STATEMENT OF ISSUE:

• Tentative Tract Map No. 15377 (City) request:

- Subdivide approximately 45 acres into 162 single family residential lots and several lettered lots for open space areas.

- Dedicate 8.2 acres of land for public park purposes consisting of 4.1 ± acres of bluff and down slopes, and a 4.1± acre flat area at the base of the bluff.

- Lettered lots include 2.9j: acres of HOA common areas, paseo park, and passive areas.

• Tentative Tract Map No. 15419 (County) request:

- Subdivide approximately 4.9 acres into nine single family residential lots (1.6± acres) and lettered lots for open space areas.

- Lettered lots include a 3.3j: acre HOA passive open space area.

• Conditional Use Permit No. 96-90 request:

- Development of 171 single family residential units with site plans, floor plans, and elevations.

- Planned Unit Development (PUD) for dual-product lot sizes to include 50' frontages and min. 5,000 sq. ft. lot sizes (average 5,700 sq. ft.); and 60' frontages with min. 6,000 sq. ft. lot sizes (avg. >7,000 sq. ft.); and six flag lots with 24' frontages. Those lots that are less than the code requirement of 60' in width and 6,000 sq. ft in size maybe permitted as part of a PUD.

- Improve an 8.2 acre park (4.1 acres passive area and 4.1 acres active recreational area).

- 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 adjacent to the channel.

- Development on a site with a grade differential of greater than three (3) feet.

6'Zc

• Coastal Development Permit No. 96-18 request:

- Development of 171 two-story, detached, single family residential units and associated infrastructure improvements.

- Development of an 8.2 acre park

• Associated requests for General Plan Amendment No. 98-1, Local Program Amendment No. 96-4, Zoning Amendment Nos. 96-5A & 5B, and Annexation No. 98-1 are discussed in a separate report.

• Staffs Recommendation: Approve Tentative Tract Map Nos. 15377 and 15419, Conditional Use Permit No. 96-90, and Coastal Development Permit No. 96-18 with modifications, CEQA Findings of Fact and a Mitigation Monitoring Program based on the following:

- The site has been zoned and general planned as low density residential for 31 years.

- The project is consistent with the General Plan Land Use Element designation ofRL-7 (Low Density Residential) and proposed designation ofRL-7 on the subject property.

- The project is consistent with the Local Coastal Program/Coastal Element as it does not impact public access or recreational opportunities in the Coastal Zone.

- There are several public improvements to be constructed as a result of this project including a traffic signal, storm drainage improvements and flood control protection to ensure that the development is adequately served with infrastructure.

- Grading, including the import of fill on the property, is consistent with FEMA requirements.

- Drainage improvements, when completed and certified by FEMA, will permit FEMA to upgrade the flood insurance map. The new flood insurance map will result in approximately 1430 acres consisting of 7,000 housing units being removed from the mandatory flood insurance zone.

- Sheet piling will be installed along the developed portion of Parkside Estates at the northerly edge of the Wintersburg Flood Control Channel to increase channel capacity and provide flood protection for the area.

- 28% of the project area (14.4 acres) will be in open space: an 8.2 acre dedicated public park (5.9 acres dedicated above code requirement) and 6.2 acres of common open space area.

- The project along with the 10% affordable housing requirement helps the City meet housing goals. Project is well-designed in terms of street layout and architecture.

- The project is designed to be compatible with adjacent low density residential uses in terms of density and building layout, and open space uses.

• Staffs Suggested Modifications:

Tentative Tract Map No. 15377 and 15419, Conditional Use Permit No. 96-90, and Coastal Development Permit No. 96-18:

- Delete Lot No. 4 of Tentative Tract Map No. 15419 to create a minimum 100' buffer between potential jurisdictional wetlands and the single family homes.

- Dedicate for public pedestrian easement purposes two trails linking the flood control channel with "L" street and with "C" street in accord with the trails exhibit.

- Increase interior side yards (minimum 10') when adjacent to the rear yard of an adjoining lot.

- Provide 25% of minimum 60' wide lots with side entry and/or garages located to rear of lot.

- The public sidewalk in the paseo park area shall be meandering.

- Delete on plans reference to a new wall along the north property line (the existing wall may remain since the grade differential will remain the same).

- Public art shall be required.

PC Staff Report 9-10-02 -3- (02sr38 TTM/CUP/CDP)

RECOMMENDATION:

Motion to:

A. "Approve Tentative Tract Map No. 15377 and 15419, Conditional Use Permit No. 96-90, and Coastal Development Permit No. 96-18 with findings and suggested conditions of approval (Attachment No. 1)."

B. "Approve CEQA Statement of Findings and Fact (Attachment No. 21) and approve the Mitigation Monitoring Program (Attachment No. 22)."

ALTERNATIVE ACTION(S):

The Planning Commission may take alternative actions such as:

A. "Approve Tentative Tract Map No. 15377 (City), Conditional Use Permit No. 96-90, and Coastal Development Permit No. 96-18 with Findings for Approval; and deny Tentative Tract Map No. 15419 (County) with Findings for Denial."

B. "Deny Tentative Tract Map No. 15377 and 15419, Conditional Use Permit No. 96-90, and Coastal Development Permit No. 96-18 with Findings for Denial."

C. "Continue Tentative Tract Map No. 15377 and 15419, Conditional Use Permit No. 96-90, and Coastal Development Permit No. 96-18 and direct staff accordingly."

PROJECT PROPOSAL:

Tentative Tract Map No. 15377 (City) represents a request to subdivide approximately 45 acres into 162 single family residential lots and several lettered lots for open space and landscaped areas (Attachment No. 2) pursuant to Chapters 250 to 258 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). The map also includes dedication of an 8.2 acre public park consisting of 4.1 j: acres of bluff and down slopes, and a 4.1± acre flat area at the base of the bluff. The lettered lots include 2.9± acres of HOA common areas, paseo park, and passive areas.

Tentative Tract Map No. 15419 (County) represents a to request subdivide approximately 4.9 acres into nine single family residential lots (1.6j: acres) and lettered lots for open space areas (Attachment No. 4) pursuant to Chapters 250 to 258 of the HBZSO. Lettered lots include a 3.3± acre HOA passive open space area containing the EPA delineated pocket wetland, the patchy pickle weed, potential jurisdictional wetlands, and a buffer to the residential uses.

The proposed subdivision consists of lots ranging from 6,000 to 10,447 square feet in size for the 60-foot wide parcels; and 5,058 to 8,807 square feet in size for the 50-wide parcels (Attachment No. 20). The average lot size for the entire 171-lot project is 6,409 square feet. The density is 4.4 units per acre excluding the 8.2 acre public park dedication. Primary access to the proposed development will be provided from Graham Street. A second access for emergency access only is proposed to Greenleaf at the northwest comer of the residential portion of the site. All streets will be public and there will be no vehicular access gates. Parking on both sides of the street is available throughout the subdivision.

PC Staff Report 9-10-02 -4- (02sr38 TTM/CUP/CDP)

Conditional Use Permit No. 96-90 represents a request for the following:

A. To develop 171 two-story, detached single family residential units with site plans, floor plans, and elevations pursuant to Chapter 210 of the HBZSO. The request also includes 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'. Those lots that are less than the code requirement of 60' in width and 6,000 sq. ft in size may be permitted as part of a PUD pursuant to Section 210.06, Property Development Standards of the HBZSO.

B. To improve an 8.2 acre park consisting of 4.1 acres of passive area and 4.1 acres of active recreational area (Attachment No. 16). Project includes $250,000 worth of park improvements by the applicant.

C. To allow 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 the flood control channel pursuant to Chapter 230.88 of the HBZSO (Attachment No. 9).

D. To permit development on a site with a grade differential of greater than three (3) feet from the low to the high point pursuant to Chapter 230.70 of the HBZSO. The site is relatively flat with some areas as low as 0.2' to about 10' adjacent to the flood control channel, and increasing to 48' on the bluff at the northwest comer of the site.

Coastal Development Permit No. 96-18 represents a request to develop 171 two-story, detached, single family residential units and associated infrastructure, and develop an 8.2 acre park pursuant to Chapter 221 of the HBZSO.

The development consists of two housing products. The 60-wide lots include units consisting of four, five and six bedroom units ranging from 3,000 square feet to 3,400 square feet in size. The 50-wide lots include units that are four to five bedroom units ranging from 2,600 square feet to 2,900 square feet. Most units offer a three-car garage; there are some two-car garages.

On-site grading of approximately 263,000 cubic yards of dirt will be imported to the site. The entire site will be graded and dewatered. Most of the residential portion of the site will be filled with dirt. The lot pads will range from 5.3' to 6.7' with some lots along the westerly edge of the residential portion of the site up to 11.9'. The residential portion of the site is being elevated to comply with FEMA requirements and a CLOMR.

Shea Homes has an agreement with Huntington Beach Union High School and Oceanview school districts to pay approximately $1.00 more per sq. ft. than the State mandated $2.14 per sq. ft. of living space School Facilities fee. However, the actual fee amount will be calculated at the time of building permit issuance. It should be noted that it will continue to have inflationary adjustments.

Associated requests for General Plan Amendment No. 98-1, Local Program Amendment No. 96-4, and Zoning Amendment Nos. 96-5A & 5B, and Annexation No. 98-1 are discussed in a separate report. These

PCStaffReport9.10.02 -5- (02sr38 TTM/CUP/CDP)

requests must first be approved by the City Council and California Coastal Commission before the tentative tract maps, conditional use permit and coastal development permit become effective.

The Parkside project includes numerous public improvements (Attachment No. 17) to storm drains, storm water pump facilities, flood channel improvements, water quality, sanitary sewers, public park, traffic signals and Graham Street striping. Many of these improvements will provide benefits to area beyond the proposed development (Attachment No. 18). Some of them include:

• Drainage in the surrounding neighborhoods will be improved by reducing the amount of storm water being directed into the Graham Street storm drain.

• Drainage improvements, when completed and certified by FEMA, will permit FEMA to upgrade the flood insurance map. The new flood insurance map will result in approximately 1430 acres consisting of 7,000 housing units being removed from the mandatory flood insurance zone.

• Sheet piling will be installed along the developed portion of Parkside Estates at the northerly edge of the Wintersburg Flood Control Channel to increase channel capacity and provide flood protection for the area.

• Storm drain capacity in the Kenilworth Drive/Graham Street area will be improved with the rerouting of the Cabo Del Mar and Graham Street storm drains through the Parkside Estates project directly to the pump station.

• The Slater Storm Water Pump Station will be expanded by installing two new pumps to meet City Master Plan standards.

• Storm Water Quality going into the Slater Channel will be improved.

• The existing deficient sewer pump station in Graham Street will be replaced with a new and larger facility to meet current City Master Plan Standards.

• A traffic signal will be installed at the project entrance on Graham Street, which will provide a safer crossing for school children.

• Graham Street will be re-striped from Slater Avenue to Warner Avenue to incorporate left-turn lanes to improve traffic flow.

• The City's park system will be enhanced by the dedication and improvement of the proposed 8.2-acre park site. City code requires dedication of 2.3 acres of public park; this plan provides 8.2 acres of park that is 5.9 acres above the code requirement. The proposed park includes preservation of an existing 4.1-acre eucalyptus grove and provides an active recreation area. The developer is also contributing $250,000 toward park improvements.

• The cost to add these extensive "regional public benefits" to the proposed project exceeds $8,000,000.

PC Staff Report 9-10-02 -6- (02sr38 TTM/CUP/CDP)

General Plan Conformance:

The General Plan Land Use Map designation on the City portion of the property is Residential Low Density and Open Space-Park; and the pre-General Plan Land Use Map designation on the County portion of the property is Residential Low Density and Open Space-Conservation. The proposed tentative tract maps, conditional use permit, and coastal development permit are consistent with these designations and the goals and objectives of the City's General Plan as amended pursuant to General Plan Amendment No. 98-1 and Zoning Map Amendment No. 96-5A and 96-5B, as follows:

A. Land Use Element

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 well articulated and will have enhanced building elevations along street frontages. Although the building pads are higher than the homes to the north, there will be a minimum 133 ft. wide separation with intensified landscaping along the north property line.

PCStaffReport9.10.02 -7- (02sr38 TTM/CUP/CDP)

Policy 9.3.2: Require that residential subdivisions consider reduced street widths to achieve a more "intimate " relationship between structures, to the extent feasible and in accordance with the Huntington Beach Fire Department regulations; and include alleys or other means to minimize the dominance of garages along the street frontage.

The width of the streets for the proposed subdivision is 36 feet which represents the minimum allowed pursuant to Fire Department requirements. The street width is in scale with the proposed residential units and creates a relationship between the scale and architecture of adjacent structures. The buildings will include fire sprinklers.

GoalLU2: Ensure that development is adequately served by transportation infrastructure, utility infrastructure, and public services.

There will be improvements made in conjunction with the project including a traffic signal, storm drainage improvements and flood control protection to ensure that the development is adequately served with infrastructure.

Policy LU2.1.7: Ensure that development shall not occur without providing for adequate school facilities.

The developer will be paying required school fees and comply with a Mitigation Agreement with the affected school districts.

Policy LU 4.1.2: Require that an appropriate landscape plan be submitted and implemented for development projects subject to discretionary review.

The project will comply with all applicable City plans, policies, and ordinances with respect to landscaping, including submittal of a landscape plan for the Graham Street frontage.

B. Housing Element

Policy H3.1.1: Encourage the provision and continued availability of a range of housing types throughout the community, with variety in the number of rooms and level of amenities.

The project is designed with two different minimum lot sizes. There will be 94 lots with a minimum lot size of 5,000 sq. ft. (minimum 50' in width), and 77 lots with a minimum lot size of 6,000 sq. ft. (minimum 60' in width). The proposed two-story homes range from 2,600 sq. ft. to 3,400 sq. with four to six bedrooms each.

C. Circulation Element

Policy CE 2.3.1: Require development projects to mitigate off-site traffic impacts and pedestrian, bicycle, and vehicular conflicts to the maximum extent feasible.

PC Staff Report 9-10-02 -8- (02sr38 TTM/CUP/CDP)

Policy CE 2.3.4: Require that new development mitigate its impact on City streets, including but not limited to, pedestrian, bicycle, and vehicular conflicts, to maintain adequate levels of service.

The EIR included a detailed traffic analysis to document potential impacts associated with the project. The EIR traffic studies demonstrate that with and without the project, the level of service on Graham Street will be level A, the best rating. Mitigation Measures #1-5, Transportation/Circulation, require the developer to complete various traffic improvements including restriping and installation of a traffic signal as well as payment of traffic impact fees to ensure that potential impacts are mitigated.

D. Utilities Element

Objective U 1.2: Ensure that existing and new development does not degrade the City's surface waters and groundwater basins.

The EIR Technical Appendices include a Water Quality Analysis and Conceptual Water Quality Control Plan that accounts for new 2001 permitting requirements. The EIR includes Mitigation Measures #2 and 3, Drainage/Hydrology, and #4, Earth Resources, to address water quality issues that may arise from dewatering, the requirement for a Water Quality Management Plan and compliance with NPDES requirements.

Objective U3.1: Ensure that adequate storm drain and flood control facilities are provided and properly maintained in order to protect life and property from flood hazards.

The developer submitted a Conditional Letter of Map Revision (CLOMR) application to the Federal Emergency Management Agency (FEMA) regarding potential flooding for the site and surrounding area. FEMA approved the CLOMR on June 6, 2002. The CLOMR is based on certain storm drain and flood control improvements being completed. Supporting documentation for the CLOMR and a discussion of potential impacts is included in the EIR. Mitigation Measure #1, Drainage/Hydrology, requires that the improvements be completed.

E. Coastal Element

Policy C 1.2.3: Prior to the issuance of a development entitlement, the City shall make the finding that adequate services (i.e., water, sewer, roads, etc.) can be provided to serve the proposed development, consistent with policies contained in the Coastal Element, at the time of occupancy.

The developer will be constructing improvements including a traffic signal, storm drainage improvements and flood control protection to ensure that the development is adequately served with infrastructure.

Policy C 2.1.1: Encourage the utilization of easements and/or rights-of-way along flood control

channels, public utilities, railroads and streets wherever practical, for use of bicycles and/or

pedestrians.

Policy C 3.2.9: Promote and support the implementation of the proposed Wintersburg Channel

Class I Bikeway.

PCStaffReport9.10.02 -9- (02sr38 TTM/CUP/CDP)

Improvements to the Wintersburg Channel are included with the project which involve bikeway trails along the channel.

Policy C 6.1.1: Require that new development include mitigation measures to enhance water quality, if feasible; and, at a minimum, prevent the degradation of water quality of groundwater basins, wetlands, and surface water.

The EIR Technical Appendices include a Water Quality Analysis and Conceptual Water Quality Control Plan that accounts for new permitting requirements. The EIR includes Mitigation Measures #2 and 3, Drainage/Hydrology, and #4, Earth Resources, to address water quality issues that may arise from dewatering, the requirement for a Water Quality Management Plan and compliance with NPDES requirements.

Policy C 7.1.4: Require that new development contiguous to wetlands or environmentally sensitive habitat areas include buffer zones. Buffer zones shall be a minimum of one hundred feet setback from the landward edge of the wetland...

The EIR documents the presence of Environmentally Sensitive Habitat Areas (ESHAs) as designated by the State Department of Fish and Game. The project proposes a minimum distance, or buffer, of 464 feet from the nearest ESHA. A wetlands delineation prepared for the applicant for the unincorporated area in 2002 and included in the Final EIR concluded that there was a potential wetland area that overlapped the already documented patchy pickle weed. Staff recommends deletion of Lot No. 4 in the unincorporated area to achieve a minimum 100 ft. buffer from this area.

E. Recreation and Community Services Element

Goal 5: Provide parks and other open space areas that are efficiently designed to maximize use while providing cost efficient maintenance and operations.

The project includes a public neighborhood park pursuant to Quimby Act requirements. The park is efficiently designed while still providing open turf areas.

Zoning Compliance:

The existing zoning on the City portion of the subject property and pre-zoning on the County portion of the subject property to be developed is RL (Low Density Residential). The project complies with the development standards except for minimum lot width and lot area which may be reduced as part of a Planned Unit Development (PUD). Several projects have already been approved in the City as a PUD. Benefits of a PUD include the ability to include open space amenities that would not normally be required such as public and private open space areas, landscaped buffer areas, greenbelts and pedestrian accessways, etc.

PC Staff Report 9-10-02 -10- (02sr38 TTM/CUP/CDP)

The following zoning conformance matrix compares the proposed project with the development standards of the RL (Low Density Residential) zoning requirements.

SECTION

ISSUE

CODE PROVISION

PROPOSED

210.06

Lot Area

Min. 6,000 sq. ft.

Type I: 6,000 s.f. - 10,477 s.f. Type n: 5,058 s.f. - 8,807 s.f.*

Lot Width Cul-de-sac width

Min. 60 ft. Min. 45 ft.

Type I: 60 ft. Type n: 50 ft.* (includes 7 lots with minimum 24 ft. width for flag lot)*; (Lot #77 conditioned to be 50 ft.). 45 ft. (Lot #131 conditioned to be 45 ft. and lot #4 of Tract 15419 to be deleted)

Density

1 unit/lot

Building Height

Max. 35 ft. from top of subfloor to roof peak; 2 stories

Complies

Lot Coverage

Max 50%

Complies

Setbacks

Front

Min. 15 ft.

Complies

Side

Min. 5 ft.

Complies

Street Side

Min. 10 ft.

Complies

Rear

Min. 10 ft.

Complies

Garage Front entry Side entry

Min 20 ft. Min 10 ft.

Complies

230.70.C

Grading

Max. 3 feet between high and low points of existing grade

48 feet between high and low points of existing grade*

231.04.B

Off-Street Parking -Number of spaces

2 enclosed+2 open/up to 4BRunit 3 enclosed+3 open/5+ BRunit

Complies

Landscaping

1-36" box tree per lot; 1-36" box tree/45'street frontage

Landscape plan to require 1-36" box tree per lot and 1-36" box tree/45' street frontage

230.88

Fences & Walls

Max. 6 ft. high along perimeter Max. 2 ft. retaining wall

6 ft. high along east PL (Graham); 6 ft. on top of 3.5 ft. retaining wall along west property line*; 4 ft retaining wall at base of slope and separate 6 ft. wall along southerly property line (adjacent to channel); existing wall to be conditioned to remain along north property line.

254.08

Parkland Dedication

2.3 acres

8.2 acres

* Conditional Use Permit

PC Staff Report 9-10-02 -11- (02sr38 TTM/CUP/CDP)

A Building Envelope Plan has been included which delineates the setback lines for each lot. This will allow for modification to the building footprint, building elevations and floor plans when the final architectural working drawings are completed.

Urban Design Guidelines Conformance:

The proposed project is in substantial conformance with the Urban Design Guidelines, Chapter 2, Single-Family Residential (Attachment No. 19). The proposed units will be compatible with the surrounding area in terms of design, layout, materials, and architecture.

The project has a well defined entry off Graham Street. A continuous pedestrian pathway is provided through the development and provides access to common open space areas, as well as the flood control channel bikeway. Staff is recommending that the sidewalk along the Paseo Park be meandering within a 20' wide area as measured from the curb face. Staff is also recommending that a form of public art be provided consistent with the Design Guidelines, which encourages the inclusion of public art within public and private developments.

Environmental Status:

m accordance with the California Environmental Quality Act, Draft Environmental Impact Report (DEIR) No. 97-2 was prepared by EDAW Inc., a consultant hired by the City to analyze the potential impacts to the project. The DEIR must be certified by the Planning Commission prior to any action on General Plan Amendment No. 98-1, Zoning Map Amendment No. 96-5A and 5B, Local Coastal Program Amendment No. 96-4, Annexation No. 98-1, Tentative Tract Map No. 15377 and 15419, Conditional Use Permit No. 96-90 and Coastal Development Permit No. 96-18.

The DEIR is intended to serve as an informational document for decisions to be made by the City and responsible agencies regarding the proposed project. The DEIR covers both the proposed land use designation amendments, as well as the proposed development of the site (annexation, general plan amendment, zoning map amendment, tentative tract map, conditional use permit, etc.). DEIR No. 97-2 discusses potential adverse impacts in the areas of land use compatibility, aesthetics/light glare, transportation/circulation, air quality, noise, earth resources, drainage/hydrology, biological resources, cultural resources and public services and utilities. The direct, indirect and cumulative impacts of the proposal are discussed, as are the impacts of project alternatives.

Following approval of the tentative tract maps, conditional use permit, and coastal development permit, the Planning Commission must approve CEQA Statement of Findings and Fact (Attachment No. 21), and a Mitigation Monitoring Program (Attachment No. 22).

Coastal Status:

The proposed project is within an "Area of Deferred Certification" in the Coastal Zone and can be appealed to the California Coastal Commission. Coastal Development Permit No. 96-18 is being processed concurrently with two tentative tract maps, a conditional use permit, a local coastal program amendment, a general plan amendment, and a zoning map amendment. The proposed project complies with the Coastal Zone requirements and will implement the policies of the Coastal Element as described

PC Staff Report 9-10-02 -12- (02sr38 TTM/CUP/CDP)

above in the General Plan conformance section of this report. If the project is approved, the CDP will be conditioned that it does not become effective until Local Coastal Program Amendment No. 96-4 has been certified by the California Coastal Commission.

Redevelopment Status: Not applicable. Design Review Board'. Not applicable. Subdivision Committee:

The proposed tentative tract maps were reviewed by the Subdivision Committee on October 13,1999. Staff introduced the proposed subdivision including the street patterns within the tract as well as access to the development, and the layout of the single family residential lots. The Subdivision Committee reviewed the recommended conditions of approval for the tentative map from the Planning Department, Public Works Department, and Fire Department. The Subdivision Committee recommended approval of the proposed project to the Planning Commission subject to minor modifications that the applicant has incorporated into the project. They included additional parkways throughout the project and improving the sight angle visibility for vehicles entering and exiting onto Graham Street.

Other Departments Concerns and Requirements:

The Departments of Public Works, Fire, Community Services and Building and Safety have recommended conditions that are incorporated into the conditions of approval. The Police Department has expressed concern regarding the grade differential, wall height, and use of the triangular common open space area as a possible picnic area.

Public Notification:

For the August 13,2002 Study Session notices were sent to property owners of record within a 1,000 ft. radius of the subject property, applicant, interested parties and individuals/organizations that commented on the environmental documents. For the September 10,2002 public hearing, legal notice was published in the Huntington Beach/Fountain Valley Independent on August 29, 2002, and notices were sent to property owners of record within a 1,000 ft. radius of the subject property, individuals/organizations requesting notification (Planning Department's Notification Matrix), applicant, interested parties and individuals/organizations that commented on the environmental documents. As of September 5,2002, there has been no communication supporting or opposing the tentative tract maps, conditional use permit, and coastal development permit.

PC Staff Report 9-10-02 -13- (02sr38 TTM/CUP/CDP)

ANALYSIS:

The original project submittal was for 208 single family residential units which included lots abutting the northerly property line and vehicular access to Greenleaf. Several changes were made to the site plan over the last few years in response to comments on the draft EIR that was circulated, community meetings conducted by the applicant, and a change in FEMA requirements. The current plan is for 171 units, an 8.2 acre public park, and 6.2 acres of common open space which includes a coastal conservation area and paseo park. In addition, access to Greenleaf was restricted to emergency vehicles and the project entry was redesigned for more vehicle queuing on-site and shifted further north to maximize sight distance from the bridge. The analysis of the proposed 171 single family residential project evaluates land use compatibility, project layout and design, grading and retaining walls, and County parcel issues.

Land Use Compatibility

The proposed detached single family residential development will be compatible with surrounding uses consisting of single family residences to the north, east, and south. The proposed density is comparable with density of existing homes. The proposed residential units are compatible in both height and architectural massing to the adjacent single family residential projects and therefore will have no adverse impacts to surrounding developments regarding scale and massing.

There is a 133 ft. separation between the existing homes and proposed homes including a 50 ft. wide landscaped area (paseo park) along the north property line. The open space areas are sited in a manner which maximizes their effectiveness while at the same time protecting and creating buffers to cultural and biological resources.

Project Layout/Design

There is one access point to the proposed development which is from Graham Street. It will be a signalized intersection. This entrance connects to a street that parallels the paseo park and continues through the project to the public park located toward the rear of the site. A meandering sidewalk along the north side of 'B" street within the paseo park is recommended. Secondary access for emergency purposes only is shown at Greenleaf.

In reference to building layout, there should be more varied front setbacks and varied garage placement and orientation on each lot. It is recommended that 25% of the 60 ft wide lots be designed with side entry garages and/or garages located toward the rear of the lot and that the direct entry garages have varying front setbacks of two feet to four feet between lots through the entire project.

PC Staff Report 9-10-02 -14- (02sr38 TTM/CUP/CDP)

Some of the lots have side yards that abut the rear yard of an adjoining lot. In these cases, in order to minimize visual intrusion and noise impacts, it is recommended that the interior side yard of such lots have a minimum of 10 foot building setback.

With these suggested conditions and modifications, the site planning techniques recommended allow for a more attractive street scene, and minimize future impacts between lots.

In compliance with the Citywide Design Guidelines, which encourage the integration of public art, it is recommended that a form of public art be provided on-site. The proposed art form shall be reviewed by the Design Review Board and Community Services Department. The Urban Design Element in the General Plan contains objectives and policies for the integration of public art in the design of public and private development.

Grading/Retaining Walls

The subject site is in the FP2 (Floodplain - 2) Overlay District. It is subject to Chapter 222, FP of the HBZSO which applies to all areas of special flood hazard within the City. There is discussion of the history of FEMA actions in EIR # 97-2, pages 6-33 through 6-35. The current minimum base flood elevation is approximately 4.6'. This is based upon a CLOMR to the City dated June 6, 2002 as a result of an extensive watershed analysis completed by Exponent Consultants. The City further requires that minimum pad elevations be one foot above the minimum base flood elevation.

A Lot Summary Table (Attachment No. 20) has been prepared by the applicant's engineer that depicts every lot, its current lowest grade, proposed pad elevation, and the grade difference. Some lots are being elevated to a pad height of 11± feet because they are located along the westerly edge of the residential portion of the site and subject to a high water line in the Bolsa Chica area. In order to reach this elevation, there are two to 3.5 feet seawalls (retaining walls), a 4:1 slope area, then another small retaining wall. This layer-cake effect creates an aesthetically pleasing transition between the proposed single family residential development and the Bolsa Chica area.

Staff supports the proposed development with a grade differential and the increased height of retaining walls based on compliance with FEMA and City requirements. There will be no grade differential along the north property line. There is a wall proposed along the north property line however, it is recommended that it not be installed as there is a lot of existing vegetation that does not need to be disrupted. The site begins to elevate further away from the north property line and has been designed to include a landscape buffer with intensified landscape to minimize adverse impacts to the property to the north. The grade differential at the southerly property line will not result in adverse impacts because it is lower than the existing flood control channel's earthen berm.

County Parcel

Lot C of Tentative Tract Map No. 15419 (County) contains an EPA delineated pocket wetland, patchy pickleweed, and potential jurisdictional wetlands. The original development plan depicted 27 lots on the County portion of the project. After the environmental analysis was conducted, the applicant submitted a revised layout for nine lots on 1.6 acres and open space/conservation on 3.3 acres. This is consistent with the proposed General Plan and zoning designation for the property of Coastal Conservation. The area is

PC Staff Report 9-10-02 -15- (02sr38 TTM/CUP/CDP)

proposed to remain open space and be owned by the Parkside Estates Homeowner's Association. An open space/wetland preservation deed restriction will be required for the lot.

A recent wetlands delineation prepared for the applicant for the County area concluded that there was potential wetland area overlapping the already documented patchy pickleweed. Coastal Zone Overlay zoning requires a minimum 100-foot buffer between development and potential wetland. Therefore, it is recommended that Lot No. 4 of the tract be deleted in order to achieve a minimum 100-foot buffer.

Housing Goals

The construction of 171 single family residential units will help meet the City's housing goals. In addition, an Affordable Housing Agreement Plan will be submitted by Shea Homes providing for affordable housing units off-site. There will be 18 affordable units (10% of the total 171 proposed units) for families of low-income level (less than 80% of Orange County median) for a period of thirty years. They will be either new units or rehabilitated units in Huntington Beach. This too will assist in achieving the City's housing goals.

SUMMARY:

Staff recommends that the Planning Commission approve Tentative Tract Map No. 15337 (City), Tentative Tract Map No. 15419 (County), Conditional Use Permit No. 96-90, and Coastal Development Permit No. 96-18 with modifications based upon the following:

• The site has been zoned and general planned as low density residential for 31 years.

• The project is consistent with the General Plan Land Use Element designation ofRL-7 (Low Density Residential) and proposed designation ofRL-7 on the subject property.

• The project is consistent with the Local Coastal Program/Coastal Element as it does not impact public

access or recreational opportunities in the Coastal Zone. " There are several public improvements to be constructed as a result of this project including a traffic

signal, storm drainage improvements and flood control protection to ensure that the development is

adequately served with infrastructure.

• Grading, including the import of fill on the property, is consistent with FEMA requirements.

• 28% of the project area (14.4 acres) will be in open space: an 8.2 acre dedicated public park (5.9 acres dedicated above the code requirement) and 6.2 acres of common open space throughout the project.

• The project along with the 10% affordable housing requirement helps the City meet it's housing goals.

• Project is well-designed in terms of street layout and architecture.

• The project is designed to be compatible with adjacent low density residential uses in terms of density and building layout, and open space uses.

PC Staff Report 9-10-02 -16- (02sr38 TTM/CUP/CDP)

ATTACHMENTS:

1. Suggested Findings and Conditions of Approval

2. Tentative Tract Map No. 15337 (City) received and dated July 8, 2002

3. Site Plan for Tentative Tract map No. 15377 (City) received and dated July 8, 2002

4. Tentative Tract Map No. 15419 (County) received and dated July 8, 2002

5. Site Plan for Tentative Tract Map No. 15419 (County) received and dated July 8, 2002

6. Alternatives Exhibit received and dated July 8, 2002

7. Cross-Sections received and dated July 8,2002

8. Building Envelope Plan received and dated July 8, 2002

9. Wall & Fence Exhibit received and dated July 8, 2002

10. On-Street Parking Plan received and dated July 8, 2002

11. Phasing Plan received and dated July 8, 2002

12. Floor Plans and Building Elevations for 60' Wide Lots received and dated July 8, 2002

13. Floor Plans and Building Elevations for 50' Wide Lots received and dated July 8, 2002

14. Conceptual Landscape Plan

15. Entryway Landscape Plan

16. Preliminary Park Plan

17. Applicant's Narrative

18. Applicant's Summary of Improvements and Benefits

19. Urban Design Guidelines Checklist

20. Lot Summary Table

21. CEQA Statement of Findings and Facts dated September 2002

22. Mitigation Monitoring Program

SH:rl

PCStaffReport9.10.02 -17- (02sr38 TTM/CUP/CDP)

ATTACHMENT NO. 1

SUGGESTED 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

SUGGESTED 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 ofRL-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 ofRL-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.

(02sr38 TTM/CUP/CDP) Attachment 1.1

SUGGESTED 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:

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.

SUGGESTED 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

(02sr38 TTM/CUP/CDP) Attachment 1.2

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.

SUGGESTED 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:

(02sr38 TTM/CUP/CDP) Attachment 1.3

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). 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

(02sr38 TTM/CUP/CDP) Attachment 1.4

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)

(02sr38 TTM/CUP/CDP) Attachment 1.5

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. 1. 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:

> AutoCAD (version 13 or later) drawing file: __.DWG

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

> 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)

(02sr38 TTM/CUP/CDP) Attachment 1.6

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) Minimum 10 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" (N01), along with the required fee, to the State Water Resources Control Board (SWRCB) in compliance with NPDES general construction permit requirements. Copies of the N01 and the written replies received from the SWRCB shall be submitted to the City. (PW-MM)

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

(02sr38 TTM/CUP/CDP) Attachment 1.7

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

(02sr3 8 TTM/CUP/CDP) Attachment 1.8

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. (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.

(02sr38 TTM/CUP/CDP) Attachment 1.9

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)

1. 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. 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

(02sr3 8 TTM/CUP/CDP) Attachment 1.10

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).

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, (56736'). A dedicated left turn lane and dedicated right turn lane (within 26' from median island to outer curb face)

(02sr38 TTM/CUP/CDP) Attachment 1.11

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 (56V36') with a 10-foot parkway on each side.

iv. Streets "C" thru "M," shall be designed and constructed per the City of Huntington Beach Standard Plan No. 104 Modified, (48V36').

v. Parking layout shall conform to City Standards and the City's Subdivision Ordinance and Municipal Code requirements, including Municipal Ordinance No. 10.40.050. Thirty (30) parking spaces shall be provided for park parking above the count required for residential lot guest parking. No on-street parking shall be permitted adjacent to emergency access areas in compliance with Fire Department Standard Specification 401 and 415.

vi. Curb, gutter and sidewalk along all street frontages, per City Standard Plan Nos. 202 and 207.

vii. An ADA compliant access ramp at the comers of all street intersections.

s. Access for the handicapped in conformance with Title 24, shall be provided from the public sidewalk into the public park at the northerly and southerly ends.

t. The applicant shall demonstrate to the satisfaction of the City Traffic Engineer that standards (including ADA) regarding pedestrian/bicycle safety along the perimeter sidewalks will be met. (MM)

u. The developer shall design and install signing and striping plans in accordance with Public Works Standards. (PW)

v. The Developer shall design and install Southern California Edison owned street lighting. The plan shall include the height, location, and intensity of streetlights on-site. Street light spacing shall be in conformance with City of Huntington Beach Standard Plan 411. (PW)

w. A traffic signal shall be designed and constructed for the intersection of Street "A" and Graham Street. (MM)

x. Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, shall be submitted to Public Works for review and approval, for work within the City's right-of-way. (PW)

y. A licensed engineer shall prepare a detailed soils and geological/seismic analysis. This analysis shall provide detailed recommendations for grading, over excavation, engineered fill, dewatering, settlement, protection of adjacent existing structures, landscaping, chemical and fill properties, liquefaction requirements, retaining walls, streets, and utilities. Said report shall certify that post development ground water conditions shall not be affected or affect improvements. (Precise grading plan only). The developer shall provide a minimum of four (4) agricultural soil tests for fertility and suitability within the park area prior to developing a finish-grading plan. (PW)

z. If soil remediation is required, a remediation plan shall be submitted to the Planning, Public Works and Fire Departments for review and approval in accordance with City Specifications No. 431-92 and the conditions of approval. The plan shall include methods to minimize remediation-related

(02sr3 8 TTM/CUP/CDP) Attachment 1.12

impacts on the surrounding properties; details on how all drainage associated with the remediation efforts shall be retained on site and no wastes or pollutants shall escape the site; and shall also identify wind barriers around remediation equipment. (PW)

aa. Soil imported for park area shall be approved by the City Landscape Architect. The developer shall employ a soil test lab approved by the City Landscape Architect to obtain and test soils that are to be utilized in raising the grade of the proposed park area. After a topsoil source is approved, the developer shall guarantee that said soil is delivered to the site and used on the park. (PW)

bb. For import soils, the project shall comply with all provisions of the HBMC Section 17.04.085 and Fire Dept. City Specification 429, Methane District Building Permit Requirements. (FD)

cc. Provide proof that all site soil meets the requirements found in the City of Huntington Beach Soil Cleanup Standard, City Specification No. 431-92. (FD)

dd. The Fire Department must be notified of who will be the environmental site auditor supervising testing operations during soil import. The selected environmental firm is responsible for obtaining Fire Department approval for their testing plan. (FD)

ee. The name and phone number of an on-site field supervisor hired by the developer shall be

submitted to the Departments of Planning and Public Works. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading-related concerns. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/She will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number. City contact (Construction Manager (714) 536-5431) regarding grading and construction activities, and "1-800-CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. (PW)

ff. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading. (PW)

gg. The developer shall coordinate with the Department of Public Works, Traffic Engineering

Division in developing a truck and construction vehicle routing plan. This plan shall specify the hours in which transport activities can occur and methods to mitigate construction related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (PW/MM)

hh. A grading/erosion control plan shall be completed and must abide by the provisions of AQMD's Rule 403 as related to fugitive dust control; and provide a plan to the Department of Public Works indicating such compliance. (PW)

ii. Block wall/fencing plans (including a site plan, section drawings, and elevations depicting the height and material of all retaining walls, walls, and fences) consistent with the grading plan shall

(02sr38 TTM/CUP/CDP) Attachment 1.13

be submitted to and approved by the Planning Department. Double walls shall be prohibited. Prior to construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall identify materials, seep holes and drainage. The new wall depicted along the northerly property line shall be removed; no new wall is necessary.

jj. If grading occurs during the normal breeding season for the red-tailed hawk and other raptors locally, (March to July), a survey shall be conducted for active nests. Should active nests be located within the zone of potential disturbance due to grading or construction activities, work shall be limited to areas 500 feet away from the nest until the young have fledged and have begun foraging away from the nest site. The 500-foot protection zone shall be fenced with visible warning-color materials. Nest trees shall be removed during the non-breeding season only. (MM)

kk. The property owner shall conduct a subsurface test investigation for CA-ORA-1308 and 1309 to determine the horizontal boundaries of the sites as well as to confirm the surface conclusions of non-significance as indicated in the March, 1997 Archeological Assessment. This maybe accomplished though the mechanical excavation of a number of auger holes as well as two (2) 1x1 meter hand excavated units for stratigraphic control. The subsurface test investigation (including a discussion of significance (depth, nature, condition, and extent of resources), final mitigation recommendations and cost estimates shall be submitted to the Planning Director for review and approval. A cultural resource management plan based on the test results shall be developed. (MM)

11. The property owner shall provide written evidence that a certified archaeologist has been retained and shall be present at the pre-grading meeting/conference, shall establish procedures for archaeological resource surveillance, and shall establish procedures for temporarily halting or redirecting work to permit the sampling, identification and evaluation of the artifacts as appropriate. The archaeological resource surveillance procedures shall include a provision for Native American review of grading operations. (MM)

mm. A bikeway plan shall be submitted to the City of Huntington Beach's Departments of Planning and Public Works, in consultation with the Manager of the County PFRD/HBP Program Management and Coordination, for approval of consistency with the Orange County Bikeway Plan. (MM)

nn. The applicant shall submit and have approved a noise mitigation plan to the Department of

Planning that will reduce or mitigate short-term noise impacts to nearby noise sensitive. The plan shall comply with the City of Huntington Beach Noise Ordinance and shall include, but not be limited to (MM):

1) Criteria of acceptable noise levels based on type and length of exposure to construction noise levels;

2) Physical reduction measures such as temporary noise barriers that provide separation between the source and the receptor; temporary soundproof structures to house portable generators; and

3) Temporary generators (if utilized) shall be located as far as practical from sensitive noise receptors.

4) Mitigation measures such as restrictions on the time of construction for activities resulting in high noise levels.

(02sr38 TTM/CUP/CDP) Attachment 1.14

The applicant shall be responsible for the incorporation of measures to reduce construction related traffic congestion into the project grading permit. Measures, subject to the approval and verification by the Department of Public Works, shall include, as appropriate (MM):

1) Provision of rideshare incentives.

2) Provision of transit incentives for construction personnel.

3) Configuration of construction parking to minimize traffic interference.

4) Measures to minimize obstruction of through traffic lanes.

5) Use of a flagman to guide traffic when deemed necessary. The applicant shall produce evidence acceptable to the City Engineer that: (MM)

pp.

1) All grading and construction vehicles and equipment, fixed or mobile, shall be equipped and maintained with effective muffler systems that use state of the art noise attenuation.

2) Stockpiling and/or vehicle staging areas shall be located as far as practicable from sensitive noise receptors.

3) All operations shall comply with the City of Huntington Beach Noise Ordinance.

The applicant shall produce evidence (specifications) acceptable to the City Engineer that the new walls, if constructed, along the project's northern property (along the rear property line of lot #103 to lot #123 on Kenilworth Drive and the side property lines of lots #125 and #126 on Greenleaf Lane of Tract 5792) and Graham Street (along the project's boundary) will be constructed to achieve maximum sound attenuation. (MM)

qq. rr.

The recommendations contained in Section 7.0 of the geotechnical study, located in Appendix E of the EIR shall be incorporated into the earthwork activities of the proposed project to the satisfaction of the City Engineer. Earthwork activities include grading, clearing and demolition, site preparation, unsuitable soil removals, backcuts, excavation processing, compaction of all fills, mixing, benching, inspection, survey control, subgrade preparation, cut and fill slope construction, haul roads, import soils, structural load and settlement/subsidence measures, and storm drain relocation. (MM)

The applicant shall contract with a dewatering expert to prepare a detailed Dewatering Plan. This plan shall include the placement of monitoring wells near the northern property line to evaluate ground water levels during the proposed project dewatering activities. The dewatering activities shall be adjusted immediately if the monitoring wells show ground water level changes which may effect subsidence of adjacent properties. The Dewatering Plan shall be reviewed and approved by the Department of Public Works. (MM)

ss.

A Phase n environmental soil sampling shall be conducted to determine the residual levels of pesticides in the soil. If inappropriate/unsafe levels are identified by this analysis, "clean up" measures shall be recommended and implemented. The Phase n sampling and any necessary measures shall be approved by the Department of Public Works. (MM)

tt. uu.

The applicant shall provide a Water Quality Management Plan showing conformance to the Orange County Drainage Area Management Plan and all NPDES requirements (enacted by the EPA) for review and approval by the City Engineer. The plan shall reduce the discharge of

(02sr38 TTM/CUP/CDP) Attachment 1.15

pollutants to the maximum extent practical using management practices, control techniques and systems, design and engineering methods, and such other provisions which are appropriate. (MM)

w. The developer shall submit a hydraulic computer water model analysis for the development proposed on the City parcel, which addresses the following:

1) Water demand required by project (fire flow demand as determined by the Fire Department)

2) Master Plan/General Plan Amendment (GPA) review

3) The City of Huntington Beach Water (Master Plan) System Computer Model (i.e. H20NET) must be run with the proposed land use demands (i.e. GPA), and contrasted with the model run using the existing land use demands, (i.e. the General Plan, in effect at the time the Water Master Plan was adopted).

4) The City of Huntington Beach Water Division must be contracted to perform this analysis on the existing City of Huntington Beach Water System Model (H20NET), for a fee to be paid by the developer a minimum of 30 days in advance. If the analysis shows that project demands cannot be met with the City's current water system, the developer shall be required to upgrade the City's system to meet the demands and/or otherwise mitigate the impacts of the project at no cost to the City. (MM)

ww. Irrigation systems within the Park, which minimize water waste, shall be used to the greatest extent possible. Such measures should involve, where appropriate, the following features:

1) Raised planters and berming in conjunction with closely spaced low volume, low angle (22 Vi degree) sprinkler heads.

2) Drip irrigation

3) Irrigation systems controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses.

4) The use of reclaimed water for irrigated areas and grasslands. The project applicants shall connect to the Orange County Water District's "Green Acres" system of reclaimed water should this supply of water be available. Separate irrigation services shall be installed to ease this transition.

6. During demolition, grading, site development, and/or construction, the following shall be adhered to:

a. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading and construction to keep the soil damp enough to prevent dust being raised by the operations and when leaving the site. Wet the area down, sufficient enough to form a crust on the surface with repeated soakings, as necessary, to maintain the crust and prevent dust pick up by the wind; spread soil binders; and implement street sweeping as necessary. (MM)

b. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (PW)

(02sr38 TTM/CUP/CDP) Attachment 1.16

c. During construction, the area shall be wet down in the late morning and after work is completed for the day (MM).

d. All trucks hauling dirt, sand, soil, or other loose substances and building materials shall be covered, or to maintain a minimum freeboard of two feet between the top of the load and the top of the truck bed sides. (MM)

e. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. Install vehicle wheel-washers before the roadway entrance at construction sites (MM)

f. Where feasible, pervious paving materials shall be used to reduce surface water runoff. (MM)

g. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (PW)

h. Wind barriers shall be installed along the perimeter of the site. (PW)

i. The remediation operations shall be performed in stages concentrating in single areas at a time to minimize the impact of fugitive dust and noise on the surrounding areas. (PW)

j. Comply with the "Water Quality Management Plan" requirements. (PW)

k. Discovery of additional contamination/pipelines, etc., must be reported to the Fire Department immediately and the approved work plan modified accordingly. Discovery of contaminated soil and/or abandoned oil wells require immediate fire department notification. All project processes in the immediate discovery area shall cease until approved plans are in place. (FD)

1. Construction equipment shall be maintained in peak operating condition to reduce emissions. During clearing, grading, earth moving, or excavation, maintain equipment engines in proper tune. Truck idling shall be prohibited for periods longer than 10 minutes (MM)

m. Use low sulfur (0.05% by weight) fuel by weight for construction equipment (MM).

n. Phase and schedule construction activities to avoid high ozone days. Discontinue construction during second stage smog alerts (MM).

o. A phased schedule for construction activities to minimize daily emissions shall be complied with. Treat unattended construction areas with water (disturbed lands which have been, or are expected to be unused for four or more consecutive days). Schedule activities to minimize the amount of exposed excavated soil during and after the end of work periods.

p. The planting of vegetative ground cover as soon as possible on construction sites shall be required. Use vegetative stabilization, whenever possible, to control soil erosion from storm water especially on super pads (MM)

(02sr38 TTM/CUP/CDP) Attachment 1.17

q. On-site parking shall be provided for all construction workers and equipment unless approved otherwise by the Department of Public Works. (PW)

r. Enclosures or chemical stabilization of open storage piles of sand, dirt, or other aggregate materials shall be required. (MM)

s. The construction disturbance area shall be kept as small as possible. Control off-road vehicle travel by posting driving speed limits on these roads, consistent with City standards. Use electricity from power poles rather than temporary diesel or gasoline power generators when practical. The applicant shall be responsible for assuring that vehicle movement on any unpaved surface other than water trucks shall be terminated if wind speeds exceed 15 mph. (MM)

t. Compliance with all Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays. (Code Requirement)

u. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/ grading activity.

v. The property owner is responsible for all required clean up of off-site dirt, pavement damage and/or restriping of the public rights-of-way as determined by the Department of Public Works. (PW)

w. The property owner shall be responsible for paving all access aprons to the project site and for the maintenance of the paving. (MM)

x. The property owner shall be responsible for incorporating measures to reduce construction related traffic congestion with the implementation of rideshare incentives, transit incentives, construction area parking, use of flagmen, and implementation of measures to minimize the obstruction of through traffic lanes, as deemed appropriate by Public Works. (MM)

y. The project shall provide easy access into and within the project site for emergency vehicles and addresses shall be well marked to facilitate response by officers. Prior to the first final inspection, project site plans depicting these requirements shall be reviewed and approved by the Police Department.

(02sr38 TTM/CUP/CDP) Attachment 1.18

INFORMATION ON SPECIFIC CODE REQUIREMENTS -TENTATIVE TRACT MAP NO.

15377 & 15419:

1. Tentative Map No. 15377 and 15419 shall be valid for two (2) years of the date of final approval which is from the time the Local Coastal Program Amendment for the area is deemed certified by the California Coastal Commission. An extension of time may be granted by the Planning Director pursuant to a written request submitted to the Planning Department a minimum 60 days prior to the expiration date.

2. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local. State and Federal Fire Codes, Ordinances, and standards, except as noted herein.

3. All applicable fees shall be paid from the Building, Public Works, and Fire Departments fees prior to map recordation. (PW)

4. All new and existing overhead utilities shall be installed underground in accordance with the City's Underground Utility Ordinance. In addition, all electrical transformers shall be installed underground. Aboveground transformers may be allowed due to certain groundwater conditions and shall be approved by the City Engineer and City Landscape Architect.

SUGGESTED CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 96-90/COASTAL DEVELOPMENT PERMIT NO. 96-18:

1. The site plan, floor plans and elevations received and dated July 8,2002 shall be the conceptually approved layout with the following modifications:

a. Lot No. 4 of TTM 15419 shall be deleted.

b. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement)

c. Individual building site plans shall be reviewed and approved by the City's Departments of Planning and Public Works. The final building layout shall be within the building envelope as depicted on the Building Envelope Plan. (MM)

d. 25% of the minimum 60 foot wide lots must have side entry garages and/or garages located to the rear of the lot.

e. Increase interior side yards (minimum 10') when adjacent to the rear yard of an adjoining lot.

(02sr3 8 TTM/CUP/CDP) Attachment 1.19

f. Stagger the front yard setback for garages (i.e., from two to four feet between all units) within the two subdivisions or develop another alternative to vary the street scene.

g. Depict the location of all gas meters, water meters, electrical panels, air conditioning units,

mailboxes (as approved by the United States Postal Service), and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive, not interfere with sidewalk areas and comply with required setbacks.

h. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. (MM)

2. Prior to submittal for building permits, the following shall be completed:

a. Zoning entitlement conditions of approval shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point.

b. Submit three (3) copies of the site plan and floor plans and the processing fee to the Planning Department for addressing purposes after street name approval by the Fire Department. (FD)

c. All Fire Department requirements shall be noted on the building plans. (FD)

d. To maintain required emergency access and site safety during project construction phases, submit a Fire Protection Plan in compliance with City Specification #426-Fire Safety Requirements for Construction Sites. (FD)

e. Fire access roads shall be provided in compliance with City Specification #40}.-Minimum Access for Fire Department Access. (FD)

f. Fire hydrants must be installed and be in service before combustible construction begins. Shop drawings shall be submitted to the Department of Public Works and approved by the Fire Department. Indicate hydrant locations and fire department connections. The Fire Department and the Public Works Water Division have determined the number of fire hydrants for the 161 Lot Plan to be 14 and the 171 Lot Plan to be 15. (FD)

g. An automatic fire sprinkler system shall be installed throughout each unit. For Fire Department approval, plans shall be submitted to the Building Department as separate plans for permits (FD).

h. A fire alarm system in compliance with Huntington Beach Fire Code is required. For Fire

Department approval, shop drawings shall be submitted to Building as separate plans for permits. The system shall provide water flow, tamper, and trouble alarms, manual pull stations, interior and exterior horns and strobes, voice communication, and 24-hour central station monitoring. (FD)

(02sr3 8 TTM/CUP/CDP) Attachment 1.20

i. Street names must be approved by the Fire Department. Please refer to City Specification #409-Street Naming Process, Public or Private. (FD)

j. A detailed soils analysis shall be prepared by a Licensed Soils Engineer and submitted with the building permit application. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof.(BD)

k. An engineering geologist shall be engaged to submit a report indicating the ground surface

acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement)

1. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters and central heating units.

m. Contact the United States Postal Service for approval of mailbox location(s).

n. The recommendations contained in Section 8.0 of the geotechnical study, located in Appendix E of the EIR, shall be incorporated into the structural design of the proposed project to the satisfaction of the City Engineer. Structural design activities include: Foundation Design; Settlements including Foundation Loads and Seismically Induced Settlements; Post-Tensioned Slab/ Foundations; Mat Foundations; Other Foundation Recommendations such as Footing Embedment, Underslab Treatment, and Subgrade Moisture Content; Concrete Driveways, Sidewalks, and Flatwork; Structural Setbacks; Retaining Walls; Other Design and Construction Recommendations such as Lot Drainage, Utility Excavations, Utility Trench Backfill, Corrosion, Metallic Structures, and Concrete Structures.(MM)

o. It shall be proven to the City that all structures are designed in accordance with the seismic design provisions of the Uniform Building Codes or Structural Engineers Association of California to promote safety in the event of an earthquake.(MM)

p. Building plans shall be submitted to and approved by the Fire Department. If during the Fire Department's plan check it becomes evident that fireground operations will become impeded, the department will impose additional fire code requirements in addition to the automatic sprinkler systems, alarm systems, access roads, etc. (MM)

3. The following conditions shall be completed prior to issuance of Building Permits:

a. Prior to the construction of infrastructure facilities incorporating Tract 15419, proof shall be shown from L.A.F.C.O., for approval of annexation of Tract 15419 into the City of Huntington Beach, subject to approvals from Departments of Planning and Public Works.

(02sr38 TTM/CUP/CDP) Attachment 1.21

b. Submit a copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department; and submit 8 inch by 10 inch colored photographs of all colored renderings, elevations, materials sample board, and massing model to the Planning Department for inclusion in the entitlement file.

c. A grading permit shall be issued. (PW)

d. The final Tract Map shall be recorded with the County of Orange and a copy filed with the Planning Department. (PW/Code Requirement)

e. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Planning. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies 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 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)

f. The Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree planting plan and approve in writing the selection and locations proposed for new trees and the protection measures and locations of existing trees to remain. Existing trees to remain shall also be addressed by said Arborist with recommendations/requirements for protection during construction. Said Arborist report shall be incorporated onto the Landscape Architect's plans as construction notes and/or construction requirements. The report shall include the Arborist's name, certificate number and the Arborist's wet signature on the final plan. (PW)

g. An interim parking and building materials storage plan shall be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The plan shall also be reviewed and approved by the Departments of Fire and Public Works. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. (PW)

h. A copy of a Letter of Map Revision from the Federal Emergency Management Agency (FEMA) removing the property(ies) from the floodplain shall be submitted to the Planning Department for inclusion in the entitlement file. Or submit a copy of completed FEMA Elevation Certificate(s) based on construction drawings, or Floodproofing Certificate in the case on a non-residential structure, for each building.

(02sr38 TTM/CUP/CDP) Attachment 1.22

i. The project applicant shall implement conditions of the Public Works Department regarding storm drainage improvements which shall include, but not be limited to (MM):

1) Construct the necessary storm drainage improvements (identified on Exhibit 42 within the EIR) to handle increased flows and intercept off-site flows

2) Ensure that future building pads are placed at elevations suitable to withstand 100-year flood.

3) Construct the necessary improvements to the East Garden Grove - Wintersburg Channel (C05) along the site perimeter

j. The applicant shall show proof of compliance with the Mitigation Agreement established between the Huntington Beach Union High School District, subject to the approval of the City of Huntington Beach. (MM)

h. Pervious paving material shall be used whenever feasible to reduce surface water runoff and aid in groundwater recharge and slopes and grades shall be controlled to discourage water waste through runoff. (MM)

i. The property owner shall construct the new sewer lift station and force main in accordance with the City-approved Sewer Plan for the proposed project, and implement conditions of the Public Works Department regarding sewer infrastructure improvements to handle increased sewer flow demands. (MM)

j. The Southern California Gas Company or designated natural gas provider shall be consulted with during the building design phase for further energy conservation measures. (MM)

k. SCE shall be consulted with during the building design phase for further energy conservation measures. (MM)

4. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released for the first residential unit until the following has been completed:

a. Installation of required landscaping and irrigation systems shall be completed. (PW)

b. Landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of Record in written form to the City Landscape Architect prior to the final landscape inspection and approval. Installation of required landscaping and irrigation systems shall be completed. (PW)

c. The applicant shall provide proof that energy saving features have been installed in project homes as required by the Uniform Building Code. Features may include: solar or low-emission water heaters, energy efficient appliances, double-glass paned windows, low-sodium parking lights, etc.

(MM)

d. The public park shall be completed other than the one year maintenance period at the request of 50% occupancy (or by the 95^th home Certificate of Occupancy). (PW)

(02sr38 TTM/CUP/CDP) Attachment 1.23

e. All public infrastructure must be completed per the approved plans. (PW) f. All improvements must be completed per the approved grading plans. (PW)

g. The applicant shall be responsible for improving Graham Street in accordance with the approved signing and striping plan. (PW/MM)

h. All landscape irrigation and planting installation shall be certified to be in conformance to the City-approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. (PW)

i. Applicant shall provide the City with Microfilm copies (in City format) and CD (AutoCAD only) copy of complete City approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record. (PW)

j. Automatic sprinkler systems shall be installed throughout. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD)

k. Fire hydrants must be installed before combustible construction begins. Prior to installation, shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. (Fire Dept. City Specification 407) (FD)

1. Backflow protection shall be constructed per the Huntington Beach Water Division Standards Plans for irrigation and fire suppression water services.

m. Address numbers shall be installed on structures to comply with Fire Dept. City Specification 428. (FD)

n. Secondary emergency access gates must be secured with KNOX and association (if any) hardware. Fire access roads shall be provided in compliance with Fire Dept. City Specification 401. Include the Circulation Plan and dimensions of all access roads. Fire lanes will be designated and posted to comply with Fire Dept. City Specification No. 415. (FD)

o. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and maintained per City Specification #4l5-Fire Lane Signs. If prior to approved signage fire lane violations occur and the services of the Fire Department are required, the applicant may be liable for related expenses. (FD)

p. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department.

q. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department.

(02sr38 TTM/CUP/CDP) Attachment 1.24

r. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them.

s. A second Elevation Certificate certifying the "as built" lowest floor for each building shall be submitted to the Planning Department, or a Letter of Map Revision shall be issued by the Federal Emergency Management Agency (FEMA) and submitted to the Planning Department. (Code Requirement)

t. All drainage, pump station and channel improvements consistent with the facilities identified in the FEMA CLOMR, dated June 6, 2002, shall be completed in place and operational. A Letter of Map Revision (LOMR) from FEMA shall be obtained by the developer following completion of the improvements. (PW)

u. Fire access roads shall be provided in compliance with Fire Dept. City Specification 401. Include the Circulation Plan and dimensions of all access roads.

v. The project shall comply with all provisions of the Huntington Beach Fire Code and Fire Dept. City Specification 422, Well Abandonment.

w. The project shall comply with all provisions of the HBMC Section 17.04.085 and Fire Dept. City Specification 429, Methane District Building Permit Requirements.

x. The applicant shall provide proof to the City's Traffic Engineer that the project has contributed its 'fair-share' towards regional traffic improvement systems (i.e., traffic impact fees) for the area. This shall include efforts to synchronize traffic lights on streets impacted by project development. (MM)

y. Testing to verify the estimated radon gas levels shall be implemented as deemed necessary by the Department of Planning(MM)

z. The following water conservation measures shall be implemented as required by state law:

1) Ultra-low-flush toilets

2) Ultra-low-flow showers and faucets

3) Insulation of hot water lines in water recirculating systems

4) Compliance with water conservation provisions of the appropriate plumbing code (MM)

aa. Water pressure regulators to limit downstream pressure to a maximum of 60 psi shall be installed. (MM)

bb. The applicant shall provide information to prospective residents regarding benefits of low water use landscaping and sources of additional assistance in selecting irrigation and landscaping. (MM)

cc. The development shall comply with all applicable Mitigation Measures in Environmental Impact Report No. 97-2 and New Alternatives to EIR No. 97-2.

(02sr38 TTM/CUP/CDP) Attachment 1.25

5. The Departments of Planning, Public Works and Fire are responsible for compliance with all

conditions of approval herein as noted after each condition. The Planning Director and Public Works Director shall be notified in writing if any changes to tract map are proposed as a result of the plan check process. Permits shall not be issued until the Planning Director and Public Works Director have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission's may be required pursuant to the HBZSO.

6. Prior to finalization of the Tract or exoneration of the Guarantee Bond, maintenance for the City Park (Lot A) shall be for a period of 12 months after the 90-day plant establishment period. The Park may open at the beginning of maintenance period. (PW)

7. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. (FD)

8. A public art element shall be integrated and be in a location that is visible to the public within the Parkside Estates residential project. Public art shall incorporate the following:

a) Artistic excellence and innovation

b) Appropriate to the design of the project

c) Indicative of the community's cultural identity (ecology, history, society)

The public art element shall be reviewed and approved by the Design Review Board, the Planning Director, and the Cultural Services Division Manager prior to issuance of any building permit for the project. The public art shall be in place at the subject site prior to final building inspection.

9. This TTM and CUP and CDP shall not become effective until GPA 98-1, Zoning Map Amendment No. 96-5A & 5B, and LCPA No. 96-4 has been approved by the City Council, and California Coastal Commission, and is in effect.

INFORMATION ON SPECIFIC CODE REQUIREMENTS:

1. The development shall comply with all applicable provisions of the Municipal Code, Building

Division, and Fire Department as well as applicable local. State and Federal Fire Codes, Ordinances, and standards, except as noted herein.

2. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays.

3. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits.

4. The applicant shall submit a check in the amount of $43.00 for the posting of the Notice of ExDetermination at the County of Orange Clerk's Office. The check shall be made out to the

(02sr38 TTM/CUP/CDP) Attachment 1.26

-.-m §

tf^

(N •

" z

<<!

ir> <»j •

-1

PL,

Q, Z

•<<

• x

• hix K

(/I

M ^

vi (-^

n ^ffl

Q a

•

^w ^

^ o

03 in

^ 0

fi •

0^ Z

>-1

PLi

•

ffi

^ z

^ 6

^5 ^z

0. ^

" ^

CD LLJ

⁰⁰ 0

0<Z

1-1

cl Z

" 3

fi S

APPLICANT:

Shea Homes

note:

This development summary has been prepared by Shea Homes and is intended to provide a general overview of Parkside Estates Alternate 7. It is not a comprehensive description of the proposed development and is not intended to take the place of any environmental or technical document prepared for official use.

603 S. Valencia Ave Brea, CA 92823

Contact: Ron Metzler Phone: (714) 792-2508

PROJECT DESCRIPTION:

The proposed Parkside Estates community is an infill development, encompassing approximately 50 acres. Approximately 45 acres of the overall project site is located within Huntington Beach city limits on the west side of Graham Street between Warner Avenue and Slater Avenue. The remaining 5 acres are located within the County of Orange immediately west of the 45-acre City parcel. The county 5-acre parcel is proposed for annexation to the City.

Applications for development of this property were filed in 1996, at which time the proposal for development consisted of subdividing the site into 208 single family homes with two product types in a planned unit development, an 8.2 acre public park and no private open space.

After a thorough review of the comments on the Draft EIR, alternative plans were proposed. These alternatives are referred to in the EIR as "Reduced Density Alternatives." Shea Homes was requested by the Planning Staff to address environmental issues and a revised floodplain elevation mandated by FEMA. A more detailed explanation of the alternatives is discussed in the EIR.

The current proposed plan provides for development of this 50 acre site into a Planned Community consisting of 171 single family homes, an 8.2-acre public park (4.1 acres of passive area and 4.1 acres of active recreation area), and 6.2 acres of Community Association owned and maintained open space areas thus, approximately 1/3 of the Parkside Estates property will be preserved as park or open space.

Parkside Estates homes will have characteristics similar to the surrounding neighborhoods. Lots will vary from 50-foot frontage with an average lot size of approximately 5,631 square feet, to 60-foot frontage with an average lot size of approximately 7,359 square feet. The combined overall average lot area is approximately 6,409 square feet.

Three floor plans are proposed for the 50-foot wide lots, which range from approximately 2,600 square feet to 2,900 square feet. The homes proposed for the 60-foot wide lots will also have three different floor plans, which will range from approximately 3,000 square feet to 3,400 square feet. Each floor plan will have three exterior elevations, resulting in 18 different exterior appearances within the Parkside Estates community.

The 50-foot wide lots have been proposed to introduce a distinct variety of product to provide a wider range of purchase opportunities with a more efficient build-out and sales period to help offset the extensive costs of public improvements.

EXISTING USE:

The property is currently vacant and is being farmed for vegetables. The property has a long history of farming which dates back to the early 1950s. A portion of the property was also used as a temporary equestrian facility, which has been abandoned and removed.

SURROUNDING USES:

The property is located within a low-density single-family area. A medium density multi-family development is situated adjacent to the northwesterly corner of the site. Property to the west, located outside the City limits, is within the County's jurisdiction.

ZONING AND GENERAL PLAN:

The 5-acre portion of the property located within the County Bolsa Chica Planned Community Development, is zoned and General-Planned for Medium-Low Density Residential.

ACCESS:

The site fronts on Graham Street, which will provide vehicular access to the Parkside Estates development. Greenleaf Lane was originally designed to provide access to the site; however, the residents in the subdivision to the north have expressed concern over any additional traffic through their neighborhood. In light of the neighborhood's concerns, Greenleaf Lane will only be used for emergency vehicular and pedestrian access.

The City Traffic Engineer has approved the single point of access to Graham Street, conditioned upon to the installation of a traffic signal at that intersection and restriping Graham Street (from Slater Avenue to Warner Avenue).

CITY CODE CONFORMANCE:

Development of the City 45-acre portion of this site as a residential community has been anticipated for many years. The site has been zoned for residential use since 1971.

The request for lot sizes of less than 6,000 square feet is permitted subject to a Conditional Use Permit when prepared in the context of a Planned Residential Development. The concept of two different lot widths will permit two distinct products to be constructed at the same time thereby expediting construction and reducing the time frame of construction impacts.

The General Plan Land Use Designation for the property is low density residential, which permits up to 7 units per acre. The density of the single-family tract to the north is 4.68 units per acre. The density of the proposed Parkside Estates project is 4.1 units per net acre (w/o dedicated public park) and 3.43 units per gross acre (includes entire 50 acre site).

The average lot size of the subdivision to the north (Tract No. 5792) is 6,383 square feet. The average lot size shown in this proposal is 6,409 square feet.

Approval of the proposed plan does not increase the number of lots permitted in the Low Density Residential (RL) District.

Development standards of RL zoning such as front yard setbacks, garage setbacks, side and rear yard setbacks, percent of lot coverage and usable open space are met or exceeded.

The entire site will be graded and dewatered in a phased and controlled manner prior to construction of homes. Upon completion of grading, the backbone system of the storm drain, sewer and water improvements will be installed. Both products will be constructed concurrently. This will expedite the period of construction.

ENTITLEMENTS:

The proposed Parkside Estates Development request consists of several entitlements:

• Environmental Impact Report

Environmental Impact Report No. 97-2 has been prepared to analyze the potential environmental impacts associated with the project.

• General Plan Amendment

General Plan Amendment No. GPA 98-1 is a request to designate the property currently in the County to Low-Density Residential to accommodate 1.6 acres of Low Density Residential and 3.3 acres of Open Space and to increase the public park acreage from 5.39 acres to 8.2 acres.

• Zone Change

Zone Change No. 96-5 is a request to add the Coastal Zone District to the existing Low-Density Residential Floodplain District and to Pre-zone the 5 acre parcel located within the County to accommodate 1.6 acres of Low Density Residential and 3.3 acres of Open Space.

• Local Coastal Program Amendment

Local Coastal Program Amendment (LCP) No. 96-4 is a request to amend the City's LCP to reflect the City's General Plan Land Use designation and Zoning for the entire 50 acre site and to reflect the proposed project as presented.

• Annexation

Annexation of the 5-acre parcel located within the County is proposed. Annexation of this parcel will combine all of the Parkside Estates development into the City's jurisdiction.

• Tentative Tract Maps

Tentative Tract Map. No. 15377 consists of 45 acres and 162 lots. Tentative Tract Map No. 15419 is proposed for annexation to the City and consists of 5 acres and 9 lots.

• Conditional Use Permit

Conditional Use Permit No. 96-90 is a request to allow:

1. A Planned Residential Development which consists of 171 single family homes with two product types, an 8.2-acre public park (4.1 acres of passive area and 4.1 acres of active recreation area), and 6.2 acres of Community Association owned and maintained open space areas. The two products will be situated on lots that vary from 50-foot frontage with an average lot size of approximately 5,631 square feet, to 60-foot frontage with an average lot size of approximately 7,359 square feet. The combined overall average lot area is approximately 6,409 square feet;

2. Section 230.70 of the Zoning Code requires Conditional Use Permit (CUP) approval, by the Zoning Administrator, for lots with a grade differential of three (3) feet or greater between the high and low points of the lot. Grade differential within this project exceeds three (3) ft. thereby requiring CUP approval;

3. Section 240.02 of the Zoning Code requires Planning Commission review and approval of grading and stockpiling that exceeds 25,000 cubic yards of import or export. There will be approximately 263,000 cubic yards of dirt imported to the site. The average fill over the developed area of the site is 4.5 feet. Pads of the residential lots along the northern side of the site will be approximately 5 feet above the neighbors to the north. The height differential will be absorbed within the landscaped Paseo Park.

• Coastal Development Permit

Coastal Development Permit No. 96-18 is a request to permit subdivision and development of the property per CUP 96-90 and Tentative Tract Map Nos. 15377 and 15419 to reflect the proposed project as approved by the City.

ANNEXATION

This application is a request to annex the 5-acre parcel located within the County, which was acquired from the Metropolitan Water District (MWD) when they divested themselves of a 400-foot wide strip of land, which extended from the 45-acre Huntington Beach parcel to the Ocean. This parcel is owned by Shea Homes and is proposed for residential development and private open space.

PUBLIC IMPROVEMENTS:

The proposed Parkside Estates development is an in-fill residential project that will, upon completion, correct many regional deficiencies in the existing infrastructure systems in the property vicinity that would otherwise remain deficient, deferred and unfunded in the foreseeable future.

The City and County require the Parkside Estates development to provide public improvements above what would be typically required for a project of this size. The following enhancements to public improvements are regional in nature and will provide direct benefit to areas beyond this development:

A. STORM DRAINS

1. Construction of a new storm drain system to intercept the Cabo del Mar condominium community storm drain. The new system will divert flows away from the Graham Street 60-inch storm drain by traversing through the site directly to the Slater Storm Water Pump Station.

Benefit: This decreases the impact on the existing 60-inch trunk line in Graham Street, reduces surface flooding in Graham Street, and frees up capacity for storm water flows from the area east of Graham Street.

2. Construction of a new storm drain system, from Parkside Estates Graham Street entrance (Street "A") to Kenilworth Drive, to intercept the Graham Street storm drain and divert flows through the site to the Slater Storm Water Pump Station. This implements a portion of the City's Master Plan of Drainage.

Benefit: The improved storm drain system will enhance the flood protection of the Graham Street and Kenilworth Drive intersection from its current capacity of a 25-year storm event to a 100-year storm event. This will allow Graham Street at Kenilworth Drive to dewater more quickly due to the larger downstream pipe. This also relieves the current loading on the existing 60-inch trunk line in Graham Street and frees up capacity for storm water flows from the area east of Graham Street.

B. STORM WATER PUMP FACILITIES

Installation of two additional pumps in two empty bays at the Slater Storm Water Pump Station. This implements a portion of the City's Master Plan of Drainage.

Benefit: The additional pump capacity (of approximately 300 cubic feet per second) greatly exceeds the 126 cubic feet per second generated from this project and will also serve to reduce floodwater elevation in the general area in the event of a 100-year storm or upstream overtopping, or failure of the flood control levees.

C. FLOOD CHANNEL IMPROVEMENTS

Widening of the northerly side of the East Garden Grove-Wintersburg Flood Control Channel along the developed portion of Parkside Estates, approximately 2500 lineal feet, by installing sheet piling along the East Garden Grove-Wintersburg Flood Control Channel (005). This is required by the County and City to implement upgraded regional flood protection.

Benefit: This will increase the capacity in the channel and provide increased flood protection for the area and provides another missing component in the ultimate flood hazard reduction for the area. This widening of the C05 channel will add additional storage within the channel that compensates for the two acre-feet of added runoff volume from Parkside Estates.

D. WATER QUALITY

A storm water treatment facility will treat Parkside Estates developed area and storm run-off from the Cabo Del Mar Community.

Benefit: Typical water quality mitigation is to treat only new developed area. The Parkside Estates development will also treat storm water from the Cabo Del Mar Community; therefore, water quality going into the Slater Channel will be improved following the Parkside Estates development.

E. SANITARY SEWER

1. Replacement of the existing sewer pump station at Graham Street and Kenilworth Drive with a new modernized pump station. This will assist in the implementation of a Master Planned System.

Benefit: The existing pump station is old and outdated and does not meet the Master Planned capacity. The new pump station provides a regional benefit and relieves the City from the upgrade expense.

2. Construction of a new sewer force-main in Graham Street, from the new Kenilworth Drive Pump Station to Warner Avenue. This will assist in the implementation of a Master Planned System.

•

I I I I

R I I I

Benefit: The existing sewer main is old and inadequate and does not meet the Master Planned capacity. This new sewer main provides a regional benefit and relieves the city from the improvement expense.

F. PUBLIC PARK

Dedication and improvement of an 8.2-acre public park site.

Benefit: City code requires dedication of 2.3-acres of Public Park to serve the Parkside Estates development. This plan provides 8.2-acres of park that is 5.9 acres above code requirement. The proposed park includes an existing 4.1-acre eucalyptus grove and an active recreation area. Also, the developer is providing $250,000 toward park improvements.

Without this development, the funding for improvements to upgrade existing public facilities would not be provided for quite some time because of limited City finances. The cost to add these extensive "regional public benefits" to the proposed project exceeds $8,000,000. Excessive off-site costs such as these are typically reimbursed to developers as other vacant property in the area is developed. However, in this case, there is no other vacant property in the area, nor are there financial resources available to assist in paying for these improvements.

Development of this property is the key to realizing ultimate improvements to the existing deficient infrastructure in the area.

G. TRAFFIC SIGNAL, GRAHAM STREET STRIPING

Installation of a traffic signal at Graham Street and Street 'A' (Project Entrance) and Graham Street re-striping.

Benefit: The Parkside Estates proposed traffic signal at Graham Street and Street "A", along with modified road striping within Graham Street from Slater to Warner, will improve traffic flow conditions.

ALTERNATIVE 7 SUMMARY OF IMPROVEMENTS AND BENEFITS

The City and County require the Parkside Estates development to provide public improvements above what would be typically required for a project this size.

Timely completion and upgrading of existing deficient and currently unfunded infrastructure improvements will reduce potential storm water flooding to existing neighborhoods and enhance the existing sewage collection system.

The following enhancements to public improvements are regional in nature and will provide direct benefit to areas beyond this development:

• Drainage in the surrounding neighborhoods will be improved by reducing the amount of storm water being directed into the Graham Street storm drain.

• Drainage within the area will be improved by the improvements to the Wintersburg Flood Control Channel and the storm water pump station.

• The Slater Storm Water Pump Station will be expanded by installing two new pumps to meet City Master Plan standards.

• Drainage improvements, when completed and certified by FEMA, will permit FEMA to upgrade the flood insurance map.

• The new flood insurance map will result in approximately 1430 acres being removed from the mandatory flood insurance zone.

• The approximate 2410 acres remaining in the Flood Insurance Zone will have the potential for reduced flood insurance.

ALTERNATIVE 7

SUMMARY OF IMPROVEMENTS AND BENEFITS

(Continued)

• Storm Water Quality going into the Slater Channel will be improved.

• The existing deficient sewer pump station in Graham Street will be replaced with a new and larger facility to meet current City Master Plan Standards.

• Replacement of the existing deficient and outdated sewer line by constructing a new sewer force-main in Graham Street, from the new Kenilworth Drive pump station to Warner Avenue.

• A traffic signal will be installed at the project entrance on Graham Street, which will provide a safer crossing for school children.

• Graham Street will be re-striped from Slater Avenue to Warner Avenue to incorporate left-turn lanes to improve traffic flow.

• Vehicular traffic will not go through the neighborhood to the north at Greenleaf Lane, with the exception of emergency access.

• 3.3 acres of open space at the westerly edge of the site will be preserved.

• State or Federal recognized resources will be preserved and a 100 ft. wide buffer zone has been provided separating State or Federal recognized resources within this area from the proposed development.

• The proposed park includes preservation of an existing 4.1-acre eucalyptus grove and provides an active recreation area.

• The developer is also contributing $250.000 toward park improvements.

• The cost to add these extensive "regional public benefits" to the proposed project exceeds $8,000,000.

• Off-site costs such as these are typically reimbursed to developers as other vacant property in the area is developed. However, in this case, there is no other vacant property in the area, nor are there financial resources available to assist in paying for these improvements.

PARKSIDE ESTATES "ALTERNATIVE 7 SUMMARY"

• Site Area -50 acres

• Developed Area - 35.6 acres

• Open Areas - 14.4 acres (8.2 ac. park - 6.2 ac. open space)

• The General Plan permits up to 7 units per acre. Parkside Estates project is 4.1 units per net acre (w/o dedicated public park) and 3.43 units per gross acre (includes entire 50 acre site). The density of the single-family tract to the north is 4.68 units per acre.

• Two product types are proposed.

• 77 lots - 60 ft. wide (7359 sq ft average lot size)

• 94 lots - 50 ft. wide (5631 sq ft average lot size)

• Total lots 171 - (6409 sq ft average lot size)

• Development standards such as front yard setbacks, garage setbacks, side and rear yard setbacks, percent of lot coverage and usable open space are met or exceeded.

• The City's 10% affordable housing requirement will be met off-site.

• Park dedication requirement - 2.3 acres

• Park dedication provided - 8.2-acre (exceeds the park requirement by 5.9 acres). " Construction of $250,000 worth of park improvements.

• The entire site will be graded and dewatered in a controlled manner prior to construction of homes.

• Upon completion of grading, the backbone system of the storm drain, sewer, and water improvements will be installed.

• A single point of access to Graham Street serves Parkside Estates, conditioned upon to the installation of a traffic signal at that intersection.

• Greenleaf Lane will only be used for emergency vehicular and pedestrian access.

;]^SI(aS[|gE%E^^^^

;^\.^l.^..^',^.:g]^^.^.^^ • ^ V; Single Family Detached Residential

General Design Objectives

'The design of single-family residential development projects in Huntington Beach should:

• Respect the scale proportion and character of the surrounding area ' ,

" Mitigate existing adverse automobile oriented planning patterns by providing pedestrian friendly design solutions

" Establish attractive, inviting, imaginative and functional site arrangement of buildings and parking areas, and a high quality architectural and landscape design

" Create visual interest and variety, while maintaining a sense of harmony and proportion along street frontages and other portions of the project exposed to public view

" Provide for adequate open space and other single-family detached residential development design characteristics such as ample street parking and privacy " Preserve and incorporate natural amenities unique to the site such as ocean views, mature trees, etc. into the project development proposal

• Preserve and incorporate structures which are distinctive because of their age, cultural significance, or unique architectural style into the project development proposal

Site Planning

• • . •

M3) te^^i^^Nii^w

1 Q A^A ^ Single Family Detached Residential

General Design Objectives

'The design of single-family residential development projects in Huntington Beach should: • Respect the scale proportion and character of the surrounding area ' , " Mitigate existing adverse automobile oriented planning patterns by providing pedestrian friendly design solutions " Establish attractive, inviting, imaginative and functional site arrangement of buildings and parking areas, and a high quality architectural and landscape design

" Create visual interest and variety, while maintaining a sense of harmony and proportion along street frontages and other portions of the project exposed to public view

• Preserve and incorporate structures which are distinctive because of their age, cultural significance, or unique architectural style into the project development proposal

Site Planning

1. Grading •^v.-.^\- ;'.:-.);. '• • • ^i:/•';^ⁱ^^• ^^•y^ y;':' •.^:'^'ⁱ.,'••^:'..:;^^::,^

Applicable^

^I^Npt.'':^.'-^Applicable

• Applicant ': '.^'^ ;:& Remarks •. • '

Staff Remarks

a. Development should be sensitive to its natural surroundings. Grading should be minimized by following the natural contours to the greatest extent possible. Graded slopes should be rounded and contoured to blend with the existing terrain.

•S.-t-e \s rc^^r-cA •±o, tAfA- ^AT^'reyW^S

4^ ^(XM^-^VI-lt^^

-i-T^sHw^T* &^^Y^{1^}5A Vr^^-M^ ^vcti^jrcci -^

^&A «>\*- e^«\^^e \^

- ( ^.

2.,-f-\ ^y^

"w. \ yf^ '""w i / /

b. Grading should emphasize and accentuate scenic vistas and natural landforms.

\p .4.

uY€^& ^-c.fWh&TS' •<••»<

-vrc <»LJ<«t^ A^^<s

•- ffi^lft-^

1"» haji

^^v

^I^radine^(CONT)l^^

ll^pliicatiJII^

iWKM

.^ppli<:al>ler

N^•"^l^^:'-^^:l:^^^PR^l'^ca!^^?^j^;^ ^^^^''^''i^^R®™^^^^^^^^^^^

^S^:' .•' '•'^^^^Staff ••:.',':'.;•-r ,/^,¹^'^ :^^^ .'.•'^^^•Ilieittarks^^' '''^\:; ^'^:^' ^

c. Large manufactured slopes should be avoided in favor of several smaller slopes integrated throughout the project. Smaller slopes are less obtrusive, more easily vegetated and can be used to add visual interest, preserve views and provide visual buffers where necessary.

^eJe(i»o<^-'^-t^€ ^< n^^i Mcet'.F'E.^AA r^oK-^-'w*

•SrtWiCc- -sl'opfS Vvn.y<. W OfctfelTo ^ l«iS Al»"^<M

r^ ^e.

d. Significant natural vegetation should be retained and incorporated into the project.

\^-

"TrfiSS <^ S^r '^•^\ -4ff«'^re& V^-ue ^i>«e-\ pwc«v<d

^^Z.^C'oinpatibjIity,^: ^ ^^M^^'.^alt^^^^t^^

aSS^M: %^&:S»SSfe

%^pgitable|:

^;^&^^I.^Br:•?^<^Ppl^!^^:KS^^I:IS

'^'^'Nfel^J^Ni^ilS

:^|yil,-^^sStaf^^;^^; ;^g^g&:3ltiemarlts^^^

a. The arrangement of structures, circulation and open spaces should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function scale, character and materials. In developed areas, new projects should meet or exceed the standards of quality which have been set by surrounding development.

—^t-ui» •^5».«<\AA.ni. ^\<is ^e-e^ A\€v

b. Structures which are distinctive due to their age, cultural significance, or unique architectural style should be preserved and incorporated in the project development proposal.

'T^.-cvC <s>.<. *^o . Ai^i-«4"t« -g\TocA"Orr5

c. Residential uses should be buffered from incompatible development. Intensified landscaping, increased setbacks and appropriate building orientation should be utilized as a means of providing adequate separation between such land uses.

~-\Ce -SiTc ^W^ \^Cfiro»< f^e^eJC^ ^ AWV-P-ifr Vto^ers o^ \f\v^-&£^

'-A^