HomeMy WebLinkAboutGeneral Plan Amendment GPA1986002 - Meadwolark Specific PlanAttachment Jf.T
1 EADOWLARIC SPECEFIC PLAN
TABLE OF NTENTS
A. PURPOSE
B. SPECIFIC PLAN B(. UNDARIES
C. ENVIRONiVIENTAL ASSESSMENT
D. APPLICAT'kON PROCEDURE
1. Conditional Use Permit
2. Conceptual Master Plan
3. Statement Required
4. Phasing Plan for Development
E. SEWER AND WATER INFRASTRUCTURE CAPACITY
CIRCULATION
1. Perimeter Streets
2. Internal Circulation
C. TRA FFIC CONTROL
H. TRANSIT FACILITIES
1. AIR QUALITY MITIGATION MEASUP-;
J. GEOLOGY /SOILS/SEISMICITY
K. ARCHAEOLOGr
L. PERIM!..k.R BUFFERS
M. ESTABLISHMENT OF DISTRICT AREAS
N.DEVELOPMENT STANDARDS
HOMEOWNERS OR COMMUNITY ASSOCIATION
APPROVAL PERIOD
MEADOWLARK SPECIFIC PLAN
several product types.
3. A buffer shall be provided between the existing single family homes and any
attached residential units which are developed at greater than 7 units per acre.
4. An internal traffic circulation plan shall be provided that will:
commercial portion, shall not exceed 600 units and shall be distributed among
Roosevelt Street and the residential project to the east.
2. The total number of residential units, including any proposed affordable units,
to be constructed on the 50 acre portion of the property due north of the
A. PURPOSE - On the City Council of the City of
Huntington Beach adopted an amendment to the Land Use Element of the General
Plan. This amendment designated approximately 65 acres of land located approx-
imately 600 ft. north and east of the intersection of Balsa Chica Street and Warner
Avenue as a Planned Community. The General Plan Document, Land Use Element
Amendment 87-2C, states that the Planned Community designation is to be imple-
mented through adoption of a Specific Plan.
The following policies were adopted by the City Council to provide direction for
preparation of a Specific Plan;
I. Thy :S acre retail center shall be located on Warner Avenue extending between
5.
Provide street connections between Warner Avenue and Heil Avenue That
would not encourage non-project related throael: traffic,
Limit the amount of traffic on Pearce Street to 2500 average daily trips.
Locate vehicular access points to Warner Avenue and Heil Avenue so as to
minimize traffic conflicts.
Provide a phased development plan which roincides with the available capacity
in the sewer and water systems.
(0631D)
6. Within 60 days of City apps oval of the first entitlement for development, the
airport operation will cease.
7. This Specific Plan enacted through Zone Change No. 87-13 will be In effect
until a subsequent zone change is adopted. The. Planning Commission shall
conduct an annual review of the Specific Plan until such time as a master plan
is apj,,-ved for the site.
The Meadowlark Specific Plan is designed to meet the planning requirements of the
Land Use Element of the General Plan. It is intended to serve as a general set of
Parcel 1 in the City of Huntington Beach as per map filed in Boole 146, Page 21
of Parcel Maps, in the office of the County Recorder of sold County, and
Parcels 24, 25 and 26 in the City of Huntington Beach, as per trap filed in Book
146, Page 24 of Parcel Maps, in the office of the County Recorder of said
described as follows:
perry and provide direction for preparing a plan for development while providing
sufficient flexibility to permit design creativity.
,PE IH PLAN B I NDARIE -The I ieadowlark Specific Plan encompasses that
area as delineated on the Exhibit 1.
2. Legal Description - The Meadowlark Speci?ic Plan includes the real property
conditions and regulations that will promote the orderly development of the pro-
county.
ENVIRONMENTAL A ;SESSMENT
See Environmental Impact Report 87-
APPL ATI N PROCEDURE ...Any request for a development proposal shall be
accompanied by an. application for a Conditional Use Permit and Tentative Tract
Map. Such applications shall include preliminary site plans, grading plans, floor and
elevation plans and a statement of statistics. All plans, shall be submitted con-
currently and shall meet the following requirern,.nts.
Meadowlark Specific Plan
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9
MEADOWLARK PLAN
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1. Conditiona l Use 'Permit - Any proposed development within the specific plan
area shall be subject to the approval of a conditional use permit as provided in
Article 984 of the Huntington Beach Ordinanc¢ii Code.
2. 1 M t r lan .- A conceptual master plan for the overall project shall
be oubmitted at the time of the first Conditirnal Use Permit, the conceptual
master plan shall include the following.
a. Perimeter buffer alignment
b. Location of pedestrian
c. Circulatio, : patte r n of vehic ular trait tic;
d. Use of common open space areas;
e. Layout showing proposed sewage and water facilities.
3. t em nt Re it a -A detailed statement shall also be included containing
the following informctihhna
a. Distance from the property to any known geological hazard;
Gross area of product type within the total project area boundary.
e. Number and type of unit,; and number of bedrooms;
f, Total number of units and number of units and bedrooms per gross acre;
g. Schedule and sequence of deveiopme it if proposed in phases.
4. Ph sirr ' an r D l ,n n
Existence of known contamination fro n hazardous materials on.,-site,
c. Phase f results and Phase 11 proposals for the Archeological Assessment of
the Meadowlark Airport;
1A plan identifying phased development of the residential and commercial area
shall be submitted in conjunction with the submittal of the conceptual master
plan and any conditional use permits.
SEWER AND WArE t INFRA RU T RAPACITY
Prior to issuance of building permits within any of the area designated as a separate
phase of development on the phasing plan, clearance shall be obtained from the
Orange County Sanitation District and City Water Department stating that such
development will not adversely impact the sewer and water systems. Such
clearance shall be in the form of a letter to the Director of Public Works and the
Director of Community Development.
JR ULATICIN
The conceptual master plan shall establish a plan concurrent with the issuance of
the first entitlement. This conceptual master plan will establish the general
alignment of Pearce Street if it connects into the new development, the connector
street alignment and the internal circulation pattern of the development.
Standards for streets and drives shall be as follows:
1. P rim t r tr -The street rightof fay for Warner Avenue, Hell Avenue,
and Pearce Street shall be dedicated as public streets and fully improved to city
standards. The eastern side of Roosevelt Lane (approximately 500 itneai
south of Pearce Street) shall be fully dedicated and fully improved to City
standards, if needed.
2. internal Circulation - Circulation within the Specific Plan Area shall be such
that a connection between Heil Avenue with Warner Avenue shall be provided.
Project access points shall be at Warner Avenue/Leslie Lane and Heil: Avenue/
Del Mar Lane. Any access to Pearce Street shall be such that traffic on Pearce
Street does not exceed 2500 average daily trips. Roosevelt Lane shall not be a
through street to Warner Avenue. The points of intersection with Warner
Avenue Hell Avenue, Pearce Street and Roosevelt Street shall generally
conform to or accomplish the objectives identified in Exhibit"TI.
Meadowlark Specific Plan
:x.
(0631D)
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G. IRAFFI TR L -- The Planning, Commission, upon recommendation of the
Department of Public Works, 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 signals at
Hell Avenue/Del Mar Lane, and Warner .venue/Leslie Lane, ad the entrances to the
development. If the proposed project requires access to Bolsa Chica Street from
Pearce Street then the developer shall pay one-fourth of the cost of a traffic signal
at Bolsa Chica and Pearce. The developer shall provide for the future installation of
any such improvements prior to issuance of building permits.
H. TRAIT IT FACILITIES -A Bus turnouts and bus shelters shall be provided at locations
designated by the Department of Public Works and Orange County Transit District..
The design of such shelters and turnouts shall be approved by the Department of
Public Works and Orange County Transit District.
AIR QUALITY MITIGATION JEASU,
1. R ideshari
Network.," which matches origis r:! . destinations of commuters by computer.
The Orange County Transit District has a rideshare program, called. "Commute"
The protect shall inci;.tde pedestrian accessyfays frorn the interior of the site to
the existing bus stops on the area streets and to the shopping center. The,
acceasways shall be paved, lighted and handicapped accessible.
prior to the issuance of building permits.
P d trian Acc ss
The developer shall e.plore-the e ibilit f.a igning•a program for the site
in order to reduce the frequency and length of trips related to child care
The provision of neighborhood child care facilities are encouraged in the pr
Chill Car?, FA-9ili i U
responsibilities.
lark Specific Plan
J. _QE L Y ' IL ` EIS? ITY The following geology, soils and seismicity
m vasur•es shall be employed prior to the issuance of building permits:
1. Submittal of a structural engineering study evaluating proposed foundation
designs with respect to ground shaking and liquification hazards otx the
property. The study shall be subject to the review and approval of the
Departments of Public Works and community Dove ;pment. Foundations and
structural components of the buildings shall be designed according to recom-
mendations contained within the structural engineering study.
2. Submittal of .t study det ailing grading and site preparation recom-
mendations. This study shall be subject to the approval of the Departments of
Public Works and Community Development. Grading and site preparation shall
be accomplished in accordance with recommendations presented in the st. i
study.
3. Submittal of a soils analysis identifying the absence or presence of methane gas
and/or contamination by hazardous materials. If contamination is found, all
affected areas must be cleaned up to the satisfaction of the City and other
appropriate agencies. If metFae gas is present, a mitigation plan must be
submitted to and approved by the City and other appropriate agencies.
ARCHA£LOGGYY
Prior t Aa the issuance of entitlements, an archaeological analysis of three areas on
the Meadowlark Airport, identified in the existing archaeological assessment (see
Exhibit 2) shall be conducted. The analysis will include some excavations to
determine the existence of historical 19th century habitation and American Indian
habitation, pre-19th century.
Ow grid
MEADOWLARK: A hEAS OF RCHA OLOGXC2
AREA 4
huntinogtom beach piann ing - i °
EXHI BIT 2
L. PERT T-RB FF R
A 1, ndsca end perimet, r buffer shall be provided between existing off-site single
family units and any development related multi family units pursuant to section N,
Development Standards, see number 3 for specific standards,
ESTABLISHMENT OF DISTRICT AREA
The configuration of the property for which this Specific Plan is prepared is such
that there are two (2) district areas. These areas are delineated on the Specific
Plan Map shown on Exhibit 1. A description of Development standards for these
areas are included in the following section.
N. DEVELOPMENT STAND R
Proposed development within the Meadowlark Specific Plan shall comply with the
following standards:
1. Uses Permitte R r n, j .i - The following uses are permitted
within the specific plan area:
a. Area A - Commercial
This area must comply with the requirements and standards set for
C4 District (excluding hotels and motes),
b. Area li -- Residential
The conceptual master plan and cumulative conditional use permits shall use the
following scenario as a guide in describing the type and distribution of residential
product types. Three product types not excecdi 600 uptts shall be provided,
Acrea Tsme of Unit ;ens_e
Minimum Detached
of 18 Single Family 7/acre-
Maximum Multi Family 12/acre
of 20 Medium Density
Maximum Multi Family 20/acre
of 12 Medium-high
density
Total 50 .,res
l
Meadowlark Specific Plan (0631D)
Density bonuses within individual product types may be granted, however the total
number of units for the entire project shall not exceed 600.
B dr m nit
The maximum number of bedrooms (see Section 9080.18 of the City Code for the
definition of a bedroom) per acre will be established by standards set forth in
Article 915, Planned Residential Developments, Section 9150.4 of the City Code:
9150.4 M ximum d nsit . Mximurn density shall be as shown in the following
chart. For the purpose of calculating density, acreage shall include area to the
centerline of abutting street right-of-way, but it to exceed 7.5 percent of the net
area.
Maximum Units Maximum Bedrooms
2i rict .-per a
Single Family
Detached
7 20
Multi Family
Medium Density
12
Multi Family
Medium-High Density
20 40
Parking
Within the development, parking will be allotted according to Article 915 of the
City Code, Planned Residential Developments Parking standards (9150,17)
These conditions will include tandum parking for single family residences.
Also, any residential unit that has four or more bedrooms will require .5 parking
spaces per bedroom in excess of three bedrooms. Off-street, and driveway
parking may count towards additional parking requirement.
Meadowlark Specific Plan
3. P rimeter Buff rs
a. Adjacent to existing oft-site single family development a minimum one
hundred (100) foot wide landscaped perimeter buffer will be required, of
which 50 percent of that width may be driveway or drive aisle (exc'.u6ing
open or enclosed parking), or 75 percent of which may include attached low
density residential units of 100 percent of which may include detached
single family residential units. In add cases, the landscaped area shall be
the outer portion of the buffer area. If structures are proposed within the
buffer area no structure may exceed a height of 25 feet.
Setbacks
a. If attached structures are proposed along Hell Avenue, a 50 foot land-
scaped setback shall be provided. Single family detached units shall only
be subject to the normal setbacks established by the City Ordinance Code,
b. Commercial uses must be set back from residential areas in order to
minimize light and noise impacts.
Commercial setbacks shall be conditioned according to Article 922.
Commercial District C-4 standards with the exception of the eastern
perimeter of the proposed commercial center (between the existing
Fernhill residential development and the subject site) where building
heights shall not exceed 30 feet within 70 feet of the property, and no
buildings or service drives shall be construc:zed within 20 feet of the
property line. This 20 foot setback area shall be limited exclusively to
landscaping.
c. A 20 foot landscape setback on either side of thecoli:=ctor street shall also
be required for the section of the street bi-secting the commercial center.
Thefront setbackline for the proposed project shall be 50 feet from
Warner Avenue con.sistetlt with the setbacks depicted in the City's District
5. Landscaping -The purpose of this is to insure a more pleasant living
environment through the use of plants and decorative design elements.
a. All setback 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. All landscaped buffer areas shall be landscaped in accordance with an
approved landscape plan. The preliminary landscape plan implementing
this requirement shall be submitted along with the application for a
Conditional Use Permit(s) and/or entative Tract Map(s). The final
landscape plan shall plan shall be approved by the Department of
)rnmunity Development.
c. .,itensified landscaping may be required adjacent to the commercial
portions of the proposed project.
All requirements set forth in this Specific Plan shall apply. When a conflict
exists between this Specific Plan and the requirements of Division 9, the most
restrictive requirement shall apply.
'ARK DEDI ATIO N
Park deiication for the proposed project could be used for a greenbelt that would
provide access through the development to Gibbs Parks and/or as an area on the
western edge of the Park that would be set aside for park parking, providing it does
not change the character of the Park. Any propo,ed augmentation of Gibbs Park
will be subject to Community Services approval.
-12-
H ME WNER '' F OMNTY A .. 0 IATI - Approval of all development
proposals shall be subject to submission of a legal instrument or instruments setting
forth a plan or manner of permanent care and maintenance of open spaces, recre-
ational 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 Community Development as to 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.
1. The homeowners' association shall be established prior to the sale of the last
dwelling unit.
2. Membership shall be mandatory for each buyer and any successive buyer.
3. The open space restrictions shall be permanent.
4, Provisions to prohibit parking upon other than approved and developed parking
spaces shall be written into the covenants, conditions, and restrictions for each
project.
5. 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 con Meted, and embody one
homeowners' association with common areas for the total development.
APPROVAL i;E 00 - Notwithstanding the provisions of Article 984, Conditional
Use Permits, each Conditional Use Permit authorized under this Articleshall
become null and void within two (2) years unless a final tract map has been recorded
with the County Recorders 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.
Meadowlark Specific Plan -13-