The URL can be used to link to this page

Home My WebLink AboutInitial Plan; Zoning Review IPZR2007009 - Supporting Documents0 -A e City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Phone Fax 536-5271 374-1540 January 29, 2008 Mike Adams P.O. BOX 382 Huntington Beach, CA 92648 RE: IPZR NO. 07-009 - 424 MAIN STREET, HUNTINGTON BEACH Dear Mr. Adams: Thank you for your January 16 letter, clarifying the intent of your IPZR application. The Planning Department recognizes the prominence of the subject property's location and its importance to the continued revitalization of the Downtown. We also appreciate the opportunity to work with you in the early stages of the design and development process and look forward to assisting you throughout the process. Generally, the Planning Department supports the design concept represented by the plans submitted with your IPZR application. However, the design concept includes an increase in density to nearly double that allowed under the current Downtown Specific Plan (DTSP) District 6 regulations. Although the current efforts to amend the DTSP may ultimately result in higher density standards, the process was recently initiated and it would be premature for the Planning Department to presume such an increase will be recommended by the City's consultants and Planning Commission, and approved by the City Council and Coastal Commission. As the process to amend the DTSP progresses over the course of the next year and beyond (see enclosed Work Program/ Project Schedule), we will be better able to comment on the likelihood that a higher density standard will be applied to the property. In the interim, we have enclosed memorandums from RRM Design Group, which summarize the feedback obtained at the community/stakeholder workshops held to date. In your January 16 letter, you ask if the project as described will be allowed to move forward while the DTSP is being studied, or if it would be placed on hold unless amended for consistency with current standards. As you know, the City is bound by certain state and local permit processing regulations which require that any complete application be processed in a timely manner. Accordingly, the applicable processing timelines would be observed following the filing of any entitlement application to develop the property, regardless of whether the proposed project is consistent with the applicable regulations. The application would not be placed on hold. Moreover, the City would be required to apply the standards in effect at the time the application is heard, and approve or deny the application with consideration to those standards, and not any potential or anticipated changes to the DTSP. The submittal of the required entitlements, now or later, is a choice you and your applicant must decide. In either instance, staff will process the entitlement package in a timely manner. Upon receipt of the more detailed conceptual plans you reference in your letter, the Planning Department will perform a plan check and provide further feedback as requested. In the interim, please feel free to contact me with any additional questions you may have or if you would like to meet to discuss the project in greater detail. With respect to the planned demolition of the former Mandic Motors buildings, the Planning Department has further researched the matter of the building's potential historic significance and CEQA compliance, considered the recommendations of the Historic Resources Board (HRB), and concluded that that the buildings may be demolished without further delay. Notwithstanding, the HRB's recommendation to strive for compatibility with the surrounding neighborhood in the design of any future development is well taken and likewise encouraged by the Planning Department. Sincer , R N SANTOS Associate Planner c: Fred Lahidani and Gerry Schwarzblatt 9454 Wilshire Blvd., Suite 207 Beverly Hills, CA 90212 Herb Fauland - Planning Manager (via e-mail) Terri Elliott - Public Works (via e-mail) 0 Santos, Ron From: Santos, Ron Sent: Thursday, January 10, 2008 2 36 PM To: 'adamsassoc@socal.rr.com' Subject: FW 424 Main St - IPZR Mike, Page 1 of 1 I'm following up on my e-mail below, regarding your IPZR application rec'd December 21, since I have not heard back from you. I want to clarify that submittal of revised/detailed plans is only requested if it is your intent that staff perform a code-compliance plan check of the project. It appears that this is not your intent, since your application letter indicates that the project complies with code with the exception of density. However, I'm not clear as to what questions you do have or what feedback you are looking for. Please let me know so that we can respond to your IPZR request in a timely manner. I would be happy to meet with you to discuss if you prefer. From : Santos, Ron Sent : Thursday, January 03, 2008 5:33 PM To: 'adamsassoc@socal.rr.com' Subject : 424 Main St. - IPZR Hi Mike I hope you had a nice holiday. With regard to your IPZR application, the plans you submitted are not sufficiently detailed to allow for a code compliance plan check. Notwithstanding, I want to ensure that we provide the desired feedback. Are there specific questions, other than the issue of the demolition of the existing structures - which is a separate matter, that you would like us to address? I was thinking along the lines of your prior IPZR application for this site for which you submitted a list of specific questions concerning your development concept. If you could provide something similar, we will be better able assist you. Please let me know your thoughts. Happy New Year! RON SANTOS Associate Planner City of Huntington Beach (714) 536-5561 (office) (714) 374-1540 (fax) 1/15/2008 FORMER MANDIC MOTORS PROPERTY 424 MAIN STREET HUNTINGTON BEACH, CA D.T.S.P. 1 Permitted Use 2 Parcel Size 3 Density a 4 Building Height 5 Site Covera e 6 Setback Front 7 Setback Side 8 Setback Rear 9 Setback Upper Story 10 0 en S ace Comm. Open Space (Res.) 0 11 Parking * Shared Parking 0 0 District 6 Commercial / Residential 2,500 sq. ft. min. 25' Fronta e min. 1 du / 1742 sq. ft. = 1 1du F.A.R. 1.5 = 28,782 35' 3 Stories N/A 5' Min. build to line Ext. - .15' Min. Int. - 0' Min. Comm 3' Min. Alle dedication to 24' 10' Average for 3"d sto 5% of net site area = 960 s . ft. 25%/res. du. sq. ft. = 250 sq. ft./du Total = 4,500 sq. ft. 1 sp. / 333 sq. ft. Comm. = 27 sp. 2 sp. / du for 2 Bd. = 36 sp. .5 sp. / du Guest = 9 sp. Total Required Parking = 72 sp. Pro osed 9,019 sq. ft. (Comm.) 18 du 2 bd/2b 19,520 s . ft. 19,200 sq. ft. net 125' Fronta e 1 du / 1,067 sq. ft. = 18du 28,539 = 1.44 F.A.R. 35' + 10' Roof Addition 3 Stories N/A 5'toBld Ext. N/A Int. 0' 5' Min. w/ Alle dedication to 24' 5' Average - 2" story 0' - 3"d sto Res. 400 s . ft. Main Street Plaza 4,050 sq. ft. Common 1,152 sq. ft. Private @ 96 sq. ft. /du 5,202 s . ft. Total Comm. = 6 sp.* Res. = 36 sp. Guest = 9 sp.* Total On-Site = 51 sp. Parking Credit = 26 sp: Total Pro osed Parkin' =77s Dec 1, 2007 Dec 14 07 06:29p LAHIJANI TRUST PROPERTIES 3104434210 p 1 LAHI/ANI TRUST PROPERTIES December 14, 2007 FAX TO: Mike Adams FAX NUMBER: 714-374-2211 FAX FROM: Fred Lahijani FAX NUMBER: 310-443-4210 TOTAL PAGE (2) Mike, Please give us some time for the project name. City of Huntington Beach DEC 21 2007 Dec 14 07 06:30p LAHIJANI TRUST PROPERTIES 3104434210 Dec 14 07 05 :52p S & •'artnership 310 276071 MICHAEL C. ADAMS ASSOCIATES December 1. 2007 Planning Department City of Huntington Beach 2000 Main Street Huntington Beach. CA 92646 Subject : New Mixed Use (Residential/Retail ) at 424 Made Street To whom it may concern. I am the legal property owner of the above -described address . I herby authorize Michael C. Adams Associates to process applications for new Entitlements on behalf of our project with the City of Huntington Beach. The proposal is for a new mixed-use project on the former Mandic Motors site. If you have any questions or need further information, please contact Mldtaei C. Adertts Assoclates at (714) 374-5678 Than k you. Property Owner's me (Prin p.2 p.2 City of Huntington Beach DEC 212007 P.D. BO* W HUNTINGrON MACH, CA 92848 PHOAE 714.374.5878 FAX 714.374.2211 occeoaa.n oan L9 ME VA RVS ttZLbL£DIL LP LI L60Z/P1/ZT MICAHEL C. ADAMS ASSOCIATES December 12, 2007 Herb Fauland, Principal Planner City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Re: New Mixed Use Project, 424 Main Street Dear Herb: Enclosed is an I.P.Z.R. application request for a new mixed-use project located at the former Mandic Motors site in downtown Huntington Beach. The proposal is for eighteen residential units (19,520 sq. ft.) over approximately 10,000 sq. ft. of commercial. The project is consistent with the Downtown Specific Plan in all areas except in residential unit count, the lot area will only allow a maximum of 11 residential units. However, since the City currently is amending the Downtown Specific Plan we would like to explore an increase of density on this site. The new owners have recently applied for a demolition permit. The permit is apparently on hold based on comments received from the Historic Resources Board. While we concur with the desire for any new development of the site to be sensitive and compatible with the neighborhood, the current structures do not lend themselves to any type of commercially viable re-use. As indicated in the letter from Jason Kelley the former Mandic Motors site is not identified in the City's General Plan as being historically significant. Therefore, we are requesting that the demolition permit be issued as part of the first phase of site clean up. If you have any questions concerning this request and submittal, please contact my office. Sinc el , Mike 1 CityofHuntington Br DEC 21 206,' P.O. BOX 382 HUNTINGTON BEACH, CA 92648 PHONE 714.374.5678 FAX 714.374.2211 AdamsAssoc@socal.rr.com 0 November 30, 2007 Gerhard Schwarzblatt 9454 Wilshire Blvd. #207 Beverly Hills, CA 90212 SUBJECT: DEMO REQUEST FOR 414-424 MAIN STREET Dear Mr. Schwarzblatt: Any requests to demolish a structure identified in the 1986 Historic Resources Survey area are subject to a minimum 45 day review period. Within this time period, staff routes the demo request to the Historic Resources Board (HRB) for review and comment. In accordance with the 45-day postponement requirements to demolish potential historic structures, the HRB has recommended against demolition (see attached letter). The subject property is not located within the Wesley Park District and is not listed in the General Plan. The property is listed in the 1986 historical resources survey report dated September, 1986. The survey identifies the property as a 1920's commercial building with minor alterations to the building. The survey rates the structure as a "B" and a "11", which are defined as follows: "B" - Buildings which are somewhat less unusual or distinctive in terms of age or architecture. They are well designed buildings which research may prove to have a relationship to important events or persons in history. Many of these buildings are likely to have local significance and may be candidates for the Natural Register. "1" - Pre-1946 buildings which have been altered over the years so that their original design is obscured. These buildings could contribute to the character of an historic district if the buildings were rehabilitated. Therefore, the City of Huntington Beach will allow issuance of the demo permit with the following conditions: 1. Written documentation from you identifying the possibility of adaptive reuse of the existing structure that preserves the facades and some of the garages. See comments from the HRB's letter. 2. Written documentation from you indicating how the new structure's design is compatible with the surrounding neighborhood as indicated in the HRB's letter. Please provide the above documents to the Planning Department prior to issuance of the demo permit. If you have any further questions, please feel free to contact me at 714-374-1553 Sincerely, Jason Kelley Associate Planner Cc: Herb Fauland, Principal Planner 11itoric Rz,5ourens hoard An adN isory board to the Huntington Beach City Council October 30, 2007 Planning Department City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Re: 414-424 Main Street Demolition Request To Whom It May Concern: The structures located at 414-424 Main Street, a series of Deco false front style structures and corrugated garages, are the original location for Mandic Motors, the city's first towing service. Established in 1939, Mandic has been honored as AAA's "Highway Hero", one of only five in the nation. There are countless articles nationwide referring to Mandic Motors, and the 424 Main Street address. These structures are truly part of Huntington Beach history. The Art Deco office is in good condition and there have been few, if any, modifications to the original architecture. Even the corrugated steel garages, in their current state of disrepair, have interest due to their unconventional welded-steel pipe frame and wire- tie fastened corrugated steel panel construction. A unique technique reminiscent of the city's roughneck hey-day. It would make sense for the Board to recommend against demolition of these structures. Great thought should be given to adaptive reuse solutions that preserve the facades and some of the garages but allow the "guts" of the property to be developed. At the very least the original office buildings that face Main Street should be preserved. Some limited demolition of the rear garages, work yard and auto maintenance structures located on the alley could provide ample development potential and historic preservation should then be rewarded with development bonuses in regard to density and/or lot coverage. Further, as there are other historically designated structures in the area, it would make sense for the Board to at least suggest the replacement structures be designed in an appropriate style for compatibility with the extant structures and surrounding neighborhood. Mission Revival, Spanish Colonial, Craftsman, Colonial Revival and even Art Deco or Protosuburban styles are a few prime examples. Respectfully submitted, Joseph D. Santiago Chairman Huntington Beach Art Center 5 3 8 M a i n S t r e e t o H u n t i n g t o n B e a c h, C a l i f o r n i a o 9 2 6 4 8 P h o n e ( 7 1 4 ) 5 3 6- 5 2 5 8 City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Phone Fax 536-5271 374-1540 September 19, 2007 Mike Adams Michael C. Adams Associates P.O. Box 382 Huntington Beach, CA 92648 RE: 424 MAIN STREET - MIXED USE PROJECT Dear Mr. Adams: This letter is being provided in follow-up to the August 23, 2007 meeting of the Development Assistance Team (DAT) and provides responses to the questions in your letter received August 18, 2007. Can the residential unit count be increased to twelve? Response : Based on the land area and the applicable density standard, the maximum permit- ted number of dwelling units is eleven. Section 4.2.30 - Affordable Housing of the Down- town Specific Plan provides for an increase in the allowed density for projects that meet the affordable housing criteria. Can tandem parking be proposed in subterranean structure? Response : Tandem parking is not permitted; tandem parking may only be allowed in con- junction with the approval of a valet parking plan subject to conditional use permit review and approval by the Planning Commission. Can building height beyond thirty-five feet be considered? Response : A special permit may be requested for deviations to the applicable height limit, pursuant to the provisions of Section 4.1.02 of the Downtown Specific Plan. Can the alleyway between the parcels along Lake Street be vacated? Response : The Public Works Department will investigate the feasibility of vacating the al- ley. Please contact the Public Works Department to discuss this matter further. • Can roof top open space be proposed for the residential units? Response : Rooftop open space may be permitted, subject to conditional use permit approval and findings of compatibility and no detrimental impacts to surrounding properties. The rooftop open space must be in compliance with the applicable height limit for the district or as approved by special permit. What is the ultimate width of the alleyway? Response : 24 feet Can access to the subterranean parking spaces be accomplished from the alley way? Response: Yes • Can valet parking be proposed? Response : Valet parking may be permitted subject to conditional use permit approval by the Planning Commission. Will restaurant uses be considered for the site? Response : Restaurants are conditionally permitted uses in District 6 of the Downtown Spe- cific Plan. However, the Downtown Parking Master Plan does not currently provide for res- taurant uses in Block H. Accordingly, a restaurant may be permitted provided parking re- quirements can be met via a combination of on-site parking and available parking credits based on the Downtown Parking Master Plan. Can additional parking along Main Street be considered? Response : Provision of additional parking along Main St. is conceptually feasible. The De- partments of Planning and Public Works will further investigate the feasibility upon submit- tal of conceptual plans depicting the design and location of proposed parking. Will the uses proposed be consistent with the new changes to the Downtown Specific Plan? Response : The process to amend the Downtown Specific Plan was initiated very recently and it is unknown at this time what amendments will be recommended to the Planning Commission, City Council and California Coastal Commission. Comments concerning the project from the Fire Department and Public Works Department are also enclosed, along with a draft form outlining the process for a street/easement vacation and City of HB Specifications for Fire Department requirements. Thank you for meeting with the Development Assistance Team and presenting your concep- tual project plans. Please contact me at (714) 536-5561 if you have any additional questions o d like to discuss your project further. ON SA Associate Planner C. Herb Fauland - Principal Planner Circulation File 4 MICHAEL C. ADAMS ASSOCIATES August 15, 2007 Herb Fauland, Planning Manager City of Huntington Beach 2000 Main Street Huntington Beach, Ca 92648 Re: 424 Main Street (former Mandic Motors site) New mixed-use project Dear Herb: City€ iu ln t h Auu 1 NOT The Mandic Motors property in downtown is currently in escrow. The new purchasers have requested a meeting with the Development Assistance Team to better understand the City's concerns and regulations. Their proposal is similar in scope to the concept plan previously reviewed by Planning in March 2006. In addition to general land use comments they have the following questions: • Can the residential unit count be increased to twelve? • Can tandem parking be proposed in subterranean structure? • Can building height beyond thirty-five feet be considered? • Can the alleyway between the parcels along Lake Street be vacated? • Can roof top open space be proposed for the residential units? • What is the proposed ultimate width of the alleyway? • Can access to the subterranean parking spaces be accomplished from the alleyway? • Can valet parking be proposed? • Will restaurant uses be considered for the site? • Can additional parking along Main Street be considered? • Will the uses proposed be consistent with the new changes to the Downtown Specific Plan? The majority of the questions are general in nature and are not driven by any proposed building design. The new owners will be meeting with Economic Development later on the same day. Hopefully this meeting will provide the new owners of the Mandic Motors site with sufficient information to direct their project through-the City review process P.O. BOX 382 HUNTINGTON BEACH, CA 92648 PHONE 714.374.5678 FAX 714.374.2211 4 City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Phone Fax 536-5271 374-1540 374-1648 March 3, 2006 Robert P. Mandic, Jr. Mandic Motors 424 Main Street Huntington Beach, CA 92648 RE: DEVELOPMENT POTENTIAL - MANIC MOTORS SITE (424 MAIN STREET) Dear Mr. Mandic, At our meeting of December 14, 2005, you presented a mixed-use development proposal for the property at 424 Main Street, the former Mandic Motors site. As part of the discussion, you also presented a development matrix and an associated concept plan. At the conclusion of the discussion, you requested a review of the development matrix and a written response to the development potential identified in the matrix. The following is provided for your information: The development matrix titled "Mandic Motors Property, 424 Main Street, Huntington Beach, CA." generally complies with the development standards of the Downtown Specific Plan, District Six - Mixed-Use (Commercial/Office/Residential). Please note, the General Provisions, Section 4.2, are applicable but not referenced in the matrix. The assumption on Line 4, Building Height, and the project maximum of 10 ft. roof addition may or may not fully comply with Section 4.8.04. A detail of the roofline will be required at time of submittal to determine compliance or non-compliance. The assumption on Line 7, Setback Side, and the project maximum of an exterior side being not applicable may not be correct and fully comply. The residential component of the mixed-use concept may be required to be setback 10 feet. (g:\fauland\downtown\424 Main Mandic 030306) Robert P. Mandic Jr. March 3, 2006 Page 2 of 2 The assumption on Line 10, Open Space (Public), and the project maximum of 960 sq. ft. may or may not fully comply with Section 4.8.10. The final open space calculation will be determined on the actual net size of the parcel being proposed for development. A determination of compliance will be made at that point. As you are aware the commercial parking for the site is subject to the Downtown Parking Master Plan (Section 4.2.14) and the land use and building square footage assumptions identified in the technical background report prepared by Kaku Associates, September 2000, "Downtown Parking Master Plan Update." A detailed analysis of the project square footage to the "Existing and Proposed Land Use Analysis Blocks A-I," Appendix of the Kaku Report will have to be verified by staff at the time of project submittal. A previous correspondence on the issue of parking was sent to you on November 22, 2005 (see enclosed). The residential component of the project must provide 100% of the required parking on-site. The current assumption is that all the units will have two bedrooms. . The project will be subject to the City of Huntington Beach Design Guidelines adopted September 2000. Please refer to Chapter Five, Downtown/Main Street Commercial, of the guidelines. In conclusion, the mixed-use concept generally complies with the development standards of the specific plan and is consistent with the type of mixed-use development that is anticipated for the site. Please note the development of the site will be subject to the following entitlements: conditional use permit, coastal development, design review, and environmental assessment. At that time, staff will conduct a complete and formal plan check to verify compliance with all applicable zoning code requirements. An entitlement processing timeline of six to eight months is anticipated. If you have any questions please call me at 714-536-5438. Sin rely, Herb Fauland Principal Planner Enclosure: Letter dated November 22, 2005 Xc: Mike Adams, Michael C. Adams Associates (g:lfau1and\downtown\424 Main Mandic 030306) °Ad +e Ci of Huntin ton BeacheqN42000 MAIN STREET CALIFORNIA 92648 DEVELOPMENT ASSISTANCE TEAM PROJECT ADDRESS:2 ,,e t Al /s1 - 51 - DATE: / /2007 PROJECT DESCRIPTION: A( 6-77 (4 SL DEv1Z6pM 6-AJT' NAME ORGANIZATION ( 1U SA-A S rL4rJ JI J 00-PT PH. NO. 7"9k3G -SS<o/ b I-, t' ti (- • 5-f3o T '=(ZG 5 e36 SS3 Alyu -3 ? i/eh V 6k Pw-- 0 7/ .5 . S -74-3744 .533 P W - t4%cL L NOTES: C I %O- c . 37 ts6 7 G \PLANNING\DAT\DAT SIGN IN doe 0MICHAEL C. ADAMS ASSOCIATES January 16, 2007 Ron Santos, Associate Planner City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Re: 424 Main Street Thank you for your comments of January 3rd & 10th. The I.P.Z.R. application was submitted for two reasons. The first was to facilitate the request for a demolition permit, submitted in October of last year. The 45-day hold period has long since expired but the permit has still not been issued due to comments from the Historic Resources Board. One of the questions asked was has any type of development plan been submitted for review? We then prepared and submitted an application for an I.P.Z.R. This action at least provided a concept plan for reuse of the site. The second reason for the I.P.Z.R. was to obtain a critique of the plans enlite of the current rewrite of the Downtown Specific Plan. As indicated in the project narrative we intend to comply with the various development standards currently in place, with the exception of project density by unit count. Will our project as described be allowed to move forward through the review process while the Downtown Specific Plan is being studied or will all development downtown be on a hold, unless consistent with current standards, until any proposed amendments to the Downtown Specific Plan are adopted? The plans submitted with the I.P.Z.R. are being augmented with additional information to address your comment about the lack of sufficient detail to conduct a code compliance plan check. These will be forwarded to your office upon completion. Sincerely, Mike Adams P.O. BOX 382 HUNTINGTON BEACH, CA 92648 Phone 714.374.5678 Fax 714.374.2211 R E C E IV E 9, ^,H18 200 AdamsAssoc@socaf.rr.com • Chapter 5 Downtown/Main Street Commercial 0 A. Introduction The guidelines in this chapter provide design direction and concepts applicable to new development and rehabilitation of existing structures within downtown Huntington Beach. The design guidelines reflect the Mediterranean design theme and pedestrian-oriented character of the area and are intended to promote high standards in site planning, architectural design and landscaping. These guidelines address design of private and public improvements and are intended to supercede the existing Downtown Design Guidelines. The Downtown/Main Street Commercial guidelines should be utilized in conjunction with the General Commercial design guidelines. 'If , i L`" js 4 K • Downtown Huntington Beach City of Huntington Beach Design Guidelines 11 L t; Chapter 5: DowntownlMain Street Commercial Huntington Beach Pier B. General Desi n Ob'ectives Q The design of new development projects, additions and rehabilitation of existing structures within the Downtown should: Enhance the City's downtown as a principal focal point of the community. Developments should contribute to the a pedestrian-oriented "village- like" environment and should physically and visually relate to the adjacent shoreline Emphasize design elements that maintain viewsheds of the shoreline and Pier Consider the scale, proportion and character of development in the surrounding area Establish pedestrian-oriented, attractive, inviting, imaginative and functional site arrangement of buildings and parking areas, and a high quality architectural and landscape design which provides proper access, visibility and identity Facilitate and encourage pedestrian activity and mitigate existing adverse automobile oriented planning patterns Preserve and incorporate natural amenities unique to the site into the project development proposal Preserve and incorporate structures which are distinctive due to their age, cultural significance, or unique architectural style into the project 5-1 Chapter 5: Downtown/Main Street Commercial PART I - Private Im rovements C. Site Planning a. Street adjacent building siting is encouraged. Strati Edggy • Sidn otk Mj=crnl To Strrd • Bvildin8 Plaud Brhind Sidnoatk - No Selbatk . Fornul Sauter RM Of Trees M arkinBiRaiproorl Access Street adjacent building siting. b. Provide corner "cut-offs" for buildings on prominent intersections. c. Place ground-level front elevations of the building on the front property line to maintain the continuity of the "street wall." d. Provide additional setbacks from the front setback line at public plaza areas. e. Create continuous pedestrian activity in an uninterrupted sequence by minimizing gaps between buildings. f. Avoid placing parking lots that interrupt commercial space along street frontages. V"I "Ci.$Ktt ..dl'i+4n :1'F}X iw .i S tit Pedestrian paseos are encouraged g.Avoid blank walls and other "dead" spaces at the ground level. h. Create pedestrian paseos to parking lots at the rear of buildings. i. Use building indentations to create small pedestrian plazas along the street wall. J•The first floor of any commercial building within Downtown should be built on the front "build-to" line. k. Storefronts and major building entries should be oriented towards major streets, courtyards or plazas. 1. Buildings on corners should include storefront design features on at least 50% of the side street elevation wall area. • • s 5-2 City of Huntington Beach Design Guidelines • • 11 D. Architectural Guidelines 1. Architectural Imagery ® Architectural Style If an overall positive ambiance is to be created and if historic integrity is to be preserved, new infill development and renovation to existing structures must be respectful of its surroundings. In the downtown area, "Mediterranean" style design solutions and elements characteristic to that style are strongly encouraged. Architectural styles that attempt to copy other historically significant styles found in the downtown area may also be acceptable. Designs that are compatible, but distinguishable from their historic neighbors are encouraged. Design solutions may use historic ornament in new "revival" interpretations of older styles. These may be appropriate as long as the result is visually compatible with its surroundings and the design is distinguishable as new. e Use of Traditional Facade Components Repetition of traditional facade components creates patterns and alignments that visually link buildings within a block, while allowing individual identity of each building. These elements are familiar to the pedestrian and help establish a sense of scale. The use of traditional facade components is encouraged. Some traditional facade components include bulkheads, arches, arcades, plazas, and balconies. These elements may be reinterpreted in a variety of ways. Cornice m plot STOREFRONT COMPONENTS Donrom Widow Dlploy Window Bulkhead Recesed Entry Dow Traditional storefront components City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial Facade Rhythm The typical commercial lot design has resulted in buildings of relatively uniform width that create a familiar rhythm. This pattern helps to visually tie the streetscape together. Reinforcement of this facade rhythm is encouraged. NEW CANAAN BOOK SHOP Desired storefront composition Perceived Scale of Structures Buildings with "human-scale" proportions are most suitable to the atmosphere of downtown Huntington Beach. "Human-scaled" buildings respect the existing architectural character of the district while enhancing its marketability as a unique commercial and residential area. LLJ--R7 CE nZA11 M.+ k Desirable distinction between upper and lower floors 5-3 Chapter 5: Downtown /Main Street Commercial Distinction between Upper and Lower Floors The first floor of commercial buildings should be predominantly comprised of transparent surfaces (windows), with a high ratio of void (windows) to solid (wall) areas. Building Heights In the downtown area, new development infill should be compatible with the height and scale of surroundings buildings. The Pedestrian Experience Buildings facing pedestrian streets and plazas should incorporate design features that provide visual interest at the street level. Building elements should be designed in a way that enhances the visibility of merchandise and store related activities by pedestrians. Predominantly Transparent Ground Floor Facades in Commercial/Retail Areas Storefronts with blank or solid opaque walls degrade the quality of the pedestrian experience. To enhance the pedestrian atmosphere, it is important to provide transparent storefronts to maintain visual interest. 2. Building Form and Mass a. Tall buildings should be made less imposing by "stepping back" from the street level. b. The characteristic proportion (relationship of height to width) of existing facades should be reflected in new infill development. c. Building facades should be detailed in such a way as to make them appear smaller in scale. This can be achieved by articulating the separate floor levels with horizontal bands or by increasing the level of detail on the building at the street level. d. New buildings should be designed to create pleasing transitions to surrounding development. The bulk of infill buildings should relate to the prevailing scale of adjacent development. New roofs are compatible with existing buildingsF SEEHO2 I I I00a hnr fr (I Li - L, l- ++ + +- •t--w- Divide large infill into a series of equal structural bays aaaaa OuQ1Z1:3 New uI should re0o4 lho estab hodrhythm and scale of adjacent stnrolures. Appropriate infill proportion e. The predominant difference between upper story openings and street level storefront openings (windows and doors) should be maintained. f. Whenever a proposed infill building is wider than the existing facades on the street, the infill facade should be broken down into a series of appropriately proportioned "structural bays" or components such as a series of columns or masonry piers. g.Long, blank, unarticulated street wall facades are strongly discouraged. h. If maintaining a horizontal rhythm or alignment in an infill building is very difficult or otherwise impossible, the use of fabric canopies or awnings is encouraged to establish a shared horizontal storefront rhythm. i. Monolithic street wall facades should be "broken" by vertical and horizontal articulation. breaks (reveals, recesses) in the surface of the wall 5-4 City of Huntington Beach Design Guidelines no • • 1 Chapter 5: Downtown/Main Street Commercial •. • • the placement of balconies, awnings and canopies 3. Views itself placement of window and door openings a. Buildings should be designed to take advantage of ocean views by providing windows, balconies, stairway landings and other design features. b. Infill buildings should be designed to respect the views of existing buildings, where possible. View corridors should be designed through large developments. c. Rooftops should be designed to be visually attractive when viewed from adjacent buildings. Preserve Ocean Views s 4. Environment a. Design of buildings and open spaces along the first block inland from Pacific Coast Highway should take into account the strong prevailing westerly winds. b. The shadowing effect a new building will have upon adjacent development should be addressed. City of Huntington Beach Design Guidelines 1 Open courtyards provide additional sunlight to adjacent buildings c. The effects of shadows cast by buildings into open areas such as courtyard and plazas should be analyzed. d. Additional sunlight should be brought into large developments through the use of courtyards, atriums and skylights. 5. Building Materials and Colors a. Exterior building materials should compliment the materials used on adjacent buildings. The following materials are considered appropriate for buildings within Downtown Huntington Beach: • stucco (smooth or textured) smooth block granite marble b. Accent materials should be used to highlight building features and provide visual interest. Accent materials may include any of the following: • Wood • Glass Glass block (storefront only) • Glass block (transom)new or used face-brick Tile, (bulkhead) Brick Concrete Stone 5-5 Chapter 5: Downtown/Main Street Commercial Copper • Cloth Awnings Plaster (smooth or textured) Painted Metal Wrought Iron c. The appropriateness of any given color for a particular building depends on a number of factors, including, architectural style, building material, building features and details, building size, building orientation, building context, and climatic considerations. Use subtle/muted colors on larger and simpler buildings • Use multiple and more intense colors on small buildings or those with elaborate detailing Encourage contrasting colors which accent architectural details Encourage colors which accent entrances No more than three colors should be used on any given facade, including "natural" colors such as unpainted brick or stone Avoid using colors that are not harmonious with colors found on adjacent buildings d. Light building colors are encouraged. Soft tones ranging from white to very light pastels are preferred. Neutral colors such as off-white, beige and sand are also acceptable. e. Finish material with "natural" colors such as brick, stone, copper, etc., should be used where practicable. f. The orientation of a building should be taken into consideration when selecting colors, because it affects color appearance. Colors on south and west facades appear warmer than if placed on north or east sides. 6. Roofs and Upper Story Details a. Roof materials most indicative of Mediterranean architecture such as clay shingle tile, concrete shingle tile, Mission tile and other tile-like designs are encouraged. Other acceptable roof materials include copper and painted metal. b. Flat roofs are strongly discouraged unless an ornamental roof cornice is included. Mansard-style roofs have no historical context in Downtown Huntington Beach and should be avoided. c. The visible portion of sloped roofs should be sheathed with a roofing material complementary to the architectural style of the building and other surrounding buildings. d. Roof-mounted mechanical or utility equipment should be screened. The method of screening should be architecturally integrated with the structure in terms of materials, color, shape and size. Mechanical equipment should not be visible from any angle or any height outside of the building. e. Chimneys, roof flashing, rain gutters, downspouts, vents and other roof protrusions should be finished to complement or accent the adjacent materials and colors. Gable Hip Shed Example of appropriate roofs • 0 • 5-6 City of Huntington Beach Design Guidelines Chapter 5• Downtown/Main Street Commercial •811, l' ;®11®® g. Windows should provide variety along street frontage . The following is a list of appropriate window treatments: • • D o r._' r _0 Two story in fill o a 1EH One story infil! R Eli Two story inflll New construction should be similar to existing buildings in height , width, and rhythm of openings. 7. Windows a. Multi-paned windows are encouraged. Simple shape window forms are preferred. b. Windows, which let more light in, such as clerestory windows, skylights or greenhouse windows and wells are strongly encouraged. c. When windows are added or changed, the established facade theme and window rhythm along the whole block should be taken into consideration. d. Use of clear glass (at least 88% light transmission) on the first floor is recommended. e. Storefront windows should be as large as possible with a minimum 18 inch bulkhead. By limiting the bulkhead height, the visibility to the storefront displays and retail interior is maximized. Maximum bulkhead heights for new construction should be approximately 36 inches. f. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is strongly discouraged. City of Huntington Beach Design Guidelines • Tile borders Colored window framing Shutters Plant-on relief features Iron or wooden grills Dormers Projecting bay windows Window boxes • Window pop-outs h. Window security grates or grilles along street frontages are discouraged unless integrated with the overall architectural theme. i. Brightly colored cloth or painted metal awnings can enhance the visual appearance of buildings. Awnings should be of a solid color or two-color stripes and designed to coordinate with the architectural divisions of the building. i A variety of window shapes 8° Doorways and Entrances a. Building entries should be protected from the elements and provide a "sense of shelter" by incorporating overhangs and simple recesses. b. Building entries should afford a "sense of entry" to the building. 5-7 Chapter 5: Downtown /Main Street Commercial c. Appropriate design treatments include: Traditional wooden door Contemporary wood and glass paned door • Stucco arch surrounding the door Brightly colored awning over the door Brightly pained door or framing • The use of a wall or eave to emphasize the door Tile lead-in path to door d. Doors to retail shops should include a high percentage of glass area. 9. Exterior Stairways Decorative features add visual interest. a. Simple, clean, bold stairway projections which complement the architectural massing and form of the building are encouraged. b. Stairways should be designed with decorative features such as tile risers and rails to create visual interest while meeting functional needs. c. Stairways should be of smooth stucco or plaster. Example of exterior stairways 10. Balconies and Rooftops a. Inclusion of balconies and rooftop outdoor areas in building design is encouraged. Balconies can be designed as deep insets on the building form or projections from the building. Rooftops can provide usable outdoor space in both residential and commercial developments. Rooftops can provide exciting outdoor spaces. The incorporation of balconies and usable rooftops onto or within the building form is encouraged • • 0 5-8 City of Huntington Beach Design Guidelines • • • Balconies in Huntington Beach 11. Arches and Arcades 4 _ x.rr-akvw. a. Arches should be semi-circular or slightly flat. Parabolic arches are strongly discouraged. b. Care must be taken that arches appear authentic. The integrity of an arch is lost when its mass is not proportional to its size. Columns must relate in scale to the building. c. Columns may be square, rectangular or round. The column height should be 4-5 times the width of the column. d. A base should be incorporated at the bottom of the column. The use of capitals and column bands is strongly encouraged. 12. Plazas/ Courtyards a. Plazas/courtyards are encouraged within downtown Huntington Beach. b. Ample seating should be provided in the plaza areas. City of Huntington Beach Design Guidelines Chapter 5: Downtown /Main Street Commercial I r Seating provided in a shaded area c. A visual focal point such as a fountain or public art should be provided within plaza/courtyard areas. Plaza fountain F . ' f Provide focal points in plazas /courtyard areas 5-9 Chapter 5: Downtown/Main Street Commercial 13. Walls and Fences a. Walls should be integrated with the overall building design. b. Care must be taken to maintain scenic views available to the community. Wall design should preserve views to the greatest extend possible. c. Walls may be constructed of stucco or brick and enhanced with decorative inset tiles, wrought iron fencing, high ornate iron entry gates, or low planters incorporated into the base of a wall. 14. Other Building Elements /Details a. Building and site details should be integrated into the overall design of the building or development. b. Gutters and downspouts should be properly screened where necessary, unless designed as a continuous architectural feature. Exposed gutters and downspouts should be colored to match the fascia or wall material to which they are attached. c. Accessory elements such as mailboxes, trash enclosures, newspaper racks, and security gates should be compatible with the architectural style of the project. 15. Focal Elements Vertical building focal elements are encouraged. Towers, spires, or domes become landmarks and serve as focal orientation points for the community. TOWER FDATUROPERMTT[D AT CORNER MAJOIOTY OF OUILOUqWALL LOCATED ON FRONT PROPERTY LINE CUP OACK 000&MC CORNER PROY100 INTEROLTNG ALLEY DESIGN 0E't A!SlI 9UADIN09 UP 70 50% Of MAJOROUILOOG FACACC WAY CC99TIACN FROM PRCPERrY UNE PEDESTRIAN CUTOFF ATCD W ER PLAZA AREA CREATED IN rYERU ILOIHOD 9ETDACN AREA Use of towers are encouraged 0 XA\:K IW it The clock tower is a focal point for the plaza A focal point in Downtown Huntington Beach 16. Parking Structures a. Where possible, elevators and stairs should be located on the perimeter of parking structures. b. Shops, offices or other commercial spaces should be incorporated on the ground level of parking structures along street frontages. Landscaping should be provided adjacent to wall surfaces. • • • S-10 City of Huntington Beach Design Guidelines Chapter 5: Downtown /Main Street Commercial • E. Storefront Desi n Guidelines Providing a change in roofline, a tower, or a break in the surface of the subject wall. Although the storefront is only one of the architectural features of the facade, it is the most important visual element for Downtown buildings. Storefronts are the most frequently altered building elements and their modification can affect the character of the building and the streetscape. Traditional storefronts are comprised of few decorative elements that repeat across the face of the building (e.g., structural bays containing window and door openings, continuous cornice line, transoms, bulkheads), and integrate the storefront into the entire building facade. b. Buildings situated at the corner of a public street should provide a prominent corner entrance to street level shops or lobby space. A a T1 u Corner building facade • . • Main Street storefronts 1. Storefront Details Entries /Doorways a. The main entry to Downtown buildings should be emphasized by utilizing one or more of the following design elements or concepts: Flanked columns, decorative fixtures or other details Recessing the entry door within a decorative opening Incorporating a portico (formal porch) projection or inset into the building City of Huntington Beach Design Guidelines Clerestory Windows A V V Clear Display Windows rile Bulkhead Storefront details Awnings and Canopies a. Use of awning with a single color or two-color stripes is encouraged. Lettering and trim utilizing other colors is permitted. b. Where the facade is divided into distinct structural bays, awnings should be placed between the vertical elements. The awning design should respond to the scale, proportion and rhythm created by these structural bay elements and 5-11 Chapter 5- Downtown /Main Street Commercial "nestle" into the space created by the structural bay. c. Aluminum awnings or canopies are strongly discouraged. d. Awnings should be of a durable, commercial grade fabric, canvas or similar material. Awning frames and supports should be painted or coated to prevent corrosion. e. Glossy, shiny plastic, or similar awning material are not recommended. ,r- Shed owning is consistent with rectum ear building form Encouraged Ao- J.T. Nrk.kwui. .t IbJ LL LL- u Round awning Is not consistent with rectilinear window/door frame Discouraged Awnings should not overlap vertical building elements Grille Work/Metalwork and Other Details a. A number of details may be incorporated into the building design to add visual richness and interest while serving functional needs. Such details include the following items: Light fixtures, wall mounted or hung with decorative metal brackets • Metal grille work, at vent openings or as decorative features at windows, doorways or gates Decorative scuppers, catches and downspouts. Balconies, rails, finials, corbels, plaques, etc. Flag or banner pole brackets Fire sprinkler stand pipe enclosures and hose bib covers, preferably of brass Security devices Rear Entrances a. Signs should be modestly scaled to fit the casual visual character of the alley or rear parking area. b. An awning can soften rear facades and provide a pleasant protected space. c. The rear entry door design should be compatible with the front door. Special security glass (i.e. wire imbedded) is allowed. d. Security lighting should be modest and should focus on the rear entry door. e. Selective use of tree planting, potted plants and other landscaping should be used to improve a rear facade. f. Refuse containers and service facilities should be screened from view by solid masonry walls with metal doors. Use landscaping (shrubs and vines) to screen walls and help deter graffiti. Awning added Pedestrian space added lt0 0 .. . CLEAN UP. FIX UP ENCOURAGED Cornice and roof elements added Inappropriate storefront added DON 7 OVER IMPROVE DISCOURAGED Rear entrances • • • 5-12 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial F. Buildin Additions and Renovation Guidelines The renovation/restoration of structures provides an excellent means of maintaining and reinforcing historic character of a city. Renovation and expansion not only increases property values in the area but also serves as an inspiration to other property owners and designers to undertake similar efforts. When an existing structure is proposed to be renovated or expanded, the work should respect the original design character of the structure and should comply with the design guidelines in this section. In addition, renovation of all structures of historic significance should follow The Secretary of the Interior's Standards for the Treatment of Historic Properties and associated Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings, published by the U.S. Department of the Interior, National Park Service. 1. Preserve Traditional Features and Decoration • • a. Existing materials, details, proportions, as well as patterns of materials and openings should be considered when any additions or building renovations would affect the appearance of an existing building's exterior. b. Frequently, original storefront decorative details are intact as visual "leftovers" or simply covered up by previous construction. When a building is proposed to be refurbished, these forgotten details should not be wasted. If enough of them remain, they should be restored, based on the original design. If only a few remain, they should be incorporated as design features in a new storefront. In either case, the design of any improvements should evolve from the remaining building details and should create a harmonious background which emphasizes them. c. All existing historic building detailing should be preserved. Unfortunately, such changes often result in gradual but severe erosion of the original character of the building and architectural cohesion of the Downtown core area. Restoration of buildings which have been substantially or carelessly altered back to their original state is strongly encouraged. b. Building elements which are incompatible with the original facade design of the building should be removed. These include excessive use of exterior embellishments and "modernized" elements such as metal grilles or rusticated materials. c. Metal aluminum canopies have a thin, unsubstantial and "tacked on" appearance and are inconsistent with the desirable design concept for Downtown Huntington Beach. Existing metal canopies should be removed and, if appropriate, replaced with fabric awnings, consistent with the architectural style of the building. 3. Storefront Renovation a. Where the original storefront remains (little or no remodeling has occurred), it should be preserved and repaired with as little alteration as possible. b. Where only part of the original storefront remains (limited remodeling has occurred), the storefront should be repaired. Historic details/materials should be maintained where possible . Extensively deteriorated or missing details /parts should be replaced with new reproductions of the original ones. c. Where the original storefront is completely missing (extensive remodeling has occurred), the storefront should be reconstructed based upon historical, pictorial and other physical documentation. If that is not practical, the design of the new storefront should be designed to be compatible with the size, scale, proportion, material and color of the existing structure. 2.Removal of Elements Inconsistent with Original Facade 4. a. a.Buildings are often altered by owners or shopkeepers in an effort to "keep up with changing times" or to "update a tired image." City of Huntington Beach Design Guidelines Window Replacement Wherever possible, the original window openings should be retained. If the existing ceiling has been lowered, the dropped ceiling should be pulled back from the original window. 5-13 Chapter 5: Downtown/Main Street Commercial b. If possible, the original windows and frames should be saved and restored. Missing, rotting or broken sash, frames, mullions and muntins with similar material should be replaced. c. If the original window openings have been altered, the openings to their original configuration and detail should be restored. Blocking or filling window openings that contribute to the overall facade design should be avoided. d. When replacing windows, consideration should be given to the original size and shape detailing and framing materials. Replacement windows should be the same operating type as the original window. Match original cornice Clear or opaque glass transom Piers match the upper facade New windows may be framed with dark aluminum to match the original color Window renovation VL c WINDOW REPLACEMENT ORIGINAL NOT ACCEPTABLE NOT ACCEPTABLE Aluminum casement Blocked-up ORIGINAL NOT ACCEPTABLE NOT ACCEPTABLE Windows and Aluuminum (tome Blocked-up with Isle bulkhead w/framed bulkhead stone vaneer Acceptable and not acceptable window replacement 5. Door Replacement a. Original doors and door hardware should be retained, repaired and refinished. b. If new replacement doors are necessary, they should be compatible with the historical character and design of the structure. 6. Awnings a. Original awning hardware should be used if they are in working order or repairable. b. Use of slanted canvas awnings is most appropriate for older storefronts and is preferred over contemporary hooped or box styles. • • • 5-14 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial • • A Cornice Can Be Constructed With Wood Framing, Plywood And Moldings With A Sloping Sheet Metal Cap To Shed Water. The Cornice Spans The Top Of The Storefront, Often Covering A Structural Beam Or Unfinished Brick. Transoms Are Optional Design Elements That Help To Break Up The Massive Effect Of Very Large Sheets Of Glass. Transom Windows Can Be Clear, Tinted, Or Stained Glass. Masonry Piers Are Uncovered And Match The Upper Facade. The Storefront Is Recessed 6 Inches Into The Opening. The Storefront And Windows Are Framed In Wood. The Sill Slopes Forward For Drainage. The Bulkheads Are Constructed With Wood Framing And A Plywood Back With Trim Applied To It. The Storefront Rests On A Masonry Or Concrete Base To Prevent Water Damage. T RE NT WITH NTEMPORARYMATE IALS A Cornice Is Made With Sheet Metal Over A Wooden Frame. Optional Transoms Can Be Stained Glass, Clear Glass Or Opaque. Masonry Piers Are Uncovered And Match The Upper Facade. The Storefront Is Recessed 6 Inches Into The Opening. The Storefront And Windows Are Framed With Dark Anodized Aluminum Or Painted Aluminum. The Storefront Rests On A Masonry Or Concrete Base. Contemporary material storefront• City of Huntington Beach Design Guidelines 5-15 Chapter 5. Downtown/Main Street Commercial 7. Repair and Cleaning New addition Existing building •a. Surface cleaning should be undertaken by the gentlest means possible. Sandblasting and other harsh cleaning methods that may damage historic building materials should be avoided. b. Waterproofing and graffiti proofing sealers should be used after cleaning and repair. 8. Replacement of Unavailable Components a. When original construction materials are not available, care should be taken to match the original thickness, color and texture as closely as possible with available materials. In general, simulated replacement materials (artificial stone, simulated "aged" brick) are discouraged. 9. Additions to Existing Structures a. The design of a proposed addition should follow the general scale, proportion, massing and detailing of the original structure. b. New additions should be interpretations of the existing buildings wherein the main characteristics of the existing structure are incorporated using modem construction methods. This may include: the extension of architectural lines from the existing structure to the addition; repetition of window and entrance spacing; use of harmonizing colors and materials; and the inclusion of similar architectural details (i.e., window/door trim, lighting fixtures, tile/brick decoration). c. New additions should be designed so that if the addition were to be removed in the future, the essential form and integrity of the original structure would be unimpaired. 11 u LU Encouraged addition New addition Existing Building E Discouraged addition 10. Seismic Retrofitting a. Exterior structural improvements for seismic retrofitting should be undertaken with care and consideration to minimize negative impacts on the appearance of the building. Where possible, such work should be concealed. Where this is not possible, the improvements should be carefully integrated into the existing building design. b. Seismic improvements should receive the same care and forethought as any other building modification. • • 5-16 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial G. Landscaping • N P Container planting is encouraged a. Emphasis should be placed on California and Mediterranean landscapes and gardens. Native planting, vines, flowering plants, arbors, trellises and container planting are encouraged. b. Courtyards, gardens, and fountains are encouraged. Landscaping within courtyards should include a balance of hardscape and landscape materials. • c. Boxed and container plants in decorative ceramic, terra cotta, wood, or stucco planters should be used to enhance street frontages, plazas and courtyards. d. Large planters may be incorporated into seating areas. Such planters should be open to the earth below and should incorporate permanent irrigation systems. e. All trees in paved areas should be provided with "Deep Root" barriers automatic irrigation and metal grates. H. Lighting a. Lighting should create a festive atmosphere and encourage nighttime use by pedestrians. b. Lighting fixtures should be attractively designed to complement the architecture of the project and improve visual identification of residences and businesses. k 6 r Lighting should be aesthetically pleasing • c. Wall mounted lights should be utilized to the greatest extent possible to minimize the total number of freestanding light standards. 5-17City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial 1. Signs Signage in downtown Huntington Beach should advertise a place of business or provide directions or information. It should also contribute to the contemporary Mediterranean theme. Design, color, materials and placement are all important in creating signs that are architecturally attractive and integrated into the overall site design. The City's goal is to promote a quality visual environment by allowing only signs that are compatible with their surroundings and which effectively communicate their message. Due to the unique nature of the downtown area there are some special provisions and restrictions with respect to permitted signs. The purpose of this section of the Design Guidelines is to set forth design standards, which may be more restrictive than those outlined in the Huntington Beach Sign Code, Included in this section is a chart, which sets for the size, number and siting criteria for signage within the Downtown Specific Plan area. Unless specifically restricted within this section, all signs are subject to the Huntington Beach Sign Code. • • 1. Sign Design "Wall sign" a. Sign color should be compatible with building colors. A light background matching the building with dark lettering is best visually. No more than two primary colors should be used on a sign with a third secondary color used for accent or shadow detail. b. Fewer words make a more effective message. Use symbols only if they are easily recognizable. "Projecting signs" c. Keep the overall shape simple so as not to detract from the message. d. As a general rule, letters should not appear to occupy more than 75% of the sign area. e. Avoid hard-to-read and overly intricate typefaces. The letter style chosen should be appropriate to the business and the building. Souvenir Medium Folio Extrabold Franklin Gothic Eurostile Bold Gill Sans Bold Appropriate fonts )iiiJ )ii; )JJ QJe,e\Q 3A3Y TL TH J111,1,ticny 7440 -Pnel( Round Bloch Inappropriate fonts • 5-18 City of Huntington Beach Design Guidelines Chapter 5: Downtown /Main Street Commercial JBetamovie '7 in. Signs must be lighted with continuous light sources. n. Following are definitions and examples of the different types of allowable signs. Illustrations are provided to stimulate ideas. Intricate logos, inappropriate for signage. Admhk' MINOLTA Simple and appropriate logos for signage f. Signs should be consistent with the proportion and scale of building elements within the facade. The placement of signs provides visual clues to business location and affects the design integrity of the entire building. g. J. Ground level signs should be smaller than those on higher levels. Pedestrian-oriented signs should be smaller than automobile oriented signs. h. Signs should establish rhythm, scale and proportion in facades and arcades. i. Sign placement on a facade should complement building elements rather than block them. There are two methods of illuminating signs: internal with the light source inside the sign and external with an outside light directed at the sign. k. Internal illumination is permitted on channel letters only. 1. Signs without channel letters must be illuminated 0 externally. City of Huntington Beach Design Guidelines SUNSHING'S These signs block building elements and create a chaotic image These signs complement the building form creating a more orderly appearance 5-19 Chapter 5: Downtown /Main Street Commercial SIGN STANDARDS FOR COMMERCIAL USES MAXIMUM MAXIMUM USE OF TYPE MAXIMUM SIGN AREA HEIGHT OTHER STANDSARDS SIGN NUMBER Business F/s One per site 15 sq. ft. or Id provided the 40 sq. ft. for structure on the wooden sand- site is setback a blasted signs. minimum of twenty (20) ft. and that the site has a minimum of 100 ft. of frontage. Wall or One per street or 1.0 sq. ft. per Awning parking lot linear foot of frontage for each building separate business . frontage Under One per business 4 sq. ft. canopy or ro'ectin Window One per business 15% of total window area Tenant Wall One per site 12 sq. ft. Directory Special Flags Unspecified Banners Pennants 6 ft. 1. All freestanding signs shall be located in a landscaped planter with no portion of the sign extending beyond the perimeter of the planter. 2. All freestanding signs must be of the monument type. 3. Copy shall be limited to center identification and/or major tenant identification. 4. Internal illumination is permitted for channel letters onl . 8 ft. 1. Signs shall be channel letters for wall signs. 2. Internal illumination is permitted for channel letters only. 3. No painted signs permitted. 4. Maximum letter hei ht is 18 inches. Minimum 1. No internal illumination permitted. ground clearance 8 ft. 6 ft. 1. Copy shall be limited to business name, address, phone number. 2. Letters ma be vin I or ainted. 8 ft. 1. Sign shall be non-illuminated. 2. Sign Shall be located and oriented to the pedestrian rather than to the street. 3. All freestanding signs shall be located in a landscaped planter with no portion extending beyond the erimeter of the lanter. Unspecified Unspecified Flags , banners, and pennants are permitted as temporary signs ursuant to the si n code This chart summarizes sign criteria for commercial signs within the downtown area. Signs for residential uses shall follow the Huntington Beach Sign Code . For mixed uses , commercial signs shall follow the above chart and signs for the residential uses shall follow the sign code as stated above. • is • 5-20 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial 2. Awning Signs Definition : An awning sign is a sign on or attached to a temporary retractable shelter that is supported from the exterior wall of a building. These signs are permitted in the downtown area pursuant to the Sign Standards chart. a. Sign copy shall be centered on the awning to achieve symmetry. 3. Banners Definition: Banners and flags indlude cloth, plastic, or other materials which have been tested and shown to have long life expectancy and resistance to the elements attached to or suspended from any structure, staff, pole, line framing, or vehicle. These are permitted subject to the discretion of the Design Review Board. A flag of the nation or state of California shall be exempt from these regulations. b. Message shall be limited to the business name and logo and sized to be proportional with the awning. • 1 .s a fib],3 An awning sign accents a doorway Banners and flags will create a festive atmosphere downtown, and promote pedestrian activity in the area. a. Bright colors are appropriate because they stand out against light-colored backgrounds. b. Banners must be kept in good repair and be replaced when fading or deterioration occurs. c. Banners shall not be used for advertising. Banners add color and festivity to the area • City of Huntington Beach Design Guidelines 5-21 Chapter 5• Downtown/Main Street Commercial 4. Canopy Signs Definition: A canopy sign is any sign attached to the underside of a projecting canopy or protruding over a sidewalk or right-of-way a. Canopy signs provide pedestrian scale and can enhance building fronts. 5. Freestanding Signs Definition: A freestanding sign is any sign permanently attached to the ground and which does not have a building as its primary structural support. a. The Mediterranean theme can be suggested through the use of materials such as stucco and tile. b. Projecting signs are permitted as a special type of b. Pole signs are not permitted in the downtown area. canopy sign pursuant to the Sign Standards chart. iIJJJ J _CI (- J_i i Tile and stucco accent a freestanding sign a Projecting signs are permitted in the downtown area 6. Wall Signs Definition: A wall sign is any sign which is attached or erected on the exterior wall of a building including the parapet, with the display surface of the sign parallel to the building wall, and which does not project more than eighteen (18) inches from the building or project above the height of the wall or parapet. a. Brightly colored channel letters add to the festive atmosphere and may be illuminated internally. b. Wall murals can brighten and add interest to the downtown area. Wall murals should be done to enhance the area rather than for advertising. Wall murals shall be permitted subject to the discretion of the Design Review Board. • • • 5-22 City of Huntington Beach Design Guidelines Chapter 5: Downtown /Main Street Commercial is 7. Window Signs Definition: A window sign is any sign in which the name, logo, address, phone number or hours of operation are applied directly to the window of a business or placed on a sign hung inside the window. Letters applied to the glass may be vinyl or painted. Interior signs shall be within 36" of the window so as to be readable from the exterior. Sign area shall be less than 15% of the total window area. Bright channel letters complement a stucco surface Window signs shall be geared to the pedestrian and be at eye level. Window signs shall be designed to be pleasing and to aesthetically enhance storefronts. • Colored tile and stucco label an entrance 61 niAl"UAR, Z-- Mwr *IVA - ncc iu Appropriate window signs • City of Huntington Beach Design Guidelines 5-23 Chapter 5: Downtown/Main Street Commercial PART II - Public Im rovements A. Lighting a. The existing 6.6 kv lighting system should be replaced with a modern and efficient "multiple" or parallel systems with underground wiring. b. All lighting fixtures shall be finished in such a manner as to withstand the effects of salt-laden air. c. Three lighting districts have been established within the boundaries of the Downtown Specific Plan. These three areas are illustrated in Figure 1. Area 1, which includes all residential areas, shall be illuminated with the standard roadway lighting poles and luminaries. Height of poles shall be 30 ft. for streets shown on the Master Plan of Arterial Highways and 22 ft. elsewhere. New lighting systems shall be owned and maintained by the Southern California Edison Company. (LSI). Existing City owned systems in Area 1 should be replaced by Edison-owned systems when practical, on a system-by-system basis. Area 2, Main Street, shall be illuminated with decorative, pedestrian-scaled lighting fixtures. The lighting system shall be owned and maintained by the City of Huntington Beach (LS2). The theme lighting in Area 2 shall complement the contemporary Mediterranean design theme. The fixtures shall have multiple luminaries, and have a festive appearance during both the day and the night. Area 3, which includes all mixed-use areas, shall be illuminated with standard roadway lighting poles and luminaires. The height of the poles shall be 30 ft. for streets shown on the Master Plan of Arterial Highways and 22 ft. elsewhere. The lighting system shall be owned and maintained by the City of Huntington Beach (LS2). 0 • • 5-24 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial • Lighting Plan Area 1 (LS1) Edison Company Fixture ..... Area 2 (LS2)""'• Theme fixture-pedestrian scaled ,.Area 3 (LS2)Contemporary fixture 25-30' height • • Figure 1 City of Huntington Beach Design Guidelines WAInul Ava. vacllc Cpaal HI9Tway_ 5-25 i Chapter 5: Downtown/Main Street Commercial B. Si na e and Gatewa s The type and purpose of signage varies throughout the Downtown area. Traffic signage is generally regulated by the traffic manual of the State Department of Transportation (Cal-Trans). Size, color, and format are standardized for warning and regulatory signs. No variation for these signs is permitted although they shall be consolidated wherever possible to minimize clutter. Flexibility can be exercised by the City in the design of entry and guide signs since these are not regulated by Cal-Trans. Entry signs shall be integrated into the design of each gateway announcing arrival to the Downtown area. Guide signs include those that announce major attractions such as a conference center, the municipal pier, hotels, or public parking. a. The design of entry and guide signs shall be unique to the Downtown area. b. Entry signs shall be designed in such a way as to announce entrance into the Downtown area. c. Entry signs shall be designed as an integral part of the gateway design with landscaping and paving. d. Entry signs shall be of sufficient size to be seen by motorists traveling at average speeds along the street. e. Guide signs located within the Downtown Core shall be of sufficient size to be seen by motorists passing by at average speeds of 25 miles per hour. • 0 • 5-26 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial • C. Figure 2 Gateway Plan Primary arc Secondary • • City of Huntington Beach Design Guidelines 5-27 Chapter 5: Downtown /Main Street Commercial C. Medians The location of medians (see Figure 3) has been chosen to better define the core area of the Downtown. Medians within this area shall be designed to contribute to the unique design theme through the use of paving and plant materials. Although these medians will be treated with a unique design, they should meet the City Arboricultural and Landscape Standards and Specifications. a. Medians in Pacific Coast Highway shall be coordinated with Cal-Trans. Landscaping shall consist of scattered groupings of palms, low shrubs, and ground cover so as not to interfere with views of the ocean. b. Decorative paving should be used in medians on Pacific Coast Highway. c. Plant materials for medians shall be chosen from the list in Chapter 9 of the Design Guidelines. d. Median widths may vary from 4 feet to 14 feet based upon the necessity for left turn pockets and right-of-way requirements. • • • 5-28 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial • Median Plan i • Figure 3 • Wunut Ava M61t1o,,COSIt;MN„Y,_ City of Huntington Beach Design Guidelines 5-29 Chapter 5: Downtown/Main Street Commercial D. Intersection Enhancement Selected intersections within the Downtown project area, as shown on Figure 4, have been identified as "enhanced intersections." Although the designs of intersection types 1 through 4 may vary, they should be made similar by the use of common materials. All such intersections identified shall be enhanced through the use of decorative block pavers (see section on paving) and concrete bands. INTERSECTION TYPE 1 This should be a showcase intersection, setting the tone for active pedestrian use up Main Street and throughout the downtown. •Main Street and Pacific Coast Highway As required by the Downtown Specific Plan, full block developments in this location must include a public plaza of at least 1,000 square feet in size at the corner of Main Street and Pacific Coast Highway. INTERSECTION TYPE 2 These intersections along Main Street are important components of the pedestrian-scaled link between the development at the pier area and Town Square.Special paving and concrete bands enhance an intersection. Main Street and Walnut Street • Main Street and Orange Street Main Street and Olive Street Design treatment of these three intersections shall be identical. Additional building setbacks shall be required at these intersections to create plaza-like areas where street furniture and other pedestrian amenities may be located. Buildings at these intersections shall be set back 25 feet from the curb face. (See diagram.) Setback areas shall include landscaping. • • • 5-30 City of Huntington Beach Design Guidelines Chapter 5: Downtown /Main Street Commercial INTERSECTION TYPE 3 • These important intersections serve as the entries to the Downtown core area. 251 Pacific Coast Highway and Lake Street Pacific Coast Highway and Sixth Street Main Street and Fifth Street Design treatment of these three intersections shall be identical. INTERSECTION TYPE 4 This intersection will require special design treatment in order to discourage traffic from the downtown core area from entering the adjacent residential neighborhood. Sixth Street and Orange Street Design treatment for this intersection may include the use of decorative block pavers, concrete bands and traffic diverting devices placed within the street right- of-way. • A 11 Setbacks for Intersection Type 2 • Along the Main Street where curb/aces are irregular, setbacks shall be measured as shown. City of Huntington Beach Design Guidelines 5-31 Chapter 5. Downtown /Main Street Commercial Intersection Enhancement i Q Type 1 - Major intersection Type 2 - Pedestrian links Type 3 - Downtown entries Type 4 - Traffic diversion • • Figure 4 5-32 City of Huntington Beach Design Guidelines Chapter 5: Downtown/Main Street Commercial E. Paving to,The texture and color of the ground level areas is an essential visual element of the urban streetscape scene. a. Special paving treatment shall be used along Main Street, in the street intersections shown on Figure 4 and within the street medians shown on Figures 3 to unify the Downtown project area. b. The enhanced paving used in these areas shall be a removable modular type "Block paver." c. Block pavers shall be laid in a random color pattern varying from warm earth tone hues to shades of gray. This random color pattern shall be used in all paving applications. This will eliminate the problem of matching colors should the need for street repairs arise in the future. A concrete band delineates the public right-of-way from the private improvements d. The paving patterns should be kept simple, not complex and confusing. e. A concrete band shall be used as a line of demarcation between the public right-of-way and private property. A concrete band can also be used as a transition between block pavers and asphalt within the designated street intersections. f. In those areas where decorative block pavers are not appropriate, concrete surfaces may be enhanced by aggregate, scoring, broom finish or salt finish. g. Concrete within the public right-of-way shall not be colored. • City of Huntington Beach Design Guidelines 5-33 Chapter 5: Downtown /Main Street Commercial F. Street Furniture Street furnishings can enliven and provide variety to outdoor spaces used by the public. Street furnishings serve an aesthetic as well as utilitarian function. Proper design and placement of such amenities will reinforce the contemporary Mediterranean design theme and create a lively and festive atmosphere throughout the year in the Downtown. Street furniture includes all items placed within the public right-of-way such as benches, bus shelters, trash receptacles, plant containers, tree grates and guards, bicycle racks, bollards, kiosks and fountains. a. The design and selection of street furniture shall include considerations for the security, safety, comfort and convenience of the user, including the handicapped. b. Wherever possible, street furniture shall consist of specially designed units, which incorporate several items such as benches, planters, newspaper racks, and trash receptacles. c. Street furniture shall be conservative in use of sidewalk space, and maintain a clear width sufficient to accommodate pedestrian flows. d. All street furniture shall be constructed of long wearing, vandal resistant materials, capable of withstanding the coastal climatic conditions. e. The selection, siting and layout of the different elements of street furniture shall insure that each article or structure is designed and situated to be in harmony with both the surrounding furnishings and the area as a whole. All street furniture to be installed by private parties as part of a development shall be subject to approval by the City. f. Appropriate materials for street furniture may include stucco, concrete, painted metal or anodized aluminum. Decorative tiles may be used as an accent. g. If concrete is used for benches, the surface shall be lightly textured as a deterrent to vandalism. 0 This integrated bench and planter is attractively decorated with accent tile A simple bike rack reduces street clutter h. Freestanding trash receptacles shall be bolted into the ground, have a plastic liner and rounded cover. i. Large plant containers and planters shall be open to the ground below. A permanent irrigation system shall be installed. j. Tree grates and tree guards shall be made of cast iron. k. Tree grates shall be expandable, so that the inner rings can be broken out as the tree grows. 1. Bus shelters shall be kept simple in form. No advertisements shall be allowed on the sides or inside of the shelter. 5-34 City of Huntington Beach Design Guidelines •, G. Street Trees • a. Street trees should be planted in accordance with Figure 5. b. Street trees along Main Street should be planted in the public right-of-way. In all other locations street trees shall be planted on private property. c. Landscaping in the setback areas along the inland side of Pacific Coast Highway should mirror the design of the Bluff Top Park. d. Street trees should be planted on private property, except along Main Street. The sidewalk should be located adjacent to the curb as shown in the diagram. 0 sidewalk width x sidewalk width private property street right-of-way Sidewalk Right- width of-wa 100-105' 11' Street classification Major - Pacific Coast Highway (8'sidewalk and 3' landsca in ) 100' 8'Arterial - Lake, Atlanta, Oran e, 6th is 0-75' 4' clear Local Chapter 5: Downtown/Main Street Commercial 5-35City of Huntington Beach Design Guidelines Chapter 5 • DowntownlMain Street Commercial Street Tree Plan Washingtonia robusta (Mexican Fan Palm) ® Raphiolepis 'Majestic Beauty' (Indian Hawthorn) E)Cupaniopis anacardiodes (carrotwood) I Figure 5 .cs Metrosideros excelsa (New Zealand Christmas Tree) O Trachycarpus fortune: (Windmill Palm) Q Pittosporum crassifolium (Karo Tree) Chamaerops humilis (Mediterranean Fan Palm) .w« s ••L, r 0 '0• Ir0 Brahea armata (Mexican Blue Palm) ''•L'v00,o ' •00,4000 " , . -00,* a • S • -a'0 0O O 0 5-36 City of Huntington Beach Design Guidelines ACACIA A VENUE ms q mr ---_2 ---® «26 3 A U 1..-«19 24 2 01-« ti ui 2 21 0 h 20 19 12 to 21BLK le, 7506 28 4 27 5 26 6 x 25 9 24 8 7 23 22 ms• 28 29 30 PECAN A VENUE' .o . 20 27 30 31 BLK. 406 32 ---Z8 7 4 6 25 21 4 26 ssr' .a 12`S11 m 13 2 14 n 15 ' -------2ql ORANGE r ` ` BLK 50,5 18 17 THIS MAP WAS PREPARED FOR ORANGE COUNTY ASSESSOR DEPT PURPOSES ONLYTHE ASSESSOR MAKES NO GUARANTEE AS TO ITS ACCURACY NOR ASSUMES ANY LIABILITY FOR OTHER USES NOT TO BE R£PRCBUCED ALL RIGHTS RESERVED O COPYRIGHT ORANGE COUNTY ASSESSOR 2002 o TRACT PROJECT 937-19-154-226 13 16 15 LOTS 14 2 42 LJ08 AC 29 17 a 30 31 4' e !9 23 a I7c24 e z1 26 ° 4) 4O 0 20 2528 18/P J7 77 122 16 •lli 35 y /' a NO. 14122 r RACT 6 LOT A -• '• 27 LOT /d• /8 ny,,f0 /0 p 32 38 U Lo/397 4 X 404 ""LOT C 26 • smn• fa 8 35 »•r »11 12 .nar « , a T6 4- f• uO ;36 .:y.uv7g 9 .qa. un . 0 21 0L J 1 14 MARCH 1948 J 1 92 HUNTING TON BEACH. (MAIN sr. s£c.TTRACT NO. 12900 TRACT NO. 14122 18 19 AVENUE M.M. 3-43 NOTE - ASSESSOR'S BLOCK ASSESSOR'S MAP M.M. 621 -42 TO 47 INC.PARCEL NUMBERS BOOK 024 PAGE 13 M.M. 656-11.12 SHOWN IN CIRCLES COUNTY OF ORANGE 15 12 R$-O ---3 24 ©5 2j 37 'NO. 2900 I ----aa• e• 4, 27 c^ /J4 ,' .Ji 2 12 14 BLK.1540322 « 6 a x 21 «_6 4 _ -a --Z, BEACH «24 23 024-1 3 1" = 100' w SDI -A J II 424 Main Street Map produced by information contained in the City of Huntington Beach Information Services Department Geographic Information System. Information warranted for City use only. Huntington Beach does not guarantee its completeness or accuracy. Map Produced on 6/28/2005 0 80 F Team One inch equals 80 feet 160 CITY BOUNDARY Al STREET CENTERLINES (CLASS) Smartstreet Major Collector Primary , Secondary , / Residential Travelway Alley ISOBATHS BUILDINGSn PARKSn HARBORn City of Huntingt©n DEC212O1