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HomeMy WebLinkAboutGeneral Plan Amendment GPA1990004 - Draft Huntington Harbour Bay Club Specific PlanHUNTINGTON HARBOUR BAY CLUB SPECIFIC PLAN DEPAR'TMENC01 C;Q IMUNtT-Y pGVk LgC?Nx RcA[ yLh-4,p1V.1S QhL PL<, NNUN(r SLCTIONAL DISTRICT MAP CITY OF F - NTINGTON BEACH ()RANGE (,:UIINTY, CALIFORNIASUE`+CEO BY ZONE CASE RI 3(0221 5 RI RI WARNER ZONING 29-5--(f +00eTC0 11a5C1 . r0. 1930 C]ir COUNCIL 01015*0CC r0 a2+ •31u.0co n9o r.0 •O[go(0 050 ..0 11.13-53 1019 0.0_3.2 Ilaf 12.10.03 '.]O-nao fr2 r-Ir- N 160]12-22-11 2-22-12 1721z•z.•ra .93+ DM 34 1d' `:•+ R2-PD-141 TABLE OF CONTENTS I. PURPOSE II. SPECIFIC PLAN BOUNDARIES III. DEFINITIONS IV. APPLICATION PROCEDURE V. ACCESS/CIRCULATION VI TRAFFIC CONTROL VII. RECIPROCAL ACCESS/PARKING VIII. NOISE IX. LANDSCAPE PLAN X. APPEARANCE STANDARDS XI. PUBLIC ACCESS/WALKWAY XII. ESTABLISHMENT OF DISTRICT AREAS XIII. DEVELOPMENT STANDARDS A. Area A - Public Marina 1. Uses Permitted 2. Parking 3. Pump-out Facilities 4. Live Aboard Prohibited B. Area B - Residential 1. Uses Permitted 2. Building Height 3. Building Bulk 4. Site Coverage, Setbacks, and Open Space Requi -ements 5. Private Open Space 6. Minimum Floor Area B. Area B - Residential (continued) 7. Private Access Ways 8. Parking 9. Landscaping 10. Address Signs 11. Cable Television 12. Fire Hydrant System 13. Fire Protection 14. Laundry Areas 15. Lighting 16. Private Storage Space 17. Sewer and Water Systems 18. Signs 19. Street Signs 20. Street Trees 21. Trash Collection Areas 22. Vehicular Storage 23. Common Areas XIV. HOMEOWNERS ' OR COMMUNITY ASSOCIATION XV. APPROVAL PERIOD HUNTINGTON HARBOUR BAY CLUB SPECIFIC PLAN 1. PURPOSE - The purpose of this Specific Plan is to permit a mix of open space and recreational use, residential use, a public marina, parking, and uses incidental to these activities within the area herein referred to as the Huntington Harbour Bay Club. There are several constraints affecting development of this property. They are: A. The property consists of 5.3.6 acres of land, plus a public•marina.•Approximately-three (3) acres of this property is 100 feet to 13.5 feet wide, which may impose some constraints on development. B. The California Coastal Commission has expressed a desire to have a public walkway adjacent to the bulkhead, thereby further restricting the developable width of the property. The Specific Plan process provides a means of addressing these constraints by setting forth standards for development. A Specific Plan includes policies and descriptive maps which are more detailed than the General Plan, but do not include detail found in an application for a specific development proposal. The Huntington Harbour Bay CL.,., Specific Plan is designed to meet the planning requirements of the Land Use Element of the General Plan. It is intended to conditions and regulations that serve as a general set of will promote the orderly development of the property, while providing sufficient flexibility to permit design creativity. II. SPECIFIC PLAN BOUNDARIES - Specific Plan encompasses that area delineated subsection (a) hereof and described in subsection The Huntington Harbour Bay Club (a) Area Map WARNER on the map in (b) hereof. (b) Le al Descri tion - The Huntington Harbour Bay Club Specific Plan includes the real property described as follows: Tract No. 11811, Book 592, Pages 20 through 23 inclusive of Miscellaneous Maps, Records of Orange County, California, excluding the northerly 50 feet of Lot 1. III. DEFINITIONS - The following definitions shall apply to the Huntington :arbour Bay Club Specific Plan. Terms not described under this section shall be subject to the definitions contained I r A. Bulkhead Line - is the line or point where the outer portion of the bulkhead meets the water. B. Grade (Ad'acent Ground Elevation - is the lowest point of elevation of the finished surface of the ground, paving or sidewalk within the area between the building and the property line, or when the property line is more than five (5) feet from the building, between the building an-,' a line five (5) feet from the building. C. Hei ht of Buildin - is the vertical distance above the sidewalk adjacent to the bulkhead measured to the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or to the highest point of a pitched or hipped roof. D. Pierhead Line - The line between the bulkhead and the waterway which separates the area open for navigation from the area extending outward from the bulkhead in which only the mooring and docking of vessels is permitted. E. Specific Plan - shall mean the Huntington Harbour Bay Club specific Plan as adopted by the City Council of the City of Huntington Beach. IV. APPLICATION PROCEDURE - Any request for a development proposal shall be accompanied by an application for a conditional Use Permit. Any request for subdivision or res,.,bdivision of any parcel shall also be accompanied by a Tentative Tract Map. Such applications shall include preliminary site plans, grading plans, floor and elevatica plans, and a statement of statistics. All plans shall be submitted concurrently and shall meet the following 1. requirements. A. Conditional Use Permit - Any proposed development within Lae Specific Plan area shall be subject to the approval of a Conditional Use Permit as provided in Article 984 of the Huntington Beach Ordinance Code. Prior to the transmittal of a permit, the applicant shall submit to the Director of Development Services, a determination from the State Lands Commission that: 1. No state lands and/or lands subject to the public trust are involved in the development and all necessary authorizations required by the State Lands Commission have been obtained; or 2. State lands and/or lands subject to the public trust are involved in the development and all necessary authorizations required by the State Lands'Colnmissioz have:been obtained; or 3.. State lands or lands subject to the public trust may be involved in the development, but pending a final determination, agreement has been made with the State Lands Commiss? n for the project to proceed without prejudice to that determination. B. Site P].an - Site plans shall include the following: 1. Location of all proposed structures; 2. Preliminary landscaping proposals showing the location, and type of plant materials; 3. Location of pedestrian walkways; 4. Circulation pattern of vehicular traffic; 5.Structural street sections of all access ways; 6. Type and location of outside lighting; 7.Size and location of maintenance and storage facilities; 8.Type, size and location of trash areas; 9.Use... of. common open space areas; 10.Type and location of all vehicle parking; 11.Type and location of fences and signs; and 12.Layout showing proposed sewage and water facilities. C. Preliminar + Gradin Plan Re irements - Preliminary grading plans shall indicate the following: 1. A full inventory of the natural features of the site, including all trees exceeding a diameter of six (6) inches; 2. Preliminary soils report and chemical analysis of existing soils conditions; 3. Cut and fill proposed on the site; 4. Proposed surface drainage of the site; 5. Ground floor elevations of all proposed structures; 6. Differences in finished grades on the site and those grades on abutting property; 7. Underground services; and 8 . Statement on quantity of excavated material. D. Floor and Elevation Plan Re irements - Floor and elevation plans shall indicate the following: 1. Proposed exterior materials to be used structures; 2. Colors of all exterior materials; on all 3. Height of all buildings and/or_ structures; and 4. Energy sources proposed for heating and cooling of all buildings. E. Tentative Tract Ma Re irements - Tentative Tract Maps shall indicate the following: 1. -Sufficient-description to define the location and boundaries of the proposed subdivision; 2. Existing natural topography with contours at intervals of two (2) feet up to five (5) percent grade, five (5) feet up to ten (10) percent grade, and ten (10) feet over ten (10) percent grade; 3. Locations, names, widths and approximate grades of all streets within or adjacent to the proposed subdivision; 4. Approximate layout and number of each lot proposed and all dimensions of each said lot; 5. Outlines of all existing buildings on subject site; 6. Areas of property subject to inundation or storm water overflow and location, width and direction of flow of all watercourses; 7. Location, width and purpose of all existing and/or proposed easements on or contiguous to the subdivision; and 8. Typical street section. F. Statement Re i.. meats - A detailed statement shall also be included containing the following information: 1. Distance from the property to any known geological hazard; 2. Gross area within the blue line border (area boundary) of the Tentative Map; 3. Net lot area (i.e. gross area minus all public and private streets and/or driveways, and waterways); 4. Number and type of units and number of bedrooms; 5. Total number of units and bedrooms per gross acre; 6. Floor area of each unit; 7. Area. and minimum dimensions of private patios (open space) and balconies.; 8. Percentage of site coverage of all buildings; 9. Number and type of covered parking spaces; 10. Number of.open parking spaces; 11. Amount of usable common open and recreational space provided, using regulations set forth in this article; 12. Types of recreation facilities proposed; and 13. Schedule and sequence of development if proposed in phases. V. ACCESS CIRCULATION - Ingress and egress to and from the site shall be provided at the locations shown on Exhibit A. All internal streets and drives shall be privately owned and., maintained. The standards for such streets and drives, including width and construction, shall meet the requirements of the Director of Public Works, and conform to the requirements of this Article. VI. TRAFFIC CONTkOL - The Planning Commission shall determine the need for traffic control devices (i.e., traffic signals) . Such determination shall include the appropriate time of installation. The developer shall pay the entire cost of installing traffic control devices. The developer shall provide for the future installation of any such improvements prior to issuance of building permits. VII. RECIPROCAL ACCESS PARKING - In order to provide for efficient use of the parking facilities and to permit flexibility in site layout and design, access to and the required parking for one area may be satisfied within. another area , provided a reciprocal parking agreement between each area is executed, and the total number of required parking spaces are provided. VIII. NOISE - Prior to the issuance of building permits for residential development, a noise study conducted by an acoustical engineer to determine existing ambient noise levels on Warner Avenue, shall be submitted, to the Development Services Department for review and approval. Structural. designs for props`: 'd residential units shall be reviewed, and design modificati recommended in the noise study shall be incorporated into the project design. IX. LANDSCAPE PLAN - A preliminary landscape plan shall be submitted along with the Conditional Use Permit application. Said plan, shall include provisions to provide a buffer between the Huntington Harbour Bay Club and adjacent uses. X. APPEARANCE STANDARDS - The following standards shall be considered by the Planning Commission when reviewing a development proposal: A. Architectural features and general appearance of the proposed development shall enhance the orderly and harmonious development of the area or the community as a whole. B. Architectural features and complementary colors shall be incorporated into the design of all vertical exterior surfaces of the buildings in order to create an aesthetically pleasing project. C. Particular attention shall be given to incorporating the design of signs, including colors of signs, into the overall design of the entire development in order to achieve conformity. D. Vehicular access ways shall be designed with landscaping and building variation to eliminate an alley-like appearance. XI. PUBLIC ACCESS WALKWAY - The owner /developer shall dedicate a ten (10) foot wide easement for public access along the bulkhead as shown on Exhibit "A." Such public walkways shall be sponsored by the Homeowners' Association. Provisions shall be made to permit construction and/or installation of utilities and/or facilities that serve the public marina within the walking easement. Provisions shall also be made to permit use of the walkway for activities relating to the public marina, as long as such activities do not interfere with the main purpose of the walkway. The applicant shall cause to be executed and recorded a document, in a form and content approved by the Director of Development Services, irrevocably dedicating an easement for public access and passive recreation along the shoreline and the beach,. The easement shall be for the length of the property. Along the bulkhead it shall be measured from the inland edge of the bulkhead a distance of ten (10) feet and the applicant shall provide a walkway within the easement area. On the beach the easement shall include the entire sandy beach area as shown on Exhibit D. The easement shall be recorded free of prior liens except for tax liens and free of prior encumbrances which the Director determines may affect the interest being conveyed. The easement shall run with the land, binding successors and assigns of the applicant or landowner.I Prior to issuance of any permit for development, the applicant shall record a document such as a covenant running with the land agreeing for himself and all successors in interest to maintain and otherwise keep open and free from impediments to pedestrian use the accessway along the boardwalk, beach area and parking. The document shall be re,rrded free of all prior liens or encumbrances except tax liens and shall bind the applicant, his heirs and successors in interest. No facilities or activities shall be permitted within the easement area which could obstruct public access. As a condition of development, the applicant shall provide signing of all public accessways, recreation facilities and parking. As a condition of development, the applicant shall execute and record a deed restriction allowing public use of all recreation facilities on-site (excluding private open space area of the residential units). A minimum of ten (10) !wrking spaces shall be restricted, and signed for public beach use. Access dedications, deed restrictiins and signing shall be assured prior to issuance of certificates of use and/or --,_eupancy of the residential structures. As a condition of a coastal permit on this site, the applicant shall be required to open and maintain accessways and facilities for public use concurrent or prior to issuance of certificates of use and/or occupancy permits of any residential structures. XII. ESTABLISHMENT OF DISTRICT AREAS - The configuration- of the property for which this Specific Plan is prepared is such that there are two (2) distinct areas. These areas are delineated on the Specific Plan Map shown on Exhibit "A." A description of development standards for these areas are included in the sections that follow. XIII . DEVELOPMENT STANDARDS - Proposed development within the Huntington Harbour Bay Club Specific Plan shall comply with the following standards: A. Area A - Public marina 1. Uses Permitted - Public marinas, parking and related facilities. 2. Parking - Parking shall be provided at a ratio of three (3) spaces for each four (4) boat slips (0.75 spaces per slip). The access, dimensions, landscape provisions and turning radii for all parking shall conform to the provisions of Article 960. t Vehicular access from the parking lot to Edgewater Lane shall be prohibited. To assure compliance with this requirement, vehicular access rights to Edgewater Lane shall be dedicated to the City of Huntington Beach. 3. Pum -out Facilities A pump-out system shall be installed to accommodate the total number of boat slips that can be docked within the public marina. The type and adequacy of such facilities shall be approved by the Department of Public Works. 4. Live Aboard Prohibited - Living aboard boats docl:ed or moored at the public marina shall -be -prohibited. To assure compliance with this requirement, the owner or operator of the public marina shall provide a cla---se within each lease agreement prohibiting living aboard any boat, docked or moored , at the public marina. B. Area B - Residential 1. Uses Permitted a. Phase I - A;aximum of thirty-six (36) attached residential units and related recreational facilities. b. Phase II - A maximum of 19 residential units within a planned development. 2. Buildin Hei ht - The maximum building height shall not exceed three (3) stories or forty--five (45) feet for Phase I and three (3) stories or thirty-five (35) feet for Phase II. 3. Building Bulk - The following design standards are recommended for controlling building bulk. a. Building exteriors shall be provided with offsets in the building line to provide variation; and b. Building roof lines shall be designed so as to i. provide variation; and c. Structures having dwelling units attached side- by-side shall be composed of more than six (6) dwelling units on any one level. 4. Site -Covera e Setbacks and O en S ace Requirements No buildings shall be constructed outside the building envelopes shown on Exhibit "B" for Phase I and Exhibit "C" for Phase II. The setbacks of such buildings shall also conform to the setbacks of the building envelopes. "All areas that are not within the- building envelopes and are not paved for access or parking, shall be landscaped and maintained as permanent open space. a. The common open space areas shall be designed and located for maximum use by all residents of the project. b. Such areas shall be fully improved. Improvements may include paved surfaces, landscaped areas, water featureq•, and recreational facilities, not to include fully enclosed structures. c. At least one (1) main recreational area shall be provided and two (2) or more of the following recreational activities shall be provided within the main recreational area: swimming pool, spa, sauna, basketball court, playground equipment, volleyball court, lawn bowling, outdoor cooking facility, or similar facilities. Phases I and II may share common recreation areas. 5. Private 0 en S ace - Private open space areas, in the form of patios or balconies, shall be provided for each unit. Such areas shall be located adjacent to the unit they are intended to serve. The minimum size of such patios or balconies shall meet the following standards. a. Phase I - Where patios are provided, the minimum areas shall be as follows: Unit Minimum Floor Area Minimum Dimension Type S . Ft.** Ft. Efficiency/or one 120 (1) bedroom Two (2) bedrooms 200 10 10 10 ** This area may be divided into two (2) separate areas; however, neither area shall contain less than sixty (60) square feet. Three (3) or more 300 bedrooms b. Phase I - Where balconies are provided, the minimum area shal' be as follows: Unit Minimum Floor Area Minimum Dimension Type S . Ft. Ft. Efficiency/or one 60 (1) bedroom Two (2), three (3) 120 or four (4) bedrooms 6 6 c. Two story units which are provided with a patio at the lower level are permittd a ten percent (10%) reduction in the patio area requirement if a balcony having a minimum area of sixty (60) square feet is provided. Balconies which serve as entrances or exits shall not satisfy this requirement except where entrances or exits are for the sole use of a particular unit. d.Phase iI -Where patios are provided, the I minimum areas shall be as follows: Unit Type Minimum Floor Area Minimum Dimension (Scr. Pt.**)(Ft.) Four (4)bedrooms 200 __ 5 Five (5)bedrooms e. 300 Phase 11 5 - 'Were balconies are provided, the minimum area shall be as follows: Unit Minimum Floor Area Minimum Dimension Type _J P . Ft. Ft. Four (4) bedrooms 150 Five (5) bedrooms 150 5 5 6. Minimum Floor Area Each dwelling within the development shall have the following minimum floor area: Unit Type Minimum Floor Area S . Ft.), Efficienzy One (1) bedroom 550 750 Two (2) bedrooms 1200 Three (3) bedrooms 1300 Four (4) bedrooms 2800 Five (5) bedrooms 4900 7. Private Access Wa s - The following standards shall apply to all private vehicular access ways. a. Private ways serving as access shall be provided with a minimum paved width equivalent to not less than two (2) twelve (12) foot wide travel lanes, - not including curb and gutter. b. Access ways exceeding one hundred fifty (150) feet in length, but less than three hundred (300) feet in length, shall be provided with a curbed turn-around having a minimum radius of thirty-one (31) feet or a "Hammerhead" turn-around per Fire Department standards. C. Access ways exceeding three hundred (300) feet in length, but less than six hundred (600) feet in length, shall be provided with a curbed turn-around having a minimum radius of forty (40) feet, a "Hammerhead" turn-around per Fire Department standards, or an intertying loop circulation system. d. Access ways exceeding six hundred (600) feet in length shall be provided with an intertying loop circulation system; a turn-around meeting the requirements of the Fire Department may be permitted where a loop system is impractical; e. Exceptions to the above standards may be granted by the Planning commission upon recommendation of the Department of Development Services and Fire Department. 8. Parking - Parking shall be provided at the following ratio: a. Efficiency and one (1) bedroom units shall be provided with two (2) parking spaces. b. Dwelling units with two (2) or more bedrooms shall be provided with two and one-half (2 1/2) parking spaces. c. One-half (1/2) additional parking space shall be granted for each unit for guest parking. d. At least one (1) parking space per unit shall be covered. The remaining spaces may be open. P. e. All parking spaces required by this section shall be distributed at convenient locations to serve both residents and guests. f. All required covered parking shall be located within two hundred (200) feet of the dwelling unit it is designed to serve. g. The access, dimensions, and turning radii for all parking shall conform to the provisions of Article 960. 9. Landscaping - The purpose of this section is to insure a more pleasant living environment through the use of plans and decorative design elements. a. All set back areas fronting on or visible from an adjacent public street, and all recreation, leisure and open areas shall be landscaped and permanently maintained in an attractive manner. b. Permanent irrigation facilities shall be provided in all landscaped areas. c. One (1) thirty (30) inch box tree, or equivalent, shall be provided on-site for each residential unit. Seventy-five percent (75%) of the total requirement shall be thirty (30) inch box trees. The remaining twenty-five percent (25%) of such requirement may be provided at a ratio of one (1) inch for one (1) inch through the use of twenty (20) or twenty-four (24) inch box trees.Additional trees and shrubs shall also be planted to provide a well balanced landscaped development. d. A landscape and irrigation plan shall be submitted to the Department of Development Services for approval prior to the issuance of building permits. 10. Address Sins - The placement of address numbers shall be at a uniform location throughout the development, and the placement of such numbers shall be approved by the Department of Development Services. 11. Cable Television - No exterior television antenna shall be permitted. Underground cable service shall be provided to all dwelling units. 12. Fire H Brant S stem - A fire hydrant system shall be installed to provide an adequate fire flow. The adequacy of such system shall be approved by the fire marshal after review of plans and engineering calculations have been submitted. Plans shall be submitted and approved prior to the issuance of building permits, and the fire hydrant system shall be in operation prior to the time of construction with any combustible materials. 13. Fire Protection - All fire protection appliances, appurtenances, emergency access and other applicable requirements pursuant to Chapter 17.56 of the Huntington Beach Municipal Code shall meet `_he standard plans and specifications on file with the Fire Department. 14. Laundr Areas - Laundry areas E. .all be located within individual dwelling units. 15. Lighting - The developer shall install an on-site lighting system on all vehicular access ways and along major walkways. A .lighting plan shall be submitted for approval to the Director of Development Services. Such lighting shall be energy efficient and shall be directed onto driveways and walkways within the development and away from adjacent properties. Lighting shall also be installed within all covered and enclosed parking areas. 16. Private Stora e S ace - Where the proposed development is to be constructed with other than an attached garage for each dwelling unit, a minimum of one hundred (100) cubic feet of storage space shall be provided for each dwelling unit. 2.7. Sewer and Water S stems - Sewer and water systems shall be designed to City standards. Such systems shall be located within streets, alleys or drives. In no case shall individual sewer lines or sewer mains for one building be permitted to extend unU,. eath any other building. 18. si gns - All signs in the development shall conform to applicable provisions of Article 961. 19. Street Signs - The developer shall install on-site street name signs at the intersections of access ways, as approved by the Director of Public Works. Street names and signs shall be approved by the Fire Department. 20. Street Trees - Street trees along Warner Avenue shall be provided pursuant to city standards with twenty (20) inch box trees planted at approximately forty-five (45) foot intervals. A plan showing the type ar" placement of such trees shall be approved by the Department of Public Works and the Department of Development Services. An equivalent alternative to this basic requirement may be permitted subject to the approval of the Department of Development Services. 21. Trash Collection Areas - Trash collection areas shall be provided within two hundred (200) feet of the units they are to serve. Such areas shall be enclosed or screened, and shall be situated in order to minimize noise and visual intrusion on adjacent structures. Individual trash collection shall be permitted where the intent of this section is met. 22. Vehicular Stora e - Outside uncovered and unenclosed areas for storage of boats, trailers, recreational vehicles and other similar vehicles shall be prohibited, unless specifically designated areas for the exclusive storage of such vehicles are set aside on the final development plan and provided for in the association's covenants, conditions, and restrictions. Where such areas are provided, they shall be screened from view on a horizontal plane frcn adjacent areas by a combination of six (6) foot high masonry wall or permanently maintained landscaping. 23. Common Areias - Common open space shall be guaranteed by a restrictive covenant describing the open space and its maintenance and improvement, running with the land for the benefit of residents of the development. The developer shall file with the Department of Development Services for recordation with the final subdivision map, legal documents which will provide for restricting the use of common spaces for the designated purpose, as approved on the final development plan. All lands to be conveyed to the homeowner's association shall be subject to the right of the grantee or grantees to enforce maintenance and improvements of the common space. XIV.. HOMEOWNERS' OR COMMUNITY ASSOCIATION - Approval of all development proposals shall be subject to submission of a legal instrument or instruments setting forth a plan or mariner of permanent care and maintenance of open spaces, recreational areas, and community facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Director of Development Services as to the suitability for the proposed use of the open space areas. If the common open spaces are to be conveyed to a homeowners, association, the developer shall file a Declaration of Covenants to be submitted with the application for approval, that will govern the association. A. The homeowners' association shall be established prior to the sale of the last dwelling unit. B. Membership shall be mandatory for each buyer and any successive buyer. C. The open space restrictions shall be permanent. D. Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions, and restrictions for each project. E. If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, and restrictions and reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development. XV. APPROVAL PERIOD - Notwithstanding the provisions of Article 984, Conditional Use Permits, each Conditional Use Permit authorized under this Article shall become null and void within two (2) years, unless a Final Tract Map has been recorded with the County Recorder's Office on any portion of the approved plans within such two (2) year period. Extensions of time may be granted pursuant to the provisions for extending approval of the Tentative Tract Map.