological practice. Monitoring should be on a full time basis when grading is taking place on or near an archaeological deposit. However, the grading should terminate when the cultural deposit has been entirely removed and clearly sterile deposits exposed. f. All excavation and ground disturbing observation projects should include a Native American Observer. Burials are known to exist at some of the sites, a circumstance which is extremely important to the Native American community. g. A detailed professional report should be prepared which fully describes the site and its place in pre-history. Reports should receive sufficient distribution which includes the City, the County and the UCLA repository for archeology to insure their availability to future researchers. h. Arrangements should be made for proper curation of the collections. It is expected that large quantities of materials will be collected during the excavation. Curation should be at an institution which has the proper facilities for storage, display and use by interested scholars and the general public. 3. The shell and lithic scatters should be subjected to test excavation to determine if they are or are not in situ archaeological deposits. If any of the scatters prove to be in situ archaeological material, a site record should be prepared and submitted to the Archaeological Survey, University of California, Los Angeles, and the site should be treated as in mitigation number one. If the sites are shown to be not archaeological in nature or not in situ, then no further action should be taken. 4. Ground disturbing activity within the study area should be monitored by a qualified observer assigned by the Principle Investigator/Archaeologist to 357 V-7 (hssp98) determine if significant historic deposits, (e.g. foundations, trash deposits, privy pits and similar features) have been exposed. The monitoring should be on a full- time basis, but can be terminated when clearly undisturbed geologic formations are exposed. If such exposures occur, appropriate collections should be made, followed by analysis and report preparation. Historic material may be encountered anywhere within the Holly-Seacliff property, but the area around the old Holly sugar Refinery is probably more sensitive than the balance of the project area. Historical material recovered at the archaeological sites should be treated with those deposits. 5. The plaque commemorating oil well Huntington A-1 should be preserved. As development in the area continues, it may be desirable to upgrade this feature. Paleontology 6. A qualified paleontologist should be retained to periodically monitor the site during grading or extensive trenching activities that cut into the San Pedro Sand or the Quaternary marine terrace units. 7. In areas where fossils are abundant, full-time monitoring and salvage effort will be necessary (8 hours per day during grading or trenching activities). In areas where no fossils are being uncovered, the monitoring time can be less than eight hours per day. 8. The paleontologist should be allowed to temporarily divert or direct grading operations to facilitate assessment and salvaging of exposed fossils. 9. Collection and processing of matrix samples through fine screens will be necessary to salvage any microvertebrate remains. If a deposit of microvertebrates is discovered, matrix material can be moved off to one side of the grading area to allow for further screening without delaying the developmental work. 10. All fossils and their contextual stratigraphic data should go to an institution with a research interest in the materials, such as the Orange County Natural History Foundation. Human Health and Safety Surface Oil Contamination 1. Prior to grading and development, a site reconnaissance should be performed including a phased Environmental Site Assessment to evaluate areas where contamination of the surficial soils may have taken place. The environmental assessment should evaluate existing available information pertinent to the site 358 V-8 (hssp98) and also undertake a limited investigation of possible on-site contamination. Phase I should include: a. Review of available documents pertinent to the subject site to evaluate current and previous uses. b. Site reconnaissance to evaluate areas where contamination of surficial solid may have taken place. c. Excavation and testing of oil samples to determine presence of near surface contamination of soil. d. Subsurface exploration to determine presence of sumps on-site. Testing of possible drilling fluids for heavy metals. e. Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells. f. Testing of air samples for gas vapor, methane gas and sulfur compounds. 2. The actual site characterization and remedial action plan would be developed as part of a later phase. Upon completion of the Environmental Assessment, a Remedial Action Plan can be developed. This plan should address the following items: a. Treatment of possible crude oil contaminated soils. A possible solution to this condition would be aeration of the contaminated soils to release the volatile gases and then incorporation of the treated solid into the roadway fills (subgrade). b. Treatment of possible drilling sumps by either on-site disposal of non- contaminated drilling fluids or off-site disposal of contaminated fluids. c. Treatment of the possibility of the accumulation of methane gas. Methane Gas 3. Prior to development, a thorough site study for the presence of surface and shallow subsurface methane gas should be performed. Any abnormal findings would require a Remedial Action Plan and further studies to assure sufficient mitigation of the hazardous areas prior to building construction. All structures should have a gas and vapor barrier installed underneath the slabs and foundations. Gas collection and ventilation systems should be installed over abandoned wells which are underneath or within ten (10) feet of any structure, and over wells which show evidence of surface emissions of methane gas. Additionally, following construction of structures, an organic vapor analysis 359 V-9 (hssp98) should be conducted and the results evaluated to assure that acceptable air quality is maintained within buildings and residences. 4. The presence of methane gas on-site should be the subject of future studies that include the following tasks: a. Drilling of test wells to monitor for subsurface methane deposits and confirm or deny the presence of biogenic methane bearing strata near area. b. Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps; c. Vapor monitoring of shallow vapor probes placed at strategic location on the site and collection of soil vapor samples; d. Vapor survey areas adjacent to known abandoned oil wells; e. Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. Other Oil Production Related Hazards 5. Oil wells scheduled for abandonment should be completed in accordance with the standards and specifications of the City of Huntington Beach and the California Division of Oil and Gas. Wells which have previously been abandoned must be reabandoned to the most current requirements of the City of Huntington Beach and the Division of Oil and Gas. 6. Existing oil production lines are located throughout the site. Treatment of these lines will depend on proposed land use and development. Utility lines should be relocated and or removed with the trench being filled with compacted fill. Hazardous Materials 1. The use, storage and disposal of hazardous materials should be enforced by City of Huntington Beach to provide the greatest possible protection to the public from accidental occurrences. 2. Active wells remaining on-site should be secured and screened as required by the City of Huntington Beach. 3. Prior to development, a review of available public health records should be performed to evaluate possible public health risk sites in the vicinity of the subject site. 4. An inventory of all hazardous materials used and stored by industries locating within the project area should be maintained and recorded for use by the City Fire 360 V-10 (hssp98) Department. This inventory should include the location at which each hazardous material is used. Aesthetics 1. Landscaping of future projects should be designed to minimize visual impacts on adjacent parcels. Special consideration should be given to orientation of the project's residences (i.e. windows and deck) so as to respect the privacy of adjacent and nearby homes. 2. Wherever feasible, oil production facilities on-site should be eliminated or consolidated to reduce their total number. Facilities remaining on-site should be painted, camouflaged, or otherwise screened by perimeter walls, plantings or like treatments to reduce their unsightliness to future residents. Land-Use Policies Prior to the issuance of grading permits, the Department of Fish and Game should be notified of grading activities on-site that are scheduled to commence in the swales, in order to preclude the possible elimination of wetland areas under the jurisdiction of the Department of Fish and Game, as further specified in the Biological Resources section of this EIR. Biological 1. Following construction of necessary infrastructure in the main drainage swale, i.e., utility lies, sewers, etc., this swale should remain as open space. Mitigation for the loss of cattail marsh habitat (0.5 acres) and willow habitat (0.5 acres) which are depicted on Exhibit 20, will take place such that a minimum of 1.0 acre of riparian vegetation is established in this drainage swale. The plants utilized in the revegetated area will enclosed from the recommended plant palette indicated on page VI-11. 2. Through adoption of future Specific Plans large trees suitable for use by raptors such as the red-shouldered hawk, should preserved or replaced in accordance with the tree species identified in the plant palette contained on page VI-11. 3. Any grading or filling in the brackish wetlands in the western portion of the project site sill be mitigated by restoration of an equal area of coastal wetland at a nearby location in the open space area. 4. Effects upon on-site wetlands within the jurisdiction of the California Department of Fish and Game will require mitigation defined by 1603 permits. 361 362 V-11 (hssp98) PLANT PALETTE Scientific Name Common Name Trees Alnus rhombifolia White Alder Juglans californica California Walnut Platanus racemosa Sycamore Quercus agrifolia Coast Live Oak S. laevigata Red Willow S. lasiandra Golden Willow S. hindsiana Sandbar Willow Salix lasiolepis Arroyo Willow Umbellylaria californica California Bay Tall Shrubs Baccharis pilularis var. consanquinea Coyote Brush Heteromeles arbutifolia Toyon R. ovata Sugarbush Rhus laurina Laurel sumac Sambucus mexicana Elderberry Low Shrubs and Vines Diplacus longiflorus Bush Monkeyflower R. viburnifolium Catalina Currant R. aureum Golden Currant Ribes speciosum Fuschia-flowered Gooseberry Rosa californica California Rose Rubus ursinus California Blackberry Toxicodendron diversilobum Poison Oak Vitis californica California Grape Herbaceous Plants and Grasses Artemisia douglasiana Mugwort Elymus condensatus Giant Wild Rye Scirpus spp. Tule Typha spp. Cattail 363 V-12 (hssp98) Public Services and Utilities Schools 1. The General Plan Amendment 89-1 designates a site for a new elementary school to serve students generated by residential development within the project area. 2. The school district and major landowner should enter into an agreement for acquisition or lease of the site as part of implementation of this General Plan Amendment. 3. Developers should pay school impact fees to finance construction of necessary school facilities. 4. The Huntington Beach Union High School District should coordinate its expansion plans with phasing of development within the project area and surrounding areas. 364 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-1 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Adequate Sites Analysis Appendix B 365 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-2 Huntington Beach Housing Element Update Huntington Beach Housing Element Update A. Appendix B: Adequate Sites Analysis 1. Candidate Sites Analysis Overview The Housing Element is required to identify potential candidate housing sites by income category to meet the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Huntington Beach’s ability to plan for housing at the designated income levels within the 6th housing cycle planning period (2021-2029). The identified sites were analyzed for realistic capacity and potential for redevelopment. The City of Huntington Beach is a built-out community, with little to no vacant land for new development. It is most likely that future residential will come in the form of infill development, therefore the City has focused the Sites strategy on areas with potential for redevelopment, access to essential resources, proximity to transit or access to highway and road connectivity and overall future residential opportunity. This appendix describes the strategy the City of Huntington Beach will take to create the viable opportunity to housing and to accommodate the City’s Regional Housing Needs Assessment (RHNA) allocation. 2. Housing Needs Future housing need refers to the share of the regional housing need that has been allocated to the City. The State Department of Housing and Community Development (HCD) has supplied a regional housing unit goal to the Southern California Association of Governments (SCAG). SCAG then allocated the housing unit goal to each jurisdiction within the region through the Regional Housing Needs Assessment (RHNA) process. In allocating the region’s future housing needs to jurisdictions, SCAG is required to take the following factors into consideration pursuant to Section 65584 of the State Government Code: • Market demand for housing • Employment opportunities • Availability of suitable sites and public facilities • Commuting patterns • Type and tenure of housing • Loss of units in assisted housing developments • Over-concentration of lower income households • Geological and topographical constraint Huntington Beach’s share of the SCAG regional growth allocation is 13,368 new units for the current planning period (2021-2029). Table B-1 indicates the City’s RHNA need for the stated planning period. Table B-1: RHNA Allocation 2021-2029 Income Category Percent of Median Family Income RHNA Allocation Very Low Income 0-50% MFI 3,661units Low Income 51-80% MFI 2,180 units Moderate Income 81-120% MFI 2,308 units Above Moderate Income >120% MFI 5,215 units Total 13,368 units 366 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-3 Huntington Beach Housing Element Update Huntington Beach Housing Element Update 3. Selection of Sites Table B-2 shows the City’s 2021-2029 RHNA need by income category as well as a summary of the sites identified to meet that need. The analysis within this appendix shows that the City of Huntington Beach has the capacity to meet their 2021-2029 RHNA allocation through a variety of methods, including: • Identification of sites suitable for residential through rezone • Identifications of sites suitable for residential through overlay zoning • Identification of sites with opportunity for conversion from motel/hotel to residential • Future development of accessory dwelling units (ADUs) The City has identified a total of 1 site to rezone, 318 sites for a designated housing overlay, and 3 sites with opportunity for motel or hotel conversion. The identified sites are shown Figure B-14, and they have been evaluated based on surrounding and existing onsite development to determine the extent to which on-site uses are likely to redevelop within the planning period. Many of the uses are in multi-tenant commercial centers with single ownership, on small adjacent parcels with single ownership, in under-utilized industrial uses, or show little to no evidence of recent investment or redevelopment. Table B-14 (at the end of this appendix) identifies each candidate housing site within the City’s sites inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to track sites within the inventory. Additionally, the following information is provided for each parcel. • Address • Existing Zoning • General Plan Land use • Size (Net developable acres removing known development constraints) • Rezone designation • Assumed Density • Maximum Density • Previous Housing Element identification • Vacancy status • Description of existing use • Potential Development Capacity (Dwelling Units) by income category Table B-2: Summary of Available Sites Very Low Income Low Income Moderate Income Above Moderate Income RHNA (2021-2029) 3,661 2,184 2,308 5,215 Projects in the Pipeline (Application, Entitled, Permitted or in construction since June 30, 2021) 17 285 82 1,371 Remaining Unmet RHNA 3,644 1,899 2,226 3,844 Capacity on Site Inventory Capacity on Sites identified for Rezone 0 110 250 Capacity on Sites identified under Overlay Zones 5,42033 2,833599 9,5941 367 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-4 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-2: Summary of Available Sites Very Low Income Low Income Moderate Income Above Moderate Income Capacity on Hotel and Motel Conversions 415 0 0 Projected ADU Construction Projected ADU Construction 307 170 10 368 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-5 Huntington Beach Housing Element Update Figure B-1: Sites to Accommodate the 2021-2029 RHNA 369 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-6 Huntington Beach Housing Element Update Figure B-2: Projects in the Pipeline 370 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-7 Huntington Beach Housing Element Update Figure B-3: Projects in the Pipeline 371 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-8 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-3: Summary of Pipeline Projects Project Name/Location Very Low Income Units Low Income Units Moderate Income Units Above Moderate Income Units Status Determination of Affordability Cameron Lane Townhomes - - 2 16 Approved by PC 10/12/2021 10% inclusionary units on-site for sale (mod) Former Gisler School SFD - - - 85 Approved by CC 10/19/2021 inclusionary in-lieu fees Olson Townhomes - - 3 31 Approved by CC 6/7/2022 10% inclusionary units on-site for sale (mod) Pearce Drive Condos - - 2 18 Submitted, not scheduled for public hearing 10% inclusionary units on-site for sale (mod) HB Tri Townhomes - - 5 30 Approved by CC 6/21/2022 15% inclusionary units on-site for sale (mod) - inclusionary req. 15% due to project within a specific plan Bella Terra Apartments (Area B2) 17 - 28 255 Submitted, not scheduled for public hearing 15% inclusionary units on-site - inclusionary req. 15% due to project within a specific plan (the affordability mix reflects the applicant's proposal) Garfield SFD - - - 10 Submitted, not scheduled for public hearing inclusionary in-lieu fees NEC Beach &Yorktown - 82 21 1 Submitted, not scheduled for public hearing project submitted pursuant to SDBL (affordability levels reflect applicant’s proposal) NWC Beach &Yorktown - 90 - 91 Submitted, not scheduled project submitted pursuant to SDBL (affordability levels 372 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-9 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-3: Summary of Pipeline Projects Project Name/Location Very Low Income Units Low Income Units Moderate Income Units Above Moderate Income Units Status Determination of Affordability for public hearing reflect applicant’s proposal) 18750 Delaware - 70 - 276 Ministerial approval 3/16/22 via SP14 Affordable Housing Overlay 20% inclusionary units on-site rental (low) - inclusionary req. 20% low income due to project location within the BECSP Affordable Housing Overlay 7225 Edinger/ Brandywine Townhomes 13 117 Submitted, not scheduled for public hearing 10% on-site deed- restricted moderate income units in compliance with current Citywide inclusionary housing requirements Georgia Townhomes (910 Georgia St.) 18 PC approved 1-26-2021 Jamboree Housing Senior Apartments (18431 Beach Blvd.) 43 Under construction 100% affordable development by Jamboree Housing submitted pursuant to SP14 Affordable Housing Overlay Magnolia Tank Farm (21845 Magnolia Ave.) 250 CC approved 1-21-2021 Windward Townhomes (17202 Bolsa Chica) 36 Zoning Administrator approved 4-7- 2021 1620 Pacific Coast Hwy Apartments 4 Building permit review phase 373 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-10 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-3: Summary of Pipeline Projects Project Name/Location Very Low Income Units Low Income Units Moderate Income Units Above Moderate Income Units Status Determination of Affordability Gothard Townhomes (19100 Gothard St.) 3 18 Under construction 10% on-site deed- restricted moderate income units in compliance with current Citywide inclusionary housing requirements Holly Townhomes (19200 Holly Ln.) 5 27 Under construction 10% on-site deed- restricted moderate income units in compliance with current Citywide inclusionary housing requirements Main St. Mixed Use (414 Main St.) 20 Under construction LeBard (20451 Craimer Ln.) 15 Under construction 712/714 Pacific Coast Hwy. 3 Building permit review phase 7852 Ronald Dr. 3 Building permit review phase 712 Utica 3 Building permit review phase 7851 Holt 4 Under construction 7792 Liberty 4 Building permit finaled 12-3- 2021 7262 Garfield 10 Building permit finaled 4-14- 2021 374 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-11 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-3: Summary of Pipeline Projects Project Name/Location Very Low Income Units Low Income Units Moderate Income Units Above Moderate Income Units Status Determination of Affordability 718 Williams 4 Building permit finaled 8-31- 2021 Parkside Estates 22 Building permit finaled 9-23- 2021 TOTAL 17 285 82 1,371 1,755 4. Rezone Strategy As mentioned above, the City of Huntington Beach is a built-out community with little vacant land available as well as majority of non-vacant residential land zoned for low density, single family uses. Therefore, the City has identified the following rezone strategies to create feasible residential infill opportunities. • SP 14 – Affordable Housing Overlay: This strategy intends to increase affordable housing options in the existing Beach and Edinger Corridors Specific Plan. The existing Affordable Housing Overlay permits residential projects that propose at least 20 percent lower income units on site by-right. The SP-14 – Affordable Housing Overlay will expand the provisions of the existing affordable housing overlay to additional areas of the Beach and Edinger Corridors Specific Plan (SP 14). Currently the Specific Plan is the zoning for the applicable parcels within the SP 14 boundary. More specifically, the Affordable Housing Overlay within SP14 is an additional entitlement for the identified parcels. The existing development standards will remain applicable as they do not currently have a maximum density. Realistic capacity assumptions are set at 80 dwelling units per acre based on an analysis of recent developments within SP14 and their dwelling unit yield as identified in Table B-4. There are no inconsistencies with the base zoning or General Plan Land Use created by the expansion of this overlay. The Maximum Amount of New Development (MAND) in SP14 will not act as an impediment to the application of the Overlay. As specified in the existing overlay, residential projects proposed pursuant to the overlay are not subject to the residential MAND. The Overlay will be updated to state that development within the Overlay will allow for the construction of the unit quantities listed below. The City has identified 151 parcels to expand the overlay which can accommodate the following potential units through redevelopment: o 3,276 Low and Very Low-Income Units o 1,539 Moderate Income Units o 5,827 Above Moderate-Income Units • Affordable Housing Overlay: This rezone strategy intends to create housing opportunities in well-connected nonresidential areas of the City. The assumed density of the overlay zone will permit residential uses at a range of 55-65 dwelling units per acre. The Affordable Housing Overlay will not replace the existing zoning but will be an additional entitlement to these properties that looks to promote the development of affordable housing through higher density 375 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-12 Huntington Beach Housing Element Update Huntington Beach Housing Element Update development and the City’s existing inclusionary housing policy. As with the existing BECSP Affordable Housing Overlay, residential projects that propose at least 20 percent lower income units on-site will be permitted by-right. This is a new overlay within the City of Huntington Beach and development standards will be created within input from the community, experienced developers, and City decision makers. These development standards will be based on historical development within the City and will support development at the densities identified in this housing element. The development standards in this overlay will be conducive for sites to achieve development at maximum density and will not be substantially less than those of existing higher density zones. There are no inconsistencies with the base zoning or General Plan Land Use created by the implementation of this overlay. The TCAC/HCD Opportunity Indices Maps designates all of the Affordable Housing Overlay parcels identified within the Holly-Seacliff Specific Plan (SP9) and 36 parcels identified within the Research and Technology (RT) Zone as within a Highest Resource area. Approximately 38% of units for moderate income and below within the Affordable Housing Overlay are located in High and Highest Resource areas. The City has identified 145 parcels to rezone with the Overlay which can accommodate the following potential units: o 2,034 Low and Very Low-Income Units o 991 Moderate Income Units o 3,533 Above Moderate-Income Units • RH Overlay: This strategy utilizes the City’s existing RH land use designation to create housing opportunities in existing areas within the Holly-Seacliff Specific Plan (SP9). This area is approximately 14 acres total and is occupied by oil-related uses, outdoor storage, and a self-storage facility. The sites in SP9 are currently designated as Industrial and surrounded by residentially developed and/or designated land uses. The City has received many inquiries for residential development over the years, but the existing low density and non-residential land use designations precluded residential development from proceeding. The City anticipates that redesignating the site within the SP to RH-35 will result in a project built in this area within the planning period as it has had a substantial amount of development interest, is in close proximity to existing trails and parks, and located along a primary arterial in the City’s circulation plan. The TCAC/HCD Opportunity Indices Maps designates all of these parcels as within a Highest Resource area. These parcels have been identified due to their potential to redevelop to residential uses when permitted to develop under standards which match the City’s existing RH zone. The City is proposing to permit development which is consistent with existing standards that the City knows to be effective in resulting in residential units being built within the City. The following developments have occurred within the RH zone: o The Fountains (271 senior apartments; 32 du/acre) o Pacific City Residential (516 multi-family rental/apartments; 30 du/acre) These development examples demonstrate the City’s existing RH development standards can successfully facilitate multifamily residential development. This strategy proposes that this area within the Specific Plan will have the option to propose multifamily residential development in accordance with the RH development standards, which will increase the developable potential of the identified sites. These sites will be able to propose residential development pursuant to the RH Affordable Housing overlay, which will not change the base 376 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-13 Huntington Beach Housing Element Update Huntington Beach Housing Element Update zoning established within the specific plan. As with the existing BECSP Affordable Housing Overlay, residential projects that propose at least 20 percent lower income units on-site will be permitted by-right. There are no inconsistencies with the base zoning or General Plan Land Use created by the implementation of this overlay. The City has identified 202 parcels to be designated with the RH Overlay to increase residential development opportunities within the specific plan area. The overlay can accommodate the following potential units: o 11023 Low and Very Low-Income Units o 629 Moderate Income Units o 23186 Above Moderate-Income Units • RMH: This rezone strategy utilizes the City’s existing RMH zone to create residential capacity at a maximum of 25 dwelling units per acre in areas where residential development is appropriate. The City has identified 1 parcel for rezone to RMH. The TCAC/HCD Opportunity Indices Maps designates this parcel as within a Highest Resource area. The sites can accommodate the following potential units: o 11 Moderate Income Units o 25 Above Moderate-Income Units 5. Calculation of Unit Capacity Total unit capacity for the sites identified was calculated on a per-parcel basis. Net unit capacity per parcel was calculated by evaluating for buildable acreage, multiplying by an assumed buildout density based on zoning, and subtracting any existing units (if applicable). An example of density calculation is shown below: • APN: 111-140-32 • ACRES: 1.81 Ac • BUILDABLE ACREAGE (REDEVELOPMENT): 1.81 (opportunity for redevelopment on underutilized site, previously used for storage) • REZONE DESIGNATION: RH-30 • MAX DENSITY: 35 • ASSUMED DENSITY: 30 • TOTAL NET UNITS: 53 UNITS o TOTAL LOWER INCOME UNITS (25 percent of net units): 13 units o TOTAL MODERATE-INCOME UNITS (15 percent of net units): 8 units o TOTAL ABOVE MODERATE-INCOME UNITS (60 percent of net units): 32 units Assumed Density HCD recommends that sites identified in the inventory to accommodate the RHNA do not assume build at maximum density. While there is feasible opportunity for maximum density in different areas of the city, land constraints, costs, development regulations and other construction or market constraints make maximum density a challenge for redevelopment. Therefore, the City of Huntington Beach assumes a conservative density of 80 percent of maximum permitted; this was calculated using the following steps: • Identification of maximum density • Review of current projects in the pipeline and past development performance • Estimated 80 percent of maximum density assumed to be consistent with existing development trends 377 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-14 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Additionally, the City anticipates that developers will more commonly utilize density bonus to increase development opportunity on residential sites. Finally, while the 80 percent is a conservative assumed density, the City recognizes that potentially all projects may be proposed at the maximum permitted density. The City does not typically receive requests to develop lower than permitted densities. Potential constraints, to the extent they are known, such as environmentally sensitive areas and steep slopes were considered, and deductions were made where those factors decreased the net buildable area of a parcel. Realistic Capacity As noted throughout this section, the Housing Element assumes that the identified sites will be developed at 80% of the maximum permitted density. To support this assumption, Table B-4 below lists 14 recent residential developments that were constructed at the maximum permitted density, except for one specific plan area that does not set a maximum density per parcel. Additional analysis on this topic follows the table below. Table B-4: Past Performance of Residential Development at Maximum Density Project Address/ APN/Project Name Site Size Total # of Units Built Density Maximum Density Zoning 167-492-05, -06/ Newland Condos 0.829 acres 13 13 du/ac 12 du/ac Residential Medium (RM) 18502 Beach Blvd./ 157-471-33/Elan 2.74 acres 274 100 du/ac None Beach and Edinger Corridors Specific Plan (SP14) 111-150-47,-13/ Garfield Condos 0.636 acres 10 10 du/ac 9 du/ac Holly-Seacliff Specific Plan (SP9) 7290 Edinger/ 142- 321-19/Luce (Monogram) 8.36 acres 510 60 du/ac None Beach and Edinger Corridors Specific Plan (SP14) 7400 Center Avenue/142-074- 06/Avalon (HB Lofts) 3.78 acres 378 100 du/ac None Beach and Edinger Corridors Specific Plan (SP14) 024-271-06/ Pacific City Apartments 17.23 acres 516 30 du/ac 30 du/ac RH (Residential High Density) 14422 Hammon/ Windbourne (Sea Dance) 7.6 acres 53 7 du/ac 7 du/ac Residential Low Density (RL) Holly Triangle 2.11 acres 35 16.5 du/ac 15 du/ac Holly-Seacliff Specific Plan (SP9) Holly Townhomes 1.93 acres 32 16.5 du/ac 15 du/ac Holly-Seacliff Specific Plan (SP9) Gothard Townhomes 1.28 acres 21 16.4 du/ac 15 du/ac Holly-Seacliff Specific Plan (SP9) 378 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-15 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-4: Past Performance of Residential Development at Maximum Density Project Address/ APN/Project Name Site Size Total # of Units Built Density Maximum Density Zoning 7601 Edinger Ave./142-075-01/Bella Terra Residences 10.1 acres 467 45 du/ac 45 du/ac Bella Terra Specific Plan (SP13) The rezone strategy discussed in Section 4 describes three overlays. There are a few differences between each of the overlays. The SP14 Affordable Housing Overlay currently exists within the SP14 document and is proposed to be applied on the identified candidate sites. The Citywide Affordable Housing Overlay (HO) is a new overlay that intends to create housing opportunities in well-connected nonresidential areas of the City. The RH overlay utilizes the City’s existing Residential High Density (RH) land use designation to create housing opportunities in existing areas within the Holly-Seacliff Specific Plan (SP9). Each of the overlays is discussed below in reference to the ability of development within these overlays to achieve construction at the maximum permitted density. SP14 Affordable Housing Overlay The SP14 Affordable Housing Overlay expands an existing overlay within SP14 to be applied throughout the entire specific plan area, including the identified sites inventory. The application of the SP14 Affordable Housing Overlay does not change the existing Zoning and General Plan designations of these sites. SP14 is a mixed-use specific plan that already permits the development of residential uses. The purpose of the overlay is to incentivize residential development by providing for a ministerial entitlement process in addition to regulatory relief of other standards for projects that propose to provide a minimum of 20% of the total units as deed-restricted lower income affordable units. Residential development is still permitted if any of the identified sites were to be developed utilizing the underlying zoning rather than the overlay. As depicted in Table B-4 above, SP14 does not limit density and no maximum density is established within the entire specific plan area. The analysis in Table B-5 describes how the density for each SP14 project was derived. For some projects, the maximum achievable density was determined based on the specific plan’s form-based code and specific lot configurations. For other projects, the resulting density was a product of market and/or financing conditions at the time of development. It is therefore demonstrated and adequately supported that all sites within the SP14 Affordable Housing Overlay exhibit a realistic capacity for achieving development at densities as high as 100 units per acre, with an average of 86 du/ac constructed by these projects. Based on this past performance, the Housing Element assumes development of the SP14 Affordable Housing Overlay sites at 80 du/ac. In addition, the City is currently reviewing a residential project in the existing Overlay proposing a density of 87 units per acre. As such, for purposes of this analysis, an assumption of 80 units per acre is a reasonable and realistic assumption for the SP14 Overlay. The projects in Table B-4 share several common characteristics with the sites identified for development during the planning period. These characteristics include: existing development consisting of aging commercial buildings (primarily constructed in the 1960’s, ‘70’s and 80’s) with the same use types and similar occupancy rates; assemblage of consolidated lots; large areas of surface parking; similar site layouts consisting of one and two story buildings generally within a FAR range of 0.2 to 0.4; and location along a SCAG-designated HQTA. The characteristics of the properties already developed within SP14 established a development trend that has extended to sites that are currently under review by the City. For example, one residential project is proposed on the site of an existing surface parking lot while another residential project under review is proposed on a site with a mix of commercial uses including commercial recreation/entertainment, restaurants, and retail within aging buildings constructed in 1970. Given the similarities between the previously developed SP14 past performance sites, the sites under 379 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-16 Huntington Beach Housing Element Update Huntington Beach Housing Element Update review and the sites identified in the site inventory, the City expects that the development trend will continue into the planning period. Citywide Affordable Housing Overlay (HO) The Citywide Affordable Housing Overlay (HO) is a new overlay that will be applied to properties with existing Zoning designations of Holly-Seacliff Specific Plan (SP9), Research and Technology (RT), and Commercial General (CG). The Affordable Housing Overlay will not replace the existing Zoning or General Plan Land Use designations but will be an additional entitlement available to these properties that looks to promote the development of affordable housing through higher density development and the City’s existing inclusionary housing policy. There are no inconsistencies with the base Zoning or General Plan Land Use created by the implementation of this overlay. As supported by the City’s Economic Memo, several factors such as high land value and market forces contribute to the likelihood that these sites will be sold, on-site uses will discontinue, and residential development will occur. The projects in Table B-4 share several common characteristics with the identified sites, such as occupied with oil-oriented uses, non-residential uses, and location along major arterial roads. It is therefore demonstrated and adequately supported that all sites within the Citywide Affordable Housing Overlay exhibit a realistic capacity for development at maximum density, even though 80% of maximum density has been assumed in accordance with HCD’s preferences. RH Overlay The Residential High Density Overlay (RH) utilizes the City’s existing RH land use designation to create housing opportunities in an existing area within the Holly-Seacliff Specific Plan (SP9). This area is approximately 14 contiguous acres total and is occupied by oil-related uses, outdoor storage, and a self- storage facility. The existing General Plan and Zoning designation for the site is SP9- Industrial. Application of the RH Overlay will not replace the existing Zoning or General Plan Land Use designations but will be an additional entitlement available to this property to promote the development of housing through higher density development. Table B-4 depicts the City’s past performance of development at maximum density within the RH zone. The Pacific City Apartments project has many characteristics to the SP9 site, including a large contiguous lot size. Additionally, residential development within the vicinity of the SP9 site has occurred at higher densities, demonstrating that market demand for housing at higher densities is present. Refer to Section 3: Constraints and Resources for an analysis of the RH Zone development standards and prototype project demonstrating that these requirements do not act as a constraint to achieving the maximum permitted density. Further, Program 2A: Adequate Sites within Section 4: Housing Plan also requires the City to continually monitor candidate housing sites and overall development within the City to ensure overall development capacity is maintained via the Annual Progress Reporting process. If the City’s remaining inventory falls below its remaining housing needs, the City will take the appropriate actions to identify additional sites to accommodate the shortfall. Implementation of Program 2A ensures that replacement sites will be identified if any of the candidate sites are developed with non-residential uses or with a project that is lower than the maximum permitted density. The City is committed to the success of the identified sites; however, if timely development of the candidate sites is not achieved, Program 2A is in place to ensure that the sites inventory will be updated to meet the required RHNA capacity. Affordability Calculations 380 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-17 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Huntington Beach’s 2021-2029 Housing Element sites analysis assumed that each identified candidate housing site will develop at a range of income levels. Primarily it is assumed that sites identified within Table B-14 will redevelop with the following affordability characteristics: Identified sites which are nonvacant and permit at least 30 du/acre: • 30% of units available to residents in the low and very low-income categories • 15% of units available to residents in the moderate-income category • 55% of units available to residents in the above moderate-income category Identified sites which are nonvacant and permit less than 30 du/acre: • 0% of units available to residents in the low and very low-income categories • 30% of units available to residents in the moderate-income category • 70% of units available to residents in the above moderate-income category Identified sites which are City own and permit at least 30 du/acre: • 100% of units available to residents in the low and very low-income categories • 0% of units available to residents in the moderate-income category • 0% of units available to residents in the above moderate-income category Huntington Beach recognizes that not all sites within the inventory will develop such that they meet the exact affordability assumptions identified. For example, some sites may develop at a higher density or with varying affordability levels using density bonus incentives, and some may develop with a higher rate of market rate units (units affordable to the moderate and above moderate-income households). For this reason, the City has included an overall buffer of 512 percent on the total number of units to assist in accommodating potential differences in future housing development. The strategy also includes the following buffers by income category: • A buffer of 10.24 percent to accommodate low and very low-income units • A buffer of 224 percent to accommodate moderate Income units • A buffer of 10911 percent to accommodate above moderate-income units Additionally, the City has established goals, policies, and programs within the Housing Element to identify funding opportunities and work with housing developers to increase opportunities to develop 100 percent affordable projects and increase the overall production of housing at all income levels in the City. 6. Redevelopment of Nonvacant Sites for Residential Use The City of Huntington Beach does not have sufficient vacant land available to accommodate 50 percent of the low/very-low income RHNA. To accommodate the need at all income levels, the City has analyzed sites within non-residentially zoned/developed areas for rezoning to permit residential at a variety of densities. Lease analysis The City does not have access to leasing information as these are generally private documents but has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period. The City has had discussions with some property owners to determine interest in redevelopment for residential uses, and on occasion received formal requests to rezone a property. A Loopnet.com (commercial real estate website) survey conducted in May 2022 381 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-18 Huntington Beach Housing Element Update Huntington Beach Housing Element Update indicated that approximately 20 sites within the Beach Edinger Corridor SP and 6 sites along the Gothard St. corridor are vacant and actively marketed for lease. The viability of brick and mortar commercial businesses has significantly decreased in the past decade with the rise of e-commerce. Redevelopment can often occur in “phases” as the first non-residential property to convert to residential takes the biggest risk. Risk decreases as additional property owners follow suit and more residential development occurs. Past Performance of Redevelopment of Non-Residential Uses As part of the candidate housing sites analysis, the City has evaluated recent projects that have redeveloped within non-residentially zoned and developed areas that included residential units. Those projects, including the zoning, use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table B-5. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B-14 (mainly commercial and light industrial in nature). The following residential development projects have been constructed on parcels that were either non- residentially zoned or had an existing non-residential use on-site within Huntington Beach. The City has identified primarily commercial parcels within the inventory in Table B-13. The table below is included within the housing element to demonstrate the suitability of the nonvacant sites within the inventory by drawing direct comparisons between the types of parcels the City has seen develop recently in non-residential areas, including both commercial and industrial sites, with the sites in the inventory. As shown in the project analysis, these sites had previous uses which included large commercial centers, gas stations, restaurants, retail stores, car rental/sales lots, multi-tenant strip commercial centers, and offices. These uses are common within the City of Huntington Beach and the City has a history of redeveloping these types of sites for high density residential uses up to 100 dwelling units per acre. Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN/Project Name Density Affordable Units/ Total Units Zoning Use Prior to Redevelopment Project Analysis 7441 Edinger Ave./ 142- 074-04, - 17/Boardwalk 38 du/ac Very Low: 10 Moderate: 47 Total Units: 487 Beach and Edinger Corridors Specific Plan (SP14) The site was improved with a 240,000 square-foot Levitz furniture building that was built in 1969. The Levitz lease was not renewed and the commercial building was demolished to construct 8 residential buildings and 2 residential/commercial mixed-use buildings. The project EIR was done by the property owner and contemplated 984 units on the site based on the Specific Plan zoning and development standards, which would have achieved approximately 80 du/acre. The project developer ultimately came in with a project with lower capacity than what was supported by the 382 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-19 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN/Project Name Density Affordable Units/ Total Units Zoning Use Prior to Redevelopment Project Analysis zoning and development standards for private financing and marketability reasons. 18502 Beach Blvd./ 157- 471-33/Elan 100 du/ac Moderate: 27 Total Units: 274 Beach and Edinger Corridors Specific Plan (SP14) The site was improved with a gas station, multi-tenant commercial building, and restaurant. All leases were canceled/not renewed and the onsite structures were demolished to construct the proposed project. The project site is located on a corner and has good access. The site is within an area of the specific plan that contemplated higher density and intensity of development. The project was constructed at 100 du/acre, which was likely at, or close to, the maximum capacity supported by the Specific Plan zoning and development standards based on the unit sizes and bedroom mix that was constructed. 7290 Edinger/ 142- 321-19/Luce (Monogram) 60 du/ac Low: 8 Moderate: 43 Total Units: 510 Beach and Edinger Corridors Specific Plan (SP14) The site was improved with a five- building mixed commercial and industrial center. All leases were canceled/not renewed and the onsite structures were demolished to construct the proposed project. The project site is a corner site with good access and no constraints. The specific plan does not have maximum density limitations and it is likely that the site could have yielded more units based on the zoning, 383 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-20 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN/Project Name Density Affordable Units/ Total Units Zoning Use Prior to Redevelopment Project Analysis development standards and site access. However, the project developer constructed the project based on market and financing conditions at the time. 18151 Beach Blvd./159- 271- 68/Oceana 39 du/ac Extremely Low: 8 Very Low: 32 Low: 37 Total Units: 78 Beach and Edinger Corridors Specific Plan (SP14) Car rental and sales business in a single- story commercial building was sold and demolished to develop a 78-unit 100% affordable (lower income) project The specific plan zoning and development standards allowed for more capacity than the project proposed. As an interior lot with narrow frontage, capacity may have achieved approximately 80 du/acre rather than 100 du/acre that we saw with corner lots and wider street frontages. As a 100% affordable lower income project, the developer initially proposed 100 units. However, the developer reduced the number of units twice during the process to be more competitive for tax credit funding. Ultimately, the project constructed 78 units. 384 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-21 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN/Project Name Density Affordable Units/ Total Units Zoning Use Prior to Redevelopment Project Analysis 7400 Center Avenue/142- 074- 06/Avalon (HB Lofts) 100 du/ac Moderate: 39 Total Units: 378 Beach and Edinger Corridors Specific Plan (SP14) A multi-building, multi- tenant commercial center consisting of occupied retail and office uses was demolished to construct the project. All leases were canceled/not renewed. The project site is located on a corner and has good access. The project was constructed at 100 du/acre, which was likely at, or close to, the maximum capacity supported by the Specific Plan zoning and development standards based on the unit sizes and bedroom mix that was constructed. 19891 Beach Blvd./025- 200- 72/Beach and Ocean 54 du/ac Moderate: 17 Total Units: 173 Beach and Edinger Corridors Specific Plan (SP14) Two multi-story office buildings were demolished to construct the project. All leases were canceled/not renewed. The project site was constrained by an earthquake fault trace that runs through the southwest portion of the site. The specific plan zoning and development standards would have yielded a higher capacity than the project that was constructed on the property. Earlier project concepts on the site were for approx. 250 units at 79 du/acre. 7601 Edinger Ave./142- 075-01/Bella Terra Residences 45 du/ac Very Low: 28 Moderate: 43 Bella Terra Specific Plan (SP13) A retail department store and auto repair business were demolished to construct the project. The project achieved the maximum density and unit capacity 385 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-22 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN/Project Name Density Affordable Units/ Total Units Zoning Use Prior to Redevelopment Project Analysis Total Units: 467 All leases were canceled/not renewed. allowed by the zoning. 167-492-05, - 06/ Newland Condos 13 du/ac Moderate: 2 Total Units: 13 Residential Medium (RM) A single family residence, commercial daycare, and surface parking lot were demolished to construct the project. All leases were canceled/not renewed. The project site consolidated two small infill lots with access to a major arterial street. The project provided moderate income ownership opportunities while developing the site at maximum density permitted. 111-150-47,- 13/ Garfield Condos 10 du/ac Moderate: 1 Total Units: 10 Holly-Seacliff Specific Plan (SP9) An industrial and vehicle storage business and seasonal agricultural sales business were demolished to construct the project. All leases were canceled/not renewed. The project site is a corner parcel with a history of industrial uses. The project provided moderate income ownership opportunities while developing the site at maximum density permitted. 024-271-06/ Pacific City Apartments 30 du/ac Moderate: 51 Total Units: 516 RH (Residential High Density) A motel, restaurant building, and industrial oil-related uses were demolished to construct the project. All leases were canceled/not renewed. The economics of residential development are highly lucrative and market demand is high. This resulted in the on-site uses being discontinued to construct the project. 14422 Hammon/ Windbourne (Sea Dance) 7 du/ac Moderate: 1 Total Units: 53 Residential Low Density (RL) A former elementary school and surface parking lot were demolished to construct the project. A local school district ceased operations at one of their campuses. The property was 386 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-23 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN/Project Name Density Affordable Units/ Total Units Zoning Use Prior to Redevelopment Project Analysis All leases were canceled/not renewed. sold, the structures were demolished, and the residential project (including moderate ownership) was constructed. APN 159- 282-19/ Holly Townhomes 16.5 du/ac Moderate: 5 Total Units: 32 Holly-Seacliff Specific Plan (SP9) An industrial and vehicle storage business were demolished to construct the project. All leases were canceled/not renewed. The project site consolidated several small infill lots with a history of industrial uses. The project provided moderate income ownership opportunities while developing the site at maximum density permitted. APN 111- 150-85/ Gothard Townhomes 16.4 du/ac Moderate: 3 Total Units: 21 Holly-Seacliff Specific Plan (SP9) An industrial and vehicle storage business were demolished to construct the project. All leases were canceled/not renewed. The project site consolidated several small infill lots with a history of industrial uses. The project provided moderate income ownership opportunities while developing the site at maximum density permitted. Source: City of Huntington Beach, 2021. Existing Use on Candidate Sites The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B-14. This analysis is based on information readily available to the City and research that can be found through online research. The City does not typically have access to private lease information but has included information that property owners have shared regarding individual sites. Additionally, aerial maps with site IDs are provided after Table B-14 showing existing conditions on each site and confirming opportunity for redevelopment. 387 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-24 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Market Demand In addition to an on-the-ground existing use analysis, the City of Huntington Beach has market conditions to facilitate the redevelopment of non-vacant sites for residential. Table B-5 above shows that a total of 1,900 dwelling units have been constructed through redevelopment in the City. Additionally, a California Association of Realtors report for Historic Housing trends shows that the average time a unit spends on the market in Orange County is just 18.6 days in the last four years (2017-2021) and just 13.3 days in the last two years.1 Additionally, according to the CAR Current Sales and Price Statistical Survey, the median cost of a home for sale in Orange County increased by 20 percent from 2020-2021 (from $930,000 in October 2020 to $1,120,000 in October 2021).2 Both indicators signify an increased market demand for new housing. To further demonstrate that market and economic conditions exist to support the redevelopment of the non-vacant sites, the City commissioned an economic memo for two prototype sites (Appendix D). Each of the prototype sites is currently developed with structures occupied by various uses (retail, place of worship, surface parking, and industrial outdoor storage). The analysis determined that residential development can be supported on properties that are currently developed with non- residential uses (non-vacant sites). Based on the results of the analysis, the memo concludes that economic characteristics of residential development are strong enough to support redevelopment of existing non-vacant sites. Specifically, the memo determined via pro-forma analysis that developer profit is projected to fall within the typical range currently seen in the market place for residential development. Three development scenarios were analyzed: a project constructing 100% market-rate units, a project constructing 20% lower-income and 80% market-rate units, and a project constructing 10% very-low income and 90% market-rate units. The pro-forma determined that in all three scenarios, the City’s development incentives and development impact fee waivers that are offered to projects that construct affordable housing units completely offset any financial impacts created by the affordable housing requirements. The greatest return on investment was generated by the project constructing 10% very-low income units. However, the memo concluded that the ministerial approval incentive offered to projects allocating 20% of the units to lower-income households provides benefits that justify accepting a lower threshold return on investment. Overall, this economic memo and pro-forma analysis determines that the existing uses are not an impediment to residential development during the planning period, these uses are likely to discontinue during the planning period, and provides real-world analysis and support for the identification of the non-vacant properties in the sites inventory Relating Past Development Trends to Identified Sites Inventory The sum of the analysis throughout this section regarding redevelopment of nonvacant sites for residential uses supports the conclusion that the existing uses will likely discontinue and are not an impediment to residential development during the planning period. Further, as shown in Table B-3: Summary of Pipeline Projects, the City is experiencing continued market demand for residential development during the 6th Cycle. As discussed throughout each section of the Housing Element, Huntington Beach is a predominantly built-out City with a limited supply of vacant land available for development. The sites inventory relies substantially on the redevelopment of non-vacant sites to fulfill RHNA requirements, including lower income housing. The sum of the analysis throughout Appendix B presents substantial evidence that existing uses will not act as impediments to residential development and are likely to discontinue during the planning period. 1 Median time on Market of Existing Detached Homes, Historical Data, California Association of Realtors (CAR), Accessed online: September 28, 2021. https://www.car.org/marketdata/data 2 Current Sales and Price Statistics, California Association of Realtors (CAR), Accessed online: September 28, 2021. https://www.car.org/marketdata/data 388 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-25 Huntington Beach Housing Element Update Huntington Beach Housing Element Update All non-vacant parcels in the site inventory were chosen because they contain at least two of the following characteristics: low physical utilization of the parcel, existing uses are marginal or discontinued, large surface parking area, vehicular access to a main road, availability of infrastructure/utilities, existing uses do not include condominiums, and redevelopment can accommodate residential development (including lower-income housing). Table B-5 summarizes residential projects that were constructed or entitled in the City during the 5th Cycle. All of these projects were developed on non-vacant sites and constructed deed-restricted affordable housing units. During the 5th Cycle, non-vacant sites comprised the vast majority of the proposed residential development in the City. Existing uses that were redeveloped include: • Single-Family Detached • Industrial • Outdoor Storage • Auto Repair • Gas Station • Commercial • Mixed Commercial/Office • Mixed Commercial/Industrial • Educational/School Sites A majority of the currently entitled and pending projects anticipated for the 6th Cycle (Table B-3) are also proposed on non-vacant sites. These projects include: • Cameron Ln. Townhomes: SFD • Gisler SFD: Former Gisler Elementary School • Olson Townhomes: MFD (3 detached units) • Pearce Drive Condos: MFD (9 detached units) • HB Tri Townhomes: Industrial glass cutting shop and auto storage • Bella Terra Apartments: 182,332 sf anchor tenant retail & commercial units (all occupied) • Garfield SFD: SFD • NWC Beach & Yorktown: 2 single-story commercial buildings (1 occupied) with surface parking • 18750 Delaware: Single story medical and office building with surface parking • 7225 Edinger: 2 single-story commercial buildings with surface parking These projects demonstrate the continued development trend of residential intensification on non- vacant sites. A majority of the sites identified for the 6th Cycle are non-vacant. Uses that are anticipated to be redeveloped include: • Industrial • Auto Repair • Auto Storage • Gas Station • Commercial • Multi-Family Residential (Note: Only two identified sites are developed with existing MFR. A cumulative total of four rental units are developed between the two parcels.) • Mixed Commercial/Office • Mixed Commercial/Industrial • Educational/School Sites 389 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-26 Huntington Beach Housing Element Update Huntington Beach Housing Element Update For any site within the inventory that includes residential development, redevelopment will at minimum double the number of existing on-site dwelling units. Additionally, none of the identified sites are currently developed with condominiums. These projects in the housing development pipeline demonstrate the continued trend of redevelopment and intensified residential development into the 6th Cycle. In order to continue facilitating and encouraging the redevelopment of non-vacant sites for residential uses, Program 4E establishes direction for the City to continue to promote development on underutilized land and remove barriers to infill development. Based on the development trends observed during the 5th and 6th Cycles, declining demand for commercial/industrial space, high market demand and developer profitability for residential development, and policies and programs included in the Housing Element, non-vacant sites are likely to discontinue during the planning period. Several key sites that were selected as most representative of the properties within the identified sites inventory are described in more detail on the following pages. 390 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-27 Huntington Beach Housing Element Update Huntington Beach Housing Element Update MIXED COMMERCIAL & INDUSTRIAL Site Aerial Street View Image Description: These five parcels total approximately 1.78 acres in size and have an identified capacity of 42 lower income units and 56 above moderate income units for a total of 98 dwelling units (APNs 165-312-16, -17, -18, -20). These parcels are held by two owners and located within the Beach- Edinger Corridor Specific Plan (SP14), which does not have a maximum density. Based on past performance of residential development in SP14, Appendix B assumes an average density of 80 du/ac. The site is currently developed with two commercial buildings, an auto repair building, surface parking lots, industrial outdoor storage, and detached multi-family dwellings. The site is underutilized. The surrounding area is developed with multi-family residential and commercial uses. It is also across the street from Huntington Beach Hospital and its associated medical pavilion complex and is one block west of Huntington Central Park. The parcels have vehicular access to Beach Boulevard, Newman Avenue, and Liberty Drive. Further, Beach Boulevard is a SCAG-designated High-Quality Transit Area (HQTA). Relating Past Residential Development Trends to the Identified Sites Inventory These parcels share characteristics with several projects identified in Table B-5: Example Development of Non-Vacant Sites for Residential Uses. For example, the site is located within SP14, has frontage on an arterial street, and is located within a SCAG-designated HQTA. Past residential projects within Table B-5 that share these characteristics include Boardwalk, Elan, Monogram, Oceana, HB Lofts, and Beach and Ocean, which cumulatively constructed 1,900 dwelling units, including deed-restricted affordable units in all income categories (Extremely Low: 8 units, Very Low: 42 units, Low: 45 units, Moderate: 173 units; Total: 268 affordable units). This is an average of 15% affordable units developed throughout the SP14 area. Each of these projects also had frontage on a major street (Beach Blvd. or Edinger Ave.), access to utilities, and were occupied with marginal uses similar to these five parcels, including a furniture store, multi-tenant commercial, mixed-commercial and industrial, single-story commercial buildings, and large areas of surface parking. Further, as shown in Table B-4: Summary of Pipeline Projects, the 18750 Delaware project is located within the SP14 Affordable Housing Overlay. The project was approved ministerial because it proposed to construct 20% of the proposed units as deed-restricted affordable housing. These five parcels identified within the sites inventory are also proposed to be included within the SP14 Affordable Housing Overlay. Ministerial approval is an incentive to develop a high-quality project that also provides on-site affordable units. The 18750 Delaware project also shares other characteristics similar 391 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-28 Huntington Beach Housing Element Update Huntington Beach Housing Element Update to the five identified parcels, including frontage on a major street, access to utilities, and was occupied with a commercial building that had a large amount of surface parking area. 392 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-29 Huntington Beach Housing Element Update Huntington Beach Housing Element Update COMMERCIAL Site Aerial Street View Image Description: This parcel (142-191-47) totals approximately 1.68 acres in size and has an identified capacity of 60 lower income units and 73 above moderate income units for a total of 133 dwelling units. This parcel is held by a single owner and located within the Beach-Edinger Corridor Specific Plan (SP14), which does not have a maximum density. Based on past performance of residential development in SP14, Appendix B assumes an average density of 80 du/ac. The site is currently developed with one freestanding restaurant building, an in-line commercial tenant building, and a surface parking lot. The site is underutilized and does not contain any existing residential units. As depicted above, the multi-tenant commercial building is primarily unoccupied and some of the units are boarded up. End-cap units in multi-tenant buildings are highly sought after and both end-cap units in this building are vacant. The surrounding area is developed with multi-family residential and commercial uses. It is also less than half a mile from local services such as drugstores, grocery stores, restaurants, and banks. The parcel has vehicular access to Beach Boulevard, which is a SCAG- designated High-Quality Transit Area (HQTA). Relating Past Residential Development Trends to the Identified Sites Inventory This parcel shares characteristics with several projects identified in Table B-5: Example Development of Non-Vacant Sites for Residential Uses. For example, the site is located within SP14, has frontage on an arterial street, and is located within a SCAG-designated HQTA. Past residential projects within 393 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-30 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-5 that share these characteristics include Boardwalk, Elan, Monogram, Oceana, HB Lofts, and Beach and Ocean, which cumulatively constructed 1,900 dwelling units across all income categories from Extremely Low income to Above Moderate income. Each of these projects also had frontage on a major street (Beach Blvd. or Edinger Ave.), access to utilities, and were occupied with marginal uses similar to this parcel, including a furniture store, multi-tenant commercial, single-story commercial buildings, and large areas of surface parking. Further, as shown in Table B-5: Summary of Pipeline Projects, the 18750 Delaware project is located within the SP14 Affordable Housing Overlay. The project received ministerial approval because it proposed to construct 20% of the proposed units as deed-restricted affordable housing. This parcel identified within the sites inventory is also proposed to be included within the SP14 Affordable Housing Overlay. Ministerial approval is an incentive to develop a high-quality project that also provides on- site affordable units. The 18750 Delaware project also shares other characteristics similar to this parcel, including frontage on a major street, access to utilities, and was occupied with a commercial building that had a large amount of surface parking area. Overall, the above analysis demonstrates and supports that the existing on-site uses are not an impediment to residential development during the planning period. Market demand for the existing on-site uses is marginal while market demand for residential development is very strong. Past trends and the City’s performance in conversion of non-vacant sites to residential development adequately support the conclusion that the non-vacant parcels identified in the sites inventory will be successfully developed with residential development, including deed-restricted affordable units. 394 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-31 Huntington Beach Housing Element Update Huntington Beach Housing Element Update INDUSTRIAL Site Aerial Street View Image Description: These two parcels total approximately 0.96 acres in size and have an identified capacity of 22 lower income units and 28 above moderate income units for a total of 50 dwelling units (APNs 165-392-43 and 165-392-44). These two parcels are held by a single owner and currently occupied with outdoor vehicle storage, two industrial businesses, and surface parking areas. The site is underutilized and does not contain any existing residential units. The parcels have vehicular access to Gothard Street (a secondary arterial) and access to utilities. The surrounding area is developed with industrial uses to the east and single-family residential to the northwest. It is also across the street from Huntington Central Park and less than half a mile from Ocean View High School and local services such as drugstores, grocery stores, restaurants, and banks. Relating Past Residential Development Trends to the Identified Sites Inventory This parcel shares characteristics with several projects identified in Table B-5: Example Development of Non-Vacant Sites for Residential Uses. For example, the site is currently occupied with various industrial uses (including outdoor vehicle storage), has frontage on an arterial street, and has access to utilities. Past residential projects within Table B-5 that share these characteristics include Holly 395 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-32 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Townhomes, Gothard Townhomes, and Garfield Condos, which cumulatively constructed 63 dwelling units, including deed-restricted affordable ownership units. Each of these past project sites were occupied with industrial uses, including outdoor vehicle storage and other industrial businesses. Each of these projects also had immediate vehicular access to a street, access to utilities, and were occupied with industrial uses similar to these two parcels, including outdoor vehicle storage and other industrial businesses. Additionally, the Luce/Monogram project was also developed with occupied industrial buildings on a portion of the site. As shown in Table B-4: Past Performance of Residential Development Maximum Density, each of the past performance projects constructed a residential development above the maximum permitted density. Additionally, the Garfield project consolidated three small parcels that were acquired by a single owner into a single 0.56 acre parcel for development, similar to the two identified parcels that are each less than 0.50 acres but are collectively held under a single owner. Further, as shown in Table B-6: Summary of Pipeline Projects, the HB Tri Townhomes project is occupied with an industrial glass cutting shop and auto storage. The HB Tri Townhomes project requested approval of a General Plan Amendment, Zoning Map Amendment, and Specific Plan Amendment to change the existing non-residential designation to residential. The two parcels are part of the proposed Citywide Affordable Housing Overlay, which will not require approval of the entitlements listed above in order to construct residential development. The HB Tri Townhomes project also shares other characteristics similar to this parcel, including frontage on a major street, access to utilities, and was occupied with an operating industrial business and outdoor vehicle storage. Additionally, Table B-4: Past Performance of Residential Development at Maximum Density shows that the HB Tri Townhomes project developed a residential project above the maximum permitted density. The HB Tri Townhomes project also consolidated 12 small parcels that were acquired by a single owner into a single parcel for development, similar to the two identified parcels that are each less than 0.50 acres but are collectively held under a single owner. Overall, the above analysis demonstrates and supports that the existing on-site uses are not an impediment to residential development during the planning period. Market demand for the existing on-site uses is marginal while market demand for residential development is very strong. Past trends and the City’s performance in conversion of non-vacant sites to residential development adequately support the conclusion that the non-vacant parcels identified in the sites inventory will be successfully developed with residential development, including deed-restricted affordable units. 396 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-33 Huntington Beach Housing Element Update Huntington Beach Housing Element Update EDUCATIONAL/SCHOOL SITES Site Aerial Street View Image Description: These four parcels total approximately 107 acres in size and have an identified capacity of 272 lower income units and 328 above moderate income units for a total of 600 dwelling units (APNs 142-072-05, -11, -02, -03). These four parcels are part of the Golden West College (GWC) campus, which is owned by the Coast Community College District. The existing General Plan land use designation is Public and the Zoning designation is Public-Semipublic. The existing designations do not permit residential development. These parcels will be part of the Citywide Affordable Housing Overlay, which enables the GWC campus to continue operating as a higher education institution while capitalizing on vast underutilized areas, such as the parking lots pictured above in the street view image. As shown in the site aerial image above, the GWC campus also has extensive surface parking that fronts Edinger Avenue, Goldenwest Street, and Gothard Street. The surrounding area is developed with multi-family residential, commercial, single-family residential, and mixed-use properties. It is also located immediately across Gothard Street from the Goldenwest 397 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-34 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Transportation Center, which is a bus depot/park and ride center owned and operated by the Orange County Transportation Authority (OCTA). The parcels also have vehicular access to Edinger Avenue, Goldenwest Street, and Gothard Street. Relating Past Residential Development Trends to the Identified Sites Inventory These parcels share characteristics with several projects identified in Table B-5: Example Development of Non-Vacant Sites for Residential Uses. For example, the site has a General Plan land use designation of Public and the Zoning designation is Public-Semipublic. The Sea Dance residential project site was developed with the former Franklin Elementary School. The General Plan land use designation was Public and the Zoning designation was Public-Semipublic. The City Council approved the project’s request for a General Plan Amendment and Zoning Map Amendment to change the applicable designations to Residential Low Density to construct the project. The GWC parcels are part of the proposed Citywide Affordable Housing Overlay, which will not require a General Plan Amendment or Zoning Map Amendment in order to construct residential development. Additionally, the GWC parcels share other common characteristics with the Sea Dance site, such as large parcel size, vehicular access to several improved streets, and access to utilities. The Sea Dance project constructed a residential development at the maximum permitted density and included on-site affordable ownership housing. Further, as shown in Table B-7: Summary of Pipeline Projects, the Former Gisler School project site was developed with the former Gisler Elementary School. The General Plan land use designation was Public and the Zoning designation was Public-Semipublic. Similar to the Sea Dance project, the Gisler School project required approval of a GPA and ZMA to proceed. The GWC parcels are part of the proposed Citywide Affordable Housing Overlay, which will not require a General Plan Amendment or Zoning Map Amendment in order to construct residential development. The Gisler School project developed the site at the maximum permitted density. The Gisler School project also shares other characteristics similar to the GWC parcels, including large parcel size (14 acres), vehicular access to several improved streets, and access to utilities. Overall, the above analysis demonstrates and supports that the existing on-site uses are not an impediment to residential development during the planning period. Market demand for residential development is very strong within the City of Huntington Beach. Discussions with GWC Administration and GWC’s Comprehensive Master Plan demonstrate that GWC is planning to operate a community college campus and residential apartments simultaneously during the 6th Cycle planning period. Past trends and the City’s performance in conversion of non-vacant sites to residential development adequately support the conclusion that the non-vacant parcels identified in the sites inventory will be successfully developed with residential development, including deed-restricted affordable units. 398 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-35 Huntington Beach Housing Element Update Huntington Beach Housing Element Update INDUSTRIAL Site Aerial Street View Image Description: These six parcels total approximately 1.85 acres in size and have an identified capacity of 25 lower income units and 30 above moderate income units for a total of 55 dwelling units (APNs 111-120-29, -20, -19, -18, -17, -16). These six parcels are held by a single owner and currently occupied with outdoor vehicle storage and industrial oil-related uses. The parcels are underutilized and do not contain any existing residential units. The parcels have vehicular frontage to a major arterial street (Garfield Ave.) in addition to Stewart Lane; the sites also have access to utilities. The surrounding area is developed with industrial uses to the north, east, and south; single-family residential and commercial development is located to the west. The parcels are less than half a mile from Seacliff Elementary School and local services such as grocery stores, gyms, hair salons, restaurants, and banks. Relating Past Residential Development Trends to the Identified Sites Inventory These parcels share characteristics with several projects identified in Table B-5: Example Development of Non-Vacant Sites for Residential Uses. For example, the parcels are located within the Holly-Seacliff Specific Plan (SP9). A large portion of the specific plan area is developed with residential uses on former industrial and oil land. The SP9 area has a past performance of residential 399 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-36 Huntington Beach Housing Element Update Huntington Beach Housing Element Update development at (or above) maximum density. Recent past residential projects within Table B-5 including Holly Townhomes, Gothard Townhomes, and Garfield Condos are all located within SP9 and were constructed at or above the maximum permitted density. This demonstrates that market demand for residential development exists within the SP9 area and land values have supported the conversion of occupied industrial properties to multi-family residential. The six identified parcels share several characteristics with the Holly Townhomes, Gothard Townhomes, and Garfield Condos projects, including occupied with various industrial uses (outdoor vehicle storage and oil-related uses), frontage on an arterial street and/or local street, and has access to utilities. The SP9 past performance projects cumulatively constructed 63 dwelling units, including deed-restricted affordable ownership units. Additionally, the Garfield project consolidated three small parcels that were acquired by a single owner into a single 0.56 acre parcel for development. This is similar to the six identified parcels; five of the six are less than 0.50 acres but are collectively held under a single owner. Each of the SP9 past performance projects constructed residential development above the maximum permitted density, as listed in Table B-4: Past Performance of Residential Development at Maximum Density Further, as shown in Table B-8: Summary of Pipeline Projects, the HB Tri Townhomes project is occupied with an industrial glass cutting shop and auto storage. The HB Tri Townhomes project requested approval of a General Plan Amendment, Zoning Map Amendment, and Specific Plan Amendment to change the existing non-residential designation to residential. The six parcels are part of the proposed RH Overlay, which will not require approval of the entitlements listed above in order to construct residential development. The HB Tri Townhomes project also shares other characteristics similar to this site, including frontage on a major street, access to utilities, and was occupied with an operating industrial business and outdoor vehicle storage. Additionally, the HB Tri Townhomes project consolidated 12 small parcels that were acquired by a single owner into a single parcel for development. This is similar to the six identified parcels; five of the six are less than 0.50 acres but are collectively held under a single owner. The HB Tri Townhomes project constructed residential development above the maximum permitted density, as listed in Table B-4: Past Performance of Residential Development at Maximum Density. Overall, the above analysis demonstrates and supports that the existing on-site uses are not an impediment to residential development during the planning period. Market demand for the existing on-site uses is marginal while market demand for residential development is very strong. Past trends and the City’s performance in conversion of non-vacant sites to residential development adequately support the conclusion that the non-vacant parcels identified in the sites inventory will be successfully developed with residential development, including deed-restricted affordable units. Replacement Analysis A total of one of the nonvacant sites (identified to accommodate the lower income RHNA) have existing residential units. Table B-14 contains a detailed description of the existing use. The site is currently a market rate housing development, the owner has expressed desire to increase density and redevelopment for new or additional housing. The site does not include affordable deed restricted housing units. Additionally, unit capacity on this site was calculated by removing existing units from the net total units if the site were to be redeveloped. Therefore, any existing residential units would not be displaced by the City’s capacity assumptions. 400 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-37 Huntington Beach Housing Element Update Huntington Beach Housing Element Update 7. Development of Small and Large Site Parcels Small Sites The City of Huntington Beach has identified a total of 186 candidate housing sites that are smaller than half an acre in size, total 831 units in the lower income category, 372 units in the moderate- income category and 1,598 units in the above moderate-income category. Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre that show the likelihood of redeveloping in conjunction with other parcels that collectively meet the half acre requirement. The likelihood of redevelopment was based primarily on common ownership amongst adjacent parcels that share a property line or developer interest in lot consolidation, shared owner, and development propensity analysis for sites smaller than .5 acres can be found in Table B-5 below. Table B-5 lists 31 “clusters” of adjacent small site parcels. Figure B-14 through Figure B-19 displays aerial images of the small sites. The images and Table B-5 show the following results: • Each site is well connected to a street or highway grid • Each small site is adjacent to additional small sites which have a high opportunity for consolidation and redevelopment • Majority of the small sites are adjacent to sites which are at least one acre, many of which are primarily pave surface parking in commercial or business centers • The maps show that the small sites chosen are not islands, instead they well connected to existing infrastructure and one another. Though they are not larger than .5 acres, each can be consolidated and redeveloped for residential or mixed uses. • 12 of the small site parcel clusters are held by a single owner, which supports the likelihood of redevelopment. Small site parcel clusters with more than one owner are likely to redevelop due to: • High land value that is currently underutilized o Clusters are under-performing properties (i.e. sea of surface parking, single-tenant commercial buildings, aging industrial, outdoor storage, etc.) • Existing uses are likely to discontinue during the planning period as property owners seek to capitalize on high land value • Site-specific low barriers to redevelopment o All clusters have street frontage access to at least one major street and ability to utilize existing utilities/infrastructure o All clusters are within the Beach Edinger Corridor Specific Plan (SP14) Affordable Housing Overlay, Citywide Affordable Housing Overlay, or Residential High Density Zone, which allow for the development of higher density residential projects. The development potential permitted by these zoning designations supports the economics of site redevelopment into new higher density residences. • Past Performance with Lot Consolidation o Several past projects required acquisition of land from multiple property owners and the sites were also non-vacant. o The economic potential of redeveloping these sites incentivized developers to acquire adjacent small sites for consolidation into a larger residential project. Additionally, the City has a past performance of lot consolidation for single use development on small parcels, past performance is shown below in Table B-6. 401 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-38 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-6: Past Performance with Lot Consolidation APNs Project Name Project Type Total Units Affordable Units Site Description 157-471-04, -05 Elan Mixed-Use (Rental Residential) 274 Moderate: 27 (Inclusionary Zoning) The site was improved with a gas station, multi-tenant commercial building, and restaurant. Any active leases were terminated and all onsite structures were demolished to construct the proposed project. This parcel has street frontage/access on Beach Blvd. and Ellis Ave. 167-492-05, -06 Newland Condos Residential (Ownership) 13 Moderate: 2 (Inclusionary Zoning) The northern parcel was improved with three detached multi- family units that were demolished to construct the project. The southern parcel was not utilized by the owner, unimproved, and contained no permanent structures. This infill parcel has street frontage/access on Newland St. 142-321-01, -02, -10, - 12, -13 Luce Residential (Rental) 510 Low: 8 Moderate: 43 Total: 51 (Inclusionary Zoning) The site was improved with a five-building mixed commercial and industrial center. Any active leases were terminated and all onsite structures were demolished to construct the proposed project. This parcel has street frontage/access on Gothard St. and Edinger Ave. 111-150- 47,-13 Garfield Condos Residential (Ownership) 10 Moderate: 1 (Inclusionary Zoning) The site was utilized primarily for seasonal sales and was otherwise unoccupied throughout the year. 402 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-39 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-6: Past Performance with Lot Consolidation APNs Project Name Project Type Total Units Affordable Units Site Description The site contained no permanent structures. The site has street frontage on Garfield Ave. and Gothard St. Source: City of Huntington Beach, 2021. 403 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-40 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-7: Analysis of Candidate Housing Sites Under 0.5 Acres APN Unique ID Larger Adjacent Sites Proposed Zoning Consolidated Size (ac) Use Description 142-081-02, 142-081- 03, 142-081-17, 142- 081-16, 142-081-26, 142-081-25 156, 162, 166, 167, 174, 183 SP 14: Affordable Housing Overlay 1.60 Commercial buildings with surface parking; Street frontages on Beach Blvd., Edinger Ave., and Aldrich Dr. near 405 freeway and HQTA; across the street from jobs/resources at Bella Terra regional shopping center 165-181-40, 165-181- 39, 165-302-22, 165- 302-21 175, 202, 279, 321 SP 14: Affordable Housing Overlay 1.4 Commercial buildings with surface parking; Street frontages on Beach Blvd. and Ronald Dr. near 405 freeway and HQTA 165-301-23, 165-301- 24, 165-301-22 136, 143, 165 SP 14: Affordable Housing Overlay 0.51 Two small commercial buildings with surface parking; Street frontages on Beach Blvd. and Newman Ave. near 405 freeway and HQTA; across the street from jobs/resources at Huntington Beach Hospital medical plaza 165-312-18, 165-312- 17, 165-312-16, 165- 312-20 154, 270, 285, 299 APN 165-312-19 SP 14: Affordable Housing Overlay 1.86 Single property owner acquired several of these parcels with expressed interest in multi-family residential development; three commercial buildings with surface parking/outdoor storage, boat/industrial storage, two residences; frontage on Beach Blvd., Newman Ave., Liberty Ave.; near 405 freeway and HQTA; across the street from jobs/resources at Huntington Beach Hospital medical plaza 167-472-04, 167-472- 05, 167-472-06 146, 155, 206, 225, 226, 278, 310, 327, 328 APN 167-472-17, 167-472-03, 167- 472-07 SP 14: Affordable Housing Overlay 3.03 Single property owner holds 40% of this land; aging commercial/medical buildings with surface parking; street frontage on Beach Blvd. and Cameron Ln.; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 167-472-10, 167-472- 11, 167-472-12, 167- 472-13, 167-472-15, 167-472-14, APN 167-472-07 SP 14: Affordable Housing Overlay 2.26 Aging strip commercial/medical buildings with surface parking; street frontage on Beach Blvd., Newman Ave., and Cameron Ln.; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 142-111-18 193 Sites 211-214 SP 14: Affordable Housing Overlay 0.27 Same property owner as adjacent 3.51 ac site APN 142-11-32; Single-tenant retail pad building that was parceled off from larger adjacent retail center; street 404 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-41 Huntington Beach Housing Element Update Huntington Beach Housing Element Update frontage on Edinger Ave. and Sher Ln.; near 405 freeway and HQTA; across the street from jobs/resources at Bella Terra regional shopping center; walking distance to Sun View Park 142-082-02, 142-082- 22, 142-082-35, 142- 082-26 86, 152, 195, 271 Site 196 SP 14: Affordable Housing Overlay 0.85 Single property owner holds 60% of this land; aging commercial/medical buildings with surface parking; street frontage on Beach Blvd. and Aldrich Dr.; near 405 freeway and HQTA; walking distance to Sun View Park and jobs/resources at Bella Terra regional shopping center 142-083-04 153 Site 193 SP 14: Affordable Housing Overlay 0.17 Aging single-tenant building with surface parking; street frontage on Beach Blvd. and Holt Dr.; near 405 freeway and HQTA; walking distance to Sun View Park and jobs/resources at Bella Terra regional shopping center 142-091-09, 142-091-32 144, 187 Site 87 SP 14: Affordable Housing Overlay 0.41 Two aging medical buildings with surface parking; street frontage on Beach Blvd. and Holt Dr.; near 405 freeway and HQTA; walking distance to Sun View Park and jobs/resources at Bella Terra regional shopping center 142-091-18, 142-091-33 173, 185 Site 87 SP 14: Affordable Housing Overlay 0.50 Single tenant fast food restaurant building with surface parking; street frontage on Beach Blvd. and Macdonald Dr.; near 405 freeway and HQTA; walking distance to Sun View Park and jobs/resources at Bella Terra regional shopping center 142-102-19 100 Site 186 SP 14: Affordable Housing Overlay 0.12 Remnant parcel that serves adjacent site as a driveway/parking lot; single-tenant commercial building with surface parking; street frontage on Beach Blvd., Alhambra Dr., and Glencoe Dr.; near 405 freeway and HQTA; walking distance to Sun View Park and jobs/resources at Bella Terra regional shopping center 142-492-03, 142-492- 02, 142-491-04, 142- 491-05, 142-491-03, 142-492-07, 142-492- 08, 142-492-09, 142- 491-06, 142-492-06 171, 172, 234, 267, 277, 284, 301, 333, 335, 341 Sites 12, 16, 335, 10, 37 Affordable Housing Overlay 3.83 Aging single-story industrial buildings with surface parking and outdoor storage; street frontage on Gemini Ln., Mars Dr., Saturn Dr.; walking distance to Murdy Park and Community Center, Ocean View High School, HB Adult School, Spring View Middle School and Park, and College View Elementary and Park; access to high quality jobs along the Gothard Ave. Corridor 142-221-21, 142-221- 20, 142-221-19, 142- 221-18 369, 370, 371, 372 Sites 373, 59, 55, 62 Affordable Housing Overlay 1.02 Single property owner; Aging single-story mixed retail/industrial buildings with surface parking; walking distance to Huntington Central Park, Ocean View High 405 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-42 Huntington Beach Housing Element Update Huntington Beach Housing Element Update School, HB Adult School, Spring View Middle School and Park, and Oak View Elementary and Community Center/Park; access to high quality jobs along the Gothard Ave. Corridor 142-191-24,142-191-12, 142-191-15, 142-191- 43, 142-191-01, 142- 191-14, 142-191-27, 142-191-34, 142-191-42 81, 84, 85, 95, 151, 266, 268, 269, 287 Sites 233, 287 SP 14: Affordable Housing Overlay 1.86 Small sites adjacent to one another are remnant parcels held in common ownership – four property owners total; street frontage on Beach Blvd. and Warner Ave.; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 107-100-80 198 Site 236 SP 14: Affordable Housing Overlay 0.28 Same owner as adjacent Site 236; single-tenant commercial building with surface parking; street frontage on Beach Blvd., Robidoux Dr., and A Ln.; moderate resource area; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 167-324-14 352 Site 351 SP 14: Affordable Housing Overlay 0.25 Single-tenant retail building with surface parking; street frontage on Warner Ave. and A Ln.; moderate resource area; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 167-325-16, 167-325- 17, 167-325-18 354, 355, 356 Site 353 SP 14: Affordable Housing Overlay 1.36 Single property owner holds adjacent Site 353 and APN 167-325-16; aging medical/commercial buildings with surface parking; moderate resource area; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 165-283-14, 165-283- 13, 165-283-16, 165- 283-17, 165-283-05, 165-283-04 345, 346, 347, 348, 349, 350 Site 123 SP 14: Affordable Housing Overlay 2.26 Aging retail buildings/outdoor storage and surface parking; vacant former Subway building; street frontage on Beach Blvd. and Cypress Dr.; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Ocean View High School, HB Adult School, Oak View Elementary, and Huntington Central Park and Library 167-311-04 362 Site 361 SP 14: Affordable Housing Overlay 0.34 Aging single-tenant commercial building with surface parking; street frontage on Beach Blvd. and Holland Dr.; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical 406 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-43 Huntington Beach Housing Element Update Huntington Beach Housing Element Update plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 167-312-04, 167-312- 05, 167-312-06 366, 367, 368 Sites 363-365 SP 14: Affordable Housing Overlay 0.86 Single property owner holds adjacent Site 365 and APN 167-312-04; street frontage on Beach Blvd. and Slater Ave.; aging commercial center and gas station; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Lake View Elementary School and Park 165-234-07, 165-234-08 343, 344 Site 342 SP 14: Affordable Housing Overlay 0.52 Single property owner holds adjacent Site 342 and these small parcels that comprise an aging commercial center with surface parking; street frontage on Beach Blvd. and Slater Ave.; near 405 freeway and HQTA; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser; walking distance to Ocean View High School, HB Adult School, Oak View Elementary and Community Center/Park, and Huntington Central Park and Library 165-392-60, 165-401- 12, 165-401-10, 165- 391-43, 165-392-52, 165-401-16, 165-401- 15, 165-401-14, 165- 401-17, 165-401-11, 165-392-64, 165-392- 63, 165-401-06, 165- 392-71, 165-391-44, 165-401-09, 165-391- 39, 165-391-40, 165- 401-07, 165-391-45, 165-392-26, 165-392- 70, 165-392-69, 165- 401-20, 165-392-72, 165-401-13, 165-401- 08, 165-401-19, 165- 401-23, 165-392-62, 165-392-44, 165-392-43 159, 199, 200, 209, 215, 227, 228, 229, 235, 237, 274, 276, 281, 288, 289, 291, 292, 293, 300, 304, 305, 306, 307, 311, 315, 322, 325, 326, 330, 331, 332, 334 Sites 38-46, 51-54, 63-66, 322, 323, 326 Affordable Housing Overlay 12.53 Aging industrial buildings with surface parking and outdoor storage; mini-storage/ personal storage; many small lots are remnant parcels under common ownership - northwest corner of Gothard and Slater is 20 separate parcels with only five property owners; street frontage on Gothard St. and Slater Ave.; access to high quality jobs along the Gothard St. Corridor; walking distance to Ocean View High School, HB Adult School, Oak View Elementary and Community Center/Park, Mesa View Middle School and Park, Golden View Elementary School and Park; across Gothard St. from Huntington Central Park and Library 159-201-12, 159-201- 04, 159-201-01, 159- 201-13, 159-201-05, 159-201-36, 159-201- 39, 159-201-40, 159- 201-32, 159-201-31, 88, 92, 93, 96, 147, 168, 169, 197, 207, 282, 283, 295, 298, 314, 329 Sites 26, 33-35 Affordable Housing Overlay 4.14 Highest Resource Area; attendance zone for high- performing Hope View Elementary; Aging industrial buildings with surface parking and outdoor storage; street frontage on Talbert Ave., Gothard St., Harriman Cir., and Vincent Cir.; existing cul-de-sac streets are highly conducive for residential and community place- 407 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-44 Huntington Beach Housing Element Update Huntington Beach Housing Element Update 159-201-34, 159-201- 33, 159-201-38, 159- 201-28, 159-201-27 making; across Gothard St. from Huntington Central Park and Library; access to high quality jobs along the Gothard St. Corridor; walking distance to Terry Park 159-212-10, 159-212- 09, 159-211-16, 159- 211-13, 159-211-14, 159-211-15 203, 208, 290, 308, 309, 312 Sites 21-23, 27-30 Affordable Housing Overlay 2.32 Highest Resource Area; attendance zone for high- performing Hope View Elementary; Aging industrial buildings with surface parking and outdoor storage; street frontage on Gothard St., Mountjoy Dr., and Enterprise Ln.; across Gothard St. from Huntington Central Park and Library; access to high quality jobs along the Gothard St. Corridor; walking distance to Terry Park, Green Park, and Baca Park 111-120-11, 111-120- 15, 111-120-17, 111- 120-18, 111-120-19, 111-120-14, 111-120- 13, 111-120-12, 111- 120-20, 111-120-16 83, 110, 111, 121, 122, 126, 127, 129, 182, 231 Sites 238-240, 244- 249, 302 RH35 1.54 All small sites are remnant parcels held by a single property owner with adjacent sites that has expressed interest in developing multi-family residential here; Highest Resource Area; attendance zone for high- performing Seacliff Elementary, Dwyer Middle School, and Huntington Beach High School; outdoor storage with supporting structures dispersed throughout the site; street frontage on Goldenwest St., Garfield Ave., and Stewart Ln.; walking distance to Seacliff Elementary, Baca Park, Green Park, and Huntington Central Park and Library 111-130-01, 111-130- 06, 111-130-05, 111- 130-02, 111-130-26, 111-130-31, 111-130- 32, 111-130-33, 111- 130-35, 111-130-36 125, 131, 137, 160, 161, 385, 386, 387, 389, 390 Affordable Housing Overlay 2.96 All small sites are remnant parcels held by a single property owner with adjacent sites that has expressed interest in developing multi-family residential here; Highest Resource Area; attendance zone for high- performing Smith Elementary, Dwyer Middle School, and Huntington Beach High School; outdoor storage with supporting structures dispersed throughout the site; street frontage on Garfield Ave. and Stewart Ln.; walking distance to Seacliff Elementary, Baca Park, Green Park, and Huntington Central Park and Library 153-041-29 179 Sites 77-79 SP 14: Affordable Housing Overlay 0.25 Highest Resource Area; attendance zone for high- performing Peterson Elementary, Dwyer Middle School, and Huntington Beach High School; single- tenant commercial pad building that was parceled off from adjacent large sites that comprise the overall commercial center held by single property owner; street frontage on Beach Blvd.; near HQTA; walking distance to Perry Park; walking distance to jobs/resources at Huntington Beach Hospital medical plaza, Walmart, Kaiser. 025-191-42, 025-191-32 91, 190 Sites 105-109, 112 SP 14: Affordable Housing Overlay 0.36 A single-tenant commercial building with surface parking held by single property owner; Highest 408 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-45 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Resource Area; attendance zone for high-performing Peterson Elementary, Dwyer Middle School, and Huntington Beach High School; street frontage on Beach Blvd.; near HQTA; walking distance to McCallen Park, Bartlett Park, and Boys and Girls Club of Huntington Valley; across Beach Blvd. from jobs/resources at Hoag medical plaza and Newland Center retail 025-200-62, 025-200-61 157, 280 Sites 97, 260 SP 14: Affordable Housing Overlay 0.60 Two single-tenant auto repair buildings with surface parking held by single property owner; Highest Resource Area; attendance zone for high-performing Peterson Elementary, Dwyer Middle School, and Huntington Beach High School; street frontage on Beach Blvd. and Utica Ave.; near HQTA; walking distance to McCallen Park, Bartlett Park, and Boys and Girls Club of Huntington Valley; across Beach Blvd. from jobs/resources at Hoag medical plaza and Newland Center retail 025-200-50, 025-200-51 294, 296 Sites 98, 101 SP 14: Affordable Housing Overlay 0.83 Highest Resource Area; attendance zone for high- performing Peterson Elementary, Dwyer Middle School, and Huntington Beach High School; gas station and single-tenant auto repair building with surface parking; street frontage on Beach Blvd. and Adams Ave.; near HQTA; walking distance to McCallen Park, Bartlett Park, and Boys and Girls Club of Huntington Valley; across Beach Blvd. from jobs/resources at Hoag medical plaza and Newland Center retail 409 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-46 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Large Sites The City has identified five sites in the site inventory to accommodate 370 units estimated to affordable to low and very low-income households. The City will work with local developers, market rate and affordable, to utilize the opportunity sites to their highest potential for new housing. Additionally, the City of Huntington Beach is a built-out community, with few lots larger than 10 acres remaining, however, as development continues the large sites provide the most opportunity for subdivision and redevelopment as they provide an appropriate amount of land. Golden West College Three of the large sites are part of Golden West College (GWC). Through discussions with GWC administration, the sites inventory has identified a maximum of 600 units that could develop across the GWC site during the planning period, in accordance with GWC’s Comprehensive Master Plan that has a horizon year of 2030. GWC has several potential locations to develop units on the site due to the property’s large size. Development of residential units at GWC will build upon Coast Community College District’s successful development of a multi-family residential project on the Orange Coast College (OCC) campus in Costa Mesa. Similar to the OCC development, GWC will construct and operate the housing units on its property. The housing units on the GWC site are intended to be available to the general public. The GWC site is located in a high resource area. GWC’s location along the Edinger Ave. corridor has efficient access to SCAG-designated HQTA, the Goldenwest Transit Center, and car travel via the 405 freeway. Development of housing on the GWC property will provide lower income households access to education, technical certificates to increase household income and improve labor market engagement, and immediate proximity to high-quality jobs on the college campus and surrounding area. Intentionally planning for development of residential units on this site will improve upward mobility for lower income households and continue to foster diverse, mixed-income areas throughout all areas of the City. Regency Palms Redevelopment This site is identified due to property owner interest in redeveloping the site at a higher density. Development of the site with additional housing units will improve conditions for lower income households. The site is located in a moderate resource area and adjacent to high resource areas. Identification of this site to accommodate a portion of the City’s lower income RHNA will improve upward economic mobility and produce better environmental/health opportunities for low and moderate income households. The property owner submitted a letter of interest in site redevelopment and support of a higher zoning designation for the site. In addition, the property owner has shared site plan concepts showing how the site would be reconfigured to accommodate the proposed units. The site does not currently contain any deed-restricted affordable housing units. Site redevelopment will trigger the City’s inclusionary housing ordinance, thus creating new deed-restricted affordable housing units and increasing the City’s affordable housing stock. The redevelopment of the site will occur in compliance with SB 330 requirements. Pursuant to SB 330, any developer of a proposed project on this site is required to provide occupants residing in existing protected units relocation benefits and a right of first refusal for a comparable unit available in the new housing development affordable to the household at an affordable rent or affordable housing cost. 410 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-47 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Frontier Industrial Yard Lastly, APN 111-010-39 is 10.1 acres and currently occupied as an industrial service yard with a large portion of vacant land and few buildings. This site has been identified due to several years of developer interest in pursuing a residential project. Prior discussions with the property owner have focused on potential site development and that the existing land use designation is non-residential. While there was express developer interest in constructing multifamily residential on the site, the existing industrial land use designation prevented potential projects from starting the development process. The City will reduce associated barriers to multifamily residential development such as risk, time, and cost by including the site in the Affordable Housing Overlay. Applying the Affordable Housing Overlay to the site means that the Zoning to permit a multifamily residential project will be in place and applications for land use changes are not necessary. This results in at least $100,000 in cost savings and at least 12 months of review time savings for developers. The Affordable Housing Overlay streamlines the entitlement process for multifamily residential development by providing a ministerial review process. A ministerial review process does not require a public hearing, which reduces developer risk and decreases project time to construction. Development pursuant to the Affordable Housing Overlay requires a minimum of 20% of the units to be deed-restricted affordable units. The incentive of ministerial review and other provisions of the Affordable Housing Overlay assists developers in providing lower income units as part of a residential project. The site’s large size is attractive to developers because Huntington Beach is a built-out community with few lots larger than 10 acres remaining. This site provides the most opportunity for subdivision and redevelopment as it provides an appropriate amount of land to accommodate a cohesive mixed-income development that includes lower income units. The 10.17 acre size of the site will facilitate multi-family residential development, including the provision of affordable (lower income) residential, due to availability of utilities, vehicular access to two arterial streets, and Housing Element programs that facilitate innovative lot subdivision configurations and streamline the residential review process. The property has immediate availability of utilities including water, sewer, and electric. The site is just over 10 acres (10.17 acres). The site has vehicular access to two primary arterial streets, Slater Ave. and Gothard St. The property has over 1,000 feet of street frontage along Slater Ave. The wide frontage makes the property uniquely ideal for a lot split or multiple lot splits to potentially tailor a site for competitive funding to develop a 100 percent affordable project. It also allows for construction of a variety of multifamily residential product types. The City is committed to facilitating lot splits during the planning period by implementing Program 4D: Small Lot Ordinance Amendment and Program 4E: Zoning Code Maintenance. Program 4D will review and amend the existing Small Lot Ordinance to accommodate contemporary housing and subdivision lot configurations, as well as more attainable housing products and feasible project financing. Program 4E will focus on residential processing procedures and other residential code provisions and propose amendments that will result in reduced processing times and costs. Both of these programs will help facilitate multifamily residential development on the Frontier site. These programs are intended to streamline the development process while facilitating innovative subdivision lot configurations. Further, Table B-8 demonstrates that the City has a track record in facilitating lot splits, including the Brightwater, Fairwind, and Pacific Shores residential developments. Additionally, there are no environmental constraints known that would constrain the development of housing on the Frontier site during the planning period. Aerial imagery of the site demonstrates the site is primarily utilized as parking/fleet vehicle storage with a few large storage containers. The fleet vehicles (small vans) are kept at the site until they are dispatched to other areas. The majority of business activity at the site occurs within the four office buildings. 411 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-48 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Further, the site is able to accommodate a portion of the City’s RHNA for lower income households. As detailed in Table B-5 below, the City’s past performance with residential development on sites at least 10 acres in size resulted in on-site production of affordable housing units, including units available to very low income households. Development of this site will affirmatively further fair housing for lower income households because of its proximity to key resources, including high-performing schools, jobs along the adjacent Gothard St. corridor. The site directly abuts Huntington Central Park, a 350-acre park with many community facilities such as the Central Library, Senior Center, Sports Complex, an Urban Forest, Nature Center, fitness and walking trails and multiple passive and active recreation areas to promote healthy lifestyles and improve environmental justice. For example, the site is approximately 0.4 miles (within walking distance) to Golden View Elementary School, Mesa View Middle School, and Ocean View High School. The Ocean View High School campus also includes the Huntington Beach Adult School (HBAS). HBAS provides educational resources for adults that allow them to achieve career and educational goals, such as GED programs, English learner classes, and career training classes in diverse fields like medical assistant, accounting clerk, and notary public. The Frontier site’s proximity to these educational resources will assist lower income households in achieving upward economic mobility through education and career training. The Frontier site is located along the Gothard Street corridor. The City’s Economic Development Division has noted that this area has the highest concentration of jobs within the City. Close proximity to a wide variety of jobs will benefit lower income households by improving their financial and economic conditions. The site is also one block from Beach Boulevard. This area of Beach Boulevard provides many job opportunities and daily needs, including Huntington Beach Hospital and its medical complex, offices, retail, grocery stores, and other services. The walkability of this area will benefit working families that can walk to nearby schools (elementary through high school), jobs, and businesses for daily needs. Additionally, the Frontier site is immediately adjacent to Huntington Central Park. Huntington Central Park is home to the City’s Central Library and Senior Center. These facilities provide community resources and programming, including meals and health screenings for seniors, afterschool homework help for junior high students, and inclusive bilingual Spanish/English story time for kids and parents. Huntington Central Park also provides a multitude of recreational amenities, including four playgrounds, a nature center, disc golf course, horseshoes, dog park, and an equestrian center. Immediate access to Huntington Central Park, the Senior Center, and Central Library will promote healthy lifestyles and improve environmental justice for lower income households. Overall, development of the Frontier site will affirmatively further fair housing for lower income households because of its proximity to key community resources. This includes being walking distance to high-performing schools, jobs, services, and daily needs along the adjacent Gothard St. corridor and nearby Beach Blvd. Access to these types of resources will contribute to upward economic mobility. The Frontier site is also adjacent to Huntington Central Park, Central Library, and Senior Center. Proximity to these community resources and facilities promote healthy lifestyles and improve environmental justice. Identification of the Frontier site to accommodate the RHNA intentionally improves conditions for lower income households. In addition to the analysis above, the City has a past performance of subdividing and developing sites larger than ten acres, as shown in Table B-8 below. 412 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-49 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-8: Past Performance with Residential Development on 10+ acre sites APN/Address Project Name Project Type Total Units Affordability Project details or description 024-271-06 Pacific City Apartments MFR (rental) 516 Moderate: 51 17.2 acres; on-site construction of 51 units deed-restricted affordable housing in the Coastal Zone per inclusionary zoning ordinance 163-312-82 Brightwater Residential SFR 349 Developed under County of Orange jurisdiction 105.3 acres 10251 Yorktown Fairwind SFR 81 Paid proportionate fees toward development of Oceana (100% affordable rental MFD) PUD (reduced size SFR lots); 11.65 acres; closed school site 21471 Newland Pacific Shores MFR (ownership) 201 Low: 3 Moderate: 18 Total: 21 23 acres; on-site construction of 21 units deed-restricted affordable housing in the Coastal Zone per inclusionary zoning ordinance 142-075-01 Bella Terra Residential MFR (rental) 467 Very Low: 28 Moderate: 43 Total: 71 10.4 acres; on-site construction of 71 units deed-restricted affordable housing (28 very low and 43 moderate) 14422 Hammon Windbourne SFR 51 Moderate: 1 Funding for acquisition & rehab of 4 off-site units PUD (reduced size SFR lots); 8.745 acres + 1.3 acre public park; closed school site 163-362-51 Parkside Estates SFR 111 Acquisition and rehab of off-site units 23 acre site with preserved, restored, and enhanced open space, 1.6-acre neighborhood park and public trails 413 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-50 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-8: Past Performance with Residential Development on 10+ acre sites APN/Address Project Name Project Type Total Units Affordability Project details or description 142-074-04 Boardwalk MFR (rental) 487 Very Low: 10 Moderate: 47 Total: 57 12.5 acres; on-site construction of 57 units deed-restricted affordable housing (10 very low and 47 moderate); 15% affordable units due to location in a redevelopment area 9191 Pioneer Truewind SFR 49 Paid proportionate fees toward development of Oceana (100% affordable rental MFD) PUD (reduced size SFR lots); 8.35 acres plus land dedication for parking lot for adjacent park; closed school site Source: City of Huntington Beach, 2021. The City’s past performance with development of residential projects on large sites demonstrates that the sites identified in this section can adequately assist the City in accommodating its RHNA for lower-income housing. Past projects on large sites have been on vacant and non-vacant sites, provided on-site affordable housing, acquired/rehabilitated off-site affordable units, and constructed both rental and ownership units. The past performance large sites identified above were developed prior to newer housing legislation and incentives for development, such as Density Bonus. The three large sites identified are likely to produce affordable units due to the City’s inclusionary zoning requirements, the incentives associated with the proposed zoning designations for these sites, and the higher densities permitted by the zoning designations. Factors such as high cost of land, construction materials, and labor contribute to the likelihood that projects on the identified large sites will utilize the incentives of the proposed zoning designations to construct housing units on the properties, including affordable units as required by the City’s inclusionary zoning ordinance as well as the proposed zoning designations. The City’s inclusionary zoning ordinance requires a minimum of 10% of all new dwelling units to be reserved as deed-restricted affordable units. All proposed developments, including on the three identified large sites, will be required to satisfy any and all inclusionary zoning requirements. The City has extensive experience in developing housing units on educational properties. While many past projects were developed on closed school sites, the GWC site is an active education facility that will provide increased opportunities to lower income households. The development of multi-family housing on the GWC campus will provide housing available to households of all income levels in a high resource area, which assists the City in affirmatively furthering fair housing. This development can realistically accommodate its assumed portion of the City’s lower income RHNA as it builds upon Coast Community College District’s successful development of a multi- family residential project on the Orange Coast College campus in Costa Mesa. 414 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-51 Huntington Beach Housing Element Update Huntington Beach Housing Element Update 8. Accessory Dwelling Units Accessory dwelling units, or ADUs, are housing units that may be developed in addition to an existing single- or multi-family residential use. These housing units can be free-standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide housing for family members or are rented to members of the community. In accordance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development in the City; Junior Accessory Dwelling Units (JADUs) are permitted only in single dwelling unit zones. As a result of new legislation and an increased effort by the City to promote ADUs, Huntington Beach has seen an average year over year ADU increase of 80 percent from 2018 to 2020. In 2018, the City permitted 13 ADUs, followed by 28 in 2019 and 31 in 2020 – a total increase of 138 percent between 2018 and 2020. In 2021, the City experienced a year over year increase of 90 percent with 59 permitted ADUs. The City of Huntington Beach has determined based on past performance that it is appropriate to anticipate the development of 487 ADUs from 2021 to 2029. Table B-9 below displays the calculation and estimated projection for the 8-year planning period. This estimation is based off the following calculations: • Total ADU permitting increase from 2018 to 2020: 138 percent • Average increase from 2018 to 2020: 80 percent • 2020-2021 Increase of 70 percent • 32 ADUs permitted from 1/1/2022 – 5/12/2022 Table B-9: Accessory Dwelling Unit Production Assumptions Year Percent Increase ADU Permitted Projection Period Total: -- 487 units 2028 (projected) -- 50 units 2027 (projected) -- 50 units 2026 (projected) -- 50 units 2025 (projected) -- 50 units 2024 (projected) -- 50 units 2023 (projected) -- 50 units 2022 (projected) -- 50 units 2021 (actual) 70% 59 units 2020 (actual) 11% 31 units 2019 (actual) 115% 28 units 2018 (actual) 117% 13 units 2017 (actual) -- 6 units ADU Past Performance 415 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-52 Huntington Beach Housing Element Update Huntington Beach Housing Element Update Table B-9 provides conservative production targets for ADUs during the 6th Cycle planning period. The following information is provided to support the City’s production assumptions for the planning period, including past permit data since 2017 when state ADU laws were implemented to streamline the process and increase ADU production. The information also includes data covering the 6th Cycle planning period from October 15, 2021 through July 8, 2022 to demonstrate that the City is on track to exceed the ADU production assumptions listed in Table B-9. The City is actively monitoring its ADU performance during the 6th Cycle planning period. The data below in Table B-10 demonstrates that the City’s ADU performance is on track to exceed the projections assumed to satisfy the RHNA requirements. The City has received applications to develop 90 ADUs between January 1, 2022 and July 8, 2022. The ADU production assumptions in Table B-9 are conservative because they were developed based on ADU permit data from January 1, 2022 through May 12, 2022 while Table B-10 below demonstrates that the City has received a significant increase in ADU permit volume since May 12, 2022. Further, ADU permit data from 2017-2019 indicates that an average of 74% of all ADU applications received are “finaled”, meaning that the ADU is constructed and ready for residential occupancy. Using this average, the City is on track to produce 66 ADUs in the first half of 2022, which exceeds the entire calendar year projection of 62 ADUs. Table B-10: 6th Cycle Accessory Dwelling Unit Performance ADU Applications Received Total # of ADUs Proposed by Applications October 15, 2021 – December 31, 2021 30 33 January 1, 2022 – July 8, 2022 85 90 Total 115 123 The City’s 6th Cycle performance further demonstrates and supports the ADU production assumptions in Table B-9. As depicted in Table B-10, the City has received 115 applications to construct a total of 123 ADUs thus far in the 6th Cycle. The City’s past performance ADU construction average supports the assumption that of the 123 ADUs proposed during the planning period to date, at least 74% (91 ADUs) will be constructed and approved for occupancy. Program 2E commits the City to monitoring ADU production annually to ensure that production estimates are achieved. Permit Process In the first six months of 2022 (through July 8, 2022), permits were initiated for 90 ADUs, which are in various stages of the permit process. Many ADU applications are submitted by residential property owners that do not have experience with construction or the permitting process. Lack of familiarity 416 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-53 Huntington Beach Housing Element Update Huntington Beach Housing Element Update with the plan review process and requirements can lead to increased time and costs due to plan check corrections and multiple rounds of plan submittals. To expedite the time experienced from permit application submittal to permit issuance, the City will implement Program 2D to provide permit-ready ADU plans. This will provide property owners with an accessible and simple path to begin construction on their ADU even faster. The permit process will also become more efficient for City staff because the plans are pre-approved and require less staff review time. Based on the volume of permit applications received thus far in the 6th Cycle, the City anticipates a continued substantial annual increase in ADU permit volume throughout the planning period. The permit-ready ADU plans provided by Program 2D will enable City staff to absorb the higher volume of permit activity with its existing staff resources. Overall, the quantity of ADU permit applications received so far in the 6th Cycle and the City’s successful track record regarding ADU construction in conjunction with Program 2D support the ADU assumptions in Table B-9 and will result in an expedited ADU permit process. Local ADU Trends Several other local trends support ADU development during the planning period. For example, local trends in ADU development demonstrate that an increased number of multi-family properties are constructing ADUs. 6th Cycle permit monitoring data indicates that approximately 40% of all ADU applications and total quantity of ADUs are proposed on parcels that have a multi-family zoning designation. Other local trends in ADU development support the assumptions in Table B-9. Recent permit data demonstrates that many newly constructed ADUs are sited above existing garages in small lot areas. Additionally, many single-family properties on standard lots propose to convert their existing garage to ADUs, convert existing living space to an ADU, or construct a detached ADU in the front or rear yard. Further, while some property owners may choose to finance ADU construction themselves, market conditions are optimal for ADU financing. High household incomes combined with high land values incentivize property owners to capitalize on their home equity and generate a return on their investment by constructing an ADU. These local trends in ADU development and other local factors further supports the ADU assumptions to achieve the RHNA. For the purposes of this projection exercise, the City assumes a percentage of ADUs develop affordably based on ADU Affordability Assumptions produced by the Southern California Association of Governments (SCAG). SCAG conducted analysis consists of the following steps: • Calculating maximum rent limits for RHNA income categories for one-person and two person households by county • Conduct survey of rents for ADUs in the SCAG region • Use survey data to determine proportion of ADUs within each income category • Create assumption of how many persons will occupy each ADU, finalize proportions Using the proportions SCAG created for Orange County, the City has allocated the following ADUs for each income category: Table B-11: Accessory Dwelling Unit Projections by Income Category Income Category Units Low and Very Low Income (63%) 307 units Above Moderate Income (2%) 10 units Moderate Income (35%) 170 units Total 487 units 417 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-54 Huntington Beach Housing Element Update Huntington Beach Housing Element Update To assist in reaching the City’s ADU development projections, Huntington Beach has included Programs 2D and 2E, which explores actions the City will take to promote and incentivize the development of ADUs during the planning period. As outlined in the program, these actions may include: • Implementation of a permit ready ADU program • Waiving specific permitting fees to make ADU development more feasible • Creating an expedited plan check review process to ease the process for homeowners • Explore potential State and Regional funding sources for affordable ADUs 9. Lodging, Hotel, and Motel Conversion In addition to the sites identified for development and redevelopment, the City has also identified 3 sites for opportunity for Hotel/Motel Conversion. HCD allocates funding for the redevelopment of hotel and motel properties for permanent housing. Per HCD’s website, “Homekey” is an opportunity for state, regional, and local public entities to develop a broad range of housing types, including but not limited to hotels, motels, hostels, single- family homes and multifamily apartments, adult residential facilities, and manufactured housing, and to convert commercial properties and other existing buildings to Permanent or Interim Housing for the Target Population. The City anticipates the use of Project HomeKey funds on several properties within Huntington Beach. On December 28th, 2021, the City submitted an application for funds in order to obtain its first HomeKey property. On February 16th, 2022, the City was awarded $17 million for their project and are planning to use seed funds to acquire the property by the summer of 2022. After acquisition, the City plans to rehab the property and would use it for transitional housing for at least five years. Eventually, the development would be used for permanent supportive housing for the City. The following sites have been identified for opportunity for conversion to residential at a low and very low-income affordability. Table B-12: Hotel/Motel Conversion to Accommodate RHNA APN Address Existing Use/Justification for Redevelopment 142-342-18 7667 Center Ave Hotel/Hotel Huntington Beach. The City will conduct ongoing outreach to potential development partners to coordinate and submit applications for the site as funding is released and available. 142-081-29 7872 Edinger Ave Hotel/Springhill Suites. The City will conduct ongoing outreach to potential development partners to coordinate and submit applications for the site as funding is released and available. 165-225-10 17251 Beach Blvd Motel/Quality Inn & Suites. Funding has been awarded by HCD for this site on February 16th, 2022. Please refer to discussion above. B. Water, Sewer and Dry Utility Availability 418 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-55 Huntington Beach Housing Element Update Huntington Beach Housing Element Update 1. Water Service The City of Huntington Beach’s water service area population was 201,327 in 2020 and is projected to increase to 207,402 by 20403. Additionally, the RHNA allocation as determined by HCD and SCAG projects a total growth need of 13,368 units through 2029. The City relies on a combination of local groundwater, and imported water to meet its water needs. The City works with three primary agencies, Metropolitan Water District of Southern California (Metropolitan), Municipal Water District of Orange County (MWDOC), and Orange County Water District (OCWD) to ensure reliable water supply. The City of Huntington Beach relies primarily on groundwater wells located throughout the City for water supply. The City pays a replenishment assessment to the Orange County Water District for each acre- foot of water taken from the groundwater basin. The balance of the City’s water demand is met with imported water delivered by the Metropolitan Water District of Southern California. As the City has developed, it has correspondingly increased its number of connections, installed more wells, built a series of reservoirs, and greatly expanded the transmission and distribution system to meet the water service requirements of a growing number of customers. Additionally, all sites identified within this section to accommodate the City’s RHNA allocation are within the City’s water service area or are already connected to the system (non-vacant sites). The City will work with the water providers to ensure that housing developed for low and very low-income households received priority service connection (Program 2G). 2. Sewer Service The City operates and maintains the local sewer system consisting of approximately 360 miles of pipeline and 27 sewer lift stations that connect to OCSD's trunk system to convey wastewater to OCSD's treatment plants.4 The City’s main plants have the following capacity: • Plant No. 2 in Huntington Beach: 312 MGD 3. Dry Utilities Utilities services for gas are provided by Southern California Gas Company (SCGC) and electricity are provided by Southern California Edison (SCE). In accordance with the California Public Utilities Commission and in compliance with SCE’s “Rules for the sale of electric energy” all electric and gas service will be provided for future development in the City of Huntington Beach as requested. C. Adequate Sites Table and Supplemental Maps Table B-14 below displays the sites identified to accommodate Huntington Beach’s RHNA at all income levels. Following the sites table, additional maps are provided which display all the sites identified to accommodate the City’s RHNA allocation. 3 City of Huntington Beach, Urban Water Management Plan (1.2.2 Water Supply), 2020. Accessed online September 2021. 4 City of Huntington Beach, Sewer System Management Plan), 2021. Accessed online September 2021. 419 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-56 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 2 107-781- 07 16152 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 5.82 No maximum 80 100 0 No No 139 69 255 465 463 Commercial office building with associated surface parking lot. This is an underutilized site with low FAR. Located at the Beach/Edinger intersection, this site has good access to the 405 freeway and is near 2 transit stops. The City has met with the property owner to discuss potential residential development opportunities. 4 111-010- 39 7292 Slater Ave I IG General Industrial District HO70 10.17 0.75 56 70 0 No No 170 85 312 567 The site is currently designated Industrial and is occupied by Frontier for primarily storage, vehicle maintenance and offices. A large portion of the site is undeveloped without permanent structures. The site is underutilized with a low existing FAR. The City has met with brokers to discuss residential development opportunities on the site and previously reviewed a conceptual plan for residential development. The site is located within proximity to key resources, including high-performing schools, jobs along the adjacent Gothard St. corridor, and Huntington Central Park to promote healthy lifestyles and improve environmental justice. 5 145-272- 41 15511 Edwards St CN CG General Commercial District RMH 1.87 1.5 20 25 0 No No 0 11 25 37 36 High Resource Area. Chuck E Cheese commercial building with associated surface parking lot. Adjacent to residential uses and gas station. Located on SW corner of W McFadden Ave and Edwards St (arterial streets). Located near 2 transit stops. The City has met with a residential developer to discuss residential development a potential 20- du/ac residential project on the site. 6 165-081- 08 17111 Goldenwest St CG RMH Medium High Density Residential District HO70 14.05 25 56 70 311 No No 235 117 121 786 473 Residential use - apartment homes. Adjacent to residential homes and multiple commercial uses (drive-thru, Autozone, Sprouts grocery store, and strip mall with associated surface parking lot). Located along main roads Warner Ave and Goldenwest St. Located near 6 transit stops. The City has met with the owner of the site to discuss a project to reconfigure the existing complex and add several hundred units to the site. 7 142-501- 09 16761 Burke Ln RT RT Research and Technology District HO70 0.77 1 56 70 0 No No 12 6 23 43 41 Lot contains corporate, single-story office building with associated parking. Adjacent uses - office/industrial uses. This site is in common ownership with Site #8. 8 142-501- 10 16791 Burke Ln RT RT Research and Technology District HO70 0.91 1 56 70 0 No No 15 7 27 50 49 Use type - Industrial. Lot contains office/industrial, single-story facility with parking. Adjacent uses - office/industrial uses. located on Prince Dr, which is connected to Gothard Street. This site is in common ownership with Site #7. 9 142-143- 10 16562 Gothard St RT RT Research and Technology District HO70 3.33 1 56 70 0 No No 55 27 102 186 184 Commercial buildings with associated surface parking lot surrounding the buildings. Located at SWC of Heil Ave and Gothard St. Adjacent uses are commercial businesses. 10 142-491- 01 16601 Gothard St RT RT Research and Technology District HO70 2.13 1 56 70 0 No No 35 17 65 119 117 Commercial buildings with associated surface parking lot surrounding the buildings. Located along Gothard St. Adjacent uses are commercial businesses. 11 142-501- 11 16662 Gothard St RT RT Research and Technology District HO70 3.11 1 56 70 0 No No 52 26 95 174 173 Commercial buildings with associated surface parking lot surrounding the buildings. Located along Gothard St. Adjacent uses are commercial businesses. 12 142-492- 11 16691 Gothard St RT RT Research and Technology District HO70 2.64 1 56 70 0 No No 44 22 80 147 146 Commercial office buildings with small associated warehouse. Associated parking surrounding lot. Adjacent uses include residential homes, commercial industrial uses, and an RV parking lot. Located along Gothard St. 13 142-491- 02 7272 Mars Dr RT RT Research and Technology District HO70 0.54 1 56 70 0 No No 9 4 16 30 29 Commercial building with associated fenced-in small warehouse. Adjacent lots are similar uses. Located along Mars Dr, which is connected to Gothard St. 14 142-502- 07 7372 Prince Dr RT RT Research and Technology District HO70 0.96 1 56 70 0 No No 15 7 29 53 51 Two-story office building with associated ground parking reserved for office tenants. Adjacent uses are similar uses to the north and east, residential single- 420 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-57 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS family homes to the west, and a storm drain/waterway to the south. Located along Gothard St. 15 142-502- 06 7402 Prince Dr RT RT Research and Technology District HO70 0.76 1 56 70 0 No No 12 6 23 42 41 Commercial building with associated parking and behind-store (small) warehouse area. Most street parking is taken by commercial business's products (De Lorean Motor Cars). Located along Prince Dr, which is connected to Gothard Street. 16 142-492- 10 7252 Saturn Dr RT RT Research and Technology District HO70 2.57 1 56 70 0 No No 43 21 79 144 143 Storage facility with associated RV parking lot. Adjacent uses include single-family residential homes, office uses, and baseball field. 17 142-511- 06 16102 Gothard St RT RT Research and Technology District HO70 0.79 1 56 70 0 No No 12 6 23 43 41 Industrial warehouse with associated parking. Located near similar uses along Gothard Street. Across Gothard Street is high-density residential housing and more similar warehouse uses. 18 142-511- 07 7409 Lorge Cir RT RT Research and Technology District HO70 0.80 1 56 70 0 No No 13 6 24 44 43 Industrial warehouse with associated parking. Located near similar uses along Lorge Cir, which is connected to Gothard Street. 19 142-511- 08 7451 Lorge Cir RT RT Research and Technology District HO70 0.93 1 56 70 0 No No 15 7 28 52 50 Commercial building with multiple businesses and associated parking. Located near similar uses and industrial warehouses. Low connectivity, located in a cul de sac on Lorge Cir, which is connected to Gothard Street. East side adjacent to railroad. 20 159-201- 22 18202 Enterprise Ln RT RT Research and Technology District HO70 0.68 1 56 70 0 No No 11 5 20 38 36 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial/industrial warehouse located along Enterprise Ln, which is connected to Gothard St. Adjacent uses include similar uses of commercial/industrial and a church to the north. 21 159-202- 05 18211 Enterprise Ln RT RT Research and Technology District HO70 1.14 1 56 70 0 No No 19 9 35 64 63 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial/industrial warehouse with businesses located along Enterprise Ln, which is connected to Gothard St. Adjacent uses include similar uses of commercial/industrial and a church to the north. 22 159-211- 01 18261 Enterprise Ln RT RT Research and Technology District HO70 0.57 1 56 70 0 No No 9 4 17 32 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Automobile parts warehouse with associated parking along Enterprise Ln, which is connected to Gothard St. Adjacent lots include similar uses. 23 159-211- 03 18321 Enterprise Ln RT RT Research and Technology District HO70 0.57 1 56 70 0 No No 9 4 17 31 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial business with small warehouse (Printing/Graphics/Signage company) and associated parking. Adjacent lots include similar warehouse uses. 24 159-211- 11 18341 Enterprise Ln RT RT Research and Technology District HO70 1.30 1 56 70 0 No No 21 10 39 72 70 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Huntington Valley Industrial Center with associated parking. Adjacent to commercial industrial businesses and warehouses. 25 159-211- 12 18371 Enterprise Ln RT RT Research and Technology District HO70 0.98 1 56 70 0 No No 16 8 30 55 54 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Industrial warehouses adjacent to commercial/industrial businesses. 26 159-201- 26 18072 Gothard St RT RT Research and Technology District HO70 0.81 1 56 70 0 No No 13 6 24 45 43 Industrial/commercial warehouse with associated fenced-in parking. Adjacent lots are of similar uses - industrial/commercial warehouses, churches, and baseball fields Located along Gothard Street near one transit stop. 27 159-202- 03 18192 Gothard St RT RT Research and Technology District HO70 0.57 1 56 70 0 No No 9 4 17 31 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Small industrial warehouse with associated parking. Adjacent lots are similar uses with storage facilities. North of site is a church and across Gothard St from the site is vacant, open space. 28 159-202- 04 18222 Gothard St RT RT Research and Technology District HO70 0.57 1 56 70 0 No No 9 4 17 32 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Industrial/commercial warehouse. Adjacent lots are similar uses. 29 159-211- 10 18262 Gothard St RT RT Research and Technology District HO70 0.57 1 56 70 0 No No 9 4 17 32 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Automotive care center 421 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-58 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS warehouse for RVs. Adjacent to industrial/commercial warehouses. 30 159-211- 08 18302 Gothard St RT RT Research and Technology District HO70 0.57 1 56 70 0 No No 9 4 17 31 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Automobile repair center. Adjacent to Huntington Valley Industrial Center and other industrial/commercial warehouses and businesses. 31 159-212- 08 18460 Gothard St RT RT Research and Technology District HO70 4.99 1 56 70 0 No No 83 41 153 279 277 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Industrial warehouse with associated surface parking. Adjacent to industrial/commercial warehouses and businesses to the north and west and residential to the east and south across railroad tracks and Ellis Ave, respectively. 32 159-212- 07 7402 Mountjoy Dr RT RT Research and Technology District HO70 0.61 1 56 70 0 No No 10 5 18 34 33 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Automobile detailing/industrial warehouse with industrial warehouses adjacent to site along Gothard St. 33 159-201- 37 7462 Talbert Ave RT RT Research and Technology District HO70 0.63 1 56 70 0 No No 10 5 19 35 34 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Industrial manufacturing warehouse with similar uses adjacent to site along Talbert Ave. Located near three transit stops. 34 159-201- 30 7442 Vincent Cir RT RT Research and Technology District HO70 0.90 1 56 70 0 No No 15 7 27 50 49 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial/industrial warehouse with businesses, including Branches HB (church use) in the Vincent Cir cul de sac. Adjacent uses are industrial/commercial warehouses to the north and east and Seabreeze Church and its associated parking and recreational structures to the south. 35 159-201- 29 7441 Vincent Cir RT RT Research and Technology District HO70 0.94 1 56 70 0 No No 15 7 28 52 50 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial/industrial building with associated parking. Located in Vincent Cir cul de sac, which is connected to Gothard St. Nearby 3 transit stops. Adjacent uses include commercial and industrial uses. 36 142-492- 05 16561 Gemini Ln P RT Research and Technology District HO70 1.35 1 56 70 0 No No 22 11 41 75 74 Industrial manufacturing warehouse with similar uses adjacent to site along Gemini Ln, which is connected to Gothard St. 37 142-492- 01 16541 Gothard RT RT Research and Technology District HO70 1.62 1 56 70 0 No No 27 13 49 90 89 Commercial business center with associated surface parking. SWC Heil Ave and Gothard St. Adjacent uses are commercial/industrial uses. 38 165-391- 41 17592 Metzler Ln RT RT Research and Technology District HO70 0.55 1 56 70 0 No No 9 4 16 30 29 Commercial/industrial business warehouse building. Adjacent to similar use. Railroad to east of Site. Located near one transit stop along Slater Ave and one along Gothard St. 39 165-391- 23 17622 Metzler Ln RT RT Research and Technology District HO70 0.55 1 56 70 0 No No 9 4 16 30 29 Commercial/industrial business warehouse building. Adjacent to similar use. Railroad to east of Site. Located near one transit stop along Slater Ave and one along Gothard St. 40 165-392- 25 17671 Metzler Ln RT RT Research and Technology District HO70 1.14 1 56 70 0 No No 18 9 34 63 61 Commercial/industrial business warehouse buildings with associated surface parking. Adjacent to similar use. Located near one transit stop along Slater Ave and one along Gothard St. 41 165-391- 46 17752 Metzler Ln RT RT Research and Technology District HO70 0.53 1 56 70 0 No No 8 4 15 29 27 Commercial/industrial business warehouse. Adjacent to similar use. Railroad to east of Site. Located near one transit stop along Slater Ave and one along Gothard St. 42 165-391- 47 17762 Metzler Ln RT RT Research and Technology District HO70 0.52 1 56 70 0 No No 8 4 15 29 27 Commercial/industrial business warehouse. Adjacent to similar use. Railroad to east of Site. Located near one transit stop along Slater Ave and one along Gothard St. 43 165-392- 73 17531 Metzler Ln RT RT Research and Technology District HO70 1.03 1 56 70 0 No No 17 8 31 57 56 Industrial manufacturing warehouse with associated surface parking. Adjacent to industrial warehouse facilities. Located along Metzler Ln, which is connected to Slater Ave. Nearby two transit stops. 422 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-59 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 44 165-391- 38 17632 Metzler Ln RT RT Research and Technology District HO70 0.55 1 56 70 0 No No 9 4 16 30 29 Two story industrial/commercial business office building with associated parking. Adjacent to industrial warehouses/commercial businesses. Railroad to east of Site. Located near one transit stop along Slater Ave and one along Gothard St. 45 165-401- 01 17800 Gothard St RT RT Research and Technology District HO70 2.44 1 56 70 0 No No 40 20 74 136 134 Industrial manufacturing warehouse with associated surface parking. Adjacent to industrial warehouse facilities. Located along Belva Dr, which is connected to Gothard St. Nearby two transit stops. 46 165-401- 24 17832 Gothard St RT RT Research and Technology District HO70 0.87 1 56 70 0 No No 14 7 26 48 47 Industrial manufacturing warehouse with associated surface parking. Adjacent to similar uses. Across Gothard St is HB Central Park. Nearby three transit stops. 47 165-401- 25 17852 Gothard St RT RT Research and Technology District HO70 0.59 1 56 70 0 No No 9 4 18 33 31 Commercial office/Industrial warehouse use with associated parking. located at end of cul de sac. Near two transit stops. 48 165-401- 26 17872 Gothard St RT RT Research and Technology District HO70 0.73 1 56 70 0 No No 12 6 22 41 40 Office and warehouse with surface parking. Includes a CrossFit center. Located adjacent to similar uses. Located near three transit stops. 49 165-401- 27 17892 Gothard St RT RT Research and Technology District HO70 0.75 1 56 70 0 No No 12 6 22 41 40 Office and warehouse building with associated surface parking. Located adjacent to similar uses. Streetview shows low utilization. Located near three transit stops. 50 165-401- 28 17912 Gothard St RT RT Research and Technology District HO70 0.61 1 80 100 0 No No 14 7 26 49 47 Office and warehouse building with associated surface parking. Located adjacent to similar uses. Located near three transit stops. 51 165-401- 03 17922 Gothard St RT RT Research and Technology District HO70 1.32 1 80 100 0 No No 31 15 57 105 103 Strip mall/warehouses for automobile/manufacturing businesses with associated parking. Located adjacent to storage warehouse and industrial warehouse uses. Located near three transit stops. 52 165-401- 04 17952 Gothard St RT RT Research and Technology District HO70 2.64 1 80 100 0 No No 63 31 116 211 210 Storage warehouse. Located adjacent to industrial/commercial warehouses. Good connectivity - located NEC Gothard and Talbert. Located near three transit stops. 53 165-401- 22 7451 Talbert Ave RT RT Research and Technology District HO70 0.67 1 80 100 2 No No 15 7 29 53 51 Office and warehouse use with associated parking. Located adjacent to storage/industrial warehouses. Located near three transit stops. 54 165-401- 21 7491 Talbert Ave RT RT Research and Technology District HO70 0.51 1 80 100 0 No No 12 6 22 40 40 Office building with associated parking. Located near other offices and storage/industrial warehouses. Located near three transit stops. 55 142-221- 23 16892 Gothard St RT RT Research and Technology District HO70 2.03 1 80 100 1 No No 48 24 89 162 161 Commercial office/Industrial warehouse use with associated parking. located NEC Gothard and Warner. Located near four transit stops. 56 142-511- 12 16130 Gothard St RT RT Research and Technology District HO70 0.78 1 56 70 2 No No 12 6 23 43 41 Industrial warehouse with associated parking. Connected to Gothard St. Located near three transit stops. 57 142-511- 13 16182 Gothard St RT RT Research and Technology District HO70 2.93 1 56 70 1 No No 49 24 90 164 163 Commercial offices with warehouses. Connected to Gothard street, nearby three transit stops. Located adjacent to warehouse and commercial/industrial facilities. 58 142-511- 16 16212 Gothard St RT RT Research and Technology District HO70 2.85 1 56 70 2 No No 47 23 87 159 157 Storage warehouse. Located adjacent to industrial/commercial warehouses. Located near four transit stops along Edinger Ave, which is connected to Gothard St. 59 142-221- 22 16882 Gothard St RT RT Research and Technology District HO70 2.06 1 80 100 1 No No 49 24 90 164 163 Commercial strip mall located NEC Gothard St and Warner Ave. Located near four transit stops. Nearby uses include commercial businesses, storage warehouses, residential uses, and schools. Held under same ownership as sites 55, 59, 62, and 369 - 373. 60 142-511- 11 7436 Lorge Cir RT RT Research and Technology District HO70 0.80 1 80 100 2 No No 18 9 34 63 61 Commercial office/industrial manufacturing warehouse (construction businesses) located at end of cul de sac at Lorge Cir which is connected to Gothard St. located adjacent to similar uses. 61 142-511- 10 7452 Lorge Cir RT RT Research and Technology District HO70 0.96 1 80 100 0 No No 22 11 41 76 74 Commercial and industrial offices located at end of cul de sac at Lorge Cir, which is connected to Gothard St. Located adjacent to similar uses. 423 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-60 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 62 142-221- 24 7471 Warner Ave RT RT Research and Technology District HO70 2.18 1 80 100 0 No No 52 26 95 174 173 Commercial/Industrial office and warehouse with associated parking. Located adjacent to similar uses. Located on Lorge Cir, which is connected to Gothard St. Held under same ownership as sites 55, 59, 62, and 369 - 373. 63 165-392- 40 17616 Gothard St RT RT Research and Technology District HO70 0.66 1 80 100 0 No No 15 7 28 52 50 Commercial business with small warehouse (car services) and associated parking. Adjacent lots include similar warehouse uses. Located near one transit stop. 64 165-392- 39 17682 Gothard St RT RT Research and Technology District HO70 0.54 1 56 70 0 No No 9 4 16 30 29 Commercial office/industrial warehouse with associated parking located along Gothard St. Located adjacent to similar uses. Across Gothard St is Huntington Central Park East. Located near one transit stop. 65 165-392- 38 17712 Gothard St RT RT Research and Technology District HO70 0.54 1 80 100 0 No No 12 6 23 43 41 Commercial/Manufacturing facility with associated parking. Located adjacent to similar uses. Across Gothard St is Huntington Central Park East. Located near one transit stop. 66 165-392- 15 17577 Metzler Ln RT RT Research and Technology District HO70 0.53 1 80 100 0 No No 12 6 23 42 41 Industrial warehouse located adjacent to similar uses. Located along Metzler Ln, which is connected to Slater Ave. Located near one transit stop. 67 153-051- 14 19476 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.81 No maximum 80 100 0 No No 19 9 35 64 63 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map).Commercial business with associated surface parking. Located adjacent to gas station, open space, and residential housing. NEC Beach Blvd and Yorktown Ave. Located near three transit stops. 68 157-471- 06 18582 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 3.64 No maximum 80 100 0 No No 87 43 160 291 290 Strip mall of commercial businesses with associated surface parking. Located adjacent to residential uses and commercial businesses. Located along Beach Blvd and near two transit stops. 69 153-051- 24 19240 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.63 No maximum 80 100 0 No No 39 19 71 130 129 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial business (Hotel) with associated parking. Adjacent uses are residential and similar uses. Located along Beach Blvd and near two transit stops. 70 153-041- 17 19232 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 2.32 No maximum 80 100 0 No No 55 27 101 185 183 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial business (car dealership) with associated parking. Located along Beach Blvd. Located adjacent to similar uses, residential uses, and near two transit stops. 71 153-041- 16 M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.02 No maximum 80 100 0 No No 24 12 44 81 80 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Parking lot for car dealership (same ownership as 153-041-17). Located adjacent to similar uses along Beach Blvd and near two transit stops. 72 153-041- 15 19202 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.83 No maximum 80 100 0 No No 19 9 36 66 64 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Vacant retail building (former car dealership); site is currently used by a car dealership in the City (Toyota of HB) for inventory lot. Located adjacent to similar uses along Beach Blvd and near two transit stops. Under same ownership as site #73. 73 153-041- 14 M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.11 No maximum 80 100 0 No No 26 13 48 88 87 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Parking lot for car dealership (same ownership as 153-041-14). Located adjacent to similar uses along Beach Blvd and near two transit stops. 74 157-452- 03 18972 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.51 No maximum 56 70 0 No No 8 4 15 28 27 High Resource Area (2022 TCAC/HCD Opportunity Indices Map). Gas station with convenience store located NEC Beach Blvd and Garfield Ave. Near two transit stops. Located adjacent to commercial strip mall. 75 157-452- 41 18900 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.27 No maximum 56 70 0 No No 21 10 39 71 70 High Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial strip mall with associated surface parking located NEC Beach Blvd and Garfield Ave. Near two transit stops. Adjacent uses include 424 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-61 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS commercial businesses, gas station/convenience store, and residential condos. 76 157-452- 42 18922 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.68 No maximum 56 70 0 No No 11 5 20 38 36 High Resource Area (2022 TCAC/HCD Opportunity Indices Map). Drive through Starbucks and commercial businesses located in associated strip mall (157-452-41). Adjacent to gas station and commercial businesses. 77 153-041- 34 19002 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.73 No maximum 56 70 0 No No 12 6 22 40 40 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Taco Bell drive through with associated surface parking. Located at SEC Garfield Ave and Beach Blvd. Near one transit stop. Adjacent uses are residential and commercial. 78 153-041- 28 19072 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 3.40 No maximum 56 70 0 No No 57 28 104 190 189 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial strip mall with associated surface parking along Beach Blvd. Near one transit stops. Adjacent uses are residential and commercial. 79 153-041- 18 19008 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.78 No maximum 56 70 0 No No 12 6 23 43 41 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial building with associated surface parking. Adjacent uses include similar commercial uses/strip mall and residential uses. Located SEC Garfield and Beach Blvd. and near two transit stops. 81 142-191- 24 M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.03 No maximum 80 100 0 No No 0 0 1 2 1 Private parking of tenant. Adjacent uses are commercial businesses. Located near two transit stops. 83 111-120- 11 I-sp SP9 Holly-Seacliff Specific Plan HO70 0.05 0.75 56 70 0 No No 0 0 1 2 1 Vacant lot. Located adjacent to other vacant lots and industrial/manufacturing yard. Near three transit stops. NEC Garfield Ave and Goldenwest St. 84 142-191- 12 7891 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.06 No maximum 80 100 0 No No 1 0 2 4 3 Parking spaces associated with Wahoo's restaurant. Located adjacent to commercial businesses (Wahoo's), residential uses, and parking. Nearby three transit stops along Warner Ave. 85 142-191- 15 7911 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.06 No maximum 80 100 0 No No 1 0 2 4 3 Private lot of tenant. Adjacent uses are commercial businesses. Located near two transit stops. 86 142-082- 02 7952 ALDRICH DR M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.06 No maximum 80 100 1 No No 0 0 1 3 1 Single-family residential home. Located adjacent to commercial building and residential uses. Near two transit stops along Beach Blvd. 88 159-201- 12 7401 Harriman Cir RT RT Research and Technology District HO70 0.06 1 56 70 0 No No 0 0 1 3 1 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Small industrial warehouse. Located adjacent to similar uses. Near one transit stop. Located on Harriman Circle, which is connected to Gothard St. 91 025-191- 42 M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.10 No maximum 80 100 0 No No 2 1 3 7 6 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Yamaha Motorcycle commercial business with associated parking. Located nearby two transit stops along Beach Blvd. Adjacent uses are residential uses and 7-Eleven convenience store. 92 159-201- 04 7404 TALBERT AVE RT RT Research and Technology District HO70 0.10 1 56 70 0 No No 1 0 2 5 3 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Commercial business located adjacent to similar uses (auto center, auto care). Near two transit stops. Located along Talbert Ave and Gothard St. 93 159-201- 01 7452 TALBERT AVE RT RT Research and Technology District HO70 0.10 1 56 70 0 No No 1 0 2 5 3 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Auto repair shop located near industrial/commercial warehouses/similar uses along Talbert Ave. Near two transit stops. 94 165-293- 01 17623 Jacquelyn Ln I IG General Industrial District HO70 1.64 0.75 56 70 0 No No 27 13 50 91 90 Auto repair shops with businesses. Lot includes automobile junkyard. Adjacent to industrial facilities and residential housing. 425 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-62 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 95 142-191- 43 7923 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.11 No maximum 80 100 0 No No 2 1 4 9 7 Single tenant building with associated surface parking. Located adjacent to similar uses (single tenant/commercial businesses). Near 4 transit stops along Beach Blvd. 96 159-201- 13 7403 HARRIMAN CIR RT RT Research and Technology District HO70 0.12 1 56 70 0 No No 1 0 3 6 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Single tenant building surrounded by similar single tenant buildings with industrial uses. Located on Harriman Circle, which is connected to Gothard St. 97 025-200- 64 19791 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.96 No maximum 80 100 0 No No 23 11 42 77 76 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). American Tire Depot/Auto Service business with associated surface parking. Located adjacent to residential housing and similar auto repair shops. Near two transit stops along Beach Blvd. 98 025-200- 68 19901 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.06 No maximum 80 100 0 No No 25 12 46 84 83 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Strip mall with associated surface parking. Adjacent uses are similar commercial businesses/auto repair shops and residential housing. Near two transit stops along Beach Blvd and Adams Ave. 100 142-102- 19 16391 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.12 No maximum 80 100 0 No No 2 1 4 9 7 Surface parking lot Located adjacent to commercial building and residential. 101 025-200- 69 807 Adams Ave M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.10 No maximum 80 100 0 No No 26 13 47 87 86 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Single tenant building and associated surface parking. Located adjacent to commercial businesses (gas station, convenience store, strip mall) and residential uses. 102 159-161- 04 19231 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.93 No maximum 80 100 0 No No 46 23 84 154 153 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Church with associated surface parking. Located along Beach Blvd, adjacent to Honda Dealership. Near two transit stops. 103 142-072- 08 15861 GOTHARD ST M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 2.23 No maximum 80 100 0 No No 53 26 97 178 176 Strip mall/farmer's market with associated parking lot. Located near three transit stops. Adjacent uses are commercial businesses (car wash, restaurants, etc.). 104 142-072- 09 7351 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.86 No maximum 80 100 0 No No 20 10 37 68 67 H2Go Car wash and retail businesses (restaurants). Located adjacent to strip mall/farmer's market. Located near three transit stops. NEC Gothard St and Edinger Ave. 105 025-191- 44 7950 YORKTOWN AVE CG CG General Commercial District HO70 1.19 1.5 80 100 0 No No 28 14 52 95 94 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Small industrial warehouses (commercial manufacturing, auto repair shops, smog check stations) with associated surface parking. Adjacent to commercial offices and residential housing. Near three transit stops. Located along Yorktown Ave. 106 025-191- 54 19521 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.53 No maximum 80 100 0 No No 12 6 23 42 41 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Physical Therapy/Martial Arts studio. Located near small industrial warehouses/commercial businesses and Walgreens. Near three transit stops. 107 025-191- 53 19501 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.13 No maximum 80 100 0 No No 27 13 49 90 89 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Drive through Walgreens with associated parking. Located near two transit stops. SWC of Beach Blvd and Yorktown Ave. Adjacent uses are commercial businesses and storage yard. 108 025-191- 03 19601 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 2.12 No maximum 80 100 0 No No 50 25 92 169 167 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Private yard with associated small buildings. Located adjacent to office building, drive through Walgreens, and residential housing. Near three transit stops along Beach Blvd. 426 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-63 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 109 025-191- 51 19671 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 2.12 No maximum 80 100 0 No No 50 25 92 169 167 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office building with associated parking. Located near commercial businesses, industrial yards, and residential housing. Near two transit stops along Beach Blvd. 110 111-120- 15 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.13 0.75 30 35 0 No No 1 1 2 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 111 111-120- 17 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.13 0.75 30 35 0 No No 1 1 2 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 112 025-191- 43 19731 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.53 No maximum 80 100 0 No No 12 6 23 42 41 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). 7-Eleven convenience store and bicycle store with associated parking. Located adjacent to commercial businesses and residential housing. Near two transit stops along beach Blvd. 113 142-481- 12 16775 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.29 No maximum 80 100 0 No No 30 15 56 103 101 Strip retail mall with associated parking. Near two transit stops along Beach Blvd. Adjacent uses are commercial businesses and residential housing. 114 142-481- 11 16811 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.84 No maximum 80 100 0 No No 44 22 80 147 146 Single tenant commercial building with associated surface parking lot. Adjacent uses are commercial businesses and residential housing. Near two transit stops along Beach Blvd. 116 142-342- 18 7667 Center Ave M-sp(35 du/ac) SP1 North Huntington Center Specific Plan 100% Affordable Lodging Conversion Overlay 2.20 No maximum N/A N/A N/A No No 64 0 0 65 64 Hotel and associated parking. Located adjacent to office uses and commercial businesses. Near three transit stops along Center Ave. 117 165-181- 37 17911 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.60 No maximum 80 100 0 No No 14 7 26 48 47 Funeral/chapel services. Located adjacent to office uses and commercial businesses. Near three transit stops along Beach Blvd. 118 142-081- 29 7872 Edinger Ave M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay/100% Affordable Lodging Conversion Overlay 1.85 No maximum N/A N/A N/A No No 224 0 0 224 224 Hotel and associated parking. Located adjacent to commercial businesses. Near two transit stops along Edinger Ave. 119 165-181- 38 17881 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.55 No maximum 80 100 0 No No 13 6 24 44 43 Vacant retail/office building with associated parking. Located adjacent to similar uses. Near one transit stop along Beach Blvd. 121 111-120- 18 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.13 0.75 30 35 0 No No 1 1 2 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 122 111-120- 19 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.13 0.75 30 35 0 No No 1 1 2 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 123 165-225- 10 17251 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay/100% Affordable Lodging Conversion Overlay 0.91 No maximum N/A N/A N/A No No 127 0 0 127 127 Motel/Quality Inn & Suites. Located near Hibachi Grill and car dealership. Near three transit stops along Beach Blvd. 125 111-130- 01 I-sp SP9 Holly-Seacliff Specific Plan HO70 0.13 0.75 56 70 0 No No 2 1 3 7 6 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). RV and vehicle storage facility with surface parking. Adjacent to similar use. 126 111-120- 14 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.13 0.75 30 35 0 No No 1 1 2 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 127 111-120- 13 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.13 0.75 30 35 0 No No 1 1 2 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 427 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-64 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 129 111-120- 12 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.13 0.75 30 35 0 Yes No 1 1 2 4 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Vacant lot. Located adjacent to other vacant lots and industrial/manufacturing yard. Near three transit stops. NEC Garfield Ave and Goldenwest St. 130 025-180- 22 7971 Yorktown CG CG General Commercial District HO70 1.12 1.5 80 100 0 No No 26 13 48 89 87 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Huntington Suites Motel with associated parking. Located near vacant commercial office building and residential homes. 131 111-130- 06 I-sp SP9 Holly-Seacliff Specific Plan HO70 0.13 0.75 56 70 0 No No 2 1 3 7 6 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Industrial yard/storage adjacent to repair business and yard storage (similar use). Near 2 transit stops along Garfield Ave and Goldenwest St. 133 165-312- 19 17731/17741 Beach Blvd. M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.52 No maximum 80 100 0 No No 12 6 22 41 40 Commercial businesses (pawn shops and smog checks) with associated parking. Adjacent uses are storage yards, residential homes, and commercial business. Near two transit stops along Beach Blvd. 136 165-301- 23 17751 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.14 No maximum 80 100 0 No No 3 1 6 11 10 Dental office (single tenant) with associated parking. Adjacent uses are lot are single tenant (psychic reader) building and associated parking. Located near 2 transit stops 137 111-130- 05 7072 GARFIELD AVE I-sp SP9 Holly-Seacliff Specific Plan HO70 0.15 No maximum 56 70 0 No No 2 1 4 8 7 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Enclosed single tenant building with storage yard. Located adjacent to industrial/RV storage yard. Near two transit stops along Garfield Ave and Goldenwest St. 139 165-311- 16 7942 SPEER DR M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.52 No maximum 80 100 0 No No 12 6 22 41 40 Single family residential with large storage yard and vacant space. Located adjacent to single family residential and commercial spaces (Dog training, bakery). Near one transit stop along Beach Blvd. 140 165-321- 05 17501 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.55 No maximum 80 100 0 No No 12 6 23 43 41 Del Taco drive through with associated parking. Adjacent uses are residential housing and Enterprise car business. Near two transit stops. SWC Slater Ave and Beach Blvd. 141 167-472- 17 17522 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.29 No maximum 80 100 0 No No 30 15 56 103 101 Drive through Walgreens with associated parking. Located near two transit stops. SEC of Beach Blvd and Slater Ave. Adjacent uses are commercial businesses and residential uses 142 167-472- 03 17552 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.78 No maximum 80 100 0 No No 18 9 34 62 61 Strip retail mall with associated parking. Near two transit stops along Beach Blvd. Adjacent uses are commercial businesses. 143 165-301- 24 17781 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.15 No maximum 80 100 0 No No 3 1 6 11 10 Single tenant pad building (psychic) adjacent to commercial businesses and residential housing. Located near two transit stops along beach Blvd. 144 142-091- 09 16261 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.15 No maximum 80 100 0 No No 3 1 6 12 10 Dentist office with surface parking. Adjacent to Comfort Suites. Near two transit stops along Beach Blvd. 145 167-472- 07 17612 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.79 No maximum 80 100 0 No No 18 9 34 63 61 2 story medical/professional office building. Adjacent to office/commercial uses and vacant space. Near two transit stops along Beach Blvd. 146 167-472- 04 17555 CAMERON LN M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.15 No maximum 80 100 0 No No 3 1 6 12 10 Single tenant building with storage warehouse. Located adjacent to office building and retail strip. Near two transit stops along Beach Blvd. 147 159-201- 05 7400 TALBERT AVE RT RT Research and Technology District HO70 0.15 1 56 70 0 No No 2 1 4 8 7 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Industrial/manufacturing business building. Located adjacent to similar uses/commercial uses (auto care). Near one transit stop along Talbert Ave and Gothard St. 151 142-191- 01 16861 BEACH BLVD M-sp SP14 Beach and Edinger SP 14 - 20% affordable overlay 0.17 No maximum 80 100 0 No No 3 1 7 13 11 Single tenant pad building (smog check). Adjacent to commercial businesses and storm drain. Near one transit stop along Beach Blvd. 428 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-65 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS Corridors Specific Plan 152 142-082- 22 16121 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.17 No maximum 80 100 0 No No 3 1 7 13 11 Medical office use. Adjacent to Medical Plaza/similar uses. Near one transit stop along Beach Blvd. 153 142-083- 04 16191 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.17 No maximum 80 100 0 No No 3 1 7 13 11 Pet Hospital located adjacent to commercial uses. Located near one transit stop along Beach Blvd. 154 165-312- 18 17685 BEACH BLVD. M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.17 No maximum 80 100 0 No No 3 1 7 13 11 Parking lot for liquor/retail stores. Adjacent to commercial services (smog, repair, car shops). Near one transit stop along Beach Blvd. 155 167-472- 05 17591 CAMERON LN M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.19 No maximum 80 100 0 No No 4 2 8 15 14 Parking lot for commercial building. Adjacent uses are residential and commercial uses. Near two transit stops along Beach Blvd. 156 142-081- 02 7942 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.20 No maximum 80 100 0 No No 4 2 8 15 14 Arby's adjacent to associated parking lot and Mobil gas station. Near two transit stops along Edinger Ave and Beach Blvd. 157 025-200- 62 19751 Beach Blvd. M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.20 No maximum 80 100 0 No No 4 2 8 15 14 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Car auto shop/oil change with associated parking. Adjacent to similar commercial uses. Near two transit stops along Beach Blvd. 159 165-392- 60 7461 Talbert Ave RT RT Research and Technology District HO70 0.20 1 56 70 0 No No 3 1 6 11 10 Auto care shop adjacent to residential housing and storage yards. SEC Slater Ave and Gothard St. 160 111-130- 02 I-sp SP9 Holly-Seacliff Specific Plan HO70 0.20 0.75 56 70 0 No No 3 1 6 11 10 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). RV and vehicle storage facility with surface parking. Adjacent to similar use. 161 111-130- 26 I-sp SP9 Holly-Seacliff Specific Plan HO70 0.20 0.75 56 70 0 No No 3 1 6 11 10 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). RV and vehicle storage facility with surface parking. Adjacent to similar use. 162 142-081- 03 7942 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.20 No maximum 80 100 0 No No 4 2 8 16 14 Parking lot for adjacent use (Arby's). Near two transit stops along Edinger Ave and Beach Blvd. 165 165-301- 22 7952 NEWMAN AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.22 No maximum 80 100 0 No No 5 2 9 17 16 Single family residential located adjacent to residential uses. Located on Newman Ave, which is connected to Beach Blvd (near two transit stops on Beach Blvd). 166 142-081- 17 7945 ALDRICH DR M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.22 No maximum 80 100 0 No No 5 2 9 17 16 Great Adventures Learning Center with parking. Adjacent to commercial businesses. Near two transit stops along Edinger Ave and Beach Blvd. 167 142-081- 16 7945 ALDRICH DR M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.22 No maximum 80 100 0 No No 5 2 9 17 16 Parking lot associated with Great Adventures Learning Center (142-081-17). Adjacent to commercial businesses. Near two transit stops along Edinger Ave and Beach Blvd. 168 159-201- 36 7415 HARRIMAN CIR RT RT Research and Technology District HO70 0.23 1 56 70 0 No No 3 1 6 12 10 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Industrial single tenant building with associated parking. Located adjacent to similar uses. Near two transit stops. 169 159-201- 39 7412 TALBERT AVE RT RT Research and Technology District HO70 0.23 1 56 70 0 No No 3 1 6 12 10 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Auto Collision Repair center. Adjacent to industrial/manufacturing buildings. Near two transit stops along Talbert Ave and Gothard St. 170 142-103- 17 16471 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.23 No maximum 80 100 0 No No 5 2 9 18 16 Metro car tint shop located adjacent to commercial businesses and residential housing. Near two transit stops along Beach Blvd. 429 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-66 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 171 142-492- 03 7261 MARS DR RT RT Research and Technology District HO70 0.23 1 56 70 0 No No 3 1 7 13 11 Industrial/manufacturing office building located adjacent to similar uses. Located on Mars Dr which is connected to Gothard St. 172 142-492- 02 7271 MARS DR RT RT Research and Technology District HO70 0.23 1 56 70 0 No No 3 1 7 13 11 Industrial/manufacturing office building located adjacent to similar uses. Located on Mars Dr which is connected to Gothard St. 173 142-091- 18 16311 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.24 No maximum 80 100 0 No No 5 2 9 18 16 Jack in the Box parking lot adjacent to commercial and residential uses. Near two transit stops along Beach Blvd. 174 142-081- 26 16071 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.24 No maximum 80 100 0 No No 5 2 10 19 17 Parking lot associated with Car Wash. Adjacent to commercial uses. Near one transit stop along Beach Blvd. 175 165-181- 40 17855 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.25 No maximum 80 100 0 No No 5 2 10 19 17 Single tenant retail (ConRev) adjacent to commercial businesses. Near one transit stop along Beach Blvd. 179 153-041- 29 19102 Beach Blvd. M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.25 No maximum 80 100 0 No No 5 2 10 19 17 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Popeyes drive through. Adjacent to commercial retail and associated parking. Near one transit stop along Beach Blvd. 182 111-120- 20 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.26 No maximum 30 35 0 No No 2 1 5 8 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 183 142-081- 25 16061 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.26 No maximum 80 100 0 No No 6 3 11 20 20 Car wash. Adjacent to car wash (same ownership) and Great Adventures Learning Center. Near one transit stop along Beach Blvd. 184 142-081- 18 16061 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.26 No maximum 80 100 0 No No 6 3 11 20 20 Car wash. Adjacent to car wash (same ownership) and Great Adventures Learning Center. Near one transit stop along Beach Blvd. 185 142-091- 33 16311 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.26 No maximum 80 100 0 No No 6 3 11 20 20 Jack in the Box drive through adjacent to associated parking lot and Comfort Suites. Located near two transit stops along Beach Blvd. 186 142-102- 56 16431 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.88 No maximum 80 100 0 No No 21 10 38 70 69 Verizon store and separate single tenant building with associated parking for both buildings. Located near one transit stop along beach Blvd. Adjacent uses are residential and commercial uses. 187 142-091- 32 16271 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.26 No maximum 80 100 0 No No 6 3 11 20 20 Physical therapy building adjacent to Dentist and Comfort Inn/Motel. Located near two transit stops along Beach Blvd. 188 142-101- 14 16371 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.70 No maximum 80 100 0 No No 16 8 30 55 54 Office Building adjacent to Burger King and residential uses. Near one transit stop along Beach Blvd. 189 142-092- 15 16331 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.67 No maximum 80 100 0 No No 15 7 29 53 51 Burger King adjacent to residential and office uses. Near one transit stop along Beach Blvd. 190 025-191- 32 19721 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.26 No maximum 80 100 0 No No 6 3 11 21 20 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Auto sales shop (motorcycles) with associated parking. Adjacent to similar commercial auto uses and office building. Near one transit stop along Beach Blvd. 193 142-111- 18 7672 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.27 No maximum 80 100 0 No No 6 3 11 21 20 Vitamin Shoppe with associated parking. Adjacent to commercial uses. Near one transit stop along Edinger Ave. 194 142-083- 25 16241 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.67 No maximum 80 100 0 No No 15 7 29 53 51 Chipotle with associated parking lot. Adjacent to residential uses and Pet Hospital. Near two transit stops along Beach Blvd. 430 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-67 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 195 142-082- 35 16091 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.27 No maximum 80 100 0 No No 6 3 11 21 20 Sleep number mattress store. Adjacent to medical plaza and residential housing. Near two transit stops along Beach Blvd. 196 142-082- 27 16141 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.72 No maximum 80 100 0 No No 17 8 31 57 56 Union bank with associated parking. Adjacent to Medical Plaza and residential housing. Nearby one transit stop along Beach Blvd. 197 159-201- 40 7383 HARRIMAN CIR RT RT Research and Technology District HO70 0.28 1 56 70 0 No No 4 2 8 15 14 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Cross Fit center adjacent to manufacturing/industrial warehouses/buildings. Near one transit stop along Gothard St. 198 107-100- 80 16866 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.28 No maximum 80 100 0 No No 6 3 12 22 21 McDonald’s restaurant and surface parking lot. Adjacent to residential. 199 165-401- 12 7401 Harriman Cir RT RT Research and Technology District HO70 0.28 1 56 70 0 No No 4 2 8 15 14 Office manufacturer building with associated parking. Adjacent to railroad and similar uses. 200 165-401- 10 7952 Aldrich Dr RT RT Research and Technology District HO70 0.30 1 56 70 0 No No 4 2 8 16 14 Office manufacturer building with associated parking. Adjacent to railroad and similar uses. 202 165-181- 39 17871 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.30 No maximum 80 100 0 No No 7 3 13 24 23 Two story office building with surface parking in front and rear. Adjacent to strip mall and office building. 203 159-212- 10 7442 MOUNTJOY DR RT RT Research and Technology District HO70 0.30 1 56 70 0 No No 4 2 8 16 14 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Manufacturer or warehouse use with surface parking lot. Adjacent to similar uses. 204 142-081- 01 16001 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.50 No maximum 80 100 0 No No 12 6 22 40 40 Mobil gas station and convenience store on the corner of Edinger and Beach Blvd. Adjacent to car wash facility and Arby's restaurant. 205 107-782- 08 16242 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 5.01 No maximum 80 100 0 No No 120 60 220 400 400 Total Wine and Bobs Furniture with large surface parking lot on the corner of Beach Blvd and Stark Dr. 206 167-472- 15 17732 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.31 No maximum 80 100 0 No No 7 3 13 24 23 Dentist office with surface parking. Adjacent to medical building and funeral home. 207 159-201- 32 7392 VINCENT CIR RT RT Research and Technology District HO70 0.31 1 56 70 0 No No 5 2 9 17 16 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 208 159-212- 09 7422 MOUNTJOY DR RT RT Research and Technology District HO70 0.31 1 56 70 0 No No 5 2 9 17 16 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). manufacture or warehouse use with surface parking lot. Adjacent to similar uses. 209 165-391- 43 7492 Slater Ave. RT RT Research and Technology District HO70 0.31 1 56 70 0 No No 5 2 9 17 16 Auto repair shop with surface parking lot. Adjacent to auto repair shop. 210 142-111- 42 7830 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.37 No maximum 80 100 0 No No 32 16 59 109 107 Large Chase bank building adjacent to NuVision Credit Union building. 211 142-111- 27 7812 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.68 No maximum 80 100 0 No No 40 20 73 134 133 NuVision Credit Union building with large multi-level parking lot in rear. Adjacent to Chase Bank building. 212 142-111- 39 M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.78 No maximum 80 100 0 No No 18 9 34 62 61 Large surface parking lot adjacent to Chase bank. 213 142-111- 34 7800 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 2.85 No maximum 80 100 0 No No 68 34 124 227 226 Large church (Refuge Calvary Chapel) with surface parking lot. Adjacent to HomeGoods store. 431 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-68 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 214 142-111- 32 7700 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 3.51 No maximum 80 100 0 No No 84 42 154 281 280 HomeGoods store with attached strip mall and large surface parking on the corner of Edinger and Sher Ln. Adjacent to church. 215 165-392- 52 17532 Gothard RT RT Research and Technology District HO70 0.31 1 56 70 0 No No 5 2 9 17 16 SFR with large lot potentially used for storage. Adjacent to auto repair shop and storage lot. 216 142-112- 05 7662 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.51 No maximum 80 100 0 No No 12 6 22 40 40 Arizona Leather pad building with surface parking lot on corner of Edinger and Sher Ln. Located adjacent to Edinger Plaza. 217 142-112- 10 7600 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 7.55 No maximum 80 100 0 No No 180 90 331 603 601 Edinger Plaza/large shopping center with large surface parking lot. 218 142-112- 08 7542 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 2.50 No maximum 80 100 0 No No 59 29 109 199 197 Edinger Plaza/large shopping center with large surface parking lot. 219 142-112- 09 7490 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 3.41 No maximum 80 100 0 No No 81 40 150 273 271 Edinger Plaza/large shopping center with large surface parking lot. 220 142-511- 17 7450 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 2.92 No maximum 80 100 0 No No 69 34 128 233 231 Taco Bell drive through restaurant with surface parking located within large shopping center with various tenants. Adjacent to rail. 221 142-511- 03 7402 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.06 No maximum 80 100 0 No No 25 12 46 84 83 Mexican Food restaurant with surface parking. Located adjacent to mattress store and CrossFit gym. 222 142-511- 05 16072 GOTHARD ST M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.32 No maximum 80 100 0 No No 31 15 57 105 103 Auto parts and accessories shop with surface parking lot. Adjacent to mattress store and CrossFit gym. 223 142-511- 04 7362 EDINGER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.82 No maximum 80 100 0 No No 19 9 35 65 63 OC Mattress and CrossFit with surface parking on the corner of Edinger and Gothard. Located adjacent to restaurant. 224 142-191- 48 16961 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.03 No maximum 80 100 0 No No 24 12 45 82 81 CVS pharmacy with surface parking lot on the corner of Beach Blvd and Warner Ave. Adjacent to two story office building and strip mall. 225 167-472- 14 17702 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.32 No maximum 80 100 0 No No 7 3 13 25 23 Funeral home with surface parking. Adjacent to two story office building and dentist office. 226 167-472- 11 17682 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.33 No maximum 80 100 0 No No 7 3 14 26 24 Two story office building with surface parking. Adjacent to medical building and funeral home. 227 165-401- 16 17792 Metzler RT RT Research and Technology District HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses. 228 165-401- 15 17802 Metzler Ln RT RT Research and Technology District HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses. 229 165-401- 14 17812 Metzler RT RT Research and Technology District HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses. 230 142-191- 23 7891 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.56 No maximum 80 100 0 No No 13 6 24 44 43 Wahoo's restaurant with surface parking. Adjacent to Woody's restaurant and realtor's office. 231 111-120- 16 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.33 0.75 30 35 0 No No 3 2 5 10 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 432 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-69 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 233 142-191- 47 16929 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 1.68 No maximum 80 100 0 No No 40 20 73 134 133 Strip mall with surface parking lot. Various tenants. Located adjacent to restaurant and CVS pharmacy. 234 142-491- 04 16632 GEMINI LN RT RT Research and Technology District HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses. 235 165-401- 17 17782 Metzler RT RT Research and Technology District HO70 0.34 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses. 236 107-100- 79 16866 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.72 No maximum 80 100 0 No No 17 8 31 57 56 McDonald’s restaurant and surface parking lot. Adjacent to residential. 237 165-401- 11 17892 Metzler RT RT Research and Technology District HO70 0.34 1 56 70 0 No No 5 2 9 18 16 Office building with surface parking. Adjacent to office building and restaurant. 238 111-120- 22 I-sp SP9 Holly-Seacliff Specific Plan RH30 1.00 0.75 30 35 0 No No 9 5 16 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 239 111-120- 27 7012 Ernest Dr I-sp SP9 Holly-Seacliff Specific Plan RH30 1.79 0.75 30 35 0 No No 16 8 30 54 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Self-storage facility with surface parking. Adjacent to similar uses. 240 111-120- 26 18801 Stewart Ln I-sp SP9 Holly-Seacliff Specific Plan RH30 1.00 0.75 30 35 0 No No 9 5 16 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Self-storage facility with surface parking. Adjacent to similar uses. 244 111-120- 25 I-sp SP9 Holly-Seacliff Specific Plan RH30 1.00 0.75 30 35 0 No No 9 5 16 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Storage lot and oil producer. Adjacent to similar uses. 245 111-120- 24 18851 Stewart Ln I-sp SP9 Holly-Seacliff Specific Plan RH30 1.00 0.75 30 35 0 No No 9 5 16 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 246 111-120- 06 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.90 0.75 30 35 0 No No 8 4 15 27 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 247 111-120- 08 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.90 0.75 30 35 0 No No 8 4 15 27 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 248 111-120- 09 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.73 0.75 30 35 0 No No 6 3 12 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 249 111-120- 29 18931 Stewart Ln I-sp SP9 Holly-Seacliff Specific Plan RH30 0.87 0.75 30 35 0 No No 7 4 14 25 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Vehicle storage facility with surface parking. Adjacent to similar use. 250 111-120- 07 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.90 0.75 30 35 0 No No 8 4 15 27 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 254 111-130- 24 19065 Stewart Ln I-sp SP9 Holly-Seacliff Specific Plan HO70 1.00 0.75 56 70 0 No No 16 8 30 55 54 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). RV and vehicle storage facility with surface parking. Adjacent to similar use. 266 142-191- 14 7911 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.34 No maximum 80 100 0 No No 8 4 14 27 26 Office building with surface parking. Adjacent to office building and restaurant. 267 142-491- 05 16652 GEMINI LN RT RT Research and Technology District HO70 0.34 1 56 70 0 No No 5 2 10 19 17 Offices and warehouses on the corner of Gemini Ln and with surface parking. Located adjacent to similar uses. 268 142-191- 27 16871 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.34 No maximum 80 100 0 No No 8 4 14 27 26 Restaurant with surface parking lot. Adjacent to vacant restaurant and auto repair shop. 269 142-191- 34 7871 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.34 No maximum 80 100 0 No No 8 4 14 27 26 Woody's restaurant with surface parking lot. Adjacent to restaurant and residential. 433 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-70 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 270 165-312- 17 17701 Beach Blvd. M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.34 No maximum 80 100 0 No No 8 4 14 27 26 Liquor store with surface parking lot on the corner of Beach Blvd and Liberty Dr. Adjacent to residential. 271 142-082- 26 16111 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.34 No maximum 80 100 0 No No 8 4 14 27 26 Two store medical building with surface parking. Adjacent to pharmacy and mattress store 274 165-392- 64 16661 Gemini Ln RT RT Research and Technology District HO70 0.35 1 56 70 0 No No 5 2 10 19 17 Gym with surface parking. Adjacent to auto repair shop and warehouse. 276 165-392- 63 17592 Gothard St RT RT Research and Technology District HO70 0.38 1 56 70 0 No No 6 3 11 21 20 Auto repair shop with surface parking. Adjacent to warehouse. 277 142-491- 03 16622 GEMINI LN RT RT Research and Technology District HO70 0.38 1 56 70 0 No No 6 3 11 21 20 Office and warehouse with surface parking. Located adjacent to similar uses. 278 167-472- 12 17692 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.38 No maximum 80 100 0 No No 9 4 16 30 29 Two story office building with surface parking. Adjacent to medical building and funeral home. 279 165-302- 22 17851 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.40 No maximum 80 100 0 No No 9 4 17 31 30 Strip mall located on the corner of Beach Blvd and Ronald Dr. Located adjacent to pawn shop, hookah lounge, and adult store with surface parking. 280 025-200- 61 19761 Beach Blvd. M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.40 No maximum 80 100 0 No No 9 4 17 31 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Auto repair shop with surface parking on the corner of Beach Blvd and Utica Ave. Adjacent to tire shop. 281 165-401- 06 17925 Metzler Ln RT RT Research and Technology District HO70 0.40 1 56 70 0 No No 6 3 12 22 21 Office and warehouse with surface parking. Located adjacent to similar uses. 282 159-201- 31 7422 VINCENT CIR RT RT Research and Technology District HO70 0.40 1 56 70 0 No No 6 3 12 22 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 283 159-201- 34 18042 GOTHARD ST RT RT Research and Technology District HO70 0.40 1 56 70 0 No No 6 3 12 22 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Auto repair shop with surface parking. Adjacent to gym. 284 142-492- 07 16631 GEMINI LN P RT Research and Technology District HO70 0.41 1 56 70 0 No No 6 3 12 22 21 Office and warehouse with surface parking. Located adjacent to similar uses. 285 165-312- 16 7912 Liberty Ave. CG CG General Commercial District HO70 0.41 1.5 80 100 0 No No 9 4 17 32 30 Three separate single family residences on the same lot. Adjacent to MFH and liquor store. 286 111-130- 25 19061 STEWART LN I-sp SP9 Holly-Seacliff Specific Plan HO70 0.61 0.75 56 70 0 No No 9 4 18 33 31 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). RV and vehicle storage facility with surface parking. Adjacent to similar use. 287 142-191- 42 7923 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.41 No maximum 80 100 0 No No 9 4 17 32 30 Two story office building with surface parking. Adjacent to realtor office and CVS pharmacy. 288 165-392- 71 17582 Gothard St RT RT Research and Technology District HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 289 165-391- 44 17532 Metzler Ln RT RT Research and Technology District HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 290 159-211- 16 18281 ENTERPRISE LN RT RT Research and Technology District HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 291 165-401- 09 17932 Metzler Ln RT RT Research and Technology District HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 292 165-391- 39 17662 Metzler Ln RT RT Research and Technology District HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 434 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-71 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 293 165-391- 40 17682 Metzler Ln RT RT Research and Technology District HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 294 025-200- 50 19971 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.42 No maximum 80 100 0 No No 9 4 18 33 31 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Gas station and convenience store located on the corner of Beach Blvd and Adams Ave. Located adjacent to auto repair shop and Mexican restaurant. 295 159-201- 33 18112 GOTHARD ST RT RT Research and Technology District HO70 0.42 1 56 70 0 No No 6 3 12 23 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 296 025-200- 51 7211 Garfield Ave M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.42 No maximum 80 100 0 No No 9 4 18 33 31 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Auto repair shop with surface parking. Adjacent to gas station and strip mall. 298 159-201- 38 7442 TALBERT AVE RT RT Research and Technology District HO70 0.42 1 56 70 0 No No 6 3 12 23 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Auto repair shop with surface parking. Adjacent to auto repair shops. 299 165-312- 20 7911 Newman Ave. CG CG General Commercial District HO70 0.42 1.5 80 100 0 No No 9 4 18 33 31 Auto storage lot with manufactured home. Adjacent to apartment building and pawn shop. 300 165-401- 07 17905 Metzler Ln RT RT Research and Technology District HO70 0.42 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 301 142-492- 08 16651 GEMINI LN P RT Research and Technology District HO70 0.42 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 302 111-120- 23 I-sp SP9 Holly-Seacliff Specific Plan RH30 1.00 0.75 30 35 0 No No 9 5 16 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Oil operator on large lot. Adjacent to storage and industrial yards. 304 165-391- 45 17552 Metzler Ln RT RT Research and Technology District HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 305 165-392- 26 17711 Metzler Ln RT RT Research and Technology District HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 306 165-392- 70 18921 Gothard St RT RT Research and Technology District HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 307 165-392- 69 17631 Metzler RT RT Research and Technology District HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses. 308 159-211- 13 18282 GOTHARD ST RT RT Research and Technology District HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 309 159-211- 14 18292 GOTHARD ST RT RT Research and Technology District HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 310 167-472- 06 17610 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.43 No maximum 80 100 0 No No 10 5 18 34 33 Two story office building with surface parking. Adjacent to office building and strip mall. 311 165-401- 20 7481 Talbert Ave RT RT Research and Technology District HO70 0.43 1 56 70 0 No No 7 3 13 24 23 Office and warehouse with surface parking. Located adjacent to similar uses. 312 159-211- 15 18291 ENTERPRISE LN RT RT Research and Technology District HO70 0.44 1 56 70 0 No No 7 3 13 24 23 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 314 159-201- 28 7421 VINCENT CIR RT RT Research and Technology District HO70 0.44 1 56 70 0 No No 7 3 13 24 23 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 315 165-392- 72 17741 Metzler Ln RT RT Research and Technology District HO70 0.44 1 56 70 0 No No 7 3 13 24 23 Office and warehouse with surface parking. Located adjacent to similar uses. 317 142-072- 05 15744 Goldenwest St P PS Public- Semipublic District HO70 37.35 1.5 56 70 0 No No 45 23 83 NA 150 High Resource Area (2022 TCAC/HCD Opportunity Indices Map). Part of Goldenwest College with surface parking. 435 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-72 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 318 142-072- 11 15744 Goldenwest St P PS Public- Semipublic District HO70 35.40 1.5 56 70 0 No No 45 23 83 NA 150 High Resource Area (2022 TCAC/HCD Opportunity Indices Map). Part of Goldenwest College with various sport fields, lecture halls and surface parking. 319 142-072- 02 15744 Goldenwest St P PS Public- Semipublic District HO70 25.57 1.5 56 70 0 No No 45 23 83 NA 150 High Resource Area (2022 TCAC/HCD Opportunity Indices Map). Part of Goldenwest College with various sport fields, Boys and Girls Club and surface parking. 320 142-072- 03 15744 Goldenwest St P PS Public- Semipublic District HO70 9.58 1.5 56 70 0 No No 45 23 83 NA 150 High Resource Area (2022 TCAC/HCD Opportunity Indices Map). Part of Goldenwest College with surface parking. 321 165-302- 21 17831 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.45 No maximum 80 100 0 No No 10 5 19 35 34 Pawn shop, hookah lounge, and adult store with surface parking located on the corner of Beach Blvd and Ronald Dr. Located adjacent to strip mall. 322 165-401- 13 17862 Metzler Ln RT RT Research and Technology District HO70 0.45 1 56 70 0 No No 7 3 13 25 23 Office and warehouse with surface parking. Located adjacent to similar uses. 323 165-391- 27 17702 Metzler Ln RT RT Research and Technology District HO70 0.53 1 56 70 0 No No 8 4 15 29 27 Auto repair shop with surface parking. Located Adjacent to warehouses. 325 165-401- 08 17875 Metzler Ln RT RT Research and Technology District HO70 0.45 1 56 70 0 No No 7 3 13 25 23 Office and warehouse with surface parking. Located adjacent to similar uses. 326 165-401- 19 7471 TALBERT AVE RT RT Research and Technology District HO70 0.45 1 56 70 0 No No 7 3 13 25 23 Office and warehouse with surface parking. Located adjacent to similar uses. 327 167-472- 13 8041 NEWMAN AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.46 No maximum 80 100 0 No No 10 5 19 36 34 Two store medical building with surface parking. Adjacent to dentist office. 328 167-472- 10 17672 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.46 No maximum 80 100 0 No No 11 5 20 37 36 Multi-use medical and office building with surface parking. Adjacent to similar mixed-use office building and vehicle storage lot. 329 159-201- 27 7391 VINCENT CIR RT RT Research and Technology District HO70 0.46 1 56 70 0 No No 7 3 13 25 23 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Office and warehouse with surface parking. Located adjacent to similar uses. 330 165-401- 23 7461 Talbert Ave RT RT Research and Technology District HO70 0.47 1 56 70 0 No No 7 3 14 26 24 Office and warehouse with surface parking. Located adjacent to similar uses. 331 165-392- 62 16662 Gemini Ln RT RT Research and Technology District HO70 0.47 1 56 70 0 No No 7 3 14 26 24 Advanced cutting tools manufacturer with surface parking. Adjacent to vintage auto repair shop and basic auto repair shop. 332 165-392- 44 17582 Gothard St RT RT Research and Technology District HO70 0.47 1 56 70 0 No No 7 3 14 26 24 Warehouse with surface parking. Located Adjacent to auto repair shop and tow yard. 333 142-492- 09 16661 GEMINI LN RT RT Research and Technology District HO70 0.49 1 56 70 0 No No 8 4 14 27 26 Offices and warehouses on the corner of Gemini Ln and with surface parking. Located adjacent to similar uses. 334 165-392- 43 17592 Gothard St RT RT Research and Technology District HO70 0.49 1 56 70 0 No No 8 4 14 27 26 Auto repair shop with surface parking. Located Adjacent to auto repair shop and warehouses. 335 142-491- 06 16662 GEMINI LN RT RT Research and Technology District HO70 0.49 1 56 70 0 No No 8 4 14 27 26 Offices and warehouses on the corner of Gemini Ln and with surface parking. Located adjacent to similar uses. 337 165-311- 17 17671 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.50 No maximum 80 100 0 No No 11 5 21 39 37 Strip mall on the corner of Beach Blvd and Liberty Dr with surface parking lot. Tenants include Mexican restaurant, donut shop, and dog training school. Located adjacent to residential. 341 142-492- 06 16611 GEMINI LN RT RT Research and Technology District HO70 0.50 1 56 70 0 No No 8 4 14 27 26 Warehouse or light manufacturing with surface parking. Located adjacent to similar uses. 342 165-234- 18 17401 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 2.39 No maximum 80 100 0 No No 57 28 105 191 190 Vista Center Strip mall with large surface parking lot located on the corner of Beach Blvd and Slater Ave. Located adjacent to Hole Mole restaurant and strip mall. 165-234-18 and 165-234-07 under same ownership. 436 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-73 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 343 165-234- 07 17473 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.27 No maximum 80 100 0 No No 6 3 11 21 20 Strip mall with surface parking lot. Various tenants ranging from HBPD to meat market. Located adjacent to Hole Mole restaurant and strip mall. 165-234-18 and 165-234-07 under same ownership. 344 165-234- 08 17491 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.26 No maximum 80 100 0 No No 6 3 11 20 20 Hole Mole restaurant with surface parking lot on the corner of Beach Blvd and Slater Ave. Adjacent to surface parking and strip mall. 345 165-283- 14 17221 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.26 No maximum 80 100 0 No No 6 3 11 21 20 Hibachi grill restaurant with surface parking (same ownership as 165-283-13). Located adjacent to vacant building and Quality Inn and Suites. 346 165-283- 13 17231 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.26 No maximum 80 100 0 No No 6 3 11 20 20 Parking lot for Hibachi grill restaurant (same ownership as 165-283-14). Located adjacent to vacant building and Quality Inn and Suites. 347 165-283- 16 17211 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.48 No maximum 80 100 0 No No 11 5 20 38 36 Single tenant vacant building with surface parking. Former tenant was Subway. Located adjacent to Huntington Valley Tool Rental/outdoor storage and restaurant. 348 165-283- 17 17191 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.48 No maximum 80 100 0 No No 11 5 20 38 36 Huntington Valley Tool Rental and outdoor storage located along Beach Blvd. Adjacent to Sherwin Williams store and vacant restaurant building. 349 165-283- 05 17171 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.48 No maximum 80 100 0 No No 11 5 20 38 36 Sherwin Williams store with surface parking located on the corner of Beach Blvd and Cypress Dr. Connected to auto repair shop and share parking. 350 165-283- 04 17151 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.31 No maximum 80 100 0 No No 7 3 13 24 23 Auto repair shop with surface parking located on the corner of Beach Blvd and Cypress Dr. Connected to Sherwin Williams store and share parking. 351 167-324- 11 17042 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.57 No maximum 80 100 0 No No 13 6 24 45 43 Drive through car wash facility located on Beach Blvd in between the corners of Warner Ave and Blaylock Dr. Adjacent to residential in rear. 352 167-324- 14 8022 WARNER AVE M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.25 No maximum 80 100 0 No No 5 2 10 19 17 Shoe City store with surface parking located on the corner of Beach Blvd and Warner Ave. Adjacent to drive through car wash facility and residential. 353 167-325- 15 17122 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.91 No maximum 80 100 0 No No 21 10 39 72 70 Medical building with various health-related tenants located on the corner of Beach Blvd and Blaylock Dr. Large surface parking. Adjacent to Taco Bell restaurant. 354 167-325- 16 17122 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.45 No maximum 80 100 0 No No 10 5 19 36 34 Surface parking lot for medical building. Adjacent to Taco Bell restaurant. 355 167-325- 17 17182 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.45 No maximum 80 100 0 No No 10 5 19 36 34 Taco Bell drive through restaurant with surface parking. Adjacent to two story office and retail building and surface parking lot for medical building. 356 167-325- 18 17220 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.45 No maximum 80 100 0 No No 10 5 19 36 34 Two story office and retail building with possible residence in the back structure. Surface parking throughout. Adjacent to vacant lots and Taco Bell restaurant. 361 167-311- 03 17288 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 1.18 No maximum 80 100 0 No No 28 14 51 94 93 Strip mall with large surface parking lot. Various tenants ranging from bar to salon. Located adjacent Pizza Hut restaurant 362 167-311- 04 17342 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.34 No maximum 80 100 0 No No 8 4 14 27 26 Pizza Hut restaurant with surface parking lot on the corner of Beach Blvd and Holland Dr. Adjacent to strip mall. 363 167-312- 01 17362 BEACH BLVD M-sp SP14 Beach and Edinger SP 14 - 20% Affordable Overlay 0.56 No maximum 80 100 0 No No 13 6 24 44 43 Salvation Army with surface parking lot on the corner of Beach Blvd and Holland Dr. Adjacent to strip mall. 437 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-74 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS Corridors Specific Plan 364 167-312- 02 17404 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.71 No maximum 80 100 0 No No 17 8 31 57 56 Strip mall with large surface parking lot. Various tenants ranging from law offices to nail salon. Located adjacent to strip mall and Salvation Army building. 365 167-312- 03 17424 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.57 No maximum 80 100 0 No No 13 6 24 45 43 Strip mall with large surface parking lot. Various tenants ranging from bar to gym. Located adjacent to medical building and Chevron gas station. 366 167-312- 04 17436 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.18 No maximum 80 100 0 No No 4 2 7 14 13 Restaurant with surface parking. Located within a strip mall and adjacent to Chevron gas station. Held in common ownership with Site #365. 367 167-312- 05 17472 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.40 No maximum 80 100 0 No No 9 4 17 32 30 Gas station and convenience store located on the corner of Beach Blvd and Slater Ave. Located adjacent to medical building and Mexican restaurant. 368 167-312- 06 17444 BEACH BLVD M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.28 No maximum 80 100 0 No No 6 3 12 22 21 Medical building with physical therapy, dentistry, and pediatric tenants. Surface parking located in front of property. Located adjacent to Chevron gas station and strip mall. 369 142-221- 21 7451 WARNER AVE RT RT Research and Technology District HO70 0.40 1 56 70 0 No No 6 3 12 22 21 Strip mall on the corner of Warner Ave and Gothard St with surface parking. Various tenants. Self-storage facility and office/warehouses located behind strip mall. 370 142-221- 20 Warner and Gothard RT RT Research and Technology District HO70 0.08 1 56 70 0 No No 1 0 2 4 3 Self-storage facility on the corner of Warner Ave and Gothard St with surface parking. Located behind street-facing strip mall. Located between rail and storm wash. Held under same ownership as sites 55, 59, 62, and 369 - 373. 371 142-221- 19 Warner and Gothard RT RT Research and Technology District HO70 0.48 1 56 70 0 No No 7 3 14 26 24 Strip mall on the corner of Warner Ave and Gothard St with surface parking. Various tenants. Self-storage facility and office/warehouses located behind strip mall. Held under same ownership as sites 55, 59, 62, and 369 - 373. 372 142-221- 18 Warner and Gothard RT RT Research and Technology District HO70 0.06 1 56 70 0 No No 0 0 1 3 1 Offices and warehouses on the corner of Warner Ave and Gothard St with surface parking. Located behind street-facing strip mall. Various tenants ranging from working training facility to nutritional supplement distribution. Self-storage facility behind. Held under same ownership as sites 55, 59, 62, and 369 - 373. 373 142-221- 17 Warner and Gothard RT RT Research and Technology District HO70 0.61 1 56 70 0 No No 10 5 18 34 33 Strip mall on the corner of Warner Ave and Gothard St with surface parking. Various tenants ranging from MMA gym to dentist offices. Self-storage facility and office/warehouses located behind strip mall. Held under same ownership as sites 55, 59, 62, and 369 - 373. 374 167-472- 09 17642 Beach Blvd M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.79 No maximum 80 100 0 No No 63 0 0 63 63 City owned site - currently LBNC 375 167-472- 08 17631 Cameron Ln M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% Affordable Overlay 0.79 No maximum 80 100 0 No No 63 0 0 63 63 City owned site - currently LBNC 384 111-130- 41 19052 Goldenwest I-sp SP9 Holly-Seacliff Specific Plan HO70 0.90 0.75 56 70 0 No No 12 7 30 50 49 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Bixby Plaza Carpets & Flooring office/warehouse and another office building with associated surface parking, which covers approximately 50% of the underutilized site. Nearby existing residential uses. Several nearby transit stops. 385 111-130- 31 7021 Kearny Dr I-sp SP9 Holly-Seacliff Specific Plan HO70 0.47 0.75 56 70 0 No No 6 3 15 26 24 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Two-story office building with associated surface parking, which covers 40% of the site. Nearby existing residential and commercial uses. Several nearby transit stops. 438 Appendix B: Adequate Sites Analysis [DRAFT November 2022] Page B-75 Huntington Beach Housing Element Update Table B-14: Adequate Sites to Accommodate the RHNA ID APN ADDRESS GPLU ZONE ZONE LEGEND REZONE ACRES EXISTING MAX DENSITY/FAR REZONE ASSUMED DENSITY REZONE MAX DENSITY EXISTING RESIDENTIAL UNITS VACANT USED IN PREVIOUS CYCLE LOW/VERY LOW UNITS MODERATE UNITS ABOVE MODERATE UNITS TOTAL SITE CAPACITY TOTAL NET EXISTING USE ANALYSIS 386 111-130- 32 7047 Kearny Dr I-sp SP9 Holly-Seacliff Specific Plan HO70 0.48 0.75 56 70 0 No No 6 4 16 27 26 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Two-story office building with associated surface parking. Nearby existing residential and commercial uses. Several nearby transit stops. 387 111-130- 33 7071 Kearny Dr I-sp SP9 Holly-Seacliff Specific Plan HO70 0.44 0.75 56 70 0 No No 6 3 14 24 23 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Two-story Gaetano Hardwood Floors, Inc. office building with associated surface parking. Nearby existing residential and commercial uses. Several nearby transit stops. 388 111-130- 34 7080 Kearny Dr I-sp SP9 Holly-Seacliff Specific Plan HO70 0.59 0.75 56 70 0 No No 8 4 19 33 31 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Two-story office building with associated surface parking. Directly adjacent to residential uses to the south and nearby existing commercial uses. Several nearby transit stops. 389 111-130- 35 7056 Kearny Dr I-sp SP9 Holly-Seacliff Specific Plan HO70 0.38 0.75 56 70 0 No No 5 3 12 21 20 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Two-story office building with associated surface parking. Directly adjacent to residential uses to the south and nearby existing commercial uses. Several nearby transit stops. 390 111-130- 36 7042 Kearny Dr I-sp SP9 Holly-Seacliff Specific Plan HO70 0.38 0.75 56 70 0 No No 5 3 12 21 20 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Two-story office building with associated surface parking, which covers approximately 50% of the underutilized site. Directly adjacent to residential uses to the south and nearby existing commercial uses. Several nearby transit stops. 391 111-130- 37 7028 Kearny Dr I-sp SP9 Holly-Seacliff Specific Plan HO70 0.51 0.75 56 70 0 No No 7 4 17 28 28 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Two-story office building with associated surface parking. Directly adjacent to residential uses to the south and nearby existing commercial uses. Several nearby transit stops. 393 111-120- 01 18742 Goldenwest St RL-sp SP9 Holly-Seacliff Specific Plan RH30 0.89 7 du/ac 30 35 0 No No 8 4 15 27 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Site is currently being used as plant nursery, with associated small structures and equipment. The majority of the site is not paved and is covered with several types of plants. Directly adjacent to residential uses to the north and east. A church is located directly northwest of the site. Several nearby transit stops along Goldenwest Street. 394 111-120- 31 18782 Golden West St RL-sp SP9 Holly-Seacliff Specific Plan RH30 0.62 7 du/ac 30 35 0 No No 5 3 10 18 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Greer Storage for RVs, boats, and vehicles. Approximately 50% of the site is not being utilized for storage. The site is directly adjacent to residential uses to the east and a church is to the northwest. Several nearby transit stops along Goldenwest Street. 449 107-213- 10 16931 Magnolia St CG CG Commercial General HO70 3.21 0 56 70 0 No 44 26 107 179 177 Commercial businesses (Brookstreet Plaza) as well as a parking on the site. Residential homes exist north and west of the strip mall. There are 2 transit stops near the site. 451 111-120- 30 I-sp SP9 Holly-Seacliff Specific Plan RH30 0.06 0.75 30 35 0 No No 0 0 0 0 0 Remnant parcel that is part of a larger industrial property. Held by same owner of Sites 245 – 250. 452 111-130- 27 I-sp SP9 Holly-Seacliff Specific Plan HO70 0.07 0.75 56 70 0 No No 0 0 0 0 0 Remnant parcel used as rv/auto storage. Held by same owner of Sites 125 and 160. 453 159-201- 06 7382 Talbert Ave. RT RT Research and Technology District HO70 0.12 1 56 70 0 No No 0 0 0 0 0 Single tenant auto repair building with surface parking located along an arterial street. 454 142-191- 33 M-sp SP14 Beach and Edinger Corridors Specific Plan SP 14 - 20% affordable overlay 0.03 No maximum 80 100 0 No No 0 0 0 0 0 Remnant parcel located on the north side of Site 269. Currently used as surface parking lot for building on Site 269. 439 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-76 Figure B-4: Site Inventory 440 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-77 Figure B-5: Site Inventory 441 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-78 Figure B-6: Site Inventory 442 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-79 Figure B-7: Site Inventory 443 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-80 Figure B-8: Site Inventory 444 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-81 Figure B-9: Site Inventory 445 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-82 Figure B-10: Site Inventory 446 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-83 Figure B-11: Site Inventory 447 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-84 Figure B-12: Site Inventory 448 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-85 Figure B-13: Site Inventory 449 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-86 D. Small Sites Consolidation Maps Figure B-14: Small Site Inventory 450 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-87 Figure B-15: Small Site Inventory 451 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-88 Figure B-16: Small Site Inventory 452 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-89 Figure B-17: Small Site Inventory 453 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-90 Figure B-18: Small Site Inventory 454 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-91 Figure B-19: Small Site Inventory 455 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-92 Figure B-20: Small Site Inventory 456 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-93 Figure B-21: Small Site Inventory 457 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-94 Figure B-22: Small Site Inventory 458 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-95 Figure B-23: Small Site Inventory 459 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-96 Figure B-24: Small Site Inventory 460 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-97 Figure B-25: Small Site Inventory 461 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-98 Figure B-26: Small Site Inventory 462 City of Huntington Beach 2021-2029 Housing Element DRAFT Appendix B: Adequate Sites Analysis Page B-99 Figure B-27: Small Site Inventory 463 18 36 1 8 36 60 60 60 18 18 36 17 17 14 5 3 3 5 15 6 5 14 12 27 27 26 33 27 27 30 2332 21 32 27 26 20 32 26 26 32 26 32 24 31 20 48 54 42 54 41 54 45 45 54 48 486684 63 84 96 78 66 3 6 220002100020000190001800017000160001500014000100009000800070006000500040003000 Edison High School Golden West College Marina High Ocean View High Pegasus HopeView Mesa View SpringView LakeView CollegeView Ada E. Clegg/Helen Stacey Village View John R.Peterson MarineView Circle View GoldenView Samuel E.Talbert Agnes L.Smith John H.Eader IsojiroOka CardenConservatory S.A.Moffett BrethrenChristianHigh William T.Newland St. Bon-aventure Sts. Simon& Jude Seacliff CoastlineChristian RedeemerLutheran Kinder Care Warner ChristianAcademy Lamp & Light Christian HebrewAcademy OceanViewSchoolDistrictEducationCenter Ralph E.Hawes Isaac L.SowersMiddle HuntingtonChristianChurchSchool Huntington BeachHigh School Harbour View Bright StarLearningCenter HeritageMontessori FirstChristian La PetiteAcademy Patti's Preschool& Kindergarten GraceLutheran C. FredSchroeder Sun View Oak View HB AdultSchool/Coast HighSchool Ocean ViewPreparatoryPreschool HB UnionHigh SchoolDistrict Office Surf CityChristianPreschool DwyerMiddle School Marley'sPreschool KineticAcademy LibertyChristianSchool LePortEducationalCenter PreschoolAcademy Irby Bartlett Edison Huntington Central West Huntington Central East SportsComplex Shipley NatureCenter Helme Patt i n s o n Well Farquhar Pleasant View GoldenView MarineViewClegg-Stacey BushardConradLarkViewHarbour ViewBolsa View Greer Orange CountyRegionalSeabridge Moffett ArevalosGlen ViewHope ViewFinley Robinwood Bl u f f T o pWieder Drew LakeView Edison Blu f f T o p Gisler Greer Marina Terry Lake TalbertLangenbeck EaderHawes BurkeNewlandPerry SowersBaca SunView Manning Schroeder HavenView Green CollegeView Bailey CircleView McCallen OakView Lamb Wardlow SeeleyCarr Banning/Magnolia Bauer Worthy Prince Trinidad French Humboldt Beach Davenport BeachBooster Tarbox 11th Street Beach Murdy Gibbs LambertTriangle Disc o v e r y LeBardBoardwalkParksideSu n s e t B e a c h L i n e a r Franklin PacificCity 17thStreet Meadowlark Golf Course Huntington Club HeilF.S. #8 WarnerF.S. #7 LakeF.S. #5 MurdyF.S. #2 EdwardsF.S. #6 Gothard F.S. #1 BushardF.S. #3 MagnoliaF.S. # 4 Bella TerraSubstation HBPD Oak ViewSubstation SouthSubstation HeliportSubstation Pacific CitySubstation Bolsa Ave. Indianapolis Ave.Indianapolis Ave.BrookhurstSt.Bushard St.BrookhurstSt.Edinger Ave. T a lb e r t A v e. Garfield Ave.MagnoliaSt.Newland St.Beach Blvd.Palm Ave. Yorktown Ave.SeapointSt.Delaware St.Slater Ave.GrahamSt.McFadden Ave. Edinger Ave. Heil Ave. Warner Ave. Adams Ave.NewlandSt.BeachBlvd.Atlanta Ave.BeachBlvd.Gothard St.Lake St.Goldenwest St.Pal m A v e .Springdale St.Springdale St.Graham St.Argosy Ave.Graham St.Pa c i f i c C o a s t H w y .Edwards St.Warner Ave. Center Ave.MagnoliaSt.Lake St.Rancho Rd.Paci f i c C o a s t H w y .Newland St.Newland St.Edinger Ave. McFadden Ave.Bolsa Ave.SaybrookLn.Edinger Ave.BeachBlvd.McFadden Ave. Adams Ave. Pacific Coast Hwy. P acific C oast H w y. Garfield Ave.EdwardsSt.Atlanta Ave.Main St.Delaware St.Ora n g e A v e .17th St.Talbert Ave.BushardSt.Adams Ave. Warner Ave. Heil Ave.Bolsa Chica St.Gothard St.GoldenwestSt.Slater Ave. Ellis Ave. Banning Ave.Algonquin St.Heil Ave.Main St.Paci f i c C o a s t H w y . Hamilton Ave. Banning Ave. Hamilton Ave. Yorktown Ave. Atlanta Ave. Indianapolis Ave.Ward St.Brookhurst St.Magnolia St.Bushard St.Garfield Ave. Ellis Ave. Slater Ave. Warner Ave. Heil Ave. Talbert Ave.Magnolia St.Edinger Ave.Gothard St.Bolsa Ave.Goldenwest St.Edwards St.Springdale St.BolsaChicaSt.Yorktown Ave. Bo l s a C h i c a W e t l a n d s HB UtilityOperationsYard HB CivicCenter HB VehicleMaintenanceYard HB LandscapeMaintenance Yard P A C I F I C O C E A N HB BeachMaintenanceYard HB Pier (C o u n t y o f O r a n g e ) 0 0.5 10.25 Miles 0 2000 4000 60001000 Feet CAUTIONWHEN USING THIS MAP Information shown hereon is a compilation of data from sources of varying accuracy and is provided as a convenience to the user. The City of Huntington Beach does not guarantee its completeness or accuracy. It is the user's responsibility to verify all information to their own satisfaction. Information Services Department HB GISNovember 2022 Housing Element SitesCity of Huntington Beach R Surf City Huntington Beach N S EW City Boundary City Facility Park School Golf Course Harbor / Channel HB City Beach Affordable Housing Overlay 464 ATTACHMENT #15 DRAFT 2021-2029 HOUSING ELEMENT https://www.huntingtonbeachca. gov/files/users/housing- element-update/Revised-Draft- 6th-Cycle-Housing-Element-11- 22-22.pdf 465 1 2021-2029 HEU Implementation Program Draft SEIR Final Subsequent Environmental Impact Report SCH 2021080104 September 2022 City of Huntington Beach 2021-2029 Housing Element Update Implementation Program 466 Subsequent Final Environmental Impact Report SCH #2021080104 2021-2029 Housing Element Update Implementation Program Project L EAD AGENCY CITY OF HUNTINGTON BEACH DEPARTMENT OF COMMUNITY 2000 MAIN STREET 3RD FLOOR HUNTINGTON BEACH, CA 92648 (714) 536-5721 CONSULTANT KIMLEY-HORN AND A SSOCIATES, INC. MS. RITA GARCIA 1100 TOWN AND COUNTRY ROAD, SUITE 700 ORANGE, CA 92 868 (714) 786-6116 SEPTEMBER 2022 467 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 Table of Contents i Table of Contents Section 1: Introduction 1.1 Overview of the Final SEIR ....................................................................................................1.0-1 1.2 Organization of the Final SEIR ..............................................................................................1.0-1 1.3 Summary of the CEQA Process .............................................................................................1.0-1 1.4 Changes to the Draft SEIR.....................................................................................................1.0-2 Section 2: Comments and Responses 2.1 Introduction to Comments and Responses ...........................................................................2.0-1 2.2 Comments and Responses ...................................................................................................2.0-3 Section 3.0: Errata to the Draft SEIR 3.1 Introduction to the Errata ....................................................................................................3.0-1 3.2 Changes to the Draft SEIR.....................................................................................................3.0-1 List of Tables Table 2-1: Comments from Public Agencies and Organizations ......................................................2.0-1 List of Appendices Appendix A - Draft SEIR Distribution Package 468 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 Table of Contents ii This page intentionally left blank. 469 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 Section 1 Introduction 470 471 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 1.0 | Introduction 1.0-1 Section 1.0 Introduction 1.1 Overview of the Final SEIR The City of Huntington Beach (City) has prepared this Final Subsequent Environmental Impact Report (Final SEIR) for the 2021-2029 HEU Implementation Program (Project) in accordance with the California Environmental Quality Act (CEQA) and State CEQA Guidelines. Before approving a project, CEQA requires that the Lead Agency (i.e., City of Huntington Beach [City]) prepare and certify a Final EIR. Section 15132 of the State CEQA Guidelines, Contents of Final Environmental Impact Report, indicates that the contents of a Final EIR shall consist of the following: (a) The draft EIR or a revision of the draft; (b) Comments and recommendations received on the draft EIR either verba tim or in summary; (c) A list of persons, organizations, and public agencies commenting on the draft EIR; (d) The responses of the Lead Agency to significant environmental points raised in the review and consultation process; and (e) Any other information added by the Lead Agency. The Final SEIR will be considered by the City of Huntington Beach City Council in determining whether to certify the EIR and approve the proposed Project. 1.2 Organization of the Final SEIR This Final SEIR contains the requisite components required under State CEQA Guidelines §15132 and is organized as follows: Final SEIR Section 1.0: Introduction. This section introduces the Final SEIR, including the CEQA requirements and document organization, and summarizes the CEQA process activities to date. • Final SEIR Section 2.0: Comments and Responses. This section provides a list of persons, organizations, and public agencies commenting on the Draft SEIR. It also provides a copy of each written comment received on the Draft SEIR, and the City’s responses to significant environmental points raised in the comment. • Final SEIR Section 3.0: Errata to the Draft SEIR. This section details changes to the Draft SEIR text intended to clarify or correct information. 1.3 Summary of the CEQA Process On August 4, 2021, the City circulated a Notice of Preparation (NOP) to various federal, State, regional and local government agencies, and other interested parties. The NOP informed them that an SEIR was being prepared and invited comments on the SEIR’s scope and content, and their participation at a public scoping meeting held August 19, 2021; see Draft SEIR Appendix A: Notice of Preparation and Scoping 472 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 1.0 | Introduction 1.0-2 Meeting Materials. The NOP was circulated through September 7, 2021, in compliance with the CEQA- required 30-day circulation period. In accordance with State CEQA Guidelines §§15087 and 15105, the Draft SEIR was released to the public on June 29, 2022, for a 45-day review period ending on August 15, 2022. During the review period, the Draft SEIR was made available for review and comment to the public, responsible and trustee agencies, and interested groups and organizations. The Draft SEIR was also made available directly to State agencies through the State of California Governor’s Office of Planning and Research, State Clearinghouse and Planning Unit. Copies of the Draft SEIR were made available for review at the following locations: http://www.huntingtonbeachca.gov/government/departments/planning/major/; https://www.huntingtonbeachca.gov/government/departments/planning/environmental- reports/; https://www.huntingtonbeachca.gov/housing-element-update/; Central Library, 7111 Talbert Avenue, Huntington Beach, C A 92648; and City of Huntington Beach, Planning Division, 2000 Main Street, Huntington Beach, C A 92648 In Fall of 2022, the City of Huntington Beach City Council will consider the Final SEIR, inclusive of the Draft SEIR, comments and recommendations received on the Draft SEIR, and responses to those comments, when determining whether to certify the SEIR and approve the 2021-2029 HEU Implementation Program Project. 1.4 Changes to the Draft SEIR As previously stated, Final SEIR Section 3.0 details the changes to the Draft SEIR. In response to public comments, text changes have been made to the Draft SEIR to clarify and amplify the analysis or mitigation measures, and to make insignificant modifications to the Draft SEIR. State CEQA Guidelines §15088.5 discusses the conditions that warrant recirculation prior to certification, stating in part: “(a) A lead agency is required to recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the draft EIR for public review under Section 15087 but before certification. As used in this section, the term "information" can include changes in the project or environmental setting as well as additional data or other information. New information added to an EIR is not "significant" unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project's proponents have declined to implement. “Significant new information” requiring recirculation include, for example, a disclosure showing that: 473 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 1.0 | Introduction 1.0-3 (1) A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented. (2) A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance. (3) A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the environmental impacts of the project, but the project’s proponents decline to apply it. (4) The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded (Mountain Lion Coalition v. Fish and Game Com. (1989) 214 Cal.App.3d 1043). (b) Recirculation is not required where the new information added to the EIR merely clarifies or amplifies or makes insignificant modifications in an adequate EIR.” The information presented in Final SEIR Section 3.0 does not rise to the level of significant new information as the resulting impact analysis and alternatives considered remain essentially unchanged, and no new or more severe impacts have been identified. These changes do not warrant Draft SEIR recirculation pursuant to California Public Resources Code §21092.1 and State CEQA Guidelines §15088.5. As discussed herein and as elaborated upon in the respective Response to Comments, none of the clarifications or changes made in the Errata reflect a new significant environmental impact, a “substantial increase” in the severity of an environmental impact for which mitigation is not proposed, or a new feasible alternative or mitigation measure that would clearly lessen significant environmental impacts but is not adopted, nor do the Errata reflect a “fundamentally flawed” or “conclusory” Draft SEIR. In all cases, as discussed in individual responses to comments and in the Errata to the Draft SEIR, these minor clarifications and modifications do not identify new or substantially more severe environmental impacts that the City has not committed to mitigate. As such, the public has not been deprived of a meaningful opportunity to comment upon a substantial adverse environmental effect of the Project or an unadopted feasible Project alternative or mitigation measure. Instead, the information added supports the existing analysis and conclusions, and responds to inquiries made from commenters. Therefore, this F inal SEIR is not subject to recirculation prior to certification. 474 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 1.0 | Introduction 1.0-4 This page intentionally left blank. 475 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 Section 2 Comments and Responses 476 477 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-1 Section 2.0 Comments and Responses to Comments 2.1 Introduction t o Comments and Responses In accordance with State CEQA Guidelines §15132, Final SEIR Table 2-1: List of Parties Commenting on the Draft SEIR lists public agencies, persons, and organizations commenting on the Draft SEIR during the 45-day public review period (June 29, 2022 through August 15, 2022). Copies of the written comments are provided in this section. For ease of reference and to communicate authorship, each comment letter has been annotated with a letter label. Additionally, individual comments have been annotated with a letter and number label, indicating the comment letter and comment number, respectively. Table 2-1: List of Parties Commenting on the Draft SEIR Reference Commenter Date A Gabrielino Tongva Indians of California Christina Conley July 13, 2022 B California Department of Transportation (Caltrans) Scott Shelley, Branch Chief - Regional-IGR-Transit Planning July 28, 2022 C OC Health Care Agency, Public Health Services Environmental Health Division Geniece Higgins, Supervising Hazardous Materials Specialist August 12 , 2022 D OC Health Care Agency, Public Health Services Environmental Health Division Dan Weerasekera, Hazardous Materials Specialist August 15 , 2022 E Ocean View School District Michael Conroy, Ed.D., Superintendent Gina Clayton-Tarvin, Board President August 15, 2022 State CEQA Guidelines §15132 indicates that the Final EIR shall include the Lead Agency's responses to significant environmental points raised in the review and consultation process. Additionally, State CEQA Guidelines §15088(a) states that the Lead Agency shall respond to comments received during the noticed comment period and any extensions and may respond to late comments. In compliance with these requirements, this section includes the comments and recommendations received on the D raft SEIR during the noticed comment period, along with the City’s responses to significant environmental points raised by those comments. Responses may include text changes to clarify/amplify or correct information in the Draft SEIR, as requested by the Lead Agency or due to environmental points raised in the comments. A response to a comment requiring revisions to the Draft SEIR presents the relevant Draft SEIR text in a box, with new text indicated by underlining and deleted text indicated by strike through, as shown in the following example. Deleted text Added text The Draft SEIR text revisions are also compiled and presented in Final SEIR Section 3.0: Errata to the Draft SEIR. 478 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-2 This page intentionally left blank. 479 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-3 2.2 Comments and Responses Comment Letter A – Gabrielino Tongva Indians of California Christina Conley 480 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-4 This page intentionally left blank. 481 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-5 Responses to Comment Letter A – Gabrielino Tongva Indians of California Christina Conley A-1 This comment requests that the City continue to notify the Gabrielino Tongva Indians of California of future projects as many areas in the City are on culturally sensitive land. This comment does not address the adequacy or completeness of the Draft Subsequent Environmental Impact Report (SEIR); does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Although such comments do not require a response pursuant to State CEQA Guidelines §15088(a), the City will continue to follow notification requirements outlined in Senate Bill 18 and Assembly Bill 52 and will notify the Gabrielino Tongva Indians of California of future projects in accordance with these guidelines. No further response is necessary. 482 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-6 This page intentionally left blank. 483 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-7 Comment Letter B – California Department of Transportation, Caltrans Scott Shelley, Branch Chief - Regional-IGR-Transit Planning 484 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-8 485 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-9 486 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-10 487 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-11 Responses to Comment Letter B – California Department of Transportation, Caltrans Scott Shelley, Branch Chief - Regional-IGR-Transit Planning B-1 This comment is introductory and summarizes the main Project components. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). No further response is necessary. B-2 This comment summarizes Caltrans’ mission and correctly notes that C altrans is a responsible agency on the project. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). No further response is necessary. B-3 This comment requests that the City consider accounting for off-street parking and alley space or similar areas to reduce the need for on-street parking as the Housing Element Update (HEU) is implemented. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional informati on relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. B-4 This comment requests that as the HEU is implemented, the City ensure the width of parking lanes are wide enough for freight trucks without encroaching into bicycle lanes or street lanes if truck parking for home deliveries is provided on the street. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Although such comments do not require a response, p ursuant to State CEQA Guidelines §15088(a). This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. B-5 This comments requests that the City consider designating on-street freight-only parking and delivery time windows to reduce the need for double parking and prevent traffic congestion. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. 488 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-12 B-6 This comments requests that the City consider implementing shared drop-off locations for deliveries and automated parcel systems in future projects implemented under the HEU to reduce the amount of driving done by delivery trucks and to increase efficiency of deliveries. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. B-7 This comments requests that the City provide posted speed signs for truckers to follow in areas proposed for increased housing opportunities. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Although such comments do not require a response, pursuant to State CEQA Guidelines §15088(a), the City will post speed limitations, including speed limitations for trucks (as necessary and where necessary) in areas where future projects are implemented under the HEU. This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. B-8 This comments requests that the City consider accommodating cargo bikes (such as those needed for food delivery services) as part of bicycle parking designs for future projects implemented under the HEU to reduce delivery trucks and associated greenhouse gas (GHG) emissions. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. B-9 This comment notes that Caltrans recognizes their responsibility to assist communities of color and under-served communities by removing barriers to provide an equitable transportation. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevan t to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. B-10 This comment notes that Caltrans embraces racial equity, inclusion, and diversity and requests that the City consider including a discussion on equity in the document. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Although such comments do not require a response pursuant to State 489 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-13 CEQA Guidelines §15088(a), it is noted that a robust discussion of equity in relation to the distribution of housing (in particular affordable housing) is included in HEU Section 2, which is the land use document (i.e., the “project”) that serves as the basis for the environmental analysis in the Draft SEIR. No further response is necessary. B-11 This comment notes there is a bicycle gap east of Ellis Avenue and Beach Boulevard and requests that the City consider closing this gap as future housing development occurs along this corridor. The comment notes that closing this gap would reduce dependency on single-occupant vehicle trips and would improve accessibility. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional i nformation relevant to environmental issues. Although such comments do not require a response pursuant to State CEQA Guidelines §15088(a), the City will continue to implement bicycle lane improvements in this area in accordance with the Circulation Element of General Plan (which identifies bicycle lanes in areas east of Ellis Avenue and Beach Boulevard) and with the shared goal of Caltrans to reduced dependency on single-occupant vehicle trips and improved accessibility. No further response is necessary. B-12 This comment notes that including CalEnviroScreen percentiles for certain population characteristics would provide more context in the existing environmental setting in Draft SEIR Section 5.10.3. Information outlined in this comment, including a discussion of CalEnviroScreen percentiles and mapped results, is provided in HEU Section 2, which is the land use document (i.e., the “project”) that serves as the basis for the environmental analysis in the Draft SEIR. As outlined in this section of the HEU, the City will continue to implement inclusionary housing policies to facilitate the production of affordable housing to successfully create mixed-income communities in areas throughout the City. No changes to Draft SEIR Section 5.10.3 are necessary given the inclusion of this information in the HEU and given that the inclusion of such data would not result in changes to the environmental analysis with respect to Population and Housing. B-13 This comment notes that Census tracts southwest of the Warner Avenue and Beach Boulevard intersection are designated as SB 535 Disadvantaged Communities and would be eligible for investment from the State’s Cap-and-Trade Program for programs that improve health, quality of life, and economic opportunities. The comment notes that including this information in the SEIR would demonstrate efforts of addressing equity in implementing affordable housing. The inclusion of this information would not result in changes to the ana lysis or conclusion in the Draft SEIR with respect to Population and Housing and would not be appropriate in the context of Population and Housing impacts, as SB 535 aims to provide funding for projects that would improve public health, quality of life, and provide economic opportunities. For these reasons, the SEIR has not been amended to include a discussion on SB 535. In addition, the draft HEU identifies these census tracts for programs to reduce health risk/burden factors and improve quality of life through neighborhood enhancements and infrastructure improvements funded through State 490 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-14 initiatives such as Safe Routes to School. This comment will be forwarded to City decision-makers for their review and consideration. B-14 This comment notes that any project work in the vicinity of the State right-of-way would require an encroachment permit and all environmental concerns must be adequately addressed. The comment provides additional resources regarding encroachment permits and requests that the City meet with Caltrans for any work within or near the State right-of-way. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Although such comments do not require a response pursuant to State CEQA Guidelines §15088(a), the City will coordinate with Caltrans on any future plans affecting State rights-of-way. The City will continue to inform project applicants of Caltrans requirements to obtain encroachment permits for work proposed within or adjacent to the State right -of-way. This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. B-15 This comment provides contact information for the project coordinator at Caltrans should the City have any questions regarding this comment letter and for future reference regarding additional agency-to-agency coordination. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response, pursuant to State CEQA Guidelines §15088(a). No further response is necessary. 491 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-15 Comment Letter C – OC Health Care Agency, Public Health Services Environmental Health Division Geniece Higgins, Supervising Hazardous Materials Speciali st 492 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-16 This page intentionally left blank. 493 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-17 Responses to Comment Letter C – OC Health Care Agency, Public Health Services Environmental Health Division Geniece Higgins, Supervising Hazardous Materials Specialist C-1 This comment notes that while none of the candidate housing sites are on a list of hazardous materials sites, the OC Health Care Agency representatives listed in this letter should be contacted if previously unknown contamination or underground storage tanks are encountered during site development. This comment does not address the adequacy or completeness of the Draft Subsequent SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). No further response is necessary. C-2 This comment notes that rezoning is planned for some of the candidate housing sites. The comment also notes that No Further Action letters were issued for previous cleanup cases based on the site uses at the time of the No Further Action determination. The commenter notes that a change in the use may nullify the letters for these sites and additional evaluation may be required. The comment goes on to provide resources where a complete listing of current and historic cleanup cases can be found. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information rel evant to environmental issues. Although such comments do not require a response pursuant to State CEQA Guidelines §15088(a), it is noted that implementation of GPU PEIR MM 4.7-2 and 4.7-3 would ensure that impacts related to soil contamination and hazards are addressed by the applicant and the appropriate oversight agency is consulted at the time residential projects are proposed. No further response is necessary. 494 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-18 This page intentionally left blank. 495 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-19 Comment Letter D – OC Health Care Agency, Public Health Services Environmental Health Division Dan Weerasekera, Hazardous Materials Specialist 496 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-20 497 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-21 498 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-22 499 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-23 500 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-24 This page intentionally left blank. 501 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-25 Responses to Comment Letter D – OC Health Care Agency, Public Health Services Environmental Health Division Dan Weerasekera, Hazardous Materials Specialist D-1 This comment is introductory and does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). No further response is necessary. D-2 This comment summarizes the role of the Orange County Health Care Agency (OC Health Care Agency) and does not address the adequacy or completeness of the Draft Subsequent SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). No further response is necessary. D-3 This comment notes that some of the proposed candidate housing sites identified in the Draft SEIR are outside the landfill boundary, but are within approximately 1,000 feet of the former Gothard Street Landfill and the City of Huntington Beach Landfill, both of which the OC Health Care Agency oversees. This comment also provides information on the landfills, including the total landfill area, the types of waste disposed of at the landfill, and the date of the landfill closure. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues pursuant to State CEQA Guidelines §15088(a). This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. D-4 This comments notes that Draft SEIR Appendix E notes the presence of these two landfills, but incorrectly and inconsistently lists the status of the landfill sites. The comment also correctly notes that Draft SEIR Appendix E states that the presence of these landfills do not affect the candidate housing sites because they are not proposed on the landfill parcels and does not raise an environmental issue with this statement. The comment concludes by noting that Draft SEIR Section 5.6.2: Existing Regulatory Setting and Draft SEIR Section 5.6.9: References fail to identify CalRecycle Solid Waste Information System (SWIS) SWIS database review with SWIS numbers listed for the two land disposal sites. See Final SEIR Section 3.0: Errata for updates to Draft SEIR Sections 5.6.3 and 5.6.9, and Draft SEIR Appendix E. It is assumed that where the commenter referred to Draft SEIR Section 5.6.2, they intended to refer to Draft SEIR Section 5.6.3: Existing Environmental Setting . Regarding the Gothard Street Landfill, the SWIS finds that there are no areas of concern or violations based on quarterly inspections completed.1 The State Geotracker website indicates that the site is an open – closed with monitoring case, as the landfill is closed but ongoing monitoring 1 CalRecycle. 2022. SWIS Facility/Sites Summary, Gothard Street Landfill (30-AB-0014), Recent Inspections. https://www2.calrecycle.ca.gov/SolidWaste/Site/Summary/2080 (accessed September 2022). 502 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-26 events occur. Currently the site is undergoing a post-closure land use change (PCLUCP) with recent OC Waste and Recycling (OCWR) correspondence.2 In 2013, OCWR applied for the landfill to be covered under the general waste discharge requirements (WDRs) for closed, abandoned, and inactive landfills, Order No. R8-2013-0010. The PCLUCP is intended to provide a description of the project related to changes that are relevant to regulatory agencies, including CalRecycle, OC Health Care Agency (OCHCA), which is the Local Enforcement Agency (LEA), the Santa Ana Regional Water Quality Control Board (SARWQCB), and South Coast Air Quality Management District (SCAQMD), for understanding the scope of the PCLUCP and site specific modifications taken to protect the environment and public health. The PCLUP also serves as an amended Report of Waste Discharge for a land use change, in compliance with SARWQCB Order No. R8-2013-0010. D-5 This comment opines that future residential housing projects within 1,000 feet of the landfill boundary should consider installing landfill gas monitoring protection systems and/or structural monitoring to ensure landfill gas buildup, if any, will not cause adverse impacts t o the public health or safety and the environment. As outlined in Draft SEIR Section 5.6: Hazards and Hazardous Materials, all future housing development subject to rezoning and within overlay zones would be subject to compliance with GPU PEIR MM 4.7-1, which would require future housing developments to comply with Huntington Beach Fire Department City Specification No. 429, Methane Mitigation Requirements. Among other requirements, City Specification and GPU PEIR MM 4.7-1 require that project-level applicants develop a plan to test soils for the presence of methane and submit the plan to the Huntington Beach Fire Department for review and approval. If significant levels of methane gas are discovered in the soil on a future development site, the project-level applicant’s grading, building, and methane plans shall reference that a sub-slab methane barrier and vent system will be installed at the site per City Specification No. 429, prior to plan approval. If required by the Huntington Beach Fire Department, additional methane mitigation measures to reduce the level of methane gas to acceptable levels shall be implemented. Following compliance with this mitigation measure, impacts associated with methane gas emissions from these landfills and/or other potential contaminants on future candidate housing sites, would be reduced to a less than significant level. D-6 This comment notes that local jurisdictions with disadvantaged communities are required to develop an Environmental Justice Element or consider Environm ental Justice goals, policies, and objectives when updating two or more General Plan elements. Refer to Responses B-12 and B-13, above. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues pursuant to State CEQA Guidelines §15088(a). Additionally, it is noted that the City added environmental justice policies in 2017 when the General Plan was comprehensively updated. Also, the draft HEU includes a program (i.e., Program 2G) to update the General Plan to further incorporate environmental 2 SWRCB. 2021. Gothard Street Landfill Post-Closure Land Use Change Proposal Revised October 2021. https://documents.geotracker.waterboards.ca.gov/esi/uploads/geo_report/3608050763/L10002414494.PDF (accessed September 2022). 503 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-27 justice policies within a year of Housing Element adoption if necessary. This comment will be forwarded to City decision-makers for their review and consideration. No further response is necessary. D-7 This comment provides contact information for representatives at the OC Health Care Agency should the City have any questions regarding this comment letter. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response, pursuant to State CEQA Guidelines §15088(a). No further response is necessary. 504 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-28 This page intentionally left blank. 505 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-29 Comment Letter E – Ocean View School District Michael Conroy Ed.D., Superintendent 506 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-30 507 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-31 508 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-32 509 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-33 Responses to Comment Letter E – Ocean View School District Michael Conroy, Ed.D., Superintendent E-1 This comment thanks the City for the opportunity to review the Draft SEIR and communicates that questions and comments on the Draft SEIR follow. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). No further response is needed. E-2 This comment asks if “CEQA Project” is a defined term in the Draft SEIR and does not address the adequacy of the environmental analysis or raise an environmental issue. The CEQA Project is described in detail and defined throughout Draft SEIR Section 3.0: Project Description. Specifically refer to Draft SEIR Section 3.6: Housing Element Update - CEQA Project, for a definition of the CEQA Project and a description of the Project analyzed throughout the Draft SEIR. For clarity, State CEQA Guidelines §15378: Project, states the following concerning a project under CEQA: a) “Project” means the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and that is any of the following: 1) An activity directly undertaken by any public agency including but not limited to public works construction and related activities clearing or grading of land, improvements to existing public structures, enactment and amendment of zoning ordinances, and the adoption and amendment of local General Plans or elements thereof pursuant to Government Code Sections 65100–65700. 2) An activity undertaken by a person which is supported in whole or in part through public agency contacts, grants, subsidies, loans, or other forms of assistance from one or more public agencies. 3) An activity involving the issuance to a person of a lease, permit, license, certificate, or other entitlement for use by one or more public agencies. Therefore, “CEQA Project,” as used in the Draft SEIR and pursuant to State CEQA Guidelines §15378, is interchangeable with “Project under CEQA” and includes all proposed Project activities that by their nature are capable of causing a direct or reasonably foreseeable indirect physical impact on the environment. E-3 This comment requests that the SEIR include appeal procedures if residents need to appeal ministerial approvals of the housing development. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Although such comments do not require a response pursuant to 510 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-34 State CEQA Guidelines §15088(a), it is noted that future projects requiring discretionary action would be subject to appeal procedures in effect at the time action is taken on the project. The appeal period and procedures for filing an appeal would be disclosed at the time a decision is made on the project and in the Notice of Action for the project. Ministerial permits are not discretionary and, as such, action is not taken during a public meeting and no written notice of action is required. However, Huntington Beach Zoning and Subdivision Ordinance (HBZSO) Chapter 248 provides for appeals of a decision, requirement, or determination made by the Director in the administration of the zoning and subdivision ordinances not otherwise provided . Additionally, Huntington Beach Municipal Code (HBMC) Chapter 17 provides for appeals of decisions made by the Building Official. The HBZSO and HBMC are availab le to the public at all times on the City’s website or by contacting the City Clerk’s office or Community Development Department. No further response is needed. E-4 This comment requests that, along with the Floor Area Ratio (FAR), Draft SEIR Table 3-3: Candidate Housing Sites Involving Rezoning include the projected number of units that would result if the rezoned candidate housing sites were developed with residential units. Please refer to Draft SEIR Table 3-3 in Draft SEIR Section 3.2: Existing Environmental Setting. Rezoning is a Project activity that is more appropriately discussed as a potential Project impact; see Draft SEIR page 5.8-21. It is also noted that zone changes are proposed on only three candidate housing sites: Sites 3, 4, and 5. Draft SEIR Table 5.8-6: Proposed Zone Changes – Candidate Housing Sites, provides the existing and proposed zoning for these three sites. As indicated in Draft SEIR Table 5.8-6, the zoning on Sites 3, 4, and 5 would change from IL, IG, and CG (with an existing development capacity of 765,458 square feet of non-residential land uses) to RMH, with a resultant development capacity of 428 housing units. The maximum allowable development on an individual parcel is regulated by the maximum density or intensity for the parcel’s land use designation. Density applies to residential designations and is expressed as the maximum number of dwelling units per acre of land. Intensity applies to nonresidential development and is expressed as floor-to-area (FAR) ratio. Candidate housing sites proposed to be rezoned to RMH (Residential Medium High Density) would be subject to the maximum density allowable for that land use designation, which is 25 dwelling units per acre. No FAR standard is established for the RMH land use designation. E-5 This comment requests that Draft SEIR Appendix B: Candidate Housing Sites Inventory also include the anticipated FAR for each candidate housing site. The Project’s proposed rezoning and overlay strategies are all intended to accommodate additional residential development. Therefore, Draft SEIR Appendix B appropriately includes residential development density, which is expressed in terms of dwelling units per acre. There is no FAR proposed for the candidate housing sites. Further, FAR as suggested in this comment, is a quantitative measure that typically applies to non-residential development, including as part of a mixed-use development. The Project’s proposed rezoning and overlay are intended for residential development and not non-residential or mixed-use developments. 511 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-35 E-6 This comment requests clarification, asking if the statement “except for development permitted by right” found on Draft SEIR page 3-10 refers to any residential development within an overlay. This statement does not refer to “any” project, instead it refers to projects that meet State housing law requirements (i.e., by providing a minimum of 20 percent lower income units on site). To further clarify, Draft SEIR page 3-10 paragraph 3 is revised in the Final SEIR, as follows: ….. Similarly, discretionary permits and future CEQA evaluation will be required prior to approval of future housing development facilitated by the HEU, except for development permitted by right, which includes housing projects within overlay zones that meet State housing law requirements (e.g., by providing a minimum of 20% lower income units on site), emergency shelters, low barrier navigation centers, and small licensed residential care facilities for six or fewer persons; and ADUs and Junior ADUs, which ar e exempt from CEQA, pursuant to State CEQA Guidelines §15268 (Ministerial Projects) and PRC §21080(b)(1) and discretionary permits per CGC §§65852.2 and 65852.22. In addition, ADUs can be categorically exempt from CEQA pursuant to State CEQA Guidelines §§1 5301 and 15303, authority cited under PRC §§21083 and 21087. Although not related to the SEIR’s environmental analysis, to further clarify, within the proposed Overlay areas, if a project does not provide a minimum of 20 percent lower income units on site, an applicant would be subject to development pursuant to the base/underlying zoning designation. For some candidate housing sites, this would preclude residential development on the site and any nonresidential development proposed would be subject to th e City’s discretionary processes and be subject to CEQA. In instances where the base zoning designation allows residential (such as the Beach and Edinger Corridors Specific Plan) a project that does not provide a minimum of 20 percent lower income units on site would be subject to the City’s discretionary processes and be subject to CEQA. E-7 This comment requests clarification on when in the process City Council will decide concerning the statement made on Draft SEIR page 3-11 “the Huntington Beach City C ouncil will decide which housing sites from the candidate housing sites inventory will be identified in the 6 th Cycle Housing Element, as action programs to accommodate the assigned affordable housing obligations.” This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Although such comments do not require a response pursuant to State CEQA Guidelines §15088(a), it is noted that the Huntington Beach City Council will make these decisions at the time the HEU and its associated SEIR are brought forth for their consideration. This is tentatively scheduled to occur during a City Council meeting to be held in Fall of 2022. Public notices of this meeting will be made available in accordance with all applicable regula tions No further response is needed. E-8 This comment requests clarification regarding the 60 percent buffer. 512 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-36 As stated on Draft SEIR page 3-13, a buffer of 60 percent is included to accommodate the RHNA during the entire planning period given the State’s requirements of the “no net loss” statute. The purpose of No Net Loss Law (CGC §65863) is to ensure development opportunities remain available throughout the planning period to accommodate a jurisdiction’s RHNA, especially for lower- and moderate-income households.3 The Project does not propose new residential or other development on the 378 candidate housing sites; rather, it provides capacity for future development of approximately 19,738 housing units to meet the City’s remaining unmet RHNA of 11,743 housing units, consistent with State law. Because private property development is largely the result of market forces, it is possible that a candidate site would be developed with nonresidential uses pursuant to the base zoning designation or be developed with fewer units than the assumed capacity. The City is required to accommodate a buffer to ensure that residential capacity will continue to accommodate the City’s RHNA targets for each income level in the event this happens. While the 11,743 units of remaining unmet RHNA is not a development cap, the City only has to allow residential development pursuant to the proposed Affordable Housing Overlays (i.e., by-right development) until the RHNA is met. The 19,738 units, which do account for the buffer, reflect the development capacities for all 378 candidate housing sites. There is no additional buffer or other sites aside from the 378 sites identified. The assumed development densities are detailed in Draft SEIR Appendix B. Lastly, during the planning period, residential development projects could be proposed in other areas of the City designated for residential uses on sites not identified in the Housing Element. These residential projects are not part of the Project analyzed in the SEIR and would be subject to the City’s established discretionary process and CEQA. These projects would also contribute to meeting the City’s RHNA targets. E-9 This comment requests clarification concerning developments that have previously received CEQA clearance (Draft SEIR page 3-18). This statement refers to the 1,625 units that are already entitled and current in the pipeline projects- it does not refer to the buffer units. To further clarify, Draft SEIR page 3-18 last paragraph is revised in the Final SEIR, as follows: It is noted, while the candidate housing sites’ development capacity totals 19,738 housing units, this includes a 60 percent buffer, which is intended to serve as a sites contingency. Therefore, the CEQA Project analyzed in this SEIR assumes 11,743 additional housing units over existing conditions, which excludes the 60 percent 7,995 buffer units and 1,625 pipeline units (i.e., existing applications and current projects)4 since these have previously received CEQA clearance…. 3 California Department of Housing and Community Development. 2021. Accountability and Enforcement. https://www.hcd.ca.gov/community-development/accountability-enforcement.shtml (accessed January 2022). 4 Please refer to the City’s website for a list of environmental reports that have been prepared for the pipeline units that have previously received CEQA clearance: https://www.huntingtonbeachca.gov/government/departments/planning/environmental-reports/. As indicated on pages B-8 and B-9, some of the pipeline projects are currently under review and their associated environmental documents are underway. The completed environmental documents for each of these projects will be posted at the same location on the City’s website, a s noted above. 513 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-37 The candidate housing sites included in the inventory have already undergone a site suitability analysis as part of the HEU and have been deemed suitable to accommodate residential capacity pursuant to Housing Element law. As discussed in Response E-8, the 19,738 units consider the development capacities of all 378 candidate housing sites and includes the buffer (7,995 units). The locations of the 378 candidate housing sites are depicted on Draft SEIR Exhibit 1-1: Candidate Housing Sites. All of the parcels would be located within Overlay areas, except for the three sites proposed to be rezoned. There are no additional parcels being considered beyond the 378 sites depicted on Draft SEIR Exhibit 1-1. E-10 This comment requests a discussion on how the Affordable Housing Overlay is implemented. The Housing Element’s Affordable Housing Overlay is a subsequent implementing action to be adopted by the City Council at a duly noticed public hearing. Upon adoption, the Overlay will become the official standards regulating land uses subject to the Overlay. It is noted that the Draft SEIR analyzes the whole of the Project in that it evaluates and identifies potential environmental impacts associated with the total development capacity on all of the candidate housing sites, including sites within the Affordable Housing Overlay. By doing so, the Draft SEIR outlines a worst- case scenario of potential Project impacts on the environment. Residential projects proposed pursuant to the Overlay would be required to provide 20 percent lower income units on site and would not be allowed to pay in-lieu fees to satisfy the affordable requirement. E-11 This comment requests additional information concerning flooding from Prado Dam failure. The comment states that the Draft SEIR should provide support for concluding that risk of flooding from Prado Dam failure is unlikely due to the short duration that the reservoir is full. In accordance with the State CEQA Guidelines, the Draft SEIR addresses the following impact statement: Would the Project in flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? Draft SEIR Section 5.7: Hydrology and Water Quality states that future development facilitated by the Project could place housing and structures within a 100 -year flood hazard area and/or dam inundation area. The section further discloses that General Plan Figure HAZ-8, Dam Flooding Area, identifies portions of the City, including 154 candidate housing sites, in the Prado Reservoir Dam inundation area. The Association of State Dam Safety Officials reports the most likely cause of dam failure is flooding from overtopping.5 The General Plan Natural and Environmental Hazards Element reports that Prado Dam releases water in a controlled manner down the Santa Ana River to recharge the groundwater aquifer underlying Orange County.6 Although upstream dam failure could occur, it is likely only a threat to Huntington Beach during a relatively small part of the year when the reservoir behind Prado Dam is at its fullest. Therefore, the Draft SEIR appropriately concludes that flood risk from dam failure is unlikely. Although unlikely, potential for flooding from dam failure due to overtopping or other cause of failure, in 5 The Association of State Dam Safety Officials. 2022. Dam Failures and Incidents. https://damsafety .org/dam- failures#:~:text=Overtopping%20caused%20by%20water%20spilling,of%20all%20U.S.%20dam%20failures. (accessed September 2022). 6 City of Huntington Beach. 2017. General Plan, Natural and Environmental Hazards Element. https://www.huntingtonbeachca.gov/files/users/planning/Natural-and-Environmental-Hazards.pdf (accessed September 2022). 514 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-38 addition to flooding and inundation from storm events, would be addressed through Building Code and other applicable requirements. The analysis addresses federal and local requirements as follows: FEMA requires municipalities that participate in the NFIP to adopt certain flood hazard reduction standards for construction and development in 100-year flood plains. Accordingly, the City requires all new development within a 100-year flood hazard area to obtain all necessary permits from applicable governmental agencies, comply with Floodplain Overlay District requirements (HBZSO Chapter 222), and ensure that proposed housing sites would be reasonably safe from flooding. A discussion of the measures the County of Orange, Federal government, and other regional governments implement to reduce flood risks from Prado Dam failure would not inform the analysis because the impact threshold is adequately addressed, and the Project is not the analysis of potential Prado Dam failure, but rather of potential Project impacts. It is also noted that all of the 154 candidate housing sites within or partially within the dam flooding area are currently designated for residential, commercial, or industrial land uses that could place housing and structures within flood hazard areas. E-12 This comment is concerning GPU PEIR MM 4.15 -2, which is intended to mitigate impacts to water supplies and the commenter alleges is for commercial businesses with employees. See revisions to Final SEIR Section 3.0: Errata for revisions to GPU PEIR MM 4.15-2 to account for the residential component. E-13 This comment opines that the Vehicle Miles Traveled (VMT) analysis included in the Draft SEIR is inadequate because it screens out several of the candidate housing sites identified in the HEU, and therefore does not describe the total VMT generated by the Project. As discussed in Responses E-8 and E-9 above, the inventory of candidate housing sites results in a development capacity of 19,738 units, including the 7,995 unit buffer (60 percent), although the City’s unmet RHNA is only 11,743 units. As the housing development projects’ built environment characteristics (e.g., density, bicycle facilities, transportation demand measures, sequence and combination of candidate housing sites, and displaced land uses, among others), that could influence trip generation and VMT cannot be known at this time, calculating VMT for all sites for 19,738 units would generate VMT for an unrealistic development scenario that is not anticipated to occur. The Housing Element is a policy-level document that presents the City’s proposed policies and programs to achieve the City’s housing objectives within the 2021-2029 planning period. Growth assumptions included in the HEU represent a theoretical development capacity (based on the City’s RHNA allocation as determined by SCAG), which, consistent with the Housing Element planning period, is estimated to occur by 2029. The Project does not propose development, but rather is intended to accommodate and encourage housing development to accommodate projected housing needs at all income levels within the City. The 19,738 dwelling unit development capacity, inclusive of the buffer needed to meet the remaining unmet RHNA of 11,743 dwelling units, and planning period are based on theoretical conditions used to conduct a thorough and conservative analysis of potential environmental impacts that would result from future development accommodated by the HEU and corresponding updates to the LUE. The actual rate and location of housing development would be outside of the City’s control and would be dictated by factors that influence development, such as economics and market forces, among 515 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-39 others. Individual projects would occur incrementally over time, largely based on economic conditions, market demand, and other planning considerations. As stated on Draft SEIR page 5.13-10, to quickly identify when a project should be expected to cause a less than significant impact without conducting a detailed study, the Governor’s Office of Planning and Research 2018 December Technical Advisory (OPR TA) suggests that a lead agency may screen out VMT impacts using pr oject size, maps, transit availability, and provision of affordable housing. The OPR TA specifies that land development projects that have one or more of the following attributes may be presumed to have a less than significant impact on transportation and circulation: Small Projects; Low VMT Area Projects; Proximity to Transit (Projects in Transit Priority Areas (TPAs)/High-Quality Transit Area (HQTA); Affordable Residential Development Projects. A land use project needs to meet only one of these screening criteria to be presumed to have a less than significant impact on transportation and circulation, under CEQA and pursuant to SB 743. Accordingly, the Draft SEIR provides the VMT Assessment for screened projects beginning on page 5.13-16. All 378 candidate housing sites were analyzed based on their maximum allowable density, maximum development capacity, maximum trip generation, location and each screening criteria (i.e., Small Projects; projects in low VMT areas; projects in TPAs/ HQTA; and affordable housing projects). Moreover, to provide forecast ADT for representative residential developments, the ADT for the maximum, mean, and 90 th percentile development capacities were estimated. The daily trip generation per candidate housing site and the exhibits that depict the sites in the context of projects in low VMT areas and projects in TPAs/ HQTA are provided in Draft SEIR Appendix F: Vehicle Miles Traveled Assessment ; see the following: ▪ Attachment A: Forecast Trip Generation by Candidate Housing Site ▪ Attachment C: Small Project Screening Map ▪ Attachment E: Low VMT Area Screening Map ▪ Attachment F: Transit Proximity Screening Map Therefore, the Draft SEIR analysis screens out the candidate housing sites based on their ability to qualify for the four screening criteria. Future housing development in the City will be processed in accordance with the applicable zoning regulations and development standards in effect at the time a project is submitted. Future developments would be examined in light of the assumptions for that site included in the SEIR to determine whether they would be subject to a “by right” site plan review process or further discretionary review, including environmental clearance requirements pursuant to CEQA. As discussed above, the assumed developments on each candidate housing site are theoretical - lot consolidation, etc. is speculative and cannot be determined at this policy-level analysis. See Response E-4 concerning FAR, which is a quantitative measure that typically applies to non- residential development, thus, the densities specified in Draft SEIR Appendix B were used for screening purposes. E-14 This comment requests information on proximity to transit and bicycle facilities and opines that the SEIR needs to discuss transit within the Project area in relation to VMT impacts. 516 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-40 See Response E-13 concerning adequacy of the VMT analysis, transit screening, and Attachment F: Transit Proximity Screening Map. The City’s Bicycle Master Plan (2013) and General Pla n Circulation Element Figure CIRC-5, Bikeway Plan, which detail the existing bicycle network and also offer future improvements intended to enhance the City’s bicycle network are discussed on Draft SEIR page 5.13-6. Additionally, the Existing Transportation Network (Draft SEIR page 5.13-6) discusses for each roadway the locations of bicycle facilities and which candidate housing sites are present/would be served by that facility. The use of bicycling as an alternative mode of transportation is not solely relied upon to mitigate VMT impacts. Other examples of potential measures to reduce VMT, as outlined in MM TRANS-1, include: ▪ Increase access to common goods and services, such as groceries, schools, and daycare. ▪ Incorporate affordable housing into the project. ▪ Provide traffic calming. ▪ Limit or eliminate parking supply. ▪ Unbundle parking costs. ▪ Implement or provide access to a commute reduction program. ▪ Provide transit passes. E-15 This comment questions whether the Draft SEIR defers VMT mitigation as part of the VMT analysis by noting that individual projects will need to undergo and prepare a separate VMT evaluation. As discussed in Response E-13, the housing development projects’ built environment characteristics (e.g., density, bicycle facilities, transportation demand measures, sequence and combination of candidate housing sites, and displaced land uses, among others), that could influence trip generation and VMT cannot be known at this time. These are practical considerations that preclude conducting site-specific VMT analyses and devising site-specific mitigation measures, and are moreover not appropriate for this policy level analysis. Additionally, MM TRANS-1 includes the elements necessary to devise site-specific mitigation measures: the Lead Agency’s commitment to devise such measures in the future; inclusion of performance standards (i.e., low VMT threshold); and identification of potential actions that could feasibly achieve the performance standard. E-16 This comment notes the two alternatives provided in the SEIR. The State CEQA Guidelines do not require an EIR to consider every plausible alternative to a project, but rather must examine in detail only the ones which the lead agency determines could feasibly attain most of the basic project objectives. Given the Project’s objectives, and most notably the ability to meet R HNA requirements, the SEIR has both identified those alternatives considered but rejected, and analyzed in detail two alternatives that could at least in part attain Project objectives. E-17 See Responses E-13, E-14, and E-15 concerning the adequacy of the VMT analysis. 517 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-41 State CEQA Guidelines §15126.6(d): Evaluation of Alternatives states: The EIR shall include sufficient information about each alternative to allow meaningful evaluation, analysis, and comparison with the proposed project. A matrix displaying the major characteristics and significant environmental effects of each alternative may be used to summarize the comparison. If an alternative would cause one or more significant effects in addition to those that would be caused by the project as proposed, the significant effects of the alternative shall be discussed, but in less detail than the significant effects of the project as proposed. Therefore, the level of detail provided is suitable for an alternatives analysis. Further, under Alternative 2, new residential development would occur in portions of Specific Plan 14’s (Beach Edinger Corridors Specific Plan) Transition Corridor Areas (TCAs), which would support transit-oriented communities, and on fewer total parcels throughout the City. This would further reduce vehicle miles traveled (VMT), transportation-related energy demands, and associated criteria air pollutant and greenhouse gas emissions associated with housing development. Thus, the analysis found that compared to the proposed Project, Alternative 2 would better support goals to reduce Citywide and regional VMT. This alternative would not restrict the City’s ability to implement any planned transportation improvements and new development would continue to be subject to HBMC Chapter 17.65: Fair Share Traffic Impact Fees. Following compliance with General Plan Policies CIRC-1.B, 1.F, 2.C, 3.C, 3.D, 5.A, 6.C, 9.B, payment of traffic impact fees, and implementation of GPU PEIR MMs 4.14-1 through MM 4.14-3 and MM TRANS-1 (which would remain applicable to Alternative 2), Alternative 2’s potential to conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadways, bicycle and pedestrian facilities would also be less than significant. Thus, Alternative 2 would be considered environmentally superior to the Project concerning transportation. E-18 This comment notes that there has been public controversy over high-rise development fronting Beach Boulevard. See Response E-17, regarding the adequacy of the Alternative 2 analysis. There is no high-rise development anticipated by the Project. As detailed for each candidate housing site in VMT Assessment Attachment A: Forecast Trip Generation by Candidate Housing Site, either low-rise or mid-rise developments were assumed for the sites. Therefore, no visual analysis of high-rise development is warranted. See Final SEIR Section 3.0: Errata for revisions to the Aesthetic analysis under Alternative 2. E-19 This comment opines that there will be additional impacts to recreational facilities within areas around Beach Boulevard under Alternative 2, as this alternative would result in an increase i n population concentrated within this area, which could result in an increased demand for parks and recreational facilities. See Draft SEIR Section 5.12: Recreation, for an analysis of the Project’s potential impacts on recreational facilities. As with the Project, the increased use of existing recreational facilities associated with Alternative 2 is not anticipated to result in the substantial physical deterioration of these facilities because Alternative 2 buildout would occur incrementally through 2029, based on market conditions and other factors, such that recreational facilities are not overburdened by substantially increased demands at any single point in time. Also, as stated in Draft SEIR Section 7.0: Alternatives, Alternative 2 does not include recreational facilities but may require the construction or expansion of facilities to meet the demand for recreational 518 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-42 facilities to meet General Plan Policy ERC -1.A’s park per capita target ratio of 5.0 acres per 1,000 persons. E-20 This comment notes that high-rise development is costly and may not be affordable to renters if developers choose to pay in-lieu fees rather than provide affordable housing. As such, the comment opines that housing locations and development envisioned under Alternative 2 should be rejected. See Response E-18 concerning high-rise development. Residential projects proposed within the Overlay areas would be required to provide 20 percent lower income units on site and would not be able to satisfy the affordable requirements through the payment of in-lieu fees. The rejection of Alternative 2 based on a hypothetical scenario in which rental units could be too costly to maintain and rent would be speculative, and would conflict with the State CEQA Guidelines, which require an evaluation of a reasonable range of alternatives that could lessen or eliminate Project- related environmental impacts. E-21 This comment requests that additional alternatives (i.e., the Huntington Harbour Area) be analyzed. See Response E-16 concerning the Alternatives analyses. In addition, as discussed in Draft SEIR Section 7.0: Alternatives, sites in the Huntington Harbour area would be subject to approval of a Local Coastal Program Amendment by the California Coastal Commission. The comment asserts that development can occur in areas vulnerable to hazards from sea level rise if the design mitigates sea level rise. However, when considering land use plan amendments, the Coastal Commission’s adopted guidance policies provide that jurisdictions should identify sea level rise hazard areas and limit new development in current and future sea level rise hazard zones. The Huntington Harbour area is mapped as a potential Sea Level Rise Hazard Area in General Plan Figure HAZ-6. The City has no assurances that the Coastal Commission would approve land use amendments to designate this area for residential uses. Therefore, this area would not be available to accommodate residential development (i.e., the City’s RHNA targets) during the planning period and would not meet this Project objective. Further, the number of residential units that would need to be accommodated in the HEU would remain the same regardless of site location. As such, environmental impacts would not necessarily be reduced. Since impacts would not be reduced and Project objectives would not be met, alternatives to consider different sites were not selected for further analysis. E-22 This comment requests that the McDonnell Centre Business Park Specific Plan (SP11) Alternative not be rejected. See Response E-16 concerning the Alternatives analyses. In addition, as discussed in Draft SEIR Section 7.0: Alternatives, properties within the SP11 area that were considered for housing in the HEU are proposed to be developed with industrial uses. The first phase of buildings was recently completed, and additional phases were approved for over one million square feet of industrial, office, and warehouse space. Therefore, these sites would not be available to accommodate residential development (i.e., the City’s RHNA targets) during the planning period and would not meet this Project objective. Further, the number of residential units that would need to be accommodated in the HEU would remain the same regardless of site location. As such, environmental impacts would not necessarily be reduced. Since impacts would not be reduced 519 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-43 and Project objectives would not be met, alternatives to consider different sites were not selected for further analysis. E-23 This comment is a closing statement that communicates contact information. No further response is needed. This comment does not address the adequacy or completeness of the Draft SEIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response pursuant to State CEQA Guidelines §15088(a). No further response is necessary. 520 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 2.0 | Comments and Responses 2.0-44 This page intentionally left blank. 521 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 Section 3 Errata to the Draft SEIR 522 523 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-1 Section 3.0 Errata to the Draft SEIR 3.1 Introduction t o t he Errata In accordance with State CEQA Guidelines §15132: Contents of Final Environmental Impact Report, the Final SEIR for the 2021-2029 HEU Implementation Program Project includes the Draft SEIR (SCH #2021080104, June 2022), as well as any proposed revisions or changes to the Draft SEIR. Changes to the Draft SEIR are listed below in this section by Draft SEIR Section, page, paragraph, etc. to best guide the reader to the revision. Changes are identified as follows: Deletions are indicated by strikeout text. Additions are indicated by underlined text. It is noted, the changes to the Draft SEIR provided below do not affect the Draft SEIR’s overall conclusions, and instead represent changes to provide clarification, amplification, and/or insignificant modifications, as needed as a result of public comments on the Draft SEIR, or due to additional information received during the public review period. These clarifications and corrections do not warrant Draft SEIR recirculation pursuant to State CEQA Guidelines §15088.5; see also Final SEIR Section 1.4: Changes to the Draft SEIR. None of the changes or information provided in the comments identify a new significant environmental impact, a substantial increase in the severity of an environmental impact for which mitigation is not proposed, or a new feasible alternative or m itigation measure that would clearly lessen significant environmental impacts but is not adopted. In addition, the changes do not reflect a fundamentally flawed or conclusory Draft SEIR. 3.2 Changes t o t he Draft SE IR Section 3.0: Project Description Page 3-10, Section 3.10: Project Characteristics, Project Overview ….. Similarly, discretionary permits and future CEQA evaluation will be required prior to approval of future housing development facilitated by the HEU, except for development permitted by right, which includes housing projects within overlay zones that meet State housing law requirements (e.g., by providing a minimum of 20% lower income units on site), emergency shelters, low barrier navigation centers, and small licensed residential care facilities for six or fewer persons; and ADUs and Junior ADUs, which ar e exempt from CEQA, pursuant to State CEQA Guidelines §15268 (Ministerial Projects) and PRC §21080(b)(1) and discretionary permits per CGC §§65852.2 and 65852.22. In addition, ADUs can be categorically exempt from CEQA pursuant to State CEQA Guidelines §§15301 and 15303, authority cited under PRC §§21083 and 21087. Page 3-18, Section 3.6: Housing Element Update – CEQA Project It is noted, while the candidate housing sites’ development capacity totals 19,738 housing units, this includes a 60 percent buffer, which is intended to serve as a sites contingency. Therefore, the CEQA 524 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-2 Project analyzed in this SEIR assumes 11,743 additional housing units over existing conditions, which excludes the 60 percent 7,995 buffer units and 1,625 pipeline units (i.e., existing applications and current projects)1 since these have previously received CEQA clearance…. Section 5.6: Hazards and Hazardous Materials Page 5.6-9, Section 5.6.3: Existing Environmental Setting, First Paragraph under Database Review Kimley-Horn performed regulatory database searches of the SWRCB GeoTracker website 2, and the DTSC Envirostor website3, and the CalRecycle Solid Waste Information System (SWIS),4 to identify hazardous materials regulated facilities within the City. Appendix E: Hazardous Materials Listed Sites, lists all the SWRCB GeoTracker, DTSC Envirostor, and SWIS databases listed sites that occur within the City. Page 5.6-10, Section 5.6.3: Existing Environmental Setting, After Last Paragraph under Database Review. There is one hazardous waste site (Ascon Landfill, located at 21641 Magnolia Street) in the City that is on the Hazardous Waste and Substances Site List (Cortese List) compiled pursuant to California Government Code §65962.5.5 This property is not included in the inventory of candidate housing sites. In addition, CalRecycle’s SWIS identified two other landfills in the City: the City of Huntington Beach Landfill (No. 30-AB-0026, previously located between Gothard Street and Goldenwest Street); and the Gothard Street Landfill (No. 30-AB-0014, previously located at 18131 Gothard Street). These landfills have a “closed” operational status and are not included in the inventory of candidate housing sites. The State Geotracker website indicates that the Gothard Street Landfill is an open – closed with monitoring case, as the landfill is closed but ongoing monitoring events occur. Page 5.6-14, Section 5.6.6: Project Impacts and Mitigation, Impact Analysis. Review of regulatory databases (i.e., SWRCB GeoTracker, and DTSC Envirostor, and SWIS) indicates candidate housing Sites 32, 38, 289, 300, and 325 are located on three DTSC Envirostor open cases and, candidate housing Sites 133, 204, 214, 217 and 222 are located on five of the Geotracker open cases , and candidate housing Sites 52, 283, 147, 92, 298, 93, 33, 197, 96, 169, 168, 26, 329, 314, 35, 295, 207, 282, 34, 3, 27, 28, 21, 20, 29, 308, 309, 30, 24, 32, 208, 203, 25, 23, 312, 290, and 22 are within 1,000 feet of an open – closed with monitoring case. Additionally, these databases report multiple listings are present within the City that have or previously had cases associated with hazardous material spills, violations, or 1 Please refer to the City’s website for a list of environmental reports that have been prepared for the pipeline units that ha ve previously received CEQA clearance: https://www.huntingtonbeachca.gov/government/departments/planning/environmental -reports/. As indicated on pages B-8 and B-9, some of the pipeline projects are currently under review and their associated environmental reports are underway. The completed environmental documents for each of these projects will be posted at the same location on the City’s website, as no ted above. 2 State Water Resources Control Board's (SWRCB) GeoTracker website http://geotracker.waterboards.ca.gov/. (accessed January 26, 2022).http://www.envirostor.dtsc.ca.gov/public/ 3 Department of Toxic Substances Control Envirostor website http://www.envirostor.dtsc.ca.gov/public/. (accessed January 26, 2022). 4 CalRecycle. SWIS Facility/Site Search. https://www2.calrecycle.ca.gov/SolidWaste/Site/Search (accessed September 2022). 5 California, State of, Department of Toxic Substances Control, DTSC's Hazardous Waste and Substances Site List - Site Cleanup (Cortese List). Available at: https://dtsc.ca.gov/dtscs-cortese-list/. Accessed: January 30, 2022. 525 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-3 incidents. As previously noted, the SWRCB GeoTracker database reports 35 open cases and the DTSC Envirostor database reports 34 open cases throughout the City. Additionally,… Page 5.6-22, Section 5.6.9: References CalReycle. 2022. SWIS Facility/Site Summary – City of Huntington Beach Landfill (30-AB-0026). Available at: https://www2.calrecycle.ca.gov/SolidWaste/Site/Summary/2086. Accessed September 7, 2022. CalReycle. 2022. SWIS Facility/Site Summary – Gothard Street Landfill (30 -AB -0014). Available at: https://www2.calrecycle.ca.gov/SolidWaste/Site/Summary/2080. Accessed September 7, 2022. Section 5.12: Recreation Pages 5.12-3 and -4, Section 5.12.3: Existing Environmental Setting Parks2 The City is served by a wide variety of recreational programs run by the City of Huntington Beach Department of Community Services. There are 789 parks and public facilities, public golf courses, city facilities, and public beaches in the City totaling 1,073 767 acres, 190 playground apparatus, and irrigation systems. In addition to the 767 acres of parkland, the City also has 208 acres of public beach and a 98 -acre public golf course. City recreational facilities also include community centers, senior centers, clubhouses, a gym and pool, bikeways and equestrian trail systems, and campgrounds. City -run marine-based amenities, such as beaches, a pier, and harbor channels, as well as two State beaches and one regional park (operated by Orange County), are also available for recreational usage. Parks/Parkland Based on the City’s existing population of 196,874 persons (see Table 5.10-2: Existing and Forecast Population -City) and City target to maintain or exceed the current park per capita ratio of 5.0 acres per 1,000 persons, including the beach in the calculations (see General Plan Policy ERC-1.A), the City’s current parkland demand is 985 acres. As discussed above, there are 1,073 975 acres of parkland in the City, including 767 acres of parks and 208 acres of public beach. Therefore, the City is currently over under its parkland demand by approximately 88 10 acres. Pages 5.12-5 and -6, Section 5.12.6: Project Impacts and Mitigation, Impacts REC-1 and -2 IMPACT ANALYSIS Implementation of the HEU would not, in and of itself, construct new housing in the City but would facilitate the development of residential units by providing programs and policies that would promote housing for all persons. Future housing development facilitated by the Project would incrementally increase the City’s population by approximately 29,475 persons; see Table 5.10-8: Existing Plus Project Growth Projections. Additionally, this forecast population growth would require the construction or expansion of recreational faciliti es to meet General Plan Policy ERC-1.A’s park per capita target ratio of 5.0 acres per 1,000 persons. Table 5.12-1: Projected Parkland Demand – Project and Representative Development Capacities, provides the projected parkland demand for Project buildout and indicates the Project would generate a demand 526 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-4 for approximately 147 acres of parkland. Although the Project-related increase in population is anticipated to increase the use of existing recreational facilities, the increased use of existing recreational facilities is not anticipated to result in the such that substantial physical deterioration of these facilityies could occur or be accelerated because much of the project-related growth has. It is noted that Project buildout would occur incrementally through 2029, based on market conditions and other factors, such that recreational facilities are not overburdened by substantially increased demands at any single point in time. Additionally, the Project-related increase in population (and resulting increase in parkland demand) represents a conservative, worst-case scenario because there is an overlap in growth anticipated as part of the Project and growth anticipated as part of the GPU (2017). Namely, growth ant icipated as part of the Project could occur on many of the same sites that were forecasted for development as part of the GPU. Furthermore, it is not anticipated that each candidate housing site would be developed with a maximum development scenario, and thereby would not result in the maximum potential for an increased demand for parkland and recreational facilities in the City. For context, Table 5.12-1, also provides the projected parkland demand for the average size development (Site 53 with 51 dwelling units) and maximum size development (Site 217 with approximately 601 dwelling units), respectively. As also indicated in Table 5.12-1, at most, the parkland demand associated with a single housing development site would be 8.4 acres. All future housing development subject to rezoning and within overlay zones would also be subject to compliance with General Plan Policy ERC-1.A, which ensure existing parks and their current and future development meet the changing recreational and leisure needs of existing and future residents t hrough processes such as: current park per capita would be maintained or exceeded; Policy ERC -1.B, which seeks opportunities to develop and acquire additional parks and open space in underserved areas where needed; and Policy ERC-1.C, which ensures distribution of future developed park and recreational sites to equitably serve neighborhood and community needs while balancing budget constraints; as well as General Plan Policies ERC-1.E, ERC-1.F, ERC-1.G, and ERC-1.H. All future housing development subject to rezoning and within overlay zones would also be subject to compliance with GPU PEIR MM 4.13 -1 and MM 4.13-2, which would ensure project applicants demonstrate compliance with City parkland requirements identified in HBZSO §254.08 (or Ordinance No. 3596), either through the dedication of Table 5.12-1: Projected Parkland Demand – Project and Representative Development Capacities Scenario Units Population1 Demand Factor2 Projected Parkland Demand (AC) Mean (Site No. 53) Proposed 51 128 5.55 ac/1000 residents 0.7 Maximum (Site No. 217) Proposed 601 1,509 5.55 ac/1000 residents 8.4 90th Percentile (Site No. 16) Proposed 143 359 5.55 ac/1000 residents 2.0 Notes: 1. Based on 2.51 persons per household (California Department of Finance, E -5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2021 with 2010 Census Benchmark, available at https://www.dof.ca.gov/Forecasting/Demographics/Estimates/e-5/. 2. Demand Factor of 5.55 acres per 1,000 residents per City of Huntington Beach GPU PEIR Section 4.13.3.3, page 4.13 -2. 527 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-5 onsite parkland or through payment of applicable fees and that project applicants pay the Park Land/Open Space and Facilities Development Impact Fees in effect at the time of permit. Payment of fees would help offset the costs associated with the physical deterioration of existing facilities and construction or construction or expansion of facilities. The Project does not include recreational facilities, but may require the construction or expansion of recreational facilities to meet the Project’s demand for parkland, as concluded above. Construction or expansion of recreational facilities could have an adverse physical effect on the environment. Any future expansion of existing facilities or construction of new facilities, if required, would be subject to environmental review under CEQA. Following compliance with General Plan Policies, and GPU PEIR MM 4.13-1 (HBZSO §254.08) and 4.13-2, the Project’s potential impacts associated with recreational facilities would be reduced t o less than significant. Pages 5.12-7 and -8, Section 5.12.7: Cumulative Impacts The Project would result in a parkland demand of approximately 147 acres. As concluded above, this would be a less than significant impact following compliance with the City’s General Plan, HBZSO, and GPU PEIR MM 4.13-1 and 4.13-2. Cumulative development combined with the Project would generate a demand for 1,132 1,202 acres of parkland.6 There are 975 1,073 acres of parkland in the City, including 767 acres of parks and 208 acres of public beach. When accounting for existing facilities, the remaining unmet parkland demand associated with cumulative development would be 59 227 acres. Additionally, the cumulative population forecast combined with the Project’s forecast population growth would total 240,523 persons, which cwould increase the use of existing recreational facilities such that substantial physical deterioration of a facility could occur or be accelerated. However, cumulative development would occur incrementally, based on market conditions and other factors, such that recreational facilities are not overburdened by substantially increased demands at any single point in time. All cumulative development would also undergo environmental review on a project-by-project basis pursuant to CEQA to evaluate potential impacts concerning recreational facilities. All cumulative projects would be subject to compliance with General Plan Policies ERC-1.A through ERC-1.H. Future cumulative development would also be subject to compliance with GPU PEIR MM 4.13 -1 and 4.13-2, which would ensure project applicants demonstrate compliance with City parkland requirements identified in HBZSO §254.08, either through dedication of on-site parkland or payment of applicable fees and that project applicants pay the Park Land/Open Space and Facilities Development Impact Fees in effect at the time of permit. Where significant or potentially significant impacts are identified, implementation of all feasible site-specific mitigation would be required to avoid or reduce impacts. For future residential development subject to a ministerial “by right” site plan review process, projects would be required to submit a GPU PEIR Mitigation Checklist identifying how they would comply with the GPU PEIR mitigation measures. Consequently, the Project combined with cumulative development would not result in significant cumulative environmental impacts concerning recreational facilities and no mitigation is required. Page 5.12-8, Section 5.12.9: References 6 Existing demand (985 acres) + Project Demand (147 acres) 528 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-6 City of Huntington Beach. City Parks. 2022. https://www.huntingtonbeachca.gov/residents/parks_facilities/parks/. Pages 5.12-1 through -8, Footer June 20212 Section 5.15: Utilities and Service Systems Pages 4.15-25 and -26, Section 5.15.6: Project Impacts and Mitigation, GPU PEIR MM 4.15-2 GPU PEIR MM 4.15-2 Future projects under the General Plan Update shall incorporate the following measures to ensure that conservation and efficient water use practices are implemented. Project proponents, as applicable, shall: 1) Require employees and residents to report leaks and water losses immediately and shall provide information and training as required to allow for efficient reporting and follow up. 2) Educate employees and residents about the importance and benefits of water conservation. 3) Create water conservation suggestion boxes, and place them in prominent areas. 4) Install signs in restrooms and cafeterias that encourage water conservation. 5) Assign an employee or resident to evaluate water conservation opportunities and effectiveness. 6) Develop and implement a water management plan for its facilities that includes methods for reducing overall water use. 7) Conduct a water use survey to update current water use needs. (Processes and equipment are constantly upgrading, thus changing the need for wa ter in some areas.) 8) Repair leaks. Check the water supply system for leaks and turn off unnecessary flows. 9) Utilize water-efficient irrigation systems and drought tolerant plant palette and ensure that sprinklers are directing water to landscape areas, and not to parking lots, sidewalks or other paved areas. 10) Adjust the irrigation schedule for seasonal changes. 529 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-7 11) Install low-flow or waterless fixtures in public and employee restrooms. 12) Instruct cleaning crews to use water efficiently for mopping. 13) Use brooms, squeegees, and wet/dry vacuums to clean surfaces before washing with water; do not use hoses as brooms. Sweep or blow paved areas to clean, rather than hosing off (applies outside, not inside). 14) Avoid washing building exteriors or other outside structures. 15) Sweep and vacuum parking lots/sidewalks/window surfaces rather than washing with water. 16) Switch from “wet” carpet cleaning methods, such as steam, to “dry,” powder methods. Change window-cleaning schedule from “periodic” to “as required.” 17) Set automatic optic sensors on icemakers to minimum fill levels to provide lowest possible daily requirement. Ensure units are air-cooled and not water- cooled. 18) Control the flow of water to the garbage disposal 19) Install and maintain spray rinsers for pot washing and reduce flow of spray rinsers for prewash 20) Turn off dishwashers when not in use – wash only full loads 21) Scrape rather than rinse dishes before washing 22) Operate steam tables to minimize excess water use 23) Discontinue use of water softening systems where possible 24) Ensure water pressure and flows to dishwashers are set a minimum required setting. 25) Install electric eye sensors for conveyor dishwashers 256) Retrofit existing flushometer (tankless) toilets with water-saving diaphragms and coordinate automatic systems with work hours so that they don’t run continuously 267) Use a shut-off nozzle on all hoses that can be adjusted down to a fine spray so that water flows only when needed. 530 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-8 278) Install automatic rain shutoff device on sprinkler systems 289) Launder hotel linens per room by request or after vacancy Section 7.0: Alternatives Page 7-17, Section 7.6: Project Alternatives Considered, Alternative 2, Aesthetics Aesthetics. New housing development under Alternative 2 would concentrate developments in the TCAs of the Beach and Edinger Corridors Specific Plan 14; however, development on the proposed Project candidate housing sites would still be able to occur. Alternative 2 is different than the proposed P roject in that Alternative 2 assumes higher density development in the TCAs but continues to allow development in the candidate housing sites. With higher densities in the TCAs under Alternative 2, it is anticipated that housing development would be predominately multi-family. Similar to Unlike the Project, Alternative 2 would not impact City identified scenic vistas such as the Pacific Ocean, the Bolsa Chica Ecological Reserve, the Huntington Beach Mesa, and the low, steep bluffs on the south side of the Pacific Coast Highway due to the taller building heights and higher densities. The increase in development associated with both the proposed Project and Alternative 2 could affect the Huntington Beach Municipal Pier with the increase in light and glare in the area. Following Despite compliance with General Plan Policies LU-7.A through LU-7.C, LU-8.B through LU-8.D, CIRC-7.E, and the California Building Standards Code (Part 11 of Title 24), and HBZSO design guidelines that address light and spillage and glare on adjacent properties), both the proposed Project and Alternative 2 would have a less than significant impact on aesthetic resources. Thus, the Alternative 2 would be considered environmentally equivalent inferior to the Project concerning aesthetics. Page 7-28, Section 7.7: Environmentally Superior Alternative, Table 7-2: Comparison of Project Alternatives Table 7-2: Comparison of Project Alternatives Resource Areas Alternative 1 No Project Alternative 2 Beach and Edinger Corridor Alternative Aesthetics  = Agriculture and Forestry Resources = = Air Quality  = Biological Resources = = Cultural Resources =  Energy  = Geology and Soils = = Greenhouse Gas Emissions = = Hazards and Hazardous Materials = = Hydrology and Water Quality   Land Use and Planning   531 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-9 Resource Areas Alternative 1 No Project Alternative 2 Beach and Edinger Corridor Alternative Mineral Resources = = Noise and Vibration = = Population and Housing  = Public Services  = Recreation = = Transportation   Tribal Cultural Resources = = Utilities and Service Systems  = Wildfire = =  Indicates an impact that is greater than the proposed Project (environmentally inferior).  Indicates an impact that is less than the proposed Project (environmentally superior). = Indicates an impact that is equal to the proposed Project (neither environmentally superior nor inferior). Appendix E: Hazardous Materials Data SWIS Number Site Name Site Operational Status Site Regulatory Status County Enforcement Agency (LEA/EA) 30-AB-0014 Gothard Street Landfill Closed Pre-regulation Orange Orange County 30-AB-0026 City Of Huntington Beach Landfill Closed Pre-regulation Orange Orange County 30-AB-0027 Ascon Landfill Closed Unpermitted Orange Orange County 532 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 3.0 | Errata to the Draft SEIR 3.0-10 This page intentionally left blank. 533 City of Huntington Beach 2021-2029 HEU Implementation Program Final Subsequent Environmental Impact Report September 2022 Appendix A Draft SEIR Distribution Package 534 535 From: Meng Heu <Meng.Heu@OPR.CA.GOV> Sent: Wednesday, June 29, 2022 2:39 PM To: Salas, Ruben <Ruben.Salas@kimley-horn.com> Subject: SCH Number 2021080104 Thank you for using CEQASubmit. Your notice has been posted. 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OldPorsche356/911/912 for re-storation by hob-byist 1948-1973 On-ly.Any condition, top$paid! PLEASELEAVE MESSAGE 1-707-339-5994. Email:porscherestoration@yahoo.com (Cal-SCAN) NOTICE OF PUBLIC HEARING BEFORETHE CIAB/PUBLIC WORKS COMMISSION OF THE CITY OF HUNTINGTON BEACH Notice of Public Hearing on consideration to accept and hear public comment onDepartment of Public Works Utilities Division Public Health Goals Report. Notice is hereby given that apublic hearing will be held by the CIAB/Public WorksCommission of the City of HuntingtonBeach, at the Utilities Yard, 19021 Huntington Street,at the hour of 5:00 PM, or as soon as possible thereafter on Wednesday,the 20th of July 2022for the purpose of considering acceptance of and hearing public comment on theDepartment of Public Works Utilities Division Public Health Goals Report. Pursuant to SB 1307 (Calderone-Sher; effective 01-01-97)areport on Public Health Goalsmust be prepared by water utilities on July 1, 1998 and every three years thereafter. Copiesof the report are available for review in the Office of the City Clerk at the address notedbelow. All interested persons are invited to attend the hearing on the Public Health Goals Report,to express their opinions for, or against, with written or oral comments. Writtencommunications to the CIAB/ Public Works Commission also may be mailed to the CityClerk. Further information may be obtained from the Office of the City Clerk, 2000 MainStreet, Huntington Beach, CA 92648- Phone (714) 536-5227. The City of Huntington Beachendeavors to accommodate persons of handicapped status in the admissionoraccess to, ortreatmentoremployment in, City programsoractivities.The City of Huntington Beach isan equal opportunities employer. Robin Estanislau, City Clerk City of Huntington Beach 2000 Main Street, 2ndFloor Huntington Beach, California 92648 714-536-5227 http://huntingtonbeachca.gov/HBPublicComments/ ZOOM LOG-IN INSTRUCTIONSMeeting URL:https://huntingtonbeach.zoom.us/j/92035557461?pwd=SGNRWUxqNTVrR0tOZWhJQXJPYllwZz09Passcode: 238081Phone one-tap:+16699006833,,92035557461#,,,,*238081# US (San Jose)+13462487799,,92035557461#,,,,*238081# US (Houston)Join by telephone:Dial (forhigher quality, dial anumber based on your current location):US: +1 669 900 6833 or +1 346 248 7799 or +1 253 215 8782 or +1 312 626 6799 or +1929 436 2866 or +1 301 7158592Meeting ID: 920 3555 7461Passcode: 238081 PublishedHuntingtonBeach WaveJune 30, 2022 LEGALADVERTISEMENTDEPARTMENT OF COMMUNITY DEVELOPMENTCITY OF HUNTINGTON BEACH Notice is herebygiven by the Department of Community Development of the City ofHuntington Beach that the following Notice of Availability has been prepared to notifyinterested parties that the Draft Subsequent Environmental Impact Report(SEIR) hasbeen prepared for the Huntington Beach 6th Cycle Housing Element Update (HEU) (2021-2029) Implementation Program (Project). The City of Huntington Beach is the lead agencyfor the preparation of this SEIR.The Draft SEIR will be available for public reviewand comment for 45 days commencing Wednesday, June 29, 2022 and endingMonday, August 15, 2022. The Draft SEIR identifies the potentialenvironmental impacts associated with the proposedHEU Implementation Program,including the Project’spotential to result in significant andunavoidable impacts concerning Air Quality, Greenhouse Gas Emissions, Hydrology andWater Quality, Noise, and Utilities and ServiceSystems. Impacts concerning the followingresource areas were determined to be less than significant or less than significant withmitigation incorporated: Cultural Resources, Energy, Geology and Soils, Hazards andHazardous Materials, Land Use and Planning, Population and Housing, Public Services,Recreation,Transportation,and Tribal Cultural Resources. PROJECT LOCATION:Citywide PROJECT DESCRIPTION:The Housing Element, which is acomponent of theHuntington Beach General Plan, provides direction for implementation of variousprogramstomeet existing and projected future housing needs for all income levels withinHuntingtonBeach. The City’s projected housing need for the 6th Cycle Regional HousingNeeds Assessment (RHNA) planning period (2021-2029) is 13,368 dwelling units (11,743 unitswhen accounting for existing applications and projects that are currently under review). State housing law requiresthe City to specify the number of housing units that canaccommodated on candidate housing sites. The City is not required to build dwelling units inorder to meet its RHNA allocation, only to identify potential sites and create the frameworkto allow the market the opportunity to develop these units. Therefore, the City hasdevelopedaHousing Program to accommodate the RHNA units, including amendments toexisting land use designations and zoning districts,anaffordable housing overlay,andidentification of underutilized, residentially-zoned parcels in an inventory of 378 candidatehousing sites (approximately 419 acres). None of these sites are on alist of hazardousmaterials sitescompiled pursuant to Government Code Section 65962.5. The Housing Program specifically addressedinthe SEIR includes amendments to theHuntingtonBeach Zoning and Subdivision Ordinance (HBZSO) and the Huntington BeachGeneral Plan Update (GPU) for changes to base/overlay districts and land usedesignations, as well as amendments to other planning documents, as needed forclarificationandconsistencypurposesandtoaccommodatefuturehousingsitesaspartofthe HEU’s Implementation Program. These amendments provide capacity for futuredevelopment of approximately 19,738housing units to meet the City’s remaining unmetRHNA of 11,743 housing units. Of the 378 candidate housing sites, 372 sites would be assignedan overlay to permit housing by right. These 372 overlay sites, as well as the three hotelconversion sites, would retain their existingunderlyingzoning/land use designations -onlythree sites would be rezoned/redesignated. The CEQA Project analyzed in the SEIRassumes 11,743 additional housing units will result from the proposed planning documentamendments. The HEU Implementation Program requires adoptionbyCityCouncilResolution at adulynoticed public hearing. Additionally, California Department of Housing and CommunityDevelopment will review the HEU Implementation Program for compliance withapplicable statutory provisions. The SEIR, which has been prepared in compliancewiththeCalifornia Environmental Quality Act, requirescertification by City Council. The followingdiscretionary actions are also required for the Project: ∂General Plan Amendment: to amend the Land Use Element to reflect updated land usedesignations for specific properties to ensure compliance with the HEUrezoning/overlay program. ∂Zoning Text Amendment: to revise applicable sectionsofthe HBZSO and Specific Pla-ns affected by the HEU rezoning/overlay program. ∂Zoning Map Amendment: to resolve potential zoning inconsistenciesresulting fro-madoption of the HEUrezoning/overlay program. Housing Element update documents, videos of community meetings, and presentationsdeveloped to date are available at the following website:https://www.huntingtonbeachca.gov/housingelement PUBLIC REVIEW AND COMMENT PERIOD:A45-day public review periodforsubmitting comments on the scope of the DraftSEIR starts on Wednesday, June 29, 2022and ends on Monday, August15, 2022 at 5:00 p.m.All comments shall be submitted via e-mail, U.S. Postal Service, or courier service no later than 5:00 p.m. on August 15, 2021. Allcomments shall be submitted in writing, including your name, address, and concerns, to:Alyssa Helper,Associate Planner, City of Huntington Beach,Department of CommunityDevelopment, 2000 Main Street, Huntington Beach, CA 92648 or via e-mail to:Alyssa.helper@surfcity-hb.org . Acopy of the Draft SEIR describing the Projectlocation and potential environmentaleffects is available at the following locations: ∂City of Huntington Beach Community Development Department,3rd Floor,2000 Main Street, HuntingtonBeach, California, 92648Hours: Monday –Friday, 8:00 AM –3:00 PM ∂Central Library, 7111 Talbert Avenue, Huntington Beach, CA 92647Hours vary, seewebsite:https://www.huntingtonbeachca.gov/government/departments/library/ ∂The Housing Element update website:https://www.huntingtonbeachca.gov/housingelement ∂The City’s websites:http://www.huntingtonbeachca.gov/government/departments/planning/major/ https://www.huntingtonbeachca.gov/government/departments/planning/environmental-reports/ PublishedHuntingotnBeach WaveJune 30, 2022 NOTICE IS HEREBY GIVEN theundersignedintends to sell the personalproperty described belowto enforce alien imposed on said property pursuant toSections 21700-21716 of the Business &ProfessionsCode, Section 2328 of the UCC, Section 535 of the PenalCode and provisions of the Civil Code. Any vehiclessold will be under Section 3071 of motor vehicle code.The Online bidding startson6/28/22 and ends at10:00AM ,7/07/22 .Full access to this auction can beviewed at www.bid13.com.The undersigned will besold by competitive bidding at BID13 on or after07/07/22 at 10:00AM or later, on the premiseswheresaid propertyhas been stored and which are locatedat: Allspace Huntington Beach8564 Hamilton AvenueHuntington Beach,CA92646County of OrangeState of California Unit sold appears to contain bins, skateboards,misc.household items Belonging to:UNIT# F028,Christopher Kearney Purchases must be paid for at the time of purchase inCASH ONLY .All purchased items sold as is and mustbe removed at the time of sale. Sale subject tocancellation in the event of settlement betweenownerand obligated party. Bid 13 HST License #864431754 PublishedHuntington Beach Wave June 23, 30, 202211542764 Legal Notice Legal Notice Legal NoticeLegal Notice Legal Notice Legal Notice Legal Notice Legal Notice Legal Notice Legal Notice Merchandise Clothing Furs Coins &Stamps Misc for Sale Wanted to Buy Real Estate Real Estate Services Rentals Unfurnished Apts Services Advertising Services Cable Satellite Services Domestic Services Misc Services Services Misc Services Moving Storage Painting Tr ansportation Autos Wanted/Swaps BESTDELIVERYINTHE GAME! Turn to theSports section for outstanding coverage of theDodgers, Angels and ALL local baseballaction. NobodyBeats Our Coverage.NobodyBeatsOurCoverage.ocregister.com/subscribeBlow out Clothing Sale60% OFF Blow Out Sale.Tanks, Shorts, Dresses,Shoes, Sweaters, Jeans,and more starting at 60%off! Mens &WomensBins of clothing $5 or less,while supplies last. Dress-ing rooms are open.Starts June 18th 10AMUptown Cheapskate24366 Rockfield BlvdLake Forest, CA 92630Uptown Cheapskate120 E. Yorba Linda BlvdPlacentia, CA. 92870 NORTH COUNTY MONTHLYCOIN SHOW SUN JULY 3rd9am-4pm Embassy SuitesHotel 3100 Frontera St.Anaheim CA -FREE COINDRAWINGS! Kids 13 &un-der free. $3 admission- $1discount with this ad! NextShow SUN AUG 7. KerryPieropan 714-271-8946PacificExposLLC.com SUMMONS(CITACION JUDICIAL)NOTICE TO DEFENDANT:(AVISO AL DEMANDO):Cassidy Fi ala PesakYOU ARE BEING SUED BY:Maria BautistaYouhave 30 CALENDAR DAYS after this summons and legal papers areserved onyou to file awritten response at this court and have acopy served on the plaintiff.Aletter or phone call will not protect you.Yo ur written response must be in properlegal form if you want the court to hear your case. Theremay be acourt form that youcan use for your response.Yo ucan find these court forms and moreinformation atthe California Courts Online Self-Help Center (www.courtinfo.ca.gov/selfhelp), yourcounty law library,or the courthouse nearest you. If you cannot pay the filing fee, askthe court clerk for afee waiver form. If you do not file your response on time, you maylose the case by default, and your wages, money,and property may be taken withoutfurther warning from the court.Thereare other legal requirements.Yo umay want to call an attorney right away.Ifyou do not know an attorney,you may want to call an attorney referral service. If youcannot affordanattorney,you may be eligible for free legal services from anonprofitlegal services program.Yo ucan locate these nonprofit groups at the California LegalServicesWebsite (www.lawhelpcalifornia.org), the California Courts Online Self-HelpCenter (www.courtinfo.ca.gov/selfhelp), or by contacting your local court or countybar association.NOTE:The Court has astatutory lien for waived fees and costs onany settlement or arbitration awardof$10,000 or moreinacivil case. The court's lienmust be paid beforethe court will dismiss the case.AVISO!Lo han demandado. Si noresponde dentro de 30 dias, la corte puede decidir en su contra sin escuchar su version.Lealainformacion acontinuacion.Ti ene 30 DIAS DE CALENDARIO despues de que le entreguen esta citacion ypapeleslegales para presentar una respuesta por escrito en esta corte yhacer que se entregueuna copia al demandante. Una carta ouna llamada telefonica no lo protegen. Surespuesta por escrito tiene que estar en formato legal correcto si desea que procesensu caso en la corte. Es posible que haya un formulario que usted pueda usar para surespuesta.Puede encontrar estos formularios de la corte ymas informacion en elCentro de Ay uda de las Cortes de California (www.sucorte.ca.gov),enlabiblioteca deleyes de su condado oenlacorte que le quede mas cerca. Si no pueda pagar la cuota depresentacion, pida al secretario de la corte que le de un formulario de exencion de pagodecuotas.Sinopresentasu respuesta atiempo,puedeperderelcasoporincumplimientoylacortelepodra quitar su sueldo, dinero ybienes sinmas advertencia.Hayotros requisitoslegales.Es recomendablequellame aunabogadoinmediatamente.Si no conoce aunabogado, puede llamar aunservicio de remision aabogados. Si nopuede pagar aunabogado, es posible que cumpla con los requisitos para obtenerservicioslegalesgratuitosdeunprogramadeservicioslegalessinfinesdelucro.Puedeencontrar estos grupos sin fines de lucro en el sitio web de California Legal Services,(www.lawhelpcalifornia.org),enelCentro de Ayuda de las Cortes del California,(www.sucorte.cagov)oponiendose en contacto con la corte oelcolegio de abogados locales.AVISO:Po rley,lacorte tiene derecho areclamar las cuotas ylos costos exentos porimponer un gravamen sobrecualquier recuperacion de $10,000 omas de valor recibidamediante un acuerdo ouna concesion de arbitrajeenuncasodederecho civil.Ti eneque pagar el gravamen de la corte antes de que la corte pueda desechar el caso.The name and address of the court is:(El nombreydireccion de la cortees):700 West Civic Center DriveSanta Ana, CA 90721SHORTNAME OF CASE (from Complaint)(NobredeCaso):MARIA BAUTISTAvs. UBER TECHNOLOGIES, INC.;RASIER-CA, LLC; CASSIDYFIALAPESAK; AND DOES 1TO100, INCLUSIVECASE NUMBER: (Numero del Caso):30-2021-01188915-CU-PA-CJCThe name, address, and telephone number of plaintiff's attorney,or plaintiff withoutan attorney,is: (El nombre, la direccion yelnumero de telefono del abogado deldemandante,odel demandante que no tiene abogado, es):3777 Long Beach Boulevard, ThirdFloor,Long Beach, California 90807(562) 283-5415DavidH.Ya masaki, Deputy (Adjunto)DATE: (Fecha) May 20 2022Clerk, by BPOOLFountainValley ViewPublished: 6/16, 6/23, 6/30, 7/7/22 STAT EMENT OFABANDONMENTOFUSEOFFICTITIOUSBUSINESS NAME20226635110The following person(s) has(have) abandoned the use of theFictitious Business Name:JOSHUAGOLD EXCHANGE10956 EL COCO CIRCLEFOUNTAINVALLEY,CA92780TheFictitious Business Namereferredtoabove was filed inOrange County on 11/09/2021FILE NO.20216620137Full name of Re gistrant:JOSHUADOAN10956 EL COCO CIRCLEFOUNTAINVALLEY,CA92708This business is conducted by anIndividual./s/ JOSHUADOAN, OWNERThis statement was filed with theCounty Clerk of Orange County on05/18/2022. Fountain Va lley ViewPublished: 6/9, 6/16, 6/23, 6/30/22 | CLASSIFIEDS | HUNTINGTON BEACH WAVE >> OCREGISTER.COM/HB THURSDAY, JUNE 30, 20228 A 541 Mitigation Monitoring and Reporting Program City of Huntington Beach 1 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date Aesthetics None - - - - - - Air Quality GPU PEIR MM 4.2-1 Project applicants shall require by contract specifications that all diesel-powered equipment used will be retrofitted with after-treatment products (e.g., engine catalysts). Contract specifications shall be included in project construction documents, which shall be reviewed by the City of Huntington Beach prior to issuance of a grading permit. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-2 Project applicants shall require by contract specifications that all heavy-duty diesel-powered equipment operating and refueling at the project site use low nitrogen oxides diesel fuel to the extent that it is readily available and cost effective in the Basin (this does not apply to diesel- powered trucks traveling to and from the project site). Contract specifications shall be included in project construction documents, which shall be reviewed by the City of Huntington Beach prior to issuance of a grading permit. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-3 Project applicants shall require by contract specifications that construction equipment engines be maintained in good condition and in proper tune per manufacturer’s specification for the duration of construction. Contract specifications shall be included in project construction documents, which shall be reviewed by the City of Huntington Beach prior to issuance of a grading permit. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-4 Project applicants shall require by contract specifications that construction operations rely on the electricity infrastructure surrounding the construction site rather than electrical generators powered by internal combustion Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development 542 Mitigation Monitoring and Reporting Program City of Huntington Beach 2 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date engines. Contract specifications shall be included in project construction documents, which shall be reviewed by the City of Huntington Beach prior to issuance of a grading permit. GPU PEIR MM 4.2-5 As required by South Coast Air Quality Management District Rule 403—Fugitive Dust, all construction activities that are capable of generating fugitive dust are required to implement dust control measures during each phase of project development to reduce the amount of particulate matter entrained in the ambient air. These measures include the following: 1) Application of soil stabilizers to inactive construction areas 2) Quick replacement of ground cover in disturbed areas 3) Watering of exposed surfaces three times daily 4) Watering of all unpaved haul roads three times daily 5) Covering all stockpiles with tarp 6) Reduction of vehicle speed on unpaved roads 7) Post signs on-site limiting traffic to 15 miles per hour or less 8) Sweep streets adjacent to the project site at the end of the day if visible soil material is carried over to adjacent roads 9) Cover or have water applied to the exposed surface of all trucks hauling dirt, sand, soil, or other loose materials prior to leaving the site to prevent dust from impacting the surrounding areas 10) Install wheel washers where vehicles enter and exit unpaved roads onto paved roads to wash off trucks and any equipment leaving the site each trip Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development 543 Mitigation Monitoring and Reporting Program City of Huntington Beach 3 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date GPU PEIR MM 4.2-6 Project applicants shall require by contract specifications that construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, shall be turned off when not in use for more than 30 minutes. Diesel-fueled commercial motor vehicles with gross vehicular weight ratings of greater than 10,000 pounds shall be turned off when not in use for more than 5 minutes. Contract specifications shall be included in future project construction documents, which shall be approved by the City of Huntington Beach. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-7 Project applicants shall require by contract specifications that construction parking be configured to minimize traffic interference during the construction period and, therefore, reduce idling of traffic. Contract specifications shall be included in future project construction documents, which shall be approved by the City of Huntington Beach. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-8 Project applicants shall require by contract specifications that temporary traffic controls are provided, such as a flag person, during all phases of construction to facilitate smooth traffic flow. Contract specifications shall be included in future project construction documents, which shall be approved by the City of Huntington Beach. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-9 Project applicants shall require by contract specifications that construction activities that affect traffic flow on the arterial system be scheduled to off -peak hours (10:00 a.m. to 4:00 p.m.). Contract specifications shall be included in future project construction documents, which shall be approved by the City of Huntington Beach. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-10 Project applicants shall require by contract specifications that dedicated on-site and off-site left-turn lanes on truck Contract language and Review and approve contract specifications and Plan check prior to Community Development 544 Mitigation Monitoring and Reporting Program City of Huntington Beach 4 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date hauling routes be utilized for movement of construc tion trucks and equipment on-site and off-site to the extent feasible during construction activities. Contract specifications shall be included in future project construction documents, which shall be approved by the City of Huntington Beach. notes on grading plans grading plans for inclusion issuance of a grading permit GPU PEIR MM 4.2-11 Upon issuance of building or grading permits, whichever is issued earlier, notification shall be mailed to owners and occupants of all developed land uses within 300 feet of a project site providing a schedule for major construction activities that will occur through the duration of the construction period. In addition, the notification will include the identification and contact number for a community liaison and designated construction manager that would be available on-site to monitor construction activities. The construction manager shall be respon sible for complying with all project requirements related to PM10 generation. The construction manager will be located at the on-site construction office during construction hours for the duration of all construction activities. Contact information for the community liaison and construction manager will be located at the construction office, City Hall, the police department, and a sign on site. Mail to owners and occupants within 300 feet of project site a notice regarding major construction activities Obtain confirmation that mailing to owners and occupants took place Plan check prior to issuance of a grading or building permits, which occur earlier Community Development GPU PEIR MM 4.2-12 Project applicants shall require by contract specifications that the architectural coating (paint and primer) products used would have a volatile organic compound rating of 125 50 grams per liter or less. Contract specifications shall be included in future project construction documents, which shall be reviewed and approved by the City of Huntington Beach. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.2-13 Project applicants shall require by contract specifications that materials that do not require painting be used during construction to the extent feasible. Contract specifications Contract language and notes on grading plans Review and approve contract specifications and Plan check prior to issuance of a grading permit Community Development 545 Mitigation Monitoring and Reporting Program City of Huntington Beach 5 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date shall be included in future project construction documents, which shall be reviewed and approved by the City of Huntington Beach. grading plans for inclusion GPU PEIR MM 4.2-14 Project applicants shall require by contract specifications that pre-painted construction materials be used to the extent feasible. Contract specifications shall be included in future project construction documents, which shall be reviewed and approved by the City of Huntington Beach. Contract language and notes on grading plans Review and approve contract specifications and grading plans for inclusion Plan check prior to issuance of a grading permit Community Development MM AQ-1 During the site-specific entitlement and/or the design review process, the City of Huntington Beach Community Development Department shall require a project-specific Health Risk Assessment for future residential development proposed within 500 feet of the I-405 freeway right-of - way, pursuant to the recommendations set forth in the CARB Air Quality and Land Use Handbook. The Health Risk Assessment shall evaluate a project per the following SCAQMD thresholds: • Cancer Risk: Emit carcinogenic or toxic contaminants that exceed the maximum individual cancer risk of 10 in one million. • Non‐Cancer Risk: Emit toxic contaminants that exceed the maximum hazard quotient of one in one million. The SCAQMD has also established non-carcinogenic risk parameters for use in HRAs. Noncarcinogenic risks are quantified by calculating a “hazard index,” expressed as the ratio between the ambient pollutant concentration and its toxicity or Reference Exposure Level (REL). An REL is a concentration at or below which health effects are not likely to occur. A hazard index less of than one (1.0) means that adverse health effects are not expected. If projects are found to exceed the SCAQMD’s Health Risk Assessment thresholds, mitigation measures, such as requiring MERV 13 air filters in all dwelling units, shall be Project-specific Health Risk Assessment Proof of completion During the site- specific entitlement and/or the design review process Community Development 546 Mitigation Monitoring and Reporting Program City of Huntington Beach 6 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date incorporated to reduce impacts to below SCAQMD thresholds. MM AQ-2 During the site-specific entitlement and/or the design review process, the City of Huntington Beach Community Development Department shall ensure that residential development shall not be located closer than 1,000 feet from any existing or proposed distribution center/warehouse facility which generates a minimum of 100 heavy truck trips per day, or 40 truck trips with transport refrigeration units (TRUs) per day, or TRU operations exceeding 300 hours per week, pursuant to the recommendations set forth in the CARB Air Quality and Land Use Handbook. If future residential development cannot meet this setback, a project-specific Health Risk Assessment shall be prepared to evaluate a project for the SCAQMD thresholds (i.e., carcinogenic risk equals or exceeds 10 in one million; acute non-carcinogenic hazard index equals or exceeds one; and/or if chronic non - carcinogenic hazard index equals or exceeds one, as outlined above). If projects are found to exceed the SCAQMD’s Health Risk Assessment thresholds, mitigation measures, such as requiring MERV 13 air filters in all dwelling units, shall be incorporated to reduce impacts to below SCAQMD thresholds. Ensure residential development is not located closer than 1,000 feet from any existing or proposed distribution center/ warehouse facility which generates a minimum of 100 heavy truck trips per day, or 40 truck trips with transport refrigeration units (TRUs) per day, or TRU operations exceeding 300 hours per week, pursuant to the recommendation s set forth in the CARB Air Quality and Land Use Handbook Review of Site Plan During the site- specific entitlement and/or the design review process Community Development Cultural Resources GPU PEIR MM 4.4-1 Prior to development activities that would demolish or otherwise physically affect buildings or structures 45 50 years old or older or affect their historic setting, the project–level applicant shall retain a cultural resource Proof of retention of an historical resource professional to Verify retention of qualified historical resource professional. Plan check prior to issuance of demolition or grading permit, Community Development 547 Mitigation Monitoring and Reporting Program City of Huntington Beach 7 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date professional who meets the Secretary of the Interior’s Professional Qualifications Standards for Architectural History to determine if the GP U would cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5 of the CEQA Guidelines. The investigation shall include, as determined appropriate by the cultural resource professional and the City of Huntington Beach, the appropriate archival research, including, if necessary, an updated records search of the South-Central Coastal Information Center of the California Historical Resources Information System and a pedestrian survey of the proposed development area to determine if any significant historic-period resources would be adversely affected by the proposed development. The results of the investigation shall be documented in a technical report or memorandum that identifies and evaluates any historical resources within the development area and includes recommendations and methods for eliminating or reducing impacts on historical resources. The technical report or memorandum shall be submitted to the City of Huntington Beach for approval. As determined necessary by the city, environmental documentation (e.g., CEQA documentation) prepared for future development under the General Plan Amendment shall reference or incorporate the findings and recommendations of the technical report or memorandum. The project-level applicant shall be responsible for implementing methods for eliminating or reducing impacts on historical resources identified in the technical report or memorandum. determine potential significance of structure 50 years old or older. Preparation of a technical report or memorandum documenting the result of historical resources investigation. Review and approve technical report or memorandum. If determined necessary, verify that project applicant has implemented methods identified in the technical report or memorandum for reducing impacts on historical resources. whichever occurs earlier GPU PEIR MM 4.4-2 Prior to any earth-disturbing activities (e.g., excavation, trenching, grading) that could encounter undisturbed soils, the project-level applicant for future development shall retain an archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for Proof of retention of archaeological professional to determine if a substantial adverse change Verify retention of qualified Archaeological professional, if necessary, and Prior to issuance of grading permit; Continued throughout ground Community Development 548 Mitigation Monitoring and Reporting Program City of Huntington Beach 8 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date Archaeology to determine if site-specific development allowed under the General Plan Update could result in a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5 of the CEQA Guidelines or disturb human remains. The investigation shall include, as determined appropriate by the archaeologist and the City of Huntington Beach, an updated records search of the South Central Coastal Information Center of the California Historical Re sources Information System, updated Native American consultation, and a pedestrian survey of the area proposed for development. The results of the investigation shall be documented in a technical report or memorandum that identifies and evaluates any archaeological resources within the development area and includes recommendations and methods for eliminating or avoiding impacts on archaeological resources or human remains. The measures shall include, as appropriate, subsurface testing of archaeological resources and/or construction monitoring by a qualified professional and, if necessary, appropriate Native American monitors identified by the applicable tribe (e.g., the Gabrielino Tongva Nation) and/or the Native American Heritage Commission. The methods shall also include procedures for the unanticipated discovery of human remains, which shall be in accordance with Section 5097.98 of the State Public Resources Code and Section 7050.5 of California’s Health and Safety Code. The technical report or memorandum shall be submitted to the City of Huntington Beach for approval. As determined necessary by the city, environmental documentation (e.g., CEQA documentation) prepared for future development allowed under the General Plan Update shall reference or incorporate the findings and recommendations of the technical report or memorandum. The project-level applicant shall be responsible for implementing methods would occur to an archaeological resource. Preparation of a technical report or memorandum documenting the result of archaeological resources investigation Developer shall implement all recommendation s of the technical report or memorandum. complete documentation Review and approve technical report or memorandum. If determined necessary, verify that project applicant has implemented methods identified in the technical report or memorandum for reducing impacts on archaeological resources. disturbing activities, as required 549 Mitigation Monitoring and Reporting Program City of Huntington Beach 9 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date for eliminating or avoiding impacts on archaeological resources identified in the technical report or memorandum. Projects that would not encounter undisturbed soils and would therefore not be required to retain an archaeologist shall demonstrate non-disturbance to the city through the appropriate construction plans or geotechnical studies prior to any earth -disturbing activities. Projects that would include any earth disturbance (disturbed or undisturbed soils) shall comply with MM 4.4-3. GPU PEIR MM 4.4-3 If evidence of an archaeological site or other suspected historical resource as defined by CEQA Guidelines Section 15064.5, including darkened soil representing past human activity (“midden”), that could conceal material remains (e.g., worked stone, fired clay vessels, faunal bone, hearths, storage pits, or burials) are discovered during any project-related earth-disturbing activities (including projects that would not encounter undisturbed soils), all earth-disturbing activity within 100 feet of the find shall be halted and the City of Huntington Beach shall be notified. The project-level applicant shall retain an archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for Archaeology to assess the significance of the find. Impacts to any significant resources shall be mitigated to a less than significant level through data recovery or other methods determined adequate by the archaeologist and that are consistent with the Secretary of the Interior's Standards for Archaeological Documentation. Any identified cultural resources shall be recorded on the appropriate DPR 523 form and filed with the appropriate Information Center. Proof of retention of archaeological professional to determine if a substantial adverse change would occur to an archaeological resource Verify retention of qualified archaeological professional, if necessary, and complete documentation Prior to issuance of grading permit; Continued throughout ground disturbing activities, as required Community Development Energy None. - - - - - - 550 Mitigation Monitoring and Reporting Program City of Huntington Beach 10 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date Geology and Soils GPU PEIR MM 4.5-1 Prior to issuance of a grading permit, a California-licensed Certified Engineering Geologist and/or Geotechnical Engineer shall prepare and submit to the City of Huntington Beach Department of Public Works a detailed soils and geotechnical analysis. The report shall include soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, liquefaction, expansive soils, soil erosion, earthquake faulting and landscaping. Detailed soils and geotechnical report (prepared by a Certified Engineering Geologist or Geotechnical Engineer) to the City prior to issuance of a grading permit As necessary, review and approve Recommendations and any other relevant document per this mitigation Plan check prior to issuance of a grading permit Community Development GPU PEIR MM 4.5-2 Any future project within the planning area shall comply with the recommendations of a final soils and geotechnical report (a preliminary report would be required per MM 4.5-1). These recommendations shall be implemented in the design of a project, including but not limited to measures associated with site preparation, fill placement, temporary shoring and permanent dewatering, groundwater seismic design features, excavation stability, foundations, soil stabilization, establishment of deep foundations, concrete slabs and pavements, surface drainage, cement type and corrosion measures, erosion control, shoring and internal bracing, and plan review. Soils and geotechnical analysis and notes on grading plan and building plans Review and approve grading and building plans for inclusion of final soils and geotechnical recommendations Plan check prior to issuance of a grading permit Public Works GPU PEIR MM 4.5-3 Pre-Construction Soil Condition Evaluation. A site-specific evaluation of soil conditions would be required with the submittal of grading plans for all future projects and must contain recommendations for ground preparation and earthwork specific to the site. Site-specific pre-construction soil condition evaluation Review and approve grading and building plans for inclusion of pre-construction soil condition evaluation recommendations Plan check prior to issuance of a grading permit Public Works GPU PEIR MM 4.4-4 Should paleontological resources (i.e., fossil remains) be identified at a particular site during project construction, Proof of retention of a paleontological Verify retention of qualified paleontological Prior to issuance of grading permit; Community Development 551 Mitigation Monitoring and Reporting Program City of Huntington Beach 11 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date the construction foreman shall cease construction within 100 feet of the find until a qualified professional can provide an evaluation. Mitigation of resource impacts shall be implemented and funded by the project-level applicant and shall be conducted as follows: 1) Identify and evaluate paleontological resources by intense field survey where impacts are considered high 2) Assess effects on identified sites 3) Consult with the institutional/academic paleontologists conducting research investigations within the geological formations that are slated to be impacted 4) Obtain comments from the researchers 5) Comply with researchers’ recommendations to address any significant adverse effects were determined by the city to be feasible In considering any suggested mitigation proposed by the consulting paleontologist, the City of Huntington Beach staff shall determine whether avoidance is necessary and feasible in light of factors such as the nature of the find, project design, costs, applicable policies and land use assumptions, and other considerations. If avoidance is unnecessary or infeasible, other app ropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation for paleontological resources is carried out. professional to determine if a substantial adverse change would occur to a paleontological resource professional, if necessary Continued throughout ground disturbing activities, as required Greenhouse Gas Emissions None. - - - - - - Hazards and Hazardous Materials GPU PEIR MM 4.7-1 Prior to the issuance of grading permits, future development in the planning area shall comply with Huntington Beach Fire Department City Specification No. 429, Methane Mitigation Requirements. A plan for the Methane Testing Plan Review and approval of testing plan Prior to start of Sampling Prior to issuance of any Fire 552 Mitigation Monitoring and Reporting Program City of Huntington Beach 12 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date testing of soils for the presence of methane gas shall be prepared and submitted by the project-level applicant to the Huntington Beach Fire Department for review and approval, prior to the commencement of sampling. If significant levels of methane gas are discovered in the soil on a future development site, the project-level applicant’s grading, building, and methane plans shall reference that a sub-slab methane barrier and vent system will be installed at the site per City Specification No. 429, prior to plan approval. If required by the Huntington Beach Fire Department, additional methane mitigation measures to reduce the level of methane gas to acceptable levels shall be implemented. Notes on building and methane plans Review and approve building and methane gas plans for appropriate documents. grading permit and during construction GPU PEIR MM 4.7-2 Prior to the issuance of grading permits on any project site, the project applicant shall: 1) Investigate the project site to determine whether it or immediately adjacent areas have a record of hazardous material contamination via the preparation of a preliminary environmental site assessment, which shall be submitted to the city for review. If contamination is found the report shall characterize the site according to the nature and extent of contamination that is present before development activities precede at that site. 2) If contamination is determined to be on -site, the city, in accordance with appropriate regulatory agencies, shall determine the need for further investigation and/or remediation of the soils conditions on the contaminated site. If further investigation or remediation is required, it shall be the responsibility of the site developer(s) to complete such investigation and/or remediation prior to construction of the project. Preparation of technical documentation to address site- specific hazards; Risk Management Plan and Site Health and Safety Plan. Review technical documentation and, as necessary, review and approve closure reports. Plan check prior to issuance of demolition or grading permits, whichever occurs earlier Fire 553 Mitigation Monitoring and Reporting Program City of Huntington Beach 13 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date 3) If remediation is required as identified by the local oversight agency, it shall be accomplished in a manner that reduces risk to below applicable standards and shall be completed prior to issuance of any occupancy permits. 4) Closure reports or other reports acceptable to the Huntington Beach Fire Department that document the successful completion of required remediation activities, if any, for contaminated soils, in accordance with City Specification 429 and 431-92, shall be submitted and approved by the Huntington Beach Fire Department prior to the issuance of grading permits for any site development. No construction shall occur in the affected area until reports have been accepted by the city. 5) Any on-site oil wells will need to comply with the requirements found in City Specification No. 429. If abandonment is required, then the well will need to be abandoned to the current California Geologic Energy Management Division (CalGEM) standard for abandonment. GPU PEIR MM 4.7-3 In the event that previously unknown or unidentified soil and/or groundwater contamination that could present a threat to human health or the environment is encountered during construction, construction activities in the immediate vicinity of the contamination shall cease immediately. If contamination is encountered, a Risk Management Plan shall be prepared and implemented that (1) identifies the contaminants of concern and the potential risk each contaminant would pose to human health and the environment during construction and post- development and (2) describes measures to be taken to protect workers, and the public from exposure to potential site hazards. Such measures could include a range of Risk Management Plan and Site Health and Safety Plan Review and approve any grading plans for inclusion Plan check prior to issuance of any grading permit and during construction Fire 554 Mitigation Monitoring and Reporting Program City of Huntington Beach 14 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date options, including, but not limited to, physical site controls during construction, remediation, long-term monitoring, post-development maintenance or access limitations, or some combination thereof. Depending on the nature of contamination, if any, appropriate agencies shall be notified (e.g., City of Huntington Beach Fire Department). If needed, a Site Health and Safety Plan that meets Occupational Safety and Health Administration requirements shall be prepared and in place prior to commencement of work in any contaminated area. GPU PEIR MM 4.7-4 To ensure adequate access for emergency vehicles when construction activities would result in temporary lane or roadway closures, a future project applicant shall consult with the City of Huntington Beach Police or Fire Departments to disclose temporary lane or roadway closures and alternative travel routes. The project-level applicant shall be required to keep a minimum of one lane in each direction free from encumbrances at all times on perimeter streets accessing a project site. At any time only a single lane is available, the project-level applicant shall provide a temporary traffic signal, signal carriers (i.e., flagpersons), or other appropriate traffic controls to allow travel in both directions. If construction activities require the complete closure of a roadway segment, the applicant shall coordinate with the City of Huntington Beach Police and Fire Departments to designate proper detour routes and signage indicating alternative routes. Prepare construction roadway plans Plan check prior to grading or building permits, whichever occurs earlier Prior to approval of grading or building permits, whichever occurs earlier Fire, Police Hydrology and Water Quality GPU PEIR MM 4.8-1 The City of Huntington Beach shall require applicants for new development and significant redevelopment projects within the planning area to prepare a project-specific preliminary Water Quality Management Plan (WQMP) in accordance with the Model WQMP and Techn ical Guidance Document requirements and all current adopted Water Quality Management Plan Review and approve WQMP Prior to receiving a precise grading permit Public Works 555 Mitigation Monitoring and Reporting Program City of Huntington Beach 15 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date permits. The WQMP shall be prepared by a Licensed Civil Engineer and submitted for review and acceptance by the City of Huntington Beach Public Works Department prior to issuance of a Precise Grading or Building permit. Best management practices in the WQMP shall be designed in accordance with the Municipal NPDES Permit, Model WQMP, Technical Guidance Document, Drainage Area Management Plan, and City of Huntington Beach Local Implementation Plan. A ll projects shall include site design and source control best management practices in the project WQMP. Additionally, new development or significant redevelopment projects and priority projects shall include low impact development principles to reduce runoff to a level consistent with the maximum extent practicable and treatment control best management practices in the WQMP. If permanent dewatering is required and allowed by the city, OCWD, and other regulatory agencies, the applicant shall include a description of the dewatering technique, discharge location, discharge quantities, chemical characteristics of discharged water, operations and maintenance plan, and Waste Discharger Identification number for proof of coverage under the De Minimus Permit or copy of the individual waste discharge requirements in the WQMP. Additionally, the WQMP shall incorporate any additional best management practices as required by the City of Huntington Beach Public Works Department. The WQMP shall include the following additional requirements: 1) Project and Site Characterization Requirements a) Entitlement Application numbers and site address shall be included on the title sheet of the WQMP 556 Mitigation Monitoring and Reporting Program City of Huntington Beach 16 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date b) In the project description section, explain whether proposed use includes on-site food preparation, eating areas (if not please state), outdoor activities to be expected, vehicle maintenance, service, washing cleaning (if prohibited on-site, please state) c) All potential pollutants of concern for a proposed project land use type as per Table 2.I.1 of the Technical Guidance Document shall be identified d) A narrative describing how all potential pollutants of concern will be addressed through the implementation of BMPs and describing how site design BMPs concepts will be considered and incorporated into the project design shall be included e) Existing soil types and estimated percentages of perviousness for existing and proposed conditions shall be identified f) In Section I of the WQMP, state verbatim the Development Requirements from the Planning Department’s letter to the applicant g) A site plan showing the location of the selected treatment control BMPs and drainage areas shall be included in the WQMP h) A Geotechnical Report shall be submitted to address site conditions for determination of infiltration limitations and other pertinent characteristics. 2) Pursuant to the County’s Technician Guidance Document, the feasibility of Low Impact Development (LID) BMPs, such as infiltration, harvest and reuse, evapotranspiration, and biotreatment, shall be first in the stormwater treatment design for a new development or redevelopment priority project. 3) Project-Based Treatment Control BMPs 557 Mitigation Monitoring and Reporting Program City of Huntington Beach 17 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date a) Infiltration-type BMPs shall not be used unless the Geotechnical Report states otherwise. b) Wet swales and grassed channels shall not be used because of the slow infiltration rates of project site soils, the potentially shallow depth to groundwater, and water conservation needs c) If proprietary Structural Treatment Control devices are used, they shall be sited and designed in compliance with the manufacturers design criteria d) Surface exposed treatment control BMPs shall be selected such that standing water drains or evaporates within 24 hours or as required by the County’s vector control e) Excess stormwater runoff shall bypass the treatment control BMPs unless they are designed to handle the flow rate or volume from a 100-year storm event without reducing effectiveness. Effectiveness of any treatment control BMPs for removing the pollutants of concern shall be documented via analytical models or existing studies on effectiveness. f) A project WQMP shall incorporate water efficient landscaping using drought tolerant, native plants in accordance with Landscape and Irrigation Plans g) Pet waste stations (stations that provide waste pick-up bags and a convenient disposal container protected from precipitation) shall be provided and maintained h) Building materials shall minimize exposure of bare metals to stormwater. Copper or Zinc roofing materials, including downspouts, shall be prohibited. Bare metal surfaces shall be painted with non-lead-containing paint i) Any applicant proposing development in the planning area is encouraged to consider LID BMPs 558 Mitigation Monitoring and Reporting Program City of Huntington Beach 18 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date for infiltration, harvest and reuse, evapotranspiration, and bio-treatment 4) Structural and Non-Structural BMPs. The WQMP shall include the following operations and maintenance BMPs, where applicable. Additionally, a commitment and mechanism to fund and implement an operational and maintenance program that includes the following must be included: a) Minimum landscape maintenance standards and tree trimming requirements for the total project site. Landscape maintenance shall be performed by a qualified landscape maintenance company or individual in accordance with a Chemical Management Plan detailing chemical application methods, chemical handling procedures, and worker training. Pesticide application shall be performed by a certified applicator. No chemicals shall be stored on-site unless in a covered and contained area and in accordance with an approved Materials Management Plan. Application rates shall not exceed labeled rates for pesticides, and shall not exceed soil test rates for nutrients. Slow release fertilizers shall be used to prevent excessive nutrients in stormwater or irrigation runoff. b) Maintenance and tree trimming procedures per the ANSI A-300 Standards as established by the International Society of Arborist must be followed. All trees shall be trimmed by or under the direct observation/direction of a licensed/ certified Arborist. c) Landscape irrigation shall be performed in accordance with an Irrigation Management Plan to minimize excess irrigation contributing to dry - and wet-weather runoff. Automated sprinklers shall be used and be inspected at least quarterly and 559 Mitigation Monitoring and Reporting Program City of Huntington Beach 19 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date adjusted yearly to minimize potential excess irrigation flows. Landscape irrigation maintenance shall be performed in accordance with the approved irrigation plans, the city Water Ordinance and per the city Arboricultural and Landscape Standards and Specifications. d) Proprietary stormwater treatment systems maintenance shall be in accordance with the manufacturer’s recommendations. If a nonproprietary treatment system is used, maintenance shall be in accordance with standard practices as identified in the current CASQA handbooks, operations and maintenance procedures outlined in the approved WQMP, or other city-accepted guidance. e) Signage, enforcement of pet waste controls, and public education would improve use and compliance, and therefore, effectiveness of the program, and reduce the potential for hazardous materials and other pollution in stormwater runoff. The responsible entity (e.g., HOA, property manager) shall prepare and install and include pet waste controls (e.g., requirements for pet waste cleanup, pet activity area restrictions, pet waste disposal restrictions) in the Association agreement/Conditions, Covenants, and Restrictions. f) Street and parking lot/area sweeping shall be performed at an adequate frequency to prevent buildup of pollutants (for street sweeping effectiveness see http://www.fhwa.dot.gov/environment/ultraurb/ ). g) A maintenance plan for BMPs and facilities identifying responsible parties and maintenance schedules and appropriate BMPs to minimize 560 Mitigation Monitoring and Reporting Program City of Huntington Beach 20 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date discharges of contaminants to storm drain systems during maintenance operations. h) The responsible entity (e.g., HOA, property manager) must retain records of all maintenance of BMPs including outside vendor invoices. 5) Site Design BMPs. Any applicant proposing development in the planning area is required to incorporate low impact development principles as defined in the NPDES Permit and, if allowed in accordance with the geotechnical report and limitations on infiltration BMPs, encouraged the following LID BMPs: infiltration, harvest and reuse, evapotranspiration, and bio-treatment. GPU PEIR MM 4.8-2 The City of Huntington Beach shall require that any applicant prepare a groundwater hydrology study to determine the lateral transmissivity of area soils and a safe pumping yield such that dewatering activities do not interfere with nearby water supplies. The groundwater hydrology study shall make recommendations on whether permanent groundwater dewatering is feasible within the constraints of a safe pumping level. The applicant’s engineer of record shall incorporate the hydrology study designs and recommendations into project plans. If safe groundwater dewatering is determined to not be feasible, permanent groundwater dewatering shall not be implemented. The City of Huntington Beach Director of Public Works, Orange County Water District, and other regulatory agencies shall approve or disapprove any permanent groundwater dewatering based on the groundwater hydrology study and qualified engineers’ recommendations. Groundwater Hydrology Study Review and approve Groundwater Hydrology Study Prior to issuance of a precise grading permit Public Works 561 Mitigation Monitoring and Reporting Program City of Huntington Beach 21 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date GPU PEIR MM 4.8-3 The City of Huntington Beach shall require that adequate capacity in the storm drain system is demonstrated from a specific development site discharge location to the nearest main channel to accommodate discharges from the specific development. If capacity is demonstrated as adequate, upgrades may not be required. If capacity is not adequate, the City of Huntington Beach shall identify corrective action(s) required by the specific development applicant to ensure adequate capacity. Corrective action could include, but is not limited to: 1) Construction of new storm drain infrastructure, as identified in the Master Plan of Drainage or based on the Hydrology and Hydraulic Study, if the Hydrology and Hydraulic Study identifies greater impacts than the Master Plan of Drainage 2) Improvement of existing storm drain infrastructure, as identified in the Master Plan of Drainage or based on the Hydrology and Hydraulic Study, if the Hydrology and Hydraulic Study identifies greater impacts than the Master Plan of Drainage 3) In-lieu fees to implement system-wide storm drain infrastructure improvements 4) Other mechanisms as determined by the City of Huntington Beach Public Works Department. 5) For nonresidential areas, if redevelopment would result in an impervious fraction of less than 0.9 and does not increase the directly connected impervious area compared to existing conditions, runoff is expected to remain the same or less than as assessed in the Master Plan of Drainage and only Master Plan of Drainage improvements would be required. Hydrology and Hydraulics Study Review and approve study Prior to issuance of a precise grading permit Public Works 562 Mitigation Monitoring and Reporting Program City of Huntington Beach 22 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date Because some storm drain system constraints may be located far downgradient from the actual development site, several properties may serve to contribute to system capacity constraints. Therefore, the City of Huntington Beach Public Works Department shall assess each site development and system characteristics to identify the best method for achieving adequate capacity in the storm drain system. Drainage assessment fees/districts to improve/implement storm drains at downstream locations or where contributing areas are large are enforced through Municipal Code (§14.20). The City of Huntington Beach Public Works Department shall review the Hydrology and Hydraulic Study and determine required corrective action(s) or if a waiver of corrective action is applicable. The site-specific development applicant shall incorporate required corrective actions into their project design and/or plan. Prior to receiving a Certificate of Occupancy or final inspection, the Public Works Department shall ensure that required corrective action has been implemented. Land Use and Planning None. - - - - - Noise GPU PEIR MM 4.10-1 Project applicants will require by contract specifications that the following construction best management practices be implemented by contractors to reduce construction noise levels: 1) Ensure that construction equipment is properly muffled according to industry standards and be in good working condition 2) Place noise-generating construction equipment and locate construction staging areas away from sensitive uses, where feasible Contract language and notes on grading and building plans Review and approve contract specifications, grading and building plans for inclusion Periodic field check Plan check prior to issuance of a grading permit During construction Community Development Community Development 563 Mitigation Monitoring and Reporting Program City of Huntington Beach 23 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date 3) Schedule high noise-producing activities between the hours of 8:00 a.m. and 5:00 p.m. to minimize disruption on sensitive uses, Monday through Saturday. Schedule pile-driving activities between the hours of 8:00 a.m. and 4:00 p.m. on Monday through Friday only. 4) Implement noise attenuation measures, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources. 5) Use electric air compressors and similar power tools rather than diesel equipment, where feasible. 6) Construction-related equipment, including heavy -duty equipment, motor vehicles, and portable equipment, will be turned off when not in use for more than 10 minutes. 7) Construction hours, allowable workdays, and the phone number of the job superintendent will be clearly posted at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City of Huntington Beach or the job superintendent receives a complaint, the superintendent will investigate, take appropriate corrective action, and report the action taken to the reporting party. Contract specifications will be included in construction documents, which will be reviewed by the City of Huntington Beach prior to issuance of a grading permit. GPU PEIR MM 4.10-2 Project applicants will require by contract specifications that construction staging areas along with the operation of earthmoving equipment within the project area would be located as far away from vibration and noise sensitive sites as possible. Contract specifications will be included in construction documents, which will be reviewed by the Contract language and notes on grading plans and building plans Review and approve grading plans and building plans for inclusion Prior to issuance of a grading permit Community Development 564 Mitigation Monitoring and Reporting Program City of Huntington Beach 24 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date City of Huntington Beach prior to issuance of a grading permit. GPU PEIR MM 4.10-3 Project applicants will require by contract specifications that heavily loaded trucks used during construction would be routed away from residential streets. Contract specifications will be included in construction documents, which will be reviewed by the City of Huntington Beach prior to issuance of a grading permit. Contract language and notes on grading plans and building plans Review and approve grading plans and building plans for inclusion Prior to issuance of a grading permit Community Development GPU PEIR MM 4.10-4 Prior to issuance of building permits, project applicants will submit an acoustical study for each development, prepared by a certified acoustical engineer. Should the results of the acoustical study indicate that exterior and interior noise levels would exceed the standards set forth in the City of Huntington Beach Municipal Code §8.40.050 through §8.40.070, the project applicant will include design measures that may include acoustical paneling or walls to ensure that noise levels do not exceed City standards. Final project design will incorporate special design measures in the construction of the residential units, if necessary. Acoustical Study Review and approval of study and building plans for inclusion of any special design measures from acoustical study Prior to issuance of building permits Community Development GPU PEIR MM 4.10-5 Prior to issuance of construction permits, applicants for new development projects that require pile driving must incorporate the following vibration-reducing techniques as determined feasible by a project-related geotechnical study: 1) Install intake and exhaust mufflers on p ile-driving equipment. 2) Vibrate piles into place when feasible, and install shrouds around the pile-driving hammer where feasible. 3) Implement “quiet” pile-driving technology (such as pre-drilling of piles and the use of more than one pile Contract language and notes on grading and building plans Review and approve contract specifications, grading and building plans for inclusion Periodic field check Plan check prior to issuance of a grading permit During construction Community Development Building Division 565 Mitigation Monitoring and Reporting Program City of Huntington Beach 25 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date driver to shorten the total pile driving duration), where feasible, in consideration of geotechnical and structural requirements and conditions. 4) Use cushion blocks to dampen impact noise, if feasible, based on soil conditions. Cushion blocks are blocks of material that are used with impact hammer pile drivers. They consist of blocks of material placed atop a pile during installation to minimize noise generated when driving the pile. Materials typically used for cushion blocks include wood, nylon, and micarta (a composite material). 5) At least 48 hours prior to pile-driving activities, notify building owners and occupants within 600 feet of the project area of the dates, hours, and expected duration of such activities. Population and Housing None. - - - - - Public Services GPU PEIR MM 4.12-1 Subject to the city’s annual budgetary process, which considers available funding and the staffing levels needed to provide acceptable response time for fire and police services, the city shall provide sufficient funding to maintain the city’s standard, average level of service through the use of General Fund monies. Budget sufficiently to maintain standard level of fire and police protection Review at annual budgetary discussions; Review currently standard levels Prior to issuance of building permits Community Development GPU PEIR MM 4.12-2 The applicant of future individual development projects shall pay required development impact fees for fire suppression facilities, as required by HBMC §17.74. These fees are currently $349.85 for any new attached dwelling unit, $844.11 for any new detached dwelling unit, $1,449.23 for each mobile home dwelling unit, $0.00 per hotel/motel unit, $0.301 per square foot of commercial/office uses, and $0.0275 per square foot of industrial uses. Payment of applicable impact fee Confirm payment Prior to final inspection Building Division 566 Mitigation Monitoring and Reporting Program City of Huntington Beach 26 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date GPU PEIR MM 4.12-3 The applicant of future individual development projects shall pay required development impact fees for police facilities as required by HBMC §17.75. These fees are currently $746.48 for any new attached dwelling unit, $362.05 for any new detached dwelling unit, $337.64 for each mobile home dwelling unit, $0.00 per hotel/motel unit, $0.953 per square foot of commercial/office uses, and $0.406 per of industrial uses. Payment of applicable impact fee Confirm payment Prior to final inspection Building Division GPU PEIR MM 4.12-4 Project applicants for future development located within the Huntington Beach City School District shall pay all applicable development impact fees in effect at the time of building permit issuance to the Huntington Beach City School District to cover additional school services required by the new development. These fees are currently $1.52 per square foot for any new multi-family attached residential unit, $0.29 per of commercial/ industrial development, and $0.25 per square foot of hotel/motel development. Payment of applicable impact fee Confirm payment Prior to issuance of building permits Building Division GPU PEIR MM 4.12-5 Project applicants for future development located within the Ocean View School District shall pay all applicable development impact fees in effect at the time of building permit issuance to the Ocean View School District to cover additional school services required by the new development. These fees are currently $1.37 per square foot of accessible interior space for any new residential unit and $0.22 per square foot of covered floor space for new commercial/retail development. Payment of applicable impact fee Confirm payment Prior to issuance of building permits Building Division GPU PEIR MM 4.12-6 Future project applicants shall pay all applicable development impact fees in effect at the time of building permit issuance to the Huntington Beach Union High School District to cover additional school services required by the new development. These fees are cur rently $1.15 Payment of applicable impact fee Confirm payment Prior to issuance of building permits Building Division 567 Mitigation Monitoring and Reporting Program City of Huntington Beach 27 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date per square foot of accessible interior space for any new residential unit and $0.16 per square foot of covered floor space for new commercial/retail development. GPU PEIR MM 4.12-7 The applicant of future individual development projects shall pay required library development impact fees per §17.67 of the city’s Municipal Code (Library Development Fee), prior to issuance of building permits. These fees are currently $866.48 for any new attached dwelling unit, $1,179.72 for any new detached dwelling unit, $708.85 for each mobile home dwelling unit, $0.041 per square foot of hotel/motel unit, with no fee for commercial/office and industrial uses. Payment of applicable impact fee Confirm payment Prior to issuance of building permits Building Division Recreation GPU PEIR MM 4.13-1 For future projects that require a subdivision map, prior to the issuance of building permits within the city, project applicants shall demonstrate compliance with city parkland requirements identified in City of Huntington Beach Zoning and Subdivision Ordinance, §254.08 (or Ordinance No. 3596), either through the dedication of on-site parkland or through payment of applicable fees. Any on-site park provided in compliance with this section shall be improved prior to final inspection (occupancy) of the first residential unit (other than model homes). Current fees per unit for projects with a subdivision map are $13,385 for any new attached dwelling unit, $17,857 for any new detached dwelling unit, and $11,169 for any new mobile home unit. Payment of applicable impact fee Confirm payment Prior to issuance of building permits Community Development GPU PEIR MM 4.13-2 Prior to the issuance of building permits within the city, project applicants shall pay the Park Land/Open Space and Facilities Development Impact Fees in effect at the time of permit. These fees are currently $12,732.84 for any new attached dwelling unit, $16,554.73 for any new detached dwelling unit, $10,222.88 for each mobile home dwelling Payment of applicable impact fee Prior to issuance of building permits Community Development 568 Mitigation Monitoring and Reporting Program City of Huntington Beach 28 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date unit, $0.234 per square foot of hotel/motel unit, $0.897 per square foot of commercial/office uses, and $0.730 per square foot of industrial uses. Transportation and Traffic GPU PEIR MM 4.14-1 For future projects that occur within proximity of the Gothard Street/Center Avenue intersection, the project applicant(s), as required by the Transportation Administrative Report at the time of application, shall make a fair share contribution for the addition of 1) a second westbound left turn lane (Buildout of the County Master Plan of Arterial Highways (MPAH) scenario, MPAH Amendment scenario) 2) a second southbound left turn lane (Buildout of the MPAH scenario, MPAH Amendment scenario) 3) an additional westbound left turn lane (MPAH Amendment scenario only) Proof of fair share payment Confirm payment Prior to issuance of certificate of occupancy Public Works GPU PEIR MM 4.14-2 For future projects that occur within proximity of the Brookhurst Street/Adams Avenue intersection, the project applicant(s), as required by the Transportation Administrative Report at the time of application, shall make a fair share contribution for the addition of 1) conversion of the eastbound right turn lane to a fourth eastbound through lane (Buildout of the County Master Plan of Arterial Highways (MPAH) scenario, MPAH Amendment scenario) 2) an additional (fourth) westbound through lane (Buildout of the MPAH scenario, MPAH Amendment scenario) Proof of fair share payment Confirm payment Prior to issuance of certificate of occupancy Public Works 569 Mitigation Monitoring and Reporting Program City of Huntington Beach 29 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date GPU PEIR MM 4.14-3 For future projects that occur within proximity of the Beach Boulevard/Heil Avenue intersection, a project applicant(s), as required by the Transportation Administrative Report at the time of application, shall make a fair share contribution for the addition of 1) conversion of one eastbound through lane to a second eastbound left turn lane (County Master Plan of Arterial Highways Amendment scenario) Proof of fair share payment Confirm payment Prior to issuance of certificate of occupancy Public Works MM TRANS-1 Vehicle Miles Traveled (VMT). Prior to issuance of a building permit, one or more of the following measures shall be implemented to reduce VMT-related impacts associated with future projects that are not able to be screened out of the VMT analysis process such that the development’s VMT is below the low VMT threshold s recommended by the Office of Planning and Research or adopted by the City of Huntington Beach at the time of the development application: • Modify the project’s-built environment characteristics to reduce VMT generated by a project. • Implement Transportation Demand Management strategies pursuant to General Plan Policy CIRC -5.A to reduce VMT generated by a project. • Participate in a Fair Share Traffic Impact Fee program or VMT mitigation banking program, if available. Examples of potential measures to reduce V MT include, but are not limited to, the following: • Improve or increase access to transit. • Increase access to common goods and services, such as groceries, schools, and daycare. • Incorporate affordable housing into the project. • Orient the project toward transit, bicycle, and pedestrian facilities. Provide proof that: • Project screens out of VMT analysis; or • Project has participated in a Fair Share Traffic Impact Fee program or VMT mitigation banking program Confirmation of compliance with City-adopted VMT Guidelines Prior to issuance of a building permit Community Development 570 Mitigation Monitoring and Reporting Program City of Huntington Beach 30 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date • Improve pedestrian or bicycle networks, or transit service. • Provide traffic calming. • Provide bicycle parking. • Limit or eliminate parking supply. • Unbundle parking costs. • Implement or provide access to a commute reduction program. • Provide car-sharing, bike sharing, and ride-sharing programs. • Provide transit passes. Tribal Cultural Resources GPU PEIR MM 4.4-2 Prior to any earth-disturbing activities (e.g., excavation, trenching, grading) that could encounter undisturbed soils, the project-level applicant for future development shall retain an archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for Archaeology to determine if site-specific development allowed under the GPU PEIR could result in a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5 of the CEQA Guidelines or disturb human remains. The investigation shall include, as determined appropriate by the archaeologist and the City of Huntington Beach, an updated records search of the South Central Coastal Information Center of the California Historical Resources Information System, updated Native American consultation, and a pedestrian survey of the area proposed for development. The results of the investigation shall be documented in a technical report or memorandum that identifies and evaluates any archaeological resource s within the development area and includes recommendations and methods for eliminating or avoiding impacts on archaeological resources or human remains. The measures shall include as appropriate, subsurface testing of archaeological resources and/or constr uction Proof of retention of archaeological professional to determine if a substantial adverse change would occur to an archaeological resource. Preparation of a technical report or memorandum documenting the result of archaeological resources investigation Developer shall implement all recommendations Verify retention of qualified Archaeological professional, if necessary, and complete documentation Review and approve technical report or memorandum. If determined necessary, verify that project applicant has implemented methods identified in the technical report or memorandum for reducing impacts on Prior to issuance of grading permit; Continued throughout ground disturbing activities, as required Community Development 571 Mitigation Monitoring and Reporting Program City of Huntington Beach 31 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date monitoring by a qualified professional and, if necessary, appropriate Native American monitors identified by the applicable tribe (e.g., the Gabrielino Tongva Nation) and/or the Native American Heritage Commission. The methods shall also include procedures for the unanticipated discovery of human remains, which shall be in accordance with §5097.98 of the State Public Resources Code and §7050.5 of California’s Health and Safety Code. The technical report or memorandum shall be submitted to the City of Huntington Beach for approval. As determined necessary by the city, environmental documentation (e.g., CEQA documentation) prepared for future development allowed under the GPU PEIR shall reference or incorporate the findings and recommendations of the technical report or memorandum. The project-level applicant shall be responsible for implementing methods for eliminating or avoiding impacts on archaeological resources identified in the technical report or memorandum. Projects that would not encounter undisturbed soils and would therefore not be required to retain an archaeologist shall demonstrate non-disturbance to the city through the appropriate construction plans or geotechnical studies prior to any earth-disturbing activities. Projects that would include any earth disturbance (disturbed or undisturbed soils) shall comply with MM 4.4-3. of the technical report or memorandum. archaeological resources. GPU PEIR MM 4.4-3 If evidence of an archaeological site or other suspected historical resource as defined by CEQA Guidelines §15064.5, including darkened soil representing past human activity (“midden”), that could conceal material remains (e.g., worked stone, fired clay vessels, faunal bone, hearths, storage pits, or burials) are discovered during any project-related earth-disturbing activities (including projects that would not encounter undisturbed soils), all earth-disturbing activity within 100 feet of the Proof of retention of archaeological professional to determine if a substantial adverse change would occur to an Verify retention of qualified archaeological professional, if necessary, and complete documentation Prior to issuance of grading permit; Continued throughout ground disturbing activities, as required Community Development 572 Mitigation Monitoring and Reporting Program City of Huntington Beach 32 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date find shall be halted and the City of Huntington Beach shall be notified. The project-level applicant shall retain an archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for Archaeology to assess the significance of the find. Impacts to any significant resources shall be mitigated to a less than significant level through data recovery or other methods determined adequate by the archaeologist and that are consistent with the Secretary of the Interior's Standards for Archaeological Documentation. Any identified cultural resources shall be recorded on the appropriate DPR 523 form and filed with the appropriate Information Center. archaeological resource Utilities and Service Systems GPU PEIR MM 4.15-1 The City of Huntington Beach shall require that adequate capacity in the wastewater collection system is demonstrated from the specific development site discharge location to the nearest Orange County Sanitary District main or trunk line to accommodate discharges from the specific development project. If capacity and/or conditions are demonstrated to be adequate, upgrades may not be required. If capacity and/or condition is not adequate, the City of Huntington Beach shall identify corrective action(s) required by the specific development applicant to ensure adequate capacity. Corrective action could include, but is not limited to: 1) Upsize/replace new sewer pipes, as identified in sewer analysis 2) Discharge assessment fees/districts to upsize/replace sewer lines at downstream locations or where contributing areas are large 3) In-lieu fees to implement system-wide wastewater collection infrastructure improvements 4) Other mechanisms as determined by the City Department of Public Works. Contract language and notes on grading plans and construction plans Review and approve contract specifications and grading plans and construction plans for inclusion Plan check prior to issuance of a grading permit Community Development 573 Mitigation Monitoring and Reporting Program City of Huntington Beach 33 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date Because some wastewater collection system constraints may be located far down gradient from the actual development site, several properties may serve to contribute to system capacity constraints. Therefore, the City Department of Public Works shall assess each development and system characteristics to identify the best method for achieving adequate capacity in the wastewater collection system. The City of Huntington Beach Department of Public Works shall review the sewer analysis and determine required corrective action(s) or if a waiver of corrective action is applicable. The site-specific development applicant shall incorporate required corrective actions into their project design and/or plan. Prior to Final Inspection, the City Department of Public Works shall ensure that required corrective action has been implemented. GPU PEIR MM 4.15-2 Future projects under the General Plan Update shall incorporate the following measures to ensure that conservation and efficient water use practices are implemented. Project proponents, as applicable, shall: 1) Require employees and residents to report leaks and water losses immediately and shall provide information and training as required to allow for efficient reporting and follow up. 2) Educate employees and residents about the importance and benefits of water conservation. 3) Create water conservation suggestion boxes, and place them in prominent areas. 4) Install signs in restrooms and cafeterias that encourage water conservation. 5) Assign an employee or resident to evaluate water conservation opportunities and effectiveness. Notes on construction plans and conditions, covenants and restrictions (CC&Rs), as applicable Review construction plans prior to issuance of building permits; Review CC&Rs prior to final inspection Prior to issuance of building permits; Prior to final inspection Public Works 574 Mitigation Monitoring and Reporting Program City of Huntington Beach 34 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date 6) Develop and implement a water management plan for its facilities that includes methods for reducing overall water use. 7) Conduct a water use survey to update current water use needs. (Processes and equipment are constantly upgrading, thus changing the need for water in some areas.) 8) Repair leaks. Check the water supply system for leaks and turn off unnecessary flows. 9) Utilize water-efficient irrigation systems and drought tolerant plant palette and ensure that sprinklers are directing water to landscape areas, and not to parking lots, sidewalks or other paved areas. 10) Adjust the irrigation schedule for seasonal changes. 11) Install low-flow or waterless fixtures in public and employee restrooms. 12) Instruct cleaning crews to use water efficiently for mopping. 13) Use brooms, squeegees, and wet/dry vacuums to clean surfaces before washing with water; do not use hoses as brooms. Sweep or blow paved areas to clean, rather than hosing off (applies outside, not inside). 14) Avoid washing building exteriors or other outside structures. 15) Sweep and vacuum parking lots/sidewalks/window surfaces rather than washing with water. 16) Switch from “wet” carpet cleaning methods, such as steam, to “dry,” powder methods. Change window- cleaning schedule from “periodic” to “as required.” 17) Set automatic optic sensors on icemakers to minimum fill levels to provide lowest possible daily requirement. Ensure units are air-cooled and not water-cooled. 18) Control the flow of water to the garbage disposal 19) Install and maintain spray rinsers for pot washing and reduce flow of spray rinsers for prewash 575 Mitigation Monitoring and Reporting Program City of Huntington Beach 35 September 2022 Mitigation Measure Implementation Documentation Monitoring Activity Timing Responsible Monitor Compliance Verification Signature Date 20) Turn off dishwashers when not in use – wash only full loads 21) Scrape rather than rinse dishes before washing 22) Operate steam tables to minimize excess water use 23) Discontinue use of water softening systems where possible 24) Ensure water pressure and flows to dishwashers are set a minimum required setting. 25) Install electric eye sensors for conveyor dishwashers 26) Retrofit existing flushometer (tankless) toilets with water-saving diaphragms and coordinate automatic systems with work hours so that they don’t run continuously 27) Use a shut-off nozzle on all hoses that can be adjusted down to a fine spray so that water flows only when needed. 28) Install automatic rain shutoff device on sprinkler systems 29) Launder hotel linens per room by request or after vacancy 576 577 578 579 580 November \0,2022 Subiect 2OZL-2O29 Draft Housing Element - SUPPORT FOR OPTION 3 AT PLANNTNG COMMTSSTON SPECIAL MEETTNG OF Lt/L6/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the Lt/L/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors' (inclusive of two members of our HOA boardJ were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 1,7/16/22 Special Meeting while forming their recommendation to CiW Council. opliq! 3: ltllixed dsnsity within $Fs ptu$ Frnntier siteto AHO-70 Overlav t Sp I Nlnf Garfield: Reduce$ densitv to fifty's nxisting nH rone tgg dulac rriax) ' (apacfty ;rssunnptinns based nn B0 du/ac* Sevslopment standards; fity',s existing RH zoning standards ' Max, bldg" height: 3b feet n SP S S/nf fiarfield; remains AHO-20. Development standards: pl'oposed Chapt*lr 22fi* f\rlax. bldg" h,eightl d stnriss, M.ay be cornp{ete.d within existing schedule and budget rY ' Removes SP 7 Overlav when combined with Optioir 2 Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element Option 3 proposes a density of 35 du/ac at the immediate 581 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at7 du/ac, and the City should honor the existing HSSP densitv of 7 du/ac for these parcels. Obiective Design Standards: I further firmly request tha! as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: Limit development to 2-stories on Sites 393 and 394 Limit development to 3-stories within 100 feet of Ernest Drive Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive, I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of anlr new housing. a a a Thank you for your consideration for development of housing while community. Sincerely, of these reasonable requests which would allow minimLzrngpotential impacts to the SEAGATE Undersigned homeowners of Seagate Community Association, Huntington Beach IName: Anqelt S. Llren f0robo r0 L*,i, /4re- dws@su*lo 4.*.cpvl J% Street Name O nly /Email: Signature f Initials: 582 November 10,2022 Subiect 2O2L-2O29 Draft Housing Element - SUPPORT FOR OPTION 3 AT PLANNTNG COMMTSSTON SPECTAL MEETTNG OF LUr6/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the LL/l/22 City Council study session on the Draft 2021,-2029 Housing Element. Due to time constraints, many neighbors' (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the LL/1,6/22 Special Meeting while forming their recommendation to Citv Council, opliq! 3: Mixed.dsn*ity within $p$ prus Frontier siteto AHO-70 Overlav r 5p I N/of Garfield: fteduce$ densitv to City"s nxisting nH rsne {gF dulac n[ax] " flapaclty assunnptinns basnd nn B0 du/ac. Developrnent standards: City's existing RH roning standardsr Max, bfdg" height: $F f*et r 5p g Slof fiarfield; rernains AHO-70* Devefmpment stnndards: proposrd Chapter 229 n Mfrx, bldg. height: 4 stnri*sr M.ry be. cornp[ete.d within existing schedule and budget v . Removes SP 7 Overlay when nffimhinnd wlth sptinh l , Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does no! however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element Option 3 proposes a density of 35 du/ac at the immediate 583 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at7 du/ac, and the Citv should honor the existing HSSP density of 7 du/ac for these parcels. Obiective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: Limit develooment to 2-stories on Sites 393 and 394 Limit development to 3-stories within 100 feet of Ernest Drive Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. a a a Thank you for your consideration for development of housing while community. Sincerely, of these reasonable requests which would allow minimizing potential impacts to the SEAGATE Undersigned homeowners of Seagate Community Association, Huntington Beach Name:Rr C^ RuD w,LI{E N streetNameonlv/Email: Fo vB vF.o cr ncua // *ht- ubens ello'i-*r;i, Lcin; Signature/rnirials: ffi , U.-, 584 November 12, 2022 Subject: 2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, We are the Sherwood Neighborhood Association Board Members and represent the 234 homeowners in the Holly-Seacliff Specific Plan (HSSP). Many of our members are original homeowners that have lived in Huntington Beach for over 20 years. Some Sherwood Neighborhood Association Board Members attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints most of Sherwood residents, including Board Members, were not able to address the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to the Sherwood Neighborhood Association in their direction to staff. As such, we would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, we support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, 585 however, incorporate these vital requests of the Sherwood Neighborhood Association: Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Why would you allow for the HSSP to be overturned from 7 Du/ac to 35 du/ac? This will have a dramatic and irreparable harm to the value of the resident's homes that would have a shared backyard wall with a complex of 35 du/ac. Please reconsider as we are aware that some of the residents are considering litigation. We do not want it to come to that Objective Design Standards: We further firmly request that, as indicated in the Sherwood Neighborhood Association written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2-stories on Sites 393 and 394 • Limit development to 3-stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for many Sherwood Neighborhood Association residents when they moved into their home. As such, residents collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. We are concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. We request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the Sherwood Neighborhood Association residents. Sincerely, Steve Schultz, President Diane Fullerton, Vice-President Scott Kien, Treasurer Matt Braun, Secretary Brian Knorr – Director 586 587 588 589 590 591 592 593 594 From:jkatayama@socal.rr.com To:housingelement@surfcity-hb.org Subject:Eliminate SP7 and SP9. Date:Wednesday, November 16, 2022 12:35:44 PM Attachments:HDHLetter - Seagate Housing Element Nov 10.pdf I have lived in Seagate neighborhood for 22 years and the traffic and pollution has increased tremendously over the years. I am concerned adding so many residents to our area will bring down our quality of life. I have environmental concerns such as: the shortage of water for residents and the toxic impact of building near active oil pumps, and the increase in noise and air pollution. I am also concerned about overcrowding in our schools and the increased traffic around SeaCliff Elementary school. SeaCliff is not set back in a neighborhood as the other elementary schools are and the children are not protected on Garfield Ave. I request you continue to study other less crowded areas of Huntington Beach for high density housing. The Housing Element plan puts thousands of new residences in our block of Goldenwest/Garfield/Gothard/Ellis. Please spread this out more throughout our beautiful city. The current plan I saw at the City Council Meeting had 21,000 new residents while the state has only required approximately 13,000. Please add more affordable housing but bring down the new residences to 13,000, especially lowering the new units in the same area. I request you eliminate SP7 and SP9. I have attached a letter prepared by our Seagate Board of Directors. Please consider our requests as a neighborhood and as concerned citizens thoughtfully. Julie Katayama 7115 Ashely Dr. Huntington Beach 92648 595 November 10, 2022 Subject: 2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors’ (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate 596 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2-stories on Sites 393 and 394 • Limit development to 3-stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Street Name Only/Email: Signature/Initials: 597 From:De Coite, Kim To:Villasenor, Jennifer Subject:FW: Huntington Beach Housing Element Date:Wednesday, November 16, 2022 3:55:58 PM Attachments:Letter - Seagate Housing Element Nov 10.pdf For PC Tania Moore, CMC Senior Deputy City Clerk City Clerk’s Office 714-536-5209 tania.moore@surfcity-hb.org From: Fikes, Cathy <CFikes@surfcity-hb.org> Sent: Monday, November 14, 2022 11:26 AM To: Agenda Alerts <AgendaAlerts@surfcity-hb.org> Subject: FW: Huntington Beach Housing Element From: Matt Braun <matt.braun4@gmail.com> Sent: Friday, November 11, 2022 3:43 PM To: CITY COUNCIL <city.council@surfcity-hb.org> Subject: Huntington Beach Housing Element In advance of next week's 11/16 meeting on this topic, I am submitting the attached letter that is generally supporting option 3, but also requests some additional considerations as it relates to a portion of SP 9 that would still negatively affect residents of the Seagate neighborhood as it's currently presented. Thank you, Matt Braun 598 November 10, 2022 Subject: 2021‐2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors’ (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate 599 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to:  Limit development to 2‐stories on Sites 393 and 394  Limit development to 3‐stories within 100 feet of Ernest Drive  Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was previously an issue for the neighborhood. As such, signatures were collected and the City was petitioned to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowner of Seagate Community Association, Huntington Beach Name: Matt Braun Street Name Only/Email: Ashford Lane / matt.braun4@gmail.com Signature/Initials: 600 601 602 603 604 605 606 607 608 609 610 611 October 28, 2022 TO: Huntington Beach City Council (City.Council@surfcity-hb.org) SUBJECT: AGENDA ITEM NO. 22-906 Housing Element (November 1, 2022 City Council Meeting) Dear Honorable Mayor Delgleize and members of the City Council, As homeowners of Seagate Community Association in Huntington Beach, we are OUTRAGED and AGAINST any plans to adopt the proposed “Housing Element” and the proposed high density housing in the Holly-Seacliff Specific Plan (HSSP) with a 70 du/ac density: We are dismayed to see that the draft proposal currently would allow for 70 du/ac. The Holly- Seacliff Specific Plan (HSSP) calls for the development of residences at a maximum density of no more than 25 dwelling units/acre (du/ac) anywhere in the plan and for the specific area on the northeast corner of Goldenwest & Ernest (lots 393 & 394) a maximum density of no more than 7 du/ac. The current “Housing Element” shows a 70 du/ac, which would irreparably change the character of our community. At that density, projects would likely be four to five stories in height (or at least include five story elements such as stairwells and elevator shafts), which would be entirely out of scale with surrounding developments. The selected sites are not geographically dispersed within the City of Huntington Beach. Holly Seacliff and Ernest/Goldenwest specific plans are being impacted unfairly compared to other predominantly single-family neighborhood tracts. Why were no parcels identified in the entire North West or South East quadrants of Huntington Beach identified? 612 We believe the stated number one housing goal per the Huntington Beach Housing Element “maintain and enhance the quality and affordability of existing housing in Huntington Beach” cannot be achieved if the city council votes to increase the allowable density to 70 du/ac in the HSSP. We are alarmed that such a high density would be considered in this area. As homeowners, we want the following 6 measures in the Housing Element. 1. No greater density than 7 du/ac in lots 393 & 394 (northeast corner of Goldenwest & Ernest) 2.No more than 2 story buildings in lots 393 & 394 (northeast corner of Goldenwest & Ernest) 3. No greater density than the 25 du/ac HSSP area. 4.No more than 3 story buildings HSSP area. 5. No roof decks or balconies that face Ernest Drive and within 100 feet of Ernest Drive. 6.Continue to not allow overnight parking on Ernest Drive. We urge City Council to vote for an option that lowers allowable densities in this part of the city. We urge the City Council to incorporate these 6 measures into the Housing Element to achieve that number one housing goal for Huntington Beach. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Street Name Only/Email: Signature/Initials: Bob Walsh 613 November 10, 2022 Subject: 2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors’ (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate 614 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2-stories on Sites 393 and 394 • Limit development to 3-stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Street Name Only/Email: Signature/Initials: 615 November 10, 2022 Subject: 2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors’ (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate 616 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2-stories on Sites 393 and 394 • Limit development to 3-stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Street Name Only/Email: Signature/Initials: 617 618 619 620 621 622 623 November 10, 2022 Subject: 2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors’ (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate 624 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2-stories on Sites 393 and 394 • Limit development to 3-stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Street Name Only/Email: Signature/Initials: DiBernardoPatrick Calera Ln/ patrickdibernardo@gmail.com 625 1 Villasenor, Jennifer From:a089300@gmail.com Sent:Tuesday, November 15, 2022 5:40 PM To:Planning Commission Subject:2021-2029 Draft Housing Element - SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors’ (including two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate it if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to the City Council. Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of 626 2 Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. 2) Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2‐stories on Sites 393 and 394 • Limit development to 3‐stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive 3) Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Gary Wolfe Street Name: Sherwood Drive Gary Wolfe a089300@gmail.com 627 1 Villasenor, Jennifer From:VanDyke, Karen <karen.vandyke@adient-aerospace.com> Sent:Saturday, November 12, 2022 3:46 PM To:Planning Commission Subject:2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, We are the Seagate Community Association Board Members and represent the 810 homeowners in the Holly- Seacliff Specific Plan (HSSP). Many of our members are original homeowners that have lived in Huntington Beach for over 20 years. Some Seagate Community Association Board Members attended the 11/1/22 City Council study session on the Draft 2021‐2029 Housing Element. Due to time constraints most of Seagate residents, including two Board Members, were not able to address the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to the Seagate Community Association in their direction to staff. As such, we would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, we support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood‐ serving retail centers. Option 3 does not, however, incorporate these vital requests of the Seagate Community Association: Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. We ask, why would you allow for the HSSP to be overturned from 7 628 2 du/ac to 35 du/ac? This will have a dramatic and irreparable harm to the value of the resident's homes that would have a shared backyard wall with a complex of 35 du/ac. We ask you to factor this in and reconsider changing what is already deemed as 7 du/ac. Additionally, we are aware that some of the residents who back up to these parcels are considering litigation and we do not want it to come to that. Objective Design Standards: We further firmly request that, as indicated in the Seagate Community Association written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to:  Limit development to 2‐stories on Sites 393 and 394  Limit development to 3‐stories within 100 feet of Ernest Drive  Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for many Seagate Community Association residents when they moved into their home. As such, residents collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. We are concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. We request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the Seagate Community Association residents. Sincerely, Karen Van Dyke, President Jennifer Kanowsky, Vice President Bernie Torbik, Secretary Jeff Hubbard, Treasurer Allen Passaquindici, Director Edward Branam, Director Thank you, 629 1 Villasenor, Jennifer From:PETER MACIVER <loripeter_24@msn.com> Sent:Sunday, November 13, 2022 1:04 PM To:Planning Commission Subject:2021-2029 Draft housing element - support for option 3 Special Meeting 11/16/22 630 2 Sent from my iPhone 631 1 Villasenor, Jennifer From:Lynne Crisafi <lcrisafi@socal.rr.com> Sent:Monday, November 14, 2022 1:33 PM To:Planning Commission Subject:2021-2029 Draft Housing Element - SUPPORT FOR OPTION 3 Attachments:Opt3PlngCommHB.pdf Importance:High As a 25 year resident of Huntington Beach, I am concerned with the recent Planning Commission Draft Housing Element for 2021‐2029. Please see my attached areas of concern. When I purchased my home in Sea Country, I was assured the surrounding empty areas would never be developed more than 7 units/ acre and the recent proposal shows 70 units/acre. Now I understand we have a housing issue but not to be heard, not to be notified, is unacceptable. I think if you work with the neighborhoods you would get more understanding, for example, had you brought SEA Country together explained the situation and suggested we collective need to do better than 7 units/ acre, we may have been willing to accept 14 to 21 units/acre. As long as the plan showed an evenly disburse build throughout HB, your current draft show a heavy concentration in my neighborhood alone, nowhere else is there a plan for 70 units/acre. Please read my attached specifics of my concern. Lynne M. Crisafi 7314 Sherwood Drive HB, CA 92648 714.841.8308 lcrisafi@socal.rr.com 632 1 Villasenor, Jennifer From:Amanda Gall <mandygall3@aol.com> Sent:Wednesday, November 16, 2022 6:18 AM To:Planning Commission Subject:Affordable Housing My children were born and raised in Huntington Beach. My daughter and her husband are fortunate enough with their combined incomes to be able to move back here. However my son who is a Journeyman Electrician lives in Texas. He understands the basic mathematics that he cannot afford to live here. My point is that not everyone can afford to live here and they need to understand that. The proposed affordable housing is ridiculous and needs to be stopped. I also do not agree that the infrastructure of HB is capable of the amount of proposed additional housing. On top of that I look at all the schools that have been closed and sold off and another alarm goes off in my head. If this planning commission cannot see these basic realities they need to step down and find people who have the skills to fill their places. Thank you, Amanda Gall Sent from my iPad 633 1 Villasenor, Jennifer From:jjreed85 <jjreed85@protonmail.com> Sent:Tuesday, November 15, 2022 12:40 PM To:CITY COUNCIL; Planning Commission; supplementalcomm@surfcity-hb.org Subject:CANCEL Housing Plan Meetings!! - Don't Let Your Legacy Be Destroying HB Dear "City Council" - Yes that is in quotes because you should no longer be deciding ANYTHING for us at this point, the people have spoken. All of this of course except Mr. Peterson who none of this applies to, as I assume he 100% disagrees with even holding these meetings. I truly cannot fathom why the rest of you would choose to make YOUR LEGACY the DESTRUCTION OF HUNTINGTON BEACH. Because that is exactly what you will be doing if you approve this plan. JUST STOP. Let the next council deal with the housing plan because you clearly do not represent what the citizens of Huntington Beach actually want and need... as proven by the recent election that voted against all of your policies and ideals. The vast majority of this city is opposed to any more building in this city, and I would guess an even larger percentage if they actually knew what you were doing and took 'party preference' out of this all. I'd even go as far as to say the people who live in the already built high density developments are apposed to more! I don't even know how you can show your face in Huntington Beach for even considering this plan. You will truly be hated by the citizens of this city for the rest of your life. The construction nightmare that will ensue will be a constant reminder of what YOU did to all of us. I know I will never ever forget. I've lived in this city my entire 35+ years of life. The past 10 years have gone MASSIVELY DOWNHILL. Those of you staying on the council, you will never get re- elected, let alone move to a higher office. Those of you terming out (aside from Erik) will also never get re-elected after your 'term break', or find a higher office... as Carr proved. That is because you don't represent the best interests of this city or the people you are SUPPOSED to represent. 20,000 units will increase our city's population by roughly 1/3! Do you understand how INSANE that is? This state isn't even requiring that number, so why on earth would you willingly make it WORSE?!? Seriously are you and the planning commission absolutely nuts? Why do you hate this city so much? Not to mention the original numbers were based off of now PROVEN flawed data, and we should as a city be doing everything in our power to FIGHT AGAINST these ridiculous numbers. And you can lie to yourselves all you want about you being 'forced' to do this because 'Sacramento says so' but we all know that is a complete lie. We have a VERY good chance of fighting this, and even if it only saves us having to build 10,000 units instead of the 13,000, that is money well spent in my opinion! You are looking at taking away stores and places that are the only ones I even shop at. The entire Edinger corridor is where I spend 90% of my money in this city. So you are just going to take that away. I guess I won't be spending my tax dollars here then. You want to put 3,000 units next to people's houses and a horse stables? Against the property owners own wishes apparently. How is that even legal? Sure, there is nothing disastrous waiting to happen when you add 6,000 cars going in and out of a building next to horses... Not to mention I'm sure it will be an absolutely hideous structure like the ones at Bella Terra and Elon. We are not Santa Monica... here's an idea. Why don't YOU MOVE there and save us all from this nightmare. We cannot even fix our streets or infrastructure that we do have now. There is no humanly possible way we can handle even 5,000 more units at this point. Have you driven down Saybrook, Springdale, Edinger or the many other streets that are literally destroyed. You need to fix what we have before you make this mess WAY worse. Downtown is an embarrassment, the place I used to love and frequent... it's a dirty mess that I don't even feel safe going to. Bella Terra is an absolute nightmare. What used to take 2 minutes to drive down Edinger from Goldenwest to Beach Boulevard now takes 10 minutes and you nearly die 20 times due to near accidents. Not to mention the disaster that is going to happen to HB thanks to the Westminster Mall debacle. 634 2 Just stop. Go away. Let the new council and planning commission determine our future, as it should be (since they obviously speak for a much larger percentage of us). If it all fails miserably at that point, it will be on their shoulders, not yours. You clearly do not care about this city if you go ahead with this... honestly you will just prove how much you despise the city and the people that live in it. It will FOREVER ruin Huntington Beach. Cancel the meetings. JJ Sent with Proton Mail secure email. 635 1 Villasenor, Jennifer From:Carrie Lines <carriealines@gmail.com> Sent:Monday, November 14, 2022 1:49 PM To:Planning Commission Subject:Comment on housing element TO < planning.commission@surfcity-hb.org> November 10, 2022 Subject: 2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIALMEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021- 2029 Housing Element. Due to time constraints, many neighbors’ (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. 636 2 Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six-foot high block wall immediately adjacent to homes in the 637 3 SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: Limit development to 2-stories on Sites 393 and 394 Limit development to 3-stories within 100 feet of Ernest Drive Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Carrie Lines Street Name Only/Email: 7216 Rockridge Dr. HB, CA 92648 638 1 Villasenor, Jennifer From:Lawrence Yang <lawyang588@gmail.com> Sent:Monday, November 14, 2022 3:20 PM To:Planning Commission Subject:Concerned about the Holly Seacliff Specific Plan Attachments:Letter regarding Holly Seacliff Specific Plan.pdf To whom it may concern, I live in the Seagate community and through our association, I was made aware of some potential plans to build high density buildings near our neighborhood. I have lived in Huntington Beach for over 32 years (in Seacliff / Edwards Hill / Seagate) and very proud of how the city has grown and has developed all these years. The city council and planning teams have done an excellent job in planning the communities in Huntington Beach. With this particular project (on Garfield and Ernest), there were a few questions/concerns that I have : 1) I don't believe that myself, nor the neighborhoods around me were properly notified about this project in a timely manner. I am fortunate that some informed neighbors and also our homeowners association have informed me about this project right about the time where some important decisions will be made regarding the project. I feel that a project of this magnitude and impact should be delivered in a transparent and timely manner, which it hasn't. 2) If this project were to go as planned, I would like to hear the results of the environmental studies that have been done on this project. What impact would building this project up have on various aspects such as traffic, adequate parking within the project, would school class sizes at our local schools be impacted (as we already have quite a large class size), property value impacts for neighborhoods surrounding the project, etc. Has this study been completed and if so, could you provide a copy of that study/report? 3) Are there other alternative sites for this project that the planning team is looking at? Or has the city already decided that something will be built? 4) For the 11/16 Special Meeting : Other than the 3 options, do we, as citizens in the surrounding neighborhoods, have a say to offer other alternatives? To summarize : As a long time resident of Huntington Beach, I have been generally quite happy with how the city council has handled the growth of our city, up until now. I'm a bit disappointed that the city council didn't provide to us some direct and clear information regarding this project during the earlier planning stages. I understand that there is a need for affordable housing, as mandated by the State. But I think that the responsibility of finding an appropriate place to place this housing that makes sense for the surrounding neighborhoods is something that you, the planning commission, should not take lightly. In hindsight, we should have had access to transparent and timely information so we can have an honest and open dialogue before the planning ball started to roll on this. Again, I'm fortunate to have my homeowner's association and active and concerned neighbors providing me the information the city should've provided to us when this proposal was first being brought up. 639 2 Thank you for your time and attention and hope that you can respond back to my concerns on this letter. I'll be attending the meeting on Wed to learn more about this project. Sincerely, Lawrence Yang 640 1 Villasenor, Jennifer From:Lawrence Yang <lawyang588@gmail.com> Sent:Monday, November 14, 2022 3:20 PM To:Planning Commission Subject:Concerned about the Holly Seacliff Specific Plan Attachments:Letter regarding Holly Seacliff Specific Plan.pdf To whom it may concern, I live in the Seagate community and through our association, I was made aware of some potential plans to build high density buildings near our neighborhood. I have lived in Huntington Beach for over 32 years (in Seacliff / Edwards Hill / Seagate) and very proud of how the city has grown and has developed all these years. The city council and planning teams have done an excellent job in planning the communities in Huntington Beach. With this particular project (on Garfield and Ernest), there were a few questions/concerns that I have : 1) I don't believe that myself, nor the neighborhoods around me were properly notified about this project in a timely manner. I am fortunate that some informed neighbors and also our homeowners association have informed me about this project right about the time where some important decisions will be made regarding the project. I feel that a project of this magnitude and impact should be delivered in a transparent and timely manner, which it hasn't. 2) If this project were to go as planned, I would like to hear the results of the environmental studies that have been done on this project. What impact would building this project up have on various aspects such as traffic, adequate parking within the project, would school class sizes at our local schools be impacted (as we already have quite a large class size), property value impacts for neighborhoods surrounding the project, etc. Has this study been completed and if so, could you provide a copy of that study/report? 3) Are there other alternative sites for this project that the planning team is looking at? Or has the city already decided that something will be built? 4) For the 11/16 Special Meeting : Other than the 3 options, do we, as citizens in the surrounding neighborhoods, have a say to offer other alternatives? To summarize : As a long time resident of Huntington Beach, I have been generally quite happy with how the city council has handled the growth of our city, up until now. I'm a bit disappointed that the city council didn't provide to us some direct and clear information regarding this project during the earlier planning stages. I understand that there is a need for affordable housing, as mandated by the State. But I think that the responsibility of finding an appropriate place to place this housing that makes sense for the surrounding neighborhoods is something that you, the planning commission, should not take lightly. In hindsight, we should have had access to transparent and timely information so we can have an honest and open dialogue before the planning ball started to roll on this. Again, I'm fortunate to have my homeowner's association and active and concerned neighbors providing me the information the city should've provided to us when this proposal was first being brought up. 641 2 Thank you for your time and attention and hope that you can respond back to my concerns on this letter. I'll be attending the meeting on Wed to learn more about this project. Sincerely, Lawrence Yang 642 1 Villasenor, Jennifer From:Lawrence Yang <lawyang588@gmail.com> Sent:Monday, November 14, 2022 3:20 PM To:Planning Commission Subject:Concerned about the Holly Seacliff Specific Plan Attachments:Letter regarding Holly Seacliff Specific Plan.pdf To whom it may concern, I live in the Seagate community and through our association, I was made aware of some potential plans to build high density buildings near our neighborhood. I have lived in Huntington Beach for over 32 years (in Seacliff / Edwards Hill / Seagate) and very proud of how the city has grown and has developed all these years. The city council and planning teams have done an excellent job in planning the communities in Huntington Beach. With this particular project (on Garfield and Ernest), there were a few questions/concerns that I have : 1) I don't believe that myself, nor the neighborhoods around me were properly notified about this project in a timely manner. I am fortunate that some informed neighbors and also our homeowners association have informed me about this project right about the time where some important decisions will be made regarding the project. I feel that a project of this magnitude and impact should be delivered in a transparent and timely manner, which it hasn't. 2) If this project were to go as planned, I would like to hear the results of the environmental studies that have been done on this project. What impact would building this project up have on various aspects such as traffic, adequate parking within the project, would school class sizes at our local schools be impacted (as we already have quite a large class size), property value impacts for neighborhoods surrounding the project, etc. Has this study been completed and if so, could you provide a copy of that study/report? 3) Are there other alternative sites for this project that the planning team is looking at? Or has the city already decided that something will be built? 4) For the 11/16 Special Meeting : Other than the 3 options, do we, as citizens in the surrounding neighborhoods, have a say to offer other alternatives? To summarize : As a long time resident of Huntington Beach, I have been generally quite happy with how the city council has handled the growth of our city, up until now. I'm a bit disappointed that the city council didn't provide to us some direct and clear information regarding this project during the earlier planning stages. I understand that there is a need for affordable housing, as mandated by the State. But I think that the responsibility of finding an appropriate place to place this housing that makes sense for the surrounding neighborhoods is something that you, the planning commission, should not take lightly. In hindsight, we should have had access to transparent and timely information so we can have an honest and open dialogue before the planning ball started to roll on this. Again, I'm fortunate to have my homeowner's association and active and concerned neighbors providing me the information the city should've provided to us when this proposal was first being brought up. 643 2 Thank you for your time and attention and hope that you can respond back to my concerns on this letter. I'll be attending the meeting on Wed to learn more about this project. Sincerely, Lawrence Yang 644 1 Villasenor, Jennifer From:Ryan Benz <rwbenz@gmail.com> Sent:Monday, November 14, 2022 9:04 AM To:Planning Commission Subject:Deep Concerns about High Density Housing Proposals Attachments:rbenz_HB_housing_response.pdf Dear HB Planning Commission, As a resident of the Seagate Community, and a home owner directly adjacent to the proposed high density housing near the Seagate, I am very concerned about the high density housing proposals being discussed. In particular “Option 3” seems to address some of our concerns, however, there are key points that are currently not in the proposal, and our community has not been given the time to discuss. Specifically:  The city should honor the existing HSSP density guideline of 7 du/ac for sites 393 and 394. These guidelines have already been established and were in place when we purchased our home. It is imperative that these guidelines remain to preserve the our community.  We must continue to prohibit overnight parking on Ernest Dr, regardless of any new housing construction. The community had already petitioned in the past to prohibit overnight parking on this street adjacent to Seagate and this must continue to be the case. Please see a signed letter, attached, also summarizing our points and concerns. Thank you for your consideration of these vitally important points. Best regards, Ryan Benz 645 1 Villasenor, Jennifer From:Roxanne Eisel <roxanne.eisel@gmail.com> Sent:Monday, November 14, 2022 9:10 PM To:Planning Commission Subject:Document - Nov 14, 2022 Attachments:Doc - Nov 14 2022 - 9-03 PM.pdf Scanned with TurboScan. Hi planning commission, Regarding the high density housing in Ernest lane: My first wish is to oppose any rezoning and development. However, if we are forced to have a development on that property, I choose option 3 (see attached letter). I do not want my neighborhood elementary school to change from Seacliff. I also do not want you to allow cannabis shops in Huntington Beach. Thank you, Roxanne Eisel Sent from my iPhone 646 1 Villasenor, Jennifer From:Patrick D <patrickdibernardo@gmail.com> Sent:Saturday, November 12, 2022 6:39 PM To:Planning Commission; Peterson, Erik Subject:Draft Housing Element Attachments:Letter---Seagate-Housing-Element-Nov-10.pdf Dear Chairperson Perkins, City Council and Planning Commission, Regarding density on sites 393 on 394, while reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac. At the NE corner of Goldenwest and Ernest drive on sites 393 on 394 in Appendix B of the drafting housing element. These sites are on the other side of a 6 foot high block wall immediately adjacent to homes in the Seagate Community Association that are developed at 7 du/ac. The City should honor the existing HSSP density of 7 du/ac for these parcels. Further, I firmly request that, as indicated in the Seagate Association written comments, objective design standards be included in the appropriate section of the Huntington Beach municipal code to: * Limit development to two stories on sites 393 and 394. * Limit development to three stories within 100 feet of Ernest drive. * Prohibit balconies and roof decks within 100 feet of Ernest drive. * Overnight parking on Ernest drive was an issue for many Seagate community association residents when they moved into their home. As such, residents collected signatures and petitioned the City to prohibit overnight parking on Ernest drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Dr. I am requesting that the prohibition overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Please see the attached signed letter. Thank you for your time, Patrick Di Bernardo 647 1 Villasenor, Jennifer From:jkatayama@socal.rr.com Sent:Wednesday, November 16, 2022 12:36 PM To:housingelement@surfcity-hb.org Subject:Eliminate SP7 and SP9. Attachments:HDHLetter - Seagate Housing Element Nov 10.pdf I have lived in Seagate neighborhood for 22 years and the traffic and pollution has increased tremendously over the years. I am concerned adding so many residents to our area will bring down our quality of life. I have environmental concerns such as: the shortage of water for residents and the toxic impact of building near active oil pumps, and the increase in noise and air pollution. I am also concerned about overcrowding in our schools and the increased traffic around SeaCliff Elementary school. SeaCliff is not set back in a neighborhood as the other elementary schools are and the children are not protected on Garfield Ave. I request you continue to study other less crowded areas of Huntington Beach for high density housing. The Housing Element plan puts thousands of new residences in our block of Goldenwest/Garfield/Gothard/Ellis. Please spread this out more throughout our beautiful city. The current plan I saw at the City Council Meeting had 21,000 new residents while the state has only required approximately 13,000. Please add more affordable housing but bring down the new residences to 13,000, especially lowering the new units in the same area. I request you eliminate SP7 and SP9. I have attached a letter prepared by our Seagate Board of Directors. Please consider our requests as a neighborhood and as concerned citizens thoughtfully. Julie Katayama 7115 Ashely Dr. Huntington Beach 92648 648 1 Villasenor, Jennifer From:Aube, Nicolle on behalf of housingelement@surfcity-hb.org Sent:Tuesday, November 15, 2022 2:08 PM To:Villasenor, Jennifer Subject:FW: 2021-2029 Draft Housing Element - SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 From: nataliearvesen <nataliearvesen@yahoo.com> Sent: Monday, November 14, 2022 10:26 PM To: housingelement@surfcity‐hb.org Subject: 2021‐2029 Draft Housing Element ‐ SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 649 2 Kind regards, Natalie Arvesen 650 1 Villasenor, Jennifer From:Delgleize, Barbara Sent:Monday, November 14, 2022 12:36 PM To:Luna-Reynosa, Ursula; Villasenor, Jennifer Subject:FW: Housing Element and Implimention Program Any response that we can give? Barbara Delgleize Mayor, City of Huntington Beach Work 714.536.5553 Cell: 714.421.0103 Barbara.Delgleize@SurfCity-HB.org 2000 Main Street. Huntington Beach, CA 92648 From: Dina Randazzo <drandazzo@gmail.com> Date: Monday, November 14, 2022 at 11:52 AM To: CITY COUNCIL <city.council@surfcity‐hb.org> Cc: Dina Randazzo <drandazzo@gmail.com> Subject: Housing Element and Implimention Program Dear Honorable Mayor Delgleize and members of the City Council: I write regarding the Housing Element Update and Implementation Programs to accommodate the City’s Regional Housing Needs Allocation (RHNA) which is being considered at the November 16, 2022 Planning Commission Meeting and will be subsequently brought to the City Council for approval. I am a five-year homeowner in the upper Seacliff neighborhood located at Summit and Goldenwest, fourteen-year resident of Huntington Beach, and parent of two young children that are and will be continuing to attend Seacliff Elementary for the next 8 years. I wish to express my concerns about any potential high-density development along Goldenwest. I hope that the city can consider the following concerns and recommendations while still being able to meet RHNA requirements. First, I am concerned about the safety of the students at Seacliff Elementary if Saddleback becomes a through street and higher density housing is developed in the parcel behind the school. The many students who bike to school, including my daughter, must cross Saddleback each morning to get to the bike racks in the back of the school. Even with the limited traffic on Saddleback now, it can be dangerous for students because there is no defined bike lane on the street, putting kids in the flow of traffic while they bike down this street on either side. If Saddleback becomes a through street with high traffic, it will be dangerous for students to bike to school. Bikers would likely have to walk bikes along the sidewalk close to the school campus instead of biking along the street. This would create further congestion around an already congested sidewalk on the busy Garfield street and put pedestrian students in danger. If any additional traffic will go down Saddleback, serious consideration needs to be taken regarding how much traffic will flow through that street and ensure safe bike lanes 651 2 and safe crossing for students coming and going from school, many of which are biking without adult supervision. Second, I’m concerned about how Seacliff Elementary will absorb any large influx of students. I understand that Seacliff Elementary is not currently overcrowded, but even under the current circumstances all but one classroom at the school is being used. More students will mean no space for students for music, occupational therapy, and other programming. Further, it will place an unfair burden on Seacliff and nearby Smith Elementary, which are already more crowded than all the other schools in the HBCSD. Further, if too many students are added to the Seacliff Elementary school boundaries, it will require resetting the school boundaries within the HBCSD with detrimental effects on the community. Most neighborhoods surrounding Seacliff Elementary have numerous students who bike and walk to school each day, including my neighborhood of Upper Seacliff. Walking and biking my daughter to school has given me a unique opportunity to meet fellow families in my neighborhood and build a tight community that would be lost if we no longer had the chance to see each other each day on our commute to school. Is it imperative that any high density or medium density housing be dispersed fairly throughout the city to ensure schools are evenly impacted and limit any resetting of the school boundaries within the HBCSD. Finally, many families were already displaced just a few years ago when the city closed Perry and reset the boundaries for each elementary school. Asking families to move schools once again destroys community and impacts student education. Finally, I sincerely hope you will continue to think about Huntington Beach’s stated goal to “preserve and enhance the quality of its neighborhoods for the future.” Any higher density housing should continue to maintain the look and feel of the community. In light of the above concerns and the Huntington Beach’s stated goals, I urge the city to consider ensuring any approved Housing Element meet the following limits: 1. Reduce density of housing in the Holly-Seacliff area from high density to medium density. 2. Maintain current low-density zoning for the Ellis-Goldenwest area, or at most increase to medium density housing. 3. Maintain current set-backs including a 6-foot sidewalk and 25 feet of landscaping to Garfield and Goldenwest per the current Specific Plans. 4. Limit building heights to 2 stories for the Ellis-Goldenwest Specific Plan and 3 stories for Holly-Seacliff Specific Plan. 5. Provide at least 2 parking spaces for every unit plus guest spaces to avoid overflow parking in the surrounding neighborhoods. Thank you for your consideration, Dina ‐‐ Dina M. Randazzo (916) 316‐0269 drandazzo@gmail.com 652 1 Villasenor, Jennifer From:Lisa Williams <lwilliamshb@yahoo.com> Sent:Monday, November 14, 2022 7:20 AM To:Planning Commission Subject:High Density building/Affordable Housing Good morning, It was recently brought to our attention that there is a City of Huntington Beach Affordable Housing Plan Impact proposal that identifies the Thomas-Brindle property (Edwards Hill Community along Goldenwest Street between Ellis & Garfield) as a potential location to meet its affordable housing plan obligations. As citizens of Huntington Beach and homeowners in the Edwards Hill Community, we adamantly oppose this proposal. We are also dismayed that we were only made aware of this proposal recently and it is our understanding that a vote on this proposal will be taking place as soon as the middle of November. Considering establishing high density housing in that location (Thomas-Brindle property) is not compatible with the residential community that would share its borders. Under the Ellis- Goldenwest Specific Plan it states that it’s main goals and objectives is to “encourage and maintain a well-balanced variety of residential densities and uncrowded living environments by encouraging rational use of the land.” Page 4 of the Ellis-Goldenwest Specific Plan shows an overall density of 3 units per acre. The high density overlay zoning that the Planning Commission and City Council is proposing is in violation of the Ellis-Goldenwest Specific Plan. High density building in the Edwards Hill Community will negatively impact the neighborhood in many ways including: overcrowded schools, safety concerns, congested roads, excessive noise, dust, trash; strain on police, fire and medical services; strain on natural resources; negative impact on the equestrian center and horse riders/trainers; years of ongoing construction and road obstruction; reduction in property values. Unfortunately, our work schedules do not allow us to attend the Planning Commission meeting in person, but we wanted our voices heard!! We have lived in Huntington Beach for almost 30 years and in the Edwards Hill Community for over 20 years. We did not work this hard and raise our four children in this beautiful city of Huntington Beach only to have a very poor decision by the City Council negatively impact our living situation and the living situation of our neighbors. We implore you to remove the Brindle/Thomas property on Edwards Hill as part of your high density initiative for Huntington Beach. Thank you for your time and consideration. Sincerely, Andy & Lisa Williams 653 1 Villasenor, Jennifer From:Victor Katayama <ultraaquamaster@gmail.com> Sent:Tuesday, November 15, 2022 11:19 AM To:Planning Commission Subject:High density Housing at SP9 Garfield and Goldenwest Attachments:HDHLetter - Seagate Housing Element Nov 10.pdf I have lived in Seagate neighborhood for 22 years and the traffic and pollution has increased tremendously over the years. I am concerned adding so many residents to our area will bring down our quality of life. I have environmental concerns such as: the shortage of water for residents and the toxic impact of building near active oil pumps, and the increase in noise and air pollution. I am also concerned about overcrowding in our schools and the increased traffic around SeaCliff Elementary school. SeaCliff is not set back in a neighborhood as the other elementary schools are and the children are not protected on Garfield Ave. I request you continue to study other less crowded areas of Huntington Beach for high density housing. The Housing Element plan puts thousands of new residences in our block of Goldenwest/Garfield/Gothard/Ellis. Please spread this out more throughout our beautiful city. The current plan I saw at the City Council Meeting had 21,000 new residents while the state has only required approximately 13,000. Please add more affordable housing but bring down the new residences, especially in the same area. I request you eliminate SP7 and SP9. I have attached a letter prepared by our Seagate Board of Directors. Please consider our requests as a neighborhood and as concerned citizens thoughtfully. Victor Katayama 7115 Ashely Dr. Huntington Beach 92648 654 1 Villasenor, Jennifer From:Kevin Lee <klee@socal.rr.com> Sent:Wednesday, November 16, 2022 10:30 AM To:Planning Commission Subject:High Density Housing Near Seagate Dear Planning Commission Members, My name is Ingrid Lee, and I live in the Seagate neighborhood of Huntington Beach. I understand you are meeting tonight to discuss the housing element. Please do not forget the Seagate community. There was proposed 70 units on Ernest and Goldenwest. If you could please consider reducing the density of this are as well, our residents would appreciate it. It would decrease traffic, pollution, crime and overcrowded schools. Thank you for your time, Ingrid lee 655 1 Villasenor, Jennifer From:F Spates <1jagpri@gmail.com> Sent:Monday, November 14, 2022 6:11 PM To:Planning Commission Subject:Housing Concerns 656 2 657 3 658 4 659 5 Sent from my iPad 660 1 Villasenor, Jennifer From:Dina Randazzo <drandazzo@gmail.com> Sent:Monday, November 14, 2022 11:55 AM To:Planning Commission Subject:Housing Element and Implimentation Programs Dear Commissioners Perkins, Acosta-Galvan, Mandic, Scandura, Ray, Rodriguez, and Adam: I write regarding the Housing Element Update and Implementation Programs to accommodate the City’s Regional Housing Needs Allocation (RHNA) which is being considered at the November 16, 2022 Planning Commission Meeting and will be subsequently brought to the City Council for approval. I am a five-year homeowner in the upper Seacliff neighborhood located at Summit and Goldenwest, fourteen-year resident of Huntington Beach, and parent of two young children that are and will be continuing to attend Seacliff Elementary for the next 8 years. I wish to express my concerns about any potential high-density development along Goldenwest. I hope that the city can consider the following concerns and recommendations while still being able to meet RHNA requirements. First, I am concerned about the safety of the students at Seacliff Elementary if Saddleback becomes a through street and higher density housing is developed in the parcel behind the school. The many students who bike to school, including my daughter, must cross Saddleback each morning to get to the bike racks in the back of the school. Even with the limited traffic on Saddleback now, it can be dangerous for students because there is no defined bike lane on the street, putting kids in the flow of traffic while they bike down this street on either side. If Saddleback becomes a through street with high traffic, it will be dangerous for students to bike to school. Bikers would likely have to walk bikes along the sidewalk close to the school campus instead of biking along the street. This would create further congestion around an already congested sidewalk on the busy Garfield street and put pedestrian students in danger. If any additional traffic will go down Saddleback, serious consideration needs to be taken regarding how much traffic will flow through that street and ensure safe bike lanes and safe crossing for students coming and going from school, many of which are biking without adult supervision. Second, I’m concerned about how Seacliff Elementary will absorb any large influx of students. I understand that Seacliff Elementary is not currently overcrowded, but even under the current circumstances all but one classroom at the school is being used. More students will mean no space for students for music, occupational therapy, and other programming. Further, it will place an unfair burden on Seacliff and nearby Smith Elementary, which are already more crowded than all the other schools in the HBCSD. Further, if too many students are added to the Seacliff Elementary school boundaries, it will require resetting the school boundaries within the HBCSD with detrimental effects on the community. Most neighborhoods surrounding Seacliff Elementary have numerous students who bike and walk to school each day, including my neighborhood of Upper Seacliff. Walking and biking my daughter to school has given me a unique opportunity to meet fellow families in my neighborhood and build a tight community that would be lost if we no longer had the chance to see each other each day on our commute to school. Is it imperative that any high density or medium density housing be dispersed fairly throughout the city to ensure schools are evenly impacted and limit any resetting of the school boundaries within the HBCSD. Finally, many families were already displaced just a few years ago when the city closed Perry and reset the boundaries for each elementary school. Asking families to move schools once again destroys community and impacts student education. 661 2 Finally, I sincerely hope you will continue to think about Huntington Beach’s stated goal to “preserve and enhance the quality of its neighborhoods for the future.” Any higher density housing should continue to maintain the look and feel of the community. In light of the above concerns and the Huntington Beach’s stated goals, I urge the city to consider ensuring any approved Housing Element meet the following limits: 1. Reduce density of housing in the Holly-Seacliff area from high density to medium density. 2. Maintain current low-density zoning for the Ellis-Goldenwest area, or at most increase to medium density housing. 3. Maintain current set-backs including a 6-foot sidewalk and 25 feet of landscaping to Garfield and Goldenwest per the current Specific Plans. 4. Limit building heights to 2 stories for the Ellis-Goldenwest Specific Plan and 3 stories for Holly-Seacliff Specific Plan. 5. Provide at least 2 parking spaces for every unit plus guest spaces to avoid overflow parking in the surrounding neighborhoods. Thank you for your consideration, Dina -- Dina M. Randazzo (916) 316-0269 drandazzo@gmail.com 662 1 Villasenor, Jennifer From:Martha Morrow <marthamorrow67@yahoo.com> Sent:Tuesday, November 15, 2022 4:28 AM To:Planning Commission Subject:Housing Element Update Dear Planning Commissioners: It is my understanding that you will vote on the revised proposal of the Housing Plan which would exclude the Brindle Thomas Nursery Property (SP7) and reduce the density of the Holly Seacliff properties (SP9) at a special planning commission meeting on Wednesday November 16,2022. As a 30 year resident of Edwards Hill, I urge you to vote in favor of this revised proposal and preserve the unique character and beauty of our neighborhood. Thank you Martha Morrow 663 1 Villasenor, Jennifer From:Matt Braun <matt.braun4@gmail.com> Sent:Tuesday, November 15, 2022 9:41 AM To:CITY COUNCIL; Delgleize, Barbara; Posey, Mike; Carr, Kim; Peterson, Erik; Kalmick, Dan; Moser, Natalie; Bolton, Rhonda; Fikes, Cathy; Zelinka, Al; Villasenor, Jennifer Cc:steve schultz; Diane R Fullerton; Scott Kien; Brian Knorr Subject:Huntington Beach Housing Element Attachments:Board Letter to City Council re Housing Element #2.docx Members of the City Council, On behalf of the other board members and the hundreds of homeowners within the Sherwood homeowners association, I am submitting the attached letter that discusses our general support of Option 3, but with a few additional critical items for the SP 9 area. The residents speaking at and representing the Seagate neighborhood at the 11/1/22 meeting were largely not heard until after the City Council deliberated and directed staff to discuss Option 3. We request that objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: - Limit development to 2-stories on Sites 393 and 394 - Limit development to 3-stories within 100 feet of Ernest Drive - Prohibit balconies and roof decks within 100 feet of Ernest Drive Thank you, Sherwood Homeowners Association 664 1 Villasenor, Jennifer From:Shirlee Settipane <shirleeasettipane@yahoo.com> Sent:Monday, November 14, 2022 5:49 AM To:Planning Commission Subject:New housing I am supporting option 3 of high density housing on Ernest in Huntington Beach Shirlee Settipane/SS 18863 Coolwater Lane Sent from my iPhone 665 1 Villasenor, Jennifer From:Your Grace <gkilyoon@gmail.com> Sent:Monday, November 14, 2022 3:17 PM To:Planning Commission Subject:OPTION 3 - Seagate Community Association: Draft 2021-2029 Housing Element Attachments:Yoon_Option 3_11-14-2022.pdf ATTN: PLANNING COMMISSION: A. Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six-foot high block wall immediately adjacent to homes in the Seagate Community Association that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. B. The Objective Design Standards: We further firmly request that, as indicated in the Seagate Community Association written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: · Limit development to 2-stories on Sites 393 and 394 · Limit development to 3-stories within 100 feet of Ernest Drive · Prohibit balconies and roof decks within 100 feet of Ernest Drive C. Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for many Seagate Community Association residents when they moved into their home. As such, residents collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. We are concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. We request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing THANK YOU AND REGARDS, Grace and Stewart Yoon, Seagate Community Homeowners Ambrose Lane 666 1 Villasenor, Jennifer From:Michele Burch <michelemarieburch@gmail.com> Sent:Sunday, November 13, 2022 2:10 AM To:Planning Commission Subject:Sea cliff Housing Development Many residents took time out of their busy schedules to attend and speak against the current proposed home development at the November 1, 2022 City Council study session. Most were not allowed to speak due to time limitations. Please let it be noted that many residents, including myself are against the proposed plans for development in our area. The decisions you make affect us. Please listen to the residents who will be directly impacted. Thank you in advance for making changes to these plans. Michele Burch 667 1 Villasenor, Jennifer From:Colette Wright <wright.colette@yahoo.com> Sent:Saturday, November 12, 2022 12:23 PM To:Planning Commission Subject:Sites 393 and 394 Dear commissioners, I have been a resident of Huntington Beach since 1965. I have watched the city grow in both positive and negative aspects. However the most recent proposals for sites 393 and 394 may be some of the worst ideas yet! Please consider the community members and limit the density and height of the proposed homes. Understanding that the city must meet housing regulations I request that you not saturate this area of the city in order to meet your obligations. Please listen to the concerns of the Seagate and Cape Ann neighborhoods. A resident for 57 years, Colette M. Wright 7440 Prospect Drive Huntington Beach, CA Wright.colette@yahoo.com Sent from my iPad 668 1 Villasenor, Jennifer From:Colette Wright <wright.colette@yahoo.com> Sent:Saturday, November 12, 2022 12:23 PM To:Planning Commission Subject:Sites 393 and 394 Dear commissioners, I have been a resident of Huntington Beach since 1965. I have watched the city grow in both positive and negative aspects. However the most recent proposals for sites 393 and 394 may be some of the worst ideas yet! Please consider the community members and limit the density and height of the proposed homes. Understanding that the city must meet housing regulations I request that you not saturate this area of the city in order to meet your obligations. Please listen to the concerns of the Seagate and Cape Ann neighborhoods. A resident for 57 years, Colette M. Wright 7440 Prospect Drive Huntington Beach, CA Wright.colette@yahoo.com Sent from my iPad 669 1 Villasenor, Jennifer From:Allen Gomez <allengomez@gmail.com> Sent:Monday, November 14, 2022 8:35 PM To:Planning Commission Subject:SP 9 November 10, 2022 Subject: 2021‐2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors’ (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, I support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of myself and the SEAGATE community: 670 2 1) Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2‐stories on Sites 393 and 394 • Limit development to 3‐stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Allen Gomez Street Name Only/Email: Ashford Lane Signature/Initials: AMG 671 1 Villasenor, Jennifer From:Temple Carl <temple1016@yahoo.com> Sent:Monday, November 14, 2022 9:46 AM To:Planning Commission; CITY COUNCIL Subject:Urge Your Support at 11/16/22 Planning Commission Meeting Attachments:CJTempleRequest111322.pdf Dear Chairperson Perkins and Members of the Huntington Beach Planning Commission, I am pleased to introduce myself as a 33 year resident of Huntington Beach and an original resident of the Seacliff Seagate Neighborhood since 1997. I believe you're aware of the great concern and outrage from residents of Seagate, other Sherwood neighborhoods and surrounding Edwards Hill neighborhoods of the proposed draft Housing Element 2021-2029 recommendations. This includes Holly Seacliff Specific Plan (HSSP) and Edwards Hill specific plan areas.  These proposed draft changes in current form significantly increase housing units/per acre in our neighborhoods by as much as 10 fold  Our neighborhoods are largely single family homes that include equestrian zoned environments. Proposed Housing Element changes could add thousands of new housing units in a very small geographic area of the City  In the case of the proposed high density housing parcels along Ernest Avenue, existing Seacliff Seagate homeowners are within 70 feet of the proposed housing element changes. Having 3-story or more housing development significantly impacts their qualify of life  A surprise by HSSP/Edwards Hill specific plan residents is that residents were not made aware of the proposed housing element details until Planning Commission's October 11, 2022 meeting. To be clear, residents were not notified directly even though public comments by City representatives have suggested otherwise I have attached a letter from HSSP impacted residents to the Planning Commission. I am hopeful you and other Planning Commission members will consider these refinements as reasonable and adopt in the 2021-2029 Housing Element plan at your November 16, 2022 meeting. We do understand the City's need for additional and affordable future housing but strongly believe the draft Housing Element unfairly targets HSSP and surrounding Edwards Hill specific plan areas due to some open areas and industrial areas that are under developed or utilized. Thank you in advance for your courtesy and listening to a longtime citizen who does take pride in the City and its quality of life. I am encouraged that the Planning Commission and City Council members will recognize the importance of not overwhelming the qualify of life to roughly 1,000 homeowners in these neighborhoods. Sincerely, Carl J Temple 18743 Stratton Lane Huntington Beach, CA 92648 temple1016@yahoo.com 672 673 674 Matteoni (§CH'Leacuhgt'm'an LAWYERS huiinan E. Matlenni Peggs M. 0'Lnililin Biailltay M. Mallianni Bt+ilon (y. Het'litrn:in (;t-'n y Hinililiar+ November 11, 2022 Via US Mail & Email planninq.commission@surfcity-hb.orq Hon. Chair Brendan Perkins Planning Commission City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 9264ff Commissioner Kayla Acosta-Galvan Planning Commission City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 Commissioner Connie Mandic Planning Commission City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 Commissioner lan Adam Planning Commission City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 Commissioner John Scandura Planning Commission City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 Commissioner Alan Ray Planning Commission City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 Commissioner Oscar Rodriguez Planning Commission City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 Re: Planning Commission Special Meeting on Wednesday, November 16, 2022, at 6 pm-Housing Element Update and Implementation Actions Dear Hon. Chair and Members of the City Planning Commission: Our office represents Dimitra Tsigaris, Panagiota Taptelis, Nicholas Tsigaris, and Ursula Margot Keesling, individually and as the trustee of the Ursula Margot Keesling Living Revocable Trust u/Ua March 24fh, 2022, the 848 Tlie Alametla owners Of15511 EdWardS Street, Huntington Beach. The property is San Jose, CA 95126 pli. 408.293.4300 7 ( @ J fax. 408.293.4004 L ' www.matteoni.coin 675 Hon. Chair and Members of the Planning Commission November 11, 2022 Page 2 currently improved with a 16,000 plus square foot commercial building which is leased to Chuck E Cheese. The lease has two plus years to run. It was only recently that my clients learned that the City of Huntington Beach is considering rezoning 1551 I Edwards Street from Commercial General to Residential Medium High (RMH) Density and updating the General Plan Land Use Map to reflect this rezoning. My clients object to the proposed rezoning and General Plan Amendment. The proposed rezoning to RMH would interfere with my clients' ability to continue to lease their building for commercial purposes as it would render the current use a legal non-conforming use. This would make the property far less desirable for the existing tenant and any future tenants as it would limit the tenant's ability to make necessary improvements. Thus, we are requesting that the Planning Commission not rezone 15511 Edwards Street to RMH and not update its General Plan Land Use Map to reflect such a rezoning. As an alternative to the proposed rezoning and amendment to the General Plan, my clients would suggest that the City adopt a multi-family residential overlay for 15511 Edwards Street that maintains the underlying/base land use such as the City is considering for other commercial properties, which would not interfere with the current use and would permit housing at a later date when and if the property is ready to develop. Very truly yours, Bradley Matteoni BMM/jlc CC:Nicolle Aube (via email) 676 677 678 679 680 Dear Chairperson Perkins and Members of the Planning Commission, We are the Seagate Community Association Board Members and represent the 810 homeowners in the Holly-Seacliff Specific Plan (HSSP). Many of our members are original homeowners that have lived in Huntington Beach for over 20 years. Some Seagate Community Association Board Members attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints most of Seagate residents, including two Board Members, were not able to address the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to the Seagate Community Association in their direction to staff. As such, we would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, we support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of the Seagate Community Association: Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. We ask, why would you allow for the HSSP to be overturned from 7 du/ac to 35 du/ac? This will have a dramatic and irreparable 681 harm to the value of the resident's homes that would have a shared backyard wall with a complex of 35 du/ac. We ask you to factor this in and reconsider changing what is already deemed as 7 du/ac. Additionally, we are aware that some of the residents who back up to these parcels are considering litigation and we do not want it to come to that. Objective Design Standards: We further firmly request that, as indicated in the Seagate Community Association written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2-stories on Sites 393 and 394 • Limit development to 3-stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for many Seagate Community Association residents when they moved into their home. As such, residents collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. We are concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. We request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the Seagate Community Association residents. Sincerely, Karen Van Dyke, President Jennifer Kanowsky, Vice President Bernie Torbik, Secretary Jeff Hubbard, Treasurer Allen Passaquindici, Director Edward Branam, Director 682 683 684 November 12, 2022 Subject: 2021-2029 Draft Housing Element – SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, We are the Bel Air Homeowners Association Board Members and represent the 102 homeowners in the Holly-Seacliff Specific Plan (HSSP). Many of our members are original homeowners that have lived in Huntington Beach for over 20 years. Some Bel Air Homeowners Association Board Members attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints most of Bel Air residents, including Board Members, were not able to address the City Council before they deliberated and directed staff to discuss Option 3 (shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to the Bel Air Homeowners Association in their direction to staff. As such, we would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Generally, we support Option 3, specifically the reduction in density from 70 dwelling units per acre (du/ac) in the industrial area between Ernest Drive and Garfield Boulevard . Option 3 reduces overall density in the Holly Seacliff Specific Plan (HSSP) while allowing for higher density south of Garfield Boulevard in walking distance to neighborhood-serving retail centers. Option 3 does not, however, incorporate these vital requests of the Bel Air Homeowners Association: DocuSign Envelope ID: 91898B86-8146-4485-8612-53C3D25ECA31 685 Density on Sites 393 and 394: While reduced from 70 du/ac in the existing Draft Housing Element, Option 3 proposes a density of 35 du/ac at the immediate northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are included in the HSSP at 7 du/ac, and the City should honor the existing HSSP density of 7 du/ac for these parcels. Why would you allow for the HSSP to be overturned from 7 Du/ac to 35 du/ac? This will have a dramatic and irreparable harm to the value of the resident's homes that would have a shared backyard wall with a complex of 35 du/ac. Please reconsider as we are aware that some of the residents are considering litigation. We do not want it to come to that Objective Design Standards: We further firmly request that, as indicated in the Bel Air Homeowners Association written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to:  Limit development to 2-stories on Sites 393 and 394  Limit development to 3-stories within 100 feet of Ernest Drive  Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for many Seagate residents when they moved into their home. As such, residents collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. We are concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. We request that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housing. Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the Bel Air Homeowners Association residents. Sincerely, _______________ – President _______________ - Vice–President ________________– Treasurer _______________- Secretary _______________– Director DocuSign Envelope ID: 91898B86-8146-4485-8612-53C3D25ECA31 686 687 688 689 690 691 692 November 10, 2022 Subject: 2021-2029 Draft Housing Element-SUPPORT FOR OPTION 3 AT PLANNING COMMISSION SPECIAL MEETING OF 11/16/22 Dear Chairperson Perkins and Members of the Planning Commission, Members of our Seagate HOA attended the 11/1/22 City Council study session on the Draft 2021-2029 Housing Element. Due to time constraints, many neighbors' (inclusive of two members of our HOA board) were not heard by the City Council before they deliberated and directed staff to discuss Option 3 ( shown below) with the Planning Commission for further consideration. Because we were not heard before Council deliberations, the Council was not verbally reminded of and implored to include requests that are vital to myself and the SEAGATE community in their direction to staff. As such, I would appreciate if the Planning Commission would carefully consider the following at the 11/16/22 Special Meeting while forming their recommendation to City Council. Option 3: Mixed density within SP9 plus Frontier site to AHO-70 Overlay -~d ':,i I ... -f • SP 9 N/of Garfield: Reduces density to City's existing RH zone (35 du/ac max) • Capacity assumptions based on 30 du/ac • Development standards: City's existing RH zoning standards • Max. bldg. height; 35 feet • SP 9 S/of Garfield: remains AHO-70 • Development standards: proposed Chapter 229 • Max. bldg. height: 4 stories • May be completed within existing 1 sch~dule and budget ' ·• i "'· .. ,. . , ~• • Removes SP 7 Overlay when a -' · combined with Option 2 : ·~~.h~ i~:· :-..•.: • · .. :·. ~,. . .:.. . \ .. j l ,-..:: ._:. .. . ~-. --__ ___._ ..... Generally, 1 support Option 3, specifically the reduction in dens~ty from 70 ~welling units per acre (du/ac) in the industrial area ~etween Ernest D:1ve an~ ?arf1eld Boulevard . Option 3 reduces overall density m the Holly Seachff Spec~flc Pia~ (HSSP) while allowing for higher density south of Garfield Boulevard m walkmg distance to neighborhood-serving retail centers. Option 3 does not, h.owever, incorporate these vital requests of myself and the SEAGATE commumty: ) D ·ty on Sites 393 and 394: While reduced from 70 du/ac in the existing 1 ens1 5 d / h . d" t ft H • g Element Option 3 proposes a density of 3 u ac at t e 1mme 1a e Ora ousm ' 693 northeast corner of Goldenwest Street and Ernest Drive on sites 393 and 394 in Appendix B of the Draft Housing Element. These sites are on the other side of a six- foot high block wall immediately adjacent to homes in the SEAGATE community that are developed at 7 du/ac. These sites are included in the HSSP at 7 du/ac, and the City should honor the existin& HSSP density of 7 du lac for these parcels. Objective Design Standards: I further firmly request that, as indicated in the SEAGATE community written comments, objective design standards be included in the appropriate section of the Huntington Beach Municipal Code to: • Limit development to 2-stories on Sites 393 and 394 • Limit development to 3-stories within 100 feet of Ernest Drive • Prohibit balconies and roof decks within 100 feet of Ernest Drive Parking on Ernest Drive: Overnight parking on Ernest Drive was an issue for myself and my neighbors when I moved into my home. As such, I collected signatures and petitioned the City to prohibit overnight parking on Ernest Drive. I am concerned that, with the development of housing and incentives/concessions that may reduce parking requirements, new residents will request to park overnight on Ernest Drive. I reguest that the prohibition of overnight parking on Ernest Drive continue and not be reversed with the construction of any new housin&, Thank you for your consideration of these reasonable requests which would allow for development of housing while minimizing potential impacts to the SEAGATE community. Sincerely, Undersigned homeowners of Seagate Community Association, Huntington Beach Name: Street Name Only /Email: 694 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-701 MEETING DATE:10/11/2022 PLANNING COMMISSION STAFF REPORT TO:Planning Commission FROM:Ursula Luna-Reynosa, Director of Community Development BY:Nicolle Aube, AICP, Senior Analyst SUBJECT: GENERAL PLAN AMENDMENT NO. 2021-003 (2021-2029 HOUSING ELEMENT UPDATE)/GENERAL PLAN AMENDMENT NO. 2022-001 (AFFORDABLE HOUSING OVERLAY)/ENVIRONMENTAL IMPACT REPORT NO. 2022-002 (HOUSING ELEMENT UPDATE AND ASSOCIATED PROGRAM IMPLEMENTATION ACTIONS)/ ZONING MAP AMENDMENT NO. 2022-001 (RMH REZONING)/ ZONING MAP AMENDMENT NO. 2022-002 (AFFORDABLE HOUSING OVERLAY)/ ZONING TEXT AMENDMENT NO. 2022-008 (CHAPTER 229 - AFFORDABLE HOUSING OVERLAY)/ ZONING TEXT AMENDMENT NO. 2022- 009 (BEACH AND EDINGER CORRIDORS SPECIFIC PLAN AFFORDABLE HOUSING OVERLAY EXPANSION)/ ZONING TEXT AMENDMENT NO. 2022-006 (ELLIS GOLDENWEST SPECIFIC PLAN RH OVERLAY)/ ZONING TEXT AMENDMENT NO. 2022-007 (HOLLY SEACLIFF SPECIFIC PLAN AFFORDABLE HOUSING OVERLAY) REQUEST: To update the General Plan Housing Element for the 2021-2029 planning period and implement the associated program actions to accommodate the City’s RHNA. LOCATION: Citywide APPLICANT: City of Huntington Beach PROPERTY OWNER: Various BUSINESS OWNER: Not applicable City of Huntington Beach Printed on 10/5/2022Page 1 of 18 powered by Legistar™695 File #:22-701 MEETING DATE:10/11/2022 STATEMENT OF ISSUE: 1. Are the Housing Element update and proposed legislative amendments 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 ZMA designations compatible with the surrounding area? 3. Does the Housing Element substantially comply with state Housing Element law? 4. Does the proposed project satisfy all the findings required for approval of a ZMA, ZTA, and SEIR? 5. Is the SEIR adequate and complete in that it has identified all significant effects of the project and any applicable mitigation measures? RECOMMENDATION: That the Planning Commission take the following actions: CEQA Action A) Recommend approval of Subsequent EIR No. 22-002 with findings of fact and statement of overriding considerations by approving draft City Council Resolution No. 2022-63 (Attachment No. 1) and forward to the City Council for consideration. Housing Element Update Action B) Recommend approval of General Plan Amendment No. 21-003 (Housing Element Update) by approving draft City Council Resolution No. 2022-62 (Attachment No. 2) and forward to the City Council for consideration. Implementation Actions (Legislative Amendments) C) Recommend approval of General Plan Amendment No. 22-001 (General Plan Land Use Element Affordable Housing Overlay) by approving the draft City Council Resolution (Attachment Nos. 3, 4 and 5); D) Recommend approval of Zoning Map Amendment No. 22-002 (Zoning Map Affordable Housing Overlay) with findings (Attachment No. 6) by approving draft Ordinance No. 4269 (Attachment No. 7); E) Recommend approval of Zoning Text Amendment No. 22-008 (HBZSO Chapter 229 Affordable Housing Overlay) with findings (Attachment No. 6) by approving draft Ordinance No. 4272 (Attachment No. 8); F) Recommend approval of Zoning Map Amendment No. 22-001 (RMH Rezoning) with findings (Attachment No. 9) by approving draft Ordinance Nos. 4262, 4263, and 4264 (Attachment No. 10); G) Recommend approval of Zoning Text Amendment No. 22-009 (Beach and Edinger Corridor Specific Plan Affordable Housing Overlay) with findings (Attachment No. 11) by approving draft City Council Resolution No. 2022-59 (Attachment No. 12); H) Recommend approval of Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) with findings (Attachment No. 13) by approving draft Ordinance No. 4271 (Attachment No. 14); and I) Recommend approval of Zoning Text Amendment No. 22-006 (Ellis Goldenwest Specific Plan RH Overlay) with findings (Attachment No. 15) by approving draft Ordinance No. 4265 (Attachment City of Huntington Beach Printed on 10/5/2022Page 2 of 18 powered by Legistar™696 File #:22-701 MEETING DATE:10/11/2022 No. 16), and forward to the City Council for consideration. ALTERNATIVE ACTION(S): A) Do not recommend approval of Subsequent EIR No. 22-002, General Plan Amendment No. 21 -003, General Plan Amendment No. 22-001, Zoning Map Amendment No. 22-001, Zoning Map Amendment No. 22-002, Zoning Text Amendment No. 22-009, Zoning Text Amendment No. 22-006, Zoning Text Amendment No. 22-007, and Zoning Text Amendment No. 22-008 and forward to the City Council for consideration. PROJECT PROPOSAL: The Housing Element is a citywide plan for housing, including the provision of affordable housing, in the City of Huntington Beach. It is one of the seven State mandated elements of the General Plan and is on an eight-year update cycle. Pursuant to California Government Code Section 65588, the Housing Element must be updated for the 2021-2029 planning period. State Housing Element Law (Article 10.6 of Chapter 3 of the Government Code) establishes requirements for the content of local agencies’ housing elements in order to ensure that housing issues are adequately and thoroughly addressed. The City has retained a consultant, Kimley Horn and Associates, to assist staff in the preparation of the Housing Element Update in meeting the State’s requirements and ultimately obtaining certification from the California State Department of Housing and Community Development (HCD). On Friday September 30, 2022, HCD found the City’s draft Housing Element to be in substantial compliance with state Housing Element law (Attachment No. 22). In addition to the Housing Element update, the proposed project consists of several actions to implement Housing Element Programs 2A and 2B, which commit the City to rezoning certain properties and applying an Affordable Housing Overlay to housing sites identified in the Housing Element to meet the City’s Regional Housing Needs Allocation (RHNA) targets. As such, the following legislative amendments are necessary to adopt the Housing Element Update and implement the RHNA programs: General Plan Amendment No. 21-003 represents the Housing Element Update for the 2021-2029 planning period.(Attachment No. 2) General Plan Amendment No. 22-001 is a request to amend the Land Use Element of the General Plan to establish an Affordable Housing Overlay. The request also includes an amendment of Figure LU-2 - General Plan Land Use Map to designate certain sites with the Affordable Housing Overlay. The amended Land Use Map also designates the three rezoning sites with the RMH land use designation consistent with the requested Zoning Map Amendment (ZMA No. 22-001).(Attachment Nos. 3, 4 and 5) Zoning Map Amendment No. 22-001 is a request to amend the zoning designation for three properties to Residential Medium High Density (RMH)(Attachment Nos. 9 and 10): ·15511 Edwards St. (Chuck E. Cheese); existing Zoning: Commercial General ·7600 Redondo Cir. (Reliable Lumber); existing Zoning: Limited Industrial ·7242 Slater Ave. (Frontier); existing Zoning: General Industrial City of Huntington Beach Printed on 10/5/2022Page 3 of 18 powered by Legistar™697 File #:22-701 MEETING DATE:10/11/2022 Zoning Text Amendment No. 22-008 is a request to amend the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) to add Chapter 229 - Affordable Housing Overlay, which establishes land use controls and development standards for projects proposed in the Affordable Housing Overlay areas.(Attachment Nos. 6 and 8) Zoning Map Amendment No. 22-002 is a request to add the Affordable Housing Overlay to the Zoning Map and designate various properties with the Affordable Housing Overlay. The primary locations of the Affordable Housing Overlay sites are the Golden West College campus and the Gothard corridor.(Attachment Nos. 6 and 7) Zoning Text Amendment No. 22-006 is a request to amend the Ellis Goldenwest Specific Plan (SP7) to add an Affordable Housing/Residential High Density (RH) Overlay on certain properties located on the west side of Goldenwest Street, north of Garfield Avenue.(Attachment Nos. 15 and 16) Zoning Text Amendment No. 22-007 is a request to amend the Holly Seacliff Specific Plan (SP9) to establish an Affordable Housing Overlay on existing Industrial and Low Density Residential properties located on the east side of Goldenwest Street north and south of Garfield Avenue.(Attachment Nos. 13 and 14) Zoning Text Amendment No. 22-009 is a request to amend the Beach and Edinger Corridors Specific Plan (SP14) to expand the existing Affordable Housing Overlay to sites within the specific plan area that allow residential uses.(Attachment Nos. 11 and 12) In addition, a Subsequent Environmental Impact Report (SEIR No. 22-002)was prepared to evaluate the potential environmental impacts associated with the Housing Element update and the implementing legislative amendments described above pursuant to the California Environmental Quality Act (CEQA).(Attachment Nos. 1 and 20) Public Participation Housing Element law (Government Code 65583(c)(7)) requires that a local government make a diligent effort to engage with all economic segments of the community in the preparation of the Housing Element. The Housing Element Update kicked off in the Spring of 2021 with a series of public workshops and meetings. The City’s Housing Element team conducted extensive public outreach regarding the Housing Element update. Outreach was held in various formats, including multiple virtual public meetings and workshops, small group meetings with local stakeholders, a Spanish Language outreach event, and an online survey. The City also maintained a dedicated webpage as a hub for all items related to the Housing Element Update and provided information regarding the RHNA process. The initial Draft Housing Element was published on the website and included a 60-day public review and comment period. In compliance with AB 215, each subsequent Draft Housing Element was published on the City’s website for seven calendar days and email notifications were sent to interested parties. In addition to the public participation events, the City held one joint Study Session of the Planning Commission and City Council and three Planning Commission Study Sessions on the Housing Element. All study sessions are public meetings. The CEQA review process for the Housing Element update entailed preparation of a Subsequent EIR, which also included public outreach and a public review/comment period. HCD Review and Certification The California Department of Housing and Community Development (HCD) is tasked with reviewingCity of Huntington Beach Printed on 10/5/2022Page 4 of 18 powered by Legistar™698 File #:22-701 MEETING DATE:10/11/2022 The California Department of Housing and Community Development (HCD) is tasked with reviewing and certifying Housing Elements pursuant to Housing Element law. The City submitted the first draft Housing Element to HCD in December 2021. HCD then had 60 days to review the draft Housing Element and provide comments regarding the City’s compliance with Housing Element law. The City submitted its most recent draft on August 1, 2022 and received a letter from HCD determining that the Housing Element complies with Housing Element law on September 30, 2022. Benefits of HCD Certification The main benefit of HCD certification is the presumption of a legally adequate Housing Element, particularly in light of expanded enforcement authority granted to HCD through AB72 (2017), which enables HCD to refer non-compliant jurisdictions to the State Attorney General’s Office. If the court finds a city’s Housing Element invalid, the city can potentially face penalties such as a moratorium on all development/building permit issuance, loss of local land use authority, and fines of up to $100,000 per month. One other benefit of certification is eligibility for State funding programs for housing, transportation and infrastructure. In some cases, funding from programs can only be accessed if the jurisdiction has a compliant housing element. In other cases, a compliant housing element helps a jurisdiction receive extra points on a competitive funding application. State funding programs that require a local jurisdiction’s housing element compliance include: ·Community Development Block Grant Program ·Infill Infrastructure Grant Program ·Local Housing Trust Fund Program ·Affordable Housing and Sustainable Communities Program ·Permanent Local Housing Allocation Program ·Caltrans Sustainable Communities Grant Program Lastly, if a City fails to provide adequate sites to meet its RHNA pursuant to Housing Element law, the City would face RHNA carry over to the next planning period. The RHNA carry over would be in addition to any new RHNA units that must be accommodated. ISSUES AND ANALYSIS: The purpose of the Housing Element is to establish a comprehensive housing strategy for all economic segments of the City. The Housing Element consists of four sections. ·Section 1 of the Housing Element Update provides an overview of the Housing Element and introduces key housing issues in the City of Huntington Beach. ·Section 2 discusses characteristics of the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. This section discusses the major components of housing needs in Huntington Beach, including population, household, economic and housing stock characteristics. Each of these components is presented in a regional context, and, where relevant, in the context of other nearby jurisdictions. This assessment serves as the basis for identifying the appropriate goals, policies, and programs for the City to implement during the 2021-2029 Housing City of Huntington Beach Printed on 10/5/2022Page 5 of 18 powered by Legistar™699 File #:22-701 MEETING DATE:10/11/2022 goals, policies, and programs for the City to implement during the 2021-2029 Housing Element cycle. ·Section 3 of the Housing Element Update identifies constraints to providing housing and an assessment of fair housing in the City. Housing constraints consist of both governmental constraints and nongovernmental constraints. Governmental constraints include requirements such as development standards, land use controls, and permitting processes. Nongovernmental or market constraints describe other factors such as land costs, construction costs, and availability of finances. Further, AB 686 (2019) established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing. All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. ·Section 4 sets forth a Housing Plan for the 2021-2029 planning period. The Housing Plan describes the specific goals, policies, and programs to assist City decision makers in achieving the long-term housing objectives set forth in the Housing Element. The goals, policies, and programs are aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents across all income categories. Each program in the Housing Element is required to have a timing and monitoring component. In some cases, a quantified objective is established. The City is required to report on the progress of the Housing Element programs annually and submit the report to HCD. ·Appendix A provides an evaluation of the program accomplishments from the prior planning period (2013-2021). ·Appendix B discusses housing opportunities within the City of Huntington Beach to accommodate the City’s Regional Housing Needs Allocation (RHNA) at all income levels. This section includes an analysis of available sites for housing, including factors such as realistic capacity, potential for redevelopment, access to essential resources, proximity to transit or access to highway and road connectivity, and overall future residential opportunity. ·Appendix C provides a summary of community engagement regarding the Housing Element update. This includes a prior joint study session with the Planning Commission and City Council, three virtual community meetings, a Spanish language outreach event, online community survey, the Housing Element update website, and meetings with stakeholder groups such as school districts and housing developers. ·Appendix D is an economic memo commissioned by the City to satisfy HCD requirements regarding the feasibility of redevelopment on non-vacant sites identified in Appendix B. Regional Housing Needs Assessment (RHNA) State Housing Element Law requires that each city and county develop local housing programs to City of Huntington Beach Printed on 10/5/2022Page 6 of 18 powered by Legistar™700 File #:22-701 MEETING DATE:10/11/2022 State Housing Element Law requires that each city and county develop local housing programs to meet its share of existing and future housing needs for all income groups, as determined by the jurisdiction’s Council of Governments. In the southern California region, the agency responsible for assigning the regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG). Each SCAG jurisdiction’s RHNA is determined based on projected need (household growth, future vacancy need, and housing replacement need), existing need (transit and job accessibility), and a social equity adjustment including additional adjustments for areas that are designated as high resource. SCAG has determined that Huntington Beach has a regional housing need (RHNA) of 13,368 units for the 2021-2029 planning period, which is the sixth housing element cycle. The table below provides a breakdown of the RHNA allocation by various household income categories. TABLE 1: City of Huntington Beach RHNA Allocation Income Level Percent of AMI* (Area Median Income) Number of Units Percentage of Units Very Low (includes Extremely Low) 0-50%3,661 27% Low 51-80%2,184 16% Moderate 81-120%2,308 17% Above Moderate >120%5,215 39% Total 13,368 100% *2022 Orange County AMI = $119,100 State law requires local governments to demonstrate through zoning that the RHNA can be accommodated for every income level. RHNA is not a construction mandate. However, State law requires every jurisdiction to show that it has capacity to accommodate its RHNA through zoning capacity. Accommodating the RHNA After accounting for units within pending projects, the City proposes to accommodate the RHNA through the following strategies: 1. Accessory dwelling units 2. Hotel/motel conversions 3. Rezoning three properties 4. Establishing an affordable housing overlay to be applied to the sites identified in Appendix B of the draft Housing Element. Table 2 below provides a breakdown of the dwelling unit capacity that can be accommodated through these strategies. TABLE 2: RHNA Strategy Very Low Low Moderate Above Moderate Total RHNA Target 3,661 2,184 2,308 5,215 13,368 Approved/Pending Projects 17 285 82 1,371 1,755 ADU 307 170 10 487 Rezoning Sites 0 128 300 428 Hotel/Motel Conversion 415 0 0 415 Affordable Housing Overlays 5,477 2,620 9,785 17,882 Total 6,501 3,000 11,466 20,967 RHNA Met?YES YES YES YES City of Huntington Beach Printed on 10/5/2022Page 7 of 18 powered by Legistar™701 File #:22-701 MEETING DATE:10/11/2022 Very Low Low Moderate Above Moderate Total RHNA Target 3,661 2,184 2,308 5,215 13,368 Approved/Pending Projects 17 285 82 1,371 1,755 ADU 307 170 10 487 Rezoning Sites 0 128 300 428 Hotel/Motel Conversion 415 0 0 415 Affordable Housing Overlays 5,477 2,620 9,785 17,882 Total 6,501 3,000 11,466 20,967 RHNA Met?YES YES YES YES Adequate Sites Appendix B: Adequate Sites Analysis of the Housing Element Update identifies sites to accommodate the City’s RHNA targets. Pursuant to Housing Element law, the identified sites were analyzed for realistic capacity and potential for redevelopment within the planning period. The City is primarily a built-out community with limited quantities of raw land for new development. Future residential projects will be infill developments on existing developed properties. Therefore, the City has focused the adequate sites strategy on areas with potential for redevelopment, access to essential resources, proximity to transit or access to highway and road connectivity, and overall future residential opportunity. 1.Accessory Dwelling Units (ADUs) The draft Housing Element Update utilizes past performance to determine the appropriate number of accessory dwelling units to count toward the 6th cycle RHNA. Since 2017, construction of accessory dwelling units has consistently and substantially increased every year coinciding with changes to state ADU law. As such, the City has estimated construction of 50 ADUs per year for the remainder of the planning period. The City is required to monitor ADU production and report permit numbers to HCD. In addition, Program 2D of the draft Housing Element Update commits the City to approving permit-ready standard plans for new ADU construction to encourage and facilitate ADU production. Affordability assumptions for ADUs are based on a HCD approved analysis prepared by SCAG for Orange County jurisdictions. 2.Hotel/Motel Conversions The draft Housing Element identifies three motel/hotel conversion sites: ·Hotel Huntington Beach - 7667 Center Ave. ·Springhill Suites - 7872 Edinger Ave. ·Quality Inn & Suites - 17251 Beach Blvd. Housing on these sites would be facilitated through a state program called Project HomeKey, which provides funding for the conversion of hotels and motels to a variety of housing types for lower income households. The City has already issued permits for the first HomeKey project at the Quality Inn & Suites site. 3.RMH Rezoning (Zoning Map Amendment No. 2022-001) - ATTACHMENT NOS. 9 & 10 This strategy utilizes the City’s existing Residential Medium High Density (RMH) zone to create residential capacity at a maximum of 25 units per acre. The City has identified three sites to rezone from non-residential designations to RMH due to expressed interest in residential development at these sites. The capacity on the rezone sites accounts for 428 RHNA units in the moderate and above moderate/market rate income category. The three properties are: City of Huntington Beach Printed on 10/5/2022Page 8 of 18 powered by Legistar™702 File #:22-701 MEETING DATE:10/11/2022 ·15511 Edwards St. (Chuck E. Cheese); existing Zoning: Commercial General ·7600 Redondo Cir. (Reliable Lumber); existing Zoning: Limited Industrial ·7242 Slater Ave. (Frontier); existing Zoning: General Industrial New developments proposed on the rezoned sites would be subject to the existing established standards for the RMH zoning district, which are not proposed to change with ZMA No. 22-001. In addition, projects would be subject to the City’s Affordable Housing requirements to provide 10 percent of the units affordable to low (rental units) or moderate-income (ownership units) households or, if eligible, pay an in-lieu fee which would be restricted for the provision of affordable housing. Each property proposed for rezoning is surrounded by properties that are zoned for residential and non-residential uses. The proposed RMH zoning is a compatible land use for transitioning between non-residential (commercial and industrial) designated properties and established low density/single- family neighborhoods. The zoning map amendment would provide for a compatible multi-family residential land use on properties that are currently underutilized. The three sites to be rezoned can be accessed from arterial streets and would not result in encroachment upon existing established neighborhoods. It should be noted that these sites would also have corresponding General Plan Land Use Map changes to reflect the proposed RMH designation, which are shown on the proposed Land Use Map in Attachment No. 5. 4. Affordable Housing Overlay (General Plan Amendment No. 2022-001) - ATTACHMENT NOS. 3, 4, & 5 This strategy requests to amend the General Plan Land Use Element and Land Use Map to establish and designate areas for an Affordable Housing Overlay. This strategy intends to create housing opportunities along arterial corridors and within specific plan areas that can accommodate additional housing capacity. The Affordable Housing Overlay will not replace the existing zoning of any property but will allow development of multi-family residential uses in lieu of the underlying zoning district if affordable housing for lower income households is provided on site. A draft of Figure LU-2, which is the General Plan Land Use Map, is provided in Attachment No. 5 to show all of the proposed Affordable Housing Overlay areas, including those proposed within specific plan areas. The sites identified for inclusion within an Affordable Housing Overlay primarily include the following: ·Existing industrial properties along Gothard Ave. primarily within the Research and Technology (RT) zoned areas; ·Properties on the west side of Goldenwest St., north of Garfield Ave. within the Ellis Goldenwest Specific Plan (SP7) area; ·Industrial properties on the east side of Goldenwest St, north and south of Garfield Ave. within the Holly-Seacliff Specific Plan (SP9) area; ·Golden West College ·Residential sites within the Beach and Edinger Corridors Specific Plan (SP14) The Affordable Housing Overlay necessitates amendments to the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) as well as the Beach and Edinger Corridors Specific Plan (SP14), the Holly Seacliff Specific Plan (SP9), and the Ellis Goldenwest Specific Plan (SP7), which are described below. Beach-Edinger Corridors Specific Plan (SP14/ BECSP) Affordable Housing Overlay (Zoning Text City of Huntington Beach Printed on 10/5/2022Page 9 of 18 powered by Legistar™703 File #:22-701 MEETING DATE:10/11/2022 Amendment No. 22-009) - ATTACHMENT NOS. 11 & 12 This strategy intends to increase affordable housing options in the existing Beach and Edinger Corridors Specific Plan (SP14). There is an existing Affordable Housing Overlay within SP14, which was adopted in 2020, and permits residential projects that propose at least 20 percent lower income units on site by right. The SP14 Affordable Housing Overlay will expand the provisions of the existing affordable housing overlay throughout the specific plan area on sites that already allow residential uses. The existing development standards will remain applicable to any project that is submitted pursuant to the SP14 Affordable Housing Overlay. As specified in the existing overlay, residential projects proposed pursuant to the overlay are not subject to the residential Maximum Amount of New Development (MAND). ZTA No. 22-009 would ensure that the lower income RHNA is accommodated in areas already designated and zoned for residential uses at the minimum “default” density (i.e. - 30 du./ac.) consistent with the existing General Plan Land Use Map. The Affordable Housing Overlay in SP14 will facilitate the development of affordable housing in an area that allows high density multi-family residential uses on almost all properties. Future development under the Affordable Housing Overlay will be consistent with the existing and allowed development pattern along the Beach Boulevard corridor and subject to the development and design standards that are applicable throughout the rest of the BECSP area. Huntington Beach Zoning and Subdivision Ordinance (HBZSO) Affordable Housing Overlay (Zoning Map Amendment No. 22-002/Zoning Text Amendment No. 22-008) - ATTACHMENT NOS. 6, 7, & 8 Outside of specific plan areas, select sites primarily located along the RT zoned Gothard corridor are proposed to be designated with an Affordable Housing Overlay. Additionally, in consultation with Golden West College administration, the City has identified the Golden West College (GWC) campus to be part of the Affordable Housing Overlay. Appendix B identifies the construction of up to 600 residential units on the GWC campus, which furthers its 2030 Comprehensive Master Plan goal to develop housing on the campus. Similar to the BECSP Affordable Housing Overlay, multi-family residential uses would be permitted by right if at least 20 percent of the units are deed restricted for lower income households. The proposed zoning standards are based off the Affordable Housing Overlay and Neighborhood Parkway standards of the BECSP with additional side and rear setback requirements proposed to create additional space between new residential uses and existing industrial uses. The Affordable Housing Overlay is proposed to allow for residential development until the City meets its lower and moderate- income RHNA targets or the 6th cycle planning period ends, whichever occurs first. The proposed zoning text and map amendments would ensure the lower income RHNA is accommodated while retaining the base land use and zoning designation. Property owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay. As an alternative, the Affordable Housing Overlay would enable property owners to develop multi-family residential uses in appropriate areas with access to services, jobs and community facilities while avoiding encroachment upon established residential neighborhoods. The proposed development standards consider the context of the surrounding area and, in conjunction with applicable performance standards and mitigation measures, would ensure impacts between different adjacent City of Huntington Beach Printed on 10/5/2022Page 10 of 18 powered by Legistar™704 File #:22-701 MEETING DATE:10/11/2022 land uses are minimized. Holly Seacliff Specific Plan (SP9) Affordable Housing Overlay (Zoning Text Amendment No. 22- 007) - ATTACHMENT NOS. 13 & 14 (majority of AH Overlay text is on pages III-29 & III-30 of the specific plan) Existing industrial designated properties along Goldenwest Street are proposed for inclusion within the SP9 Affordable Housing Overlay. Recognizing that this area of the specific plan was previously identified for housing opportunities, the City met with a group of industrial property owners from the SP9 industrial area to develop the boundaries of the proposed Affordable Housing Overlay area. The provisions of the SP9 Affordable Housing Overlay refer to the development standards proposed to be established in the HBZSO through ZTA No. 22-008. Multi-family residential uses would be permitted by right provided that at least 20 percent of the units are affordable to lower income households. Affordable Housing Overlay sites within SP9 are located in highest resource areas and provide access from Goldenwest Street, a major/primary arterial in the City. Sites designated with an Affordable Housing Overlay in SP9 will retain their base land use and zoning designation. Property owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay. As an alternative, the Affordable Housing Overlay would enable property owners to develop multi-family residential uses in appropriate areas with access to services, jobs and community facilities while avoiding encroachment upon established residential neighborhoods. The development standards consider the context of the surrounding area and, in conjunction with applicable performance standards and mitigation measures, would ensure impacts between different adjacent land uses are minimized. Ellis Goldenwest Specific Plan (SP7) RH Overlay (Zoning Text Amendment No. 22-006) - ATTACHMENT NOS. 15 &16 (majority of RH Overlay text is on pages 22 - 24 of the specific plan) The area designated for an Affordable Housing Overlay within SP7 is located on the west side of Goldenwest St., north of Garfield Ave. The majority of the area was occupied by an outdoor landscape supply business (South Coast Supply) and is designated for estate residential in SP7. Similar to the other proposed Affordable Housing Overlays, multi-family residential uses would be permitted by right provided that at least 20 percent of the units are affordable to lower income households. The proposed SP7 Affordable Housing Overlay would allow residential development pursuant to the maximum density and zoning standards of the existing Residential High Density (RH) zoning standards specified in the HBZSO. Sites designated with an Affordable Housing Overlay in SP7 will retain their base land use and zoning designation. Property owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Overlay. As an alternative, the Affordable Housing Overlay would enable property owners to develop multi-family residential uses in an existing residentially zoned area with access to a services, jobs and community facilities while avoiding encroachment upon the established residential neighborhoods of the Specific Plan area. Affordable Housing Overlay sites within SP7 are located in highest resource areas and provide access from Goldenwest Street, a major/primary arterial in the City. Section 4: Housing Plan (Programs) The Housing Element update includes programs to address the City’s housing goals, including the provision of affordable housing. Section 4: Housing Plan describes the specific goals, policies, andCity of Huntington Beach Printed on 10/5/2022Page 11 of 18 powered by Legistar™705 File #:22-701 MEETING DATE:10/11/2022 provision of affordable housing. Section 4: Housing Plan describes the specific goals, policies, and programs to assist City decision makers in achieving the housing objectives set forth in the Housing Element. The Housing Element goals, polices, and programs are aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents across all income categories. Several programs were carried over from the 5 th Cycle Housing Element because they are still applicable and relevant for the 2021-2029 planning period. Some 5 th Cycle programs were updated or expanded to reflect the housing needs for the 6 th Cycle. Many of these programs focus on preserving the quality of existing neighborhoods and improving the quality of lower resource areas. Some of the actions also involve applying for funding to implement neighborhood improvements. Many of the programs in the Housing Element are collaborative with other agencies. New goals, policies, and programs for the 6 th Cycle address homelessness and improving quality of life and place making within low-resource areas. In total, the Housing Element identifies 40 programs to support the nine goals. The City is required to report on the progress of the Housing Element programs as part of the required Housing Element Annual Progress Report, which is required to be submitted to HCD by April 1 of each year during the planning period. General Plan Conformance: As a component of the General Plan, the Housing Element must be internally consistent with the other General Plan Elements. This section first identifies the proposed goals of the updated Housing Element and then reviews other components of the General Plan for consistency. There are nine overall goals identified in the Housing Element Update. 1. Maintain and enhance the quality and affordability of existing housing; 2. Provide adequate sites to accommodate projected housing unit needs at all income levels identified by the RHNA; 3. Provide for safe and decent housing for all economic segments of the community; 4. Reduce governmental constraints to housing production, with an emphasis on improving processes for developments that provide on-site affordable units; 5. Promote equal housing opportunities for all residents, including the City’s special needs populations; 6. Promote a healthy and sustainable City through support of housing at all income levels that minimizes reliance on natural resources and automobile use; 7. Maximize solutions for those experiencing or at risk of homelessness; 8. Improve quality of life and promote place making; and 9. Affirmatively further fair housing. The proposed goals of the updated Housing Element and the associated program implementation actions to accommodate the RHNA are consistent with the existing goals, objectives and policies of the City’s General Plan. A.Land Use Element Policy LU-1B:Ensure new development supports the protection and maintenance of environmental and open spaces resources. City of Huntington Beach Printed on 10/5/2022Page 12 of 18 powered by Legistar™706 File #:22-701 MEETING DATE:10/11/2022 The Housing Element incorporates a green building and sustainability program to enhance resource efficiency and sustainability. The program promotes energy conservation and design in new and existing development. The program would provide outreach and education to developers, architects and residents on the CALGREEN code and ways to incorporate sustainability in project design and in existing structures. Policy LU-1C:Support infill development, consolidation of parcels, and adaptive reuse of existing buildings. The Housing Element contains policies and programs that support development of housing on non-vacant underutilized infill sites. Programs to accommodate the RHNA provide for multi-family residential uses on non-residentially zoned infill and encourage consolidation of parcels for the development of housing, including affordable housing. Policy LU-2D:Maintain and protect residential neighborhoods by avoiding encroachment of incompatible land uses. 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. Policy LU-4A:Encourage a mix of residential types to accommodate people with diverse housing needs. The focus of the nine goals of the Housing Element, in addition to the policies and programs proposed to achieve these goals, is to provide housing for all economic segments of the community. Several policies and programs provide for equal housing opportunity and social support services for special needs groups as well as healthy and sustainable housing and neighborhoods throughout the City. Programs to improve neighborhoods in low resources areas, facilitate solutions to address homelessness, and preserve mobile home parks as a form of affordable housing are contained in the Housing Element. The RHNA is accommodated through the proposed legislative amendments, which would allow multi-family residential uses with a minimum of 20 percent of the units affordable to lower income households. The Affordable Housing Overlay areas are primarily located along or have access to arterial streets and avoid encroachment of incompatible uses within existing established residential neighborhoods. Furthermore, the Housing Element includes an analysis of governmental constraints and proposes programs to remove constraints to the provision of a diverse range of housing units such as housing for disabled persons. Policy LU-4C:Encourage and provide incentives for residential property owners to maintain their homes and buildings. The Housing Element proposes several programs for the preservation of existing housing including: financial assistance for single-family home and multi-family rental repairs; multi-family acquisition and rehabilitation projects; neighborhood preservation and code enforcement efforts; and preservation of assisted rental housing. City of Huntington Beach Printed on 10/5/2022Page 13 of 18 powered by Legistar™707 File #:22-701 MEETING DATE:10/11/2022 Policy LU-4B: Improve options for people to live near work and public transit. Policy LU-4E:Encourage housing options located in proximity to employment to reduce vehicle miles traveled. Goal LU-14C:Improve the availability of affordable housing and accessible transportation options for service workers. Appendix B: Adequate Sites demonstrates that many of the identified sites are located near SCAG-designated high quality transit. Additionally, public transit stops are available along the Gothard Ave. corridor and Goldenwest St. and Garfield Ave. area. Providing housing units in these well-connected areas of the City will enable residents to utilize existing public transit and reduce vehicle miles traveled. The Housing Element contains a variety of policies and programs to facilitate affordable housing through production of new units and preservation of existing affordable housing to support workers employed in the City’s service industry. Each of the Zoning Map and Text Amendments proposed in conjunction with the Housing Element are consistent with the General Plan. The findings for approval list the applicable consistent General Plan goals and policies and are provided in the attachments to this staff report. Environmental Status: A Subsequent EIR (SEIR) was prepared for the project (Attachment No. 20). The SEIR is a tiered analysis document utilizing the City’s General Plan Update Program EIR (August 2017) as a baseline. Pursuant to State CEQA Guidelines §15162(3)(A) and (B), the SEIR evaluates potential environmental impacts associated with adoption and implementation of the Housing Element Update. The SEIR concludes that the Project would result in significant and unavoidable impacts concerning air quality, greenhouse gases, hydrology and water quality, noise, and utilities and services systems. The SEIR was available for a 45-day public review period from June 29 to August 19, 2022. The final EIR includes responses to comments received. Section 15093 of the CEQA guidelines requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” When the lead agency approves a project that will result in the occurrence of significant effects, which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reason to support its actions based on the Final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. The City of Huntington Beach proposes to adopt a Statement of Overriding Considerations regarding the significant air quality, greenhouse gas, hydrology and water quality, noise, and utilities/water supply impacts of the Project. The City has evaluated all feasible mitigation measures and potential changes to the Project with respect to reducing the impacts that have been identified as significant and unavoidable. Specific economic, social, or other considerations outweigh the significant and unavoidable impacts stated above. The reasons for proceeding with the proposed project, notwithstanding the identified significant and unavoidable impacts, are described below. City of Huntington Beach Printed on 10/5/2022Page 14 of 18 powered by Legistar™708 File #:22-701 MEETING DATE:10/11/2022 Proposed Project Benefits 1) The HEU would facilitate the development of a wide range of housing types in sufficient supply to meet the needs of current and future residents, particularly for persons with specific needs, including but not limited to extremely low, very low, and lower income households; seniors; persons with disabilities; large households; single-parent households; people experiencing homelessness or at risk of homelessness; and farmworkers. 2) The HEU would increase the supply of affordable housing in high opportunity/resource areas, including areas with access to employment opportunities, community facilities and services, and amenities. 3) The HEU would provide a comprehensive system of support and would expand housing options aimed to prevent and end homelessness. 4) The HEU would reduce constraints to the development of housing, including affordable housing, through programs that allow ministerial approval processes, permit ready plans for Accessory Dwelling Units, a review and update of the City’s small lot ordinance, and housing overlays in non- residential areas. 5) The HEU would address planning and monitoring goals for long-term affordability of adequate housing. 6) The HEU would facilitate the development of an accessible housing supply for all persons without discrimination in accordance with State and federal fair housing laws. The HEU would enhance existing lower resource neighborhoods by promoting livable, healthy, and safe housing for all residents. 7) The HEU provides a plan for meeting the City’s RHNA goals and to affirmatively further fair housing, which substantially complies with State law, thereby enabling the City to achieve certification of the HEU through the California Department of Housing and Community Development. Certification of the HEU would also enable the City to maintain eligibility for funding programs tied to a compliant HEU. 8) The HEU would allow the City of to revitalize commercial corridors and older industrial areas by allowing for additional housing opportunities in the City while maintaining the character of existing, long-established single-family residential neighborhoods in the City. Consistent with General Plan Implementation Program LU-P.14, the Affordable Housing Overlay allows for housing within the Research and Technology zoned areas, which establishes housing opportunities for employees of business in these areas. The provisions of the Affordable Housing Overlay ensure that potential conflicts between residential and non-residential uses in these areas would be minimized. The City would continue to ensure that all standards for building design, streetscape design, and landscaping would be adhered to and would review development proposals to ensure consistency with the character and visual appearance of the surrounding neighborhood. 9) The HEU would encourage future housing developments to better integrate with alternative modes of traditional transport because over half of the candidate housing sites identified in the HEU are located along High Quality Transit Areas. New development would also be encouraged to promote and support public transit and alternative modes of transportation by incorporating bus turnouts and City of Huntington Beach Printed on 10/5/2022Page 15 of 18 powered by Legistar™709 File #:22-701 MEETING DATE:10/11/2022 and support public transit and alternative modes of transportation by incorporating bus turnouts and shaded bus stops (where appropriate) and providing enhanced pedestrian and bicycle facilities. 10) With more organized development and guided use of existing resources, such potential impacts to water supply can be monitored and improved for the health and benefit of residents. Further, parklands and open spaces can be protected and retained in place throughout the planning horizon to provide recreational benefits to residents, visitors and school aged students. A shift toward sustainable resources and self-sufficiency, as outlined in the HEU, will allow for the continuation of the valued way of life within the City of Huntington Beach throughout the planning horizon. For example, future projects would be required to comply with General Plan Goal ERC-15 and Policies ERC-15.A and ERC-15.B, which aim to maintain an adequate supply of water and distribution facilities capable of meeting existing and future water supply needs and require monitoring to reduce impacts to the water system in an effort to maintain and expand water supply and distribution facilities. Coastal Status: None of the sites proposed to be rezoned or designated with an Affordable Housing Overlay are within the Coastal Zone Overlay. However, the proposed Affordable Housing Overlay (Chapter 229 of the HBZSO) is a citywide ordinance that could be applicable in the Coastal Zone. The proposed amendment will be combined with other amendments that will be forwarded to the California Coastal Commission as a Local Coastal Program Amendment for certification. Public Notification: Legal notice was published in the Huntington Beach Wave on September 29, 2022 and notices were sent to individuals/organizations on the City’s Housing Element notification list and those interested parties that have requested notification (Planning Division’s Notification Matrix). In addition, property owners of the identified sites within the RMH rezone, Affordable Housing Overlay sites (including those within SP7 and SP 9) and the Beach and Edinger Corridor Specific Plan, were mailed a notice. As of October 4, 2022, the City has received one public comment letter regarding the request have been received. (Attachment No. 21) Application Processing Dates: DATE OF COMPLETE APPLICATION:MANDATORY PROCESSING DATE(S): Not applicable.October 15, 2022 due to HCD Statutory Timelines Sixth cycle Housing Elements for the SCAG region were required to be certified by October 15, 2021. Prior to the 6 th cycle, jurisdictions had three years to complete rezonings required to accommodate the RHNA. AB 1398 (2021) shortened the rezoning timeframe to one year from the required certification date (October 15, 2022) for any jurisdiction that did not have a certified Housing Element within 120 days of the statutory deadline. Jurisdictions that did not complete the rezonings would be found out of compliance. SCAG jurisdictions opposed the legislation because SCAG adopted the RHNA late, leaving most jurisdictions in a position to face potential legal challenges and penalties until rezonings were completed. SB 197 (2022) extended the rezoning timeframe back to three years, but only for jurisdictions that obtained HCD certification within one year from the statutory deadline (October 15, 2022). The law also states that for any jurisdiction that does not have a certified Housing Element by October 15, 2022, HCD cannot certify their Housing Element until required rezonings are completed. As such, the City prepared the RHNA implementation actions City of Huntington Beach Printed on 10/5/2022Page 16 of 18 powered by Legistar™710 File #:22-701 MEETING DATE:10/11/2022 required rezonings are completed. As such, the City prepared the RHNA implementation actions (proposed legislative amendments) for adoption with the Housing Element. Although HCD has determined that the City’s draft Housing Element substantially complies with Housing Element law, it will not certify the City’s Housing Element until the legislative amendments to accommodate the RHNA are completed. SUMMARY: The 2021-2029 Housing Element Update in conjunction with the proposed program implementation actions to accommodate the City’s RHNA adequately addresses housing needs in the City of Huntington Beach and complies with State requirements. It identifies appropriate programs to assist the City in meeting its housing goals, objectives and policies. Staff recommends the Planning Commission approve the updated Housing Element and proposed legislative amendments for the following reasons: ·The updated Housing Element and proposed legislative amendments are consistent with the General Plan and State law requirements. ·The Housing Element identifies specific programs to address the community’s housing needs, including provision of adequate sites, removal of governmental constraints, the preservation and development of affordable housing, equal housing opportunity, healthy and sustainable housing, solutions for people experiencing or at risk of homelessness, promoting place making, and affirmatively furthering fair housing. ·The Housing Element and legislative amendments will enable the City to obtain certification from HCD and maintain eligibility for funding programs for housing, transportation and infrastructure. ·SEIR No. 22-002 has been prepared in accordance with the California Environmental Quality Act (CEQA), adequately addresses the environmental impacts of the Housing Element Update and associated General Plan, Zoning Text and Zoning Map amendments, and identifies project alternatives and mitigation measures to lessen the project’s impacts. ATTACHMENTS: 1. Subsequent EIR No. 22-002 Findings of Fact and Statement of Overriding Considerations 2. Draft Resolution - General Plan Amendment No. 21-003 (Housing Element Update) 3. Draft Resolution - General Plan Amendment No. 22-001 (General Plan Land Use Element) 4. Legislative Draft Land Use Element changes - General Plan Amendment No. 22-001 Affordable Housing Overlay) 5. Proposed General Plan Land Use Map - Figure LU-2 - General Plan Amendment No. 22-001 (Affordable Housing Overlay) 6. Suggested Findings of Approval - Zoning Text Amendment No. 22-008/ Zoning Map Amendment No. 22-002 (Chapter 229 Affordable Housing Overlay HBZSO) 7. Draft Ordinance - Zoning Map Amendment No. 22-002 (Affordable Housing Overlay) 8. Legislative Draft - Zoning Text Amendment No. 22-008 (Chapter 229 Affordable Housing Overlay HBZSO) 9. Suggested Findings of Approval - ZMA No. 22-001 (RMH rezoning) 10. Draft Ordinance - Zoning Map Amendment No. 22-001 (RMH rezoning) 11. Suggested Findings of Approval - Zoning Text Amendment No. 22-009 (BECSP Affordable Housing Overlay) 12. Draft Resolution & Legislative Draft - Zoning Text Amendment No. 22-009 (BECSP Affordable Housing Overlay) 13. Suggested Findings of Approval - Zoning Text Amendment No. 22-007 (Holly Seacliff Specific City of Huntington Beach Printed on 10/5/2022Page 17 of 18 powered by Legistar™711 File #:22-701 MEETING DATE:10/11/2022 13. Suggested Findings of Approval - Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) 14. Draft Ordinance & Legislative Draft - Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) 15. Suggested Findings of Approval - Zoning Text Amendment No. 22-006 (Ellis Goldenwest Specific Plan RH/Affordable Housing Overlay) 16. Draft Ordinance & Legislative Draft - Zoning Text Amendment No. 22-006 (Ellis Goldenwest Specific Plan RH/Affordable Housing Overlay) 17. Draft Housing Element Appendix B 18. Housing Element Sites Map 19. Draft 6 th Cycle Housing Element Update available at < https://www.huntingtonbeachca.gov/housing-element-update/public-review-draft-housing-element/> 20. Final Subsequent EIR 21. Public Comments 22.HCD Substantial Compliance Letter, dated September 30, 2022 City of Huntington Beach Printed on 10/5/2022Page 18 of 18 powered by Legistar™712 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-968 MEETING DATE:11/16/2022 PLANNING COMMISSION STAFF REPORT TO:Planning Commission FROM:Ursula Luna-Reynosa, Director of Community Development BY:Jennifer Villasenor, Deputy Director of Community Development SUBJECT: Recommend Approval of the Housing Element Update (General Plan Amendment No. 21-003) and Implementation Programs to accommodate the City’s Regional Housing Needs Allocation (RHNA) (General Plan Amendment No. 22-001 - Land Use Element); Zoning Map Amendment No. 22-001 (RMH Rezoning); Zoning Map Amendment No. 22-002 (Affordable Housing Overlay); Zoning Text Amendment No. 22-008 (Chapter 229 - Affordable Housing Overlay); Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay); Zoning Text Amendment No. 22-009 (Beach and Edinger Corridors Specific Plan Affordable Housing Overlay); Subsequent Environmental Impact Report (SEIR) No. 22-002 (Housing Element Update and Associated RHNA Implementation Actions) REQUEST: To update the General Plan Housing Element for the 2021-2029 planning period and implement the associated program actions to accommodate the City’s RHNA. LOCATION: Citywide APPLICANT: City of Huntington Beach PROPERTY OWNER: Various STATEMENT OF ISSUE: On October 11, 2022, the Planning Commission held a public hearing on the Housing Element Update and implementation programs and recommended approval to the City Council. The City Council held a study session on the Housing Element on November 1, 2022. The study session included a presentation on the Housing Element Update and implementation actions as reviewed by the Planning Commission in addition to options to revise the Housing Element to address concerns raised by residents primarily from the Edwards Hill and Seagate neighborhoods, which are located in proximity to identified Housing Element RHNA sites. Based on feedback from the City Council, staff prepared revisions to the Housing Element Update and implementation actions. Consequently, it is necessary for the Planning Commission to consider the revisions and make a recommendation to the City of Huntington Beach Printed on 11/10/2022Page 1 of 17 powered by Legistar™713 File #:22-968 MEETING DATE:11/16/2022 necessary for the Planning Commission to consider the revisions and make a recommendation to the City Council. This report focuses only on the revised Housing Element and implementation actions. The recommended actions provided below incorporate the proposed revisions into the “full” Housing Element approval package previously considered and recommended for approval by the Planning Commission. If the Planning Commission approves the recommended actions below, they will be forwarded to the City Council for consideration and adoption. The October 11, 2022, Planning Commission actions, would be an alternative action the City Council may adopt. In reviewing the revised Housing Element and implementation actions, the Planning Commission should consider the following: 1. Are the Housing Element update and proposed legislative amendments 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 ZMA designations compatible with the surrounding area? 3. Does the Housing Element substantially comply with state Housing Element law? 4. Does the proposed project satisfy all the findings required for approval of a ZMA, ZTA, and SEIR? 5. Is the SEIR adequate and complete in that it has identified all significant effects of the project and any applicable mitigation measures? RECOMMENDATION: That the Planning Commission take the following actions: CEQA Action A) Recommend approval of Subsequent EIR No. 22-002 with findings of fact and statement of overriding considerations by approving draft City Council Resolution No. 2022-63 (Attachment No. 1) and forward to the City Council for consideration. Housing Element Update Action B) Recommend approval of General Plan Amendment No. 21-003 (Housing Element Update) by approving draft City Council Resolution No. 2022-62 (Attachment No. 2) and forward to the City Council for consideration. Implementation Actions (Legislative Amendments) C) Recommend approval of General Plan Amendment No. 22-001 (General Plan Land Use Element Affordable Housing Overlay) by approving the draft City Council Resolution (Attachment Nos. 3, 4 and 5); D) Recommend approval of Zoning Map Amendment No. 22-002 (Zoning Map Affordable Housing Overlay) with findings (Attachment No. 6) by approving draft Ordinance No. 4269 (Attachment No. 7); E) Recommend approval of Zoning Text Amendment No. 22-008 (HBZSO Chapter 229 Affordable Housing Overlay) with findings (Attachment No. 6) by approving draft Ordinance No. 4272 City of Huntington Beach Printed on 11/10/2022Page 2 of 17 powered by Legistar™714 File #:22-968 MEETING DATE:11/16/2022 (Attachment No. 8); F) Recommend approval of Zoning Map Amendment No. 22-001 (RMH Rezoning) with findings (Attachment No. 9) by approving draft Ordinance No. 4262 (Attachment No. 10); G) Recommend approval of Zoning Text Amendment No. 22-009 (Beach and Edinger Corridor Specific Plan Affordable Housing Overlay) with findings (Attachment No. 11) by approving draft City Council Resolution No. 2022-59 (Attachment No. 12); H) Recommend approval of Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) with findings (Attachment No. 13) by approving draft Ordinance No. 4271 (Attachment No. 14); and forward to the City Council for consideration. ALTERNATIVE ACTION(S): A) Do not recommend approval of Subsequent EIR No. 22-002, General Plan Amendment No. 21 -003, General Plan Amendment No. 22-001, Zoning Map Amendment No. 22-001, Zoning Map Amendment No. 22-002, Zoning Text Amendment No. 22-009, Zoning Text Amendment No. 22-007, and Zoning Text Amendment No. 22-008. PROJECT PROPOSAL: The Housing Element is a citywide plan for housing, including the provision of affordable housing, in the City of Huntington Beach. It is one of the seven State mandated elements of the General Plan and is on an eight-year update cycle. Pursuant to California Government Code Section 65588, the Housing Element must be updated for the 2021-2029 planning period. State Housing Element Law (Article 10.6 of Chapter 3 of the Government Code) establishes requirements for the content of local agencies’ housing elements in order to ensure that housing issues are adequately and thoroughly addressed. The October 11, 2022 Planning Commission Staff Report includes a detailed overview of the Housing Element Update including the sections of the Housing Element, summary of the public participation process, and descriptions of the implementation actions and overall RHNA strategy, which are not proposed to change (Attachment No. 20). This report is focused on the revisions to the Housing Element and whether they comply with state Housing Element law, the City’s CEQA process and findings for amending the zoning code and map. The request before the Planning Commission is to consider the revisions in this context and make a recommendation on the revisions to the City Council. The Planning Commission is not being asked to re-consider prior actions or evaluate the revisions in comparison to the previously considered Housing Element Update and implementation actions. Revised Housing Element and Implementation Actions Most of the Housing Element Update previously reviewed and considered by the Planning Commission remains the same. The proposed revisions are primarily focused on the Adequate Sites Program to accommodate the lower income RHNA. The revisions are summarized below: Adequate Sites/RHNA Related Revisions 1. Add the Frontier site to the Affordable Housing Overlay - The Frontier site was included as a Residential Medium High Density (RMH) rezoning site in the HCD approved Housing Element. As a RMH designated property, the site could accommodate 202 dwelling units, although due to the density being less than 30 dwelling units per acre, the site did not accommodate any lower income RHNA units. Shifting this site from RMH to the Affordable Housing Overlay increases the allowable density at the site and provides capacity for 567City of Huntington Beach Printed on 11/10/2022Page 3 of 17 powered by Legistar™715 File #:22-968 MEETING DATE:11/16/2022 Housing Overlay increases the allowable density at the site and provides capacity for 567 units, including 170 lower income units. This revision would result in the removal of the Frontier site from Zoning Map Amendment No. 22-001 and adding it to Zoning Map Amendment No. 22-002. These revisions are reflected in the recommended actions. 2. Delete the RH-Overlay from the Ellis Goldenwest Specific Plan (SP 7)- The RH-Overlay in SP 7 consists of an approximately 18-acre unoccupied area on the west side of Goldenwest Street north of Garfield Avenue. Portions of the area are vacant and much of the area was once occupied by a landscape business. The area accommodated 493 units, including 113 lower income units. Deletion of the RH-Overlay in SP 7 would remove Zoning Text Amendment No. 22-006 from the implementation program. As such, Zoning Text Amendment No. 22-006 is not reflected in the recommended actions. 3. Provide for mixed density in Holly Seacliff Specific Plan (SP 9) Affordable Housing Overlay - The HCD approved Housing Element would apply the proposed Affordable Housing Overlay (with a maximum density of 70 dwelling units per acre) within a portion of the Industrial designated area of SP9. The revision would maintain the SP 9 Affordable Housing Overlay area as currently proposed, but would permit residential developments at maximum density of 35 units per acre in the portion north of Garfield Avenue and 70 units per acre south of Garfield Avenue. City of Huntington Beach Printed on 11/10/2022Page 4 of 17 powered by Legistar™716 File #:22-968 MEETING DATE:11/16/2022 Additional Non-RHNA Revisions 4. City-owned sites program - Based on feedback from the City Council during the November 1 st study session, a new program has been added to evaluate city-owned sites for future residential development. More specifically, the City would commit to evaluating the feasibility of redeveloping the civic center site including development of residential uses. The information would be presented to the City Council in 2023. This revision does not affect the City’s RHNA strategy. 5. Removal of Reliable Lumber site from RMH rezoning - The Reliable Lumber site was included in Zoning Map Amendment No. 22-001 for rezoning to RMH due to a project that would be submitted by the property owners soon after the rezoning became effective. The property owners recently informed the City they no longer plan to propose the residential development. As such, the City has removed the site from Zoning Map Amendment No. 22- 001. HCD Review and Certification The Housing Element Update reviewed by the Planning Commission on October 11, 2022, was found to be in substantial compliance with state Housing Element Law by the California Housing and Community Development (HCD) Department. The City is currently working with HCD to see if the proposed revisions can be found in substantial compliance with Housing Element law. As discussed in this report, the proposed revisions can accommodate the City’s RHNA, including a substantial buffer, on sites that substantially comply with Housing Element law. While the City does not have a City of Huntington Beach Printed on 11/10/2022Page 5 of 17 powered by Legistar™717 File #:22-968 MEETING DATE:11/16/2022 buffer, on sites that substantially comply with Housing Element law. While the City does not have a substantial compliance letter from HCD on the revised Housing Element, staff intends to obtain HCD feedback on the revised Housing Element’s compliance with Housing Element law by the Planning Commission and City Council public hearing dates. Benefits of HCD Certification The main benefit of HCD certification is the presumption of a legally adequate Housing Element, particularly in light of expanded enforcement authority granted to HCD through AB72 (2017), which enables HCD to refer non-compliant jurisdictions to the State Attorney General’s Office. If the court finds a city’s Housing Element invalid, the city can potentially face penalties such as a moratorium on all development/building permit issuance, loss of local land use authority, and fines of up to $100,000 per month. One other benefit of certification is eligibility for State funding programs for housing, transportation and infrastructure. In some cases, funding from programs can only be accessed if the jurisdiction has a compliant housing element. In other cases, a compliant housing element helps a jurisdiction receive extra points on a competitive funding application. State funding programs that require a local jurisdiction’s housing element compliance include: ·Infill Infrastructure Grant Program ·Local Housing Trust Fund Program ·Affordable Housing and Sustainable Communities Program ·Permanent Local Housing Allocation Program ·Caltrans Sustainable Communities Grant Program Lastly, if a City fails to provide adequate sites to meet its RHNA pursuant to Housing Element law, the City would face RHNA carry over to the next planning period. The RHNA carry over would be in addition to any new RHNA units that must be accommodated. The Housing Element Update includes the following applications including legislative amendments implement the RHNA programs: General Plan Amendment No. 21-003 represents the Housing Element Update for the 2021-2029 planning period.(Attachment No. 2) General Plan Amendment No. 22-001 is a request to amend the Land Use Element of the General Plan to establish an Affordable Housing Overlay. The request also includes an amendment of Figure LU-2 - General Plan Land Use Map to designate certain sites with the Affordable Housing Overlay. The amended Land Use Map also designates the three rezoning sites with the RMH land use designation consistent with the requested Zoning Map Amendment (ZMA No. 22-001).(Attachment Nos. 3, 4 and 5) Zoning Map Amendment No. 22-001 is a request to amend the zoning designation at 15511 Edwards Street (Chuck E. Cheese site) from Commercial General (CG) to Residential Medium High Density (RMH)(Attachment Nos. 9 and 10). Zoning Text Amendment No. 22-008 is a request to amend the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) to add Chapter 229 - Affordable Housing Overlay, which establishes City of Huntington Beach Printed on 11/10/2022Page 6 of 17 powered by Legistar™718 File #:22-968 MEETING DATE:11/16/2022 Subdivision Ordinance (HBZSO) to add Chapter 229 - Affordable Housing Overlay, which establishes land use controls and development standards for projects proposed in the Affordable Housing Overlay areas.(Attachment Nos. 6 and 8) Zoning Map Amendment No. 22-002 is a request to add the Affordable Housing Overlay to the Zoning Map and designate various properties with the Affordable Housing Overlay. The primary locations of the Affordable Housing Overlay sites are the Golden West College campus and the Gothard corridor.(Attachment Nos. 6 and 7) Zoning Text Amendment No. 22-007 is a request to amend the Holly Seacliff Specific Plan (SP9) to establish an Affordable Housing Overlay on existing Industrial and Low Density Residential properties located on the east side of Goldenwest Street north and south of Garfield Avenue.(Attachment Nos. 13 and 14) Zoning Text Amendment No. 22-009 is a request to amend the Beach and Edinger Corridors Specific Plan (SP14) to expand the existing Affordable Housing Overlay to sites within the specific plan area that allow residential uses.(Attachment Nos. 11 and 12) In addition, a Subsequent Environmental Impact Report (SEIR No. 22-002)was prepared to evaluate the potential environmental impacts associated with the Housing Element update and the implementing legislative amendments described above pursuant to the California Environmental Quality Act (CEQA).(Attachment Nos. 1 and 18) ISSUES AND ANALYSIS: Regional Housing Needs Assessment (RHNA) State Housing Element Law requires that each city and county develop local housing programs to meet its share of existing and future housing needs for all income groups, as determined by the jurisdiction’s Council of Governments. In the southern California region, the agency responsible for assigning the regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG). Each SCAG jurisdiction’s RHNA is determined based on projected need (household growth, future vacancy need, and housing replacement need), existing need (transit and job accessibility), and a social equity adjustment including additional adjustments for areas that are designated as high resource. SCAG has determined that Huntington Beach has a regional housing need (RHNA) of 13,368 units for the 2021-2029 planning period, which is the sixth housing element cycle. The table below provides a breakdown of the RHNA allocation by various household income categories. TABLE 1: City of Huntington Beach RHNA Allocation Income Level Percent of AMI* (Area Median Income) Number of Units Percentage of Units Very Low (includes Extremely Low) 0-50%3,661 27% Low 51-80%2,184 16% Moderate 81-120%2,308 17% Above Moderate >120%5,215 39% Total 13,368 100% *2022 Orange County AMI = $119,100City of Huntington Beach Printed on 11/10/2022Page 7 of 17 powered by Legistar™719 File #:22-968 MEETING DATE:11/16/2022 Income Level Percent of AMI* (AreaMedian Income)Number of Units Percentage ofUnitsVery Low (includesExtremely Low)0-50%3,661 27%Low 51-80%2,184 16% Moderate 81-120%2,308 17% Above Moderate >120%5,215 39% Total 13,368 100% *2022 Orange County AMI = $119,100 State law requires local governments to demonstrate through zoning that the RHNA can be accommodated for every income level. RHNA is not a construction mandate. However, State law requires every jurisdiction to show that it has capacity to accommodate its RHNA through zoning capacity. With the proposed revisions to the Housing Element and implementation actions, the City is able to accommodate the full RHNA requirement with a substantial buffer. Table 2 reflects the RHNA strategy with the Housing Element revisions. Table 2: Revised RHNA Strategy Very Low Low Moderate Above Moderate Total RHNA Target 3,661 2,184 2,308 5,215 13,368 Approved/Pending Projects 17 285 82 1,371 1,755 ADU 307 170 10 487 Rezoning Sites*0 11 25 36 Hotel/Motel Conversion 415 0 0 415 Affordable Housing Overlays** 5,433 2,599 9,591 17,623 Total 6,457 2,862 10,997 20,316 RHNA Met?YES YES YES YES *removes Reliable and Frontier sites **removes SP7 Overlay, reduces density of proposed SP9 Overlay north of Garfield (AHO-70 to AHO-35), adds Frontier to AHO-70 Overlay Frontier Site (Zoning Map Amendment No. 22-002) The addition of the Frontier site to the Affordable Housing Overlay (in conjunction with the removal of the SP 7 Overlay) would accommodate dwelling units in all income categories and make up for the removal of the SP 7 RH-Overlay. The site is currently designated Industrial and is occupied by Frontier for primarily storage, vehicle maintenance and offices. A large portion of the site is undeveloped without permanent structures. The site is underutilized with a low existing floor area ratio (FAR). The site is in close proximity to high-performing schools, jobs, services, and daily needs along the adjacent Gothard St. corridor and nearby Beach Blvd. Access to these types of resources will contribute to upward economic mobility. The Frontier site is also adjacent to Huntington Central Park, Central Library, and Senior Center. Proximity to these community resources and facilities would improve access for lower income households, and promote healthy lifestyles and the City’s affirmatively furthering fair housing goals. In addition, the site has vehicular access to two primary arterial streets, Slater Ave. and Gothard St. The property has over 1,000 feet of street frontage along Slater Ave. The wide frontage makes the property uniquely ideal for a lot split or multiple lot splits to potentially tailor a site for competitive funding to develop a 100 percent affordable project. It also allows for construction of a variety of multi-family residential product types, which would be permitted pursuant to the Affordable Housing Overlay. The site directly abuts Central Park on two sides, the south and the west. East of the site, across Gothard Avenue, is developed with Industrial land uses. The site is only bordered by single-family residential on one side, across Slater Avenue. Although it is currently developed and occupied as a yard for Frontier, there has been a lot of development interest City of Huntington Beach Printed on 11/10/2022Page 8 of 17 powered by Legistar™720 File #:22-968 MEETING DATE:11/16/2022 in the site, particularly over the past five years. Holly Seacliff Specific Plan Mixed Density Affordable Housing Overlay (Zoning Text Amendment No. 22-007) The revisions to the proposed Affordable Housing Overlay in the Holly Seacliff Specific Plan (SP 7) divide the Overlay into two areas. Area A would allow a maximum density of 35 dwelling units per acre and apply the City’s existing RH development standards. Area B would allow a maximum density of 70 dwelling units per acre similar to the other areas of the proposed Affordable Housing Overlay (except the Beach and Edinger Corridors Specific Plan). The proposed development standards in Zoning Text Amendment No. 22-008 (Chapter 229 of the HBZSO) would apply in Area B. While the revisions to allow for a mixed density in SP 9 would result in a decrease in overall capacity, both areas would still accommodate lower income units and help to accommodate the RHNA in all income categories. The reduction in density in Area A and overall decrease in capacity address residents’ concerns related to the number of units that would be allowed in the area as well as concerns related to the higher densities allowable across Ernest Drive. General Plan Conformance: As a component of the General Plan, the Housing Element must be internally consistent with the other General Plan Elements. This section first identifies the proposed goals of the updated Housing Element and then reviews other components of the General Plan for consistency. City of Huntington Beach Printed on 11/10/2022Page 9 of 17 powered by Legistar™721 File #:22-968 MEETING DATE:11/16/2022 There are nine overall goals identified in the Housing Element Update. 1. Maintain and enhance the quality and affordability of existing housing; 2. Provide adequate sites to accommodate projected housing unit needs at all income levels identified by the RHNA; 3. Provide for safe and decent housing for all economic segments of the community; 4. Reduce governmental constraints to housing production, with an emphasis on improving processes for developments that provide on-site affordable units; 5. Promote equal housing opportunities for all residents, including the City’s special needs populations; 6. Promote a healthy and sustainable City through support of housing at all income levels that minimizes reliance on natural resources and automobile use; 7. Maximize solutions for those experiencing or at risk of homelessness; 8. Improve quality of life and promote place making; and 9. Affirmatively further fair housing. The proposed goals of the updated Housing Element and the associated program implementation actions to accommodate the RHNA are consistent with the existing goals, objectives and policies of the City’s General Plan. A.Land Use Element Policy LU-1B:Ensure new development supports the protection and maintenance of environmental and open spaces resources. The Housing Element incorporates a green building and sustainability program to enhance resource efficiency and sustainability. The program promotes energy conservation and design in new and existing development. The program would provide outreach and education to developers, architects and residents on the CALGREEN code and ways to incorporate sustainability in project design and in existing structures. Policy LU-1C:Support infill development, consolidation of parcels, and adaptive reuse of existing buildings. The Housing Element contains policies and programs that support development of housing on non-vacant underutilized infill sites. Programs to accommodate the RHNA provide for multi-family residential uses on non-residentially zoned infill sites and encourage consolidation of parcels for the development of housing, including affordable housing. Policy LU-2D:Maintain and protect residential neighborhoods by avoiding encroachment of incompatible land uses. 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. Policy LU-4A:Encourage a mix of residential types to accommodate people with diverse housing City of Huntington Beach Printed on 11/10/2022Page 10 of 17 powered by Legistar™722 File #:22-968 MEETING DATE:11/16/2022 needs. The focus of the nine goals of the Housing Element, in addition to the policies and programs proposed to achieve these goals, is to provide housing for all economic segments of the community. Several policies and programs provide for equal housing opportunity and social support services for special needs groups as well as healthy and sustainable housing and neighborhoods throughout the City. Programs to improve neighborhoods in low resources areas, facilitate solutions to address homelessness, and preserve mobile home parks as a form of affordable housing are contained in the Housing Element. The RHNA is accommodated through the proposed legislative amendments, which would allow multi-family residential uses with a minimum of 20 percent of the units affordable to lower income households. The Affordable Housing Overlay areas are primarily located along or have access to arterial streets and avoid encroachment of incompatible uses within existing established residential neighborhoods. Furthermore, the Housing Element includes an analysis of governmental constraints and proposes programs to remove constraints to the provision of a diverse range of housing units such as housing for disabled persons. As a component of the General Plan, the Housing Element must be internally consistent with the other General Plan Elements. This section first identifies the proposed goals of the updated Housing Element and then reviews other components of the General Plan for consistency. There are nine overall goals identified in the Housing Element Update. 1. Maintain and enhance the quality and affordability of existing housing; 2. Provide adequate sites to accommodate projected housing unit needs at all income levels identified by the RHNA; 3. Provide for safe and decent housing for all economic segments of the community; 4. Reduce governmental constraints to housing production, with an emphasis on improving processes for developments that provide on-site affordable units; 5. Promote equal housing opportunities for all residents, including the City’s special needs populations; 6. Promote a healthy and sustainable City through support of housing at all income levels that minimizes reliance on natural resources and automobile use; 7. Maximize solutions for those experiencing or at risk of homelessness; 8. Improve quality of life and promote place making; and 9. Affirmatively further fair housing. The proposed goals of the updated Housing Element and the associated program implementation actions to accommodate the RHNA are consistent with the existing goals, objectives and policies of the City’s General Plan. A.Land Use Element Policy LU-1B:Ensure new development supports the protection and maintenance of environmental and open spaces resources. The Housing Element incorporates a green building and sustainability program to enhance resource efficiency and sustainability. The program promotes energy conservation and design in new and existing development. The program would provide outreach and education toCity of Huntington Beach Printed on 11/10/2022Page 11 of 17 powered by Legistar™723 File #:22-968 MEETING DATE:11/16/2022 new and existing development. The program would provide outreach and education to developers, architects and residents on the CALGREEN code and ways to incorporate sustainability in project design and in existing structures. Policy LU-1C:Support infill development, consolidation of parcels, and adaptive reuse of existing buildings. The Housing Element contains policies and programs that support development of housing on non-vacant underutilized infill sites. Programs to accommodate the RHNA provide for multi-family residential uses on non-residentially zoned infill and encourage consolidation of parcels for the development of housing, including affordable housing. Policy LU-2D:Maintain and protect residential neighborhoods by avoiding encroachment of incompatible land uses. 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. Policy LU-4A:Encourage a mix of residential types to accommodate people with diverse housing needs. The focus of the nine goals of the Housing Element, in addition to the policies and programs proposed to achieve these goals, is to provide housing for all economic segments of the community. Several policies and programs provide for equal housing opportunity and social support services for special needs groups as well as healthy and sustainable housing and neighborhoods throughout the City. Programs to improve neighborhoods in low resources areas, facilitate solutions to address homelessness, and preserve mobile home parks as a form of affordable housing are contained in the Housing Element. The RHNA is accommodated through the proposed legislative amendments, which would allow multi-family residential uses with a minimum of 20 percent of the units affordable to lower income households. The Affordable Housing Overlay areas are primarily located along or have access to arterial streets and avoid encroachment of incompatible uses within existing established residential neighborhoods. Furthermore, the Housing Element includes an analysis of governmental constraints and proposes programs to remove constraints to the provision of a diverse range of housing units such as housing for disabled persons. Policy LU-4C:Encourage and provide incentives for residential property owners to maintain their homes and buildings. The Housing Element proposes several programs for the preservation of existing housing including: financial assistance for single-family home and multi-family rental repairs; multi-family acquisition and rehabilitation projects; neighborhood preservation and code enforcement efforts; and preservation of assisted rental housing. Policy LU-4B: Improve options for people to live near work and public transit. Policy LU-4E:Encourage housing options located in proximity to employment to reduce vehicle City of Huntington Beach Printed on 11/10/2022Page 12 of 17 powered by Legistar™724 File #:22-968 MEETING DATE:11/16/2022 miles traveled. Goal LU-14C:Improve the availability of affordable housing and accessible transportation options for service workers. Appendix B: Adequate Sites demonstrates that many of the identified sites are located near SCAG-designated high quality transit along the Beach Boulevard corridor. Additionally, public transit stops are available along the Gothard Ave. corridor and Goldenwest St. and Garfield Ave. area. Providing housing units in these well-connected areas of the City will enable residents to utilize existing public transit and reduce vehicle miles traveled. The Housing Element contains a variety of policies and programs to facilitate affordable housing through production of new units and preservation of existing affordable housing to support workers employed in the City’s service industry. Each of the Zoning Map and Text Amendments proposed in conjunction with the Housing Element are consistent with the General Plan. The findings for approval list the applicable consistent General Plan goals and policies and are provided in the attachments to this staff report. Environmental Status: A Subsequent EIR (SEIR) was prepared for the project (Attachment No. 20). The SEIR is a tiered analysis document utilizing the City’s General Plan Update Program EIR (August 2017) as a baseline. Pursuant to State CEQA Guidelines §15162(3)(A) and (B), the SEIR evaluates potential environmental impacts associated with adoption and implementation of the Housing Element Update. The SEIR concludes that the Project would result in significant and unavoidable impacts concerning air quality, greenhouse gases, hydrology and water quality, noise, and utilities and services systems. The SEIR was available for a 45-day public review period from June 29 to August 19, 2022. The final EIR includes responses to comments received. The proposed changes to the HEU resulting from the City Council’s direction to remove candidate housing sites from SP7, reduce the overall permitted density in SP9, and increase density on the Frontier site would redistribute density within the project area while remaining consistent with the total density proposed as part of the HEU and the total density analyzed in the SEIR. In addition, the revised site capacity does not exceed the overall capacity analyzed in the SEIR. The proposed changes are consistent with the existing analysis and conclusions in the SEIR. As such, the proposed changes would not result in a new significant environmental impact, a “significant increase” in the severity of an environmental impact for which mitigation is not proposed, or a new feasible alternative or mitigation measure that would lessen the significant environmental impacts of the project, nor do the changes reflect a “fundamentally flawed” or “conclusory” SEIR. As such, the SEIR is not subject to recirculation prior to certification pursuant to Section 15088.5 of the State CEQA Guidelines. Statement of Overriding Considerations Section 15093 of the CEQA guidelines requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” When the lead agency approves a project that will result in the occurrence of significant effects, which are identified in the Final EIR but are not avoided or substantially lessened,City of Huntington Beach Printed on 11/10/2022Page 13 of 17 powered by Legistar™725 File #:22-968 MEETING DATE:11/16/2022 significant effects, which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reason to support its actions based on the Final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. The City of Huntington Beach proposes to adopt a Statement of Overriding Considerations regarding the significant air quality, greenhouse gas, hydrology and water quality, noise, and utilities/water supply impacts of the Project. The City has evaluated all feasible mitigation measures and potential changes to the Project with respect to reducing the impacts that have been identified as significant and unavoidable. Specific economic, social, or other considerations outweigh the significant and unavoidable impacts stated above. The reasons for proceeding with the proposed project, notwithstanding the identified significant and unavoidable impacts, are described below. Proposed Project Benefits 1) The HEU would facilitate the development of a wide range of housing types in sufficient supply to meet the needs of current and future residents, particularly for persons with specific needs, including but not limited to extremely low, very low, and lower income households; seniors; persons with disabilities; large households; single-parent households; people experiencing homelessness or at risk of homelessness; and farmworkers. 2) The HEU would increase the supply of affordable housing in high opportunity/resource areas, including areas with access to employment opportunities, community facilities and services, and amenities. 3) The HEU would provide a comprehensive system of support and would expand housing options aimed to prevent and end homelessness. 4) The HEU would reduce constraints to the development of housing, including affordable housing, through programs that allow ministerial approval processes, permit ready plans for Accessory Dwelling Units, a review and update of the City’s small lot ordinance, and housing overlays in non- residential areas. 5) The HEU would address planning and monitoring goals for long-term affordability of adequate housing. 6) The HEU would facilitate the development of an accessible housing supply for all persons without discrimination in accordance with State and federal fair housing laws. The HEU would enhance existing lower resource neighborhoods by promoting livable, healthy, and safe housing for all residents. 7) The HEU provides a plan for meeting the City’s RHNA goals and to affirmatively further fair housing, which substantially complies with State law, thereby enabling the City to achieve certification of the HEU through the California Department of Housing and Community Development. Certification of the HEU would also enable the City to maintain eligibility for funding programs tied to a compliant HEU. 8) The HEU would allow the City of to revitalize commercial corridors and older industrial areas by allowing for additional housing opportunities in the City while maintaining the character of existing, long-established single-family residential neighborhoods in the City. Consistent with General Plan Implementation Program LU-P.14, the Affordable Housing Overlay allows for housing within the City of Huntington Beach Printed on 11/10/2022Page 14 of 17 powered by Legistar™726 File #:22-968 MEETING DATE:11/16/2022 Implementation Program LU-P.14, the Affordable Housing Overlay allows for housing within the Research and Technology zoned areas, which establishes housing opportunities for employees of business in these areas. The provisions of the Affordable Housing Overlay ensure that potential conflicts between residential and non-residential uses in these areas would be minimized. The City would continue to ensure that all standards for building design, streetscape design, and landscaping would be adhered to and would review development proposals to ensure consistency with the character and visual appearance of the surrounding neighborhood. 9) The HEU would encourage future housing developments to better integrate with alternative modes of traditional transport because over half of the candidate housing sites identified in the HEU are located along High Quality Transit Areas. New development would also be encouraged to promote and support public transit and alternative modes of transportation by incorporating bus turnouts and shaded bus stops (where appropriate) and providing enhanced pedestrian and bicycle facilities. 10) With more organized development and guided use of existing resources, such potential impacts to water supply can be monitored and improved for the health and benefit of residents. Further, parklands and open spaces can be protected and retained in place throughout the planning horizon to provide recreational benefits to residents, visitors and school aged students. A shift toward sustainable resources and self-sufficiency, as outlined in the HEU, will allow for the continuation of the valued way of life within the City of Huntington Beach throughout the planning horizon. For example, future projects would be required to comply with General Plan Goal ERC-15 and Policies ERC-15.A and ERC-15.B, which aim to maintain an adequate supply of water and distribution facilities capable of meeting existing and future water supply needs and require monitoring to reduce impacts to the water system in an effort to maintain and expand water supply and distribution facilities. Coastal Status: None of the sites proposed to be rezoned or designated with an Affordable Housing Overlay are within the Coastal Zone Overlay. However, the proposed Affordable Housing Overlay (Chapter 229 of the HBZSO) is a citywide ordinance that could be applicable in the Coastal Zone. The proposed amendment will be combined with other amendments that will be forwarded to the California Coastal Commission as a Local Coastal Program Amendment for certification Public Notification: Legal notice was published in the Orange County Register on November 6, 2022 and notices were sent to individuals/organizations on the City’s Housing Element notification list and those interested parties that have requested notification (Planning Division’s Notification Matrix). In addition, property owners of the identified sites and within a 300-foot radius within the RMH rezone and Affordable Housing Overlay sites were mailed a notice. Written communication received as of November 9, 2022, is attached to this staff report (Attachment No. 19). Application Processing Dates: DATE OF COMPLETE APPLICATION:MANDATORY PROCESSING DATE(S): Not Applicable October 15, 2022 due to HCD Statutory Timelines Sixth cycle Housing Elements for the SCAG region were required to be certified by October 15, 2021. Prior to the 6 th cycle, jurisdictions had three years to complete rezonings required to accommodate City of Huntington Beach Printed on 11/10/2022Page 15 of 17 powered by Legistar™727 File #:22-968 MEETING DATE:11/16/2022 Prior to the 6 th cycle, jurisdictions had three years to complete rezonings required to accommodate the RHNA. AB 1398 (2021) shortened the rezoning timeframe to one year from the required certification date (October 15, 2022) for any jurisdiction that did not have a certified Housing Element within 120 days of the statutory deadline. Jurisdictions that did not complete the rezonings would be found out of compliance. SCAG jurisdictions opposed the legislation because SCAG adopted the RHNA late, leaving most jurisdictions in a position to face potential legal challenges and penalties until rezonings were completed. SB 197 (2022) extended the rezoning timeframe back to three years, but only for jurisdictions that obtained HCD certification within one year from the statutory deadline (October 15, 2022). The law also states that for any jurisdiction that does not have a certified Housing Element by October 15, 2022, HCD cannot certify their Housing Element until required rezonings are completed. As such, the City prepared the RHNA implementation actions (proposed legislative amendments) for adoption with the Housing Element. Although HCD has determined that the City’s draft Housing Element substantially complies with Housing Element law, it will not certify the City’s Housing Element until the legislative amendments to accommodate the RHNA are completed. SUMMARY: The proposed revisions to the HCD approved 2021-2029 Housing Element Update in conjunction with the proposed program implementation actions to accommodate the City’s RHNA adequately addresses housing needs in the City of Huntington Beach and complies with State requirements. It identifies appropriate programs to assist the City in meeting its housing goals, objectives and policies. Staff recommends the Planning Commission approve the updated Housing Element and proposed legislative amendments for the following reasons: ·The revised updated Housing Element and proposed legislative amendments are consistent with the General Plan and State law requirements. ·The Housing Element identifies specific programs to address the community’s housing needs, including provision of adequate sites, removal of governmental constraints, the preservation and development of affordable housing, equal housing opportunity, healthy and sustainable housing, solutions for people experiencing or at risk of homelessness, promoting place making, and affirmatively furthering fair housing. ·The revised Housing Element and legislative amendments will enable the City to obtain certification from HCD and maintain eligibility for funding programs for housing, transportation and infrastructure. ·SEIR No. 22-002 has been prepared in accordance with the California Environmental Quality Act (CEQA), adequately addresses the environmental impacts of the Housing Element Update and associated General Plan, Zoning Text and Zoning Map amendments, and identifies project alternatives and mitigation measures to lessen the project’s impacts. ATTACHMENTS: 1.Draft Resolution No. 22-63 Subsequent EIR No. 22-002 Findings of Fact and Statement of Overriding Considerations 2. Draft Resolution - General Plan Amendment No. 21-003 (Housing Element Update) 3. Draft Resolution - General Plan Amendment No. 22-001 (General Plan Land Use Element) 4. Legislative Draft Land Use Element changes - General Plan Amendment No. 22-001 Affordable Housing Overlay) 5. Proposed General Plan Land Use Map - Figure LU-2 - General Plan Amendment No. 22-001 City of Huntington Beach Printed on 11/10/2022Page 16 of 17 powered by Legistar™728 File #:22-968 MEETING DATE:11/16/2022 (Affordable Housing Overlay) 6. Suggested Findings of Approval - Zoning Text Amendment No. 22-008/ Zoning Map Amendment No. 22-002 (Chapter 229 Affordable Housing Overlay HBZSO) 7. Draft Ordinance - Zoning Map Amendment No. 22-002 (Affordable Housing Overlay) 8. Draft Ordinance - Zoning Text Amendment No. 22-008 (Chapter 229 Affordable Housing Overlay HBZSO) 9. Suggested Findings of Approval - ZMA No. 22-001 (RMH rezoning) 10. Draft Ordinance - Zoning Map Amendment No. 22-001 (RMH rezoning) 11. Suggested Findings of Approval - Zoning Text Amendment No. 22-009 (BECSP Affordable Housing Overlay) 12. Draft Resolution & Legislative Draft - Zoning Text Amendment No. 22-009 (BECSP Affordable Housing Overlay) 13. Suggested Findings of Approval - Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) 14. Draft Ordinance & Legislative Draft - Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) 15. Draft Housing Element Appendix B 16. Housing Element Sites Map 17. Draft 6 th Cycle Housing Element Update available at https://www.huntingtonbeachca.gov/housing-element-update/public-review-draft-housing- 18. Final Subsequent EIR 19. Written Communications 20. October 11, 2022 Planning Commission Staff Report City of Huntington Beach Printed on 11/10/2022Page 17 of 17 powered by Legistar™729 2021-2029 Housing Element Update City Council Public Hearing: November 29, 2022 730 Housing Element Update Process & Public Participation • March 1, 2021: Joint PC and CC Study Session • April 22, 2021: Community Workshop Meeting #1 • April 28 – May 31, 2021: Online Survey open – 2,141 surveys received • June 2021: Small Group Meetings • School Districts • BIA • Housing Advocates and Community Organizations • Housing Developers • Faith-Based Organizations • June 5, 2021: Spanish Language Outreach Event at Oak View Neighborhood Cleanup • June 24, 2021: Community Townhall Meeting • August 19, 2021: Public Scoping Meeting for SEIR • November 10, 2021: Community Workshop Meeting #2 Ongoing Updates to Housing Element page on City website Email/mail notifications to Housing Element Update interest list (454 individuals, groups, interested parties) 731 Housing Element Update Process & Public Participation • October 28 – November 29, 2021: First Draft 6 th Cycle Housing Element (H.E.) public review and comment period • April 1, 2022: Second Draft H.E. released for public review • May 27, 2022: Third Draft H.E. released for public review • June 29 – August 15, 2022: Draft Subsequent EIR public review and comment period • July 22, 2022: Fourth Draft H.E. released for public review • September 23, 2022: Fifth Draft H.E. released for public review • Methods of advertising: website, email and direct mail interest list, digital advertisements, social media – Facebook, Twitter, Instagram, fliers distributed with meal program at Senior Center, HBTV, Golden West College marquees, City calendar event, doorhangers Ongoing Updates to Housing Element page on City website Email/mail notifications to Housing Element Update interest list (454 individuals, groups, interested parties) 732 HCD Review & Certification • Housing Element on an 8-year update cycle • HCD is tasked with reviewing and certifying Housing Elements compliance with Housing Element law • The City must complete RHNA implementation programs to obtain HCD certification •Huntington Beach received substantial compliance letter from HCD on September 30, 2022 733 Benefits of HCD Certification • Presumption of a legally adequate Housing Element • Eligibility for State funding programs for housing, transportation and infrastructure that require a compliant Housing Element: Community Development Block Grant Infill Infrastructure Grant Local Housing Trust Fund Affordable Housing and Sustainable Communities Permanent Local Housing Allocation Caltrans Sustainable Communities Grant 734 Housing Element Contents Population and housing profile of Huntington Beach Evaluation of housing constraints and resources Evaluation of existing programs and policies Identification of sites appropriate to accommodate the City’s RHNA Allocation Policies, programs and quantified objectives to achieve the City’s housing goals 735 Households - Overview Table 2-10: Changes in Household by Type Household Types 2010 2015 2019 Married-couple Family Households 48.7%50.4%49.3% Female headed Household, No Spouse Present 10.0%10.6% 10.6% Non-Family Household 36.4%33.9%34.9% Householders 65 years or above 13.4%14.6%16.1% Total Households 75,220 74,460 76,911 Source: American Community Survey, 5-Year Estimates, 2010, 2015, 2019. Note: Percentages do not add to 100 percent, there are additional categories and household types that are reported by the Census. 736 Households – Special Needs Groups Table 2-18: Special Needs Groups in Huntington Beach Special Needs Groups # of Persons or Households Percent of Total Population Percent of Total Households Households with Seniors (60 years and over)32,456 Households -- 42.2% Seniors Living Alone 8,383 Households -- 10.9% Persons with Disabilities 19,003 Persons 9.5%-- Large Households (5 or more persons per household)5,872 Households --7.6% Single-Parent Households 3,712 Households --4.8% Single-Parent, Female Headed Households with Children (under 18 years) 2,666 Households --3.5% People Living in Poverty 16,065 Persons 8%-- Farmworkers1 754 Persons 0.4%-- Homeless*349 Persons 0.2%-- Source: AmericanCommunity Survey, 5-Year Estimates, 2019, and OrangeCounty Point in Time Count, EveryoneCounts Report *The EveryoneCounts Report is updatedannually. The most recent availabledata is from 2019. 1. Farmworkersinclude personsemployed in agricultureforestry, fishing, and hunting 737 2022 HCD Income Thresholds Orange County Household Size Extremely Low Income (≤30% AMI) Very Low Income (31–50% AMI) Low Income (51–80% AMI) Moderate Income (81– 120% AMI) Above Moderate Income (>120% AMI) 4-person Area Median Income: $119,100 Less than $40,650 Up to $67,750 Up to $108,400 Up to $142,900 Over $142,900 Married sales worker and admin support worker with two children. $98,593 annual income. Married school teacher and sales worker with two children. $123,649 annual income. Married construction worker with stay at home spouse and two children. $62,616 annual income. Single food service worker with three children. $32,613 annual income. 738 Employment Base Top employment sectors 2019 1. Education services, health care, and social assistance (20%) 2. Professional, scientific, management, and administrative services (13%) 3. Retail (11%) and Manufacturing (11%) 4. Arts, entertainment, recreation, accommodation, and food services (10%) 5. Finance and insurance, and real estate and rental leasing (8%) 2022 HUD Orange County AMI $119,100 Table 2-8: Mean Salary by Occupation in Orange County, 2020 Occupation Salary Management $139,225 Legal $147,030 Healthcare Practitioners and Technical $101,125 Architecture and Engineering $99,403 Computer and Mathematical $96,051 Life, Physical and Social Sciences $84,611 Business and Financial Operations $80,107 Education, Training and Library $72,247 Arts, Design, Entertainment, Sports and Media $65,620 Construction and Extraction $62,616 Community and Social Service $58,617 Protective Services $57,788 Installation, Maintenance and Repair $56,597 Sales $51,402 Office and Administration Support $47,191 Production $42,181 Transportation and Material Moving $38,010 Building, Grounds Cleaning, and Maintenance $35,880 Farming, Fishing and Forestry $34,876 Healthcare Support $34,790 Personal Care and Service $34,724 Food Preparation and Serving Related $32,613 Source: California Employment Development Division, Occupational Wage data, 2020. 739 Housing Costs Huntington Beach Rental Market • Average cost of a rental unit increased by 31% from 2014 ($1,829) to 2020 ($2,401) • Extremely low, very low, and low-income households cannot afford market rate rentals without substantial cost burden • Moderate income households at the upper levels of the income limit ($115k+) can generally afford market rates Huntington Beach For-Sale Market • Median home value $771,100 (2019) • All income groups cannot afford market rate ownership without substantial cost burden 740 Who in Huntington Beach Needs Affordable Housing? • People who work in City and cannot afford to live here Teachers, nurses, retail, hospitality, childcare providers • Approx. 82% of primary jobs in Huntington Beach held by people living outside of Huntington Beach Source: US Census LEHD Dataset, 2019 • Special needs households Seniors, disabled persons, single-parent households • Children of long-time Huntington Beach residents 741 What is Affordable Housing in HB? 742 What is Affordable Housing in HB? Bowen Court (left) and Oceana (below) Low and Very Low Income developments 743 Affirmatively Furthering Fair Housing (AFFH) • New requirement for 6 th Cycle • AB 686 (2019) requires jurisdictions identify sites in a manner that is consistent with its duty to AFFH • AFFH requirements difficult to understand/apply due to new status • Meaningful actions that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity for all people regardless of race, religion, familial status, disability, etc. 744 Affirmatively Furthering Fair Housing (AFFH) • Summary of AFFH in Huntington Beach • Data & mapping analysis of access to opportunity (jobs, transit, environment, schools, daily needs) that contribute to upward mobility • Majority of census tracts have a moderate to high level of access to opportunity • 0 census tracts are classified as “High Segregation and Poverty” • 2 census tracts are classified as “Low Resource” • Contributing factors to fair housing: • Availability of affordable housing/high housing costs • Regional composition & location • Access to opportunity Conclusion: Identification of sites intentionally improves conditions for lower income households within Huntington Beach. 745 Housing Goals & Programs Section 4: Housing Plan includes 40 programs proposed to support the 9 goals. 1. Maintain and enhance the quality and affordability of existing housing 2. Provide adequate sites to accommodate projected housing unit needs at all income levels identified by the RHNA. 3. Provide for safe and decent housing for all economic segments of the community. 4. Reduce governmental constraints to housing production, with an emphasis on improving processes for developments that provide on-site affordable units. 5. Promote equal housing opportunities for all residents, including the City’s special needs populations. 6. Promote a healthy and sustainable City through support of housing at all income levels that minimizes reliance on natural resources and automobile use. 7. Maximize solutions for those experiencing or at risk of homelessness. 8. Improve quality of life and promote place-making. 9. Affirmatively further fair housing. 746 Regional Housing Needs (RHNA) • RHNA = Regional Housing Needs Allocation • Initiates the Housing Element Update process • Quantifies housing needs, by income category, within each County and City in the SCAG region State • HCD • Regional determination SCAG • Southern California Association of Governments Huntington Beach • HB is one of 191 cities & 6 counties that make up SCAG HE Goal 2 Provide adequate sites to accommodate projected housing unit needs at all income levels identified by the RHNA. 747 Potential consequences if the City Council does not adopt the Housing Element and associated implementation actions If City Council does not adopt the Housing Element and associated implementation actions and forward to HCD for certification, City will not be in compliance with State Housing Element laws. HCD has significant enforcement capabilities due to AB72 (2017) • Enables HCD to refer non-compliant jurisdictions to State Attorney General’s Office If the court finds a city’s Housing Element invalid, the city can potentially face penalties such as: • Moratorium on all development/building permit issuance • Loss of local land use authority • Fines of up to $100,000 per month. • Loss of eligibility for State funding programs for housing, transportation and infrastructure • Court appointed receiver with powers necessary to bring the City’s Housing Element into compliance with State laws • Vesting of “Builders Remedy” affordable housing projects that are not required to comply with the City’s General Plan or Zoning regulations • Lawsuits and associated expenses from individuals, HCD, groups, and/or developers 748 Why do we plan for more units than the RHNA? Example: 100 unit project 30% lower income = 30 units 70% moderate & above moderate income = 70 units 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Remaining RHNA Affordability Assumptions 45 30 55 70 Lower Income Mod & Above Mod 749 Public Comments Received FAQ • Can the City challenge the State so HB doesn’t have to comply with State Law? • City can sue the State…winning against the State is uncertain…and will likely get sued by others • HCD expanded enforcement authority via AB72 (2017) can refer non-compliant jurisdictions to State Attorney General’s Office • HB was sued by State of California for noncompliant HE in 2019 Cities with noncompliant housing elements are vulnerable to litigation from housing rights’ organization, developers, individuals, and HCD. If a jurisdiction faces a court action stemming from its lack of compliance and either loses or settles the case, it often must pay substantial attorney fees to the plaintiff’s attorneys in addition to the fees paid to its own attorneys. Potential consequences of lawsuits include: mandatory compliance within 120 days, suspension of local ability to issue building permits, and court approval of housing developments. 750 Courts have authority to take over cities’ ability to issue residential and nonresidential permits until the City‘s General Plan and housing element is in compliance with State Law. Local governments are subject to court-issued judgements and can fine jurisdictions up to $100,000 per month, and if they are not paid, multiply that by a factor of six. Courts may appoint an agent with all powers necessary to remedy identified housing element deficiencies and bring the cities housing element into substantial compliance with housing element law. Public Comments Received FAQ • What happens if HB doesn’t have a compliant Housing Element? 751 This is not theoretical. This is very real and it’s happening. These are projects that, as long as they include 20 percent on-site affordable or a 100 percent moderate [-income housing], we must approve those projects … The consequences are already in effect. - Jing Yeo, Santa Monica Planning Manager Proposed developments in localities that have not yet made sufficient progress towards their required allocation of regional housing need are now subject toless rigorous “ministerial” approvals (ie. no public hearings) in order to hasten the production of housing and bring a jurisdiction into compliance with its state-determined housing need allocation. What is “Builder’s Remedy”? •Under state law, developers in cities whose housing plans fall out of state compliance can turn to filing so-called “builder ’s remedy” projects that do not require the usual consent of municipal councils or planning commissions. Public Comments Received FAQ 752 753 754 Housing Element Update • Two main components • Housing Element • Policy and planning document • Mandated element of the General Plan • Implementation Actions • Accommodates the City’s plan for housing through zoning • Rezoning & Overlays 755 2021 – 2029 Huntington Beach RHNA Income Category % of Median Family Income 2022 Annual Income Range RHNA Allocation (Housing Units) Min. Max. Very Low Income 0 -50% MFI -- $67,750 3,661 units Low Income 51 – 80% MFI $67,751 $108,400 2,184 units Moderate Income 81 – 120% MFI $108,401 $142,900 2,308 units Above Moderate Income >120% MFI $142,901 >$142,901 5,215 units Total: 13,368 units 756 RHNA Strategy Very Low Income Units Low Income Units Moderate Income Units Above Moderate Income Units Total Units RHNA Target 3,661 2,184 2,308 5,215 13,368 Approved/Pending Projects 17 285 82 1,371 1,755 ADU 307 170 10 487 Hotel/Motel Conversion 415 0 0 415 Total 1,024 252 1,381 2,657 RHNA Met?NO NO NO NO Remaining RHNA 4,821 2,056 3,834 10,711 757 Housing Element RMH Rezoning Affordable Housing Overlay GPA No. 21-003 ZMA No. 22-001 GPA No. 22-001 (Land Use Element & Land Use Map) SEIR No. 22-002 ZMA No. 22-002 (Affordable Housing Overlay) ZTA No. 22-008 (HBZSO) ZTA No. 22-009 (BECSP) ZTA No. 22-007 (Holly Seacliff SP) ZTA No. 22-006 (Ellis GoldenwestSP) HCD Approved Housing Element 10/11/22 PC Public Hearing 758 Adequate Sites Program Required to meet lower income RHNA Housing Element law requirements • 20% lower income = residential permitted by right • Allow min. “default density” of 30 du/acre = zoning for lower income RHNA • Must allow exclusively residential uses • Site capacity for 16 units (common ownership, lot consolidation program) • May include non-residential zoned sites that can be rezoned for residential uses 759 Sites to Accommodate the RHNA 1. Site Inventory • AB 1397 (2017) Non-vacant sites • More than 50% of lower income RHNA accommodated on non-vacant sites requires detailed site analysis • Substantial evidence (e.g. – property owner letter, development trends, FAR, existing building condition, economic analysis) • Size analysis (between ½ acre & 10 acres) • Must demonstrate existing uses not an impediment to development during planning period • AB 686 (2018) AFFH • Proximity to transit, access to health care facilities, grocery stores, community services, jobs and schools access, availability of infrastructure 2. Site Capacity • Environmental constraints, density, past performance • SB166 (2017) No Net Loss • Assume less than max. density 760 Adequate Sites Overview Identified sites to accommodate the RHNA primarily: 1. Proposed expansion of existing Affordable Housing Overlay within Beach and Edinger Corridor Specific Plan (SP 14) 2. Proposed Affordable Housing Overlay • GothardAvenue corridor • Golden West College • Frontier Yard: 7354 Slater (Slater & Gothard) • Industrial and oil-related properties at Goldenwest St. & Garfield Ave (SP9), south side of Garfield 3. Proposed RH-Overlay: Industrial and oil-related properties at Goldenwest St. & Garfield Ave (SP9), north side of Garfield 761 BECSP Affordable Housing Overlay (ZTA No. 22-009) Housing Element identifies sites due to potential for development during the planning period • Underutilized commercial • Potential lot consolidation • Access to services, jobs, freeway • Expands existing Affordable Housing Overlay in BECSP • Applies to all BECSP properties that allow residential uses • No changes to existing BECSP standards Edinger BeachBeachBeachSlater Yorktown Adams Ellis 762 763 Affordable Housing Overlay •Properties retain base land use & zoning • Establishes new Overlay zoning district in HBZSO (Chapter 229) •Max. 70 du/ac • Capacity assumptions based on 56 du/ac • Standards allow for development at proposed density per state law • 4 story building height • Must provide 20% low income on site • Sunsets at end of 6 th cycle 764 Affordable Housing Overlay (ZMA No. 22-002) – Gothard Corridor • Existing Zoning: RT • Proposed Zoning: RT with Affordable Housing Overlay Heil Warner GothardEllisGothardSlater TalbertHousing Element identifies sites due to potential for redevelopment during the planning period • Underutilized properties • Potential lot consolidation • Access to services, jobs, retail, schools, parks 765 Affordable Housing Overlay (ZMA No. 22-002) - Golden West College Existing Zoning: PS Proposed Zoning: PS with Affordable Housing Overlay Housing Element identifies sites due to potential for development during the planning period • GWC intent to construct housing in 2030 Master Plan • Large area under single ownership • Access to services, jobs, retail, schools, parks GothardGoldenwestEdinger McFadden 766 767 Mixed Density Affordable Housing Overlay Holly Seacliff Specific Plan (ZTA No. 22-007) Existing Zoning: SP9 – I Proposed Zoning: SP9 – I with Affordable Housing Overlay & SP – I with RH Overlay Divide the Overlay into two areas: • Area A = north of Garfield Ave.; RH Overlay (max 35 du/ac) • Area B = south of Garfield Ave.; Affordable Housing Overlay (max 70 du/ac) • Housing Element identifies sites due to potential for development during the planning period • Portions of overlay area under single ownership • Access to services, jobs, retail, schools, parks • Underutilized properties • Potential for lot consolidation • Arterial access • Proposed Ch. 229 Affordable Housing Overlay standards would apply 768 769 RHNA Strategy Very Low Income Units Low Income Units Moderate Income Units Above Moderate Income Units Total Units RHNA Target 3,661 2,184 2,308 5,215 13,368 Approved/Pending Projects 17 285 82 1,371 1,755 ADU 307 170 10 487 Hotel/Motel Conversion 415 0 0 415 Rezoning Sites 0 0 0 0 Affordable Housing Overlays 5,420 2,581 9,541 17,542 Total 6,444 2,833 10,922 20,199 RHNA Met?YES YES YES YES 770 Affordability Assumptions & No Net Loss • Affordability Assumptions• City owned sites: 100% lower income• 30 du/ac: 30% lower income, 15% moderate income, 55% above moderate –Affordable Housing Overlay sites• <30 du/ac: 30% moderate income, 70% above moderate –Rezoning sites • Affordability assumptions consider that some sites will be developed as 100% affordable (lower income) projects & some sites will increase affordability to utilize density bonus •No Net Loss means that the City must maintain sites to accommodate the RHNA by income level throughout the planning period • HCD recommends a 15% to 30% buffer 771 Housing Element Implementation Actions • The Housing Element is not a construction mandate • No development or construction is proposed on any site • Affordable Housing Overlays do not change the base zoning of any property –everything that is currently allowed will still be allowed • Adds allowance for multi-family residential development if 20 percent of the units are affordable 772 November 16, 2022 Planning Commission Public Hearing Recommendations • Remove identified sites 393 and 394 from the RH Overlay in SP 9 and Housing Element identified sites inventory • Remove Reliable Lumber and Chuck E. Cheese sites from proposed rezoning and Housing Element identified sites inventory 773 Subsequent Program EIR • Proposed changes to HEU resulting from the City Council’s feedback redistribute density within project area and are consistent with the total density proposed as part of HEU and total density analyzed in SEIR • Revised site capacity does not exceed the overall capacity analyzed in the SEIR • Proposed changes are consistent with existing analysis and conclusions in the SEIR • SEIR is not subject to recirculation prior to certification pursuant to Section 15088.5 of the State CEQA Guidelines. • Statement of Overriding Considerations (Attachment #1) 774 Recommendation Approve the following requests with findings: • Subsequent EIR No. 22-002 with findings of fact and statement of overriding considerations (analyze the potential environmental impacts associated with the Housing Element Update) • General Plan Amendment No. 21-003 (Housing Element Update) Implementation Actions • General Plan Amendment No. 22-001 (General Plan Land Use Element Affordable Housing Overlay) • Zoning Map Amendment No. 22-002 (Zoning Map Affordable Housing Overlay) • Zoning Text Amendment No. 22-008 (HBZSO Chapter 229 Affordable Housing Overlay) • Zoning Text Amendment No. 22-009 (Beach and Edinger Corridor Specific Plan Affordable Housing Overlay) • Zoning Text Amendment No. 22-007 (Holly Seacliff Specific Plan Affordable Housing Overlay) If approved: Housing Element will be transmitted to HCD for review and certification. 775 Conclusion 776 From:Estanislau, Robin To:Esparza, Patty; Moore, Tania; Switzer, Donna Subject:Fwd: No on High Density Development! Date:Wednesday, November 23, 2022 9:55:09 AM Sent from my iPad Begin forwarded message: From: carmenconejo <carmenconejo@yahoo.com> Date: November 23, 2022 at 9:21:11 AM PST To: "Estanislau, Robin" <Robin.Estanislau@surfcity-hb.org> Subject: No on High Density Development! Dear City Clerk Please make this communication part of the public record for the agenda item with the General Plan Amendment No 21-003 (2021 - 2029) I along w thousands of other HB residents Very Strongly Oppose this!!! What is this current council trying to do to this city? Sounds like ruin it. These current council members should be recalled for considering this! We DO NOT need Any more High Density Development in Huntington Beach! This MUST be rejected!! Sincerely Krista M. Westwell Sent from my Verizon, Samsung Galaxy smartphone 777 From:Esparza, Patty To:Moore, Tania Subject:FW: Thousands of HB residents REJECT General Plan Amendment NO. 21-003 (2021-2029) Housing Element Update !!! We don"t need any more High Density Developments!!! Date:Wednesday, November 23, 2022 10:58:23 AM Another communication for HE Patty Esparza, CMC Assistant City Clerk City of Huntington Beach (714) 536-5260 -----Original Message----- From: normw@modernpublic.com <normw@modernpublic.com> Sent: Tuesday, November 22, 2022 6:13 PM To: Esparza, Patty <PEsparza@surfcity-hb.org> Subject: Thousands of HB residents REJECT General Plan Amendment NO. 21-003 (2021-2029) Housing Element Update !!! We don't need any more High Density Developments!!! Dear City Clerk Assistant Patty Esparza, Please ensure this communication part of the public record for the agenda item dealing with the General Plan Amendment NO. 21-003 (2021-2029) Housing Element Update on 11/29/22. Thousands of HB residents REJECT General Plan Amendment NO. 21-003 (2021-2029) Housing Element Update !!! We don't need any more High Density Developments!!! OPPOSE General Plan Amendment NO. 21-003 (2021-2029) Housing Element Update I can assure you my single voice represents thousands of like minded voters in our community. OPPOSE this Amendment or place your political career in peril. OPPOSE this Amendment or you will surely face a community made of pitchforks and torches. This is wildly unpopular in our community, is NOT necessary and there are many unexplored legal options. This SPECIAL meeting is a textbook case of ready, shoot, aim.... S L O W D O W N . . . WHAT IS THE RUSH? Let the next council deal with it. REJECT this plan or your political career will be finished. OPPOSE General Plan Amendment NO. 21-003 (2021-2029) Housing Element Update Sincerely, Norm Westwell 778 These are the personal opinions of Norm Westwell and may not be the same as the Ocean View School District. 779 City of Huntington Beach 2000 Main Street, Huntington Beach, CA 92648 File #:22-1026 MEETING DATE:11/29/2022 Subject: Submitted by Mayor Pro Tem Posey - Request the Mayor to Support Councilmember Kalmick for the OCTA District 1 Seat During City Selection on December 1, 2022 Recommended Action: I request that the Mayor or her designee vote for Councilmember Kalmick at City Selection Committee for Orange County Transit Authority District 1 Population Seat through multiple rounds. Attachment(s): 1. Memo City of Huntington Beach Printed on 11/23/2022Page 1 of 1 powered by Legistar™780 CITY OF HUNTINGTON BEACH CITY COUNCIL MEETING – COUNCIL MEMBER ITEMS REPORT TO: THE HONORABLE MAYOR AND CITY COUNCIL FROM: MIKE POSEY, MAYOR PRO TEM DATE: 11/29/2022 SUBJECT: REQUEST THE MAYOR TO SUPPORT COUNCILMEMBER KALMICK FOR THE OCTA DISTRICT 1 SEAT DURING CITY SELECTION ON DECEMBER 1, 2022 The County will hold its semi-annual City Selection Committee meeting on December 1, 2022. Vince Sarmiento from Santa Ana who holds the District 1 population seat for representation on the OCTA Board of Directors is both termed out and districted out. The population seat is appointed by a weighted vote of the Cities of Cypress, Fountain Valley, Garden Grove, Huntington Beach, Los Alamitos, Seal Beach and Westminster. This is an open seat, and Huntington Beach is by far the largest City in the district by more than 50,000 residents. Huntington Beach should be the representative of this seat. Having served more than a decade on OCTA’s Citizens Advisory Committee, Councilmember Dan Kalmick has the background and qualifications to hit the ground running as a Board Member, as well as the knowledge and relationships to adequately represent Huntington Beach and the west side of the County on the Board. Councilmember Kalmick submitted his application by the November 17 deadline, and I would like to ask the City Council to request the Mayor or her designee to support his candidacy through all rounds of voting for the election to the OCTA board at City Selection on December 1. RECOMMENDED ACTION I request that the Mayor or her designee vote for Councilmember Kalmick at City Selection Committee for Orange County Transit Authority District 1 Population Seat through multiple rounds. 781