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What's next in the approval process for Parkside Estates?
We are reviewing several options and look forward to sharing our next step with our supporters in the near future.
What is the timeline for the remainder of the process?
It is difficult to determine guidelines given the complexity of the review and approval process, but unless there is an unanticipated delay, we expect that all permitting should be completed within a few months of Coastal Commission approval.
How will neighboring homes be protected during the dewatering process?
Through our 10 years of groundwater monitoring on the Parkside site, we have confirmed that shallow, perched groundwater exists at various levels throughout the upper 20 feet of the property. The levels are influenced by local conditions: Irrigation, rainfall percolation and seasonal fluctuations of the regional aquifer. These near-surface waters are not connected to the deeper regional aquifer, thus the term "perched." The regional aquifer has been documented to fluctuate seasonally over a wide range, from as high as the ground surface to as much as 23 feet below.
It is those past fluctuations of the regional aquifer that are of greatest significance when evaluating the potential for future settlement, or subsidence, because groundwater can move up and down within its historic range without causing any new subsidence below adjoining properties.
Removing sub-surface water - dewatering - is a common practice that has been used in many development projects in the area. Dewatering and subsidence were thoroughly studied in the 2002 EIR. Before grading and dewatering operations begin, we will use groundwater data we have accumulated over the past 10 years and our professional team's experience to create a very detailed dewatering and monitoring plan that must be approved by the City's Public Works Department before our operations can begin. The plan will ensure that Parkside's dewatering efforts will not draw groundwater below historic levels, thus minimizing any chance of subsidence. Monitoring devices will be installed and used to monitor grading and dewatering activities during the process. A geotechnical engineer will be on site throughout the construction period to monitor boundary conditions and confirm that dewatering and grading is safely proceeding.
Will the levee improvements impact the area's groundwater table?
The County's recent north levee repair caused a drop in groundwater levels in the immediate vicinity of the levee, but not at more distant locations, like Kenilworth Drive. Therefore, lower groundwater should not be a concern for homeowners.
When can we expect to have all the needed flood protections completed?
Homes and businesses that will be removed from the flood zone will become eligible for lower flood insurance premiums when (1) Parkside Estates completes construction of the north levee and certifies it per FEMA criteria, (2) builds and certifies the new VFPF levee to FEMA standards, tying the north levee to the mesa in order to provide tidal flood protection, (3) increases neighborhood storm drain capacity by building a large new storm drain, and (4) increases the pumping capacity of the Slater Pump Station, and (5) FEMA, following review of paperwork, issues a revised Flood Insurance Rate Map showing the new base flood elevations.
We cannot begin this work until all our approvals and permits are in place, including the pivotal Coastal Development Hearing, which will be held in October.
When will you begin construction and when will homes be available?
Construction will begin only after all approvals from the City and the Coastal Commission are obtained. The timing of home availability depends on how long it takes to get through the final steps of the approval process and then how long it will take to complete all the on-site and off-site improvements, which could be affected by weather and other conditions. If you would like to receive updates as we move forward, click here.
What will the homes be like and what will they cost?
A number of floorplans and elevations will be available, but plans will not be finalized until after Parkside Estates receives all of its permit approvals. Prices will be set just before the homes go on the market.
Can I put my name on an interest list for a Parkside Estates home?
We do not have a formal interest list, but we will add your name to the list we are keeping of people interesting in receiving information about these exciting new homes as they become available. Just click here and put your name on our Information List.
Why are you building new homes when the real estate market is depressed?
The real estate market has always gone through cycles, and every down cycle has been followed by a return to a strong market. Responses from the "Contact Us" page of this website show there is strong interest in the homes of Parkside Estates, and we are confident that this demand will continue to grow as the availability of these new, ocean-close homes draws nearer.
How can I find out if my flood insurance will be reduced or eliminated?
Click on the thumbnail map below to view a full size image. Type your street address and "Huntington Beach CA" into the search window and you will see your home or business location. If it is in the yellow area, your premiums should be eliminated because those areas will no longer be in FEMA's "special hazard flood areas." If it is in the blue area, premiums may be reduced because properties there would be moved from the more expensive "approximate zone" flood insurance premium category, to a "detailed study zone," a less expensive premium category. Of course, all the Parkside Estates flood control improvements must be completed and certified before these changes will go into effect. After FEMA issues new flood insurance rate maps, you will have to check with your mortgage company and flood insurance company.
When will my home be eligible for reduction or elimination of its flood insurance premiums?
Once we have our final regulatory approvals, construction can begin. Once we certify to FEMA that all the flood control improvements are complete and operational, FEMA will issue a Letter of Map Revision (LOMR) with revised flood insurance rate maps, which will allow rates to be changed. When that occurs, you should talk to your mortgage company about your flood insurance requirements.
I’ve heard the site would become a wetland if you stopped farming and didn’t build homes. Is that true?
There is one existing degraded wetland area at the west end of the property (the "CP") that will be restored and protected as a wetland. New wetlands will be created in two areas in the farm field totaling 4.6 acres that are currently not wetlands. The Coastal Commission, which is probably the agency that is most protective of wetlands in the nation, has ruled that all the rest of the farm field does not meet the requirements for wetlands protection.
I’ve heard that flooding will become worse because the fill placed on the Shea Homes site will displace floodwater. Is that true?
Definitely not. The perception that the Parkside Estates site offers flood storage capacity, and therefore protection, is wrong because even today the Parkside Estates property is higher than the neighboring properties and existing homes would be flooded long before the waters could rise to reach Parkside's elevation.
Presently, a local 100-year storm without a levee breach would cause up to two feet of flooding near the Graham Street/Kenilworth Avenue intersection. That water surface is lower than even the existing ground surface at Parkside Estates, so adding fill will not cause flood water to be displaced. When Parkside Estates is built, the drainage improvements will keep the flood water within the new storm drain, so the intersection will be "dry." during a local 100-year storm without a levee breach.
A regional 100-year storm with levee breach, however, would flood neighboring homes for hours before floodwater rises to the level of Parkside Estates. The flood control improvements that are part of the Parkside Estates improvements, which only will be built after Coastal Commission approval of the project, would reduce the depth and duration of flooding of neighboring homes in such a regional flood event.
Is there enough water to serve the new homes in Parkside Estates?
Yes. The EIR studied the availability of water, even during a drought cycle, and showed that the City of Huntington Beach has adequate water supplies for the new homes. In certifying the EIR, the City Council concurred with this. It is important to note that farming operations on the site are irrigated, and when this water use ends, it will free up water to meet a significant part of the new demand from Parkside Estates. Landscaping within Parkside Estates will use drought-tolerant planting to reduce water use, and homes will be equipped with water-saving toilets and showerheads. The restored seasonal wetlands will be irrigated with urban runoff treated by Parkside Estates' Natural Treatment System that otherwise would be released to the ocean.
What occurred with the recent testing on the site?
We conducted archeological and geotechnical tests to get information needed for the engineering and construction plans for the Vegetated Flood Protection Feature (VFPF). First, the archeological test had to find a route from the levee to the Mesa slope that didn't interfere with any significant archeological materials; second, the geotechnical test had to determine if the VFPF's substructure could be effectively anchored to the dense sand layer along its entire route. Both studies were successful.