NOTICE OF ACTION

NOTICE OF ACTION

September 26, 2002

Ron Metzler

Shea Homes

603 S. Valencia Avenue, Ste. 200

Brea CA 92823

SUBJECT: TENTATIVE TRACT MAP NOS. 15377 (CITY) AND 15419 (COUNTY); CONDITIONAL USE PERMIT NO. 96-90; COASTAL DEVELOPMENT PERMIT NO. 96-18 (PARKSIDE ESTATES)

APPLICANT/

PROPERTY

OWNER: Ron Metzler, Shea Homes

REQUEST: TTM: To subdivide approximately 45 acres into 162 residential lots (City), and to subdivide approximately 4.5 acres into 9 residential lots (County). CUP: To develop 171 single-family residential units, including creation of property development standards for dual-product lot sizes, associated infrastructure improvements, 8.2 acres of park improvements, proposed retaining walls with heights of greater than two (2) feet, and develop on a property with a grade differential of greater than three (3) feet between low and high points on the property. CDP: To permit subdivision and development of the site and associated infrastructure improvements pursuant to the TTM and CUP.

LOCATION: 17301 Graham Street (west side of Graham Street, south of Kenilworth Drive, adjacent to the East Garden Grove-Wintersburg Channel).

DATE OF

ACTION: September 24, 2002

The Planning Commission of the City of Huntington Beach took action on your application on Tuesday, September 24, 2002, and your application was approved. Attached to this letter are the findings and modified conditions of approval for your request.

Please be advised that the Planning Commission reviews the conceptual plan as a basic request for entitlement of the use applied for and there may be additional requirements prior to commencement of the project. It is recommended that you immediately pursue completion of the conditions of approval and address all requirements of the Huntington Beach Zoning and Subdivision Ordinance in order to expedite the processing/completion of your total application.

The conceptual plan should not be construed as a precise plan, reflecting conformance to all Zoning and Subdivision Ordinance requirements.

the decision shall file a written notice of appeal to the City Clerk within ten working days of the date of the Planning Commission’s action. The notice of appeal shall include the name and address of the appellant, the decision being appealed, and the grounds for the appeal. A filing fee shall also accompany the notice of appeal. The appeal fee is $1,770.00.

In your case, the last day for filing an appeal and paying the filing fee is October 4, 2002.

This project is in the appealable portion of the coastal zone. Action taken by the Planning Commission may be appealed directly to the Coastal Commission unless Title 14, Section 13573 of the California Administrative Code is applicable. Section 13573(a)(3) states that an appeal may be filed directly with the Coastal Commission if the appellant was denied the right of local appeal because local notice and hearing procedures for the development did not comply with the provisions of this article. If the above condition exists, an aggrieved person may file an appeal within ten (10) working days, pursuant to Section 30603 of the Public Resources Code, in writing to:

South Coast Area Office

California Coastal Commission

200 Oceangate, 10th Floor

Long Beach, CA 90802-4302

Attn: Theresa Henry

(562) 590-5071

The Coastal Commission review period will commence after the City appeal period has ended and no appeals have been filed. Applicants will be notified by the Coastal Commission review. Applicants are advised not to begin construction prior to that date.

Provisions of the Huntington Beach Zoning and Subdivision Ordinance are such that any application becomes null and void one (1) year after final approval, unless actual construction has started.

Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action taken by the Planning Commission becomes final at the expiration of the appeal period. A person desiring to appeal the decision shall file a written notice of appeal to the City Clerk within ten (10) calendar days of the date of the Planning Commission’s action. The notice of appeal

shall include the name and address of the appellant, the decision being appealed, and the grounds for the appeal. A filing fee shall also accompany the notice of appeal. The appeal fee is $595.00 for a single-family dwelling property owner appealing the decision on his/her own property. The appeal fee is $1,770.00 for all other appeals. In your case, the last day for filing an appeal and paying the filing fee is October 4, 2002.

If there are any further questions, please contact Scott Hess, Planning Manager at (714) 536-5554, or the Planning Department Zoning Counter at (714) 536-5271.

Sincerely,

Howard Zelefsky, Secretary

Planning Commission

By:

Herb Fauland, Principal Planner

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Attachment

FINDINGS AND CONDITIONS OF APPROVAL

TENTATIVE TRACT MAP NO. 15377 (City) and 15419 (County)

CONDITIONAL USE PERMIT NO. 96-90

COASTAL DEVELOPMENT PERMIT NO. 96-18

FINDINGS FOR APPROVAL - TENTATIVE MAP NOS. 15377 (City) and 15419 (County):

1. Tentative Tract Map No. 15377 for subdivision of 45 acres into 162 single family residential lots and several lettered lots for open space and landscaped areas is consistent with the General Plan Land Use Element designation of RL-7 (Low Density Residential) on the subject property, or other applicable provisions of this Code including the provisions for Planned Unit Developments. Tentative Tract Map No. 15419 for the subdivision of approximately 4.9 acres into nine (9) single family residential lots and lettered lots for open space and landscaped areas is consistent with the pre-General Plan Land Use Element designation of RL-7 (Low Density Residential) on the subject property, or other applicable provisions of this Code including the provisions for Planned Unit Developments.

2. The site is physically suitable for the type and density of development. The project site is generally flat and able to accommodate the type of development proposed from a circulation and drainage perspective. The site is required to be elevated in compliance with City’s requirements for new construction and the Conditional Letter of Map Revision from FEMA approved June 6, 2002 and therefore, requires 263,000 cubic yards of fill. The proposed fill and grade will permit the site to be developed consistent with adopted plans and will result in a density of 4.4 units per acre which is below the allowable density.

3. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The majority of the site has been previously used for farming and does not contain habitat for wildlife or fish. A 3.3 acre portion of the parcel in the County area has an EPA delineated pocket wetland, patchy pickle weed, potential jurisdictional wetlands, and a buffer to residential uses that will be preserved as open space.

4. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision unless alternative easements, for access or for use, will be provided. No existing easements for the public at large will be affected by the project. The project will provide public access through the site to the public park and public trails in the vicinity.

FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 96-90:

1. Conditional Use Permit No. 96-90 for the development of 171 two-story, detached single family residential units as a Planned Unit Development (PUD) for dual-product lot sizes to include 94 lots with minimum 50’ frontages and minimum 5,000 sq. ft. lot sizes (average 5,700 sq. ft.); and 77 lots with minimum 60’ frontages and minimum 6,000 sq. ft. lot sizes (avg. >7,000 sq. ft.); and seven flag lots with a minimum frontage of 24’; construction of a 8.2 acre park; retaining walls greater than two ft. in height and up to 3.5 ft. in height along the westerly property line adjacent to property within the County of Orange and along flood control channel; and development on a site with a grade differential of greater than three (3) feet from the low to the high point will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will be graded to minimize drainage impacts while complying with the flood requirements of FEMA. The proposed grade differential to adjacent residential properties will be mitigated through the use of substantial landscaped setbacks and tree requirements. The project includes significant infrastructure improvements that will have area wide benefits.

2. The conditional use permit will be compatible with surrounding single family residential and open space land uses. The project includes two-story homes that are similar to the surrounding developments; it also incorporates buffer areas for aesthetics and intensified landscaping. Open space areas are located adjacent to existing open space areas to maximize use and buffers.

3. The proposed project will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. Variations to the wall heights are permitted by conditional use permit and lot size and width are allowed as part of a planned unit development.

4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Low Density Residential on the City portion of the property and pre-General Plan Land Use Element designation of Low Density Residential on the County portion of the property. In addition, it is consistent with the following goals and policies of the General Plan:

Policy 9.2.1: Require that all new residential development within existing residential neighborhoods (i.e., infill) be compatible with existing structures, including the use of building heights, grade elevations, orientation and bulk that are compatible with the surrounding development.

The proposed homes are compatible with existing homes in the area in term of style, materials, and colors. The buildings are will articulated and will have enhanced building elevations along street frontages. The building pads are higher but there is a setback buffer along the north property line.

FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 96-18:

1. Coastal Development Permit No. 96-18 for the development of a 171-unit single family residential project within an area of deferred certification in the coastal zone as modified by conditions of approval, conforms with the General Plan, including the Local Coastal Program. The project layout is consistent with the existing and proposed Low Density Residential land use designation on the property.

2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district, as well as other applicable provisions of the Municipal Code. The proposed development complies with all development standards except for the increased retaining wall heights, and the minimum lot width and size. The development will be in compliance with City and FEMA requirements pertaining to floodproofing.

3. At the time of occupancy the proposed development can be provided with infrastructure in a manner that is consistent with the Local Coastal Program. The proposed project will provide all required infrastructure consistent with the Local Coastal Program and City requirements.

4. The development conforms to the public access and public recreation policies of Chapter 3 of the California Coastal Act. The project will not impact existing public access or recreation opportunities in the coastal zone; the project will add opportunities for access to surrounding trails and a proposed public park and will improve a proposed bikeway adjacent to the channel and the developed portion of the site.

CONDITIONS OF APPROVAL – TENTATIVE TRACT MAP NO. 15377 (City) AND NO. 15419 (County):

1. Tentative Tract Map No. 15377 and Tentative Tract Map No. 15419, received and dated July 8, 2002, shall be the approved layout except as amended per the conditions stated herein and as follows:

a. Lot No. 4 of TTM 15419 shall be eliminated and made part of the adjoining open space area.

2. The final map for Tentative Tract Map No. 15377 (City) shall not be approved by the City Council until Zoning Map Amendment No. 96-5 and General Plan Amendment No. 98-1 are approved and in effect, and Local Coastal Program Amendment No. 96-4 has been approved by the California Coastal Commission.

3. The final map for Tentative Tract Map No. 15419 (County) shall not be approved by the City Council until proof that the area has been annexed into the City by LAFCO; and until Zoning Map Amendment No. 96-5 and General Plan Amendment No. 98-1 are approved and in effect, and Local Coastal Program Amendment No. 96-4 has been approved by the California Coastal Commission. If the annexation does not occur the “non annexation” alternative layouts shown on Tentative Tract Map 15377 shall be the approved layout.

4. At least 90 days before City Council action on the final map, CC&Rs shall be submitted to the Departments of Planning, Public Works and City Attorney’s office for review and approval. The CC&Rs shall include the following:

a. Provide for maintenance of all common area landscaping, irrigation, drainage facilities, bike trail links, slopes, walkways and open space areas along Graham Street, surface drainage for lots “B” thru “P” and lots “R” thru “Z” by the Homeowner’s Association (HOA).

b. Provide for maintenance of slopes, fences and retaining walls that serve as flood control protection, except within the County Flood Control right-of-way.

c. Prohibit the blocking or screening of fire hydrants located in public right-of-way.

d. Implementation, maintenance and monitoring of the approved Water Quality Management Plan (WQMP) including treatment train. The WQMP shall be included in the CC&Rs as an attachment or addendum for conformance with NPDES requirements. The CC&Rs shall restrict any revision or amendment of the WQMP except as may be dictated by either local, state or federal law.

e. Provide for maintenance and liability of the two bike trails linking the flood control channel with “C” Street and “L” Street.

f. Notification to purchasers that there will be a City public park within the tract and that access to Greenleaf is for emergency purposes only.

5. The following conditions shall be completed prior to recordation of the final map unless otherwise stated. Bonding may be substituted for construction in accordance with the provisions of the Subdivision Map Act. (PW)

a. The Final Map(s) shall be consistent with the approved Tentative Map.

b. Vehicular access rights to all public streets, either proposed or existing, shall be released and relinquished to the City of Huntington Beach except at locations approved by the Planning Commission. (PW)

c. The rough grading plan and improvement plans shall be submitted to the Department of Public Works for review. The engineer shall submit cost estimates for determining bond amounts. (PW)

d. A final sewer design study of the project system shall be submitted for Public Works approval. The developer shall design the sewer system required to serve the development in conformance with the approved preliminary study and City design criteria. (PW)

e. Prior to first plan check submittal, the developer shall submit a water system hydraulic analysis to confirm appropriate on-site sizing and layout. City staff will provide design parameters, including water pressures and flows at points of connection. The hydraulic model output shall conform to City requirements and be fully compatible with and transferable with City software. All costs for water system modeling work shall be borne by the developer. (PW)

f. Final hydrology and hydraulic design analysis and calculations for both on and off site drainage facilities shall be submitted for Public Works review and approval. The project improvements shall be consistent with the facilities proposed in the Conditional Letter of Map Revision (CLOMR) issued by FEMA on June 6, 2002. On-site drainage shall not be diverted or concentrated to adjacent properties, but shall be handled by a Public Works approved method. The final design analysis of the system shall be consistent with the approved preliminary studies. All pad elevations must comply with FEMA design criteria in conformance with the CLOMR (BFE 2.2 feet National Geodetic Vertical Datum (NGVD)) and as directed by the City of Huntington Beach, Department of Public Works. Gradients of less than 2% shall not be permitted in earthen swales without prior approval from Public Works. (PW)

g. The following shall be shown as a dedication to the City of Huntington Beach on the Final Map:

1) The 8.2 acre public park (Lot “Q” and “A”) shall be dedicated to the City of Huntington Beach in fee simple for parkland purposes pursuant to Section 254.08.H. of the HBZSO. The applicant shall submit to the City a Grant Deed, along with a preliminary title report, granting a fee ownership in the parkland unencumbered by any easements or covenants, both recorded and unrecorded, which restrict any and all uses by the City. It shall be the applicant's responsibility as part of the dedication to obtain, record, and submit all necessary quitclaims ensuring a proper dedication. The proposed land shall also be certified clean to the City's Soil Clean-Up Standard, City Specification 431-92 by an acceptable testing firm. Upon acceptance of the Grant Deed language and the submittal of a title insurance policy in an amount equal to the appraised value of the land, the City Clerk, if granted authority as part of the acceptance of the tract map by City Council, shall record the Grant Deed for the parkland dedication. (PW)

2) The domestic water system and appurtenances as shown on the improvement plans for this tract. Easement widths shall conform with the City of Huntington Beach Standard Plan No. 300. (PW)

3) The sanitary sewer system and appurtenances as shown on the improvement plans for this tract. (PW)

4) The storm drain system and appurtenances as shown on the improvement plans for this tract, except those facilities designated to be maintained by the HOA on the improvement plans and in the CC&R’s. Easement widths shall conform with the City of Huntington Beach Standard Plan No. 300. (PW)

5) A 2.00-foot wide public utility easement along both sides of each street, per Standard Plan No. 104. (PW)

6) Graham Street for street purposes. (PW)

7) Greenleaf Lane (Cul-de-sac turn-around) for street purposes. (PW)

8) “A” Street through “M” Street for street purposes. (PW)

9) An easement for public pedestrian access purposes for the two bike trails linking the flood control channel with “L” Street and with “C” Street.

10) An easement for public access purposes 10-feet in width adjacent to or in proximity to the northerly right-of-way of “A” Street and “B” Street within Lot “N”, the paseo park. The total width shall be 20-feet as measured from the curb face.

h. If necessary, the ultimate Channel right-of-way shall be dedicated on the final map to the County of Orange. (PW)

i. All street lighting shall be conveyed to Southern California Edison Co. for maintenance and operation. (PW)

j. A reproducible mylar copy and print of the final tract map shall be submitted to the Department of Public Works at the time of recordation. (PW)

k. The engineer or surveyor preparing the final map shall comply with Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18 for the following items: (PW)

1) Tie the boundary of the map into the Horizontal Control System established by the County Surveyor.

2) Provide a digital-graphics file of said map to the County of Orange.

l. Provide a digital-graphics file of said map to the City per the following criteria:

Design Specification:

1) Digital data shall be full size (1:1) and in compliance with the California coordinate system – STATEPLANE Zone 6 (Lambert Conformal Conic projection), NAD 83 datum in accordance with the County of Orange Ordinance 3809.

2) Digital data shall have double precision accuracy (up to fifteen significant digits).

3) Digital data shall have units in US FEET.

4) A separate drawing file shall be submitted for each individual sheet.

5) Digital data shall be in compliance with the Huntington Beach Standard Sheets, drawing names, pen color and layering conventions.

6) Feature compilation shall include, but shall not be limited to: Assessor’s Parcel Numbers (APN), street addresses and street names with suffix.

File Format and Media Specification:

7) Shall be in compliance with the following file format:

Ø AutoCAD (version 13 or later) drawing file: ___.DWG

8) Shall be in compliance with the following media type:

Ø CD Recordable (CD-R) 650 Megabytes

m. No construction or public access shall be taken from or to Greenleaf for any purpose other than emergency vehicle access. Any future connection of Greenleaf to the development for public street purposes or private access shall be prohibited until otherwise conveyed through a public hearing process before the City Council.

n. A Certificate of Insurance shall be filed with the Department of Public Works and approved as to form by the City Attorney. (PW)

o. All improvement securities (Faithful Performance, Labor & Material and Monumentation Bonds) and Subdivision Agreement shall be posted with the Department of Public Works and approved as to form by the City Attorney. (PW)

p. All Public Works fees shall be paid. (PW)

q. An Affordable Housing Agreement Plan shall be submitted to the Planning Department for review and approval. The agreement shall provide for affordable housing on-site or off-site. Said agreement shall be executed prior to issuance of the first building permit for the tract. The contents of the agreement shall include the following:

1) Minimum10 percent of the units shall be affordable to families of low-income level (less than 80% of Orange County median) for a period of thirty years.

2) A detailed description of the type, size, location and phasing of the affordable units.

3) If affordable units (new or rehabilitate) are off-site, they must be under the full control of the applicant.

4) The affordable units shall be constructed prior to or concurrent with the primary project. Final approval (occupancy) of the first residential unit in the tract shall be contingent upon the completion and public availability, or evidence of the applicant’s reasonable progress towards attainment of completion, of the affordable units. (MM)

5. The following conditions are required to be completed prior to issuance of Grading Permits:

a. A Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and approval. Final grades and elevations on the grading plan shall not vary by more than one (1) foot from the grades and elevations on the approved Tentative Map unless otherwise required by these conditions and shall conform to FEMA requirements for elevation above the flood water levels as directed by the Department of Public Works. The recommendations from Section 7.0 and 8.0 of the geotechnical study, Appendix E of the EIR, shall be incorporated into the earthwork activities. (MM) The following public improvements shall be shown on the plan:

i. Class I bike trail and adjacent lot slopes along the channel. (PW)

ii. Two bike trails linking the flood control channel with “C” Street and “L” Street.

iii. All slopes, sea walls, and drainage control devices along the westerly boundary of the development. (PW)

iv. The owner shall submit of “Notice of Intent” (NOI), along with the required fee, to the State Water Resources Control Board (SWRCB) in compliance with NPDES general construction permit requirements. Copies of the NOI and the written replies received from the SWRCB shall be submitted to the City. (PW-MM)

b. Sewer lateral for each habitable lot. (PW)

c. All structures over twenty feet (20’) in height from the point of connection at the public water source shall require a backflow protection device on the domestic water service unless otherwise approved by the Water Division. (PW)

d. A separate irrigation service, meter and backflow protection device shall be required for the park. Additional irrigation services, meters and backflow devices shall be required for any Homeowner Association (HOA) landscaping. (PW)

e. Each proposed dwelling unit shall require a separate domestic water meter and service. All domestic water meters shall be sized in accordance with the California Plumbing Code (CPC) and the requirements of the City of Huntington Beach Department of Public Works and the Fire Department. (PW/FD)

f. Plans for EMERGENCY VEHICLE ACCESS at Greenleaf/LOT R shall be submitted and approved by the fire and planning departments. Indicate gate location, method to secure, slope, and overall final elevation change. (FD)

g. Final finished grade for the park shall be subject to the approval of the Departments of Public Works and Community Services. The final finished grade shall, at a minimum:

i. Protect existing trees, meet police department visibility requirements, provide proper drainage, meet conditions for maintaining a playable park and provide a drainage interceptor at the toe of the existing slope that transports run off to the storm drain system prior to entering the playable park area. (PW)

ii. The finish grade in the City park site shall be raised with a City approved topsoil. (PW)

iii. The slope of the soil grade adjacent to "H" and "I" street shall be 5:1 max to a low point of 5.0 FT to 7.0 above sea level. The park shall then drain (slope) toward the existing "treed" slope at a minimum of 1% and maximum 2% to a drainage swale at the top of said existing slope. A grade break may occur in closer proximity with the drainage swale and the grade to the swale can be 5:1 maximum or an acceptable solution approved by the Park, Tree and Landscape Division. (PW)

iv. The gradient and configuration of the emergency access road shall be approved by Public Works and Fire. (PW/FD)

v. A separate lot shall be created for the existing "treed" slope area and shall extend from the western property boundary to the top of the slope at the concrete drainage swale, and from the north property line following the concrete swale south to the H.O.A. maintained lot "P". (PW)

h. The Developer shall design and construct a new wet well/dry well sewer lift station and force main as required by the City to replace the existing station in Graham. The new station shall be sized to accommodate existing and the proposed development flows. The existing station shall be abandoned in-place by the developer as directed by The Department of Public Works. The used pumps/controllers shall be returned to the City Yard. The design of the lift station shall comply with all design requirements and criteria of the City of Huntington Beach. (PW)

i. The Developer shall design and construct the ultimate improvements to centerline of the East Garden Grove - Wintersburg Channel (C05) per County of Orange Flood Control District’s adopted design standards (sheet pile and cathodic protection, or an equivalent lining if approved by the County). Said channel improvements shall be constructed along the entire project site frontage, extending under Graham Street bridge and transitioning out on the east side of the Graham Street bridge, as directed by the County. Requirements of the Federal Emergency Management Agency (FEMA) and the U.S. Army Corps of Engineers shall be observed in the design and construction of all channel and abutting slope improvements in and adjacent to the channel. Additionally, the Developer shall remove the existing oil-field access bridge over the County channel westerly of the Slater Pump Station, unless otherwise directed by the County of Orange. (PW)

j. The Developer shall install two (2) new pump systems (motor, pump, controls, heat exchanger, and necessary appurtenances) within the existing vacant pump bays in the Slater Pump Station as determined necessary (equipment to match/equal City specification). Subject to the review and approval of the City Engineer, a request for fee credits may be considered for improvements exceeding the developer’s required project impact mitigation. The value of each existing pump bay to be utilized shall be considered to be $300,000 unless it is proven to the satisfaction of the City Engineer to be a different amount. The developer will be required to make capacity improvements to the system as necessary to drain the subject development and tributary flows to the site as required by the Department of Public Works. The applicant shall also obtain necessary written approvals from the County of Orange and other pertinent agencies as required prior to issuance of grading permits. (PW/MM)

k. The Developer shall design and construct off-site drainage improvements as required by the Department of Public Works to mitigate impact of increased runoff, as well as conveyance of ultimate upstream flows or deficient, downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. The Developer shall provide the necessary hydrologic and hydraulic studies as required to justify final pad elevations on the site in conformance with the latest FEMA requirements, and to update that portion of the City’s Master Plan of Drainage to reflect the changes and improvements of this project in the plan. If earthen slopes and/or levee protection is constructed along lots on the southwest perimeter of the property, the design shall conform to the FEMA and U.S. Army Corps of Engineers Design Guidelines (most specifically USACOE Manual EM 1110-2-1913.) Among the items of design criteria to be included are the following: (PW)

i. The top of levee or berm shall be wide enough to accommodate a 12-foot wide clear access for maintenance vehicles. Drainage swales and flow lines along the brow of the levee shall not be within the 12-foot travel area. If seawalls are incorporated into the design, drainage swale flow lines be a minimum of 18-inches from the wall and shall be concrete gutters.

ii. The waterside of the levee shall be 3:1 or flatter with riprap or similar slope protection, or 4:1 or flatter without hard slope protection. Seawalls in combination with slopes may be used as approved by the City.

iii. The landside of the levee shall be 4:1 or flatter to minimize seepage and permit easy maintenance by homeowner.

iv. The levee design shall include a seepage barrier. If sheet piles are employed, no seepage barrier is required. Transitions from sheet piling to earthen berms shall be concrete lined.

v. A vehicle turnaround with a turning radius or hammerhead design consistent with maintenance vehicles criteria shall be provided at the end of the levee maintenance road unless otherwise approved by the Department of Public Works.

vi. The top of levee and/or sea wall shall maintain a minimum elevation of 11 feet or 1-foot of freeboard above the committed water surface elevation in the channel, whichever is greater The top of levee and/or sea wall shall tie into the existing topography to prohibit a breach or intrusion into the subdivision from seawater high tide events or storm flows. (PW)

l. Storm Drain, Storm Water Pollution Prevention Plans (SWPPP) and Water Quality Management Plans (WQMP) conforming with the current National Pollution Discharge Elimination System (NPDES) requirements, prepared by a licensed Civil Engineer, shall be submitted to the Department of Public Works for review and approval. The plans shall also be submitted to Orange County Coastkeeper for review and comment. Catch basins shall be grated and not have side openings. (PW)

i. To the greatest extent feasible, low flow urban runoff from the properties to the north shall be directed to a gross pollutant removal device. The developer shall investigate use of the remainder of the southwest open space area within Tract 15419 for treatment of this runoff.

ii. Gross pollutant removal devices (CDS or equivalent) for the removal of debris, sediment, oil and water separation, etc., shall be installed as part of the treatment train for the main line systems. Access to these devices for maintenance shall be provided and included within an easement to the City.

iii. If deemed feasible by the City Engineer, the developer shall design and construct a low flow urban runoff treatment train for flows from the Slater Pump Station, which may be conveyed to the potential open space southwest of the project area. If deemed not feasible by the City Engineer, this requirement may be waived.

iv. A SWPPP shall be prepared and updated as needed during the course of construction to satisfy the requirements of each phase of the development. The plan shall incorporate all necessary Best Management Practices (BMP’s) and other City requirements to eliminate polluted runoff until all construction work for the project is completed.

v. A WQMP shall be prepared, maintained and updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall incorporate water quality measures for all improved or unimproved phases of the project. All structural BMP’s shall be sized to infiltrate, filter, or treat the 85-percentile 24-hour storm event or the maximum flow rate of runoff produced from a rainfall intensity of 0.2 inches per hour. The WQMP shall include an extensive Home Owner’s Association education program, including information booklets and packages for each homeowner, and periodic informational programs to keep owners current with WQMP practices and requirements. (PW)

m. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36” box tree or palm equivalent (13’-14’ of trunk height for Queen Palms and 8’-9’ of brown trunk). Applicant shall provide a consulting arborist report on all the existing trees. Said report shall quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. (PW)

n. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be submitted to the Departments of Public Works and Planning for review and approval. The Landscape Construction Set shall identify the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. The plan shall include irrigation demands to ensure proper irrigation service sizing. (PW)

o. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. The plan shall include all common areas, the proposed City Park, Graham Street setback area, and the paseo park. The paseo park along the north property line shall include intensified landscaping to further screen possible headlight intrusion. In addition, Lot “B” of TTM 15419 shall consist of non-invasive, native drought tolerant plant material without a permanent irrigation systems. (PW/MM/Code Requirement)

p. An erosion and silt control plan for all water runoff during construction and site preparation work. (PW/MM)

q. Street Improvement Plans for Graham Street shall be prepared per the City of Huntington Beach Standard Plan No. 103, (80'/64'), and submitted for review and approval. The developer shall include the following modifications to achieve the minimum number of travel lanes specified and include any additional striping modifications identified by the Transportation Manager to best accommodate specific traffic operations (PW/MM):

i. Improve Graham Street, as needed, to correct the stopping sight distance and stacking problems between the southerly crosswalk across Graham at Street "A" and the crest of the Wintersburg Channel Bridge as approved by the Department of Public Works.

ii. Restripe Graham Street from Street "A" to Glenstone Drive with a seven (7) foot bike lane in each direction, one twelve (12) foot through lane in each direction, and a fourteen (14) foot painted two-way left turn median.

iii. Restripe Graham Street northerly from Street "A" as directed by the Department of Public Works, to transition with a seven (7) foot bike lane in each direction, one eighteen (18) foot through lane in each direction, and a fourteen (14) foot painted two-way left turn median. A protected left turn pocket on Graham Street, (northbound to westbound) shall be provided with appropriate tapers in accordance with the design speed, (50 mph). Signage shall be added to the intersection of Graham Street and Kenilworth Circle to keep intersection clear.

r. Internal public streets shall be designed and constructed as follows (PW):

i. All street grades shall have a minimum gradient of 0.50%.

ii. Street “A” (“Entry Street”) shall be designed and constructed per the City of Huntington Beach Standard Plan No. 104 modified, (56’/36’). A dedicated left turn lane and dedicated right turn lane (within 26’ from median island to outer curb face) exiting onto Graham Street shall be provided. A 15-foot wide median island shall be constructed at the entry. No parking or driveway openings will be permitted on Street "A" from Graham Street to Street “D”.

iii. Street “B” shall be designed and constructed per the City of Huntington Beach Standard Plan No. 104 modified (56’/36’) with a 10-foot parkway on each side.