HomeMy WebLinkAboutCity Council - 2010-28 RESOLUTION NO. 2010-28
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH APPROVING THE ADOPTION OF
SPECIFIC PLAN NO. 16 (ZONING TEXT AMENDMENT NO. 09-007)
WHEREAS, Zoning Text Amendment No. 09-007 has been prepared and analyzed in
the Planning Commission Staff Report dated February 2, 201 0; and
Zoning Text Amendment No. 09-007 is a request to adopt Specific Plan No. 16 -Ward
Garfield to establish design and development standards on an approximate 43.60 acre parcel
of land located southeast of Garfield Avenue and Ward Street; and
The Planning Commission held a public hearing pursuant to Government Code
Section 65353 on February 9, 2010 to consider said Zoning Text Amendment; and
The Planning Commission is required to make a recommendation to the City Council
on the amendment to the General Plan pursuant to Government Code Section 65354.
NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby
resolve as follows:
1. The proposed Specific Plan is consistent with the adopted Land Use Element
of the General Plan.
2. The proposed Specific Plan enhances the potential for superior urban design in
comparison with the development under the base district provisions that would apply if the
Plan were not approved.
3. The deviations from the base district provisions that otherwise would apply are
justified by the compensating benefits of the Specific Plan.
4: The amended Specific Plan includes adequate provisions for utilities, services,
and emergency vehicle access; and public service demands will not exceed the capacity of
existing and planned systems.
5: The Specific Plan No. 16, attached hereto as Exhibit "A" and incorporated by
this reference as thoroughly set forth herein, is hereby adopted and approved.
1
10-2441/4-4202
�1
Resolution No.2010-28
PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a
regular meeting thereof held on the day of , 20
Mayor
REVIE D APPROVED: INITIATE AND APPROVED:
City d i 'strator Directo f Planning and Building
APPROVED AS TO FORM:
G4,�J�
Ci y Attor6ey NK.V-a -
, aa. r�
Attachment:
Exhibit A: Specific Plan No. 16-Ward Garfield
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10-2441/44202
Resolution No.2Ol0'28
IT A
EXHID
SPECIFIC PLAN NO. 16
City ®f Huntington Beach
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MARD/GARF0 Ec�LBQ SPECON; FLZ6�RI
City of Huntington Beach, California
SPECRC PLAN NO. 16
Ar"TION
FTAPIKEii-441,-,
Prepared by- Michael C. Adams Associates
June 2010
Adopted
Resolution No.
Table of Con ten is
SECTION ONE - INTRODUCTION SECTION FIVE - DEVELOPMENT REGULATIONS
1.0 PURPOSE ......................................................... 5 5.0 PURPOSE........................................................ 32
1.1 AUTHORITY AND PROCEDURE...................... 5 5.1 GENERAL PROVISIONS................................. 32
1.2 SCOPE AND FORMAT...................................... 6 5.2 DEFINITIONS.................. ............ 32
.....................
5.3 DEVELOPMENT STANDARDS ....................... 34
SECTION TWO - PROJECT AREA DESCRIPTION 5.4 DESIGN GUIDELINES..................................... 37
2.0 LOCATION......................................................... 8
2.1 GENERAL PLAN DESIGNATION ...................... 8
2.2 ZONING ............................................................. 9
2.3 CURRENT LAND USES .................................... 9
2.4 PLANNING HISTORY...................................... 10
SECTION THREE - IMPLEMENTATION
3.0 ADMINISTRATION .......................................... 13
3.1 METHODS AND PROCEDURES .................... 13
3.2 APPLICATION PROCEDURE.......................... 13
3.3 ENVIRONMENTAL DETERMINATION............ 13
3.4 REQUEST FOR DEVIATION........................... 14 In
3.5 SPECIFIC PLAN AMENDMENTS.................... 14
3.6 SEVERABILITY.
............................................... 15 � �
SECTION FOUR - SPECIFIC PLAN CONCEPT
4.0 DEVELOPMENT CONCEPT ........................... 17
4.1 PLANNING AREAS.......................................... 18
4.2 PLANNING AREA 1 ....................I..................... 20
4.3 PLANNING AREA 2......................................... 23
4.4 PLANNING AREA 3......................................... 25
4.5 ACCESS AND CIRCULATION......................... 26
4.6 PUBLIC FACILITIES........................................ 28
4.7 UTILITIES ........................................................ 29
WARDICARF®ELD SPECIFIC PLAN 2
List of Exhibits
SECTION ONE — INTRODUCTION SECTION FIVE — DESIGN GUIDELINES
Exhibit 1.1 Aerial Photograph..............................................4 Exhibit 5.1 Images of the Area .......................................... 31
Exhibit 5.2 Development Standards Chart........................ 35
SECTION TWO — PROJECT AREA DESCRIPTION Exhibit 5.3 Proposed RV Storage Office Elevations..........38
Exhibit 2.1 Area Photographs ............................................. 7 Exhibit 5.4 Landscape Design Guidelines.........................39
Exhibit 2.2 Vicinity Map....................................................... 8 Exhibit 5.5 Lighting Design Detail......................................40
Exhibit 2.3 Current Zoning Map .......................................... 9 Exhibit 5.6 Fencing Design Detail .....................................40
SECTION THREE — IMPLEMENTATION
Exhibit 3.1 Site Area Photograph...... ............................... 12 APPENDIX
Legal Description (Overall Site) ...............................Exhibit A
SECTION FOUR — SPECIFIC PLAN CONCEPT Boundary Map (Overall Site) ...................................Exhibit B
Exhibit 4.1 Planning Area Map.......................................... 18 Closure Calculations (Overall Site) .........................Exhibit C
Exhibit 4.2 Images of Planning Area 1 .............................. 18 Legal Description (Planning Area 1) ........................Exhibit D
Exhibit 4.3 Map of Planning Area 1 ................................... 20 Boundary Map (Planning Area 1) ............................Exhibit E
Exhibit 4.4 Proposed Entry for RV Storage....................... 22 Closure Calculations (Planning Area 1) .................. Exhibit F
Exhibit 4.5 Site Plan (Planning Area 1)............................. 21 Legal Description (Planning Area 2) ........................Exhibit G
Exhibit 4.6 Images of Planning Area 2.............................. 22 Boundary Map (Planning Area 2) ............................Exhibit H
Exhibit 4.7 Map of Planning Area 2................................... 23 Closure Calculations (Planning Area 2) ................... Exhibit I
Exhibit 4.8 Aerial Photograph of Planning Area 2 ............. 23 Legal Description (Planning Area 3) .........................Exhibit J
Exhibit 4.9 Site Plan (Planning Area 2)............................. 23 Boundary Map (Planning Area 3) ............................Exhibit K
Exhibit 4.10 Images of Planning Area 3............................ 24 Closure Calculations (Planning Area 3) .................. Exhibit L
Exhibit 4.11 Map of Planning Area 3................................. 25
Exhibit 4.12 Site Plan (Planning Area 3)........................... 25
Exhibit 4.13 Access/Circulation Plan................................. 26
WAR®/CARF/EL® SPECIFIC PLAN 3
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1.0 PURPOSE 1.1 AUTHOMTY AND PROCEDURE
The purpose of the Ward/Garfield Specific Plan is to establish the California State law authorizes cities with complete General Plans
planning concept, development regulations and administrative to prepare and adopt Specific Plans(Government Code Sections
procedures necessary to achieve an orderly and compatible 65450 et. Seq.). Specific Plans are intended to be a bridge
development of the area, and to implement the goals, policies and between the local General Plan and individual development
objectives of the Huntington Beach General Plan. proposals. Specific Plans contain both planning policies and
regulations, and may combine zoning regulations, capital
The Ward/Garfield Specific Plan identifies the location, character improvement programs,detailed development standards and other
and intensity for a proposed recreational vehicle storage facility, regulatory methods into one document which can be tailored to
and existing nursery facilities and the Southern California Edison meet the needs of a specific area.
Ellis Substation along the Santa Ana River Channel at the eastern
boundary of the City. Local planning agencies or their legislative bodies may designate
areas within their jurisdictions as ones for which a Specific Plan is
The Specific Plan is regulatory in nature and serves as zoning for "necessary or convenient" (Government Code Section 65451). A
the Ward/Garfield site. Subsequent development plans and other Specific Plan may either be adopted by ordinance or resolution
entitlement requests for the specific plan area must be consistent (Government Code Section 65507). Adoption of the
with the Specific Plan and Huntington Beach General Plan. Ward/Garfield Specific Plan shall be consistent with the provisions
of the Huntington Beach Zoning and Subdivision Ordinance,
Chapter 215.
z The most recent version of the Huntington Beach General Plan
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M was adopted by the City on May 13, 1996 which designates the
project area as Public. The proposed Ward/Garfield Specific Plan
is consistent with the goals and policies of the Huntington Beach
General Plan. The preparation, adoption and implementation of
the Ward/Garfield Specific Plan by the City of Huntington Beach
is authorized by the California Government Code, Title 7,Division
1, Chapter 3,Article 8, Sections 65450 through 65457.
WARDIGARF®E'LD SPECIFIC PLAN 5
Introduction
1.2 SCOPE AND FORMAT
The Ward/Garfield Specific Plan is divided into five sequential Section Five presents a detailed description of the Development
sections. Regulations,which are necessary to guide and control new
projects and carry out the goals and policies of the Specific Plan
Section One is the Introduction and describes the purpose and and the City's General Plan.
intent of the document along with a brief explanation of Specific
Plan procedures and authorization. An Appendix has been compiled that contains the legal
descriptions of the entire site, as well as legal descriptions of each
Section Two is the Project Area Description and is intended to of the Planning Areas.
establish the reasons why the Specific Plan process is logical and
necessary for this portion of the City. This section presents a
general description of the Specific Plan area including designated
land uses, zoning and existing activities. In addition, special
characteristics and existing conditions, which make this area
unique,have been identified.
Section Three presents the Implementation process and discusses
how individual projects and improvements will be reviewed and
approved. This section outlines the project approval procedures
and the methods by which the Specific Plan can be modified or 6'` ,
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amended. �,x.
Section Foam describes the Specific Plan Concept. The design
concept evolves from the objectives outlined in Section One andTA
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the existing conditions discussed in Section Two, along with input
from meetings with the neighborhood and public in general, and
special studies conducted by and for the City.
WARD/CARFIEL® SPECIFIC PLAN 6
Sections 2 Project Area Description
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SECTION TWO
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WARDIG 1 RFIEL® SPECIFIC PLAN 7
Project Area Description
2.0 LOCATION
The Ward/Garfield Specific Plan encompasses 43.60 acres along
the eastern boundary of the City of Huntington Beach. The area is
generally bounded on the north by Garfield Avenue (City of SEAL BEACH —'i WESTMINSTER
Fountain Valley); on the west by Ward Street, the existing
Mariner's Pointe mobilehome park and eight single family
residences on Aragon Circle; on the east by the Santa Ana River Hn
channel; on the south by the Mariner's Pointe mobilehome park ( _
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2.1 GENERAL PLAN DESIGNATION A
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The Ward/Garfield Specific Plan site is currently designated asPAGFC
Public (P) in the City's General Plan. A concurrent General Plan OWN
Amendment will attach a Specific Plan Overlay(P-sp)to the
primary designation allowing for the specific uses. I #
11MAThe General Plan objective for Specific Plan Overlay areas (LUCOSTA MESA
15.1) is to ensure that large scale,mixed use and multi-phased Legend T�
development projects and significant land use and activity districts City Boundary
achieve a consistent character, are i compatible with their p Specific Plan Area
surrounding environment and benefit the City.
16 WARD/GARFIELD SPECIFIC PLAN
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. 'Tp E Exhibit 2.2 Vicinity Map
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WAh'TD/GAXF1E D SPEC66 IC PLAN 8
Project Area Description
2.2 ZOMNG
The Ward/Garfield Specific Plan area is currently zoned RL ;
(Residential Low Density adopted by the City Council in !
December of 1964 (Ordinance No. 1106). The adoption of this .
Specific Plan will supersede the existing RL zoning and establish
an amended set of development regulations.
a
2.3 CURRENT LAND USES
The Ward/Garfield Specific Plan site currently consists of several
activities. The primary use within the Specific Plan is theLi
Southern California Edison Ellis Substation, which occupies
approximately 12.95 acres (Planning Area 2).
Village Nurseries Landscape Center currently operates on the area
surroundingthe enclosed substation and on the remaining 30.65
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acres of the site. (Planning Areas 1 & 3).
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Exhibit 2.3 Current Zoning Map
WARD/GARF®ELD SPECIFIC PLAN �
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Project Area Description
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two modular buildings joined to serve as an office. There are ten
I\"'A 2.4 PLANNING HISTORY employees and laborers employed at the nursery.
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The Southern California Edison Company is a public utility The wholesale nursery is open daily to the public with hours of
regulated by the California Public Utilities Commission(CPUC) operation generally between 7AM-5PM. Customer access is
and is in the business of generating, transmitting and distributing provided off of Garfield Avenue with business related access from
electrical power to its customers throughout the Southern Ward Street. On-site parking is currently provided along Garfield
California region inclusive of the proposed site. It provides Avenue for approximately 20 cars with additional on-street curb
licenses and leaseholds to its operators as a normal course of parking for public use. In addition, equipment stored at the site
business with a proposed leasehold for Huntington Beach RV consist of cart movers, small trucks and delivery equipment.
Storage, its newest operator at the site, and Village Nurseries
Landscape Center. Village Nurseries will consolidate their operation into Planning
The Southern California Edison (SCE) Ellis Substation(19118 Area 3 in order to accommodate the new recreational vehicle
Ward Street) has been in operation since the 1950s. The site storage operation. No additional facilities are proposed for the
consists of transmission equipment and power distribution lines nursery operation.
along with the substation office building. The onsite operations
are power distribution services with approximately eight to ten The new recreational vehicle storage operation will address a
employees. The facility is manned between 7:00 AM and 5:00 PM community-wide need for this type of activity. Home storage of
daily. The office building is approximately 2,000 sq. ft. in size. A recreational vehicles is a growing problem in the City. On-street
separate service truck parking building is also located on site. parking for oversized vehicles is limited to 72 hours by the City's
Municipal Code. This allows the recreational vehicle owner time
Access to the SCE Substation site is provided from Ward Street to pack and unpack their vehicles prior to use, and attempts to
through the area leased to the nursery operation. The SCE facility limit the impact to on-street parking. However, this practice has
is not open to the public. On-site parking currently accommodates been an issue of conflict in many neighborhoods. In addition, on-
10 cars. Additionally, equipment stored at the site consists of site oversized vehicle parking is very difficult to accomplish
service trucks and necessary distribution services equipment. consistent with the City's current regulations. The proposed
recreational vehicle storage facility will provide a new convenient
Village Nurseries Landscape Center (10500 Garfield Avenue) has alternative to address.the issue. Similar facilities in other
been in operation at the site since the 1970s (previously known as communities have proven to be successful.
Nina's Nursery). The nursery has operated through 5-year
renewable lease agreements with Southern California Edison and The surrounding community consists primarily of residential
consists of wholesale of plants and trees (in ground and potted). activities. The Mariner's Pointe mobilehome park at 19350 Ward
The business operates out of an open wood structure adjacent to Street developed in the 1960's and consists of 98 mobilehome
WARDIGARFIELD SPECIFIC PLAN 10
Project Area Description
spaces. The mobilehome park abuts the Edison property to the
south and partially on the west. There is a single family residential
tract developed in the 1970's located south of the mobilehome
park. The cul-de-sac, Aragon Circle has eight homes that abut the
Edison property. Directly south is Arevalos Park, a 2.62 acre
public park owned by Southern California Edison but leased and
maintained by the City of Huntington Beach. The park facilities,
although part of the Edison parcel, are not included within the
Specific Plan.
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WANDIGAR FIELD SPECff IC PLAN
Implementation
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Exhibit 3.1 Site Area Photograph
SECTION THREE
IMPLEMENTATION
WARDIGARFIEL® SPECIFIC PLAN 12
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3.0 ADMINISTRATION 1.
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The City's Planning Director shall administer the provisions of the provided in the Huntington Beach Zoning and Subdivision
Ward/Garfield Specific Plan in accordance with the State of Ordinance. Any request for a subdivision of a parcel shall require
California Government Code, Subdivision Map Act, the submittal of a Tentative Map.
Huntington Beach Municipal Code,the Huntington Beach Zoning
and Subdivision Ordinance (HBZSO), and the City's General Plan. Subsequent requests for minor or ancillary uses in conjunction
with the original use may be approved by the Planning Director.
The Specific Plan development procedures,regulations, standards The Director also has the authority to determine if any application
and specifications shall supersede the relevant provisions of the shall require review by the Design Review Board.
City's Zoning Code (Huntington Beach Zoning and Subdivision
Ordinance), as they currently exist or may be amended in the
future. Any development regulation and building requirement not
addressed in the Specific Plan shall be subject to the City's 3.3 ENVIRONMENTAL DETERMINATION
adopted regulations in effect at the time of an individual request.
The extent and intensity of all anticipated development activity for
the Ward/Garfield Specific Plan area has been identified in the
3.1 METHODS AND PROCEDURES Specific Plan and analyzed in an Environmental Assessment
accompanying this Specific Plan.
The methods and procedures for implementation of the Specific
Plan shall be on a project-by-project basis. The adoption of the Development project requests consistent with the Specific Plan
Specific Plan alone will not require any improvements to the shall not be subject to additional environmental review unless
project area. Physical improvements will only coincide with the otherwise required by CEQA. However,the Planning Director
approval of new development projects. The Specific Plan is a may request an additional environmental assessment for unique or
regulatory document and is not intended to be a Development unusual circumstances that have not been previously addressed in
Agreement. the initial environmental review.
The City shall impose any applicable environmental mitigation
3.2 APPLICATION PROCEDURE measures, as specified in the environmental review as conditions
of approval on individual projects. Such conditions of approval
The Specific Plan requires that all requests for initial development shall describe the time period' and manner in which the mitigation
or establishment of a use must be accompanied by an application measure must be satisfied.
for a Conditional Use Permit to the City's Zoning Administrator as
WARDIGARFIELD SPECIFX PLAN 13
Implementation
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3.4 REQUEST FOR DEVIAT�ON by rx/7"A do;kl
Not be detrimental to the general health, welfare, safety
The Ward/Garfield Specific Plan Development Regulations are and convenience of the neighborhood or City in general,
intended to encourage projects that create an aesthetically pleasing nor detrimental or injurious to the value of property or
appearance, enhance the environment, and facilitate an adaptation improvements of the neighborhood or of the City in
to the surrounding environment. general; and
Deviations pertain only to the Development Regulations of the • Be consistent with objectives of the Specific Plan in
Specific Plan and may be granted for special circumstances. achieving a project adapted to the area and compatible with
Requests for Deviation may include but are not limited to building the surrounding environment; and
height, setbacks,parking, and landscaping.
0 Be consistent with goals and policies of the City's General
The Planning Director may consider deviation requests up to ten Plan, and comply with State and Federal Law.
(10)percent of any single standard. Deviations greater than ten
(10)percent or deviations for projects subject to entitlement
review must be approved by a Variance, subject to the procedures 3.5 SPECIFIC PLAN AMENDMENTS
outlined in the City's Zoning and Subdivision Ordinance.
The Specific Plan can be amended. The Planning Director shall
Deviations may be allowed when, in the opinion of the Planning have the discretion to determine if requests for modification to the
Director, significantly greater benefits from the project can be Specific Plan are minor or major. Minor modifications may be
provided than would occur if all the minimum requirements were accomplished administratively by the Director. Major
met. These benefits may include: additional landscaping, greater modifications will require the processing of a Zoning Text
setbacks, concentrated or intensified landscaping, and Amendment, subject to the City's processing regulations in place
unique/innovative designs. at the time of the request.
The Planning Director may approve the Request for Deviation in Minor modifications are simple amendments to the exhibits and/or
whole or in part upon making the following findings: text that are intended to clarify and not change the meaning or
intent of the Specific Plan. Major modifications are amendments
• Promote better design, environmental and land planning to the exhibits and/or text that are intended to change the meaning
techniques and contribute to the economic viability.of the or intent of the Specific Plan.
community,through aesthetically pleasing architecture,
landscaping and site layout; and
WARDIGARFIELD .SPECIFX PLAN -14
Implementation
3.6 SEVERABUTV
If any section, subsection, sentence, clause,phrase, or portion of
this title, or any future amendments or additions hereto, is for any
reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the
validity of the remaining portions of this title, or any future
amendments or additions hereto. The City hereby declares that it "
would have adopted these titles and each sentence subsection
clause, phrase, or portion or any future amendments or additions 'y'
thereto, irrespective of the fact that an one or more sections, '�Ta ry, r'
P Y .: ; ,. �.
subsections, clauses,phrases,portions or any future amendments =, W,
or additions thereto may be declared invalid or unconstitutional. s
WARDIGANF FIELD SPECIFIC PLAN 15
Section Four Specific Plan Concept
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SECTION FOUR
SPECIFIC PLAN CONCEPT
W ARDIGARF®EL® SPECIFIC PLAN 16
section Poser Specific Plan Concept
4.0 DEVELOPMENT CONCEPT
The Ward/Garfield Specific Plan development concept provides The Specific Plan recognizes that the primary use of the property
for an RV Storage facility within a portion of the Southern revolves around the Southern California Edison Ellis Substation
California Edison right-of-way that runs along the Santa Ana and ancillary transmission lines. The Specific Plan anticipates the
River Channel on the eastern boundary of the City of Huntington continuation of the electrical facilities with the opportunity for
Beach. The development concept also recognizes existing uses separate leases by SCE. Any modifications and/or expansion of
including Village Nurseries, a retail/wholesale business, the Ellis the existing facility shall continue to be regulated by the provisions
electrical substation and associated transmission lines, and of the Specific Plan and the Huntington Beach Zoning and
wireless communication facilities on existing transmission towers. Subdivision Ordinance.
The Specific Plan is designed to allow for development in a
manner that is compatible with the existing commercial nursery
and public utility uses. The surrounding area has been developed
with residential uses over an extended period of time, including
the adjacent Mariner's Pointe mobilehome park, and single family ;
homes to the south and west. ' °
The Ward/Garfield Specific Plan provides the framework and � � ' ;-I
guidelines necessary to create a unique,high quality RV Storage : {
facility while recognizing standards for the existing uses. An
illustrative Site Plan has been prepared showing complete build
out of the area utilizing the various guidelines described in the
Specific Plan. The plan provides a conceptual layout identifying
the RV Storage,Nursery and Southern California Edison uses,
parking design, access points, and landscaping. It is only intended
for illustrative purposes to present an image of how the site may be
developed and is not to be construed as the definitive plan for the
area.
WARDIG ARF®ELD 5PEC9F®C CLAN 17
Specific R®aren Concept
GARFIELD AVE.
4.1 PLANNING AREAS
PA-3
The purpose of identifying separate Planning Areas (Exhibit 4.1)is
to delineate the proposed RV Storage facility while allowing for
PA-1 the continuation of current activities. This approach recognizes
proposed development and establishes sufficient flexibility to
provide for future opportunities. Three distinct Planning Areas are
0 2Q identified to provide opportunities for three different and distinct
QQ activities.
2
YORKTOWN AVE.
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Exhibit 4.1 Planning Area Map
WAR®/C ARFSEL® SPECIFIC FLAN 18
Specific Plan Concept
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Exhibit 4.2 Images of Planning Area 1
WAR®/GARMEL® SPECIFIC PLAN ZP9
Specific Plan Concept
4.2 PLANNNG AREA GARFIELD AVE.
Planning Area 1 (13.52 acres)is devoted to the Huntington Beach
RV Storage facility located on the southerly portion of the Specific PA-3 PA-2
Plan area, although RV storage is prohibited south of Yorktown
Avenue;this area south of Yorktown Avenue may be used for
landscape nursery. PA-1, also referred to as "the 7" due to its lot PA-1
configuration, will consist of 395±RV parking spaces, an 800 sq.
ft. modular rental office with restroom, and associated perimeter
fencing and lighting. There will be a washing facility and dump U)
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station for grey and black water, and a trash enclosure inside the Q , Q
facility. <
The new RV Storage facility is designed to provide access from v�
Ward Avenue with a large queuing area(approx. 120 ft.)to an
automated remote gate system. The site also provides a large YORKTOWN AVE.
turnaround area in front of the gate (Exhibit 4.5). Existing
transmission towers and electrical lines will continue to exist
above the RV parking stalls. There will be no on-site vehicle
repair at the facility.
Exhibit 4.3 Map of Planning Area 1
An ornamental security fencing system with vertical landscaping
material is proposed along the existing residential properties to
minimize view impacts to the parked RV's, boats and jet-skis.
The fencin system will provide the needed security for the RV i "� ry ¢$.
g Y p Y r-
Storage facility as well as provide security to the rear yards of the
residential properties. ER
Permitted uses in Planning Area 1 will be limited to RV Storage a ,
(north of Yorktown Avenue only), Landscape Nurseries, Wireless
Communication facilities, and electric utilities.
1i ARDIGA NFiEL® SPECIFIC PLAN 20
Specific Plan Concept
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ELECT.POLE ELECT.L'OlE 'so 8O.FT.
RENTALOFFICE
Exhibit 4.4 Proposed Entry for RV Storage , „f Q/
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Exhibit 4.5 PA-1 Site Plan
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WARDIGARFIEL® SPECIFIC PLAN 21
Cpecifec Plan Concept
Entry to Ellis Substation Looking west
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Exhibit 4.6 Images of Planning Area 2
WAR®/GARFAEL® SPECIFIC PLAN 22
�UA 5 M
VN Specific Plan Concept
4.3 PLANNING AREA 2
Planning Area 2 (12.95 acres) consists of the existing Southern
California Edison Ellis Substation at 19118 Ward Street. No
change is proposed to this area.
The structures at the Ellis Substation include an approximately
2000 sq. ft. building with an ancillary service truck bay. Existing
W44
access is provided from Ward Avenue through a portion of the
nursery and to a security keypad entry system. The access will be
provided in perpetuity. There are 10 on-site parking spaces for the
current 8-10 employees that staff the substation on a daily basis.
'0
The Specific Plan designates Planning Area 2 solely for the SCE
Ellis Substation. Exhibit 4.8 PA-2 Aerial Photograph
GARFIELD AVE.
------------------------
li
PA-2 BORDER
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YORKTOWN AVE. JL
Exhibit 4.7 Map of Planning Area 2 Exhibit 4.9 PA-2 Site Plan
WARDIGARFIELD SPECIFIC PLAN 23
Specific Plan Concept
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Ze
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7
Exhibit 4.10 Images of Planning Area 3
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vJ
WAR®IGARF®EL® SPECIFIC PLAN 24
Specific Plan Concept
4.4 P0_ANNNG AREA 3
Planning Area 3 is a 17.13 acre area that surrounds the SCE Ellis
OFFWNTHNVALLEV
Substation. PA-3 is currently occupied by Village Nurseries -GE CC-BY RATON08 RC �
Landscape Center at 10500 Garfield Avenue. The commercial
landscape nursery currently leases the property from SCE.
II —
Primary access for the nursery is provided at the terminus of
Garfield Avenue with business related access from Ward Avenue
I i
via the Ellis Substation driveway entry. Permitted uses will be
limited to RV storage, landscape nurseries, wireless
communication facilities, and electric utilities. All future ' ;
modifications will be subject to the provisions of the Specific Plan.,
GARFIELD AVE.
it!6 �. / tscouo
PA-3
PA-3
1
Exhibit 4.12 PA-3 Site Plan
I
YORKTOWN AVE.
14
Exhibit 4.11 Map of Planning Area 3
WARDIGARFIELD ZPEC JFfC PLAN 25
i,'RNI Z�
A K Specific Plan Concept
---.GAFtFIELo AVE_ VFJM,
—-——---------------
4.5 ACCESS AND URCULATM V
�e
.7
Access to the Ward/Garfield Specific Plan area from the San
Z.,
Diego Freeway(Interstate 405)can be obtained from the Euclid
off-ramp,west on Ellis Avenue to Ward Street, and southbound on
J,
Ward Street to Garfield Avenue. Access is also available via VH-O
Garfield or Yorktown Avenues to Ward Street and the Specific
Plan area.
Primary vehicular access to the project site is provided via three
�-n
driveways on Ward Street, a Collector Arterial Street, and one VH4-
driveway on Garfield Avenue, a Primary Arterial that terminates PDVH-4
east of Ward Street at the Santa Ana River Channel. Pedestrian
access to Village Nurseries is provided from Garfield Avenue.
The intersection of Ward Street and Garfield Avenue is at the
boundary of Huntington Beach and Fountain Valley.
4-ACCESS
POINT
VH=VEHICUM
The entire site is owned by Southern California Edison that leases PD--PrOESTRM
portions of their property to private operators. Vehicular access to
the Ellis Substation(PA-2)will continue to be provided from
Ward Street through a portion of Village Nurseries property(PA-
3)and will be provided in perpetuity. Ward Street and Garfield
Avenue, adjacent to the project area, are designated for Class 11
bike trail systems.
Internal circulation is currently provided by a system of private
At
accessways serving as access to individual activity areas within the
project site. Circulation will be further enhanced by a proposed
entryway to the new recreational vehicle storage facility.from
Ward Street. The RV parking facility is designed with asphalt
parking stalls and drive aisles.
Nv"MH
V
Exhibit 4.13 Access/Circulation Man
WARDIGARFIELD SPECIFIC PLAN 26
Specific Plan Concept
Access at the south end of the RV parking facility(at Yorktown
Avenue) is for emergency vehicles, SCE vehicles, and landscape
nursery vehicles only. Access at the south end of Planning Area 1
(at Arevalos Park) is for emergency vehicles only.
All new ingress and egress to and from the site shall be provided at
locations approved by the City. All internal accessways shall be
privately owned and maintained. The standards for such drives, ;� it �N .,
including width and construction shall meet the requirements of L= �i �� �3`��� r •.�
the City.
WARDIG APP®ELD SPECIFIC PLAN 27
Specific Plan Concepg
4.6 PUBLIC FACILITIES
Sewer System
Public facilities analyses of infrastructure requirements and The City of Huntington Beach is responsible for the review and
detailed design, construction and phasing will be completed as approval of the collection of wastewater within the project area,
required by the City of Huntington Beach Department of Public and the Orange County Sanitation District(OCSD) is responsible
Works. Future development within the Specific Plan area will be for the treatment of wastewater.
responsible for the construction of public facilities improvements
concurrent with individual project development, subject to review The City system ultimately is collected by the Sanitation District
and approval of the Director of Public Works. via their trunk and distribution lines to convey sewage to their
plant. Any new sewer lines within the property will be contained
in private roads or in easements that may ultimately be dedicated
Water System to the City of Huntington Beach. The sewer system will be
designed to City sewer standards for possible future public
Domestic water for the property will be provided by the Public acceptance and maintenance.
Works Water Division of the City of Huntington Beach. The
Water Division provides water to all of the customers within the There are currently no sewer facilities available on Ward Street at
City of Huntington Beach. the entry to the RV Storage Facility. Sewer facilities are available
on Ward Street north of the site entry and within the Mariner's
The Water Division has use of both underground and imported Pointe Mobilehome complex. The RV Storage facility will
water sources to service the area. The underground supply comes include a office building with restroom facilities and a dump
from nine existing wells, and imported water delivered to the City station that will require a sewer connection. These existing sewer
of Huntington Beach by the Metropolitan Water District(MWD)at connections drain to the Orange County Sanitation District plant at
three locations. The Specific Plan area is part of the City's Master Brookhurst and PCH.
Plan for Water Service.
Storm Drainage/Water QuaIfty
All water improvements shall be designed to the City of
Huntington Beach water standards for future City acceptance and The City of Huntington Beach and the Orange County Flood Control
approval. Locations of fire hydrants and apparatuses will be District(OCFCD)are the agencies responsible for the flood control
reviewed for each project by the Fire Department and Water system in the project vicinity. There are no storm drain systems that
Division of the City of Huntington Beach to ensure adequate fire exist within or along the project site. The proposed RV Storage
flow and pressure. facility will involve installing impervious surfaces on a large
portion of the site. The new drainage pattern will be very similar
WARDIGARFIELD SPECIFIC PLAN 28
Specific Plan Concept
to the existing drainage pattern, except drainage will be directed
away from the Edison towers and drainage devices will be added Electricity
to the project to aid in an infiltration process. At the entrance of
the site,the use of new curb and gutter will direct drainage toward Electrical service to the area is provided by the Southern
Ward Street. At the northeast portion of the site, drainage will California Edison Company. Existing transmission and
occur through V-gutters which will then direct the flows to an distribution lines are adequate to service current and potential
infiltration trench located along the eastern property line of the future needs.
project. The majority of the area along the Santa Ana River
Channel will drain toward the east property line where an
infiltration trench will collect all of the runoff from this area. Natural Gas
Stormwater systems eventually discharge into coastal ocean water. Natural gas service in the Specific Plan area is provided by the
They may also discharge into wetlands or streams. Stormwater Southern California Gas Company. Adequate facilities exist for
discharging from the site shall be of sufficient quality and volume to current and projected future needs.
maintain or enhance the functional capacity of the receiving waters.
Where new storm drains are necessary to accommodate the
development,they shall be sited and designed to discharge in the least
environmentally sensitive location. The on-site water retention andf_' ,
percolation system will minimize run-off into the City's `1== Via' t1
stormwater system. All drainage and runoff will comply with the : J.
National Pollution Discharge Elimination System(NPDES) � ,. ,
requirements. d
Storm Drains and/or Catch Basins shall be marked"No dumping-
drains to Ocean" or with other appropriate local insignia. These
marking shall be maintained for the life of the project.
4.7 UTUTIfES
There are several public utility service providers in the
Ward/Garfield Specific Plan area as described below. Adequate
facilities exist for the current service needs of the area as well as
the anticipated additional facilities.
WARDIGARFIELD SPECIFIC PLAN 29
Specific Plan Concept
Telephone
Telephone service in the Specific Plan area is provided by
Verizon. Coordination with the service provider for the
installation of new service will be necessary.
Cable Television
Cable television service within Huntington Beach is provided by
Time Warner Communications. Coordination with the cable
company for the installation of new service will be necessary,
however not anticipated as part of this proposal. ;
Solid Waste Disposal �� �f' _ ��
ii vA r j
Rainbow Disposal Company currently provides solid waste
disposal services for the area. Based on service projections and
anticipated demand increase, an adequate level of service will be
maintained.
WARDIGARFIEL® SPECIFIC PLAN 30
Section Five Development Regulations
....
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;n"'''� �w y sfr+�' yyy9 �•.: .'�.° *'1�^'y > `w, .� v a� � ''-p': ry•��t 1µ ' r.x�
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Exhibit 5.1 Images of the Area
SECTION FIDE
DEVELOPMENT REGULATIONS
WAHDIGAHF®1EL0 SPECIFIC PLAN 31
'A H DeVelOpfnenf RegUlatiOnS
5.0 PURPOSE
Construction. All construction shall comply with the
The purpose of this section is to provide specific development provisions of the current Uniform Building Code and as
regulations and standards that will be applied to individual subsequently amended and the applicable sections of the
development projects in each Planning Area of the Specific Plan. Huntington Beach Municipal Code.
Upon adoption by the City of Huntington Beach,the Specific Plan
will be the zoning document for the project area.
5.2 DEFINMONS
5.1 GENERAL PROVl&ONS For the purposes of the Specific Plan,words,phrases and terms
shall have the meanings as defined below. Terms not specifically
The provisions contained herein shall govern the design and defined in the Specific Plan shall have the same definition as used
development of the Ward/Garfield Specific Plan area. Standards in the City of Huntington Beach Zoning and Subdivision
and/or criteria for development and activities not specifically Ordinance.
addressed in this Specific Plan may require referral to the current
provisions of the Huntington Beach Zoning and Subdivision When consistent with the context,words used in the present tense
Ordinance and Municipal Code. include the future tense; words used in a singular number include
the plural number; and words of the masculine gender include the
Whenever an activity has not been specifically listed as being feminine and neuter gender. The word"shall"is always
permitted in a particular Planning Area of the Specific Plan, it mandatory and the word "may" is permissive.
shall be the duty of the Planning Director to determine if it is
consistent with the intent of this Specific Plan and compatible with Accessory Building
other permitted uses. In the case of any conflicting provisions,the A detached building on the same lot as a main building or activity,
regulation and policies of the Specific Plan shall prevail. In the use of which is incidental to that of the main activity.
addition, all projects must comply with the following policies and
requirements. Accessory or Ancillary Use
A use that is appropriate, subordinate, and customarily incidental
Policies and laequa rements to the main use of the site and which is located on the same site as
the main use.
Grading. All grading shall comply with the applicable
sections of the HBMC and shall be approved by both the
Planning Director and Director of Public Works.
WARDIGARFIELD SPECiFIC PLAN 32
Development Regulations
i3a.oiidl ncg Height Street
Building height is the vertical dimension measured from the top of A public or approved private thoroughfare or road easement which
the highest roof to the top of the subfloor/slab directly underneath. affords the principal means of access to abutting property.
Deviations Structure
An adjustment in one or more Development Regulations in order Any building or portion thereof, wall fence, etc., extending forty-
to accommodate special circumstances and/or unique architectural two (42) inches in height above the grade.
features.
Use
Entryway The purpose for which land or building is arranged, designed, or
The point of ingress and egress from a public or private street to intended, or for which it is occupied or maintained.
the project.
Zone
Mod fication (Minor) A district as defined in the State Conservation and Planning Act,
An amendment to the exhibits and/or text that is intended to clarify shown on the official zoning maps and to which uniform
and not change the meaning or intent of the Specific Plan. Minor regulations apply.
modifications require action by the Planning Director.
Modification (Major)
An amendment to the exhibits and/or text that is intended toi
change the meaning or intent of the Specific Plan. Major
modifications require a Zoning Text Amendment and action by the
Planning Commission and City Council. {p`f � k�'*
Setback Line
The line that defines the width or depth of the required yard. Such
line shall be parallel to the property line and/or Planning Area
boundary line and removed therefrom by the perpendicular
distance described as the setback.
Specific Plan
Specific Plan shall mean the Ward/Garfield Specific Plan as
adopted by the City Council of the City of Huntington Beach.
WlWARDIGARFIELD SPECIFIC PLAN 33
Development Regulations
The RV Storage facility is prohibited south
5.3 DEVELOPMENT STANDARDS of Yorktown Avenue.
o Landscape Nursery uses;
The Development Standards shall serve as the mechanism for the o Wireless communication facilities subject to current
implementation of the Ward/Garfield Specific Plan. The standards requirements set forth in the HBZSO;
set forth in this section will assure that future development within o Electric utilities and incidental structures including
the project is implemented in a manner consistent with the intent electrical transmission lines and towers.
of the Specific Plan. The standards contained herein provide
flexible mechanisms to anticipate future needs and achieve • Planning Area 2 Permitted Uses.
compatibility between land uses and the surrounding community. o Electrical Substation;
Standards and guidelines are designed to be compatible with the o Electrical transmission lines;
existing land use categories of the City. The primary land uses in o Transmission towers;
the Specific Plan allow for existing electric utilities, low-activity o Switching buildings (existing Southern California
commercial, and recreational vehicle storage. Development Edison Ellis Substation) with private access road.
Standards shall be established for each Planning Area in order to
accommodate the existing and proposed uses. • Planning Area 3 Permitted Uses.
o Landscape Nursery uses;
Permitted lases o Recreational Vehicle Storage and accessory
buildings;
Permitted uses shall be established in each Planning Area and shall o Wireless communication facilities subject to current
be required to meet all applicable provisions of the Specific Plan. requirements set forth in the HBZSO;
All requests for initial development or establishment of a use must o Electric utilities and incidental structures including
be accompanied by an application for a Conditional Use Permit to electrical transmission lines and towers.
the City's Zoning Administrator as provided in the Huntington
Beach Zoning and Subdivision Ordinance. ,y
e Planning Area 1 Permitted Uses.
o Recreation Vehicle Storage and accessory �a
buildings; PI V,
The RV Storage facility may include a
washing facility and dump station for grey
and black water. The dump station will
require all applicable City and County
permits.
WARDIGARF®ELD SPECiF®C PLAN 34
Deve0opmeent Regulations
DEVELOPMENT STANDARDS PA-1 PA-2 PA-3
(HB RV Storage) (SCE Ellis Substation) (Nursery)
Maximum Building Height 15 ft. 15 ft. 20 ft.
Minimum Building Setback
Front 100 ft. 0 ft.* 15 ft.
Side 15 ft. 0 ft.* 0 ft.*
Street Side n/a n/a 15 ft.
Rear 15 ft. 0 ft.* 0 ft.*
*Setbacks shall comply with
California Building Code
Required Off-Street Parking 5 spaces for office use 5 spaces for office use 1:1000 sq. ft. of display area;
+1:300 sq. ft. of office area
Landscaping Min. 8% of site; concentrated in Min. 8% of site; concentrated in Min. 8% of site; concentrated in
areas of public view areas of public view areas of public view
Fencing Max. 8 ft. in height with ornamental Max. 8 ft. in height Max 8 ft. in height
fencing design and integrated
landscaping
Other Development Standards Wireless Communication Facilities (WCF) shall comply with the requirements set forth in the HBZSO.
Exhibit 5.2 Development Standards Chart
35 IN.� ®/G.�RF®mod® SPEC®F®C PLAN
,y
Development Regulations
Maximum Building Height
Additional setbacks are required by the terms of the lease
The maximum allowable building height shall be established in agreement with the property owner, from the electrical
each Planning Area. transmission towers which cross the property. A"no-park or build
zone" of 100 feet is required for a non-polymer tower and 50 feet
• Planning Areas 1 and 2. Building height shall be limited is required for a polymer tower.
to fifteen(15) feet.
Parking
• Planning Area 3. Building height shall be limited to
twenty (20)feet to allow for greenhouse structures. All developments will be required to meet the minimum on-site
parking standards of the Huntington Beach Zoning and Subdivision
Building Setbacks Ordinance unless otherwise noted on Exhibit 5.2. In addition,the
following shall apply:
Setbacks shall be established in each Planning Area. The
provisions outlined shall not apply to existing structures or - Existing uses at the time of Specific Plan adoption shall
perimeter fencing. However, any expansion of nonconforming be deemed in compliance with parking standards of the
structures shall comply with current requirements set forth in the Specific Plan. Any alteration or expansion of those
HBZSO. In addition, recreational vehicles are not considered activities may require additional parking.
structures, and are therefore not subject to setback provisions. - Proposed uses and activities shall provide the following:
• Planning Area 1. The minimum setback from any exterior
property line shall be fifteen(15) feet. The minimum front • Planning Area I
setback shall be 100 feet. - A minimum of five(5)public parking spaces shall be
provided for RV Storage office uses. No additional
• Planning Area 2. There are no minimum setbacks for the parking is required to be provided for the RV Storage use.
Ellis Substation facility provided structures comply with
the California Building Code (CBC). No changes to the • Planning Area 2
substation are proposed. - A minimum of five(5) employee parking spaces shall be
provided for the Ellis Substation use.
• Planning Area 3. The minimum setback for structures
along public streets shall be 15 feet, with no setback • Planning Area 3
requirement along interior property lines provided A minimum of I space for every 1000 sq. ft. of public
structures comply with the California Building Code display area shall be provided,plus a minimum of I space
(CBC). for every 300 sq. ft. of office area shall be provided.
WARDIGARFIELD SPECIFIC PLAN 36
Development Regulations
will establish a strong outline and framework for guiding future
5.4 DESOGN GUMELINES s, development projects.
The Design Guidelines establish the character and style for The successful integration of effective site planning techniques,
development within the project area. The Guidelines with the basic design elements on individual projects,will enhance
accommodate individual development identities and promote the visual experience in the Specific Plan area. Future
interrelationships between the varying land uses and community development within the project area will be in accordance with
features. The major elements of the Design Guidelines include: many of the established existing design concepts, in order to
site planning, building architecture, landscaping, fencing, signing achieve an overall project area compatibility. Site layout shall
and lighting. All development proposals within the Specific Plan respect and preserve the natural and existing site features.
area shall conform to the Citywide Design Guidelines, as well as
those outlined in the Specific Plan. 1. There should be a minimum queuing area for two bus-sized
recreational vehicles in front of the security gate to avoid
The Design Guidelines are intended to be consistent with the any traffic impacts on Ward Street.
Design Element of the General Plan and the City's adopted Design
Guidelines. The Design Guidelines are general and may be 2. There should be a minimum landscape buffer of five(5)
interpreted with some flexibility in their application to specific feet between residential properties and any recreational
projects. Variations may be considered for projects with special vehicle/trailer. No recreational vehicle/trailer taller than
design characteristics that still meet the objectives of the eight(8) feet high shall be parked along the westerly
Guidelines. The Design Guidelines shall be used to promote a property line adjacent to residential uses.
high level of design quality while at the same time provide some
flexibility, necessary to encourage creativity on the part of 3. The dumping station and vehicle washing areas should be
individual project designers. located away from the residential properties to minimize
noise impacts.
Site P9anning 4. Parking lot lighting and security lighting should be
appropriately shielded so as to not spill over into
The Specific Plan allows for a combination of uses, all of which residential areas.
will revolve around the primary electrical utility use. The Design 5. Uses should be located away from existing transmission
Guidelines section provides the measure by which basic concepts towers and poles to the greatest extent.
for coordinated site planning can be realized. Care must be taken
in each project area to provide convenient access and to minimize .6. The RV storage facility shall be prohibited south of
impacts to surrounding uses. Effective site planning techniques
Yorktown Avenue.
WARDICAR FIELD SPECIFIC PLAN 37
Development Regulations
Architectural Guidelines
The Architectural Guidelines are intended to establish a
compatible character, style and quality for all development —
projects within the Specific Plan. This compatibility of character
is not intended to discourage individual innovation and creativity,
but to simply provide a framework within which an overall sense
of community and place will be reinforced. Each building shall be ® E
designed and sited with sensitive regard to climate, context, and N
proper use of materials and form in an honest expression of
function as well as aesthetics.
Attention shall be given to incorporating the design, colors, and
materials of signage into the overall design of the entire
development in order to achieve conformity. �-
1. Architectural features and/or complementary colors and
materials should be incorporated into the design of all
exterior surfaces of the buildings in order to create an
si: r a.
aesthetically pleasing project. r
2. Building architecture and general appearance of the
proposed development should enhance the orderly
harmonious development of the area and the community as §
a whole. =_--
3. Modular structures may be permitted provided they appear
to be permanently installed with proper skirting. All
utilities including air conditioning units and electrical Exhibit 5.4 Proposed Building Elevations(RV Storage Office)
':.t
meters should be screened from street view.` r
WARDIGARFIELD SPECIFIC PLAN 38
Development Regulations
-3 will be required to comply with the City's Landscaping
0 PA
Landscape Guidelines J requirements at the time of future development.
The Landscape Guidelines for the Specific Plan are an integral
component of the overall project design. The Landscape Concept Signs
is composed of several design and implementation elements with a
strong emphasis placed on minimizing impacts to surrounding All signs in the project area shall conform to the provisions of the
residential views. These elements include intensified perimeter City's Zoning and Subdivision Ordinance and shall be consistent with
landscaping to serve as a buffer to adjacent activities. The the guidelines of the Specific Plan.
Guideline proposes landscape materials used to screen views of the
RV storage use while providing an adequate buffer between the
parked vehicles and adjacent residences. Lighting
1. Plant materials shall be selected to create an adequate All illumination of streets,drive aisles and parking areas shall be
buffer by allowing planting along and through the proposed coordinated to provide consistent and non-obtrusive illumination
security fencing. intensity. Emphasis shall be placed on areas of vehicular and
pedestrian activity.
2. Trees shall be selected based upon the size of the planting
area, to allow for mature growth without causing future 1. Light fixtures and standards should be energy efficient and
damage to the improvements. directed away from adjacent properties.
3. Landscaping around the project area shall provide a 2. No lighting should spill across property lines.
consistent edge treatment using a limited variety of plant
materials. 3. All lighting should be dimmed to security levels between
10:00PM and 7:OOAM
A preliminary landscape plan shall be submitted concurrent with
the Entitlement application. The plan shall include provisions to
provide a buffer between the projects and adjacent uses. A Security System
professional arborist shall be consulted to determine how existing
trees can be saved during design and construction. Security cameras will be installed for the RV Storage facility. The 24-
hr. security system will operate in conjunction with the lighting
All landscaping will conform with the City's standard landscape system to minimize view and light/glare impacts to surrounding
plans and specifications and landscape requirements set forth in properties.
the Zoning and Subdivision Ordinance. Existing uses in PA-2 and
WARDIGARFIELD SPECIFIC PLAN 39
Development Regulations
xvuueac-«arrvnion ...-..,.a•-••,- .-.°�-.-�-.:.�---.-r�orro:avrrx.:atarrr
i-wkai dw-c l W.udnu h 0.p..door Imam umd Hordware
nmunuuK hna. �11 c~<poxxl hrrdi.are mauls
trorn soWrdcxx,srrl.
Vu pl¢.UF, 'b'M'rPaumhrfinish - Fencing
Dark brmue ve;var}rd_1,cr
rsl m
do.iµncr rol v:nall:3,k. - 'dai �yier:d:nt&,49i.
E-Y.4— Walls and fences shall be provided as a means to secure the open
Hinged door I d -Jar 4 ;, v y �e4rt ket.�,nprred,;lavl°ns commercial businesses including the RV Storage and Nursery
k � Yr >A.. lrm3 11rti r' d
facilities and the SCE Ellis Substation. Any new fencing shall be
Yrrm7n!•xesu.trtrtr nt pasni ii
Cxplhc sum asu:pmr-
solid block,decorative,or ornamental in nature and constructed to
StrthtP cet¢dxe/Iccmr- - r` ¢ate ''—d` minimize visual impacts from the adjacent residential properties.
Deli weiluru iHmnin,nhen _ .
in W' """'`' Existing chain-link fencing shall be permitted to remain.
""x:eeurrtl![uGGk tseef
cu[.ISded�rtl'er Eomriau eks fiasuGn:udg al
dppni,cd Ibr nh,n a and W.,h-i-1.1 wr hjd ncnunrimp b—kei.
Increased fencing height may be necessary to provide security to the
RV Storage facility. All new fencing over six(6)feet in height shall
be integrated with permanently maintained landscaping material along
` T or within the fencing system.
. ISe °rt ._..._ . . .. ._
n:
� '�' '�'"�+ „..M~� -'• r `� F'��"iu i��"�.�1')�sdi e'rr'�'i gr.vi i e i i �W
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Exhibit 5.5—Lighting Detail
Fr) gf
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Exhibit 5.7 Fencing Design Detail
WAR®/GARF/EL® SPECIFIC PLAN 40
Appendix
WARDIGARFIELD SPECIFIC PLAN 49
Resolution No.2010-28 <
EXIMIT«A"
LEGAL DESCRIPTION
FOR
OVERALL SITE
BEING THAT PORTION OF THE RANCHO LAS BOLSAS,IN THE CITY OF HUNTINGTON
BEACH,COUNTY OF ORANGE, STATE OF-CALIFORNIA,MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST%4 OF THE SOUTHEAST'/4
OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89�3538"E,A DISTANCE
OF 106.94 FEET,THENCE S 26°49'15"W,A DISTANCE OF 2.26 FEET;THENCE S 24°29'15"W,
A DISTANCE OF 1,051.77 FEET;THENCE S 20'57'04"W,A DISTANCE OF 663.67 FEET;
THENCE S 20°02'5T'W,A DISTANCE OF 1,127.51 FEET;THENCE S 16'06'05"W,A DISTANCE
OF 707.49 FEET,THENCE N 73042'02"W,A DISTANCE OF 180.00 FEET,THENCE N 16006'05"
E,.A DISTANCE OF 661.94 FEET;THENCE N 89'30'19"W,A DISTANCE OF 3.60 FEET,THENCE
N 20003'10"E,A DISTANCE OF 974.76 FEET;THENCE N 00006'OT'E,A DISTANCE OF 404.94
FEET;THENCE N 89053'53"-W,A DISTANCE OF 514.50 FEET;THENCE N 00*06'OT'E,A
DISTANCE OF 1,319.96 FEET;THENCE S 89°35'38"E,A DISTANCE OF 1,320.11 FEET TO THE
POINT OF BEGINNING.
CONTAINS 43.60 ACRES,MORE OR LESS.
2:v<<2,1 �,r •+�`,'4R3vx.� if1 �i..M A��;"yr k�
4-87
Resolution No.2010-28
EXHIBIT "B"
OVERALL SITE
106.94'
132011' S 8935'38 E 400 200 0
S 893538" E
P.0.8_
SE COR. SW. 1/4 SCALE.' 1"=400'
S_E 114 SEC 3 .5.10
2 26'
2649'15" W
0 43.60 AC CO
� o
� a
z
514.50' "o
N 89 5353" W
� o
177-71
151
o p
0
z
z
3.60'
N 89'30'19 w
Z �
8p 00
N
4-88
Resolution No.2010-28 ,
EX MUP"C"
CLOSURE CALCULATIONS
FOR
OVERALL SUE
North:2194445.6319 East:6034643.8029
Line Course:S 16-06-05 W Length:707.49
North:2193765.8950 East:6034447.5890
Line Course:N 73-42-02 W Length: 180.00
North:2193816.4133 East :603427.4.8236
Line Course:N 16-06-05 E Length:661.94
North:2194452.3870 East:6634458.4047.
Line Course:N 89-30-19 W Length: 3.60
North:2194452.4181 East:6034454.8048
Line Course:N 20-03-10 E Length:974.76
North:2195368.0854 East:6034789.0360
Line Course:N 00-06-07 E Length:404.94 ;
North:2195773.0247 East:6034789.7565 "
Line Course:N 89-53-53 W Length: 514.50
North:2195773.9402 East: 60342752573
Line Course:N 00-06-07 E Length: 1319.96j 4t7 A
North:2197093.8981 East : 6034277.6058 ' k
Line Course: S 89-35-38 E Length: 1320.11
North:2197084.5413 East: 6035597.6827
Line Course:S 89-35-38 E Length: 106.94
North:2197083.7833 East:6035704.6200
Line Course: S 26-49-15 W Length:2.26
North:2197081.7664 East:6035703.6003
Line Course: S 24-29-15 W Length: 1051.77
North:2196124.6013 East:6035267.6472
Line Course: S 20-57-04 W Length:663.67
North:2195504.8093 East:6035030.3379
Line Course: S 20-02-57 W Length: 1127.51
North:2194445.6277 East:6034643.7977
Perimeter. 9039.45 Area: 1,899,210 sq.ft_43.60 acres
Mapcheck Closure-(Uses listed courses,radii,and deltas)
Error Closure: 0.0066 Course: S 51-25-51 W
Error North: -0.00411 East:-0.00516
Precision 1: 1,369,613.64
-----4-89
Resolution No.2010-28 +
EXFIIBI'I'"ID"
LEGAL DESCRIPTION
FOR
PLANNING AREA I
BEING THAT PORTION OF THE RANCHO LAS BOLSAS,IN THE CITY OF HUNTINGTON
BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST V4 OF THE SOUTHEAST'/4
OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89035'38"E,A DISTANCE
OF 106.94 FEET,THENCE S 26.49'15"W,A DISTANCE OF 2.26 FEET;THENCE S 24°29'15" W,
A DISTANCE OF 1,051.77 FEET;THENCE S 20°57'04"W,A DISTANCE OF 159.89 FEET TO THE
TRUE POINT OF BEGINNING;THENCE S 20057'04"W,A DISTANCE OF 503.78 FEET;THENCE
S 20002'57"W,A DISTANCE OF 1,127.51 FEET;THENCE S 16°06'05"W,A DISTANCE OF
707.49 FEET;THENCE N 73142'02"W,A DISTANCE OF 180.00 FEET;THENCE N 16°06'05"E,A
DISTANCE OF 661.94 FEET;THENCE N 89'30'19"W,A DISTANCE OF 3.60 FEET;THENCE N
20003'10"E,A DISTANCE OF 974.76 FEET,THENCE N 00°06'OT'E,A DISTANCE OF 404.94
FEET;THENCE N 89'53'53"W,A DISTANCE OF 514.50 FEET;THENCE N 00'06'07"E,A
DISTANCE OF 203.00 FEET,THENCE S 89-53'53"E,A DISTANCE OF 934.86 FEET TO THE
TRUE POINT OF BEGINNING.
CONTAINS 13.52 ACRES,MORE OR LESS.
kA 6,
4-90
Resolution No.2010-28
EXHIBIT "E"
PLANNING AREA 1
106.94'
S 8935 38" E
P.0 B. 400 200 O
S-E_ COR. S.W. 1/4
S E. 1/4 SEC 325.10
2.26' SCALE.- 1"=400'
2649'15" W
1
TRUE P.O.B. s
934.86' _ h
0 o S 895353" E
514,5013e52 ACC
z N 89'53'53" W L j h h
v o
Eti;{�,a` '�,'�q`! .b� B�.Imo"';.. �"': y.-•
� h �
h
N �
3.60'
N 8930'19" W
a
rn o
80 00
4-91
Resolution No.2010-28
EXIMIT"F"
CLOSURE CALCULATIONS
FOR
PLANNING AREA I
North:2195922.1564 East:6037729.4680
Line Course:S 16-06-05 W Length: 707.49
North:2195242.4195 East:6037533.2542
Line Course:N 73-42-02 W Length: 180.00
North:2195292.9378 Fast:6037360.4887
Line Course:N 16-06-05 E Length:661.94
North:2195928.9115 East:6037544.0698
Line Course:N 89-30-19 W Length:3.60
North:2195928.9426 Fast:6037540.4699 _ ~
Line Course:N 20-03-10 E Length:974.76 ' a, �4 .
North:2196844.6099 East:6037874.7011 %fi' = t.
Line Course:N 00-06-07 E Length.404.94
North:2197249.5493 East:6037875.4216
-Line Course:N 89-53-53 W Length: 514.50
North:2197250.4647 East:6037360.9224
Line Course:N 00-06-07 E Length:203.00
North:2197453.4644 East:6037361.2836
Line Course:S 89-53-53 E Length:934.86
North:2197451.8010 East :6038296.1421
Line Course:S 20-57-04 W Length:503.78
North:2196981.3280 Fast:6038116.0049
Line Course:S 20-02-57 W Length: 1127.51
North:2195922.1465 East:6037729.4647
Perimeter. 6216.38 Area: 588,943 sq.ft. 13.52 acres
Mapcheck Closure-(Uses listed courses,radii,and deltas)
Error Closure:0.0104 Course: S 18-18-13 W
Error North:-0.00991 East:-0.00328
Precision 1:597,728.85
4-92
Resolution No.2010-28
EXHIBIT"G"
LEGAL DESCRIPTION
FOR
PLANNING AREA 2
BEING THAT PORTION OF THE RANCHO LAS BOLSAS,IN THE CITY OF HUNTINGTON
BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST%4 OF THE SOUTHEAST V.
OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89'35'38"E,A DISTANCE
OF 241.36 FEET;THENCE S 00"22'09"W,A DISTANCE OF 251.90 FEET TO THE TRUE POINT
OF BEGINNING;THENCE N 89°35'2T'W,A.DISTANCE OF 780.26 FEET;THENCE S 00'23'4T'
W,A DISTANCE OF 770.41 FEET,THENCE S 89-33'55"E,A DISTANCE OF 582.24 FEET; .
THENCE N 36°02'30"E,A DISTANCE OF 111.18 FEET;THENCE N 22°08'47"E,A DISTANCE OF
359.97 FEET;THENCE N 00'22'09"E,A DISTANCE OF 345.94 FEET TO THE TRUE POINT OF
BEGINNING.
CONTAINS 12.95 ACRES,MORE OR LESS.
'T
4-93
a Resolution No.2010-28 s
EXHIBIT '°H'1
PLANNING AREA 2
400 200 0
241.36' SCALE: 1"=400'
S 89 35'38" E
P.O.B.
S.E. COR. S W 1 4
S.E. 114 SEC 3 .5.10
o�
a,o
TRUE P_0.B_
780.26' cn
N 89 35`2 - W
�r a'
rn �
o
12.95AC �;�
o �o�
58224'
S 89'33'55 E
4-94
a Resolution No.2010-28 ,_ +
EXHI[BTT"I"
CLOSURE CALCULATIONS
FOR
PLANNING AREA 2
North:2196855.8602 East:6037823.9861
Line Course:N 00-22-09 E Length:345.94
North:2197201.7931 East:6037826.2151
Line Course:N 89-35-27 W Length:780.26
North:2197207.3651 East:6037045.9750
Line Course:S 00-23-47 W Length:770.41
North:2196436.9735 East:6037040.6451
Line Course:S 89-33-55 E Length:582.24
North:2196432.5559 East:6037622.8683
Line Course:N 36-02-30 E Length: 111.18
North:2196522.4549 East:6037688.2837
Line Course:N 22-08-47 E Length:359.97
North:2196855.8676 East:6037823.9831
Perimeter:2949.99 Area:564,061 sq.$. 12.95 acres
Mapcheck Closure-(Uses listed courses,radii,and deltas)
Error Closure:0.0080 Course:N 22-09-46 W
Error North:0.00739 East:-0.00301
Precision 1:363,750.00
�"4-95
Resolution No.2010-28 >
EXHIBIT"J"
LEGAL DESCRIPTION
FOR
PLANNING AREA 3
BEING THAT PORTION OF THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON
BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA,MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST V4 OF THE SOUTHEAST%a
OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89°35'38"E,A DISTANCE
OF 106.94 FEET;THENCE S 26049'15"W,A DISTANCE OF 2.26 FEET;THENCE S 24029'15"W,
A DISTANCE OF 1,051.77 FEET,THENCE S 20-57'04"W,A DISTANCE OF 159.89 FEET;
THENCE N 89°53'53"W,A DISTANCE OF 934.86 FEET;THENCE N 00°06'07"E,A DISTANCE
OF 1,116.95 FEET;THENCE S 89035'38"E,A DISTANCE OF 1,320.11 TO THE POINT OF
BEGINNING.
EXCEPTING THEREFROM THAT PORTION OF THE ABOVE DESCRIBED LAND KNOWN AS
PL2,MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST'/4 OF THE SOUTHEAST i/4
OF SECTION 32,TOWNSHIP 5 SOUTH,RANGE 10 WEST;THENCE S 89035,38"E,A DISTANCE
OF 241.36 FEET;THENCE S 00022'09"W,A DISTANCE OF 251.90 FEET TO THE TRUE POINT
OF BEGINNING;THENCE N 89035'27"W,A DISTANCE OF 780.26 FEET;'THENCE S 00°23'47"
W,A DISTANCE OF 770.41 FEET,THENCE S 89-33'55"E,A DISTANCE OF,58224 FEET;
THENCE N 36-02'30"E,A DISTANCE OF 111.18 FEET;THENCE N 22°08'47"E,A DISTANCE OF
359.97 FEET;THENCE N 00022'09"E,A DISTANCE OF 345.94 FEET TO THE TRUE POINT OF
BEGINNING.
CONTAINS 17.13 ACRES,MORE OR LESS.
4-96
Resolution No.2010-28
EXHIBIT " Kvl
PLANNING AREA\ 3
400 200 0
SCALE_ 1"-:400'
P.O.B.
S E. COR. S.W. 1 4
S.E. 1/4 SEC 3 .5.10
106.94'
1320.11' S 8935"38" E
S 8935 38" E
17.13 AC
f 2 26'
/ / i 26 49'15" W
/o
934.86' h h
N 89'5353" W
3 4-97
Resolution No.2010-28
EXHIBIT"L"
CLOSURE CALCULATIONS
FOR
PLANNING AREA 3
North:2196301.1102 East:6037240.3725
Line Course:S 89-35-38 E Length: 106.94
North:2.196300.3522 East: 6037347.3098
Line Course:S 26-49-15 W Length:2.26
North:2196298.3353 East: 6037346.2901
Line Course:S 24-29-15 W Length: 1051.77
North:2195341.1702 East:6036910.3370
Line Course:S 20-57-04 W Length: 159.89
North:2195191.8512 East:6036853.1649
Line Course:N 89-53-53 W Length:934.86
North:2195193.5146 East:6035918.3064
Line Course:N 00-06-07 E Length: It 16.95
North:2196310.4628 East:6035920.2937
Line Course:S 89-35-38 E Length: 1320.11
North:2196301.1060 East:6037240.3706
Perimeter:4692.79 Area: 1,310,268 sq.ft.30.08 acres
Mapcheck Closure-(Uses listed courses,radii,and deltas)
Error Closure:0.0046 Course: S 24-18-36 W
Error North:-0.00420 East :-0.00190
Precision 1: 1,020,169.57
4-98