Att #13 Appendix B - Adequate Sites — City Council/Public Financing Authority, April 4, 2023

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-1 Huntington Beach Housing Element Update

Huntington Beach Housing Element Update

Adequate Sites Analysis

Appendix B

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Huntington Beach Housing Element Update

A. Appendix B: Adequate Sites Analysis

1. Candidate Sites Analysis Overview
The Housing Element is required to identify potential candidate housing sites by income category to meet the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Huntington Beach’s ability to plan for housing at the designated income levels within the 6th housing cycle planning period (2021- 2029). The identified sites were analyzed for realistic capacity and potential for redevelopment. The City of Huntington Beach is a built -out community, with little to no vacant land for new development. It is most likely that future residential will come in the form of infill development, therefore the City has focused the Sites strategy on areas with potential for redevelopment, access to essential resources, proximity to transit or access to highway and road connectivity and overall future residential opportunity.

This appendix describes the strategy the City of Huntington Beach will take to create the viable opportunity to housing and to accommodate the City’s Regional Housing Needs Assessment (RHNA) allocation.

2. Housing Needs
Future housing need refers to the share of the regional housing need that has been allocated to the City. The State Department of Housing and Community Development (HCD) has supplied a regional housing unit goal to the Southern California Association of Governments (SCAG). SCAG then allocated the housing unit goal to each jurisdiction within the region through the Regional Housing Needs Assessment (RHNA) process. In allocating the region’s future housing needs to jurisdictions, SCAG is required to take the following factors into consideration pursuant to Section 65584 of the State Government Code:
• Market demand for housing
• Employment opportunities
• Availability of suitable sites and public facilities
• Commuting patterns
• Type and tenure of housing
• Loss of units in assisted housing developments
• Over-concentration of lower income households
• Geological and topographical constraint
Huntington Beach’s share of the SCAG regional growth allocation is 13,368 new units for the current planning period (2021-2029). Table B-1 indicates the City’s RHNA need for the stated planning period.

Table B-1: RHNA Allocation 2021-2029
Income Category Percent of Median
Family Income
RHNA Allocation
Very Low Income 0-50% MFI 3,661units
Low Income 51-80% MFI 2,180 units
Moderate Income 81-120% MFI 2,308 units
Above Moderate Income >120% MFI 5,215 units
Total 13,368 units

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3. Selection of Sites
Table B-2 shows the City’s 2021-2029 RHNA need by income category as well as a summary of the sites identified to meet that need. The analysis within this appendix shows that the City of Huntington Beach has the excess capacity to meet their 2021 -2029 RHNA allocation throughout the planning period through a variety of methods, including:
• Identification of sites suitable for residential through rezone • Identifications of sites suitable for residential through overlay zoning • Identification of sites with opportunity for conversion from motel/hotel to residential • Future development of accessory dwelling units (ADUs) The City has identified a total of 1 site to rezone, 318 sites for a designated housing overlay, and 3 sites with opportunity for motel or hotel conversion. The identified sites are shown Figure B-14, and they have been evaluated based on surrounding and existing onsite development to determine the extent to which on-site uses are likely to redevelop within the planning period. Many of the uses are in multi-tenant commercial centers with single owners hip, on small adjacent parcels with single ownership, in under -utilized industrial uses, or show little to no evidence of recent investment or redevelopment.

Table B-14 (at the end of this appendix) identifies each candidate housing site within the City’s sites inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to track sites within the inventory. Additionally, the following information is provided for each parcel. • Address • Existing Zoning
• General Plan Land use • Size (Net developable acres removing known development constraints)
• Rezone designation • Assumed Density
• Maximum Density • Previous Housing Element
identification
• Vacancy status • Description of existing use
• Potential Development Capacity
(Dwelling Units) by income category

Table B-2: Summary of Available Sites
Very Low
Income Low Income Moderate
Income
Above
Moderate
Income
RHNA (2021-2029) 3,661 2,184 2,308 5,215
Projects in the Pipeline
(Application, Entitled, Permitted or
in construction since June 30,
2021)
17 285 82 1,371
Remaining Unmet RHNA 3,644 1,899 2,226 3,844
Capacity on Site Inventory
Capacity on Sites identified for
Rezone 0 0 0
Capacity on Sites identified under
Overlay Zones 5,420 2,833 9,541

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Table B-2: Summary of Available Sites
Very Low
Income Low Income Moderate
Income
Above
Moderate
Income
Capacity on Hotel and Motel
Conversions 415 0 0
Projected ADU Construction
Projected ADU Construction 307 170 10

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Figure B-1: Sites to Accommodate the 2021-2029 RHNA

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Figure B-2: Projects in the Pipeline

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Figure B-3: Projects in the Pipeline

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Table B-3: Summary of Pipeline Projects
Project
Name/Location
Very
Low
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Status Determination of
Affordability
Cameron Lane
Townhomes
- - 2 16
Approved by
PC 10/12/2021
10% inclusionary
units on- site for
sale (mod)
Former Gisler
School SFD
- - - 85 Approved by
CC 10/19/2021
inclusionary in -lieu
fees
Olson
Townhomes
- - 3 31
Approved by
CC 6/7/2022
10% inclusionary
units on- site for
sale (mod)
Pearce Drive
Condos
- - 2 18 Submitted,
not scheduled
for public
hearing
10% inclusionary
units on- site for
sale (mod)
HB Tri
Townhomes
- - 5 30
Approved by
CC 6/21/2022
15% inclusionary
units on- site for
sale (mod) -
inclusionary req.
15% due to project
within a specific
plan
Bella Terra
Apartments
(Area B2)
17 - 28 255
Submitted,
not scheduled
for public
hearing
15% inclusionary
units on- site -
inclusionary req.
15% due to project
within a specific
plan (the
affordability mix
reflects the
applicant's
proposal)
Garfield SFD
- - - 10 Submitted,
not scheduled
for public
hearing
inclusionary in -lieu
fees
NEC Beach
&Yorktown
- 82 21 1
Submitted,
not scheduled
for public
hearing
project submitted
pursuant to SDBL
(affordability levels
reflect applicant’s
proposal)
NWC Beach
&Yorktown
- 90 - 91
Submitted,
not scheduled
project submitted
pursuant to SDBL
(affordability levels

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Table B-3: Summary of Pipeline Projects
Project
Name/Location
Very
Low
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Status Determination of
Affordability
for public
hearing
reflect applicant’s
proposal)
18750 Delaware
- 70 - 276
Ministerial
approval
3/16/22 via
SP14
Affordable
Housing
Overlay
20% inclusionary
units on-site rental
(low) - inclusionary
req. 20% low
income due to
project location
within the BECSP
Affordable Housing
Overlay
7225 Edinger/
Brandywine
Townhomes
13 117
Submitted,
not scheduled
for public
hearing
10% on-site deed-
restricted
moderate income
units in compliance
with current
Citywide
inclusionary
housing
requirements
Georgia
Townhomes
(910 Georgia
St.)
18 PC approved
1-26-2021

Jamboree
Housing Senior
Apartments
(18431 Beach
Blvd.)
43 Under
construction
100% affordable
development by
Jamboree Housing
submitted pursuant
to SP14 Affordable
Housing Overlay
Magnolia Tank
Farm (21845
Magnolia Ave.)
250
CC approved
1-21-2021

Windward
Townhomes
(17202 Bolsa
Chica)
36 Zoning
Administrator
approved 4-7-
2021

1620 Pacific
Coast Hwy
Apartments
4 Building permit
review phase

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Table B-3: Summary of Pipeline Projects
Project
Name/Location
Very
Low
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Status Determination of
Affordability
Gothard
Townhomes
(19100 Gothard
St.)
3 18
Under
construction
10% on-site deed-
restricted
moderate income
units in compliance
with current
Citywide
inclusionary
housing
requirements
Holly
Townhomes
(19200 Holly
Ln.)
5 27
Under
construction
10% on-site deed-
restricted
moderate income
units in compliance
with current
Citywide
inclusionary
housing
requirements
Main St. Mixed
Use (414 Main
St.)
20 Under
construction

LeBard (20451
Craimer Ln.)
15 Under
construction

712/714 Pacific
Coast Hwy.
3 Building permit
review phase

7852 Ronald Dr.
3 Building permit
review phase

712 Utica
3 Building permit
review phase

7851 Holt
4 Under
construction

7792 Liberty
4 Building permit
finaled 12-3-
2021

7262 Garfield
10 Building permit
finaled 4-14-
2021

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Parkside
Estates
22 Building permit
finaled 9-23-
2021

TOTAL 17 285 82 1,371 1,755

4. Rezone Strategy
As mentioned above, the City of Huntington Beach is a built -out community with little vacant land available as well as majority of non-vacant residential land zoned for low density, single family uses.

Therefore, the City has identified the following rezone strategies to create feasible residential infill opportunities. The City has identified sites in Table B-14 that represent adequate sites t o meet the City’s 2021-2029 RHNA plus a 50% buffer if needed to maintain adequate sites to meet the RHNA throughout the planning period.
• SP 14 – Affordable Housing Overlay: This strategy intends to increase affordable housing options in the existing Beach and Edinger Corridor s Specific Plan. The existing Affordable Housing Overlay permits residential projects that propose at least 20 percent lower income units on site by-right. The SP-14 – Affordable Housing Overlay will expand the provisions of the existing affordable housing overlay to additional areas of the Beach and Edinger Corridors Specific Plan (SP 14). Currently the Specific Plan is the zoning for the applicable parcels within the SP 14 boundary. More specifically, the Affordable Housing Overlay within SP14 is an additional entitlement for the identified parcels. The existing development standards will remain applicable as they do not currently have a maximum density. Realistic capacity assumptions are set at 80 dwelling units per acre based on an analysis of recent developments within SP14 and their dwelling unit yield as identified in Table B -4. There are no inconsistencies with the base zoning or General Plan Land Use created by the expansion of this overlay. The Maximum Amount of New Development (MAND) in SP14 will not act as an impediment to the application of the Overlay. As specified in the existing overlay, residential projects proposed pursuant to the overlay are not subject to the residential MAND. The Overlay will be updated to state that development within the Overlay will allow for the construction of the unit quantities listed below.

The City has identified 1 51 parcels to expand the overlay which can accommodate the following potential units through redevelopment:
o 3,276 Low and Very Low-Income Units
o 1,539 Moderate Income Units
o 5,827 Above Moderate-Income Units

• Affordable Housing Overlay: This rezone strategy intends to create housing opportunities in well-connected nonresidential areas of the City. The assumed density of the overlay zone will permit residential uses at a range of 55- 65 dwelling units per acre. The Affordable Housing

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Overlay will not replace the existing zoning but will be an additional entitlement to these properties that looks to promote the development of affordable housing through higher density development and the City’s existing inclusionary housing policy. As with the existing BECSP Affordable Housing Overlay, residential projects that propose at least 20 percent lower income units on-site will be permitted by -right. This is a new overlay within the City of Huntington Beach and development standards will be created within input from the community, experienced developers, and City decision makers. These development standards will be based on historical development within the City and will support development at the densities identified in this housing element. The development standards in this overlay will be conducive for sites to achieve development at maximum density and will not be substantially less than those of existing higher density zones. There are no inconsistencies with the base zoning or General Plan Land Use created by the implementation of this overlay.

The TCAC/HCD Opportunity Indices Maps designates all of the Affordable Housing Overlay parcels identified within the Holly -Seacliff Specific Plan (SP9) and 36 parcels identified within the Research and Technology (RT) Zone as within a Highest Resource area. Approximately 38% of units for moderate income and below within the Affordable Housing Overlay are located in High and Highest Resource areas.

The City has identified 145 parcels to rezone with the Overlay which can accommodate the following potential units:
o 2,034 Low and Very Low-Income Units
o 991 Moderate Income Units
o 3,533 Above Moderate-Income Units

• RH Overlay: This strategy utilizes the City’s existing RH land use designation to create housing opportunities in existing areas within the Holly-Seacliff Specific Plan (SP9). This area is approximately 14 acres total and is occupied by oil-related uses, outdoor storage, and a self -storage facility. The sites in SP9 are currently designated as Industrial and surrounded by residentially developed and/or designated land uses. The City has received many inquiries for residential development over the years, but the existing non-residential land use designations precluded residential development from proceeding. The City anticipates that redesignating the site within the SP to RH-35 will result in a project built in this area within the planning period as it has had a substantial amount of development interest, is in close proximity to existing trails and parks , and located along a primary arterial in the City’s circulation plan . The TCAC/HCD Opportunity Indices Maps designates all of these parcels as within a Highest Resource area.

These parcels have been identified due to their potential to redevelop to residential uses when permitted to develop under standards which match the City’s existing RH zone. The City is proposing to permit development which is consistent with existing standards that the City knows to be effective in resulting in residential units being built within the City.

The following developments have occurred within the RH zone:
o The Fountains (271 senior apartments; 32 du/acre)
o Pacific City Residential (516 multi-family rental/apartments; 30 du/acre) These development examples demonstrate the City’s existing RH development standards can successfully facilitate multifamily residential development. This strategy proposes that this area within the Specific Plan will have the option to propose multifamily residential development in accordance with the RH development standards, which will increase the

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developable potential of the identified sites. These sites will be able to propose residential development pursuant to the RH Affordable Housing overlay, which will not change the base zoning established within the specific plan. As with the existing BECSP Affordable Housing Overlay, residential projects that propose at least 20 percent lower income units on-site will be permitted by-right. There are no inconsistencies with the base zoning or General Plan Land Use created by the implementation of this overlay.

The City has identified 20 parcels to be designated with the RH Overlay to increase residential development opportunities within the specific plan area. The overlay can accommodate the following potential units:
o 110 Low and Very Low-Income Units
o 62 Moderate Income Units
o 186 Above Moderate-Income Units

5. Calculation of Unit Capacity
Total unit capacity for the sites identified was calculated on a per -parcel basis. Net unit capacity per parcel was calculated by evaluating for buildable acreage, multiplying by an assumed buildout density based on zoning, and subtracting any existing units (if applicable). An example of density calculation is shown below:
• APN: 111-140-32
• ACRES: 1.81 Ac
• BUILDABLE ACREAGE (REDEVELOPMENT): 1.81 (opportunity for redevelopment on underutilized site, previously used for storage)
• REZONE DESIGNATION: RH-30
• MAX DENSITY: 35
• ASSUMED DENSITY: 30
• TOTAL NET UNITS: 53 UNITS
o TOTAL LOWER INCOME UNITS (25 percent of net units): 13 units o TOTAL MODERATE-INCOME UNITS (15 percent of net units): 8 units o TOTAL ABOVE MODERATE-INCOME UNITS (60 percent of net units): 32 units Assumed Density
HCD recommends that sites identified in the inventory to accommodate the RHNA do not assume build at maximum density. While there is feasible opportunity for maximum density in different areas of the city, land constraints, costs, developm ent regulations and other construction or market constraints make maximum density a challenge for redevelopment. Therefore, the City of Huntington Beach assumes a conservative density of 80 percent of maximum permitted; this was calculated using the following steps:
• Identification of maximum density
• Review of current projects in the pipeline and past development performance • Estimated 80 percent of maximum density assumed to be consistent with existing development trends
Additionally, the City anticipates that developers will more commonly utilize density bonus to increase development opportunity on residential sites. Finally, while the 80 percent is a conservative assumed density, the City recognizes that potentially all projects may be propose d at the maximum permitted density. The City does not typically receive requests to develop lower than permitted densities.

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Potential constraints, to the extent they are known, such as environmentally sensitive areas and steep slopes were considered, and deductions were made where those factors decreased the net buildable area of a parcel.

Realistic Capacity
As noted throughout this section, the Housing Element assumes that the identified sites will be developed at 80% of the maximum permitted density. To support this assumption, Table B -4 below lists 14 recent residential developments that were constructed at the maximum permitted densit y, except for one specific plan area that does not set a maximum density per parcel. Additional analysis on this topic follows the table below.

Table B-4: Past Performance of Residential Development at Maximum Density Project Address/
APN/Project Name
Site
Size
Total #
of
Units
Built
Density
Maximum
Density Zoning
167-492-05, -06/
Newland Condos

0.829
acres

13 13 du/ac

12 du/ac Residential Medium (RM)
18502 Beach Blvd./
157-471-33/Elan

2.74 acres

274
100
du/ac None
Beach and Edinger
Corridors Specific Plan
(SP14)
111-150-47,-13/
Garfield Condos

0.636
acres

10 10 du/ac 9 du/ac Holly-Seacliff Specific Plan
(SP9)
7290 Edinger/ 142-
321-19/Luce
(Monogram)

8.36 acres

510 60 du/ac None
Beach and Edinger
Corridors Specific Plan
(SP14)
7400 Center
Avenue/142-074-
06/Avalon (HB Lofts)

3.78 acres

378 100
du/ac None
Beach and Edinger
Corridors Specific Plan
(SP14)
024-271-06/ Pacific
City Apartments

17.23 acres

516 30 du/ac 30 du/ac

RH (Residential High
Density)
14422 Hammon/
Windbourne (Sea
Dance)

7.6 acres

53 7 du/ac 7 du/ac Residential Low Density
(RL)
Holly Triangle

2.11 acres

35 16.5
du/ac 15 du/ac Holly-Seacliff Specific Plan
(SP9)
Holly Townhomes 1.93
acres

32 16.5
du/ac 15 du/ac Holly-Seacliff Specific Plan
(SP9)
Gothard Townhomes 1.28
acres

21 16.4
du/ac 15 du/ac Holly-Seacliff Specific Plan
(SP9)
7601 Edinger
Ave./142-075-01/Bella
Terra Residences

10.1 acres

467
45 du/ac 45 du/ac Bella Terra Specific Plan
(SP13)

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The rezone strategy discussed in Section 4 describes three overlays. There are a few differences between each of the overlays. The SP14 Affordable Housing Overlay currently exists within the SP14 document and is proposed to be applied on the identified candidate sites. The Cit ywide Affordable Housing Overlay (HO) is a new overlay that intends to create housing opportunities in well -connected nonresidential areas of the City. The RH overlay utilizes the City’s existing Residential High Density (RH) land use designation to create housing opportunities in existing areas within the Holly-Seacliff Specific Plan (SP9). Each of the overlays is discussed below in reference to the ability of development within these overlays to achieve construction at the maximum permitted density.

SP14 Affordable Housing Overlay
The SP14 Affordable Housing Overlay expands an existing overlay within SP14 to be applied throughout the entire specific plan area, including the identified sites inventory. The application of the SP14 Affordable Housing Overlay does not change the existing Zoning and General Plan designations of these sites. SP14 is a mixed-use specific plan that already permits the development of residential uses. The purpose of the overlay is to incentivize residential development by providing for a ministerial entitlement process in addition to regulatory relief of other standards for projects that propose to provide a minimum of 20% of the total units as deed-restricted lower income affordable units. Residential development is still permitted if any of the identified sites were to be developed utilizing the underlying zoning rather than the overlay. As depicted in Table B-4 above, SP14 does not limit density and no maximum density is established within the entire specific plan area. The analysis in Table B-5 describes how the density for each SP14 project was derived. For some projects, the maximum achievable density was determined based on the specific plan’s form-based code and specific lot configurations. For other projects, the resulting density was a product of market and/or financing conditions at the time of development. It is therefore demonstrated and adequately supported that all sites within the SP14 Affordable Housing Overlay exhibit a realistic capacity for achieving development at densities as high as 100 units per acre, with an average of 86 du/ac constructed by these projects. Based on this past performance, the Housing Element assumes development of the SP14 Affordable Housing Overlay sites at 80 du/ac. In addition, the City is currently reviewing a residential project in the existing Overlay proposing a density of 87 units per acre. As such, for purposes of this analysis, an assumption of 80 units per acre is a reasonable and realistic assumption for the SP14 Overlay.

The projects in Table B-4 share several common characteristics with the sites identified for development during the planning period. These characteristics include: existing development consisting of aging commercial buildings (primarily constructed in the 1960’s, ‘70’s and 80’s) with the same use types and similar occupancy rates; assemblage of consolidated l ots; large areas of surface parking; similar site layouts consisting of one and two story buildings generally within a FAR range of 0.2 to 0.4; and location along a SCAG-designated HQTA. The characteristics of the properties already developed within SP14 established a development trend that has extended to sites that are currently under review by the City.

For example, one residential project is proposed on the site of an existing surface parking lot while another residential project under review is proposed on a site with a mix of commercial uses including commercial recreation/entertainment, restaurants, and retail within aging buildings constructed in 1970.

Given the similarities between the previously developed SP14 past performance sites, the sites under review and the sites identified in the site inventory, the City expects that the development trend will continue into the planning period.

Citywide Affordable Housing Overlay (HO)
The Citywide Affordable Housing Overlay (HO) is a new overlay that w ill be applied to properties with existing Zoning designations of Holly-Seacliff Specific Plan (SP9), Research and Technology (RT), and Commercial General (CG) . The Affordable Housing Overlay will not replace the existing Zoning or

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General Plan Land Use designations but will be an additional entitlement available to these properties that looks to promote the development of affordable housing through higher density development and the City’s existing inclusionary housing policy. There are no inconsistencies with the base Z oning or General Plan Land Use created by the implementation of this overlay. As supported by the City’s Economic Memo, several factors such as high land value and market forces contribute to the likelihood that these sites will be sold, on- site uses will discontinue, and residential development will occur. The projects in Table B-4 share several common characteristics with the identified sites, such as occupied with oil -oriented uses, non- residential uses, and location along major arteri al roads. It is therefore demonstrated and adequately supported that all sites within the Citywide Affordable Housing Overlay exhibit a realistic capacity for development at maximum density, even though 80% of maximum density has been assumed in accordance with HCD’s preferences.

RH Overlay
The Residential High Density Overlay (RH) utilizes the City’s existing RH land use designation to create housing opportunities in an existing area within the Holly-Seacliff Specific Plan (SP9) . This area is approximately 14 contiguous acres total and is occupied by oil-related uses, outdoor storage, and a self- storage facility. The existing General Plan and Zoning designation for the site is SP 9- Industrial.

Application of the RH Overlay will not replace the existing Zoning or General Plan Land Use designations but will be an additional entitlement available to this property to promote the development of housing through higher density development. Table B-4 depicts the City’s past performance of development at maximum density within the RH zone. The Pacific City Apartments project has many characteristics to the SP 9 site, including a larg e contiguous lot size. Additionally, residential development within the vicinity of the SP9 site has occurred at higher densities, demonstrating that market demand for housing at higher densities is present. Refer to Section 3: Constraints and Resources for an analysis of the RH Zone development standards and prototype project demonstrating that these requirements do not act as a constraint to achieving the maximum permitted density.

Further, Program 2A: Adequate Sites within Section 4: Housing Plan also requires the City to continually monitor candidate housing sites and overall development within the City to ensure overall development capacity is maintained via the Annual Progress Reporting process. If the City’s remaining inventory falls below its remaining housing needs, the City will take the appropriate actions to identify additional sites to accommodate the shortfall. Implementation of Program 2A ensures that replacement sites will be identified if any of the candidate sites are developed with non-residential uses or with a project that is lower than the maximum permitted density. The City is committed to the success of the identified sites; however, if timely development of the candidate sites is not achieved, Program 2A is in place to ensure that the sites inventory will be updated to meet the required RHNA capacity.

Affordability Calculations
Huntington Beach’s 2021- 2029 Housing Element sites analysis assumed that each identified candidate housing site will develop at a range of income levels. Primarily it is assumed that sites identified within Table B-14 will redevelop with the following affordability characteristics:

Identified sites which are nonvacant and permit at least 30 du/acre:
• 30% of units available to residents in the low and very low-income categories • 15% of units available to residents in the moderate-income category • 55% of units available to residents in the above moderate-income category

Identified sites which are nonvacant and permit less than 30 du/acre:
• 0% of units available to residents in the low and very low-income categories

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• 30% of units available to residents in the moderate-income category • 70% of units available to residents in the above moderate-income category

Identified sites which are City own and permit at least 30 du/acre:
• 100% of units available to residents in the low and very low-income categories • 0% of units available to residents in the moderate-income category • 0% of units available to residents in the above moderate-income category

Huntington Beach recognizes that not all sites within the inventory will develop such that they meet the exact affordability assumptions identified. For example, some sites may develop at a higher density or with varying affordability levels using density bonus incentives, and some may develop with a higher rate of market rate units (units affordable to the moderate and above moderate- income households). For this reason, the City has included an overall buffer of 51 percent on the total number of RHNA units to assist in accommodating potential differences in future housing development and provides additional rezone sites if needed to maintain adequate sites to accommodate the RHNA throughout the planning period. The strategy also includes the following buffers by income category:
• A buffer of 10.2 percent to accommodate low and very low-income units • A buffer of 22 percent to accommodate moderate Income units • A buffer of 109 percent to accommodate above moderate-income units Additionally, the City has established goals, policies, and programs within the Housing Element to identify funding opportunities and work with housing developers to increase opportunities to develop 100 percent affordable projects and increase the overall production of housing at all income levels in the City.

6. Redevelopment of Nonvacant Sites for Residential Use The City of Huntington Beach does not have sufficient vacant land available to accommodate 50 percent of the low/very-low income RHNA. To accommodate the need at all income levels, the City has analyzed sites within non- residentially zoned/developed areas for rezoning to permit residential at a variety of densities.

Lease analysis
The City does not have access to leasing information as these are generally private documents but has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period. The City has had discussions with some property owners to determine interest in redevelopment for residential uses, and on occasion received formal requests to rezone a property. A Loopnet.com (commercial real estate website) survey conducted in May 2022 indicated that approximately 20 si tes within the Beach Edinger Corridor SP and 6 sites along the Gothard St. corridor are vacant and actively marketed for lease. The viability of brick and mortar commercial businesses has significantly decreased in the past decade with the rise of e- commerce.

Redevelopment can often occur in “phases” as the first non- residential property to convert to residential takes the biggest risk. Risk decreases as additional property owners follow suit and more residential development occurs.

Past Performance of Redevelopment of Non- Residential Uses As part of the candidate housing sites analysis, the City has evaluated recent projects that have redeveloped within non-residentially zoned and developed areas that included residential units. Those projects, including the zoning, use prior to redevelopment, and a project analysis of the approved

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-18 Huntington Beach Housing Element Update

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development plan, are shown in Table B -5. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B-14 (mainly commercial and light industrial in nature).

The following residential development projects have been constructed on parcels that were either non- residentially zoned or had an existing non-residential use on-site within Huntington Beach. The City has identified primarily commercial parcels within the inventory in Table B -13. The table below is included within the housing element to demonstrate the suitability of the nonvacant sites w ithin the inventory by drawing direct comparisons between the types of parcels the City has seen develop recently in non-residential areas, including both commercial and industrial sites, with the sites in the inventory. As shown in the project analysis, these sites had previous uses which included large commercial centers, gas stations, restaurants, retail stores, car rental/sales lots, multi -tenant strip commercial centers, and offices. These uses are common within the City of Huntington Beach and the City has a history of redeveloping these types of sites for high density residential uses up to 100 dwelling units per acre.

The project EIR
was done by the
property owner
and contemplated
984 units on the
site based on the
Specific Plan
zoning and
development
standards, which
would have
achieved
approximately 80
du/acre. The
project developer
ultimately came in
with a project with
lower capacity
than what was
supported by the
zoning and
development
standards for
private financing
and marketability
reasons.
18502 Beach
Blvd./ 157-
471-33/Elan
100
du/ac
Moderate:
27 Total
Units: 274
Beach and
Edinger
Corridors
Specific Plan
(SP14)
The site was
improved with a gas
station, multi-tenant
commercial building,
and restaurant. All
The project site is
located on a
corner and has
good access. The
site is within an

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Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project
Address/
APN/Project
Name
Density
Affordable
Units/
Total
Units
Zoning Use Prior to
Redevelopment Project Analysis
leases were
canceled/not renewed
and the onsite
structures were
demolished to
construct the
proposed project.
area of the
specific plan that
contemplated
higher density and
intensity of
development.

The project was
constructed at 100
du/acre, which
was likely at, or
close to, the
maximum
capacity
supported by the
Specific Plan
zoning and
development
standards based
on the unit sizes
and bedroom mix
that was
constructed.
7290
Edinger/ 142-
321-19/Luce
(Monogram)
60 du/ac
Low: 8
Moderate:
43 Total
Units: 510
Beach and
Edinger
Corridors
Specific Plan
(SP14)
The site was
improved with a five-
building mixed
commercial and
industrial center. All
leases were
canceled/not renewed
and the onsite
structures were
demolished to
construct the
proposed project.

The project site
is a corner site
with good access
and no
constraints. The
specific plan does
not have
maximum density
limitations and it is
likely that the site
could have
yielded more units
based on the
zoning,
development
standards and site
access. However,
the project
developer
constructed the
project based on
market and
financing
conditions at the
time.

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Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project
Address/
APN/Project
Name
Density
Affordable
Units/
Total
Units
Zoning Use Prior to
Redevelopment Project Analysis
18151 Beach
Blvd./159-
271-
68/Oceana
39 du/ac
Extremely
Low: 8
Very Low:
32 Low: 37
Total
Units: 78
Beach and
Edinger
Corridors
Specific Plan
(SP14)
Car rental and sales
business in a single-
story commercial
building was sold and
demolished to
develop a 78-unit
100% affordable
(lower income) project
The specific plan
zoning and
development
standards allowed
for more capacity
than the project
proposed. As an
interior lot with
narrow frontage,
capacity may
have achieved
approximately 80
du/acre rather
than 100 du/acre
that we saw with
corner lots and
wider street
frontages. As a
100% affordable
lower income
project, the
developer initially
proposed 100
units. However,
the developer
reduced the
number of units
twice during the
process to be
more competitive
for tax credit
funding.

Ultimately, the
project
constructed 78
units.
7400 Center
Avenue/142-
074-
06/Avalon
(HB Lofts)
100
du/ac
Moderate:
39 Total
Units: 378
Beach and
Edinger
Corridors
Specific Plan
(SP14)
A multi-building, multi-
tenant commercial
center consisting of
occupied retail and
office uses was
demolished to
construct the project.

All leases were
canceled/not
renewed.

The project site is
located on a
corner and has
good access. The
project was
constructed at 100
du/acre, which
was likely at, or
close to, the
maximum
capacity

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Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project
Address/
APN/Project
Name
Density
Affordable
Units/
Total
Units
Zoning Use Prior to
Redevelopment Project Analysis
supported by the
Specific Plan
zoning and
development
standards based
on the unit sizes
and bedroom mix
that was
constructed.
19891 Beach
Blvd./025-
200-
72/Beach and
Ocean
54 du/ac
Moderate:
17 Total
Units: 173
Beach and
Edinger
Corridors
Specific Plan
(SP14)
Two multi-story office
buildings were
demolished to
construct the project.

All leases were
canceled/not
renewed.

The project site
was constrained
by an earthquake
fault trace that
runs through the
southwest portion
of the site. The
specific plan
zoning and
development
standards would
have yielded a
higher capacity
than the project
that was
constructed on the
property. Earlier
project concepts
on the site were
for approx. 250
units at 79
du/acre.
7601 Edinger
Ave./142-
075-01/Bella
Terra
Residences
45 du/ac
Very Low:
28 Moderate:
43 Total
Units: 467
Bella Terra
Specific Plan
(SP13)
A retail department
store and auto repair
business were
demolished to
construct the project.

All leases were
canceled/not
renewed.

The project
achieved the
maximum density
and unit capacity
allowed by the
zoning.
167-492-05, -
06/ Newland
Condos

13 du/ac

Moderate:
2 Total
Units: 13
Residential
Medium (RM)
A single family
residence,
commercial daycare,
and surface parking
lot were demolished
to construct the
project. All leases
The project site
consolidated two
small infill lots with
access to a major
arterial street.

The project
provided
moderate income

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Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project
Address/
APN/Project
Name
Density
Affordable
Units/
Total
Units
Zoning Use Prior to
Redevelopment Project Analysis
were canceled/not
renewed.
ownership
opportunities
while developing
the site at
maximum density
permitted.
111-150-47,-
13/ Garfield
Condos
10 du/ac

Moderate:
1 Total
Units: 10
Holly-Seacliff
Specific Plan
(SP9)
An industrial and
vehicle storage
business and
seasonal agricultural
sales business were
demolished to
construct the project.

All leases were
canceled/not
renewed.

The project site is
a corner parcel
with a history of
industrial uses.

The project
provided
moderate income
ownership
opportunities
while developing
the site at
maximum density
permitted.
024-271-06/
Pacific City
Apartments
30 du/ac

Moderate:
51 Total
Units: 516

RH (Residential
High Density)
A motel, restaurant
building, and
industrial oil-related
uses were demolished
to construct the
project. All leases
were canceled/not
renewed.

The economics of
residential
development are
highly lucrative
and market
demand is high.

This resulted in
the on-site uses
being
discontinued to
construct the
project.
14422
Hammon/
Windbourne
(Sea Dance)
7 du/ac

Moderate:
1 Total
Units: 53
Residential Low
Density (RL)
A former elementary
school and surface
parking lot were
demolished to
construct the project.

All leases were
canceled/not
renewed.

A local school
district ceased
operations at one
of their campuses.

The property was
sold, the
structures were
demolished, and
the residential
project (including
moderate
ownership) was
constructed.

APN 159-
282-19/ Holly
Townhomes

16.5 du/ac

Holly-Seacliff
Specific Plan
(SP9)
An industrial and
vehicle storage
business were
The project site
consolidated
several small infill

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Table B-5: Example Development of Non-Vacant Sites for Residential Uses Project
Address/
APN/Project
Name
Density
Affordable
Units/
Total
Units
Zoning Use Prior to
Redevelopment Project Analysis

Moderate:
5 Total
Units: 32
demolished to
construct the project.

All leases were
canceled/not
renewed.
lots with a history
of industrial uses.

The project
provided
moderate income
ownership
opportunities
while developing
the site at
maximum density
permitted.

APN 111-
150-85/
Gothard
Townhomes

16.4 du/ac

Moderate:
3 Total
Units: 21
Holly-Seacliff
Specific Plan
(SP9)
An industrial and
vehicle storage
business were
demolished to
construct the project.

All leases were
canceled/not
renewed.

The project site
consolidated
several small infill
lots with a history
of industrial uses.

The project
provided
moderate income
ownership
opportunities
while developing
the site at
maximum density
permitted.

Source: City of Huntington Beach, 2021.

Existing Use on Candidate Sites
The City has also conducted a parcel specific analysis of existing uses for each of the identified sites.

This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B-14. This analysis is based on information readily available to the City and research that can be found through online research. The City does not typically have access to private lease information but has included information that property owners have shared regarding individual sites. Additionally, aerial maps with site IDs are provided after Table B-14 showing existing conditions on each site and confirming opportunity for redevelopment.

Market Demand
In addition to an on- the-ground existing use analysis, the City of Huntington Beach has market conditions to facilitate the redevelopment of non-vacant sites for residential. Table B-5 above shows that a total of 1,900 dwelling units have been constructed through redevelopment in the City.

Additionally, a California Association of Realtors report for Historic Housing trends shows that the average time a unit spends on the market in Orange County is just 18.6 days in the last four years (2017-2021) and just 13.3 days in the last two years.
1 Additionally, according to the CAR Current

1 Median time on Market of Existing Detached Homes, Historical Data, California Association of Realtors (CAR), Accessed online: September 28, 2021. https://www.car.org/marketdata/data

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Sales and Price Statistical Survey, the median cost of a home for sale in Orange County increased by 20 percent from 2020-2021 (from $930,000 in October 2020 to $1,120,000 in October 2021) .2 Both indicators signify an increased market demand for new housing.

To further demonstrate that market and economic conditions exist to support the redevelopment of the non-vacant sites, the C ity commissioned an economic memo for two prototype sites (Appendix D).

Each of the prototype sites is currently developed with structures occupied by various uses (retail, place of worship, surface parking, and industrial outdoor storage). The analysis determined that residential development can be supported on properties that are currently developed with non- residential uses (non-vacant sites). Based on the results of the analysis, the memo concludes that economic characteristics of residential development are strong enough to support redevelopment of existing non-vacant sites. Specifically, the memo determined via pro- forma analysis that developer profit is projected to fall within the typical range currently seen in the market place for residential development. Three development scenarios were analyzed: a project constructing 100% market-rate units, a project constructing 20% lower-income and 80% market-rate units, and a project constructing 10% very -low income and 90% market -rate units. The pro- forma determined that in all three scenarios, the City’s development incentives and development impact fee waivers that are offered to projects that construct affordable housing units completely offset any financial impacts created by the affordable housing requirements.

The greatest return on investment was generated by the project constructing 10% very -low income units. However, the memo concluded that the ministerial approval incentive offered to projects allocating 20% of the units to lower-income households provides benefits that justify accepting a lower threshold return on investment. Overall, this economic memo and pro-forma analysis determines that the existing uses are not an impediment to residential development during the planning period, these uses are likely to discontinue during the planning period, and provides real-world analysis and support for the identification of the non-vacant properties in the sites inventory Relating Past Development Trends to Identified Sites Inventory The sum of the analysis throughout this section regarding redevelopment of nonvacant sites for residential uses supports the conclusion that the existing uses will likely discontinue and are not an impediment to residential development during the planning period. Further, as shown in Table B -3:

Summary of Pipeline Projects, the City is experiencing continued market demand for residential development during the 6 th Cycle. As discussed throughout each section of the Housing Element, Huntington Beach is a predominantly built -out City with a limited supply of vacant land available for development. The sites inventory relies substantially on the redevelopment of non- vacant sites to fulfill RHNA requirements, including lower income housing. The sum of the analysis throughout Appendix B presents substantial evidence that existing uses will not act as impediments to residential development and are likely to discontinue during the planning period.

All non-vacant parcels in the site inventory were chosen because they contain at least two of the following characteristics: low physical utilization of the parcel, existing uses are marginal or discontinued, large surface parking area, vehicular access to a main road, availability of infrastructure/utilities, existing uses do not include condominiums, and redevelopment can accommodate residential development (including lower-income housing).

Table B-5 summarizes residential projects that were constructed or entitled in the City during the 5 th
Cycle. All of these projects were developed on non- vacant sites and constructed deed- restricted affordable housing units.

2 Current Sales and Price Statistics, California Association of Realtors (CAR), Accessed online: September 28, 2021. https://www.car.org/marketdata/data

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During the 5 th Cycle, non-vacant sites comprised the vast majority of the proposed residential development in the City. Existing uses that were redeveloped include:

• Single-Family Detached
• Industrial
• Outdoor Storage
• Auto Repair
• Gas Station
• Commercial
• Mixed Commercial/Office
• Mixed Commercial/Industrial
• Educational/School Sites

A majority of the currently entitled and pending projects anticipated for the 6 th Cycle (Table B-3) are also proposed on non-vacant sites. These projects include:

• Cameron Ln. Townhomes: SFD
• Gisler SFD: Former Gisler Elementary School
• Olson Townhomes: MFD (3 detached units)
• Pearce Drive Condos: MFD (9 detached units)
• HB Tri Townhomes: Industrial glass cutting shop and auto storage • Bella Terra Apartments: 182,332 sf anchor tenant retail & commercial units (all occupied) • Garfield SFD: SFD
• NWC Beach & Yorktown: 2 single-story commercial buildings (1 occupied) with surface parking
• 18750 Delaware: Single story medical and office building with surface parking • 7225 Edinger: 2 single-story commercial buildings with surface parking

These projects demonstrate the continued development trend of residential intensification on non- vacant sites. A majority of the sites identified for the 6 th Cycle are non- vacant. Uses that are anticipated to be redeveloped include:

• Industrial
• Auto Repair
• Auto Storage
• Gas Station
• Commercial
• Multi-Family Residential (Note: Only two identified sites are developed with existing MFR . A cumulative total of four rental units are developed between the two parcels.) • Mixed Commercial/Office
• Mixed Commercial/Industrial
• Educational/School Sites

For any site within the inventory that includes residential development, redevelopment will at minimum double the number of existing on- site dwelling units . Additionally, none of the identified sites are currently developed with condominiums.

These projects in the housing development pipeline demonstrate the continued trend of redevelopment and intensified residential development into the 6 th Cycle. In order to continue
facilitating and encouraging the redevelopment of non- vacant sites for residential uses, Program 4E establishes direction for the City to continue to promote development on underutilized land and remove barriers to infill development.

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Based on the development trends observed during the 5 th and 6 th Cycles, declining demand for commercial/industrial space, high market demand and developer profitability for residential development, and policies and programs included in the Housing Element, non-vacant sites are likely to discontinue during the planning period.

Several key sites that were selected as most representative of the properties within the identified sites inventory are described in more detail on the following pages.

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MIXED COMMERCIAL & INDUSTRIAL

Site Aerial Street View Image

Description: These five parcels total approximately 1.78 acres in size and have an identified capacity of 42 lower income units and 56 above moderate income units for a total of 98 dwelling units (APNs 165-312-16, -17, -18, -20). These parcels are held by two owners and located within the Beach- Edinger Corridor Specific Plan (SP 14), which does not have a maximum density. Based on past performance of residential development in SP14, Appendix B assumes an average density of 80 du/ac.

The site is currently developed with two commercial buildings, an auto repair building, surface parking lots, industrial outdoor storage, and detached multi -family dwellings. The site is underutilized. The surrounding area is developed with multi-family residential and commercial uses. It is also across the street from Huntington Beach Hospital and its associated medical pavilion complex and is one block west of Huntington Central Park. The parcels have vehicular access to Beach Boulevard, Newman Avenue, and Liberty Drive. Further, Beach Boulevard is a SCAG-designated High-Quality Transit Area (HQTA).

Relating Past Residential Development Trends to the Identified Sites Inventory These parcels share characteristics with several projects identified in Table B -5: Example Development of Non-Vacant Sites for Residential Uses. For example, the site is located within SP14, has frontage on an arterial street, and is located within a SCAG -designated HQTA. Past residential projects within Table B -5 that share these characteristics include Boardwalk, Elan, Monogram, Oceana, HB Lofts, and Beach and Ocean, which cumulatively constructed 1,900 dwelling units, including deed-restricted affordable units in all income categories (Extremely Low: 8 units, Very Low:
42 units, Low: 45 units, Moderate: 173 units; Total: 268 affordable units). This is an average of 15% affordable units developed throughout the SP14 area. Each of these projects also had frontage on a major street (Beach Blvd. or Edinger Ave.), access to utilities, and were occupied with marginal uses similar to these five parcels, including a furniture store, multi -tenant commercial, mixed-commercial and industrial, single-story commercial buildings, and large areas of surface parking.

Further, as shown in Table B-4: Summary of Pipeline Projects, the 18750 Delaware project is located within the SP14 Affordable Housing Overlay. The project was approved ministerial because it proposed to construct 20% of the proposed units as deed- restricted affordable housing. These five parcels identified within the sites inventory are also proposed to be included within the SP14 Affordable Housing Overlay. Ministerial approval is an incentive to develop a high- quality project that also provides on-site affordable units. The 18750 Delaware project also shares other characteristics similar

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to the five identified parcels, including frontage on a major street, access to utilities, and was occupied with a commercial building that had a large amount of surface parking area.

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COMMERCIAL

Site Aerial

Street View Image

Description: This parcel (142- 191-47) totals approximately 1.68 acres in size and has an identified capacity of 60 lower income units and 73 above moderate income units for a total of 133 dwelling units. This parcel is held by a single owner and located within the Beach-Edinger Corridor Specific Plan (SP14), which does not have a maximum density. Based on past performance of residential development in SP14, Appendix B assumes an average density of 80 du/ac. The si te is currently developed with one frees tanding restaurant building, an in- line commercial tenant building, and a surface parking lot. The site is underutilized and does not contain any existing residential units . As depicted above, the multi -tenant commercial building is primarily unoccupied and some of the units are boarded up. End-cap units in multi-tenant buildings are highly sought after and both end-cap units in this building are vacant. The surrounding area is developed with multi -family residential and commercial uses. It is also less than half a mile from local services such as drugstores, grocery stores, restaurants, and banks. T he parcel has vehicular access to Beach Boulevard, which is a SCAG - designated High-Quality Transit Area (HQTA).

Relating Past Residential Development Trends to the Identified Sites Inventory This parcel shares characteristics with several projects identified in Table B-5: Example Development of Non-Vacant Sites for Residential Uses. For example, the site is located within SP14, has frontage on an arterial street, and is located within a SCAG-designated HQTA. Past residential projects within

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Table B-5 that share these characteristics include Boardwalk, Elan, Monogram, Oceana, HB Lo fts, and Beach and Ocean, which cumulatively constructed 1,900 dwelling units across all income categories from Extremely Low income to Above Moderate income. Each of these projects also had frontage on a major street (Beach Blvd. or Edinger Ave.), access to utilities, and were occupied with marginal uses similar to this parcel , including a furniture store, multi -tenant commercial, single-story commercial buildings, and large areas of surface parking.

Further, as shown in Table B-5: Summary of Pipeline Projects, the 18750 Delaware project is located within the SP14 Affordable Housing Overlay. The project received ministerial approval because it proposed to construct 20% of the proposed units as deed- restricted affordable housing. This parcel identified within the sites inventory is also proposed to be included within the SP14 Affordable Housing Overlay. Ministerial approval is an incentive to develop a high- quality project that also provides on- site affordable units. The 18750 Delaware project also shares other characteristics similar to this parcel, including frontage on a major street, access to utilities, and was occupied with a commercial building that had a large amount of surface parking area.

Overall, the above analysis demonstrates and supports that the existing on- site uses are not an impediment to residential development during the planning period. Market demand for the existing on-site uses is marginal while market demand for residential development is very strong. Past trends and the City’s performance in conversion of non-vacant sites to residential development adequately support the conclusion that the non-vacant parcels identified in the sites inventory will be successfully developed with residential development, including deed-restricted affordable units.

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INDUSTRIAL

Site Aerial

Street View Image

Description: These two parcels total approximately 0.96 acres in size and have an identified capacity of 22 lower income units and 28 above moderate income units for a total of 50 dwelling units (APNs 165-392-43 and 165-392-44). These two parcels are held by a single owner and currently occupied with outdoor vehicle storage, two industrial businesses, and surface parking areas. The site is underutilized and does not contain any existing residential units. The parcels have vehicular access to Gothard Street (a secondary arterial) and access to utilities. The surrounding area is developed with industrial uses to the east and single- family residential to the northwest. It is also across the street from Huntington Central Park and less than half a mile from Ocean View High School and local services such as drugstores, grocery stores, restaurants, and banks.

Relating Past Residential Development Trends to the Identified Sites Inventory This parcel shares characteristics with several projects identified in Table B-5: Example Development of Non-Vacant Sites for Residential Uses . For example, the site is currently occupied with various industrial uses (including outdoor vehicle storage), has frontage on an arterial street, and has access to utilities. Past residential projects wit hin Table B -5 that share these characteristics include Holly

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Townhomes, Gothard Townhomes, and Garfield Condos, which cumulatively constructed 63 dwelling units, including deed- restricted affordable ownership units. Each of these past project sites were occupied with industrial uses, including outdoor vehicle storage and other industrial businesses. Each of these projects also had immediate vehicular access to a street, access to utilities, and were occupied with industrial uses similar to these two parcels, including outdoor vehicle storage and other industrial businesses. Additionally, the Luce/Monogram project was also developed with occupied industrial buildings on a portion of the site. As shown in Table B-4: Past Performance of Residential Development Maximum Density, each of the past performance projects constructed a residential development above the maximum permitted density. Additionally, the Garfield project consolidated three small parcels that were acquired by a single owner into a single 0.56 acre parcel for development, similar to the two identified parcels that are each less than 0.50 acres but are collectively held under a single owner.

Further, as shown in Table B -6: Summary of Pipeline Projects , the HB Tri Townhomes project is occupied with an industrial glass cutting shop and auto storage. The HB Tri Townhomes project requested approval of a General Plan Amendment, Zoning Map Amendment, and Specific Plan Amendment to change the existing non-residential designation to residential. The two parcels are part of the proposed Citywide Affordable Housing Overlay, which will not require approval of the entitlements listed above in order to construct residential development. The HB Tri Townhomes project also shares other characteristics similar to this parcel, including frontage on a major street, access to utilities, and was occupied with an operating industrial business and outdoor vehicle storage.

Additionally, Table B-4: Past Performance of Residential Development at Maximum Density shows that the HB Tri Townhomes project developed a residential project above the maximum permitted density. The HB Tri Townhomes project also consolidated 12 small parcels that were acquired by a single owner into a s ingle parcel for development, similar to the two identified parcels that are each less than 0.50 acres but are collectively held under a single owner.

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EDUCATIONAL/SCHOOL SITES

Site Aerial

Street View Image

Description: These four parcels total approximately 107 acres in size and have an identified capacity of 272 lower income units and 328 above moderate income units for a total of 600 dwelling units (APNs 142-072-05, -11, -02, -03). These four parcels are part of the Golden West College (GWC) campus, which is owned by the Coast Community College District. The existing General Plan land use designation is Public and the Zoning designation is Public-Semipublic. The existing designations do not permit residential development. These parcels will be part of the Citywide Affordable Housing Overlay, which enables the GWC campus to continue operating as a higher education institution while capitalizing on vast underutilized areas, such as the parking lots pictured above in the street view image. As shown in the site aerial image above, the GWC campus also has extensive surface parking that fronts Edinger Avenue, Goldenwest Street, and Gothard Street.

The surrounding area is developed with multi-family residential, commercial, single-family residential, and mixed-use properties. It is also located immediately across Gothard Street from the Goldenwest

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Transportation Center, which is a bus depot/park and ride center owned and operated by the Orange County Transportation Authority (OCTA). The parcels also have vehicular access to Edinger Avenue, Goldenwest Street, and Gothard Street.

Relating Past Residential Development Trends to the Identified Sites Inventory These parcels share characteristics with several projects identified in Table B -5: Example Development of Non-Vacant Sites for Residential Uses . For example, the site has a General Plan land use designation of Public and the Zoning designation is Public -Semipublic. The Sea Dance residential project site was developed with the former Franklin Elementary School. The General Plan land use designation was Public and the Zoning designation was Public-Semipublic. The City Council approved the project’s request for a General Plan Amendment and Zoning Map Amendment to change the applicable designations to Residential Low Density to construct the project. The GWC parcels are part of the proposed Citywide Affordable Housing Overlay, which will not require a Gener al Plan Amendment or Zoning Map Amendment in order to construct residential development.

Additionally, the GWC parcels share other common characteristics with the Sea Dance site, such as large parcel size, vehicular access to several improved streets, and access to utilities. The Sea Dance project constructed a residential development at the maximum permitted density and included on-site affordable ownership housing.

Further, as shown in Table B-7: Summary of Pipeline Projects, the Former Gisler School project site was developed with the former Gisler Elementary School. T he General Plan land use designation was Public and the Zoning designation was Public-Semipublic. Similar to the Sea Dance project, the Gisler School project required approval of a GPA and ZMA to proceed. The GWC parcels are part of the proposed Citywide Affordable Housing Overlay, which will not require a General Plan Amendment or Zoning Map Amendment in order to construct residential development. T he Gisler School project developed the site at the maximum permitted density. The Gisler School project also shares other characteristics similar to the GWC parcels, including large parcel size (14 acres), vehicular access to several improved streets, and access to utilities.

Overall, the above analysis demonstrates and supports that the existing on- site uses are not an impediment to residential development during the planning period. Market demand for residential development is very strong within the City of Huntington Beach. Discussions with GWC Administration and GWC’s Comprehensive Master Plan demonstrate that GWC is planning to operate a community college campus and residential apartments simultaneously during the 6 th Cycle planning period. Past
trends and the City’s performance in conversion of non- vacant sites to residential development adequately support the conclusion that the non-vacant parcels identified in the sites inventory will be successfully developed with residential development, including deed-restricted affordable units.

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INDUSTRIAL

Site Aerial

Street View Image

Description: These six parcels total approximately 1.85 acres in size and have an identified capacity of 25 lower income units and 30 above moderate income units for a total of 55 dwelling units (APNs 111-120-29, -20, -19, -18, -17, -16). These six parcels are held by a single owner and currently occupied with outdoor vehicle storage and industrial oil-related uses. The parcels are underutilized and do not contain any existing residential units. The parcels have vehicular frontage to a major arterial street (Garfield Ave.) in addition to Stewart Lane; the sites also have access to utilities . The surrounding area is developed with i ndustrial uses to the north, east, and south; single-family residential and commercial development is located to the west. The parcels are less than half a mile from Seacliff Elementary School and local services such as grocery stores, gyms, hair salons, restaurants, and banks.

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development at (or above) maximum density. Recent past residential projects within Table B -5 including Holly Townhomes, Gothard Townhomes, and Garfield Condos are all located within SP9 and were constructed at or above the maximum permitted density. This demonstrates that market demand for residential development exists within the SP9 area and land values have supported the conversion of occupied industrial properties to multi-family residential.

The six identified parcels share several characteristics wit h the Holly Townhomes, Gothard Townhomes, and Garfield Condos projects, including occupied with various industrial uses (outdoor vehicle storage and oil-related uses), frontage on an arterial street and/or local street, and has access to utilities. The SP9 past performance projects cumulatively constructed 63 dwelling units, including deed-restricted affordable ownership units. Additionally, the Garfield project consolidated three small parcels that were acquired by a single owner into a single 0.56 acre parcel for development . This is similar to the six identified parcels; five of the six are less than 0.50 acres but are collectively held under a single owner. Each of the SP9 past performance projects constructed residential development above the maximu m permitted density, as listed in Table B -4: Past Performance of Residential Development at Maximum Density

Further, as shown in Table B -8: Summary of Pipeline Projects , the HB Tri Townhomes project is occupied with an industrial glass cutting shop and auto storage. The HB Tri Townhomes project requested approval of a General Plan Amendment, Zoning Map Amendment, and Specific Plan Amendment to change the existing non-residential designation to residential. The six parcels are part of the proposed RH Overlay, which will not require approval of the entitlements listed above in order to construct residential development. The HB Tri Townhomes project also shares other characteristics similar to this site, including frontage on a major street, access to utilities, and was occupied with an operating industrial business and outdoor vehicle storage. Additionally, the HB Tri Townhomes project consolidated 12 small parcels that were acquired by a single owner into a single parcel for development. This is similar to the six identified parcels; five of the six are less than 0.50 acres but are collectively held under a single owner. The HB Tri Townhomes project constructed residential development above the maximum permitted density, as listed in Table B -4: Past Performance of Residential Development at Maximum Density.

Replacement Analysis
A total of one of the nonvacant sites (identified to accommodate the lower income RHNA) have existing residential units. Table B-14 contains a detailed description of the existing use. The site is currently a market rate housing development, the owner has expressed desire to increase density and redevelopment for new or additional housing. The site does not include affordable deed restricted housing units. Additionally, unit capacity on this site was calculated by removing existing units from the net total units if the site were to be redeveloped. Therefore, any existing residential units would not be displaced by the City’s capacity assumptions.

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7. Development of Small and Large Site Parcels
Small Sites
The City of Huntington Beach has identified a total of 186 candidate housing sites that are smaller than half an acre in size, total 831 units in the lower income category, 372 units in the moderate- income category and 1,598 units in the above moderate- income category . Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre that show the likelihood of redeveloping in conjunction with other parcels that collectively meet the half acre requirement. The likelihood of redevelopment was based primarily on common ownership amongst adjacent parcels that share a property line or developer interest in lot consolidation, shared owner, and development propensity analysis for sites smaller than .5 acres can be found in Table B-5 below.

Table B-5 lists 31 “clusters” of adjacent small s ite parcels. Figure B -14 through Figure B-19 displays aerial images of the small sites. The images and Table B-5 show the following results:
• Each site is well connected to a street or highway grid • Each small site is adjacent to additiona l small sites which have a high opportunity for consolidation and redevelopment
• Majority of the small sites are adjacent to sites which are at least one acre, many of which are primarily pave surface parking in commercial or business centers • The maps show that the small sites chosen are not islands, instead they well connected to existing infrastructure and one another. Though they are not larger than .5 acres, each can be consolidated and redeveloped for residential or mixed uses. • 12 of the small site parcel clusters are held by a single owner, which supports the likelihood of redevelopment.

Small site parcel clusters with more than one owner are likely to redevelop due to:
• High land value that is currently underutilized
o Clusters are under -performing properties (i.e. sea of surface parking, single -tenant commercial buildings, aging industrial, outdoor storage, etc.) • Existing uses are likely to discontinue during the planning period as property owners seek to capitalize on high land value
• Site-specific low barriers to redevelopment
o All clusters have street frontage access to at least one major street and ability to utilize existing utilities/infrastructure
o All clusters are within the Beach Edinger Corridor Specific Plan (SP14) Affordable Housing Overlay, Citywide Affordable Housing Overlay, or Residential High Density Zone, which allow for the development of higher density residential projects. The development potential permitted by these zoning designations supports the economics of site redevelopment into new higher density residences. • Past Performance with Lot Consolidation
o Several past projects required acquisition of lan d from multiple property owners and the sites were also non-vacant.
o The economic potential of redeveloping these sites incentivized developers to acquire adjacent small sites for consolidation into a larger residential project.

Additionally, the City has a past performance of lot consolidation for single use development on small parcels, past performance is shown below in Table B-6.

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Table B-6: Past Performance with Lot Consolidation
APNs Project
Name
Project Type Total
Units
Affordable
Units
Site Description
157-471-04,
-05 Elan
Mixed-Use
(Rental
Residential)
274
Moderate: 27
(Inclusionary
Zoning)
The site was improved
with a gas station,
multi-tenant commercial
building, and
restaurant. Any active
leases were terminated
and all onsite structures
were demolished to
construct the proposed
project. This parcel has
street frontage/access
on Beach Blvd. and
Ellis Ave.
167-492-05,
-06
Newland
Condos
Residential
(Ownership) 13
Moderate: 2
(Inclusionary
Zoning)
The northern parcel
was improved with
three detached multi-
family units that were
demolished to construct
the project. The
southern parcel was not
utilized by the owner,
unimproved, and
contained no
permanent structures.

This infill parcel has
street frontage/access
on Newland St.
142-321-01,
-02, -10, -
12, -13
Luce Residential
(Rental) 510
Low: 8
Moderate: 43
Total: 51
(Inclusionary
Zoning)
The site was improved
with a five-building
mixed commercial and
industrial center. Any
active leases were
terminated and all
onsite structures were
demolished to construct
the proposed project.

This parcel has street
frontage/access on
Gothard St. and
Edinger Ave.
111-150-
47,-13
Garfield
Condos
Residential
(Ownership) 10
Moderate: 1
(Inclusionary
Zoning)
The site was utilized
primarily for seasonal
sales and was
otherwise unoccupied
throughout the year.

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Table B-6: Past Performance with Lot Consolidation
APNs Project
Name
Project Type Total
Units
Affordable
Units
Site Description
The site contained no
permanent structures.

The site has street
frontage on Garfield
Ave. and Gothard St.

Source: City of Huntington Beach, 2021.

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Table B-7: Analysis of Candidate Housing Sites Under 0.5 Acres APN Unique ID Larger Adjacent
Sites
Proposed
Zoning
Consolidated
Size (ac)
Use Description
142-081-02, 142-081-
03, 142-081-17, 142-
081-16, 142-081-26,
142-081-25
156, 162, 166,
167, 174, 183 SP 14: Affordable
Housing Overlay 1.60
Commercial buildings with surface parking; Street
frontages on Beach Blvd., Edinger Ave., and Aldrich
Dr. near 405 freeway and HQTA; across the street
from jobs/resources at Bella Terra regional shopping
center
165-181-40, 165-181-
39, 165-302-22, 165-
302-21
175, 202, 279,
321 SP 14: Affordable
Housing Overlay 1.4
Commercial buildings with surface parking; Street
frontages on Beach Blvd. and Ronald Dr. near 405
freeway and HQTA
165-301-23, 165-301-
24, 165-301-22 136, 143, 165 SP 14: Affordable
Housing Overlay 0.51
Two small commercial buildings with surface parking;
Street frontages on Beach Blvd. and Newman Ave.
near 405 freeway and HQTA; across the street from
jobs/resources at Huntington Beach Hospital medical
plaza
165-312-18, 165-312-
17, 165-312-16, 165-
312-20
154, 270, 285,
299

APN 165-312-19

SP 14: Affordable
Housing Overlay 1.86
Single property owner acquired several of these
parcels with expressed interest in multi-family
residential development; three commercial buildings
with surface parking/outdoor storage, boat/industrial
storage, two residences; frontage on Beach Blvd.,
Newman Ave., Liberty Ave.; near 405 freeway and
HQTA; across the street from jobs/resources at
Huntington Beach Hospital medical plaza
167-472-04, 167-472-
05, 167-472-06
146, 155, 206,
225, 226, 278,
310, 327, 328
APN 167-472-17,
167-472-03, 167-
472-07
SP 14: Affordable
Housing Overlay 3.03
Single property owner holds 40% of this land; aging
commercial/medical buildings with surface parking;
street frontage on Beach Blvd. and Cameron Ln.; near
405 freeway and HQTA; walking distance to
jobs/resources at Huntington Beach Hospital medical
plaza, Walmart, Kaiser; walking distance to Lake View
Elementary School and Park
167-472-10, 167-472-
11, 167-472-12, 167-
472-13, 167-472-15,
167-472-14,
APN 167-472-07 SP 14: Affordable
Housing Overlay 2.26
Aging strip commercial/medical buildings with surface
parking; street frontage on Beach Blvd., Newman
Ave., and Cameron Ln.; near 405 freeway and HQTA;
walking distance to jobs/resources at Huntington
Beach Hospital medical plaza, Walmart, Kaiser;
walking distance to Lake View Elementary School and
Park
142-111-18 193 Sites 211-214 SP 14: Affordable
Housing Overlay 0.27
Same property owner as adjacent 3.51 ac site APN
142-11-32; Single-tenant retail pad building that was
parceled off from larger adjacent retail center; street

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frontage on Edinger Ave. and Sher Ln.; near 405
freeway and HQTA; across the street from
jobs/resources at Bella Terra regional shopping
center; walking distance to Sun View Park

142-082-02, 142-082-
22, 142-082-35, 142-
082-26
86, 152, 195,
271 Site 196 SP 14: Affordable
Housing Overlay 0.85
Single property owner holds 60% of this land; aging
commercial/medical buildings with surface parking;
street frontage on Beach Blvd. and Aldrich Dr.; near
405 freeway and HQTA; walking distance to Sun View
Park and jobs/resources at Bella Terra regional
shopping center
142-083-04 153 Site 193 SP 14: Affordable
Housing Overlay 0.17
Aging single-tenant building with surface parking;
street frontage on Beach Blvd. and Holt Dr.; near 405
freeway and HQTA; walking distance to Sun View
Park and jobs/resources at Bella Terra regional
shopping center
142-091-09, 142-091-32 144, 187 Site 87 SP 14: Affordable Housing Overlay 0.41
Two aging medical buildings with surface parking;
street frontage on Beach Blvd. and Holt Dr.; near 405
freeway and HQTA; walking distance to Sun View
Park and jobs/resources at Bella Terra regional
shopping center
142-091-18, 142-091-33 173, 185 Site 87 SP 14: Affordable Housing Overlay 0.50
Single tenant fast food restaurant building with surface parking; street frontage on Beach Blvd. and
Macdonald Dr.; near 405 freeway and HQTA; walking
distance to Sun View Park and jobs/resources at Bella
Terra regional shopping center
142-102-19 100 Site 186 SP 14: Affordable
Housing Overlay 0.12
Remnant parcel that serves adjacent site as a
driveway/parking lot; single-tenant commercial
building with surface parking; street frontage on Beach Blvd., Alhambra Dr., and Glencoe Dr.; near 405
freeway and HQTA; walking distance to Sun View
Park and jobs/resources at Bella Terra regional
shopping center
142-492-03, 142-492-
02, 142-491-04, 142-
491-05, 142-491-03,
142-492-07, 142-492-
08, 142-492-09, 142-
491-06, 142-492-06
171, 172, 234,
267, 277, 284,
301, 333, 335,
341
Sites 12, 16, 335,
10, 37
Affordable Housing
Overlay 3.83
Aging single-story industrial buildings with surface
parking and outdoor storage; street frontage on
Gemini Ln., Mars Dr., Saturn Dr.; walking distance to
Murdy Park and Community Center, Ocean View High
School, HB Adult School, Spring View Middle School
and Park, and College View Elementary and Park;
access to high quality jobs along the Gothard Ave.

Corridor
142-221-21, 142-221-
20, 142-221-19, 142-
221-18
369, 370, 371,
372 Sites 373, 59, 55, 62 Affordable Housing
Overlay 1.02
Single property owner; Aging single-story mixed
retail/industrial buildings with surface parking; walking distance to Huntington Central Park, Ocean View High

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School, HB Adult School, Spring View Middle School
and Park, and Oak View Elementary and Community
Center/Park; access to high quality jobs along the
Gothard Ave. Corridor
142-191-24,142-191-12,
142-191-15, 142-191-
43, 142-191-01, 142-
191-14, 142-191-27,
142-191-34, 142-191-42
81, 84, 85, 95,
151, 266, 268,
269, 287
Sites 233, 287 SP 14: Affordable
Housing Overlay 1.86
Small sites adjacent to one another are remnant
parcels held in common ownership – four property
owners total; street frontage on Beach Blvd. and
Warner Ave.; near 405 freeway and HQTA; walking
distance to jobs/resources at Huntington Beach
Hospital medical plaza, Walmart, Kaiser; walking
distance to Lake View Elementary School and Park
107-100-80 198 Site 236 SP 14: Affordable
Housing Overlay 0.28
Same owner as adjacent Site 236; single-tenant
commercial building with surface parking; street
frontage on Beach Blvd., Robidoux Dr., and A Ln.;
moderate resource area; near 405 freeway and
HQTA; walking distance to jobs/resources at
Huntington Beach Hospital medical plaza, Walmart,
Kaiser; walking distance to Lake View Elementary
School and Park
167-324-14 352 Site 351 SP 14: Affordable
Housing Overlay 0.25
Single-tenant retail building with surface parking;
street frontage on Warner Ave. and A Ln.; moderate
resource area; near 405 freeway and HQTA; walking
distance to jobs/resources at Huntington Beach
Hospital medical plaza, Walmart, Kaiser; walking
distance to Lake View Elementary School and Park
167-325-16, 167-325-
17, 167-325-18 354, 355, 356 Site 353 SP 14: Affordable Housing Overlay 1.36
Single property owner holds adjacent Site 353 and
APN 167-325-16; aging medical/commercial buildings
with surface parking; moderate resource area; near
405 freeway and HQTA; walking distance to
jobs/resources at Huntington Beach Hospital medical
plaza, Walmart, Kaiser; walking distance to Lake View
Elementary School and Park
165-283-14, 165-283-
13, 165-283-16, 165-
283-17, 165-283-05,
165-283-04
345, 346, 347,
348, 349, 350 Site 123 SP 14: Affordable
Housing Overlay 2.26
Aging retail buildings/outdoor storage and surface
parking; vacant former Subway building; street
frontage on Beach Blvd. and Cypress Dr.; near 405
freeway and HQTA; walking distance to
jobs/resources at Huntington Beach Hospital medical
plaza, Walmart, Kaiser; walking distance to Ocean
View High School, HB Adult School, Oak View
Elementary, and Huntington Central Park and Library
167-311-04 362 Site 361 SP 14: Affordable
Housing Overlay 0.34
Aging single-tenant commercial building with surface
parking; street frontage on Beach Blvd. and Holland
Dr.; near 405 freeway and HQTA; walking distance to
jobs/resources at Huntington Beach Hospital medical

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plaza, Walmart, Kaiser; walking distance to Lake View
Elementary School and Park
167-312-04, 167-312-
05, 167-312-06 366, 367, 368 Sites 363-365 SP 14: Affordable Housing Overlay 0.86
Single property owner holds adjacent Site 365 and
APN 167-312-04; street frontage on Beach Blvd. and
Slater Ave.; aging commercial center and gas station;
near 405 freeway and HQTA; walking distance to
jobs/resources at Huntington Beach Hospital medical
plaza, Walmart, Kaiser; walking distance to Lake View
Elementary School and Park
165-234-07, 165-234-08 343, 344 Site 342 SP 14: Affordable Housing Overlay 0.52
Single property owner holds adjacent Site 342 and
these small parcels that comprise an aging
commercial center with surface parking; street
frontage on Beach Blvd. and Slater Ave.; near 405
freeway and HQTA; walking distance to
jobs/resources at Huntington Beach Hospital medical
plaza, Walmart, Kaiser; walking distance to Ocean
View High School, HB Adult School, Oak View
Elementary and Community Center/Park, and
Huntington Central Park and Library
165-392-60, 165-401-
12, 165-401-10, 165-
391-43, 165-392-52,
165-401-16, 165-401-
15, 165-401-14, 165-
401-17, 165-401-11,
165-392-64, 165-392-
63, 165-401-06, 165-
392-71, 165-391-44,
165-401-09, 165-391-
39, 165-391-40, 165-
401-07, 165-391-45,
165-392-26, 165-392-
70, 165-392-69, 165-
401-20, 165-392-72,
165-401-13, 165-401-
08, 165-401-19, 165-
401-23, 165-392-62,
165-392-44, 165-392-43
159, 199, 200,
209, 215, 227,
228, 229, 235,
237, 274, 276,
281, 288, 289,
291, 292, 293,
300, 304, 305,
306, 307, 311,
315, 322, 325,
326, 330, 331,
332, 334
Sites 38-46, 51-54,
63-66, 322, 323, 326
Affordable Housing
Overlay 12.53
Aging industrial buildings with surface parking and
outdoor storage; mini-storage/ personal storage; many
small lots are remnant parcels under common
ownership - northwest corner of Gothard and Slater is
20 separate parcels with only five property owners;
street frontage on Gothard St. and Slater Ave.; access
to high quality jobs along the Gothard St. Corridor;
walking distance to Ocean View High School, HB
Adult School, Oak View Elementary and Community
Center/Park, Mesa View Middle School and Park,
Golden View Elementary School and Park; across
Gothard St. from Huntington Central Park and Library
159-201-12, 159-201-
04, 159-201-01, 159-
201-13, 159-201-05,
159-201-36, 159-201-
39, 159-201-40, 159-
201-32, 159-201-31,
88, 92, 93, 96,
147, 168, 169,
197, 207, 282,
283, 295, 298,
314, 329
Sites 26, 33-35 Affordable Housing
Overlay 4.14
Highest Resource Area; attendance zone for high-
performing Hope View Elementary; Aging industrial
buildings with surface parking and outdoor storage;
street frontage on Talbert Ave., Gothard St., Harriman
Cir., and Vincent Cir.; existing cul-de-sac streets are highly conducive for residential and community place-

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159-201-34, 159-201-
33, 159-201-38, 159-
201-28, 159-201-27
making; across Gothard St. from Huntington Central
Park and Library; access to high quality jobs along the Gothard St. Corridor; walking distance to Terry Park
159-212-10, 159-212-
09, 159-211-16, 159-
211-13, 159-211-14,
159-211-15
203, 208, 290,
308, 309, 312 Sites 21-23, 27-30 Affordable Housing
Overlay 2.32
Highest Resource Area; attendance zone for high-
performing Hope View Elementary; Aging industrial
buildings with surface parking and outdoor storage;
street frontage on Gothard St., Mountjoy Dr., and
Enterprise Ln.; across Gothard St. from Huntington
Central Park and Library; access to high quality jobs
along the Gothard St. Corridor; walking distance to
Terry Park, Green Park, and Baca Park
111-120-11, 111-120-
15, 111-120-17, 111-
120-18, 111-120-19,
111-120-14, 111-120-
13, 111-120-12, 111-
120-20, 111-120-16
83, 110, 111,
121, 122, 126,
127, 129, 182,
231
Sites 238-240, 244-
249, 302 RH35 1.54
All small sites are remnant parcels held by a single
property owner with adjacent sites that has expressed
interest in developing multi-family residential here;
Highest Resource Area; attendance zone for high-
performing Seacliff Elementary, Dwyer Middle School,
and Huntington Beach High School; outdoor storage
with supporting structures dispersed throughout the
site; street frontage on Goldenwest St., Garfield Ave., and Stewart Ln.; walking distance to Seacliff
Elementary, Baca Park, Green Park, and Huntington
Central Park and Library
111-130-01, 111-130-
06, 111-130-05, 111-
130-02, 111-130-26,
111-130-31, 111-130-
32, 111-130-33, 111-
130-35, 111-130-36

125, 131, 137,
160, 161, 385,
386, 387, 389,
390
Affordable Housing
Overlay 2.96
All small sites are remnant parcels held by a single
property owner with adjacent sites that has expressed
interest in developing multi-family residential here;
Highest Resource Area; attendance zone for high-
performing Smith Elementary, Dwyer Middle School,
and Huntington Beach High School; outdoor storage
with supporting structures dispersed throughout the
site; street frontage on Garfield Ave. and Stewart Ln.; walking distance to Seacliff Elementary, Baca Park,
Green Park, and Huntington Central Park and Library
153-041-29 179 Sites 77-79 SP 14: Affordable
Housing Overlay 0.25
Highest Resource Area; attendance zone for high-
performing Peterson Elementary, Dwyer Middle
School, and Huntington Beach High School; single-
tenant commercial pad building that was parceled off
from adjacent large sites that comprise the overall
commercial center held by single property owner;
street frontage on Beach Blvd.; near HQTA; walking
distance to Perry Park; walking distance to
jobs/resources at Huntington Beach Hospital medical
plaza, Walmart, Kaiser.
025-191-42, 025-191-32 91, 190 Sites 105-109, 112 SP 14: Affordable Housing Overlay 0.36 A single-tenant commercial building with surface parking held by single property owner; Highest

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Resource Area; attendance zone for high-performing
Peterson Elementary, Dwyer Middle School, and
Huntington Beach High School; street frontage on
Beach Blvd.; near HQTA; walking distance to
McCallen Park, Bartlett Park, and Boys and Girls Club
of Huntington Valley; across Beach Blvd. from
jobs/resources at Hoag medical plaza and Newland
Center retail
025-200-62, 025-200-61 157, 280 Sites 97, 260 SP 14: Affordable Housing Overlay 0.60
Two single-tenant auto repair buildings with surface
parking held by single property owner; Highest
Resource Area; attendance zone for high-performing
Peterson Elementary, Dwyer Middle School, and
Huntington Beach High School; street frontage on
Beach Blvd. and Utica Ave.; near HQTA; walking
distance to McCallen Park, Bartlett Park, and Boys
and Girls Club of Huntington Valley; across Beach
Blvd. from jobs/resources at Hoag medical plaza and
Newland Center retail
025-200-50, 025-200-51 294, 296 Sites 98, 101 SP 14: Affordable Housing Overlay 0.83
Highest Resource Area; attendance zone for high-
performing Peterson Elementary, Dwyer Middle
School, and Huntington Beach High School; gas
station and single-tenant auto repair building with
surface parking; street frontage on Beach Blvd. and
Adams Ave.; near HQTA; walking distance to
McCallen Park, Bartlett Park, and Boys and Girls Club
of Huntington Valley; across Beach Blvd. from
jobs/resources at Hoag medical plaza and Newland
Center retail

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Huntington Beach Housing Element Update

Large Sites
The City has identified five sites in the site inventory to accommodate 370 units estimated to affordable to low and very low -income households. The City will work with local developers, market rate and affordable, to utilize the opportunity sites to their highest potential for new housing. Additionally, the City of Huntington Beach is a built -out community, with few lots larger than 10 acres remaining, however, as development continues the large sites provide the most opportunity for subdivision and redevelopment as they provide an appropriate amount of land.

Golden West College
Three of the large sites are part of Golden West College (GWC). Through discussions with GWC administration, the sites inventory has identified a maximum of 600 units that could develop across the GWC site during the planning period, in accordance with GWC’s Comprehensive Master Plan that has a horizon year of 2030. GWC has several potential locations to develop units on the site due to the property’s large size. Development of residential units at GWC will build upon Coast Community College District’s successful development of a multi -family residential project on the Orange Coast College (OCC) campus in Costa Mesa. Similar to the OCC development, GWC will construct and operate the housing units on its property. The housing units on the GWC site are intended to be available to the general public.

The GWC site is located in a high resource area. GWC’s location along the Edinger Ave. corridor has efficient access to SCAG-designated HQTA, the Goldenwest Transit Center, and car travel via the 405 freeway. Development of housing on the GWC property will provide lower income households access to education, technical certificates to increase household income and improve labor market engagement, and immediate proximity to high- quality jobs on the college campus and surrounding area. Intentionally planning for development of residential units on this site will improve upward mobility for lower income households and continue to foster diverse, mixed-income areas throughout all areas of the City.

Regency Palms Redevelopment
This site is identified due to property owner interest in redevelopi ng the site at a higher density.

Development of the site with additional housing units will improve conditions for lower income households. The site is located in a moderate resource area and adjacent to high resource areas.

Identification of this site to accommodate a portion of the City’s lower income RHNA will improve upward economic mobility and produce better environmental/health opportunities for low and moderate income households.

The property owner submitted a letter of interest in site redevelopment and support of a higher zoning designation for the site. In addition, the property owner has shared site plan concepts showing how the site would be reconfigured to accommodate the proposed units. The site does not currently contain any deed- restricted affordable housing units. Site redevelopment will trigger the City’s inclusionary housing ordinance, thus creating new deed- restricted affordable housing units and increasing the City’s affordable housing stock.

The redevelopment of the site will oc cur in compliance with SB 330 requirements. Pursuant to SB 330, any developer of a proposed project on this site is required to provide occupants residing in existing protected units relocation benefits and a right of first refusal for a comparable unit available in the new housing development affordable to the household at an affordable rent or affordable housing cost.

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Frontier Industrial Yard
Lastly, APN 111-010-39 is 10.1 acres and currently occupied as an industrial service yard with a large portion of vacant land and few buildings. This site has been identified due to several years of developer interest in pursuing a residential project. Prior discussions with the property owner have focused on potential site development and that the existing land use designation is non-residential.

While there was express developer interest in constructing multifamily residential on the site, the existing industrial land use designation prevented potential projects from starting the development process. The City will reduce associated barriers to multifamily residential development such as risk, time, and cost by including the site in the Affordable Housing Overlay. Applying the Affordable Housing Overlay to the site means that the Zoning to permit a multifamily residential project will be in place and applications for land use changes are not necessary. This results in at least $100,000 in cost savings and at least 12 months of review time savings for developers. The Affordable Housing Overlay streamlines the entitlement process for multifamily residential development by providing a ministerial review process. A ministerial review process does not require a public hearing, which reduces developer risk and decreases project time to construction.

Development pursuant to the Affordable Housing Overlay requires a minimum of 20% of the units to be deed-restricted affordable units. The incentive of ministerial review and other provisions of the Affordable Housing Overlay assists developers in providing lower income units as part of a residential project. The site’s large size is attractive to developers because Huntington Beach is a built -out community with few lots larger than 10 acres remaining. This site provides the most opportunity for subdivision and redevelopment as it provides an appropriate amount of land to accommodate a cohesive mixed-income development that includes lower income units.

The 10.17 acre size of the site will facilitate multi -family residential development, including the provision of affordable (lower income) residential, due to availability of utilities, vehicular access to two arterial streets, and Housing Element programs that facilitate innovative lot subdivision configurations and streamline the residential review proces s. The property has immediate availability of utilities including water, sewer, and electric. The site is just over 10 acres (10.17 acres). The site has vehicular access to two primary arterial streets, Slater Ave. and Gothard St. The property has over 1,000 feet of street frontage along Slater Ave. The wide frontage makes the property uniquely ideal for a lot split or multiple lot splits to potentially tailor a site for competitive funding to develop a 100 percent affordable project. It also allows for construction of a variety of multifamily residential product types.

The City is committed to facilitating lot splits during the planning period by implementing Program 4D:

Small Lot Ordinance Amendment and Program 4E: Zoning Code Maintenance. Program 4D will review and amend the existing Small Lot Ordinance to accommodate contemporary housing and subdivision lot configurations, as well as more attainable housing products and feasible project financing. Program 4E will focus on residential processing procedures and other residential code provisions and propose amendments that will result in reduced processing times and costs. Both of these programs will help facilitate multifamily residential development on the Frontier site. These programs are intended to streamline the development process while facilitating innovative subdivision lot configurations. Further, Table B -8 demonstrates that the City has a track record in facilitating lot splits, including the Brightwater, Fairwind, and Pacific Shores residential developments.

Additionally, there are no environmental constraints known that would constrain the development of housing on the Frontier site during the planning period. Aerial imagery of the site demonstrates the site is primarily utilized as parking/fleet vehicle storage with a few large storage containers. The fleet vehicles (small vans) are kept at the site until they are dispatched to other areas. The majority of business activity at the site occurs within the four office buildings.

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Further, the site is able to accommodate a portion of the City’s RHNA for lower income households.

As detailed in Table B-5 below, the City’s past performance with residential development on sites at least 10 acres in size resulted in on-site production of affordable housing units, including units available to very low income households. Development of this site will affirmatively further fair housing for lower income households because of its proximity to key resources, including high-performing schools, jobs along the adjacent Gothard St. corridor. The site directly abuts Huntington Central Park, a 350-acre park with many community facilities such as the Central Library, Senior Center, Sports Complex, an Urban Forest, Nature Center, fitness and walking t rails and multiple passive and active recreation areas to promote healthy lifestyles and improve environmental justice. For example, the site is approximately 0.4 miles (within walking distance) to Golden View Elementary School, Mesa View Middle School, and Ocean View High School. The Ocean View High School campus also includes the Huntington Beach Adult School (HBAS). HBAS provides educational resources for adults that allow them to achieve career and educational goals, such as GED programs, English learner classes, and career training classes in diverse fields like medical assistant, accounting clerk, and notary public.

The Frontier site’s proximity to these educational resources will assist lower income households in achieving upward economic mobility through education and career training.

The Frontier site is located along the Gothard Street corridor. The City’s Economic Development Division has noted that this area has the highest concentration of jobs within the City. Close proximity to a wide variety of jobs will benefit lower income households by improving their financial and economic conditions. The site is also one block from Beach Boulevard. This area of Beach Boulevard provides many job opportunities and daily needs, including Huntington Beach Hospital and its medical complex, offices, retail, grocery stores, and other services. The walkability of this area will benefit working families that can walk to nearby schools (elementary through high school), jobs, and businesses for daily needs.

Additionally, the Frontier site is immediately adjacent to Huntington Central Park. Huntington Central Park is home to the City’s Central Library and Senior Center. These facilities provide community resources and programming, including meals and health screenings for seniors, afterschool homework help for junior high students, and inclusive bilingual Spanish/English story time for kids and parents.

Huntington Central Park also provides a multitude of recreational amenities, including four playgrounds, a nature center, disc golf course, horseshoes, dog park, and an equestrian center.

Immediate access to Huntington Central Park, the Senior Center, and Central Library will promote healthy lifestyles and improve environmental justice for lower income households.

Overall, development of the Frontier site will affirmatively further fair housing for lower income households because of its proximity to key community resources. This includes being walking distance to high-performing schools, jobs, services, and daily needs along the adjacent Gothard St. corridor and nearby Beach Blvd. Access to these types of resources will contribute to upward economic mobility. The Frontier site is also adjacent to Huntington Central Park, Central Library, and Senior Center. Proximity to these community resources and facilities promote healthy lifestyles and improve environmental justice. Identification of the Frontier site to accommodate the RHNA intentionally improves conditions for lower income households.

In addition to the analysis above, the City has a past performance of subdividing and developing sites larger than ten acres, as shown in Table B-
8 below.

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Table B-8: Past Performance with Residential Development on 10+ acre sites APN/Address Project
Name
Project
Type
Total
Units
Affordability Project details or
description
024-271-06 Pacific City
Apartments
MFR
(rental) 516

Moderate: 51

17.2 acres; on-site
construction of 51
units deed-restricted
affordable housing in
the Coastal Zone per
inclusionary zoning
ordinance
163-312-82 Brightwater
Residential SFR 349
Developed
under
County of
Orange
jurisdiction
105.3 acres
10251
Yorktown Fairwind SFR 81
Paid
proportionate
fees toward
development
of Oceana
(100%
affordable
rental MFD)
PUD (reduced size
SFR lots); 11.65
acres; closed school
site
21471 Newland Pacific
Shores
MFR
(ownership) 201
Low: 3
Moderate: 18
Total: 21
23 acres; on-site
construction of 21
units deed-restricted
affordable housing in
the Coastal Zone per
inclusionary zoning
ordinance
142-075-01 Bella Terra
Residential
MFR
(rental) 467
Very Low: 28
Moderate: 43
Total: 71

10.4 acres; on-site
construction of 71
units deed-restricted
affordable housing
(28 very low and 43
moderate)
14422 Hammon Windbourne SFR 51
Moderate: 1
Funding for
acquisition &
rehab of 4
off-site units
PUD (reduced size
SFR lots); 8.745
acres + 1.3 acre
public park; closed
school site
163-362-51 Parkside
Estates SFR 111
Acquisition
and rehab of
off-site units
23 acre site with
preserved, restored,
and enhanced open
space, 1.6-acre
neighborhood park
and public trails

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Table B-8: Past Performance with Residential Development on 10+ acre sites APN/Address Project
Name
Project
Type
Total
Units
Affordability Project details or
description
142-074-04 Boardwalk MFR
(rental) 487
Very Low: 10
Moderate: 47
Total: 57

12.5 acres; on-site
construction of 57
units deed-restricted
affordable housing
(10 very low and 47
moderate); 15%
affordable units due
to location in a
redevelopment area
9191 Pioneer Truewind SFR 49
Paid
proportionate
fees toward
development
of Oceana
(100%
affordable
rental MFD)
PUD (reduced size
SFR lots); 8.35 acres
plus land dedication
for parking lot for
adjacent park; closed
school site
Source: City of Huntington Beach, 2021.

The City’s past performance with development of residential projects on large sites demonstrates that the sites identified in this section can adequately assist the City in accommodating its RHNA for lower-income housing. Past projects on large sites have been on vacant and non-vacant sites, provided on- site affordable housing, acquired/rehabilitated off -site affordable units, and constructed both rental and ownership units. The past performance large sites identified above were developed prior to newer housing legislation and incentives for development, such as Density Bonus. The three large sites identified are likely to produce affordable units due to the City’s inclusionary zoning requirements , the incentives associated with the proposed zoning designations for these sites, and the higher densities permitted by the zoning designations .

Factors such as high cost of land, construction materials, and labor contribute to the likelihood that projects on the identified large sites will utilize the incentives of the proposed zoning designations to construct housing units on the properties, including affordable units as required by the City’s inclusionary zoning ordinance as well as the proposed zoning designations . The City’s inclusionary zoning ordinance requires a minimum of 10% of all new dwelling units to be reserved as deed-restricted affordable units. All proposed developments, including on the three identified large sites, will be required to satisfy any and all inclusionary zoning requirements.

The City has extensive experience in developing housing units on educational properties. While many past projects were developed on closed school sites, the GWC site is an active education facility that will provide increased opportunities to lower income households. The development of multi-family housing on the GWC campus will provide housing available to households of all income levels in a high resource area, which assists the City in affirmatively furthering fair housing.

This development can realistically accommodate its assumed portion of the City’s lower income RHNA as it builds upon Coast Community College District’s successful development of a multi - family residential project on the Orange Coast College campus in Costa Mesa.

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8. Accessory Dwelling Uni ts
Accessory dwelling units, or ADUs, are housing units that may be developed in addition to an existing single- or multi-family residential use. These housing units can be free- standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide housing for family members or are rented to members of the community. In accordance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development in the City; Junior Accessory Dwelling Units (JADUs) are permitted only in single dwelling unit zones.

As a result of new legislation and an increased effort by the City to promote ADUs, Huntington Beach has seen an average year over year ADU increase of 80 percent from 2018 to 2020. In 2018, the City permitted 13 ADUs, followed by 28 in 2019 and 31 in 2020 – a total increase of 138 percent between 2018 and 2020. In 2021, the C ity experienced a year over year increase of 9 0 percent with 5 9 permitted ADUs.

The City of Huntington Beach has determined based on past performance that it is appropriate to anticipate the development of 487 ADUs from 2021 to 2029. Table B-9 below displays the calculation and estimated projection for the 8- year planning period. This estimation is based off the following calculations:
• Total ADU permitting increase from 2018 to 2020: 138 percent • Average increase from 2018 to 2020: 80 percent
• 2020-2021 Increase of 70 percent
• 32 ADUs permitted from 1/1/2022 – 5/12/2022

Table B-9: Accessory Dwelling Unit Production Assumptions Year Percent Increase ADU Permitted
Projection Period Total: -- 487 units
2028 (projected) -- 50 units
2027 (projected) -- 50 units
2026 (projected) -- 50 units
2025 (projected) -- 50 units
2024 (projected) -- 50 units
2023 (projected) -- 50 units
2022 (projected) -- 50 units
2021 (actual) 70% 59 units
2020 (actual) 11% 31 units
2019 (actual) 115% 28 units
2018 (actual) 117% 13 units
2017 (actual) -- 6 units

ADU Past Performance

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Table B-9 provides conservative production targets for ADUs during the 6 th Cycle planning period.

The following information is provided to support the City’s production assumptions for the planning period, including past permit data since 2017 when state ADU laws were implemented to streamline the process and increase ADU production. The information also includes data covering the 6 th Cycle
planning period from October 15, 2021 through July 8, 2022 to demonstrate that the City is on track to exceed the ADU production assumptions listed in Table B-9.

The City is actively monitoring its ADU performance during the 6 th Cycle planning period. The data below in Table B -10 demonstrates that the City’s ADU performance is on track to exceed the projections assumed to satisfy the RHNA requirements. The City has received applications to develop 90 ADUs between January 1, 2022 and July 8, 2022. The ADU production assumptions in Table B-9 are conservative because they were developed based on ADU permit data from January 1, 2022 through May 12, 2022 while Table B -10 below demonstrates that the City has received a significant increase in ADU permit volume since May 12, 2022. Further, ADU permit data from 2017- 2019 indicates that an average of 74% of all ADU applications received are “finaled”, meaning that the ADU is constructed and ready for residential occupancy. Using this average, the City is on track to produce 66 ADUs in the first half of 2022, which exceeds the entire calendar year projection of 62 ADUs.

Table B-10: 6th Cycle Accessory Dwelling Unit Performance ADU Applications
Received
Total # of ADUs Proposed
by Applications
October 15,
2021 –
December 31,
2021
30 33
January 1,
2022 – July 8,
2022
85 90
Total 115 123

The City’s 6
th Cycle performance further demonstrates and supports the ADU production assumptions in Table B-9. As depicted in Table B-10, the City has received 115 applications to construct a total of 123 ADUs thus far in the 6th Cycle. The City’s past performance ADU construction average supports the assumption that of the 123 ADUs proposed during the planning period to date, at least 74% ( 91 ADUs) will be constructed and approved for occupancy. Program 2E commits the City to monitoring ADU production annually to ensure that production estimates are achieved.

Permit Process
In the first six months of 2022 (through July 8, 2022), permits were initiated for 90 ADUs, which are in various stages of the permit process. Many ADU applications are submitted by residential property owners that do not have experience with construction or the permitting process. Lack of familiarity

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with the plan review process and requirements can lead to increased time and costs due to plan check corrections and multiple rounds of plan submi ttals. To expedite the time experienced from permit application submittal to permit issuance, the City will implement Program 2D to provide permit -ready ADU plans. This will provide property owners with an accessible and simple path to begin construction on their ADU even faster. The permit process will also become more efficient for City staff because the plans are pre- approved and require less staff review time. Based on the volume of permit applications received thus far in the 6 th Cycle, the City anticipates a continued substantial annual increase in ADU permit volume throughout the planning period. The permit-ready ADU plans provided by Program 2D will enable City staff to absorb the higher volume of permit activity with its existing staff resources. Overall, the quantity of ADU permit applications received so far in the 6 th Cycle and the
City’s successful track record regarding ADU construction in conjunction with Program 2D support the ADU assumptions in Table B-9 and will result in an expedited ADU permit process.

Local ADU Trends
Several other local trends support ADU development during the planning period. For example, local trends in ADU development demonstrate that an increased number of multi -family properties are constructing ADUs. 6th Cycle permit monitoring data indicates that approximately 40% of all ADU applications and total quantity of ADUs are proposed on parcels that have a multi -family zoning designation.

Other local trends in ADU development support the assumptions in Table B -9. Recent permit data demonstrates that many newly constructed ADUs are sited above existing garages in small lot areas.

Additionally, many single-family properties on standard lots propose to convert their existing garage to ADUs, convert existing living space to an ADU, or construct a detached ADU in the front or rear yard. Further, while some property owners may choose to finance ADU construction themselves, market conditions are optimal for ADU financing. High household incomes combined with high land values incentivize property owners to capitalize on their home equity and generate a return on their investment by constructing an ADU. These local trends in ADU development and other local factors further supports the ADU assumptions to achieve the RHNA.

For the purposes of this projection exercise, the City assumes a percentage of ADUs develop affordably based on ADU Affordability Assumptions produced by the Southern California Association of Governments (SCAG). SCAG conducted analysis consists of the following steps:
• Calculating maximum rent limits for RHNA income categories for one-person and two person households by county
• Conduct survey of rents for ADUs in the SCAG region
• Use survey data to determine proportion of ADUs within each income category • Create assumption of how many persons will occupy each ADU, finalize proportions Using the proportions SCAG created for Orange County, the City has allocated the following ADUs for each income category:

Table B-11: Accessory Dwelling Unit Projections by Income Category Income Category Units
Low and Very Low Income (63%) 307 units
Above Moderate Income (2%) 10 units
Moderate Income (35%) 170 units
Total 487 units

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To assist in reaching the City’s ADU development projections, Huntington Beach has included Programs 2D and 2E, which explores actions the City will take to promote and incentivize the development of ADUs during the planning period. As outlined in the program, these actions may include:
• Implementation of a permit ready ADU program
• Waiving specific permitting fees to make ADU development more feasible • Creating an expedited plan check review process to ease the process for homeowners • Explore potential State and Regional funding sources for affordable ADUs

9. Lodging, Hotel , and Motel Conversion
In addition to the sites identified for development and redevelopment, the City has also identified 3 sites for opportunity for Hotel/Motel Conversion. HCD allocates funding for the redevelopment of hotel and motel properties for permanent housing. Per HCD’s website, “Homekey ” is an opportunity for state, regional, and local public entities to develop a broad range of housing types, including but not limited to hotels, motels, hostels, single- family homes and multifamily apartments, adult residential facilities, and manufactured housing, and to convert commercial properties and other existing buildings to Permanent or Interim Housing for the Target Population. The City anticipates the use of Projec t HomeKey funds on several properties within Huntington Beach.

On December 28
th, 2021, the City submitted an application for funds in order to obtain its first HomeKey property. On February 16th, 2022, the City was awarded $17 million for their project and are planning to use seed funds to acquire the property by the summer of 2022. After acquisition, the City plans to rehab the property and would use it for transitional housing for at least five years. Eventually, the development would be used for permanent supportive housing for the City.

The following sites have been identified for opportunity for conversion to residential at a low and very low-income affordability.

Table B-12: Hotel/Motel Conversion to Accommodate RHNA
APN Address Existing Use/Justification for Redevelopment 142-342-18 7667 Center Ave Hotel/Hotel Huntington Beach. The City will conduct ongoing outreach to potential development partners to
coordinate and submit applications for the site as funding is released and available.
142-081-29 7872 Edinger Ave Hotel/Springhill Suites. The City will conduct ongoing outreach to potential development partners to coordinate and submit applications for the site as funding is released and available.
165-225-10 17251 Beach Blvd Motel/Quality Inn & Suites. Funding has been awarded by HCD for this site on February 16th, 2022. Please refer to discussion above.

B. Water, Sewer and Dry Utility Availability

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1. Water Service
The City of Huntington Beach’s water service area population was 201,327 in 2020 and is projected to increase to 207,402 by 20403. Additionally, the RHNA allocation as determined by HCD and SCAG projects a total growth need of 13,368 units through 2029. The City relies on a combination of local groundwater, and imported water to meet its water needs. The City works with three primary agencies, Metropolitan Water District of Southern California (Metropolitan) , Municipal Water District of Orange County (MWDOC), and Orange County Water District ( OCWD) to ensure reliable water supply. The City of Huntington Beach relies primarily on groundwater wells located throughout the City for water supply. The City pays a replenishment assessment to the Orange County Water District for each acre- foot of water taken from the groundwater basin. The balance of the City’s water demand is met with imported water delivered by the Metropolitan Water District of Southern California.

As the City has developed, it has correspondingly increased its number of connections, installed more wells, built a series of reser voirs, and greatly expanded the transmission and distribution system to meet the water service requirements of a growing number of customers. Additionally, all sites identified within this section to accommodate the City’s RHNA allocation are within the City’s water service area or are already connected to the system (non-vacant sites). The City will work with the water providers to ensure that housing developed for low and very low -income households received priority service connection (Program 2G).

2. Sewer Service
The City operates and maintains the local sewer system consisting of approximately 360 miles of pipeline and 27 sewer lift stations that connect to OCSD's trunk system to convey wastewater to OCSD's treatment plants.4 The City’s main plants have the following capacity:
• Plant No. 2 in Huntington Beach: 312 MGD

3. Dry Utilit ies
Utilities services for gas are provided by Southern California Gas Company (SCGC) and electricity are provided by Southern California Edison (SCE). In accordance with the California Public Utilities Commission and in compliance with SCE’s “Rules for the sale of electric energy” all electric and gas service will be provided for future development in the City of Huntington Beach as requested.

C. Adequate Sites Table and Supplemental Maps
Table B -14 below displays the sites identified to accommodate Huntington Beach’s RHNA at all income levels plus a 50% buffer if needed to maintain adequate sites to meet the RHNA throughout the planning period. Following the sites table, additional maps are provided which display all the sites identified to accommodate the City’s RHNA allocation.

3 City of Huntington Beach, Urban Water Management Plan (1.2.2 Water Supply), 2020. Accessed online September 2021.
4 City of Huntington Beach, Sewer System Management Plan), 2021. Accessed online September 2021.

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Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
2 107-781-
07 16152 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

5.82 No maximum 80 100 0 No No 139 69 255 465 463
Commercial office building with associated surface
parking lot. This is an underutilized site with low FAR.

Located at the Beach/Edinger intersection, this site
has good access to the 405 freeway and is near 2
transit stops. The City has met w ith the property
owner to discuss potential residential development
opportunities.
4 111-010-
39 7292 Slater
Ave I IG
General
Industrial
District
HO70 10.17 0.75 56 70 0 No No 170 85 312 567
The site is currently designated Industrial and is
occupied by Frontier for primarily storage, vehicle
maintenance and offices. A large portion of the site is undeveloped without permanent structures. The site
is underutilized with a low existing FAR. The City has
met with brokers to discuss residential development
opportunities on the site and previously reviewed a
conceptual plan for residential development. The site
is located within proximity to key resources, including high-performing schools, jobs along the adjacent
Gothard St. corridor, and Huntington Central Park to
promote healthy lifestyles and improve environmental
justice.
5 145-272-
41 15511
Edwards St CN CG
General
Commercial
District
RMH 1.87 1.5 20 25 0 No No 0 11 25 37 36
High Resource Area. Chuck E Cheese commercial
building with associated surface parking lot. Adjacent
to residential uses and gas station. Located on SW
corner of W McFadden Ave and Edwards St (arterial
streets). Located near 2 transit stops. The City has
met with a residential developer to discuss residential development a potential 20- du/ac residential project
on the site.
6 165-081-
08 17111
Goldenwest St CG RMH
Medium High
Density
Residential
District
HO70 14.05 25 56 70 311 No No 235 117 121 786 473
Residential use - apartment homes. Adjacent to
residential homes and multiple commercial uses
(drive-thru, Autozone, Sprouts grocery store, and strip mall with associated surface parking lot). Located
along main roads Warner Ave and Goldenwest St.

Located near 6 transit stops. The City has met with
the owner of the site to discuss a project to reconfigure the existing complex and add several hundred units to
the site.
7 142-501-
09 16761 Burke
Ln RT RT
Research and
Technology
District
HO70 0.77 1 56 70 0 No No 12 6 23 43 41
Lot contains corporate, single -story office building
with associated parking. Adjacent uses -
office/industrial uses. This site is in common
ownership with Site #8.
8 142-501-
10 16791 Burke
Ln RT RT
Research and
Technology
District
HO70 0.91 1 56 70 0 No No 15 7 27 50 49
Use type - Industrial. Lot contains office/industrial,
single-story facility with parking. Adjacent uses -
office/industrial uses. located on Prince Dr, which is
connected to Gothard Street. This site is in common
ownership with Site #7.
9 142-143-
10 16562 Gothard
St RT RT
Research and
Technology
District
HO70 3.33 1 56 70 0 No No 55 27 102 186 184
Commercial buildings with associated surface parking
lot surrounding the buildings. Located at SWC of Heil
Ave and Gothard St. Adjacent uses are commercial
businesses.
10 142-491-
01 16601 Gothard
St RT RT
Research and
Technology
District
HO70 2.13 1 56 70 0 No No 35 17 65 119 117
Commercial buildings with associated surface parking
lot surrounding the buildings. Located along Gothard
St. Adjacent uses are commercial businesses.
11 142-501-
11 16662 Gothard
St RT RT
Research and
Technology
District
HO70 3.11 1 56 70 0 No No 52 26 95 174 173
Commercial buildings with associated surface parking
lot surrounding the buildings. Located along Gothard
St. Adjacent uses are commercial businesses.
12 142-492-
11 16691 Gothard
St RT RT
Research and
Technology
District
HO70 2.64 1 56 70 0 No No 44 22 80 147 146
Commercial office buildings with small associated
warehouse. Associated parking surrounding lot.

Adjacent uses include residential homes, commercial
industrial uses, and an RV parking lot. Located along
Gothard St.
13 142-491-
02 7272 Mars Dr RT RT
Research and
Technology
District
HO70 0.54 1 56 70 0 No No 9 4 16 30 29
Commercial building with associated fenced -in small
warehouse. Adjacent lots are similar uses. Located
along Mars Dr, which is connected to Gothard St.
14 142-502-
07 7372 Prince Dr RT RT
Research and
Technology
District
HO70 0.96 1 56 70 0 No No 15 7 29 53 51
Two-story office building with associated ground
parking reserved for office tenants. Adjacent uses are
similar uses to the north and east, residential single -

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-57 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
family homes to the west, and a storm drain/waterway
to the south. Located along Gothard St.
15 142-502-
06 7402 Prince Dr RT RT
Research and
Technology
District
HO70 0.76 1 56 70 0 No No 12 6 23 42 41
Commercial building with associated parking and
behind-store (small) warehouse area. Most street
parking is taken by commercial business's products
(De Lorean Motor Cars). Located along Prince Dr,
which is connected to Gothard Street.
16 142-492-
10 7252 Saturn
Dr RT RT
Research and
Technology
District
HO70 2.57 1 56 70 0 No No 43 21 79 144 143
Storage facility with associated RV parking lot.

Adjacent uses include single- family residential
homes, office uses, and baseball field.
17 142-511-
06 16102 Gothard
St RT RT
Research and
Technology
District
HO70 0.79 1 56 70 0 No No 12 6 23 43 41
Industrial warehouse with associated parking.

Located near similar uses along Gothard Street.

Across Gothard Street is high- density residential
housing and more similar warehouse uses.
18 142-511-
07 7409 Lorge Cir RT RT
Research and
Technology
District
HO70 0.80 1 56 70 0 No No 13 6 24 44 43
Industrial warehouse with associated parking.

Located near similar uses along Lorge Cir, which is
connected to Gothard Street.
19 142-511-
08 7451 Lorge Cir RT RT
Research and
Technology
District
HO70 0.93 1 56 70 0 No No 15 7 28 52 50
Commercial building with multiple businesses and
associated parking. Located near similar uses and
industrial warehouses. Low connectivity, located in a
cul de sac on Lorge Cir, which is connected to
Gothard Street. East side adjacent to railroad.
20 159-201-
22 18202
Enterprise Ln RT RT
Research and
Technology
District
HO70 0.68 1 56 70 0 No No 11 5 20 38 36
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial/industrial
warehouse located along Enterprise Ln, which is
connected to Gothard St. Adjacent uses include
similar uses of commercial/industrial and a church to
the north.
21 159-202-
05 18211
Enterprise Ln RT RT
Research and
Technology
District
HO70 1.14 1 56 70 0 No No 19 9 35 64 63
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial/industrial
warehouse with businesses located along Enterprise
Ln, which is connected to Gothard St. Adjacent uses
include similar use s of commercial/industrial and a
church to the north.
22 159-211-
01 18261
Enterprise Ln RT RT
Research and
Technology
District
HO70 0.57 1 56 70 0 No No 9 4 17 32 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Automobile parts
warehouse with associated parking along Enterprise
Ln, which is connected to Gothard St. Adjacent lots
include similar uses.
23 159-211-
03 18321
Enterprise Ln RT RT
Research and
Technology
District
HO70 0.57 1 56 70 0 No No 9 4 17 31 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial business with
small warehouse (Printing/Graphics/Signage
company) and associated parking. Adjacent lots
include similar warehouse uses.
24 159-211-
11 18341
Enterprise Ln RT RT
Research and
Technology
District
HO70 1.30 1 56 70 0 No No 21 10 39 72 70
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Huntington Valley
Industrial Center with associated parking. Adjacent to
commercial industrial businesses and warehouses.
25 159-211-
12 18371
Enterprise Ln RT RT
Research and
Technology
District
HO70 0.98 1 56 70 0 No No 16 8 30 55 54
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Industrial warehouses
adjacent to commercial/industrial businesses.
26 159-201-
26 18072 Gothard
St RT RT
Research and
Technology
District
HO70 0.81 1 56 70 0 No No 13 6 24 45 43
Industrial/commercial warehouse with associated
fenced-in parking. Adjacent lots are of similar uses -
industrial/commercial warehouses, churches, and
baseball fields Located along Gothard Street near one
transit stop.
27 159-202-
03 18192 Gothard
St RT RT
Research and
Technology
District
HO70 0.57 1 56 70 0 No No 9 4 17 31 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Small industrial warehouse
with associated parking. Adjacent lots are similar uses with storage facilities. North of s ite is a church and across Gothard St from the site is vacant, open space.
28 159-202-
04 18222 Gothard
St RT RT
Research and
Technology
District
HO70 0.57 1 56 70 0 No No 9 4 17 32 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Industrial/commercial
warehouse. Adjacent lots are similar uses.
29 159-211-
10 18262 Gothard
St RT RT
Research and
Technology
District
HO70 0.57 1 56 70 0 No No 9 4 17 32 30 Highest Resource Area (2022 TCAC/HCD Opportunity Indices Map). Automotive care center

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-58 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
warehouse for RVs. Adjacent to industrial/commercial
warehouses.
30 159-211-
08 18302 Gothard
St RT RT
Research and
Technology
District
HO70 0.57 1 56 70 0 No No 9 4 17 31 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Automobile repair center.

Adjacent to Huntington Valley Industrial Center and
other industrial/commercial warehouses and
businesses.
31 159-212-
08 18460 Gothard
St RT RT
Research and
Technology
District
HO70 4.99 1 56 70 0 No No 83 41 153 279 277
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Industrial warehouse with
associated surface parking. Adjacent to
industrial/commercial warehouses and businesses to
the north an d west and residential to the east and
south across railroad tracks and Ellis Ave,
respectively.
32 159-212-
07 7402 Mountjoy
Dr RT RT
Research and
Technology
District
HO70 0.61 1 56 70 0 No No 10 5 18 34 33
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Automobile
detailing/industrial warehouse with industrial
warehouses adjacent to site along Gothard St.
33 159-201-
37 7462 Talbert
Ave RT RT
Research and
Technology
District
HO70 0.63 1 56 70 0 No No 10 5 19 35 34
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Industrial manufacturing
warehouse with similar uses adjacent to site along
Talbert Ave. Located near three transit stops.
34 159-201-
30 7442 Vincent
Cir RT RT
Research and
Technology
District
HO70 0.90 1 56 70 0 No No 15 7 27 50 49
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial/industrial
warehouse with businesses, including Branches HB
(church use) in the Vincent Cir cul de sac. Adjacent
uses are industrial/commercial warehouses to the
north and east and Seabreeze Church and its
associated parking and recreational structures to the
south.
35 159-201-
29 7441 Vincent
Cir RT RT
Research and
Technology
District
HO70 0.94 1 56 70 0 No No 15 7 28 52 50
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial/industrial
building with associated parking. Located in Vincent
Cir cul de sac, which is connected to Gothard St.

Nearby 3 transit stops. Adjacent uses include
commercial and industrial uses.
36 142-492-
05 16561 Gemini
Ln P RT
Research and
Technology
District
HO70 1.35 1 56 70 0 No No 22 11 41 75 74
Industrial manufacturing warehouse with similar uses
adjacent to site along Gemini Ln, which is connected
to Gothard St.
37 142-492-
01 16541 Gothard RT RT
Research and
Technology
District
HO70 1.62 1 56 70 0 No No 27 13 49 90 89
Commercial business center with associated surface
parking. SWC Heil Ave and Gothard St. Adjacent uses
are commercial/industrial uses.
38 165-391-
41 17592 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.55 1 56 70 0 No No 9 4 16 30 29
Commercial/industrial business warehouse building.

Adjacent to similar use. Railroad to east of Site.

Located near one transit stop along Slater Ave and
one along Gothard St.
39 165-391-
23 17622 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.55 1 56 70 0 No No 9 4 16 30 29
Commercial/industrial business warehouse building.

Adjacent to similar use. Railroad to east of Site.

Located near one transit stop along Slater Ave and
one along Gothard St.
40 165-392-
25 17671 Metzler
Ln RT RT
Research and
Technology
District
HO70 1.14 1 56 70 0 No No 18 9 34 63 61
Commercial/industrial business warehouse buildings
with associated surface parking. Adjacent to similar
use. Located near one transit stop along Slater Ave
and one along Gothard St.
41 165-391-
46 17752 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.53 1 56 70 0 No No 8 4 15 29 27
Commercial/industrial business warehouse. Adjacent
to similar use. Railroad to east of Site. Located near
one transit stop along Slater Ave and one along
Gothard St.
42 165-391-
47 17762 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.52 1 56 70 0 No No 8 4 15 29 27
Commercial/industrial business warehouse. Adjacent
to similar use. Railroad to east of Site. Located near
one transit stop along Slater Ave and one along
Gothard St.
43 165-392-
73 17531 Metzler
Ln RT RT
Research and
Technology
District
HO70 1.03 1 56 70 0 No No 17 8 31 57 56
Industrial manufacturing warehouse with associated
surface parking. Adjacent to industrial warehouse
facilities. Located along Metzler Ln, which is
connected to Slater Ave. Nearby two transit stops.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-59 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
44 165-391-
38 17632 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.55 1 56 70 0 No No 9 4 16 30 29
Two story industrial/commercial business office
building with associated parking. Adjacent to industrial warehouses/commercial businesses. Railroad to east
of Site. Located near one transit stop along Slater Ave and one along Gothard St.
45 165-401-
01 17800 Gothard
St RT RT
Research and
Technology
District
HO70 2.44 1 56 70 0 No No 40 20 74 136 134
Industrial manufacturing warehouse with associated
surface parking. Adjacent to industrial warehouse
facilities. Located along Belva Dr, which is connected
to Gothard St. Nearby two transit stops.
46 165-401-
24 17832 Gothard
St RT RT
Research and
Technology
District
HO70 0.87 1 56 70 0 No No 14 7 26 48 47
Industrial manufacturing warehouse with associated
surface parking. Adjacent to similar uses. Across
Gothard St is HB Central Park. Nearby three transit
stops.
47 165-401-
25 17852 Gothard
St RT RT
Research and
Technology
District
HO70 0.59 1 56 70 0 No No 9 4 18 33 31
Commercial office/Industrial warehouse use with
associated parking. located at end of cul de sac. Near
two transit stops.
48 165-401-
26 17872 Gothard
St RT RT
Research and
Technology
District
HO70 0.73 1 56 70 0 No No 12 6 22 41 40
Office and warehouse with surface parking. Includes
a CrossFit center. Located adjacent to similar uses.

Located near three transit stops.
49 165-401-
27 17892 Gothard
St RT RT
Research and
Technology
District
HO70 0.75 1 56 70 0 No No 12 6 22 41 40
Office and warehouse building with associated
surface parking. Located adjacent to similar uses.

Streetview shows low utilization. Located near three
transit stops.
50 165-401-
28 17912 Gothard
St RT RT
Research and
Technology
District
HO70 0.61 1 80 100 0 No No 14 7 26 49 47
Office and warehouse building with associated
surface parking. Located adjacent to similar uses.

Located near three transit stops.
51 165-401-
03 17922 Gothard
St RT RT
Research and
Technology
District
HO70 1.32 1 80 100 0 No No 31 15 57 105 103
Strip mall/warehouses for automobile/manufacturing
businesses with associated parking. Located adjacent
to storage warehouse and industrial warehouse uses.

Located near three transit stops.
52 165-401-
04 17952 Gothard
St RT RT
Research and
Technology
District
HO70 2.64 1 80 100 0 No No 63 31 116 211 210
Storage warehouse. Located adjacent to
industrial/commercial warehouses. Good connectivity
- located NEC Gothard and Talbert. Located near
three transit stops.
53 165-401-
22 7451 Talbert
Ave RT RT
Research and
Technology
District
HO70 0.67 1 80 100 2 No No 15 7 29 53 51
Office and warehouse use with associated parking.

Located adjacent to storage/industrial warehouses.

Located near three transit stops.
54 165-401-
21 7491 Talbert
Ave RT RT
Research and
Technology
District
HO70 0.51 1 80 100 0 No No 12 6 22 40 40
Office building with associated parking. Located near
other offices and storage/industrial warehouses.

Located near three transit stops.
55 142-221-
23 16892 Gothard
St RT RT
Research and
Technology
District
HO70 2.03 1 80 100 1 No No 48 24 89 162 161
Commercial office/Industrial warehouse use with
associated parking. located NEC Gothard and
Warner. Located near four transit stops.
56 142-511-
12 16130 Gothard
St RT RT
Research and
Technology
District
HO70 0.78 1 56 70 2 No No 12 6 23 43 41
Industrial warehouse with associated parking.

Connected to Gothard St. Located near three transit
stops.
57 142-511-
13 16182 Gothard
St RT RT
Research and
Technology
District
HO70 2.93 1 56 70 1 No No 49 24 90 164 163
Commercial offices with warehouses. Connected to
Gothard street, nearby three transit stops. Located
adjacent to warehouse and commercial/industrial
facilities.
58 142-511-
16 16212 Gothard
St RT RT
Research and
Technology
District
HO70 2.85 1 56 70 2 No No 47 23 87 159 157
Storage warehouse. Located adjacent to
industrial/commercial warehouses. Located near four
transit stops along Edinger Ave, which is connected
to Gothard St.
59 142-221-
22 16882 Gothard
St RT RT
Research and
Technology
District
HO70 2.06 1 80 100 1 No No 49 24 90 164 163
Commercial strip mall located NEC Gothard St and
Warner Ave. Located near four transit stops. Nearby
uses include commercial businesses, storage
warehouses, residential uses, and schools. Held
under same ownership as sites 55, 59, 62, and 369 -
373.
60 142-511-
11 7436 Lorge Cir RT RT
Research and
Technology
District
HO70 0.80 1 80 100 2 No No 18 9 34 63 61
Commercial office/industrial manufacturing
warehouse (construction businesses) located at end
of cul de sac at Lorge Cir which is connected to
Gothard St. located adjacent to similar uses.
61 142-511-
10 7452 Lorge Cir RT RT
Research and
Technology
District
HO70 0.96 1 80 100 0 No No 22 11 41 76 74
Commercial and industrial offices located at end of cul de sac at Lorge Cir, which is connected to Gothard St.

Located adjacent to similar uses.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-60 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
62 142-221-
24 7471 Warner
Ave RT RT
Research and
Technology
District
HO70 2.18 1 80 100 0 No No 52 26 95 174 173
Commercial/Industrial office and warehouse with
associated parking. Located adjacent to similar uses.

Located on Lorge Cir, which is connected to Gothard
St.

Held under same ownership as sites 55, 59, 62,
and 369 - 373.
63 165-392-
40 17616 Gothard
St RT RT
Research and
Technology
District
HO70 0.66 1 80 100 0 No No 15 7 28 52 50
Commercial business with small warehouse (car
services) and associated parking. Adjacent lots
include similar warehouse uses. Located near one
transit stop.
64 165-392-
39 17682 Gothard
St RT RT
Research and
Technology
District
HO70 0.54 1 56 70 0 No No 9 4 16 30 29
Commercial office/industrial warehouse with
associated parking located along Gothard St. Located
adjacent to similar uses. Across Gothard St is
Huntington Centr al Park East. Located near one
transit stop.
65 165-392-
38 17712 Gothard
St RT RT
Research and
Technology
District
HO70 0.54 1 80 100 0 No No 12 6 23 43 41
Commercial/Manufacturing facility with associated
parking. Located adjacent to similar uses. Across
Gothard St is Huntington Central Park East. Located
near one transit stop.
66 165-392-
15 17577 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.53 1 80 100 0 No No 12 6 23 42 41
Industrial warehouse located adjacent to similar uses.

Located along Metzler Ln, which is connected to
Slater Ave. Located near one transit stop.
67 153-051-
14 19476 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.81 No maximum 80 100 0 No No 19 9 35 64 63
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial business with
associated surface parking. Located adjacent to gas
station, open space, and residential housing. NEC
Beach Blvd and Yorktown Ave. Located near three
transit stops.
68 157-471-
06 18582 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

3.64 No maximum 80 100 0 No No 87 43 160 291 290
Strip mall of commercial businesses with associated
surface parking. Located adjacent to residential uses
and commercial businesses. Located along Beach
Blvd and near two transit stops.
69 153-051-
24 19240 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.63 No maximum 80 100 0 No No 39 19 71 130 129
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial business
(Hotel) with associated parking. Adjacent uses are
residential and similar uses . Located along Beach
Blvd and near two transit stops.
70 153-041-
17 19232 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

2.32 No maximum 80 100 0 No No 55 27 101 185 183
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial business (car
dealership) with associated parking. Located along
Beach Blvd. Located adjacent to similar uses ,
residential uses, and near two transit stops.
71 153-041-
16 M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.02 No maximum 80 100 0 No No 24 12 44 81 80
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Parking lot for car
dealership (same ownership as 153-041-17). Located
adjacent to similar uses along Beach Blvd and near
two transit stops.
72 153-041-
15 19202 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.83 No maximum 80 100 0 No No 19 9 36 66 64
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Vacant retail building
(former car dealership); site is currently used by a car dealership in the City (Toyota of HB) for inventory lot.

Located adjacent to similar uses along Beach Blvd
and near two transit stops. Under same ownership as
site #73.
73 153-041-
14 M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.11 No maximum 80 100 0 No No 26 13 48 88 87
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Parking lot for car
dealership (same ownership as 153-041-14). Located
adjacent to similar uses along Beach Blvd and near
two transit stops.
74 157-452-
03 18972 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.51 No maximum 56 70 0 No No 8 4 15 28 27
High Resource Area (2022 TCAC/HCD Opportunity
Indices Map). Gas station with convenience store
located NEC Beach Blvd and Garfield Ave. Near two
tra
nsit stops. Located adjacent to commercial strip
mall.
75 157-452-
41 18900 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.27 No maximum 56 70 0 No No 21 10 39 71 70
High Resource Area (2022 TCAC/HCD Opportunity
Indices Map). Commercial strip mall with associated
surface parking located NEC Beach Blvd and Garfield
Ave. Near two transit stops. Adjacent uses include

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-61 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
commercial businesses, gas station/convenience
store, and residential condos.
76 157-452-
42 18922 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.68 No maximum 56 70 0 No No 11 5 20 38 36
High Resource Area (2022 TCAC/HCD Opportunity
Indices Map). Drive through Starbucks and
commercial businesses located in associated strip
mall (157 -452-41). Adjacent to gas station and
commercial businesses.
77 153-041-
34 19002 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.73 No maximum 56 70 0 No No 12 6 22 40 40
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Taco Bell drive through
with associated surface parking. Located at SEC
Garfield Ave and Beach Blvd. Near one transit stop.

Adjacent uses are residential and commercial.
78 153-041-
28 19072 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

3.40 No maximum 56 70 0 No No 57 28 104 190 189
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial strip mall with
associated surface parking along Beach Blvd. Near
one transit stops. Adjacent uses are residential and
commercial.
79 153-041-
18 19008 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.78 No maximum 56 70 0 No No 12 6 23 43 41
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial building with
associated surface parking. Adjacent uses include
similar commercial uses/strip mall and residential
uses. Located SEC Garfield and Beach Blvd. and
near two transit stops.
81 142-191-
24 M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.03 No maximum 80 100 0 No No 0 0 1 2 1
Private parking of tenant. Adjacent uses are
commercial businesses. Located near two transit
stops.
83 111-120-
11 I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.05 0.75 56 70 0 No No 0 0 1 2 1
Vacant lot. Located adjacent to other vacant lots and
industrial/manufacturing yard. Near three transit
stops. NEC Garfield Ave and Goldenwest St.
84 142-191-
12 7891
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.06 No maximum 80 100 0 No No 1 0 2 4 3
Parking spaces associated with Wahoo's restaurant.

Located adjacent to commercial businesses
(Wahoo's), residential uses, and parking. Nearby
three transit stops along Warner Ave.
85 142-191-
15 7911
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.06 No maximum 80 100 0 No No 1 0 2 4 3 Private lot of tenant. Adjacent uses are commercial businesses. Located near two transit stops.
86 142-082-
02 7952
ALDRICH DR M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.06 No maximum 80 100 1 No No 0 0 1 3 1
Single-family residential home. Located adjacent to
commercial building and residential uses. Near two
transit stops along Beach Blvd.
88 159-201-
12 7401 Harriman
Cir RT RT
Research and
Technology
District
HO70 0.06 1 56 70 0 No No 0 0 1 3 1
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Small industrial
warehouse. Located adjacent to similar uses. Near
one transit stop. Located on Harriman Circle, which is
connected to Gothard St.
91 025-191-
42 M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.10 No maximum 80 100 0 No No 2 1 3 7 6
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Yamaha Motorcycle
commercial business with associated parking.

Located nearby two transit stops along Beach Blvd.

Adjacent uses are residential uses and 7-Eleven
convenience store.
92 159-201-
04 7404

TALBERT
AVE
RT RT
Research and
Technology
District
HO70 0.10 1 56 70 0 No No 1 0 2 5 3
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Commercial business
located adjacent to similar uses (auto center, auto
care). Near two transit stops. Located along Talbert
Ave and Gothard St.
93 159-201-
01 7452

TALBERT
AVE
RT RT
Research and
Technology
District
HO70 0.10 1 56 70 0 No No 1 0 2 5 3
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Auto repair shop located
near industrial/commercial warehouses/similar uses
along Talbert Ave. Near two transit stops.
94 165-293-
01 17623
Jacquelyn Ln I IG
General
Industrial
District
HO70 1.64 0.75 56 70 0 No No 27 13 50 91 90
Auto repair shops with businesses. Lot includes
automobile junkyard. Adjacent to industrial facilities
and residential housing.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-62 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
95 142-191-
43 7923
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.11 No maximum 80 100 0 No No 2 1 4 9 7
Single tenant building with associated surface
parking. Located adjacent to similar uses (single
tenant/commercial businesses). Near 4 transit stops
along Beach Blvd.
96 159-201-
13 7403

HARRIMAN
CIR
RT RT
Research and
Technology
District
HO70 0.12 1 56 70 0 No No 1 0 3 6 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Single tenant building
surrounded by similar single tenant buildings with
industrial uses. Located on Har riman Circle, which is
connected to Gothard St.
97 025-200-
64 19791 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.96 No maximum 80 100 0 No No 23 11 42 77 76
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). American Tire Depot/Auto
Service business with associated surface parking.

Located adjacent to residential housing and similar
auto repair shops. Near two transit stops along Beach
Blvd.
98 025-200-
68 19901 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.06 No maximum 80 100 0 No No 25 12 46 84 83
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Strip mall with associated
surface parking. Adjacent uses are similar commercial
businesses/auto repair shops and residential housing.

Near two transit stops along Beach Blvd and Adams
Ave.
100 142-102-
19 16391 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.12 No maximum 80 100 0 No No 2 1 4 9 7 Surface parking lot Located adjacent to commercial building and residential.
101 025-200-
69 807 Adams
Ave M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.10 No maximum 80 100 0 No No 26 13 47 87 86
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Single tenant building and
associated surface parking. Located adjacent to
commercial businesses (gas station, convenience
store, strip mall) and residential uses.
102 159-161-
04 19231 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.93 No maximum 80 100 0 No No 46 23 84 154 153
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Church with associated
surface parking. Located along Beach Blvd, adjacent
to Honda Dealership. Near two transit stops.
103 142-072-
08 15861
GOTHARD ST M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

2.23 No maximum 80 100 0 No No 53 26 97 178 176
Strip mall/farmer's market with associated parking lot.

Located near three transit stops. Adjacent uses are
commercial businesses (car wash, restaurants, etc.).
104 142-072-
09 7351

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.86 No maximum 80 100 0 No No 20 10 37 68 67
H2Go Car wash and retail businesses (restaurants).

Located adjacent to strip mall/farmer's market.

Located near three transit stops. NEC Gothard St and
Edinger Ave.
105 025-191-
44 7950

YORKTOWN
AVE
CG CG
General
Commercial
District
HO70 1.19 1.5 80 100 0 No No 28 14 52 95 94
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Small industrial
warehouses (commercial manufacturing, auto repair
shops, smog check stations) with associated surface
parking. Adjacent to commercial offices and
residential housing. Near three transit stops. Located
along Yorktown Ave.
106 025-191-
54 19521 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.53 No maximum 80 100 0 No No 12 6 23 42 41
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Physical Therapy/Martial
Arts studio. Located near small industrial
warehouses/commercial businesses and Walgreens.

Near three transit stops.
107 025-191-
53 19501 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.13 No maximum 80 100 0 No No 27 13 49 90 89
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Drive through Walgreens
with associated parking. Located near two transit
stops. SWC of Beach Blvd and Yorktown Ave.

Adjacent uses are commercial businesses and
storage yard.
108 025-191-
03 19601 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

2.12 No maximum 80 100 0 No No 50 25 92 169 167
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Private yard with
associated small buildings. Located adjacent to office
building, drive through Walgreens, and residential
housing. Near three transit stops along Beach Blvd.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-63 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
109 025-191-
51 19671 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

2.12 No maximum 80 100 0 No No 50 25 92 169 167
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office building with
associated parking. Located near commercial
businesses, industrial yards, and residential housing.

Near two transit stops along Beach Blvd.
110 111-120-
15 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.13

0.75 30 35 0 No No 1 1 2 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
111 111-120-
17 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.13

0.75 30 35 0 No No 1 1 2 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
112 025-191-
43 19731 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.53 No maximum 80 100 0 No No 12 6 23 42 41
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). 7-Eleven convenience
store and bicycle store with associated parking.

Located adjacent to commercial businesses and
residential housing. Near two transit stops along
beach Blvd.
113 142-481-
12 16775 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.29 No maximum 80 100 0 No No 30 15 56 103 101
Strip retail mall with associated parking. Near two
transit stops along Beach Blvd. Adjacent uses are
commercial businesses and residential housing.
114 142-481-
11 16811 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.84 No maximum 80 100 0 No No 44 22 80 147 146
Single tenant commercial building with associated
surface parking lot. Adjacent uses are commercial
businesses and residential housing. Near two transit
stops along Beach Blvd.
116 142-342-
18 7667 Center
Ave
M-sp(35
du/ac) SP1
North
Huntington
Center
Specific Plan
100%
Affordable
Lodging
Conversion
Overlay

2.20 No maximum N/A N/A N/A No No 64 0 0 65 64
Hotel and associated parking. Located adjacent to
office uses and commercial businesses. Near three
transit stops along Center Ave.
117 165-181-
37 17911 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.60 No maximum 80 100 0 No No 14 7 26 48 47
Funeral/chapel services. Located adjacent to office
uses and commercial businesses. Near three transit
stops along Beach Blvd.
118 142-081-
29 7872 Edinger
Ave M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay/100%
Affordable
Lodging
Conversion
Overlay

1.85 No maximum N/A N/A N/A No No 224 0 0 224 224
Hotel and associated parking. Located adjacent to
commercial businesses. Near two transit stops along
Edinger Ave.
119 165-181-
38 17881 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.55 No maximum 80 100 0 No No 13 6 24 44 43
Vacant retail/office building with associated parking.

Located adjacent to similar uses. Near one transit
stop along Beach Blvd.
121 111-120-
18 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.13

0.75 30 35 0 No No 1 1 2 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
122 111-120-
19 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.13

0.75 30 35 0 No No 1 1 2 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
123 165-225-
10 17251 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay/100%
Affordable
Lodging
Conversion
Overlay

0.91 No maximum N/A N/A N/A No No 127 0 0 127 127
Motel/Quality Inn & Suites. Located near Hibachi Grill
and car dealership. Near three transit stops along
Beach Blvd.
125 111-130-
01 I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.13

0.75 56 70 0 No No 2 1 3 7 6
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). RV and vehicle storage
facility with surface parking. Adjacent to similar use. 126 111-120-
14 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.13

0.75 30 35 0 No No 1 1 2 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
127 111-120-
13 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.13

0.75 30 35 0 No No 1 1 2 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-64 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
129 111-120-
12 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.13

0.75 30 35 0 Yes No 1 1 2 4
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Vacant lot. Located
adjacent to other vacant lots and
industrial/manufacturing yard. Near three transit
stops. NEC Garfield Ave and Goldenwest St.
130 025-180-
22 7971 Yorktown CG CG
General
Commercial
District
HO70 1.12 1.5 80 100 0 No No 26 13 48 89 87
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Huntington Suites Motel
with associated parking. Located near vacant
commercial office building and residential homes.
131 111-130-
06 I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.13 0.75 56 70 0 No No 2 1 3 7 6
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Industrial yard/storage
adjacent to repair business and yard storage (similar
use). Near 2 transit stops along Garfield Ave and
Goldenwest St.
133 165-312-
19 17731/17741
Beach Blvd. M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.52 No maximum 80 100 0 No No 12 6 22 41 40
Commercial businesses (pawn shops and smog
checks) with associated parking. Adjacent uses are
storage yards, residential homes, and commercial
business. Near two transit stops along Beach Blvd.
136 165-301-
23 17751 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.14 No maximum 80 100 0 No No 3 1 6 11 10
Dental office (single tenant) with associated parking.

Adjacent uses are lot are single tenant (psychic
reader) building and associated parking. Located near
2 transit stops
137 111-130-
05 7072

GARFIELD
AVE
I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.15 No maximum 56 70 0 No No 2 1 4 8 7 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Enclosed single tenant
building with storage yard. Located adjacent to
industrial/RV storage yar d. Near two transit stops
along Garfield Ave and Goldenwest St.
139 165-311-
16 7942 SPEER
DR M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.52 No maximum 80 100 0 No No 12 6 22 41 40
Single family residential with large storage yard and
vacant space. Located adjacent to single family
residential and commercial spaces (Dog training,
bakery). Near one transit stop along Beach Blvd.
140 165-321-
05 17501 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.55 No maximum 80 100 0 No No 12 6 23 43 41
Del Taco drive through with associated parking.

Adjacent uses are residential housing and Enterprise
car business. Near two transit stops. SWC Slater Ave
and Beach Blvd.
141 167-472-
17 17522 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.29 No maximum 80 100 0 No No 30 15 56 103 101
Drive through Walgreens with associated parking.

Located near two transit stops. SEC of Beach Blvd
and Slater Ave. Adjacent uses are commercial
businesses and residential uses
142 167-472-
03 17552 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.78 No maximum 80 100 0 No No 18 9 34 62 61
Strip retail mall with associated parking. Near two
transit stops along Beach Blvd. Adjacent uses are
commercial businesses.
143 165-301-
24 17781 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.15 No maximum 80 100 0 No No 3 1 6 11 10
Single tenant pad building (psychic) adjacent to
commercial businesses and residential housing.

Located near two transit stops along beach Blvd.
144 142-091-
09 16261 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.15 No maximum 80 100 0 No No 3 1 6 12 10
Dentist office with surface parking. Adjacent to
Comfort Suites. Near two transit stops along Beach
Blvd.
145 167-472-
07 17612 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.79 No maximum 80 100 0 No No 18 9 34 63 61
2 story medical/professional office building. Adjacent
to office/commercial uses and vacant space. Near two
transit stops along Beach Blvd.
146 167-472-
04 17555
CAMERON LN M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.15 No maximum 80 100 0 No No 3 1 6 12 10
Single tenant building with storage warehouse.

Located adjacent to office building and retail strip.

Near two transit stops along Beach Blvd.
147 159-201-
05 7400

TALBERT
AVE
RT RT
Research and
Technology
District
HO70 0.15 1 56 70 0 No No 2 1 4 8 7
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Industrial/manufacturing
business building. Located adjacent to similar
uses/commercial uses (auto care). Near one transit
stop along Talbert Ave and Gothard St.
151 142-191-
01 16861 BEACH
BLVD M-sp SP14 Beach and
Edinger
SP 14 - 20%
affordable
overlay

0.17 No maximum 80 100 0 No No 3 1 7 13 11
Single tenant pad building (smog check). Adjacent to
commercial businesses and storm drain. Near one
transit stop along Beach Blvd.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-65 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
Corridors
Specific Plan
152 142-082-
22 16121 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.17 No maximum 80 100 0 No No 3 1 7 13 11 Medical office use. Adjacent to Medical Plaza/similar uses. Near one transit stop along Beach Blvd.
153 142-083-
04 16191 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.17 No maximum 80 100 0 No No 3 1 7 13 11 Pet Hospital located adjacent to commercial uses.

Located near one transit stop along Beach Blvd.
154 165-312-
18 17685 BEACH
BLVD. M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.17 No maximum 80 100 0 No No 3 1 7 13 11
Parking lot for liquor/retail stores. Adjacent to
commercial services (smog, repair, car shops). Near
one transit stop along Beach Blvd.
155 167-472-
05 17591
CAMERON LN M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.19 No maximum 80 100 0 No No 4 2 8 15 14
Parking lot for commercial building. Adjacent uses are
residential and commercial uses. Near two transit
stops along Beach Blvd.
156 142-081-
02 7942

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.20 No maximum 80 100 0 No No 4 2 8 15 14
Arby's adjacent to associated parking lot and Mobil
gas station. Near two transit stops along Edinger Ave
and Beach Blvd.
157 025-200-
62 19751 Beach
Blvd. M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.20 No maximum 80 100 0 No No 4 2 8 15 14
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Car auto shop/oil change
with associated parking. Adjac ent to similar
commercial uses. Near two transit stops along Beach
Blvd.
159 165-392-
60 7461 Talbert
Ave RT RT
Research and
Technology
District
HO70 0.20 1 56 70 0 No No 3 1 6 11 10 Auto care shop adjacent to residential housing and storage yards. SEC Slater Ave and Gothard St.
160 111-130-
02 I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.20

0.75 56 70 0 No No 3 1 6 11 10
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). RV and vehicle storage
facility with surface parking. Adjacent to similar use. 161 111-130-
26 I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.20

0.75 56 70 0 No No 3 1 6 11 10
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). RV and vehicle storage
facility with surface parking. Adjacent to similar use. 162 142-081-
03 7942

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.20 No maximum 80 100 0 No No 4 2 8 16 14 Parking lot for adjacent use (Arby's). Near two transit stops along Edinger Ave and Beach Blvd.
165 165-301-
22 7952
NEWMAN
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.22 No maximum 80 100 0 No No 5 2 9 17 16
Single family residential located adjacent to
residential uses. Located on Newman Ave, which is
connected to Beach Blvd (near two transit stops on
Beach Blvd).
166 142-081-
17 7945
ALDRICH DR M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.22 No maximum 80 100 0 No No 5 2 9 17 16
Great Adventures Learning Center with parking.

Adjacent to commercial businesses. Near two transit
stops along Edinger Ave and Beach Blvd.
167 142-081-
16 7945
ALDRICH DR M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.22 No maximum 80 100 0 No No 5 2 9 17 16
Parking lot associated with Great Adventures
Learning Center (142-081 -17). Adjacent to
commercial businesses. Near two transit stops along
Edinger Ave and Beach Blvd.
168 159-201-
36 7415

HARRIMAN
CIR
RT RT
Research and
Technology
District
HO70 0.23 1 56 70 0 No No 3 1 6 12 10
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Industrial single tenant
building with associated parking. Located adjacent to
similar uses. Near two transit stops.
169 159-201-
39 7412

TALBERT
AVE
RT RT
Research and
Technology
District
HO70 0.23 1 56 70 0 No No 3 1 6 12 10
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Auto Collision Repair
center. Adjacent to industrial/manufacturing buildings.

Near two transit stops along Talbert Ave and Gothard
St.
170 142-103-
17 16471 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.23 No maximum 80 100 0 No No 5 2 9 18 16
Metro car tint shop located adjacent to commercial
businesses and residential housing. Near two transit
stops along Beach Blvd.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-66 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
171 142-492-
03 7261 MARS

DR RT RT
Research and
Technology
District
HO70 0.23 1 56 70 0 No No 3 1 7 13 11
Industrial/manufacturing office building located
adjacent to similar uses. Located on Mars Dr which is
connected to Gothard St.
172 142-492-
02 7271 MARS

0.24 No maximum 80 100 0 No No 5 2 9 18 16
Jack in the Box parking lot adjacent to commercial
and residential uses. Near two transit stops along
Beach Blvd.
174 142-081-
26 16071 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.24 No maximum 80 100 0 No No 5 2 10 19 17
Parking lot associated with Car Wash. Adjacent to
commercial uses. Near one transit stop along Beach
Blvd.
175 165-181-
40 17855 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.25 No maximum 80 100 0 No No 5 2 10 19 17 Single tenant retail (ConRev) adjacent to commercial businesses. Near one transit stop along Beach Blvd.
179 153-041-
29 19102 Beach
Blvd. M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.25 No maximum 80 100 0 No No 5 2 10 19 17
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Popeyes drive through.

Adjacent to commercial retail and associated parking.

Near one transit stop along Beach Blvd.
182 111-120-
20 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.26 No maximum 30 35 0 No No 2 1 5 8 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
183 142-081-
25 16061 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.26 No maximum 80 100 0 No No 6 3 11 20 20
Car wash. Adjacent to car wash (same ownership)
and Great Adventures Learning Center. Near one
transit stop along Beach Blvd.
184 142-081-
18 16061 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.26 No maximum 80 100 0 No No 6 3 11 20 20
Car wash. Adjacent to car wash (same ownership)
and Great Adventures Learning Center. Near one
transit stop along Beach Blvd.
185 142-091-
33 16311 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.26 No maximum 80 100 0 No No 6 3 11 20 20
Jack in the Box drive through adjacent to associated
parking lot and Comfort Suites. Located near two
transit stops along Beach Blvd.
186 142-102-
56 16431 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.88 No maximum 80 100 0 No No 21 10 38 70 69
Verizon store and separate single tenant building with
associated parking for both buildings. Located near
one transit stop along beach Blvd. Adjacent uses are
residential and commercial uses.
187 142-091-
32 16271 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.26 No maximum 80 100 0 No No 6 3 11 20 20
Physical therapy building adjacent to Dentist and
Comfort Inn/Motel. Located near two transit stops
along Beach Blvd.
188 142-101-
14 16371 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.70 No maximum 80 100 0 No No 16 8 30 55 54 Office Building adjacent to Burger King and residential uses. Near one transit stop along Beach Blvd.
189 142-092-
15 16331 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.67 No maximum 80 100 0 No No 15 7 29 53 51 Burger King adjacent to residential and office uses.

Near one transit stop along Beach Blvd.
190 025-191-
32 19721 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.26 No maximum 80 100 0 No No 6 3 11 21 20
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Auto sales shop
(motorcycles) with associated parking. Adjacent to
similar commercial auto uses and office building. Near
one transit stop along Beach Blvd.
193 142-111-
18 7672

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.27 No maximum 80 100 0 No No 6 3 11 21 20
Vitamin Shoppe with associated parking. Adjacent to
commercial uses. Near one transit stop along Edinger
Ave.
194 142-083-
25 16241 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.67 No maximum 80 100 0 No No 15 7 29 53 51
Chipotle with associated parking lot. Adjacent to
residential uses and Pet Hospital. Near two transit
stops along Beach Blvd.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-67 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
195 142-082-
35 16091 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.27 No maximum 80 100 0 No No 6 3 11 21 20
Sleep number mattress store. Adjacent to medical
plaza and residential housing. Near two transit stops
along Beach Blvd.
196 142-082-
27 16141 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.72 No maximum 80 100 0 No No 17 8 31 57 56
Union bank with associated parking. Adjacent to
Medical Plaza and residential housing. Nearby one
transit stop along Beach Blvd.
197 159-201-
40 7383

HARRIMAN
CIR
RT RT
Research and
Technology
District
HO70 0.28 1 56 70 0 No No 4 2 8 15 14
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Cross Fit center adjacent
to manufacturing/industrial warehouses/buildings.

Near one transit stop along Gothard St.
198 107-100-
80 16866 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.28 No maximum 80 100 0 No No 6 3 12 22 21 McDonald’s restaurant and surface parking lot.

Adjacent to residential.
199 165-401-
12 7401 Harriman
Cir RT RT
Research and
Technology
District
HO70 0.28 1 56 70 0 No No 4 2 8 15 14 Office manufacturer building with associated parking.

Adjacent to railroad and similar uses.
200 165-401-
10 7952 Aldrich
Dr RT RT
Research and
Technology
District
HO70 0.30 1 56 70 0 No No 4 2 8 16 14 Office manufacturer building with associated parking.

Adjacent to railroad and similar uses.
202 165-181-
39 17871 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.30 No maximum 80 100 0 No No 7 3 13 24 23 Two story office building with surface parking in front and rear. Adjacent to strip mall and office building.
203 159-212-
10 7442

MOUNTJOY
DR
RT RT
Research and
Technology
District
HO70 0.30 1 56 70 0 No No 4 2 8 16 14
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Manufacturer or
warehouse use with surface parking lot. Adjacent to
similar uses.
204 142-081-
01 16001 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.50 No maximum 80 100 0 No No 12 6 22 40 40
Mobil gas station and convenience store on the corner
of Edinger and Beach Blvd. Adjacent to car wash
facility and Arby's restaurant.
205 107-782-
08 16242 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

5.01 No maximum 80 100 0 No No 120 60 220 400 400 Total Wine and Bobs Furniture with large surface parking lot on the corner of Beach Blvd and Stark Dr.
206 167-472-
15 17732 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.31 No maximum 80 100 0 No No 7 3 13 24 23 Dentist office with surface parking. Adjacent to medical building and funeral home.
207 159-201-
32 7392

VINCENT CIR RT RT
Research and
Technology
District
HO70 0.31 1 56 70 0 No No 5 2 9 17 16
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
208 159-212-
09 7422

MOUNTJOY
DR
RT RT
Research and
Technology
District
HO70 0.31 1 56 70 0 No No 5 2 9 17 16
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). manufacture or warehouse
use with surface parking lot. Adjacent to similar uses. 209 165-391-
43 7492 Slater
Ave. RT RT
Research and
Technology
District
HO70 0.31 1 56 70 0 No No 5 2 9 17 16 Auto repair shop with surface parking lot. Adjacent to auto repair shop.
210 142-111-
42 7830

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.37 No maximum 80 100 0 No No 32 16 59 109 107 Large Chase bank building adjacent to NuVision Credit Union building.
211 142-111-
27 7812

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.68 No maximum 80 100 0 No No 40 20 73 134 133 NuVision Credit Union building with large multi -level parking lot in rear. Adjacent to Chase Bank building.
212 142-111-
39 M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.78 No maximum 80 100 0 No No 18 9 34 62 61 Large surface parking lot adjacent to Chase bank. 213 142-111-
34 7800

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

2.85 No maximum 80 100 0 No No 68 34 124 227 226 Large church (Refuge Calvary Chapel) with surface parking lot. Adjacent to HomeGoods store.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-68 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
214 142-111-
32 7700

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

3.51 No maximum 80 100 0 No No 84 42 154 281 280
HomeGoods store with attached strip mall and large
surface parking on the corner of Edinger and Sher Ln.

Adjacent to church.
215 165-392-
52 17532 Gothard RT RT
Research and
Technology
District
HO70 0.31 1 56 70 0 No No 5 2 9 17 16 SFR with large lot potentially used for storage.

Adjacent to auto repair shop and storage lot.
216 142-112-
05 7662

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.51 No maximum 80 100 0 No No 12 6 22 40 40
Arizona Leather pad building with surface parking lot
on corner of Edinger and Sher Ln. Located adjacent
to Edinger Plaza.
217 142-112-
10 7600

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

7.55 No maximum 80 100 0 No No 180 90 331 603 601 Edinger Plaza/large shopping center with large surface parking lot.
218 142-112-
08 7542

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

2.50 No maximum 80 100 0 No No 59 29 109 199 197 Edinger Plaza/large shopping center with large surface parking lot.
219 142-112-
09 7490

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

3.41 No maximum 80 100 0 No No 81 40 150 273 271 Edinger Plaza/large shopping center with large surface parking lot.
220 142-511-
17 7450

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

2.92 No maximum 80 100 0 No No 69 34 128 233 231
Taco Bell drive through restaurant with surface
parking located within large shopping center with
various tenants. Adjacent to rail.
221 142-511-
03 7402

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.06 No maximum 80 100 0 No No 25 12 46 84 83 Mexican Food restaurant with surface parking.

Located adjacent to mattress store and CrossFit gym.
222 142-511-
05 16072
GOTHARD ST M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.32 No maximum 80 100 0 No No 31 15 57 105 103 Auto parts and accessories shop with surface parking lot. Adjacent to mattress store and CrossFit gym.
223 142-511-
04 7362

EDINGER
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.82 No maximum 80 100 0 No No 19 9 35 65 63
OC Mattress and CrossFit with surface parking on the
corner of Edinger and Gothard. Located adjacent to
restaurant.
224 142-191-
48 16961 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.03 No maximum 80 100 0 No No 24 12 45 82 81
CVS pharmacy with surface parking lot on the corner
of Beach Blvd and Warner Ave. Adjacent to two story
office building and strip mall.
225 167-472-
14 17702 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.32 No maximum 80 100 0 No No 7 3 13 25 23 Funeral home with surface parking. Adjacent to two story office building and dentist office.
226 167-472-
11 17682 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.33 No maximum 80 100 0 No No 7 3 14 26 24 Two story office building with surface parking.

Adjacent to medical building and funeral home.
227 165-401-
16 17792 Metzler RT RT
Research and
Technology
District
HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses.
228 165-401-
15 17802 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses.
229 165-401-
14 17812 Metzler RT RT
Research and
Technology
District
HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses.
230 142-191-
23 7891
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.56 No maximum 80 100 0 No No 13 6 24 44 43 Wahoo's restaurant with surface parking. Adjacent to Woody's restaurant and realtor's office.
231 111-120-
16 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.33 0.75 30 35 0 No No 3 2 5 10
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-69 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
233 142-191-
47 16929 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

1.68 No maximum 80 100 0 No No 40 20 73 134 133 Strip mall with surface parking lot. Various tenants.

Located adjacent to restaurant and CVS pharmacy.
234 142-491-
04 16632 GEMINI

LN RT RT
Research and
Technology
District
HO70 0.33 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses.
235 165-401-
17 17782 Metzler RT RT
Research and
Technology
District
HO70 0.34 1 56 70 0 No No 5 2 9 18 16 Office and warehouse with surface parking. Located adjacent to similar uses.
236 107-100-
79 16866 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.72 No maximum 80 100 0 No No 17 8 31 57 56 McDonald’s restaurant and surface parking lot.

Adjacent to residential.
237 165-401-
11 17892 Metzler RT RT
Research and
Technology
District
HO70 0.34 1 56 70 0 No No 5 2 9 18 16 Office building with surface parking. Adjacent to office building and restaurant.
238 111-120-
22 I-sp SP9 Holly-Seacliff
Specific Plan RH30 1.00

0.75 30 35 0 No No 9 5 16 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
239 111-120-
27 7012 Ernest Dr I-sp SP9 Holly-Seacliff
Specific Plan RH30 1.79

0.75 30 35 0 No No 16 8 30 54
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Self -storage facility with
surface parking. Adjacent to similar uses.
240 111-120-
26 18801 Stewart
Ln I-sp SP9 Holly-Seacliff
Specific Plan RH30 1.00

0.75 30 35 0 No No 9 5 16 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Self -storage facility with
surface parking. Adjacent to similar uses.
244 111-120-
25 I-sp SP9 Holly-Seacliff
Specific Plan RH30 1.00

0.75 30 35 0 No No 9 5 16 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Storage lot and oil
producer. Adjacent to similar uses.
245 111-120-
24 18851 Stewart
Ln I-sp SP9 Holly-Seacliff
Specific Plan RH30 1.00

0.75 30 35 0 No No 9 5 16 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
246 111-120-
06 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.90

0.75 30 35 0 No No 8 4 15 27
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
247 111-120-
08 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.90

0.75 30 35 0 No No 8 4 15 27
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
248 111-120-
09 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.73

0.75 30 35 0 No No 6 3 12 21
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
249 111-120-
29 18931 Stewart
Ln I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.87

0.75 30 35 0 No No 7 4 14 25
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Vehicle storage facility with surface parking. Adjacent to similar use.
250 111-120-
07 I-sp SP9 Holly-Seacliff
Specific Plan RH30 0.90

0.75 30 35 0 No No 8 4 15 27
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
254 111-130-
24 19065 Stewart
Ln I-sp SP9 Holly-Seacliff
Specific Plan HO70 1.00

0.75 56 70 0 No No 16 8 30 55 54
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). RV and vehicle storage
facility with surface parking. Adjacent to similar use. 266 142-191-
14 7911
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.34 No maximum 80 100 0 No No 8 4 14 27 26 Office building with surface parking. Adjacent to office building and restaurant.
267 142-491-
05 16652 GEMINI

LN RT RT
Research and
Technology
District
HO70 0.34 1 56 70 0 No No 5 2 10 19 17
Offices and warehouses on the corner of Gemini Ln
and with surface parking. Located adjacent to similar
uses.
268 142-191-
27 16871 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.34 No maximum 80 100 0 No No 8 4 14 27 26 Restaurant with surface parking lot. Adjacent to vacant restaurant and auto repair shop.
269 142-191-
34 7871
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.34 No maximum 80 100 0 No No 8 4 14 27 26 Woody's restaurant with surface parking lot. Adjacent to restaurant and residential.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-70 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
270 165-312-
17 17701 Beach
Blvd. M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.34 No maximum 80 100 0 No No 8 4 14 27 26 Liquor store with surface parking lot on the corner of Beach Blvd and Liberty Dr. Adjacent to residential.
271 142-082-
26 16111 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.34 No maximum 80 100 0 No No 8 4 14 27 26 Two store medical building with surface parking.

Adjacent to pharmacy and mattress store
274 165-392-
64 16661 Gemini
Ln RT RT
Research and
Technology
District
HO70 0.35 1 56 70 0 No No 5 2 10 19 17 Gym with surface parking. Adjacent to auto repair shop and warehouse.
276 165-392-
63 17592 Gothard
St RT RT
Research and
Technology
District
HO70 0.38 1 56 70 0 No No 6 3 11 21 20 Auto repair shop with surface parking. Adjacent to warehouse.
277 142-491-
03 16622 GEMINI

LN RT RT
Research and
Technology
District
HO70 0.38 1 56 70 0 No No 6 3 11 21 20 Office and warehouse with surface parking. Located adjacent to similar uses.
278 167-472-
12 17692 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.38 No maximum 80 100 0 No No 9 4 16 30 29 Two story office building with surface parking.

Adjacent to medical building and funeral home.
279 165-302-
22 17851 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.40 No maximum 80 100 0 No No 9 4 17 31 30
Strip mall located on the corner of Beach Blvd and
Ronald Dr. Located adjacent to pawn shop, hookah
lounge, and adult store with surface parking.
280 025-200-
61 19761 Beach
Blvd. M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.40 No maximum 80 100 0 No No 9 4 17 31 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Auto repair shop with
surface parking on the corner of Beach Blvd and Utica
Ave. Adjacent to tire shop.
281 165-401-
06 17925 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.40 1 56 70 0 No No 6 3 12 22 21 Office and warehouse with surface parking. Located adjacent to similar uses.
282 159-201-
31 7422

VINCENT CIR RT RT
Research and
Technology
District
HO70 0.40 1 56 70 0 No No 6 3 12 22 21
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
283 159-201-
34 18042

GOTHARD ST RT RT
Research and
Technology
District
HO70 0.40 1 56 70 0 No No 6 3 12 22 21
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Auto repair shop with
surface parking. Adjacent to gym.
284 142-492-
07 16631 GEMINI

LN P RT
Research and
Technology
District
HO70 0.41 1 56 70 0 No No 6 3 12 22 21 Office and warehouse with surface parking. Located adjacent to similar uses.
285 165-312-
16 7912 Liberty
Ave. CG CG
General
Commercial
District
HO70 0.41 1.5 80 100 0 No No 9 4 17 32 30 Three separate single family residences on the same lot. Adjacent to MFH and liquor store.
286 111-130-
25 19061
STEWART LN I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.61 0.75 56 70 0 No No 9 4 18 33 31 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). RV and vehicle storage
facility with surface parking. Adjacent to similar use. 287 142-191-
42 7923
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.41 No maximum 80 100 0 No No 9 4 17 32 30 Two story office building with surface parking.

Adjacent to realtor office and CVS pharmacy.
288 165-392-
71 17582 Gothard
St RT RT
Research and
Technology
District
HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
289 165-391-
44 17532 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
290 159-211-
16 18281

ENTERPRISE
LN
RT RT
Research and
Technology
District
HO70 0.41 1 56 70 0 No No 6 3 12 23 21
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
291 165-401-
09 17932 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
292 165-391-
39 17662 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-71 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
293 165-391-
40 17682 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.41 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
294 025-200-
50 19971 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.42 No maximum 80 100 0 No No 9 4 18 33 31
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Gas station and
convenience store located on the corner of Beach
Blvd and Adams Ave. Located adjacent to auto repair
shop and Mexican restaurant.
295 159-201-
33 18112

GOTHARD ST RT RT
Research and
Technology
District
HO70 0.42 1 56 70 0 No No 6 3 12 23 21
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
296 025-200-
51 7211 Garfield
Ave M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.42 No maximum 80 100 0 No No 9 4 18 33 31
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Auto repair shop with
surface parking. Adjacent to gas station and strip mall. 298 159-201-
38 7442

TALBERT
AVE
RT RT
Research and
Technology
District
HO70 0.42 1 56 70 0 No No 6 3 12 23 21
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Auto repair shop with
surface parking. Adjacent to auto repair shops.
299 165-312-
20 7911 Newman
Ave. CG CG
General
Commercial
District
HO70 0.42 1.5 80 100 0 No No 9 4 18 33 31 Auto storage lot with manufactured home. Adjacent to apartment building and pawn shop.
300 165-401-
07 17905 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.42 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
301 142-492-
08 16651 GEMINI

LN P RT
Research and
Technology
District
HO70 0.42 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
302 111-120-
23 I-sp SP9 Holly-Seacliff
Specific Plan RH30 1.00 0.75 30 35 0 No No 9 5 16 30
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Oil operator on large lot.

Adjacent to storage and industrial yards.
304 165-391-
45 17552 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
305 165-392-
26 17711 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
306 165-392-
70 18921 Gothard
St RT RT
Research and
Technology
District
HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
307 165-392-
69 17631 Metzler RT RT
Research and
Technology
District
HO70 0.43 1 56 70 0 No No 6 3 12 23 21 Office and warehouse with surface parking. Located adjacent to similar uses.
308 159-211-
13 18282

GOTHARD ST RT RT
Research and
Technology
District
HO70 0.43 1 56 70 0 No No 6 3 12 23 21
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
309 159-211-
14 18292

0.43 No maximum 80 100 0 No No 10 5 18 34 33 Two story office building with surface parking.

Adjacent to office building and strip mall.
311 165-401-
20 7481 Talbert
Ave RT RT
Research and
Technology
District
HO70 0.43 1 56 70 0 No No 7 3 13 24 23 Office and warehouse with surface parking. Located adjacent to similar uses.
312 159-211-
15 18291

ENTERPRISE
LN
RT RT
Research and
Technology
District
HO70 0.44 1 56 70 0 No No 7 3 13 24 23
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
314 159-201-
28 7421

VINCENT CIR RT RT
Research and
Technology
District
HO70 0.44 1 56 70 0 No No 7 3 13 24 23
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
315 165-392-
72 17741 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.44 1 56 70 0 No No 7 3 13 24 23 Office and warehouse with surface parking. Located adjacent to similar uses.
317 142-072-
05 15744
Goldenwest St P PS
Public-
Semipublic
District
HO70 37.35 1.5 56 70 0 No No 45 23 83 NA 150
High Resource Area (2022 TCAC/HCD Opportunity
Indices Map). Part of Goldenwest College with
surface parking.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-72 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
318 142-072-
11 15744
Goldenwest St P PS
Public-
Semipublic
District
HO70 35.40 1.5 56 70 0 No No 45 23 83 NA 150
High Resource Area (2022 TCAC/HCD Opportunity
Indices Map). Part of Goldenwest College with various
sport fields, lecture halls and surface parking.
319 142-072-
02 15744
Goldenwest St P PS
Public-
Semipublic
District
HO70 25.57 1.5 56 70 0 No No 45 23 83 NA 150
High Resource Area (2022 TCAC/HCD Opportunity
Indices Map). Part of Goldenwest College with various
sport fields, Boys and Girls Club and surface parking.
320 142-072-
03 15744
Goldenwest St P PS
Public-
Semipublic
District
HO70 9.58 1.5 56 70 0 No No 45 23 83 NA 150
High Resource Area (2022 TCAC/HCD Opportunity
Indices Map). Part of Goldenwest College with
surface parking.
321 165-302-
21 17831 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.45 No maximum 80 100 0 No No 10 5 19 35 34
Pawn shop, hookah lounge, and adult store with
surface parking located on the corner of Beach Blvd
and Ronald Dr. Located adjacent to strip mall.
322 165-401-
13 17862 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.45 1 56 70 0 No No 7 3 13 25 23 Office and warehouse with surface parking. Located adjacent to similar uses.
323 165-391-
27 17702 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.53 1 56 70 0 No No 8 4 15 29 27 Auto repair shop with surface parking. Located Adjacent to warehouses.
325 165-401-
08 17875 Metzler
Ln RT RT
Research and
Technology
District
HO70 0.45 1 56 70 0 No No 7 3 13 25 23 Office and warehouse with surface parking. Located adjacent to similar uses.
326 165-401-
19 7471

TALBERT
AVE
RT RT
Research and
Technology
District
HO70 0.45 1 56 70 0 No No 7 3 13 25 23 Office and warehouse with surface parking. Located adjacent to similar uses.
327 167-472-
13 8041
NEWMAN
AVE
M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.46 No maximum 80 100 0 No No 10 5 19 36 34 Two store medical building with surface parking.

Adjacent to dentist office.
328 167-472-
10 17672 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.46 No maximum 80 100 0 No No 11 5 20 37 36
Multi-use medical and office building with surface
parking. Adjacent to similar mixed-use office building
and vehicle storage lot.
329 159-201-
27 7391

VINCENT CIR RT RT
Research and
Technology
District
HO70 0.46 1 56 70 0 No No 7 3 13 25 23
Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Office and warehouse with
surface parking. Located adjacent to similar uses.
330 165-401-
23 7461 Talbert
Ave RT RT
Research and
Technology
District
HO70 0.47 1 56 70 0 No No 7 3 14 26 24 Office and warehouse with surface parking. Located adjacent to similar uses.
331 165-392-
62 16662 Gemini
Ln RT RT
Research and
Technology
District
HO70 0.47 1 56 70 0 No No 7 3 14 26 24
Advanced cutting tools manufacturer with surface
parking. Adjacent to vintage auto repair shop and
basic auto repair shop.
332 165-392-
44 17582 Gothard
St RT RT
Research and
Technology
District
HO70 0.47 1 56 70 0 No No 7 3 14 26 24 Warehouse with surface parking. Located Adjacent to auto repair shop and tow yard.
333 142-492-
09 16661 GEMINI

LN RT RT
Research and
Technology
District
HO70 0.49 1 56 70 0 No No 8 4 14 27 26
Offices and warehouses on the corner of Gemini Ln
and with surface parking. Located adjacent to similar
uses.
334 165-392-
43 17592 Gothard
St RT RT
Research and
Technology
District
HO70 0.49 1 56 70 0 No No 8 4 14 27 26 Auto repair shop with surface parking. Located Adjacent to auto repair shop and warehouses.
335 142-491-
06 16662 GEMINI

LN RT RT
Research and
Technology
District
HO70 0.49 1 56 70 0 No No 8 4 14 27 26
Offices and warehouses on the corner of Gemini Ln
and with surface parking. Located adjacent to similar
uses.
337 165-311-
17 17671 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.50 No maximum 80 100 0 No No 11 5 21 39 37
Strip mall on the corner of Beach Blvd and Liberty Dr
with surface parking lot. Tenants include Mexican
restaurant, donut shop, and dog training school.

Located adjacent to residential.
341 142-492-
06 16611 GEMINI

LN RT RT
Research and
Technology
District
HO70 0.50 1 56 70 0 No No 8 4 14 27 26 Warehouse or light manufacturing with surface parking. Located adjacent to similar uses.
342 165-234-
18 17401 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

2.39 No maximum 80 100 0 No No 57 28 105 191 190
Vista Center Strip mall with large surface parking lot
located on the corner of Beach Blvd and Slater Ave.

Located adjacent to Hole Mole restaurant and strip
mall. 165-234-18 and 165- 234-07 under same
ownership.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-73 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
343 165-234-
07 17473 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.27 No maximum 80 100 0 No No 6 3 11 21 20
Strip mall with surface parking lot. Various tenants
ranging from HBPD to meat market. Located adjacent
to Hole Mole restaurant and strip mall. 165-234-18
and 165-234-07 under same ownership.
344 165-234-
08 17491 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.26 No maximum 80 100 0 No No 6 3 11 20 20
Hole Mole restaurant with surface parking lot on the
corner of Beach Blvd and Slater Ave. Adjacent to
surface parking and strip mall.
345 165-283-
14 17221 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.26 No maximum 80 100 0 No No 6 3 11 21 20
Hibachi grill restaurant with surface parking (same
ownership as 165-283 -13). Located adjacent to
vacant building and Quality Inn and Suites.
346 165-283-
13 17231 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.26 No maximum 80 100 0 No No 6 3 11 20 20
Parking lot for Hibachi grill restaurant (same
ownership as 165-283 -14). Located adjacent to
vacant building and Quality Inn and Suites.
347 165-283-
16 17211 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.48 No maximum 80 100 0 No No 11 5 20 38 36
Single tenant vacant building with surface parking.

Former tenant was Subway. Located adjacent to
Huntington Valley Tool Rental/outdoor storage and
restaurant.
348 165-283-
17 17191 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.48 No maximum 80 100 0 No No 11 5 20 38 36
Huntington Valley Tool Rental and outdoor storage
located along Beach Blvd. Adjacent to Sherwin
Williams store and vacant restaurant building.
349 165-283-
05 17171 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.48 No maximum 80 100 0 No No 11 5 20 38 36
Sherwin Williams store with surface parking located
on the corner of Beach Blvd and Cypress Dr.

Connected to auto repair shop and share parking.
350 165-283-
04 17151 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.31 No maximum 80 100 0 No No 7 3 13 24 23
Auto repair shop with surface parking located on the
corner of Beach Blvd and Cypress Dr. Connected to
Sherwin Williams store and share parking.
351 167-324-
11 17042 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.57 No maximum 80 100 0 No No 13 6 24 45 43
Drive through car wash facility located on Beach Blvd
in between the corners of Warner Ave and Blaylock
Dr. Adjacent to residential in rear.
352 167-324-
14 8022
WARNER AVE M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.25 No maximum 80 100 0 No No 5 2 10 19 17
Shoe City store with surface parking located on the
corner of Beach Blvd and Warner Ave. Adjacent to
drive through car wash facility and residential.
353 167-325-
15 17122 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.91 No maximum 80 100 0 No No 21 10 39 72 70
Medical building with various health -related tenants
located on the corner of Beach Blvd and Blaylock Dr.

Large surface parking. Adjacent to Taco Bell
restaurant.
354 167-325-
16 17122 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.45 No maximum 80 100 0 No No 10 5 19 36 34 Surface parking lot for medical building. Adjacent to Taco Bell restaurant.
355 167-325-
17 17182 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.45 No maximum 80 100 0 No No 10 5 19 36 34
Taco Bell drive through restaurant with surface
parking. Adjacent to two story office and retail building and surface parking lot for medical building.
356 167-325-
18 17220 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.45 No maximum 80 100 0 No No 10 5 19 36 34
Two story office and retail building with possible
residence in the back structure. Surface parking
throughout. Adjacent to vacant lo ts and Taco Bell
restaurant.
361 167-311-
03 17288 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

1.18 No maximum 80 100 0 No No 28 14 51 94 93
Strip mall with large surface parking lot. Various
tenants ranging from bar to salon. Located adjacent
Pizza Hut restaurant
362 167-311-
04 17342 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.34 No maximum 80 100 0 No No 8 4 14 27 26
Pizza Hut restaurant with surface parking lot on the
corner of Beach Blvd and Holland Dr. Adjacent to strip
mall.
363 167-312-
01 17362 BEACH
BLVD M-sp SP14 Beach and
Edinger
SP 14 - 20%
Affordable
Overlay

0.56 No maximum 80 100 0 No No 13 6 24 44 43 Salvation Army with surface parking lot on the corner of Beach Blvd and Holland Dr. Adjacent to strip mall.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-74 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
Corridors
Specific Plan
364 167-312-
02 17404 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.71 No maximum 80 100 0 No No 17 8 31 57 56
Strip mall with large surface parking lot. Various
tenants ranging from law offices to nail salon. Located adjacent to strip mall and Salvation Army building.
365 167-312-
03 17424 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.57 No maximum 80 100 0 No No 13 6 24 45 43
Strip mall with large surface parking lot. Various
tenants ranging from bar to gym. Located adjacent to
medical building and Chevron gas station.
366 167-312-
04 17436 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.18 No maximum 80 100 0 No No 4 2 7 14 13
Restaurant with surface parking. Located within a strip mall and adjacent to Chevron gas station. Held in
common ownership with Site #365.
367 167-312-
05 17472 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.40 No maximum 80 100 0 No No 9 4 17 32 30
Gas station and convenience store located on the
corner of Beach Blvd and Slater Ave. Located
adjacent to medical building and Mexican restaurant.
368 167-312-
06 17444 BEACH
BLVD M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.28 No maximum 80 100 0 No No 6 3 12 22 21
Medical building with physical therapy, dentistry, and
pediatric tenants. Surface parking located in front of
property. Located adjacent to Chevron gas station
and strip mall.
369 142-221-
21 7451

WARNER AVE RT RT
Research and
Technology
District
HO70 0.40 1 56 70 0 No No 6 3 12 22 21
Strip mall on the corner of Warner Ave and Gothard
St with surface parking. Various tenants. Self-storage
facility and office/warehouses located behind strip
mall.
370 142-221-
20 Warner and
Gothard RT RT
Research and
Technology
District
HO70 0.08 1 56 70 0 No No 1 0 2 4 3
Self-storage facility on the corner of Warner Ave and
Gothard St with surface parking. Located behind
street-facing strip mall. Located between rail and
storm wash. Held under same ownership as sites 55,
59, 62, and 369 - 373.
371 142-221-
19 Warner and
Gothard RT RT
Research and
Technology
District
HO70 0.48 1 56 70 0 No No 7 3 14 26 24
Strip mall on the corner of Warner Ave and Gothard
St with surface parking. Various tenants. Self-storage
facility and office/warehouses located behind strip
mall. Held under same ownership as sites 55, 59, 62,
and 369 - 373.
372 142-221-
18 Warner and
Gothard RT RT
Research and
Technology
District
HO70 0.06 1 56 70 0 No No 0 0 1 3 1
Offices and warehouses on the corner of Warner Ave
and Gothard St with surface parking. Located behind
street-
facing strip mall. Various tenants ranging from
working training facility to nutritional supplement
distribution. Self-storage facility behind. Held under same ownership as sites 55, 59, 62, and 369 - 373.
373 142-221-
17 Warner and
Gothard RT RT
Research and
Technology
District
HO70 0.61 1 56 70 0 No No 10 5 18 34 33
Strip mall on the corner of Warner Ave and Gothard
St with surface parking. Various tenants ranging from
MMA gym to dentist offices. Self-storage facility and
office/warehouses located behind strip mall. Held
under same ownership as sites 55, 59, 62, and 369 -
373.
374 167-472-
09 17642 Beach
Blvd M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.79 No maximum 80 100 0 No No 63 0 0 63 63 City owned site - currently LBNC 375 167-472-
08 17631
Cameron Ln M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
Affordable
Overlay

0.79 No maximum 80 100 0 No No 63 0 0 63 63 City owned site - currently LBNC 384 111-130-
41 19052
Goldenwest I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.90 0.75 56 70 0 No No 12 7 30 50 49 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Bixby Plaza Carpets &
Flooring office/warehouse and another office building
with associated surface parking, which covers
approximately 50% of the underutilized site. Nearby
existing residential uses. Several nearby transit stops. 385 111-130-
31 7021 Kearny
Dr I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.47 0.75 56 70 0 No No 6 3 15 26 24 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Two-story office building
with associated surface parking, which covers 40% of
the site. Nearby existing residential and commercial
uses. Several nearby transit stops.

Appendix B: Adequate Sites Analysis [DRAFT November March 20232] Page B-75 Huntington Beach Housing Element Update

Table B-14: Adequate Sites to Accommodate the RHNA

ID APN ADDRESS GPLU ZONE ZONE

LEGEND REZONE ACRES

EXISTING
MAX

DENSITY/FAR
REZONE

ASSUMED

DENSITY
REZONE
MAX

DENSITY

EXISTING

RESIDENTIAL
UNITS
VACANT

USED IN

PREVIOUS
CYCLE

LOW/VERY
LOW
UNITS

MODERATE
UNITS
ABOVE

MODERATE
UNITS
TOTAL
SITE

CAPACITY
TOTAL

NET EXISTING USE ANALYSIS
386 111-130-
32 7047 Kearny
Dr I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.48 0.75 56 70 0 No No 6 4 16 27 26 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Two-story office building
with associated surface parking. Nearby existing
residential and commercial uses. Several nearby
transit stops.
387 111-130-
33 7071 Kearny
Dr I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.44 0.75 56 70 0 No No 6 3 14 24 23 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Two -story Gaetano
Hardwood Floors, Inc. office building with associated
surface parking. Nearby existing residential and
commercial uses. Several nearby transit stops.
388 111-130-
34 7080 Kearny
Dr I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.59 0.75 56 70 0 No No 8 4 19 33 31 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Two-story office building
with associated surface parking. Directly adjacent to
residential uses to the south and nearby existing
commercial uses. Several nearby transit stops.
389 111-130-
35 7056 Kearny
Dr I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.38 0.75 56 70 0 No No 5 3 12 21 20 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Two-story office building
with associated surface parking. Directly adjacent to
residential uses to the south and nearby existing
commercial uses. Several nearby transit stops.
390 111-130-
36 7042 Kearny
Dr I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.38 0.75 56 70 0 No No 5 3 12 21 20 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Two-story office building
with associated surface parking, which covers
approximately 50% of the underutilized site. Directly
adjacent to residential uses to the south and nearby
existing comme rcial uses. Several nearby transit
stops.
391 111-130-
37 7028 Kearny
Dr I-sp SP9 Holly-Seacliff
Specific Plan HO70 0.51 0.75 56 70 0 No No 7 4 17 28 28 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Two-story office building
with associated surface parking. Directly adjacent to
residential uses to the south and nearby existing
commercial uses. Several nearby transit stops.
393 111-120-
01 18742
Goldenwest St RL-sp SP9 Holly-Seacliff
Specific Plan RH30 0.89 7 du/ac 30 35 0 No No 8 4 15 27 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Site is currently being used
as plant nursery, with associated small structures and
equipment. The majority of the site is not paved and
is covered with several types of plants. Directl y
adjacent to residential uses to the north and east. A
church is located directly northwest of the site.

Several nearby transit stops along Goldenwest Street.
394 111-120-
31 18782 Golden
West St RL-sp SP9 Holly-Seacliff
Specific Plan RH30 0.62 7 du/ac 30 35 0 No No 5 3 10 18 Highest Resource Area (2022 TCAC/HCD
Opportunity Indices Map). Greer Storage for RVs,
boats, and vehicles. Approximately 50% of the site is
not being utilized for storage. The site is directly
adjacent to residential uses to the east and a church
is to the northwest. Several nearby transit stops along Goldenwest Street.
449 107-213-
10 16931
Magnolia St CG CG Commercial
General HO70 3.21 0 56 70 0 No 44 26 107 179 177
Commercial businesses (Brookstreet Plaza) as well
as a parking on the site. Residential homes exist north and west of the strip mall. There are 2 transit stops
near the site.

451 111-120-
30 I-sp SP9 Holly-Seacliff
Specific Plan
RH30 0.06 0.75 30 35 0 No No 0 0 0 0 0 Remnant parcel that is part of a larger industrial property. Held by same owner of Sites 245 – 250.
452 111-130-
27 I-sp SP9 Holly-Seacliff
Specific Plan
HO70 0.07 0.75 56 70 0 No No 0 0 0 0 0 Remnant parcel used as rv/auto storage. Held by same owner of Sites 125 and 160.
453 159-201-
06 7382 Talbert
Ave. RT RT
Research and
Technology
District
HO70

0.12 1 56 70 0 No No 0 0 0 0 0 Single tenant auto repair building with surface parking located along an arterial street.
454 142-191-
33 M-sp SP14
Beach and
Edinger
Corridors
Specific Plan
SP 14 - 20%
affordable
overlay

0.03 No maximum 80 100 0 No No 0 0 0 0 0
Remnant parcel located on the north side of Site 269.

Currently used as surface parking lot for building on
Site 269.

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-76
Figure B-4: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-77
Figure B-5: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-78
Figure B-6: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-79
Figure B-7: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-80
Figure B-8: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-81
Figure B-9: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-82
Figure B-10: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-83
Figure B-11: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-84
Figure B-12: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-85
Figure B-13: Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-86
D. Small Sites Consolidation Maps
Figure B-14: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-87

Figure B-15: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-88

Figure B-16: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-89

Figure B-17: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-90
Figure B-18: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-91
Figure B-19: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-92
Figure B-20: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-93
Figure B-21: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-94
Figure B-22: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-95
Figure B-23: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-96
Figure B-24: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-97
Figure B-25: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-98
Figure B-26: Small Site Inventory

City of Huntington Beach
2021-2029 Housing Element DRAFT
Appendix B: Adequate Sites Analysis Page B-99
Figure B-27: Small Site Inventory

City Council/Public Financing AuthorityApril 4, 2023

City Council/Public Financing Authority
April 4, 2023