Huntington Beach City School District

The Huntington Beach City School District plans to build the Maintenance and Operations (M&O) Building on the Kettler site behind the District office. The District has been working with the City and other landowners in Huntington Beach for more than three years to determine a location for M&O building, which was previously located at Dwyer Middle School. The building was in disrepair, and its location conflicted with the optimum location of the Dwyer Gymnasium and STEM buildings. After an exhaustive review, the District Office site was the only viable option with the District's limited resources.

The District's M&O team is responsible for conducting regular inspections and preventive maintenance of facilities, maintaining the grounds (including lawns and planters), ensuring safe and secure facilities for students, and providing support for school operations, events, and activities. The new M&O building will offer an interior space for M&O-related work currently occurring in the parking lot, house equipment and supplies related to school site maintenance and operations, provide a space for M&O staff to collaborate and complete office work, and serve as a centralized warehouse to keep basic supplies used in instruction and custodial services. The new building is expected to mitigate noise levels as M&O activities currently occur outdoors in the parking lot. This facility does not have a mechanic's bay or fueling stations typically found in a maintenance yard. Since our operation is small, we contract with the high school district for fuel and use outside services for vehicle repairs.

The new M&O building will be built using local building standards in lieu of Field Act compliance, which is required for facilities attended by students and teaching staff. The M&O facility will not host students, allowing the District to choose the agency overseeing its construction. As a custodian of public funds, the District believed the City's process to be quicker, more cost-effective, and better for community involvement. However, if local procedures result in cost or time issues, the District can still opt to follow the DSA process.

This project shows our commitment to providing cost-effective maintenance and operations services for our school community. Important information and dates will be added to this webpage as they become available. Dates are subject to change.

• Maintenance and Operations Building Project ListServe – HBCSD has established an email listserv that allows recipients to stay connected to District updates regarding the M&O Facility Project.
• Maintenance and Operations Building Project Question Form – Visit the following link to submit a Maintenance and Operations Building Project question

• Maintenance and Operations Building Community Meeting Presentation - May 6, 2024
• HBCSD M&O Building - CUP Re-submittal Set
• HBCSD M&O Building - Colorboard
• HBCSD M&O - CD SET
• Studio W Presentation – M&O Building and Bus Storage Facility
• Notice of Exemption (NOE) Board Item and Documents – M&O Building

HBCSD Facilities
facilities@hbcsd.us

City of Huntington Beach Project Planner
permitcenter@surfcity-hb.org

Updated 5/28/26

Why is the District going through the City for approval instead of the Division of State Architect (“DSA”)?

The M&O facility will not house students, allowing the District to choose the agency overseeing its construction. As a custodian of public funds, the District found the City's process quicker, more cost-effective, and it allowed for community involvement. The District could still follow the DSA process if deemed necessary.

Will the District construct an access road between Stilwell Drive and the District Office?

There are no plans or intent to provide additional access roads to the District Office.

What will be the height of the building?

The building will have 14’-0” walls and a roof apex of 17-’6”.  The existing building is just over 15’-0” tall at the top of the wall.

What are the overall dimensions of the building?

The building is 215’ long by 35’ wide.

Where will the building be specifically located?

The building will be 71’ south of the existing building, 46’ north of the existing fence line, 22’-6” to the west of the property line, and 276’-7” to the east property line, as shown in the following layout.

Where can we find the current project documents?

Current documents are posted on the Maintenance and Operations Facility Project Webpage.

Why was the District Office selected to house the District Maintenance and Operations Facility?

The District has been working with the City and other landowners in Huntington Beach for more than five years to determine a permanent location. After an exhaustive review, the District Office site was the only viable option with the District's limited resources.

Will there be lighting on the west elevation of the building?

The design team will review the security lighting on the west elevation. Any additional lighting will be shielded to prevent spillage onto adjacent properties.

Will the Edison Park access from Breton Lane remain open?

The District and City recognize the benefit of park access, and Edison Park will remain accessible from Breton Lane. However, for safety reasons, the access may be temporarily closed during parts of the construction.

Were different layouts of the facility reviewed as part of the design process?

Various layouts for the building in the back parking lot were considered.  Ultimately, the design team, with the recommendation of the CEQA consultant, chose the location shown in the presentation. This location was determined to have the least environmental and noise impact on the surrounding community. 

What happens to the existing landscape, specific to the wall that will be built behind the building? Who is responsible for the damage? Will it infiltrate the root system?

We recognize that the block wall will impact the neighboring properties and have shared our concerns with the City. The wall is a City code requirement. The wall footing is designed to minimize any impact on the existing landscape. The intent is to maintain all work for the new footing and wall on the District property. District staff and the architect will invite the residents directly affected by the wall to a dedicated meeting to facilitate further discussion. 

What is M&O, and what is the purpose of the M&O building?

M&O stands for Maintenance and Operations. The District M&O Team is responsible for:

• Conducting regular inspections and preventive maintenance of facilities
• Maintaining grounds, including lawns and planters
• Ensuring safe and secure facilities for students
• Providing support for school operations, events, or activities

The M&O building will be utilized to:

• Provide an interior space for M&O-related work currently occurring in the lot
• House equipment and supplies related to school site maintenance and operations
• Provide a space for M&O staff to collaborate and complete office work

What impact will the construction process of this building have on the surrounding community?

The building is a prefabricated metal structure in which the pieces are manufactured off-site to fit together quickly, like a large erector set.  This process will expedite construction and shorten the timeline.

What mitigation measures will be implemented to minimize dust from construction?

Dust during construction will be mitigated through various measures mandated by the South Coast Air Quality Management District (SCAQMD). These include implementing dust-control measures such as using water sprays, dust suppressants, and covering material piles.

Will the building affect the number of parking spaces at the District Offices?

The project will require additional handicapped parking and electric vehicle charging stalls. Reconfiguring the rear parking will ultimately result in 14 additional parking stalls.

What are the days/hours of construction?

Construction is anticipated to start in August 2024 and run through February 2025. It will comply with the City's requirements regarding construction hours.

What are the M&O Building hours of operation?

Maintenance and Operations (M&O) staff work daily from 6:00 AM to 3:30 PM. The team deploys to the school sites in the mornings to maximize productivity before the students arrive.

What is the project's anticipated timeline?

Construction is anticipated to start sometime in 2027.

Is this project going through CEQA/EIR approval?

The project has completed the California Environmental Quality Act (CEQA) process, and the County of Orange recorded the Notice of Exemption on 11/1/2023. The M&O Building was cleared through an exemption, so an Environmental Impact Report (EIR) was not required.

Why was this project considered exempt from CEQA?

The proposed project involves moving the existing maintenance and operations activities into a new one-story, 7,525-square-foot building. The proposed construction of buildings would keep the number of employees and the facility's functions and activities on site unchanged. No off-site improvements would occur. The project site would continue to be used as a maintenance and operations facility, but would move activities indoors. Therefore, the proposed project is exempt from CEQA under Guidelines Section 15303, New Construction or Conversion of Small Structures, which allows for the construction of new structures up to 10,000 square feet. 

Where are the air conditioning units located in the building?

The air-conditioning condensers will be located in front of the building, behind the visual screening.

How would an L-shaped building (instead of the proposed design) impact noise for the neighbors?

The proposed building along the residential property line provides a substantial noise barrier, which is an improvement over existing conditions. An L-shaped building would create an opening between the site and the adjacent residences, eliminating the proposed building's noise-attenuating effect. The current site layout is preferable to an L-shaped building or any configuration that doesn’t provide a barrier along the residential property line.

How close is the proposed M&O building to nearby homes?

The City reviewed the location and confirmed that the building exceeds the required setback. The zoning code requires a 10-foot setback, and the proposed building is approximately 22.5 feet from the property line. The building also complies with the applicable height limit and includes landscaping and design conditions to reduce impacts on adjacent neighbors.

What type of zoning use does the maintenance and operations building require? 

City staff confirmed that a maintenance and operations facility is an allowed use in the Public/Semi-Public zoning district, subject to approval of a Conditional Use Permit. Staff also found the project consistent with the City of Huntington Beach's General Plan, zoning requirements, and applicable municipal code provisions.

Is the site currently being used as a maintenance yard?

The majority of active maintenance work occurs at school sites throughout the District, not at the District Office. The District Office site is primarily used for storage and deployment, with staff gathering materials and then going out to campuses to perform work.

Did the District bypass the City’s Conditional Use Permit (CUP) process?

No. The proposed building went through the CUP process, including Zoning Administrator review, Planning Commission review, and City Council appeal review. City staff confirmed that the CUP was properly taken before the Council.

Did the District rely only on Division of the State Architect (DSA) approval instead of City approval?

The District had previously received DSA authorization for the District Offices, formerly Kettler Elementary School, including related maintenance deployment. However, for the proposed new M&O building, City and District staff determined that the local zoning was appropriate as proposed, which is why the District applied for the CUP and proceeded through the City process.

Was the California Environmental Quality Act (CEQA)/environmental review issue addressed?

Yes. City staff explained that the City reviewed the environmental setting, regulatory framework, and applicable CEQA exemption standards. Staff stated that the site is already developed and disturbed, and that no environmental conditions were identified that would prevent the use of the categorical exemption.

Did the City consider the site’s proximity to the Canary landfill and ASCON?

Yes. City staff specifically discussed the site’s proximity to the landfill. It explained that proximity alone does not preclude use of the exemption unless the project site itself is on the applicable hazardous-site list.

Were methane and soil concerns addressed?

Yes. Methane was acknowledged in the CEQA materials, and further review is required through the building and grading process. The project cannot receive a grading permit without soil testing. If methane or other environmental conditions are found, mitigation such as remediation, a methane barrier, or a ventilation system would be required before permits are issued. It is worth noting that most of southern Huntington Beach is in a methane district.

Why not require a full Environmental Impact Report (EIR) or additional CEQA study before approval?

The required environmental safeguards remain part of the City process because soil testing must occur before grading and building permits are issued, and any contaminants found must be mitigated or remediated before construction can proceed. 

What about hazardous materials, paint, solvents, chemicals, diesel, and fire risk?

The District’s existing storage is already part of the Fire Department’s hazardous-materials review and has been inspected at least annually, including unannounced inspections. The City has not cited the District for hazardous-material violations. 

Does the new building improve the existing storage condition?

Yes. The facility intends to remove the existing storage containers and place those materials in a permanent building. That creates a more organized, code-reviewed, and permanent storage condition.

Will the project create excessive noise?

A noise study was completed and found that the proposed building location complies with City noise standards. The increased setback, new block wall, building orientation, and landscaping help mitigate noise, and the project must comply with the City’s noise ordinance.

Will the project create light pollution?

The project includes a condition requiring a photometric lighting plan to ensure that no light spillage occurs onto adjacent properties.

Will the building create a dark or unsafe corridor near Edison Park?

The project includes conditions related to lighting, landscaping, and site design. The required photometric plan is intended to control light spillover while still addressing site lighting and safety.

Will the building be unattractive or harm the neighborhood's character?

The residential-facing side of the building includes design elements such as faux windows, wall panels, and landscape trellises. The project is also conditioned to add enhanced landscaping between the building and the west property line.

Did the District consider other locations?

The District explored other options, including other facilities, potential land swaps, and shared-use opportunities. The District Office site remains the appropriate location because it is District-owned and located in a zoning district where the use is allowed with a CUP.

Is this project connected to a future transportation facility or a larger project?

The Council only reviewed and acted on this specific project, a 7,500-square-foot M&O building and its environmental determination. The space will not be used as a bus transportation facility.

Is the project going to bid?

Yes. The District is required to follow the public works procurement process for the project.