HomeMy WebLinkAboutOrdinance #2998 ORDINANCE NO. 2998
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE
HUNTINGTON BEACH ORDINANCE CODE BY AMENDING SECTION 9061
TO PROVIDE CHANGE OF ZONING FROM RA-0, RA-O-CD, LU-O-CD,
M1-CD, Q-R1-(2. 7)-0-8, 000, Q-Rl-(3)-6, 000-CD,
Q-R1-(3)-8,000-CD TO ELLIS-GOLDENWEST SPECIFIC PLAN
ON REAL PROPERTY LOCATED WITHIN THE 160 ACRE QUARTERSECTION
BOUNDED BY ELLIS AVENUE, EDWARDS STREET, GARFIELD AVENUE AND
GOLDENWEST STREET (DISTRICT MAP 38) AND AMENDING ARTICLE 930
BY ADDING SECTION 9300(d) ELLIS-GOLDENWEST SPECIFIC PLAN
WHEREAS, pursuant to the State Planning and Zoning Law, the
Huntington Beach Planning Commission and Huntington Beach City
Council have had separate public hearings relative to Zone Case No.
89-1 and Code Amendment No. 89-1, wherein both parties have
carefully considered all information presented at said hearings, and
after due consideration of the findings and recommendations of the
Planning Commission and all evidence presented to said City Council,
the City Council finds that such zone change and code amendment are
proper and consistent with the General Plan.
NOW, THEREFORE, the City Council of the City of Huntington
Beach does ordain as follows :
SECTION 1. The following real property located in the 160
acre quartersection bounded by Ellis Avenue, Edwards Street,
Garfield Avenue and Goldenwest Street is hereby changed from RA-0,
RA-O-CD, LU-O-CD, Ml-CD, Q-Rl-(2 .7)-0-8, 000, Q-Rl-(3)-0-6, 000-CD,
Q-R1-(3)-8, 000-CD to Ellis-Goldenwest Specific Plan (District Map
38) :
Southwest quarter of Section 34, Township 5 South, Range 11
West bounded by Ellis Avenue, Edwards Street, Garfield Avenue
and Goldenwest Street as shown on a map thereof recorded in
Miscellaneous Maps, Records of Orange County.
SECTION 2 . Section 9061 of the Huntington Beach Ordinance
Code, District Map 38 (Sectional District Map 34-5-11) is hereby
amended to reflect the change contained in this ordinance and on the
map attached hereto. The Director of Community Development is
hereby directed to prepare and file an amended map. A copy of such
district map, as amended, shall be available for inspection in the
Office of the City Clerk.
SECTION 3 . The Huntington Beach Ordinance Code is hereby
amended by adding Section 9300(d) - Ellis-Goldenwest Specific Plan
as depicted in the attached "Exhibit A" .
SECTION 4 . This ordinance shall take effect thirty (30) days
after its passage.
PASSED AND ADOPTED by the City Council of the City of
ad'ourined
Huntington Beach at a/ rdgu ar meeting thereof held on the 26th day
of June 1989 .
Mayor
ATTEST: APPROVED AS TO FORM:
LtGG+
City Clerk 3 -ag City AttorneyGc 3-2-e-LF
REVIEWED AND APPROVED: INITIATED AND APPROVED:
City Administrator Direct r of Community Development
- 2 -
Ord 2998
EXHIBIT A
ELLIS - GOLDENWEST SPECIFIC PLAN
City of Huntington Beach
Department of Community Development
Planning Division
City Council approved on
June 19, 1989
TABLE OF CONTENTS
I. INTRODUCTION Page
A. PURPOSE 1
B. GOALS AND OBJECTIVES 2
C. PROJECT AREA DESCRIPTION 2
II. APPLICATION PROCEDURES
A. ENTITLEMENTS 8
B. SPECIAL PERMITS 9
III. GENERAL PROVISIONS
A. PERMITTED USES 10
B. CIRCULATION 11
C. COMMUNITY THEME 14
D. GRADING 19
E. ENVIRONMENTAL CONCERNS 19
F. HOMEOWNER'S ASSOCIATION 19
IV. ESTATE RESIDENTIAL DEVELOPMENT STANDARDS
A. PROJECT AREA 21
B. MAXIMUM DENSITY 21
C. ESTATE RESIDENTIAL SUBDIVISION 21
D. ARCHITECTURAL FEATURES 22
E. RESIDENTIAL EQUESTRIAN FACILITIES 23
F. OIL ACTIVITIES 26
G. CIVIC DISTRICT 26
H. MISCELLANEOUS 26
V. APPENDICES
A. DEVELOPMENT STANDARDS FOR EXISTING SUBDIVISIONS 29
B. DESIGN GUIDELINES 31
LIST OF EXHIBITS
Exhibit Page
1 Vicinity Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Specific Plan Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. General Plan Designations . . . . . . . . . . . . . . . . . . . . . . 6
4. Existing Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
S. Arterial and Collector Street Profiles . . . . . . . . . . . . . . . . 12
6. Internal Collector Street Circulation . . . . . . . . . . . . . . . . . 13
7. Private Street and Interior Trail Easement Profiles . . . . . . . 15
8. Open Space Corridors and Trail System 18
I. INTRODUCTION
A. PURPOSE
The Ellis-Goldenwest Specific Plan area has been the subject of special planning
for a number of reasons. First, it is the largest area in the City designated for
Estate Residential development and as such requires special implementing
ordinances. Second, the area is close to significant open space and recreation
areas including Huntington Central Park to the north and the Bolsa Chica
lowlands and proposed Bolsa Chica Linear Regional Park to the west. This
location, in combination with the area's natural topography, creates unique
opportunities for views, open space and recreation areas to be incorporated into
development proposals. Third, the area is a focal point for equestrian activities
- in the City and, with proper planning, can continue to accommodate this use.
The area contains oil resources and continued access to this resource is an
important concern. Last, there are a number of constraints in the area such as
existing single family residential subdivisions, the lack of public works facilities,
and the diversity of property owners and parcel sizes, which if not addressed
through the planning process could result in piecemeal, uncoordinated
developments.
The purpose of this Specific Plan is to implement the Estate Residential general
plan land use designation and to coordinate all development in the
Ellis-Goldenwest quartersection by way of a comprehensive strategy tailored to
the unique characteristics of the site. The Specific Plan will permit estate
residential (single family detached residences) on large lots with sensitivity
towards the existing topography and provide equestrian amenities within the
quartersection.
Many properties in the Specific Plan area currently have an RA, Residential
Agricultural, zoning which allows only one dwelling unit per acre. Existing
estate residential subdivisions have a qualified-low density residential zoning
classification which requires equestrian amenities within associated subdivisions
and estate residential development standards. There are three areas in the
Specific Plan area which have been subdivided into small lots (sometimes called
encyclopedia lots). These small lots have an LU, Limited Use zoning
designation. Limited Use zoning restricts use of the property to farming,
grazing, trails, orchards, greenhouses, picnic grounds and other similar uses;
residential uses are not permitted. The Limited Use zoning also has a minimum
10 acre project area requirement prior to the establishment of any of the
permitted uses. Another property in the Specific Plan area has an Ml, Light
Manufacturing, zoning which is not consistent with the City's General Plan.
Development on this property can not be approved until this zoning is brought
into conformance with the General Plan or until the General Plan is amended.
1 (0825D)
B. GOALS AND OBJECTIVES
Upon adoption, the Ellis-Goldenwest Specific Plan will be the zoning for the
entire quartersection. It will allow properties currently zoned RA to develop at
a higher density than currently allowed. It will allow the properties currently
zoned M1 and LU to develop as residential in a manner which is consistent with
the General Plan land use designation of Estate Residential. The general
location of the Specific Plan area is depicted in Exhibit 1.
The following goals and objectives for this Specific Plan incorporate policies
from the General Plan.
I. To encourage and maintain a well-balanced variety of residential densities
and uncrowded living environments by encouraging rational use of the land
and other natural resources.
2. Allow for Estate Residential with equestrian amenities.
3. Provide adequate internal circulation and minimize direct access off of
adjacent arterials.
4. Encourage an internal circulation system that conforms to the site's
natural topography and provides view opportunities where possible.
5. Encourage coordinated design of development and improvements (i.e.
curvilinear streets, fencing, landscaping) to enhance visual appearance.
6. Preserve significant topographical features and minimize alteration of
natural terrain.
7. Provide for continued equestrian uses.
8. Create a zoning classification of a specific plan for this unique area.
C. PROJECT AREA DESCRIPTION
1. Boundary - The Ellis-Goldenwest Specific Plan encompasses the area
generally bounded by Ellis Avenue to the north, Edwards Avenue to the
west, Garfield Avenue to the south and Goldenwest Street to the east as
depicted in Exhibit 2.
2. Site Characteristics - The Ellis-Goldenwest Specific Plan includes 160
acres of primarily undeveloped land. It is characterized by gently rolling
topography with two pronounced ravines which traverse the central and
eastern portions of the area. The two ravines collect storm water runoff
and convey it into Huntington and Sully Miller Lakes. Significant oil
reserves underlie much of the area.
2 (0825D)
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3. General Plan - The City's General Plan designates the northern portion of
the specific plan area for estate residential development at three dwelling
units per gross acre. The southern portion of the area is designated as
estate residential at four dwelling units per gross acre. (See Exhibit 3).
Because of its natural features and resources, the Specific Plan area
incorporates planned open space corridors which is consistent with the
goals and policies of Open Space and Conservation Element of the General
Plan. The open space allows for residential developments which maximize
the area's open space benefits by incorporating open space into
development plans.
4. Existing Zoning - Existing zoning within the area consists of a mixture of
RA, Residential Agricultural (108 acres); Q-R1, Low Density Residential
(30 acres); Ml, Light Industrial (2 acres); and LU, Limited Use (20 acres).
All of the study area has oil production suffix zoning which allows servicing
of producing wells and reactivation of idle wells. All properties with
frontage on Ellis-Avenue or Goldenwest Street also have the - CD, Civic
District suffix which requires any development on these parcels to be
reviewed by the City's Design Review Board. (See Exhibit 4)
5. Existing Land Use - With respect to land use, the majority of the study
area is utilized for oil and natural gas production and appears vacant
except for scattered oil wells, storage tanks, pipelines, and service roads.
Approximately 30 acres are presently developed or approved for single
family residential developments. Between Edwards and Goldenwest
Streets, one temporary commercial horse stable occupies approximately 5
acres and a commercial nursery occupies 36 acres.
6. Existing Circulation - Arterial access to the Specific Plan area is currently
provided by Ellis and Garfield Avenues and by Edwards and Goldenwest
Streets. Internal circulation within the area is limited and consists of
segments of improved streets within existing subdivisions and a network of
private dirt roads that connect oil wells. The lack of adequate internal
access in the study area is a result of land having been subdivided without
dedication of right-of-way for access and public streets. The provision of
a coordinated system of circulation is a major planning concern in
preparing an overall development strategy for the Specific Plan area.
5 (0825D)
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- (0825D)
II. APPLICATION PROCEDURES
A. ENTITLEMENTS
1. All requests for development within the Specific Plan area shall require the
approval of a Conditional Use Permit and Tentative Tract Map pursuant to
the provisions of the Huntington Beach Ordinance Code. The Conditional
Use Permit and Tentative Tract Map applications shall be submitted
concurrently to the Department of Community Development.
In addition to the standard submittal requirements, applications for CUP's
shall also include site plans, floor plans, elevations and cross-section
profiles for each lot. Tentative Tract Map applications shall include all
existing trees within the proposed subdivision and a rough grading plan shall
be submitted for the entire subdivision depicting existing and proposed
grade elevations. Lot sale programs shall provide conceptual site plans
depicting building pad locations, cross-sections of each lot and private
open space areas.
2. The Subdivision Committee shall make recommendations on such projects
to the Planning Commission for approval, conditional approval, or denial.
Prior to project approval the Planning Commission or the City Council
shall also consider the following:
a. Projects shall be in conformance with the Specific Plan and the
adopted Design Guidelines for the area.
b. 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.
C. Architectural features shall be incorporated into the design of all
exterior surfaces of the buildings in order to.create an aesthetically
pleasing project.
d. Front and rear setback should be varied in order to provide break in
bulk and interesting street scenes.
3. Amendments or revisions to a Conditional Use Permit (master plan of
development) previously approved by the Planning Commission may be
approved by the Commission pursuant to a Site Plan Amendment with
public hearing. Prior to approval of the Site Plan Amendment, the
following findings must be met:
a.. The revision shall not constitute a substantial change.
b. The use of property shall remain the same.
C. If residential, the dwelling unit density shall remain the same.
d. The revision shall result in an improved development.
e. The revision shall comply with all applicable provisions of the
Ellis-Goldenwest Specific Plan and Huntington Beach Ordinance Code.
8 (0825D)
B. SPECIAL PERMITS
1. An application for a special permit requesting deviation from the
provisions of this Specific Plan may be filed with the Department of
Community Development, and such application shall be heard concurrently
with the Conditional Use Permit and Tentative Tract Map applications.
Deviation from the development standards up to 10 percent may be granted
at the time of approval of the project by special permit. ,Special permits
shall not be granted for exceeding maximum density or minimum project
area. The Planning Commission may approve the special permit
application in whole or in part upon a finding that the proposed deviation
will:
a. Promote better living environment;
b. Provide better land planning techniques with maximum use of
landscaping, site layout and design;
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;
d. Be consistent with objectives of the Estate Residential development
standards in achieving a project adapted to the terrain and
compatible with the surrounding environment; and
e. Comply with state and/or federal law.
9 (0825D)
III. GENERAL PROVISIONS
The Ellis—Goldenwest Specific Plan shall be subject to the definitions contained
in the Huntington Beach Ordinance Code. The following general provisions shall
apply to all development projects:
A. PERMITTED USES
1. The following uses are permitted subject to the approval of a Conditional
Use Permit (and Tentative Tract Map for subdivisions) by the Planning
Commission:
a. Residential
(1) Single family detached dwellings, one unit per lot. (minimum
8,000 net square foot lot size; minimum IS,000 net square feet
for 20% of the lots)
(2) Land subdivisions intended for lot sale programs.
b. Open Space/Recreation
(1) Private recreation area for the exclusive use by members of a
homeowners association group.
(2) Private recreation area or uses for exclusive use of
homeowner(s).
(3) Commercial equestrian facilities subject to the commercial
equestrian facility development standards contained in the
Huntington Beach Ordinance Code.
(4) A three to five acre neighborhood park within the
quartersection which may include equestrian orientation.
C. General
(1) Public School
2. The following.uses are permitted subject to the approval of a Use Permit
by the Zoning Administrator:
a. On—site equestrian facilities in conjunction with single family
dwellings (requires minimum 12,000 net square foot lot size).
b. New oil wells and oil consolidation projects shall be permitted subject
to applicable provisions of the Huntington Beach Municipal Code and
Huntington Beach Ordinance Code.
3. The following uses are permitted:
a. Continued operation, reworking and/or drilling of oil wells active at
the time of adoption of this Specific Plan shall be permitted subject
to applicable City Regulations.
10 (0825D)
b. Accessory buildings such as private garages in conjunction with single
family residential dwellings.
C. Open Space corridors.
B. CIRCULATION
1. , Arterial Streets. Direct access of residential-streets and private driveways
to arterials shall be limited and subject to the approval of the Departments
of Public Works and Community Development.
a. Rights-of-Way for Arterials. Additional right-of-way dedication
may be required at the time of project development. Trails along
arterials will serve to link proposed the Bolsa Chica Linear Regional
Park and Huntington Central Park trails and will be incorporated into
the Orange County Master Plan of Hiking and Riding Trails.
Garfield Avenue and Goldenwest Street public rights-of-way shall be
dedicated and developed in conformance with the City's street design
standards subject to the approval of the Departments of Community
Development and Public Works. Future improvements or
realignments to Edwards Street and Ellis Avenue public
rights-of-way shall be offered to the City for dedication.
b. Setbacks from Arterials. A landscaped area shall be provided
adjacent to arterials (Garfield, Ellis, Goldenwest and Edwards)
subject to review and approval of the Departments of Community
Development and Public Works. The arterial landscape easement
shall be a minimum twenty-five (25) feet in width and shall contain a
minimum eight (8) foot wide equestrian trail (see Exhibit 5). Building
setbacks shall be taken from the interior landscape easement line.
The landscape easement area shall be privately maintained.
C. Temporary Access. Temporary access may be taken directly off an
arterial provided that: (1) the temporary access is approved by the
Departments of Public Works and Community Development, and (2)
the developer posts a bond with the City before recordation of a final
map sufficient to cover the costs of removing the temporary access.
The Department of Public Works will determine the amount of the
bond to be posted. Conversion to the approved permanent access
point is required upon completion of the necessary local collector
streets and/or arterials to planned ultimate alignments.
2. Collector Streets. Internal collector streets shall be constructed in
conformance with the conceptual alignment shown on Exhibit 6. Said
streets shall be developed in accordance with the requirements of the
,Department of Public Works.
a. Access to Internal Collectors. Direct access of private driveways to
internal collector streets shall be limited and shall require the
approval of the Departments of Public Works and Community
Development.
b. Setbacks from Internal Collector Streets. A landscape/equestrian
trail setback easement area shall be provided adjacent to all internal,
collector streets as depicted in Exhibit 5.
11 (0825D)
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(0825D)
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(0779D)
The setback easement area shall be privately owned and maintained.
All fencing within the landscaped setback area shall conform to the
fencing provisions of this Specific Plan and Design Guidelines.
C. Rights-of-Way for Internal Collector Streets. The internal collector
streets shall include an area which can serve as a trail link for
development projects which do not have direct access to the public
Open Space Corridor and can also serve as an emergency parking area.
d. Interim Barrier: An interim barrier shall be placed at the location
depicted in Exhibit 6 subject to the requirements of the Police, Fire,
Public Works and Community Development Departments. At such
time as the internal collector street is fully improved, a
determination to retain the barrier shall be made. All property
owners within the 160 acre quarter section shall be notified in a
timely manner prior to a public hearing before the Planning
Commission.
3. Private Streets. Residential streets shall be privately owned and
maintained. Said streets shall be improved in accordance with the
conceptual design standards for residential streets depicted in Exhibit 7.
All streets shall be curvilinear if feasible and shall contain a five (5) foot
wide pedestrian easement adjacent to the curb.
4. General. Recreational circulation shall conform to the Orange County
Master Plan for bikeways/trails.
C. COMMUNITY THEME
1. Open Space Corridors
Open Space Corridors shall be established as depicted in Exhibit 8.
Development within Open Space Corridors shall be limited to recreational
trails with appropriate fencing and public works facilities and utilities.
The open space corridors have been designated as primary components of
the overall drainage system in the quartersection.
The Open Space Corridors shall follow to the greatest extent feasible the
alignment of the existing natural drainage swales which traverse the area.
The Open Space Corridors shall be held as common open space by
homeowner associations. The open space corridors shall generally be
delineated by those areas below the fifty (50) foot contour. The precise
dimensions and location of the Open Space Corridor shall be subject to
review and approval of the Departments of Community Development and
Public Works.The corridor shall include a minimum easement dedication of
sixteen (16) feet for a public equestrian/recreational trail. The
equestrian/ recreational trail shall be setback a minimum of twenty (20)
feet from any habitable floor area.
14 (0825D)
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Private Street and Interior Trail Profiles
Exhibit 7
15
(0825D)
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2. Common Areas
Common open space and private streets shall be guaranteed by a
restrictive covenant running with the land describing the open space and its
maintenance and improvement for the benefit of residents of the
development. Prior to recordation the developer shall file with the
Department of Community Development,with the final subdivision map,
all legal documents which:will provide,for restricting the use of common
spaces for the designated purpose, as approved on the final development
plan. The City may also require that the homeowner's association
relinquish all development rights in common areas to the City.
All common improvements including but not limited to trails, project
fencing and common open space landscaping shall be completed by the
developer prior to the sale of any lots and/or units.
All lands to be conveyed to the homeowner's association and/or the City
shall be subject to the right of the grantee or grantees to enforce
maintenance and improvements of the common space and public trails
easement.
3. Landscaping_- Landscaping shall meet the following requirements:
Landscaping shall be in conformance with the adopted Design Guidelines
for the area.
a. All setback areas fronting on or visible from a street shall be
landscaped and permanently maintained in an attractive manner.
Such landscaping shall consist primarily of ground cover, trees,
shrubs, and other living plants. Plant materials shall be drought
resistant.
b. Decorative design elements such as fountains, pools, benches,
sculpture, planters and similar elements may be permitted provided
such elements are incorporated as a part of the landscaping plan.
C. Permanent automatic irrigation facilities shall be provided in all
landscaped areas.
d. On-site trees shall be provided as follows: one (1) thirty-six (36) inch
box tree for each residential unit or the equivalent of thirty-six (36)
inch box trees as provided herein. Seventy-five (75) percent of the
total requirement shall be thirty-six (36) inch box trees and the
remaining 25 percent of such requirement may be provided at a ratio
of one (1) inch for one (1) inch through the use of twenty-four (24)
inch box trees. Additional trees and shrubs shall also be planted to
provide a well-balanced landscaped development.
e. A distinctive landscape area shall be provided at the corners of
arterials for enhanced landscape treatment subject to the
requirements of the Design Guidelines. The.area shall be greater
than the general 25 foot perimeter setback and the perimeter fence
shall have a 45 degree angle at the corner.
16 (0825D)
4. Fences. Walls and Hedges
Fences and walls shall be in conformance with the adopted Design
Guidelines for the area.
a. Front yard fences. Fences, hedges and berms shall not exceed three
and one-half (3-1/2) feet in height may be located in the front yard
setback area provided:that,the fence is a•wood picket, wood rail,
wrought-iron or other similar type. Fencing is not permitted within
five (5) feet from back of curb.
b. Side and Rear Yard Fences. The use of solid fencing including wood,
poured concrete, concrete block, brick fences not exceeding six (6)
feet in height may be located on the required side or rear yard
property lines. Wrought iron or other similar type of see-through
fencing may be used in conjunction with swimming pool areas, subject
to review and approval by the Department of Community
Development.
C. Street Intersection Visibility. On corner lots, no fence, hedge, wall,
sign, structure, mound of earth, landscaping, or other visual
obstruction between forty-two (42) inches and seven (7) feet in height
above the nearest street curb elevation, shall be erected, placed,
planted or allowed to grow within the triangular area formed by
measuring 25 feet from the intersection of the front and exterior side
property lines. Trees trimmed free of branches or foliage so as to
maintain visual clearance below seven (7) feet are exempt from the
above prohibition.
d. Height Measurement of Fence or Wall. The height of a fence shall be
as defined in the Huntington Beach Ordinance Code.
5. Equestrian Trails
A minimum sixteen Q 6) feet in width public equestrian/recreation trail
easement shall be dedicated to the City for a public equestrian/recreation
trail. All developments must provide trail access to the open space
corridor or primary equestrian/recreation trail subject to review and
approval of the Department of Community Development and shall be in
conformance with Exhibit 8.
Equestrian trails shall be improved in accordance with the following
standards:
a. Tread width shall be a minimum of eight (8) feet. Trail tread area
shall be graded smooth, free of weeds, stumps, roots, debris and large
rocks. Adequate drainage shall be provided when grading.
b. The trail shall be clear of all obstructions from ground level to a
height of ten (10) feet.
17 (0825D)
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Open Space
iWe0 Equestrian Trail
Open Space Corridors and Trail System
Exhibit 8
18
(0825D)
C. All trail fencing shall be subject to the provisions contained in the
Design Guidelines.
d. Interior equestrian trails shall conform to the profiles contained in
Exhibit 7.
D. GRADING
Limited grading may be allowed in Open Space Corridors for trails, access
bridges or to enhance the open space character of the area subject to review and
approval by the Director of Community Development. A 1982 reference
topography contour map shall be on file with the Department of Community
Development in order to establish topography prior to development and to
resolve land use issues.
Grading activities for development in other areas shall not involve more than a
two foot cut and a two foot depth of fill from existing topography as depicted in
the 1982 topography contour map. Minor deviations may be permitted subject to
the approval of Director of Community Development. Grading plans shall be
subject to review and approval by the Departments of Community Development
and Public Works. These provisions shall not apply to grading for roadways and
drives nor for oil well cellars as required by the City's Oil Code. All structural
designs shall fit the natural land forms to the greatest extent possible. Use of
terraces and split level structures shall be encouraged where appropriate.
E. ENVIRONMENTAL CONCERNS
Refer to Environmental Impact Report No. 88-2.
F. HOMEOWNERS' ASSOCIATION
All developments shall submit a legal instrument(s) setting forth a plan or
manner of permanent care and maintenance of private sewers, pipes, facilities,
drainage swales, recreational areas, communal facilities and private streets. No
such instrument shall be acceptable until approved by the City Attorney as to
legal form and effect, and by the Community Development Department as to
suitability for the proposed use of the open areas. Dedication for public
equestrian/recreational trails/easements shall be offered to the City and
accepted by the City only after all improvements have been made.
1. Common open spaces are to be conveyed to the homeowners' association
and the developer shall file declaration of covenants conditions and
restrictions which will be submitted with the final tract map for approval,
which 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 unit.
b. Membership shall be mandatory for each buyer and any successive
buyer.
C. The open space restrictions shall be permanent.
19 (0825D)
d. If the development is constructed in increments or phases which
require one or more final maps, reciprocal covenants, conditions, and
restrictions and reciprocal management and maintenance agreements
shall be established which will cause a merging of increments as they
are completed, and embody one homeowners' association with
common areas for the total development.
e. Membership shall be mandatory in the Master Homeowners'
Association or similar mechanism for maintenance of all common
open space areas.
2. Regular maintenance of the arterial landscape and equestrian trail
easement, collector street landscaping and equestrian trail and interior
equestrian trails and other common areas shall be the responsibility of a
Master Homeowners' Association or similar entity. The precise mechanism
for establishing a maintenance program for the entire quartersection shall
be reviewed and approved by the City Attorney, Community Development
Department and Public Works Department.
20 (0825D)
IV. ESTATE RESIDENTIAL DEVELOPMENT STANDARDS
A. PROJECT AREA
The minimum project area for any development proposal shall be ten (10) gross
acres. A project area may consist of non-contiguous parcels provided each
subarea is a minimum of five (5) gross acres.
B. MAXIMUM DENSITY
The density of any project shall be a maximum of three (3) units per gross acre.
C. ESTATE RESIDENTIAL SUBDIVISION
I. Lot Area. All lots shall contain a minimum of 8,000 net square feet of
area. Twenty percent (20%) of the lots:.within a subdivision shall be a
minimum of 15,000 net square feet. Estate/equestrian lots (12,000 net
square feet or greater) should be located adjacent to a designated
equestrian trail.
2. Lot Width and Frontage. The minimum lot frontage shall be seventy-two
(72) feet except for cul-de-sac and knuckle lots which shall be forty-five
(45) feet.
3. Site Coverage. The maximum site coverage shall be thirty-five (35)
percent of the net lot area for multi-story structures; forty-five (45)
percent for single-story structures.
4. Maximum Building_Height. The maximum building height for main
structures shall not exceed thirty (30) feet (maximum 35 feet to highest
rid eline) or two stories as defined in the Huntington Beach Ordinance
Code. The maximum building height for accessory structures shall not
exceed fifteen (IS) feet.
5. Setback Requirements. All main structures shall comply with the following
minimum setbacks:
a. Front Yard. The minimum front yard setback shall be twenty-five
(25) percent of lot depth provided further that said front yard setback
shall not be less than thirty (30) feet from back of curb and need not
exceed forty (40) feet. Front yard setback shall be measured from
back of curb.
b. Side Yard. The aggregate side yard setback on any lot shall be a
minimum of twenty (20) feet; the minimum setback on any interior
side shall not be less than five (5) feet, and on any exterior side not
less than 10 feet.
C. Rear Yard. The minimum rear yard setback shall be twenty-five (25)
feet; except lots exceeding 15,000 square feet shall be a minimum of
50 feet. Rear yard setbacks for lots abutting arterials shall provide
varied rear setbacks from twenty-five (25) to thirty (30) feet.
d. Patio Covers. Patio covers may be constructed to within ten (10)
feet of rear property line.
21 (0825D)
e. Distance Between Main and Accessory Structures. The minimum
distance between the main structure and accessory structures shall
be ten (10) feet.
6. Non-Equine Accessory Buildings Setbacks:
a. Front Yard. No accessory building shall be located within the front
half of the lot.
b. Side Yard. The minimum side yard for accessory buildings shall be
five (5) feet.
C. Rear Yard. The minimum rear yard for accessory buildings shall be
five (5) feet except when adjacent to an equestrian trail where the
setback shall be a minimum of ten(10) feet.
7. Private Open Space.
a. Each lot shall provide behind the front setback line a minimum usable
open space area on the ground of twelve hundred (1200) square feet
with no dimension less than 20 feet.
b. Private open space area shall not exceed a ten (10) percent slope.
8. Parking Requirements. All developments shall meet the minimum
off-street parking standards of the Huntington Beach Ordinance Code. In
addition to the parking provisions contained in the Huntington Beach
Ordinance Code, the following shall apply:
a. All dwelling units shall contain a minimum three (3) fully enclosed
spaces plus three (3) open spaces which may be in tandem with the
enclosed spaces.
b. An additional parking space which may be covered shall be provided
for each bedroom in excess of four (4) bedrooms.
9. Exceptions. Developments on lots within Final Tract Maps 11473, 11805,
11769, 13036, 13210, shall be exempt from this subsection and subject to
the requirements of their respective Conditional Use Permit (see Appendix
A) and appropriate provisions of the Huntington Beach Ordinance Code, R1
zoning district.
D. ARCHITECTURAL FEATURES
The creation of an estate, equestrian theme and the maintenance of consistency
in architectural character shall be addressed in the project design. In reviewing
projects, the Planning Commission shall look for the following design features:
1. Street lights and street signs on collector and private residential streets
and trail signs shall be consistent throughout the Specific Plan area.
2. The use of natural building materials, textures and tones, such as rough
wood siding and/or stonework shall be encouraged.
22 (0825D)
3. Hard surface areas (walks, driveways, patios, etc.) shall be designed as an
integral part of the architecture.
4. Roof slopes should not be less than a 3 and 12 pitch.
S. Roof flashing, rain gutters and downspouts, vents and other roof
protrusions are to be finished to match the adjacent materials and/or
colors.
6. Architectural screens other than fences shall appear to be an extension of
the structure and designed to create exterior privacy.
7. Roof protrusions such as roof-mounted air conditioning units and solar
collector panels, shall be located away from the entrance street frontage
and screened from view of street rights-of-way.
8. Architectural planning site layout and structure design shall take full
advantage of passive energy efficiency features, such as natural heating
and/or cooling, sun and wind exposure, and solar energy opportunities.
9. Accessory buildings shall be architecturally compatible in design and
materials to the main residential dwelling unit.
E. RESIDENTIAL EQUESTRIAN FACILITIES
The intent of this section is to establish standards for the stabling of horses in a
manner which will not endanger the health, peace, and safety of the community
and which will assure that horses are kept in a clean and sanitary condition. It is
further the intention of this article to provide for the regular inspection of horse
facilities to assure healthy stable management.
1. Equine Standards For Individual Lots
a. No horse shall be kept, stabled or tethered on any parcel without
prior approval of a Use Permit subject to the standards listed.below.
b. Minimum Lot Size. No horse shall be kept, stabled or tethered on any
parcel less than 12,000 net square feet in area.
C. Number of Horses. The following number of horses may be kept on
an individual residential lot:
Lot Size (net) Max. No. of Horses
12,000 up to 14,999 sq.ft. 1
1S,000 up to 19,999 sq.ft. 2
20,000 up to 29,999 sq.ft. 3
30,000 up to 39,000 sq.ft. 4
40,000 sq.ft. or greater 6
In addition, immature offspring up to 12 months old may be kept on
the lot.
23 (082SD)
d. Setback Requirements for Equine Structures. The setback
requirements shall pertain to all structures that relate to horses
including but not limited to stalls, corrals, arenas and fly-tight
manure bins, except pastures or grazing areas. Setbacks may be
reduced for equine structures and corral areas subject to findings and
approval of a Use Permit based upon proximity to trails and abutting
residential uses.
The following setback requirements for stables shall apply:
(1) Front. The front yard setback shall be a minimum of fifty (50)
feet.
(2) Interior Side. The interior side yard setback shall be a
minimum of twenty-five (25) feet;. except minimum ten (10)
feet when abutting an equestrian, open space or other similar
easement.
(3) Exterior Side. The exterior side yard setback shall be a
minimum of fifteen (15) feet.
(4) Rear. The rear yard setback shall be a minimum of twenty-five
(25) feet; except minimum ten (10) feet when abutting an
equestrian, open space or other similar easement.
(5) General. All paddocks and box stalls shall maintain a minimum
distance of fifty (50) feet from any dwelling unit other than a
unit on the subject property which is used for human habitation.
e. Corrals. Each corral shall meet the following requirements:
(1) The minimum size paddock shall be 288 square feet with a
minimum dimension of not less than twelve (12) feet and shall
have a five (5) foot high fence.
(2) Each horse shall be provided with a minimum of ninety-six (96)
square feet of shelter covering with a minimum dimension of
not less than eight (8) feet. Shelters shall be sloped sway from
corrals, or rain gutters which lead to the outside of the corral
shall be installed.
(3) Each corral shall be provided with a combination manger and
feeder and a permanently installed water system with
automatic drinking controls.
(4) Corral floors shall be graded to slope away from the center of
the corral.
(5) In all enclosures where horses are maintained, the land surface
of such enclosure shall be graded above the remaining land
surface so as to provide adequate drainage.
24 (0825D)
L
f. Stallions. Stallions shall be maintained in a manner that will protect
people and other animals.
g. Back-siphoning Device. A back-siphoning devise shall be installed to
protect the public water supply subject to the approval of the
Department of Public Works, Water Division.
h. Fly and Insect Control Ply,and insect control shall be diligently
practiced.
i. Rodent Control. Rodent control shall be diligently practiced and the
entire premises shall be kept in an orderly and sanitary manner to
prevent possible rodent infestation. The following guidelines and
criteria shall be considered in reviewing plans:
(1) All dry grains shall be stored in rodent proof metal containers
and hay shall be stored in a covered structure on a cement slab
or on a raised wood platform that maintains a minimum
clearance of eighteen (18) inches above the ground.
(2) Any tack equipment, device, substance, or material shall be
stored on racks or shelves at least twelve (12) inches above the
floor surface. Tack room floors shall maintain a minimum
clearance of six (6) inches above the ground.
j. Water Management. The following guidelines are provided:
(1) An automatic shut-off nonleak valve for all troughs, bowls,
cups and other water sources shall be provided.
(2) In paddock and corrals, the owner shall properly grade the earth
surface to conform to the master drainage plan so that rain
water or water trough overflow does not form ponds.
k. Dust Control. Continuous dust control of the entire premises shall be
maintained and subject to applicable provisions of the Huntington
Beach Municipal Code.
1. Stable Mana-gement. The management of horse facilities shall meet
the requirements of the Orange County Health Department to keep
environmental problems at a minimum.
M. Enforcement. The responsible county agency, as designated in the
Huntington Beach Municipal Code, is hereby vested with the duty and
authority to inspect regularly all horse stables within the city.
Report and recommendation by such agency shall be forwarded to the
Director of Community Development.
25 (0825D)
F. OIL ACTIVITIES
1. Continued operation, reworking and/or redrilling of oil wells active at the
time of adoption of this Specific Plan shall be permitted subject to
applicable City regulations.
a. Gasoline powered engines on existing pumping units remaining in a
development shall be converted to electric,motors prior to occupancy
of the first unit.
b. The developer shall establish an interest-bearing account prior to
recordation of the final map to be administered by the homeowner
association to cover the cost of landscaping well sites at the time
they are abandoned. The amount of the initial deposit shall be
determined by the Director of Community Development.
2. New drilling and new storage tanks shall only be permitted in specified
sites or "oil islands" as approved by Conditional Use Permit. The oil
operator shall own or have a lease on subsurface mineral rights covering an
area of a minimum of twenty (20) contiguous acres within the Specific Plan
boundaries for every one oil island requested. Before a permit for new
drilling is issued, the oil operator shall specify the exact location and size
of the proposed oil island (generally not to exceed two and one-half (2 1/2)
acres in size) subject to the approval of a Conditional Use Permit.
a. Fencing around the perimeter of all oil islands shall be setback
twenty (20) feet from any arterial highway or internal collector
street and fifteen (15) feet from any residential street, private
property line, or common open space area. The setback area shall be
landscaped in accordance with the standards set forth in the City's
Oil Code.
G. CIVIC DISTRICT
The requirements of the civic district overlay shall apply to all parcels located
directly adjacent to the Huntington Central Park facility and shall comply with
the provisions contained in the Huntington Beach Ordinance Code.
H. MISCELLANEOUS
I. Vehicular Storage. The covered storage of boats, trailers, recreational
vehicles or other similar vehicles is allowed only within the rear half of an
individual lot and is prohibited within any yard abutting a street
right-of-way; no open storage is permitted. No commercial oversize
vehicle or special purpose machine shall be parked or stored in any portion
of any yard area.
Common areas for storage of boats, trailers, recreational vehicles and
other similar vehicles may be provided for in the development plan. Where
such areas are provided, they shall be enclosed and screened from view on
a horizontal plane from adjacent areas by a combination of six (6) foot high
masonry wall and permanently maintained landscaped area.
26 (0825D)
ti
2. Accessory Buildings Without a Main Building. It shall be unlawful to
construct, erect or locate accessory buildings on any lot not having a
permissible residential building except for commercial equestrian facilities.
3. Lighting. The developer shall install an on—site lighting system on all
vehicular access ways and along major walkways. Such lighting shall be
directed onto driveways and walkways within the development and away
from adjacent properties.
4. Sewer and Water Systems. Sewer and water systems shall be designed to
city standards and shall be located within streets, easements 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.
5. Fire Hydrant System. A fire hydrant system shall be installed to provide
an adequate fire flow.
a. The fire hydrant system shall be dedicated to the City. Private fire
hydrants are prohibited.
b. The adequacy of such system shall be approved by the Fire Marshal.
Plans shall be submitted and approved prior to the issuance of
building permits, and any fire hydrant system shall be in operation
prior to the time of construction with any combustible materials.
6. Street Signs. Where appropriate, the developer shall install on—site street
name signs at the intersections of streets, as approved by the City
Engineer. All signs required by this section shall be installed at approved
locations prior to the time the first dwelling unit is occupied.
7. Trees. Preservation of existing trees shall be required where feasible. Any
existing mature tree(s) that must be removed shall be replaced at a 2:1
ratio with 36—inch box trees which shall be incorporated into the project's
landscaping plan.
8. Streets. All street improvements shall be completed prior to construction
with combustible materials.
27 (0825D)
r
V. APPENDICES
A. DEVELOPMENT STANDARDS FOR EXISTING SUBDIVISIONS
B. DESIGN GUIDELINES
28 (0825D)
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APPENDIX A
DEVELOPMENT STANDARDS FOR TRACTS 11473, 11805, 11769, 13036, 13210
Tracts 11473 and 11805. (Conditional Use Permit No 82-3 and Conditional Use Permit No.
85-11) Country View Estates
Building setbacks within the subdivision shall be as follows:
1. Front Yard Setbacks: 30 feet or 25 percent of the lot depth, whichever is
greater, but does not need to exceed 40 feet.
2. Side Yard Setbacks: An aggregate of 20 feet with a minimum of 8 feet on a
side.
3. Rear Yard Setback: 25 feet
4. However, if accessory buildings are constructed in the front one-third (1/3) of
the lot, they shall conform with the setback requirements of the main dwelling.
Tracts 11769 and 13036 (Conditional Use Permit No 86-63) - Central Park Estates
Building setbacks within the subdivision shall be as follows:
1. Front Yard Setbacks: 25 feet for front or side loading garages.
2. Interior Side Yard Setbacks: An aggregate of 15 feet with a minimum of 5
feet on one side, provided further that the opposite side yard shall be 10 feet
clear to the sky.
3. Side Yard Setback on the Collector Street: A 5 foot landscaped buffer area
shall be provided adjacent to the equestrian trail. Structures shall be setback
10 feet from the landscape buffer; 15 feet from the trail.
4. Rear Yard Setback: 25 feet
5. Rear Yard Setback alone Ellis Avenue: 25 feet measured from behind the 15
foot wide landscaped buffer.
6. All accessory buildings shall conform with the setback requirements of the
main dwelling.
29 (0825D)
Y
µ Tract 13210 (Conditional Use Permit No 87-41) — Huntington Beach Estates
Building setbacks within the subdivision shall be as follows:
1. Front Yard Setbacks: 25 feet for all structures
2. Interior Side Yard Setbacks: An aggregate of 15 feet clear to the sky with a
minimum of 5 feet on one side.
3. Side Yard Setback on the Collector Street: A 5 foot landscaped buffer area
shall be provided adjacent to the equestrian trail along a collector street.
Structures shall be setback 10 feet from the landscape buffer; 15 feet from
the trail.
4. Rear Yard Setback: 25 feet for all structures
5. Rear Yard.Setback along Ellis Avenue: 25 feet measured from behind the 15
foot wide landscaped buffer.
6. All accessory buildings shall conform with the setback requirements of the
main dwelling.
7. Encroachment of architectural features into side yard setback areas shall be
prohibited.
8. Any development on Lot No. 1 shall have a first story setback of.25 feet and
second story setback of 35 feet from the southern property line. Southeast
facing, second story windows shall be frosted. Any variances to these
requirements shall be subject to review and approval by the Planning
Commission.
30. (0825D)
•
APPENDIX B
DESIGN GUIDELINES
(DESIGN GUIDELINES TO BE ADOPTED BY RESOLUTION AT
A LATER DATE AND INCORPORATED HEREIN)
31 (0825D)
I
Ord, No. 2998
STATE OF CALIFORNIA )
COUNTY OF ORANGE ss:
CITY OF HUNTINGTON BEACH
I, CONNIE BROCKWAY, 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 members 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
meeting therof held on the 5th day of June
19 89 , and was again read to said City Council at a regular adjourned
meeting therof held on the 26th day of June , 19 89 , and
was passed and adopted by the affirmative vote of at least a majority of
all the members of said City Council .
AYES: Councilmembers:
MacAllister, Green, Winchell , Bannister, Erskine
NOES: Councilmembers:
None
ABSENT: Councilmembers:
Mays, Silva (out of room)
Ala�3l9 - �
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?ores�o� t� of the City Council of the City
im 4 of Huntington. Beach, California
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