The
following response is provided to address a specific comment regarding potential safety and circulation concerns associated with the proposed project.
Comment 2: Golf Realty Fund proposes an unsafe conflict zone within the Club’s recreational core that introduces high-traffic areas into the center of club facilities visited daily by families.
Response to Comment: The comment asserts that the project would create an “unsafe conflict zone” due to internal vehicular circulation within an active recreational area. However, the comment does not provide substantial evidence of a potentially significant environmental impact under CEQA.
Under CEQA, transportation impacts are evaluated pursuant to CEQA Guidelines Section 15064.3, which focuses on vehicle miles traveled (VMT) rather than localized circulation or safety conditions. The comment does not identify any impact related to VMT , nor does it provide data or analysis demonstrating that the project would result in a significant transportation impact under applicable CEQA thresholds. While CEQA Appendix G (c) is intended to address hazards that may result from a geometric design feature (such as inadequate sight distance, unsafe curves, or dangerous intersection) or clearly incompatible land use relationships that would create unsafe conditions, the comment does not identify any specific geometric design deficiency or provide substantial evidence demonstrating that the project would introduce such a hazard.
The project design incorporates multiple features that limit the potential for vehicular–pedestrian conflicts and demonstrates that no hazardous condition would be created. Access to the internal drive aisle is provided from an on-site parking area, where vehicles are already operating at low speeds upon entry. The drive aisle itself is relatively short, with approximately 51 feet between the entry point and the first crossing area adjacent to the pickleball courts, and approximately 115 feet to the primary pedestrian crossing area. These short travel distances limit vehicle acceleration and reduce the potential for higher -speed vehicle movements. In addition, the pickleball courts are gated, requiring users to pause before entering or exiting the court area, which further reduces the likelihood of uncontrolled pedestrian movement into the drive aisle.
To: City of Huntington Beach
From: EPD Solutions, Inc.
Date: 4/21/2026
Subject: RE: Letter on behalf of Appellants for April 21, 2026 Hearing re The Huntington Club Remodel and Bungalows
04/21/2026
15 (26-280)
The parking and circulation layout has been designed to meet applicable City sight distance requirements for turning movements, and the circulation area does not include blind corners or other geometric features that would impede visibility. The drive aisle would be paved, and pedestrian crossing areas would incorporate contrasting paving materials to provide a clear visual cue to drivers. These materials may also produce audible feedback when traversed by vehicles, further alerting pedestrians to vehicle p resence. The crosswalks would be marked, and caution signage would be installed to alert drivers to potential pedestrian crossings. Speed limit signage would also be posted within the parking area to reinforce low -speed conditions. EPD’s traffic engineer has reviewed the site plan and determined that, given the limited number of vehicle trips, low operating speeds, and site layout, the circulation area would not result in a safety hazard. In addition, the project design has been reviewed and approved by the City’s Planning Division and Traffic Engineer for consistency with applicable safety and design standards.
The project would provide internal circulation within a private recreational facility, where low - speed vehicular access and pedestrian activity are typical and expected conditions. The presence of both vehicles and pedestrians within such environments does not by itself constitute an incompatible use or a significant hazard under CEQA. Additionally, the comment’s claims regarding safety risks to children and families are speculative and not supported by substantial evidence.
The concerns raised regarding potential conflicts between vehicles and pedestrians within the project site pertain to internal site design and operational considerations, which are not physical environmental impacts under CEQA. These issues are addressed through the City’s discretionary design review, conditions of approval, and applicable engineering and safety standards.
The comment does not identify a potentially significant environmental effect supported by substantial evidence and it does not preclude the City’s reliance on the Class 32 (Infill Development) Categorical Exemption. No additional traffic or safety analysis is required under CEQA.
Attachment A: EPD Traffic Engineer’s Resume
www.epdsolutions.com | 3333 Michelson Drive, Suite 500, Irvine, CA 92612 | 949-794-1180 Page 1 of 2 Meghan Macias, TE
Director of Technical Services
REPRESENTATIVE PROJECTS PROFILE
TRANSIT VILLAGES SPECIFIC
PLAN TRAFFIC AND VMT
ANALYSIS
City of Redlands
DEVELOPMENT OF VMT-
BASED SCREENING
THRESHOLDS (INCLUDING
GHG-BASED THRESHOLDS
FOR VMT GUIDELINES)
City of Redlands
RHNA REZONE PROJECT
VMT ANALYSIS
City of Redlands
THE BOWERY MIXED-USE
PROJECT
City of Santa Ana
BLOOMINGTON BUSINESS
PARK
County of San Bernardino
SADDLEBACK STADIUM EIR
ADDENDUM
City of Mission Viejo
LA VERNE ELEMENTARY
PREP ACADEMY
City of Hesperia
GEMINI SOLAR PROJECT
Clark County, Nevada
RIVERDALE RESIDENTIAL
City of Anaheim
HERITAGE PARK MASTER
PLAN TRAFFIC IMPACT
ANALYSIS AND VMT
EVALUATION
City of Irvine
Meghan leads a diverse team of analysts and engineers in delivering high- level technical support across multiple disciplines, including transportation planning, air quality, greenhouse gas emissions, energy, noise, and health risk assessments. Meghan oversees the integration of technical studies into broader environmental documentation efforts, ensuring coordination between disciplines and consistency across deliverables.
She is adept at managing multiple concurrent studies and teams, often under accelerate d timelines, and is known for her responsiveness, thoroughness, and collaborative approach. With more than two decades of professional experience, Meghan has built a reputation for producing clear, defensible, and actionable analyses that support land development, infrastructure, and policy planning projects statewide. She plays a central role in aligning technical outputs with CEQA and NEPA compliance requirements, facilitating entitlement approvals, and navigating complex environmental regulatory frameworks.
Meghan is trusted resource for SB 743 implementation and vehicle miles traveled (VMT) analysis, having supported jurisdictions and private clients alike in adopting and applying innovative approaches to transportation impact evaluation. Her deep understanding of travel demand modeling, traffic operations, and regional transportation policy enables her to bridge the gap between environmental review and mobility planning.
EDUCATION PROFILE
Master of Urban and Regional Planning
University of California, Irvine
Bachelor of Arts in Geography
California State University, Fullerton
________________________________
PROFESSIONAL AFFILIATIONS
Orange County Association of Environmental Professionals (AEP), Treasurer Institute of Transportation Engineers (ITE)
Member of ITE Transportation Capacity and Mobility Task Force Member of ITE SB743 Task Force
Orange County Traffic Engineering Council (OCTEC)
_____________________
CERTIFICATION
California Traffic Engineer 2697
______________________
TENURE
Director of Technical Services, EPD Solutions, Inc., 2017-present Transportation Planning Manager, Transpo Group, 2014-2017 Principal, LSA Associates, 1999- 2014