HomeMy WebLinkAboutOrdinance #2049 ORDINANCE NO. 2049
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH ORDINANCE CODE
BY REPEALING ARTICLE 931; AND ADDING NEW
ARTICLE 931, ENTITLED, "LOW-DENSITY PLANNED
RESIDENTIAL DEVELOPMENTS, CONDOMINIUMS, AND
COMMUNITY APARTMENTS"
The City Council of the City of Huntington Beach does
ordain as follows :
SECTION 1. Article 931 of the Huntington Beach Ordinance
Code is hereby repealed.
SECTION 2. The Huntington Beach Ordinance Code is hereby
amended by adding thereto new Article 931 entitled, "Low-density
Planned Residential Developments, Condominiums, and Community
Apartments" to read as follows :
9310. PURPOSE. The purpose of this article is to es-
tablish basic development standards for low density planned
residential development within certain residential districts
of the city of Huntington Beach to encourage better land plan-
ning techniques with maximum use of aesthetically pleasing types
of architecture, landscaping, and site layout and design to
promote better living environments. The standards contained
herein are designed to reduce noise transmission between struc-
tures, visual intrusion, and impact of the project from within
as well as from adjacent property.
9310. 1. APPLICATION OF ARTICLE. The provisions of this
article shall apply only to real property for which an appli-
cation has been filed with the city for approval of a low-density
planned development which is less than eight (8) units per gross
acre . Real property, upon which a planned development is
proposed, shall have been zoned and shall be designated on the
Land Use Element of the General Plan for a residential use.
9310. 2. USES PERMITTED. Planned residential developments
are permitted in the residential districts subject to the
issuance of a conditional use permit pursuant to the provisions
of Article 984, and the approval of a tentative tract map as
provided by law. If R1 or R2 ,property is developed as a
planned residential development with less than eight (8) units
per gross acre, such development shall comply with all provisions
of this article .
JOC :cs 1.
9311. DEVELOPMENT PROCEDURE. The conditional use per-
mit, tentative tract map, and preliminary site plans, as re-
quired by this article, shall be submitted to the Planning
Department concurrently . The Subdivision Committee shall
make recommendations on such project to the Planning
Commission for approval, conditional approval, or denial.
Tentative tract maps and conditional use permit applications,
filed pursuant to this article, shall be processed simul-
taneously ..
9311.1. SITE PLAN REQUIREMENTS. Site plans shall be
submitted concurrently with the conditional use permit for
a low-density planned residential development , and shall
indicate the following:
(a) Location of all proposed structures;
(b ) The preliminary landscaping proposals showing the
location, quantity and type of plant materials;
(c ) Location of pedestrian walkways ;
(d) Circulation pattern of vehicular traffic ;
(e) Detailed structural street sections of all access
ways ;
(f) Type and location of all outside lighting;
(g) Size and location of maintenance and storage fa-
cilities;
(h) Type, size and location of trash areas;
(i) Type, size and location of private open space areas;
(j ) Type and location of all vehicle parking;
(k) Type and location of fences and signs; and
(1) Layout showing proposed sewage and water facilities.
9311. 2. PRELIMINARY GRADING PLAN REQUIREMENTS. Prelim-
inary grading plans shall indicate the following:
(a) A full inventory of the natural features of the site,
including all trees exceeding a diameter of six (6) inches;
(b) Preliminary soils report and chemical analysis of
existing soil conditions;
2.
(c ) Cut and fill proposed on the site;
(d) Proposed surface drainage of the site;
(e ) Ground floor elevations of all structures proposed;
(f) Difference in finished grades on the site and those
vrades on abutting property;
(g) Underground services;
(h) Statement on quantity of excavated material; and
(i) Location of scenic points and historic spots or
landmarks .
9311.3 . FLOOR AND ELEVATION PLAN REQUIREMENTS. Floor
and elevation plans shall indicate the following:
(a) Proposed exterior materials to be used on all struc-
tures;
(b ) Colors of all exterior materials;
(c ) Height of all buildings and/or structures;
(d) Energy sources proposed for heating and cooling of
all buildings.
9311. 4 . TENTATIVE TRACT MAP REQUIREMENTS. Tentative
tract maps shall indicate the following:
(a) Sufficient description to define the location and
boundaries of the proposed subdivision;
(b ) Existing natural topography with contours at inter-
vats of two feet (2' ) up to five percent (5%) grade, five feet
(51 ) up to ten percent (10%) grade, and ten feet (101 ) over ten
percent (10%) grade;
(c ) Locations, names, widths , and approximate grades
of all streets within or adjacent to the proposed subdivision;
(d) Approximate layout and number of each lot proposed
and all dimensions of each said lot;
(e) Outlines of all existing buildings on subject site;
(f) Areas of property subject to inundation or storm
water overflow and location, width, and direction of flow
of all watercourses;
3 .
(g) Location, width, and purpose of all existing and/or
proposed easements on or contiguous to the subdivision;
(h) Typical street section; and
(i) All existing or abandoned oil field wells and ap-
purtenances and the proposed treatment of such facilities .
9311. 5 . STATEMENT REQUIRED. A detailed statement shall
also be included containing the following information:
(a ) Distance from the property to any known geological
hazard;
(b) Gross area within blue line border (area boundary)
of the tentative tract map;
(c ) Net lot area (i.e. , gross area minus all public and
private streets and/or driveways ) ;
(d) Number and type of units and number of bedrooms ;
(e) Total number of units and number of units and bed-
rooms per gross acre;
(f) Floor area of each unit ;
(g) Area and minimum dimensions of private patios (open
space) and balconies;
(h) Percentage of site coverage by all buildings;
(i) Number and type of covered parking spaces;
(j ) Number of open parking spaces;
(k) Amount of usable common open and recreational space
provided, using regulations set forth in this article;
(1) Types of recreation facilities proposed; and
(m) Schedule and sequence of development if proposed
in phases .
9312. DEVELOPMENT STANDARDS. The development stand-
ards contained in this article shall apply to all low-density
planned residential developments .
9312 .1. MAXIMUM DENSITY. The maximum density of a project
approved pursuant to this article shall not exceed the following:
4.
Gross Acres Gross Acres
District Maximum Units Maximum Bedrooms
Rl 6 . 5 20
R2 3 . 0 24
except where a project is proposed upon property which has an
area within the abutting public street right-of-way greater
than seven and one-half percent (7 1/2%) of the site area, in
which case that portion of the street right-of-way exceeding
seven and one-half percent (7 1/2%) of the site area shall not
be used to compute the maximum density of such development .
9312. 2. MAXIMUM SITE COVERAGE. Maximum site coverage
for all buildings proposed for the site on which the devel-
opment is located shall not exceed forty-five percent (45%)
of the net area being developed.
9312.3 . SETBACK FROM A PUBLIC STREET. The minimum set-
back from a public street for all buildings and structures ex-
ceeding forty-two (42 ) inches in height shall not be less than
twenty (20) feet; however, said setback may be reduced to
fifteen (15) feet provided that :
(a) The fifteen (15) foot setback is on fifty percent
(50%) or less of the total building frontage for each such
building or structure so constructed; and
(b) An average twenty (20) foot setback is provided for
the total building frontage for each such building or struc-
ture so constructed.
This setback provision for structures exceeding forty-
two (42) inches in height shall not prohibit construction of
a six (6) foot decorative masonry wall along arterial high-
ways or along other public streets where such construction is
necessary for diminishing noise and establishing pedestrian
traffic control as may be required by the city at the time
of approval of the project . Patio covers within private open
space areas, as well as fences around such areas, may be con-
structed within the setback provided patio cover setback is not
less than ten (10 ) feet .
9312.4. SETBACK FROM INTERIOR PROPERTY LINES . The minimum
setback from an interior property line for garages shall not be
less than ten (10) feet ; however, such structures may be
constructed at a zero setback provided that :
(a) Finished grade of the planned development at the
common property line shall not exceed finished grade on abut-
ting property by more than one (1) foot in height;
5.
(b ) The wall of such structure constructed along the
common property line shall be solid masonry material;
(c ) No portion of the structure or architectural fea-
tures shall project over the common property line; and
(d) In no case shall the height of such garages exceed
nine (9) feet when measured from finished grade on the abutting
property.
9312..5. SETBACK. INTERIOR PROPERTY LINE. BUILDINGS
THIRTY FEET HIGH OR LESS . The minimum setback for all build-
ings thirty (30) feet or less in height other than garages,
shall not be less than ten (10) feet .
Such setback shall be increased at the rate of one (1)
foot for each two and one-half (2 1/2) feet for which the
length of the building exceeds twenty-five (25 ) feet when such
building is adjoining property zoned or used for single-family
residential use.
9312. 6. BUILDING SEPARATION AND SETBACK. The minimum
building separation or distance between buildings and access
ways shall be as follows :
(a) Between one-story buildings, front to front, twenty-
five (25 ) feet . --, This distance shall be increased by five (5)
feet for each story of each building in excess of one (1) story.
(b) Between one-story buildings, rear to rear, or rear
to front, twenty (20) feet . This distance shall be increased
by five (5) feet for each story of each building in excess of
one (1) story.
(c ) Between one-story buildings, side to front, or side
to rear, fifteen (15) feet . This distance shall be increased
two and one-half (2 1/2) feet for each story of each building
in excess of one (1) story.
(d) Between one-story buildings, side to side, ten (10)
feet . This distance shall be increased by two and one-half
(2 1/2) feet for each story of each building in excess of one
(1) story or by five (5) feet for each dwelling unit in excess
of two (2) contained in either one of the structures, whichever
distance is greater.
(e ) In order to provide for obliquely aligned buildings,
the distance specified above may be decreased by five (5)
feet at one building corner if increased by an equal or greater
distance at the other corner.
6.
(f) Distance between detached accessory buildings shall
not be less than ten (10) feet .
(g) Distance between ground floor area of buildings
used for human habitation and detached accessory buildings
shall not be less than ten (10) feet .
(h) Distance between uncovered and unenclosed parking
spaces and any ground floor area of a building used for human
habitation, shall not be less than fifteen (15) feet .
(i) Distance between vehicular access ways and that
portion of a building used for human habitation shall be
not less than fifteen (15) feet .
(j ) Distance between travel lanes on vehicular access
ways and garages or parking structures shall not be less than
five (5) feet . However, where a development is constructed
with the garages attached and/or adjacent to the units they
are to serve, a .minimum of 50 percent of said garages shall
set back not less than twenty (20) feet from the curb line
or back of sidewalk, whichever distance is greater.
9312.7 . BUILDING ORIENTATION. The orientation of all
buildings shall be designed and arranged to preserve natural
features by minimizing the disturbance to the natural environ-
ment and to create a heterogeneous neighborhood. Natural
features such as trees, groves, waterways , scenic points,
historic spots or landmarks, bluffs or slopes shall be
delineated on the site plan and considered when planning the
location and orientation of buildings , open spaces , under-
ground services, walks, paved areas, playgrounds, parking
areas, and finished grade elevations .
9312.8. BUILDING HEIGHT. The maximum building height
shall not exceed thirty (30) feet .
9312. 9. BUILDING BULK. All structures proposed to be
constructed within a planned residential development shall
conform to the following requirements :
(a) Structures having dwelling units attached side by
side shall not have more than six (6) dwelling units .
(b ) Structures having dwelling units attached side by
side shall have at least one-third (1/3 ) of the total number of
units within such structures constructed of one-story units.
9312 . 10. COMMON OPEN SPACE. A minimum of twelve hundred
(1200 ) square feet of common open space for recreation and
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leisure activities shall be provided for each dwelling unit
within the development subject to the following:
(a) The common open space areas shall be designed and
located within the development to afford maximum use by all
residents of the project . These common areas may include game
courts or rooms, swimming pools, dock areas, garden roofs or
grounds, sauna baths, putting greens, or play lots.
(b) Recreation and leisure areas shall not be located
within ten (10) feet of any ground floor dwelling unit wall
having a door or window. Also, such recreation and leisure
areas shall have minimum dimensions of twenty (20 ) feet if
any part of such areas are to be included in the calculations
for minimum common open space areas .
(c ) The minimum square footage requirements for rec-
creational and leisure areas provided by this article shall
not satisfy any requirement of Article 974 and Article 996
relating to park and recreational facilities.
(d) Private waterways may partially satisfy the rec-
reational and leisure area requirements provided, however, that
not less than fifty percent (50%) of such space per unit shall
be land area.
(e) Enclosed buildings used for recreation or leisure
facilities shall not constitute more than fifteen percent of
the required recreational area. The remaining recreational
area shall be open space.
(f) At least one (1) main recreational area shall be pro-
vided within each planned residential development . This area
shall be conveniently located within the development to af-
ford maximum use by all residents of the project .
In addition to meeting all other site plan criteria of
this article, a maximum number of units shall be located to
abut open space.
9312.11. MAIN RECREATION AREA. MINIMUM SIZE. The mini-
mum size of the main recreational area shall not be less than
ten thousand (10,000) square feet with a minimum dimension
Of fifty (50) feet and a minimum average dimension of one
hundred (100) feet .
(a) Two or more of the following facilities shall be
provided within the main recreational area: swimming pools ,
tennis courts, basketball courts, putting greens, playground
equipment, volleyball courts, lawn bowling, outdoor cooking
facilities or similar facilities.
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(b ) The main recreation area shall not be located closer
than twenty (20) feet to a building used for human habitation
having ground floor windows or doors, and no closer than five
( 5) feet to any other wall of a building used for human habi-
tation containing no windows or doors . Recreation facilities
or structures and their accessory uses located in the main
recreation area shall be considered in calculating the total
size of such area; provided that paving, roofs , and other such
surfaces shall constitute no more than five percent (5% ) of
the total area.
(c) Clubhouse facilities shall be provided in the main
recreation area. This facility shall not be less than seven
(7) square feet per unit nor less than minimim Uniform Building
Code standards. The clubhouse shall contain additional
facilities to meet the recreational needs of the development .
9312 .12. PRIVATE OPEN SPACE. Minimum private open space
areas , as set forth in the tables below, shall be located
adjacent to the unit they are intended to serve .
(a) A ground floor unit in which all rooms used for human
habitation are constructed at ground level, shall be provided
with ground-level, private patio areas as follows :
Minimum Area Minimum
Unit Type (Sq. Ft . ) Dimension (Ft . )
Bachelor, single or one
(1) bedroom 200 10
Two (2) bedrooms 250 10
Three ( 3) bedrooms 300 10
Four (4) bedrooms 400 10
(b) Units constructed above ground level in which all
rooms used for human habitation are constructed above ground
level, shall be provided with balconies or sun decks as follows :
Minimum Area Minimum
Unit Type (Sq . Ft . ) Dimension (Ft . )
Bachelor, single or one
(1) bedroom 60 6
Two (2) , three ( 3) or
four (4) bedrooms 120* 6
*This one hundred twenty (120) square feet may be divided into
two (2) separate areas ; however, neither area shall contain less
than sixty (60) square feet .
g.
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 .
Not less than fifty percent (50%) of the lower forty-two
inches (4211 ) of the area around balconies shall be screened when
viewed from a horizontal plane.
(c ) A dwelling unit (studio type) that is constructed
having a portion of the rooms used for human habitation at ground
level and a portion of such rooms constructed above ground level
may be permitted a ten percent (10%) reduction in the required
ground level patio area if balconies or sun decks are provided,
pursuant to subsection (b) , on those levels above ground floor
level of the same dwelling unit .
9312. 13 . MINIMUM FLOOR AREA. Each dwelling unit within
the development shall have the following minimum floor area:
Minimum Floor
Unit Type Area (Sq. Ft . )
Bachelor and single 450
One (1) bedroom 650
Two (2) bedrooms 900
Three (3) bedrooms 1100
Four (4) :bedrooms 1300
9312. 14 . PRIVATE ACCESS WAY WIDTHS. The following standards
shall apply to all vehicular access ways :
(a) Private ways serving as access to or within a planned
residential development shall be provided with a minimum paved
width equivalent to not less than two (2) twelve foot (12' ) wide
travel lanes . An additional twelve foot (121 ) wide travel lane
shall be provided for each direction of traffic flow where an
access way intersects a local or arterial public street for a
distance of not less than one hundred feet (1001 ) from such
intersection into the development .
(b ) An access way exceeding one hundred fifty feet (150 ' ) in
length but less than three hundred feet (300 ' ) in length, shall be
provided with a curbed turn-around having a minimum radius of
twenty-two and one-half feet (22 1/21 ) . For those access ways
exceeding three hundred feet (300 ' ) but less than six hundred feet
(6001 ) , there shall be provided a curbed turn-around having a
minimum radius of forty feet (401 ) or an intertying loop circula-
tion system. For those access ways exceeding six hundred feet
(6001 ) , there shall be provided an intertying loop circulation
system.
10 .
9312.15. PARKING. The required parking for a planned
residential development shall be provided at the following ratio :
(a) Dwelling units not exceeding one (1) bedroom shall be
provided with three (3) on-site parking spaces .. Two (2) of
these spaces shall be located in an enclosed, covered garage .
The remaining parking space may be unenclosed and uncovered.
(b) Dwelling units with two (2) or more bedrooms shall
be provided with not less than three and one-quarter (3 1/4 )
on-site parking spaces . Two (2) of these spaces shall be in
an enclosed, covered garage . The remaining one and one-quarter
(1 1/4) parking spaces may be unenclosed and uncovered.
(c ) Where the fully enclosed garage is constructed a
minimum of twenty feet (201 ) from the curb as provided for in
Section 9312.6 (j ) herein, the driveway for said garage may be
used to satisfy one (1) of the unenclosed and uncovered required
parking spaces . Not more than fifty percent (50%) of such spaces
may be credited toward the parking requirements of this article.
(d) Where open parking spaces are immediately adjacent to
an access way, such parking spaces shall be provided in a
parking bay designed to city standards .
(e ) The parking spaces required by this section shall be
distributed throughout the planned residential development at
convenient locations to serve both residents and guests . All
required, covered parking shall be located within two hundred
feet (2001 ) of the dwelling unit it is designed to serve .
(f) All required parking spaces or areas, covered or un-
covered, within a planned residential development shall be
screened from adjacent property on a horizontal plane, said
screening not to exceed six (6) feet .
(g) The access , dimensions and turning radii for all park-
ing shall conform to the provisions of Article 979.
9312. 16 . LANDSCAPING. The purpose of this section 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 adja-
cent public street , and all recreation, leisure and open space
areas shall be landscaped and permanently maintained in an attrac-
tive manner. Such landscaping shall consist primarily of ground
cover, ferns, trees , shrubs and other living plants.
(b) Decorative design elements such as fountains, pools,
benches, sculpture, planters and similar elements may be per-
mitted provided such elements are incorporated as a part of the
landscaping plan.
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(c ) Permanent irrigation facilities shall be provided in
all landscaped areas .
(d) On-site trees shall be provided as follows : one (1)
thirty inch (30" ) box tree for each residential unit or the
equivalent of thirty inch (30" ) box trees as provided herein.
Seventy-five percent (75%) of the total requirement shall be
thirty inch (30" ) box trees, and the remaining twenty-five per-
cent (25%) of such requirement may be provided at a ratio of
one inch (111) for one inch (111 ) through the use of twenty (20)
or twenty-four inch (2411 ) box trees . Additional trees and
shrubs shall also be planted to furnish a well-balanced, land-
scaped development .
(e) A landscape and irrigation plan shall be subject to
approval by the Department of Building and Community Develop-
ment prior to the issuance of building permits .
9313 . GENERAL PROVISIONS. The developments shall comply
with all standard plans and specifications required by the
City.
9313. 1. ADDRESS SIGNS. The placement of address numbers
shall be at a uniform location throughout the development, and
the placement of such numbers shall first be approved by the
Department of Building and Community Development .
9313. 2 . CABLE TV AND FM. No exterior television and FM
antenna shall be permitted except that a common, central tele-
vision and FM antenna may be provided with underground cable
service to all dwelling units . This requirement shall be
included in the covenants, conditions and restrictions .
9313 .3 . FIRE HYDRANT SYSTEM. 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 build-
ing permits, and any fire hydrant system shall be in operation
prior to the time of construction with any combustible materials .
9313. 4 . LAUNDRY AREAS. Where laundry areas, other than
those located within individual dwelling units, are provided,
such areas shall be located to minimize visual and noise in-
trusion both within and outside the project .
9313. 5 . 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 Department of Building and Community Development . Such
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lighting shall be directed onto the driveways and walkways
within the development and away from adjacent properties.
Lighting shall also be installed within all covered and enclosed
parking areas .
9313. 6. OUTSIDE STORAGE SPACE. Where the proposed develop-
ment is to be constructed with other than an attached garage
unit for each dwelling unit, a minimum of one hundred (100 )
cubic feet of storage space shall be provided outside the dwelling
unit for each such unit . The design, location and size of the
storage space shall be integrated into the development .
9313 . 7• SEWER AND WATER SYSTEMS. 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 a dwelling unit be
permitted to extend underneath any other dwelling unit .
9313 .8 . SIGNS. All signs in a planned residential devel-
opment shall conform to applicable provisions of the district
in which such development is located.
9313. 9. STREET SIGNS. The developer shall install on-
site street name signs at the intersections of access ways ,
as approved by the City Engineer. Street name signs shall
first be approved by the Planning Commission for design and
type pursuant to the appearance standards set out in this
article . All signs required by this section shall be installed
at approved locations prior to the time the first dwelling unit
is occupied.
9313 .10. STREET TREES. Street trees shall be provided
pursuant to city standards with fifteen (15 ) gallon trees
planted approximately forty-five feet (451 ) on center on local
public streets having sixty foot (601 ) rights-of-way, and thirty
inch (3011 ) box trees shall be planted at approximately forty-
five foot (451 ) intervals within a ten foot (101 ) setback from
the public right-of-way line where parkway trees cannot be
planted within such right-of-way. Twenty inch (20") box trees
shall be planted on all arterial highways .
A plan showing the type and placement of such trees shall
be approved by the Department of Public Works and the Planning
Department .
9313. 11. TRASH COLLECTION AREAS. Trash collection areas
shall be provided within two hundred feet (2001 ) of the units
they are to serve. Such areas shall be enclosed or screened
with masonry, and shall be situated in order to minimize noise
and visual intrusion on adjacent property as well as to eliminate
fire hazard to adjacent structures.
13.
f
9313 . 12 . VEHICULAR STORAGE. Outside, uncovered and un-
enclosed 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
enclosed and screened from view on a horizontal plane from
adjacent areas by a combination of a six foot (61 ) high masonry
wall and permanently maintained landscaping.
9314 . COMMON AREAS. Common open space shall be guar-
anteed by a restrictive covenant describing the open space and
its maintenance and improvement, running with the land for the
benefit of residents of the planned residential development .
The developer shall file with the Planning Department, 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 develop-
ment plan.
All lands to be conveyed to the homeowners' association
shall be subject to the right of the grantee or grantees to
enforce maintenance and improvements of the common space.
9315 . HOMEOWNERS' OR COMMUNITY ASSOCIATION. A
planned residential development shall be approved subject to
submission of a legal instrument or instruments setting forth
a plan or manner of permanent care and maintenance of open
spaces , recreational areas , and communal facilities. No such
instrument shall be acceptable until approved by the City
Attorney as to legal form and effect, and by the Planning De-
partment as to suitability for the proposed use of the open
areas .
If the common open spaces are to be conveyed to the
homeowners ' association, the developer shall file a declara-
tion of covenants to be submitted with the application for
approval, that will govern the association. The provisions
shall include, but not be limited to, the following:
(a) The homeowners' association shall be established
prior to the sale of the last dwelling units .
(b) Membership shall be mandatory for each buyer and any
successive buyer.
(c ) The open space restrictions shall be permanent .
(d) Provisions to restrict parking upon other than approved
and developed parking spaces shall be written into the covenants,
conditions and restrictions for each project .
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(e) If the development is constructed in increments or
phases which require one or more final maps, reciprocal
covenants, conditions, and restrictions and reciprocal manage-
ment 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 .
9316. APPEARANCE STANDARDS. The following provisions
shall be applicable to create an aesthetic appearance :
(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 complimentary colors
shall be incorporated into the design of all vertical,
exterior surfaces of the buildings in order to create an
aesthetically pleasing project .
(c ) Consideration shall be given to the appearance of
garages when viewed from outside the development . Appearance
of these accessory buildings may be improved by the use of
landscaping and avoiding excessively long structures .
(d) Vehicular access ways shall be designed with land-
scaping and building variation to eliminate an alley-like
appearance.
9317 . SPECIAL PERMIT. Planning unit development standards
are designed to encourage developments creating an aesthetically
pleasing appearance, and enhance the living environment for the
residents of the project, and to facilitate innovative archi-
tectural design and adaption of the development to the terrain
and surrounding environment . Deviation from the provisions of
this article, with the exception of maximum density, may be
granted at the time of approval of the project . Concurrently
with filing a conditional use permit application, the developer
may file an application for a special permit authorizing
deviation from the provisions of this article, and such applica-
tion shall be heard concurrently with the conditional use permit
application. The Planning Commission may approve the special
permit application in whole or in part upon a finding that the
proposed development will:
(a) promote better living environments;
(b ) provide better land planning techniques with maximum
use of aesthetically pleasing types of architecture, landscaping,
site layout and design;
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(c ) not be detrimental to the general health, welfare ,
safety and convenience of the neighborhood or city in general,
nor detrimental or injurious to the value of property or
improvements of the neighborhood or of the city in general; and
(d) be consistent with objectives of planned unit develop-
ment standards in achieving a development adapted to the terrain
and compatible with the surrounding environment .
SECTION 3 . Low density planned residential developments filed
and approved prior to April 5 , 1976 may be processed for final
approval in accordance with provisions in effect at the time of
approval of such developments.
SECTION 4 . This ordinance shall take effect thirty days
from its passage . The City Clerk shall certify to the passage
of this ordinance and cause same to be published within fifteen
days after adoption in the Huntington Beach News , a weekly news-
paper of general circulation, printed and published in Huntington
Beach, California.
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach at a regular meeting thereof held on the
day of 1976 .
Mayor
ATTEST:
City Clerk
APPROVED AS TO CONTENT: AP VED AS TO FORM:
City Administrator City Attorne
APPROVED, INITIATING DEPARTMENT:
- 16.
Ord. No. 2049
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss:
CITY OF HUNTINGTON BEACH )
I, ALICIA M. WENTWORTH, the duly elected, qualified City
Clerk of the City of Huntington Beach and ex-officio Clerk of the
City Council of the said City, do hereby certify that the whole number
of member$ of the City Council of the City of Huntington Beach is seven;
that the foregoing ordinance was read to said City Council at a regular
adjourned meeting thereof held on the 22nd day of March
1976 , and was again read to said City Council at a regular
meeting thereof held on the 5th day of April , 1976 and
was passed and adopted by the affirmative vote of more than a majority of
all the members of said City Council.
AYES: Councilmen:
Bartlett, Wieder, Coen, Matney, Duke, Shipley, Gibbs
NOES: Councilmen:
None
ECouncilmen:,S ABSENT:
None
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California
1, Alicia M. Wentworth CITY CLERK of the Gity of ,
Huntington Beach and ex•offir•o Clerk of the City
Council, do hereby cer i`v :h.t th's ordinance has
been publish'd in the Hunt;ngtcn beach News un
- 19.t.
In acc•jrc nre with liv City Charts' o said City.
a... ALIt 9 M. i+1�N.. ...�._ ".C�.Clerk