HomeMy WebLinkAboutOrdinance #3372 .�
ORDINANCE NO. 3372
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE
HUNTINGTON BEACH ZONING AND SUBDIVISION ORDINANCE BY ADOPTING THE
MCDONNELL CENTRE BUSINESS PARK SPECIFIC PLAN NO. 11
AND
CHANGING THE ZONING DESIGNATION FROM LIMITED INDUSTRIAL (IL) AND
LIMITED INDUSTRIAL-HIGH RISE OVERLAY (IL-H) TO MCDONNELL CENTRE
BUSINESS PARK SPECIFIC PLAN NO. 11 FOR THE AREA GENERALLY BOUNDED BY
RANCHO ROAD, SPRINGDALE STREET, BOLSA AVENUE, AND
BOLSA CHICA STREET IN THE CITY OF HUNTINGTON BEACH
(ZMA NO. 96-6; ZTA NO. 96-1)
WHEREAS, pursuant to the State Planning and Zoning Law, the Huntington Beach
Planning Commission and Huntington Beach City Council have held separate public hearings
relative to Zoning Map Amendment No. 96-6 and Zoning Text Amendment No. 96-1, wherein
both bodies 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 zoning map and text amendments
are proper, and consistent with the General Plan.
NOW, THEREFORE, the City Council of the City of Huntington Beach does ordain as
follows:
SECTION L That the real property subject to this ordinance,hereinafter referred to as
the "Subject Property," is generally described as the approximately 307 acre site bounded by
Rancho Road on the north, Springdale Street on the east, Balsa Avenue on the south, and Bolsa
Chica Road on the west, and is more particularly described in the legal description and sketch
attached hereto as Exhibits "A-1" and"A-2,"respectively, and incorporated by this reference as
though fully set forth herein.
1
g:4:97-ordinances INIA-96-6
RLS 97-625
3372
SECTION 2. That the McDonnell Centre Business Park Specific Plan No. 11, attached
hereto as Exhibit"B"and incorporated by this reference as though fully set forth herein, is
hereby approved and adopted.
SECTION_3. That the zoning designation of the Subject Property is hereby changed
from Limited Industrial (IL) and Limited Industrial-High Rise Overlay (IL-H) to McDonnell
Centre Business Park Specific Plan No. 11.
SECTION 4. That the Director of Community Development is hereby directed to amend
Sectional District Map No. 9 of the Huntington Beach Zoning and Subdivision Code to
reflect the changes contained in this ordinance. The Director of Community Development is
further directed to file the amended map. A copy of such map, as amended, shall be available for
inspection in the Office of the City Clerk.
SECTION 5. This ordinance shall take effect thirty days after its adoption.
PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a
regular meeting thereof held on the loth day of October , 1997.
A
Mayor
ATTEST: APPROVED AS TO FORM:
City Clerk City Attorney
_ROVED: INITIATED AND APPROVED:
Ci Administrator Director of Com unity Development
Exhibits: A-1: Legal Description
A-2: Sketch
B: McDonnell Centre Business Park Specific Plan No. 11
2
g*97-ordinances:ZMA-96-6
RLS 97-625
A. LEGAL DESCRIPTION northerly of the southerly line of said section, said last men
tioned southerly line being also the center line of Boisa Avenue
The following provides the legal description for the entire as shown said last mentioned parcel map, said tangent line
McDonnell Centre Business Park Specific Plan area, which is being also the southerly line of said Parcel 1; thence along said
bounded by an at grade spurtrack of the US Navy (railroad tangent line, North 89"25'20" West 23.70 feet to tangent 38.00
right-of-way) and Rancho Road on the north, Springdale Street foot radius curve, concave northerly; thence, continuing along
on the east, Bolsa Avenue on the south and Bolsa Chica Street the southerly line of said Parcel 1 and said tangent curve,
and the Orange County Flood Control District channel on the through a central angle of 8044'46", a distance of 5.80 feet;
west. Refer to Exhibit 1 in the Specific Plan. thence, tangent to said curve, North 80°40'34" West 58.12 feet
to the beginning of a tangent 62.00 foot radius curve, concave
A portion of fractional Section 9, Township 5 South, Range 11 southerly; thence, along said tangent curve, through a central
West, partly in the Rancho Las Boisas and partly in the Rancho angle of 8°44'46", a distance of 9.46 feet; thence, tangent to
La Bolsa Chica, in the City of Huntington Beach, County of said curve, North 89025'20" West 52.35 feet to the beginning of
Orange, State of California, as per map recorded in Book 51, a tangent 62.00 foot radius curve, concave southerly; thence,
page 13 of Miscellaneous Maps, in the Office of the County along said tangent curve, through a central angle of 8°44'46", a
Recorder of said county, described as follows: distance of 9.46 feet; thence tangent to said curve, South
81 49 54H West 58.12 feet to a tangent 38.00 foot radius curve,
Commencing at the Southeast Corner of said section, said point concave northerly; thence, along said tangent curve, through a
being also the center line intersection of Springdale Street and central angle of 8"44'46", a distance of 5.80 feet to a tangent
Bolsa Avenue as shown on a map of Parcel Map No. 93-202, line which is parallel with and 60.00 feet northerly of the
recorded in Book 281, pages 3 and 4 of Parcel Maps, in the southerly line of said section; thence,`aiong said last mentioned
Office of said County Recorder; thence North 0°16 04" East tangent line, North 89°25'20" West 4117.58 feet to a tangent
2055.80 feet along the center line of Springdale Street, said 59.13 foot radius curve, concave northerly; thence, along said
center line being also the easterly line of said section; thence tangent curve, through a central angle of 16°41'56", a distance
North 89"28'58" West 50.00 feet to a point on the westerly line of 17.23 feet; thence, tangent to said curve, North 72°43'24"
of Springdale Street as shown on said parcel map, said point West 20.88 feet to the beginning of a tangent 83.13 foot radius
being also the northeast comer of Parcel 3 of said parcel map curve, concave southerly; thence, along said tangent curve,
and the Point of Beginning; thence, along said westerly line through a central angle of 16°41'56", a distance of 24.23 feet;
and parallel with the easterly line of said section, South 0°16'04" thence, tangent to said curve, North 89"25'20" West 49.12 feet
West 1965.58 feet to the southerly terminus of the easterly line to the beginning of a tangent 83.13 foot radius curve, concave
of Parcel 1 of Parcel Map No. 95-136 as shown on a map there- southerly; thence, along said tangent curve, through a central
of recorded in Book 288, pages 49 and 50 of Parcel Maps; angle of 16°41'56", a distance of 24.23 feet; thence, tangent to
thence, along a tangent 30.00 foot radius curve, concave north- said curve, South 73°52'45" West 20.88 feet to a tangent 59.13
westerly, through a central angle of 90°18'36", a distance 47.29 foot radius curve, concave northerly; thence, along said tangent
feet to a tangent line which is parallel with and 60.00 feet curve, through a central angle of 16°41'56", a distance of 17.23 N
feet to a tangent line which is parallel with and 60.00 feet gent 83.13 foot radius curve, concave westerly; thence, along
northerly of the southerly line of said section; thence, along said said tangent curve, through a central angle of 16°41'56", a dis-
last mentioned tangent line, North 89G25'20" West 597.93 feet tance of 24.23 feet; thence tangent to said curve, North
to the westerly terminus of the southerly line of Parcel 2 of 16°04'45° West 20.88 feet to a tangent 59.13 foot radius curve,
Parcel Map No. 87-424, as shown on a map thereof recorded in concave northerly; thence, along said tangent curve, through a
Book 237, pages 4 through 6, inclusive, of Parcel Maps in the central angle of 16°41'56", a distance of 17.23 feet to a tangent
Office of said County Recorder; thence, along a tangent 30.00 line which is parallel with and 80.00 feet easterly of the center
foot radius curve, concave northeasterly, through a central line of Bolsa Chica Road as shown on said last mentioned par-
angle of 90°02'30", a distance of 47.15 feet to a tangent line cel map; thence, along said tangent line, North 0°37'10" East
which is parallel with and 80.00 feet easterly of the center line 2,031.46 feet to a tangent 30.00 foot radius curve, concave
of Bolsa Chica Road as shown on said last mentioned parcel southeasterly; thence, along said tangent curve, through a cen-
map, said tangent line being also the westerly line of said Parcel tral angle of 49°52'31", 26.11 feet to a tangent line which is par-
2; thence, along said tangent line, North 0°37'10" East 221.35 allel with and 50.00 feet southeasterly of the center line of
feet to a tangent 180.75 foot radius curve, concave easterly; Rancho Avenue as shown on a Record of Survey recorded in
thence, continuing along the westerly line of said parcel and Book 60, page 13 of Record of Surveys; thence, along said tan-
along said tangent curve, through a central angle of 9026'16", a gent line, North 50"29'41" East 2382.14 feet to the southerly line
distance of 29.77 feet; thence, tangent to said curve, North of the 75.00 foot wide Right-of-Way described in deed recorded
10003'26" East 31.14 feet to a tangent 180.75 foot radius curve, in Book 1296, page 88 of Deeds in the Office of the County
concave westerly; thence, along said tangent curve, through a Recorder of said county; thence, along said southerly line,
central angle of 9026'16", a distance of 29.77 feet; thence, tan- South 39"28'30" East 877.72 feet to a tangent 1,947.78 foot
gent to said curve, North 10003'26" East 227.87 feet to the radius curve, concave northeasterly; thence, along said tangent
beginning of a non-tangent 18.00 foot radius curve, concave curve and said southerly line, through a central angle of
northeasterly, a radial to the beginning of said curve bears 50°00'28", 1,700.02 feet to a tangent line, said tangent line
South 27°00'26" West; thence, along said non-tangent curve, being also the westerly prolongation of the northerly line of
through a central angle of 63°36'44", a distance of 19.98 feet to Parcel 1 of said previously mentioned Parcel Map No. 93-202;
a tangent line which is parallel with and 80.00 feet easterly of thence, along said tangent line, South 89°28'58" East 492.00
the center line of Bolsa Chica Road as shown on said last men- feet to the northeasterly corner of said last mentioned Parcel 1
tioned parcel map; thence, along said tangent line, North and the beginning of a non-tangent 383.39 foot radius curve,
0°37'10" East 49.56 feet to a tangent 59.13 foot radius curve, concave southeasterly, a radial to the beginning of said curve
concave easterly; thence, along said tangent curve, through a bears North 32°30'55" East; thence, along the northeasterly line
central angle of 16041'56", a distance of 17.23 feet; thence, tan- of said parcel and said non-tangent curve, through a central
gent to said curve, North 17019'06" East 20.88 feet to the angle of 47°51'40", 320.26 feet to the northwesterly corner of
beginning of a tangent 83.13 foot radius curve, concave west- Parcel 2 of said Parcel Map No. 93-202; thence, along the
erly; thence, along said tangent curve, through a central angle northerly line of Parcel 2 and Parcel 3 of said parcel map, South
of 16"41'56", a distance of 24.23 feet; thence, tangent to said 89028'58" East 598.07 feet to the Point of Beginning.
curve, North 0'37'10" East 49.12 feet to the beginning of a tan- Containing 308.44 acres, more or less. W
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3372
PLANNING ZONING DIM 9
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M
McDONNELL CENTRE
[*7
BUSINESS PARK
City of Huntington Beach
SPECIFIC PLAN NO. 11
Prepared by
EDAW, Inc. with
Michael C. Adams Associates
Urban Design Camp
Langdon Wilson Architecture
Peter D. Brandow & Associates, Landscape Architects
Adams, Streeter Civil Engineers, Inc.
WPA Traffic Engineering, Inc.
Adopted
October , 1997
Ordinance No. _?.3'7 A __
... . ....1.......
CONTENTS
N
Paqe Page
1. INTRODUCTION 4. MASTER PLAN CONCEPT
1.0 Purpose, and Intent 2 4.0 Development Concept 21
1.1 Authority and Procedure 2 4.1 Land Use Plan 25
1.2 Scope and Format 3 4.2 Circulation Plan 29
4.3 Public Facilities Plans 35
2. PROJECT AREA DESCRIPTION 4.4 Landscape Concept 43
4.5 Phasing Plan 47
2.0 Location 6
2.1 General Plan Designation 7 5. DESIGN GUIDELINES
2.2 Zoning Regulations 7
2.3 Current Land Uses 9 5.0 Project Area Character 51
2.4 Planning History 9 5.1 Site Planning Guidelines 51
2.5 State Mandated Requirements 10 5.2 Architectural Guidelines 57
5.3 Landscape Guidelines 63
3. IMPLEMENTATION 5.4 Signage Guidelines 75
3.0 Administration 13 6. DEVELOPMENT REGULATIONS
3.1 Development Phasing Plan 13
3.2 Methods and Procedures 14 6.0 Purpose 85
3.3 Master Plan 14 6.1 General Provisions 85
3.4 Parcel Maps 14 6.2 Definitions 86
3.5 Site Plan Review 14 6.3 Development Standards 91
3.6 Reuse/Change of Use Review 17
3.7 Environmental Determination 17 APPENDICES (Volume Two)
3.8 Request for Deviation 17
3.9 Specific Plan Amendments 18 A -- Legal Description
3.10 Severability 18 B - General Plan Consistency
C - Environmental Mitigation Measures
McDonnell Centre Business Park Specific Plan i
LIST OF EXHIBITS
CN
Page Page_
Cn Exhibit 1 Vicinity Maps 6 Exhibit 28 Building Corner Treatment 59
Exhibit 2 Aerial Photograph 8 Exhibit 29 Building Materials Variety 60
Exhibit 3 Existing.Conditions Map 12 Exhibit 30 Commercial Facade 61
Exhibit 4 Site Plan Review Process (Chart) 16 Exhibit 31 Office Facade 61
Exhibit 5 Illustrative Conceptual Master Plan 20 Exhibit 32 Preservation of Existing Trees 62
Exhibit 6 Land Use Plan 23 Exhibit 33 Typical Parkway Landscaping 64
Exhibit 7 Statistical Analysis (Chart) 24 Exhibit 34 Typical Parking Lot Landscaping 66
Exhibit 8 Land Use Summary (Charts) 26 Exhibit 35 Preservation of Existing Landscaping 68
Exhibit 9 Circulation Plan 28 Exhibit 36 Typical Landscape Buffer 70
Exhibit 10 Street Cross Sections 30 Exhibit 37 Typical Landscape/Parking Lot Buffer 71
Exhibit 11 Private Drive Entry 32 Exhibit 38 Plant Materials Palette 72
Exhibit 12 Water System Plan 34 Exhibit 39 Typical Signage Layout 74
Exhibit 13 Sewer System Plan 36 Exhibit 40 Wall Sign Chart 75
Exhibit 14 Storm Drainage Plan 38 Exhibit 41 Wall Sign Detail 76
Exhibit 15 Landscape Concept Plan 42 Exhibit 42 Entry Wall Sign 77
Exhibit 16 Landscaping on Perimeter Streets 44 Exhibit 43 Freestanding Sign Chart 77
Exhibit 17 Pedestrian Walkway 45 Exhibit 44 Freestanding Sign Detail 78
Exhibit 18 Phasing Plan Map 46 Exhibit 45 Entry Sign Detail 79
Exhibit 19 Infrastructure lmprovements (Chart) 48 Exhibit 46 Business Directory Sign 80
Schedule of Improvements (Chart) 48 Exhibit 47 Information/Directional Sign 80
Exhibit 20 Typical Site Layout 50 Exhibit 48 Temporary Sign Detail 81
Exhibit 21 Screening of Loading & Storage Areas 52 Exhibit 49 Centre Identification Signs 82
Exhibit 22 Shared Reciprocal Access 54 Exhibit 50 Planning Areas & Subareas Map 84
Exhibit 23 Typical Entry Drive 55 Exhibit 51 Permitted Uses (Chart) 90
Exhibit 24 Architectural Details 56 Exhibit 52 Development Regulations Chart 92
Exhibit 25 Building Articulation 57 Exhibit 53 Parking Requirements 93
Exhibit 26 Typical Building Entry 58 Exhibit 54 Development Regulations Check List 95
Exhibit 27 Typical Building Wall 59 Exhibit 55 Design Guidelines Check List 96
McDonnell Centre Business Park Specific Plan ii
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INTRODUCTION
P 1.0 PURPOSE AND INTENT 1.1 AUTHORITY AND PROCEDURE
The McDonnell Centre Business Park Specific Plan The State of California requires that all cities and coun-
establishes the planning concept, design theme, devel- ties prepare and adopt a comprehensive General Plan
opment regulation's and administrative procedures nec- for the physical development of their area of jurisdiction.
essary to achieve an orderly and compatible develop- Following the adoption of the General Plan, the entity is
ment of the project area; and to implement the goals, required to develop and adopt regulating programs (zon-
policies, and objectives of the Huntington Beach General ing and subdivision ordinances, building and housing
Plan. The intent is to establish a public private partner- codes, and other regulations), which will implement the
ship to enable the creation of a "Campus-Park" industri- policies described in the General Plan.
a[ setting and achieve a high level quality in individual
building design. California State law authorizes cities with complete
General Plans to prepare and adopt Specific Plans
The McDonnell Centre Business Park Specific Plan iden- (Government Code Sections 65450 et. seq.). Specific
tifies the location, character and intensities of the Plans are intended to be a bridge' between the local
planned busin ss park development activities. The General Plan and individual development proposals.
Specific Plan establishes the alignment and design of a Specific Plans contain both planning policies and regula-
circulation system, and all public facilities and infrastruc- tions, and may combine zoning regulations, capital
ture necessary to facilitate a master planned develop- improvement programs, detailed development standards
ment. The Specific Plan creates a compatible design and other regulatory methods into one document which
theme for the project area and establishes the develop- can be tailored to meet the needs of a specific area.
ment regulations necessary to accomplish the identified
objectives. Local planning agencies or their legislative bodies may
designate areas within their jurisdiction as ones for which
The Specific Plan is regulatory in nature and serves as a Specific Plan is "necessary or convenient"
zoning for the McDonnell Centre Business Park area. (Government Code Section 65451).
Subsequent development plans, Parcel Maps and other
entitlement requests for the project area must be consis-
tent with both the Specific Plan and the Huntington
Beach General Plan. An Environmental Impact Report
(E.I.R. 96-1), with identified mitigation measures, has
been prepared .as a companion report to the Specific
Plan.
2 'McDonnell Centre Business Park Specific Plan
....... . ..._ _. .,
CN
A Specific Plan may either be adopted by ordinance or The preparation, adoption and implementation of the
M resolution (Government Code Section 65507). Adoption McDonnell Centre Business Park Specific Plan by the
by ordinance is common when the Specific Plan amends City of Huntington Beach is authorized by the California
a development code, zoning ordinance, or other code, Government Code, Title 7, Division 1, Chapter 3, Article
when specific regulatory measures are included and 8, Sections 65450 through 65457.
when local charters require adoption by ordinance.
Resolutions are commonly used when the plan is more The Huntington Beach General Plan has recently been
of a policy document. Should the legislative body wish rewritten and adopted by the City Council (May 13,
to change a proposed Specific Plan recommended by 1996). The amended General Plan maintains the indus-
the Planning Commission, the change must first be trial designation for the project area. The McDonnell
referred back to the Commission for consideration, if not Centre Business Park Specific Plan is consistent with the
previously considered (Government Code Section goals and policies of the Huntington Beach General
65504). Plan.
Adoption or amendment of a Specific Plan constitutes a 1.2 SCOPE AND FORMAT
project under the California Environmental Quality Act
(CEQA) and the State's Environmental Impact Report The McDonnell Centre Business Park Specific Plan is
(EIR) guidelines. If the initial environmental review divided into six sequential sections. Section One is the
shows that the proposed or amended plan could signifi- Introduction and describes the purpose and intent of the
cantly affect the environment, the jurisdiction must pre- document along with a brief explanation of Specific Plan
pare an EIR and submit it in draft form for public review. procedures and authorization.
The need for an EIR in a particular case is determined by
the local government. A Specific Plan and an EIR on a Section Two is the Project Area Description and is
Specific Plan overlap extensively; they must address intended to establish the reasons why the Specific Plan
many of the same concerns and the process for prepar- process is logical and necessary for this portion of the
ing them is nearly identical. Therefore, environmental City. This section presents a general description of the
assessment should be an integral part of preparing or Specific Plan area including designated land uses, exist-
revising a Specific Plan. ing zoning and existing uses. In addition, special char-
acteristics and existing conditions which make this area
unique have been identified.
McDonnell Centre Business Park Specific Plan 3
Section Three is Implementation and discusses the
M process by which individual projects will be reviewed and
approved. This section outlines the Parcel Map and Site
4
Plan Review procedures. This section also describes
the process for project appeals and the methods by
a i
l
which the Specific Plan can be modified or amended.
Section Four describes the Master Plan Concept. The
design concept evolves from the objectives outlined in
Section One and the existing conditions discussed in
Section Two, along with input from numerous public
meetings and special studies conducted by and for the
City. This section presents the development .options
proposed for various sites and the circulation, public
facilities, infrastructure and landscaping which will sup-
port the development concept and reinforce the design
theme. In addition a development phasing plan has
been prepared as part of this section. f �,
Section Five establishes Design Guidelines for the entire
'Y
project area and for individual project development. This r � ; d
section identifies and describes the intended character
for the area and provides a framework for project imple- An Appendix (printed under separate cover) has been com-
mentation. piled which contains all the special studies and reports
which have contributed to the formation of the Specific Plan.
Section Six presents a detailed description of the The Appendix (Volume Two) includes the Legal Description
Development Regulations which are necessary to guide of the site, a General Plan Consistency Analysis and identi-
and control new projects and carry out the goals and fies the Mitigation Measures desired in the Environmental
policies of the Specific Plan and the City's General Plan. Impact Report.
4 McDonnell Centre Business Park Specific Plan
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PROJECT AREA DESCRIPTION
N2.0 LOCATION
r-
M
The McDonnell Centre Business Park Specific Plan covers 307
gross acres located in the northwestern portion of the City of d
0 PASAOE
Huntington Beach. The a NA
area is generally bounded on the north '
by Rancho Road and the U.S. Navy railroad right-of-way . LOS ANGEL S
(excluding the City's water reservoir site); on the east by MONICA ,
Springdale Street, on the south by Bolsa Avenue and on the W
west by Bolsa Chica Street. A legal description of properties in ANLos
GEUIS �+
the Specific Plan project area has been included in the lNTFAIRPORNAL
Appendix. rORRANce gEAcH ANAHEIIA
San Gabriel(605)Fwy. oil
ArRPORr GRO NE
LONG 0 "
Garden Grov (22) Fwy, ` BEPc SANTA�
arden Grove Blvd. �� LOR08EACW
LOSA aoR
HARBOR SITE� ANA IRRM
North HUNTINGTON BEACH
to o JONNWAYNE
OAF NEMORTBEACH RANGECOU
90 Regional Location AIRPORT
v,
Westminster Avenue
tea. The project area is surrounded by a variety of land uses
p�r�Astronautics a m and activities. A railroad spurtrack of the U.S. Navy and
�-� Dr. Rancho Road create the northern boundary with low
.; Westminlster �
Cn Skylab Merl density residential uses located across from the railroad
Sk tracks (in the City of Huntington Beach) and across
L Rancho Road (in the City of Westminster). To the south,
U
n J Boise Ave. N
m �, �, (n office and manufacturing uses are located across from
�' McFadde Bolsa Avenue. To the east, low density residential and
0 I Golden commercial uses are located across from Springdale
!North 2 C College Street. To the west, is the Orange County Flood Control
Site Location Huntington Site (CO-3). The property across from Bolsa Chica
Reach Street and the flood control channel is owned by the U.S.
Mett Navy and is used as part of the Seal Beach Naval
Vicinity Maps Weapons Station (in the City of Seal Beach).
i Exhibit 1
6 McDonnell Centre Business Park Specific Plan
2.1 GENERAL PLAN DESIGNATION 2.2 ZONING REGULATIONS
CN
r- The entire site of the McDonnell Centre Business Park is The McDonnell Centre Business Park is presently zoned
currently designated as industrial with a floor area ratio limited industrial ("IL") and limited industrial with a high
(F.A.R.) of 0.75 in City's General Plan. The site has been rise overlay in designated areas. The adoption
designated for industrial land uses since the mid 1960's. of this Specific Plan will supersede the existing zoning
Continuation of industrial uses in this portion of the City and establish a new set of development regulations. The
is compatible with the General Plan Goal (LU 12) to Specific Plan, as presented with industrial, office and
"Achieve the development of industrial uses that provide support commercial uses, is consistent with the current
job opportunities for existing and future residents, as well General Plan; and therefore will not require a General
as the surrounding subregion, and generate revenue for Plan Amendment.
the City."
NOW
McDonnell Centre Business Park Specific Plan 7
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r-
2.3 CURRENT LAND USES
The McDonnell Centre Business Park site currently con- a number of projects have been reviewed and approved
sists of a .number of activities. The primary use is the subject to the draft.specifications of the Specific Plan.
approximately 2,800,000 square foot McDonnell
Douglas Aerospace Facility. The facility consists of a ,
numerous industrially related research and developmentkws
s
structures along with a high-rise office building This
facility has been approved and developed in numerous
phases over many years beginning in 1963.
New private developments are beginning to appear on g
the eastern portion of the project area, replacing the "_ a
truck farming operations of the past. Cambro '°" �` '
Manufacturing has constructed and occupies a 120,000
square foot facility, with ultimate development of 280,412
square feet. Sharp Electronics is currently constructing a 2.4 PLANNING HISTORY
538,859. square foot facility. The remainder of the
Specific Plan area is vacant. with the exception of a net- The McDonnell Centre Business Park project area has
work of roadways and remote parking facilities, Portions been the subject of many special studies with a variety of
of the project area are currently entitled and many development options explored. In 1981 a proposal was
parcels are being actively marketed for new industrial prepared for the development of 1,200,000 square feet
and commercial development. The activities described of industrial and office space. The proposal was for a
in the Specific Plan reflect the beginning of the planning Restricted Manufacturing Zone Change which allowed
process (June 1996). Since the initiation of this exercise for an "appropriate" mix of uses; concurrent with the
Zone Change request, a Multi-Story designation was
also requested. The Industrial/Office complex plans con-
sisted of industrial and warehouse buildings, office build-
. ; x s3o $
ings, a hotel and restaurant with a parking structure, rote-
� � � rior circulation system and landscaped open space. The
E "a an, s' 4 office and hotel structures were proposed for six and
seven stories along the eastern portion of the project
33 area adjacent to Springdale Street. Due to market con-
„.,_ ditions, the project was not pursued.
McDonnell Centre Business Park Specific Plan 9
2.5 STATE MANDATED REQUIREMENTS '2.5.2 Congestion Management Plan
To comply with the State of California legislated man- The Congestion Management Plan (CMP) is required by
M dates, the City of Huntington Beach has adopted sever- Assembly Bill 471 (Proposition 111), subsequently modi-
al plans to deal with regional issues including Air Quality, fled by Assembly Bill 1791. This Bill requires every
Congestion Management, Growth Management and urbanized county to adopt a CMP; the County of Orange
Transportation Demand Management Plans. has prepared a CMP which includes the City of
Huntington Beach. The CMP requires mitigation of traf
2.5.0 POLICY : fic impacts of development, as well as trip reduction pro-
grams. The City of Huntington Beach has completed the
All projects within the Specific Plan area shall comply mandated components of the CMP including level of ser-
with the applicable provisions of the following plans: vice standards, trip reduction program, and a capital
2.5.1 South Coast Air Quality Management Plan improvements program for traffic and Transit.
The South Coast Air Quality Management Plan (AQMP) 2.5.3 Growth Management Plan
requires measures to reduce traffic congestion, improve A Growth Management Plan (GMP) is required to imple-
air quality, and requires that cities develop Air Quality ment the passage of Orange County Measure M
components within their General Plans. These mea- approved in the 1990 election. Its purpose is to ensure
sures include Regulation XV, a program which requires that the planning, management, and implementation of
employers of more than one hundred (100) persons to traffic improvements and public facilities are adequate to
prepare trip reduction plans, and a requirement for juris- meet current and projected needs. The City has an
dictions to prepare an air quality component in the approved Growth Management Element which meets
General Plan. the requirements for Measure M funding and an adopted
The City of Huntington Beach is subject to all local juris- Transportation Demand Management Ordinance.
diction requirements set forth by the AQMP. The City Transportation Demand Management (TDM) measures
has adopted an Air Quality Element which incorporates are generally directed at increasing auto occupancy,
AQMP measures. decreasing peak hour usage, and managing demand for
transportation facilities. The City TDM Ordinance is part
of its compliance with the Growth Management Plan.
10 McDonnell Centre Business Park Specific Plan
........... ........ ......... .. ...... ._I...._ ......... . ..... ... ...... ..
w, 3 IMPLEMENTATION
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Section Three
McDonnell Centre Business Park Specific Plan 11
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.�=a Y•�",E,x
IMPLEMENTATION
N
3.0 ADMINISTRATION Changes to the infrastructure (i.e., storm drain, water
and sewer systems), as recommended by the City's
The City's Director of Community Development shall Director of Public Works.
administer the provisions of the McDonnell Centre
Business Park Specific Plan in accordance with the State • The adjustment, addition and/or lot consolidation as
of California Government Code, Subdivision Map Act, addressed in this section of the Specific Plan.
the Huntington Beach Municipal Code, and the City's
General Plan. Modifications to the alignment of the Planning Area
boundaries to coincide with specific development
The Specific Plan development procedures, regulations, plans, as recommended by the City's Community
standards and specifications shall supersede the rele- Development Director.
vant provisions of the City's Zoning Code (Huntington
Beach Zoning and Subdivision Ordinance), as they cur- All modifications must be reviewed for compliance with
rently exist or may be amended in the future. Any devel- the goals and policies of the City's General Plan, intent
opment regulation and building requirement not of the McDonnell Business Park Specific Plan and con-
addressed in the Specific Plan shall be subject to the sistency with the Environmental Impact Report.
City's adopted regulations in place at the time of an indi- 3.1 DEVELOPMENT PHASING PLAN
vidual request.
The Director of Community Development shall have the The McDonnell Business Park Specific Plan area is
discretion to determine if requests for modification to the designed for maximum flexibility and anticipates that
Specific Plan are minor or major. Minor modifications or individual development projects will be constructed over
amendments may be accomplished administratively by a period of years; with no specific target date for com-
the Director. Major amendments will require the pro- pletion. Development starts and occupancy will be dic-
cessing of a Zoning Text Amendment, subject to the tated by market forces and phased accordingly.
City's processing regulations in place at the time of the A development Phasing Plan (Section 4.5) has been pre-
request. Minor modifications to the Specific Plan pared identifying a program of the relative timing of
include, but are not limited to: development within each of the Planning Areas, The
The addition of information to the exhibits or text Phasing Plan also provides a guideline for the construc-
tion of community infrastructure and public improve-
or intent.which serve to clarify, but do not change the meaning ments to adequately service new projects within the
Specific Plan area.
McDonnell Centre Business Park Specific Plan 93
�..._
3.2 METHODS AND PROCEDURES
The methods and procedures for implementation of the Community Development and City Engineer providing
Specific Plan shall be on a project by project basis. The the proposal is found to be in compliance with the
adoption of the Specific Plan alone will not require infra-- Specific Plan.
structure improvements to the project area. Physical
improvements will only coincide-with the recordation of a In order to approve a Parcel Map the Director of
Parcel Map and/or approval of an individual development Community Development shall make the following find-
project. The Specific Plan is a regulatory document and ings:
is not intended to be a Development Agreement.
• The Parcel Map is consistent with the General Plan
3.3 MASTER PLAN Land Use Element designation of Industrial (FA.R.
0.75), the Specific Plan, and all other applicable pro-
A Master Plan Concept for the project area identifying visions of the City's adopted codes and regulations;
primary and alternative land uses, circulation system, and
infrastructure layout, public facilities and. landscape
scheme has been prepared (Section Four) in conjunction The site is physically suitable for the type and densi-
with the Specific Plan. All proposed projects shall be ty of development proposed; and
consistent with the intent of the Master Plan Concept.
• The design of the subdivision or the proposed
3.4 PARCEL MAPS improvements will not cause serious health problems
or substantial environmental damage or substantially
The project area will be subdivided through a series of and avoidably injure fish or wildlife or their habitat;
Parcel Maps. Parcel Maps shall be prepared consistent and
with the Master Plan Concept to create developable
sites. These maps shall identify the infrastructure and • The design of the subdivision or the type of improve-
improvements necessary to support the anticipated pro- ments will not conflict with easements, acquired by
jects, subject to review by the City's Public Works and the public at large, for access through the use of
Fire Departments. property within the proposed subdivision unless alter-
native easements, for access or for use, will be pro-
Upon recordation, Parcel Maps may be further divided vided.
and/or adjusted by filing a subsequent Parcel Map or a
Lot Line Adjustment, pursuant to the provisions of the 3.5 SITE PLAN REVIEW
Subdivision Map Act. A parcel may be created with or
without a specific project plan. A Parcel Map may be [ndividual development projects within the McDonnell
Centre Business Park Specific
approved, or conditionally approved by the Director of fic Plan project area shall be
14 McDonnell Centre Business Park Specific Plan
implemented through a Site Plan Review process. A the floor plans and a list of all the building materials, and
Site Plan Review shall be required for all new develop- exterior colors. An application fee for this service shall
m ment activity, with the exception of interior improve- be established by a separate resolution of the City
ments, general maintenance and repair or other minor Council.
construction activities that do not result in an intensifica-
tion of the use. These exceptions may be subject to The Director of Community Development has the author-
other Building and Public Works permits and approvals ity to approve, conditionally approve, or deny a Site Plan
prior to commencement. Review. A Site Plan Review application may also require
analysis and comments from various departments of the
A Site Plan Review request shall be submitted to the City City. In order to approve a Site Plan Review application,
on a standard City application'form. Prior to the submit- the Director of Community Development shall make the
tal to the City; McDonnell Douglas Realty Company or following findings:
their successors in interest may review all plans for
acceptability of design, compliance with the CC&R's and • The request is consistent with the City's General Plan
Specific Plan intent. and all applicable requirements of the Municipal
Code; and
Application to 'the City for a Site Plan Review shall
include a narrative of the proposed activity along with • The requested activity will not be detrimental to the
preliminary development plans and drawings. The nar- general welfare of persons working or residing in the
rative shall consist of a project description identifying the vicinity nor detrimental to the value of the property
intended services offered with square feet, hours and and improvements in the neighborhood; and
days of operation, number of employees, and other
information as appropriate. Supplemental to the appli-
cation submission, project plans shall be prepared Circulation Plan (Exhibit 9); and
including the following preliminary plans: site plan, floor
plans, elevations, landscaping, grading, fencing and sig- • The requested activity will comply with the provisions
nage plans; other plans may be required depending on of the McDonnell Centre Business Park Specific Plan
the complexity of the project. The entire parcel shall be and other applicable regulations or special conditions
plotted with dimensions and all pertinent data and required of the project.
include dimensions to the nearest intersecting public
street and identify all street names. In addition, all exist- The action of the Director of Community Development
ing and proposed physical features and structures on the shall be final unless appealed to the Zoning
subject property and abutting properties shall be plotted. Administrator by the applicant within ten calendar days
of written notification. Such Appeals for a Site Plan
The application shall also include a legal description of Review shall be subject to the procedures outlined in the
the property, identification of the uses for each room on City's Zoning and Subdivision Ordinance.
McDonnell Centre Business Park Specific Plan 95
_.
Site Plan Review Process
N
M
M
Project Concept
Project Review wlCity Application
COnCep# Planning Staff Determination
Parcel Map New Building Certificate ofLEBUsinessRe uest Constnrction Reuse Request permit Occupancy
q Request
McDonnell
Douglas Realt Request for
Company Site Plan Review Deviation
Review Application Submittal (Processed
Concurrently)
Assign Project Create Project Review for Ray Fee
Planner File Completeness
Hearing and
Development L
nation
LDevterm:ination
romental Review heonditional CammitEee (All unity
mow
City Depts.) pment �pproYaistor
Exhibit 4
i
16 McDonnell Centre Business Park Specific Plan
_. _._ �...__._.._.W.... ..
A Site Plan Review approval shall be valid for a period of 3.7 ENVIRONMENTAL DETERMINATION
N one year. Additional one year extensions may be
M requested for a maximum of two years. Such an exten- The extent and intensity of all anticipated development
sion request must be made in writing by the original activity for the McDonnell Centre Business Park area has
applicant, property owners, and/or authorized designee, been identified in the Specific Plan and analyzed in
a minimum of thirty days prior to the expiration of the cur- Environmental Impact Report 96-1.
rent approval. ' If construction activity does not com-
mence within the approval or extension period, the enti- Development project requests consistent with the
tlement shall be terminated. All final decisions on site Specific Plan shall not be subject to additional environ-
plan review proposals shall be the responsibility of the mental review unless otherwise required by C.E.Q.A.
Director of Community Development. However, the Director of Community Development may
request an additional environmental assessment for
3.6 REUSE/ CHANGE OF USE REVIEW unique or unusual circumstances, that have not been
previously addressed in the environmental review.
Any proposal to reuse and/or change the use of a previ-
ously approved and constructed development, within the The Director of Community Development may impose
project area, will be subject to additional review by the environmental mitigation measures, as specified in the
Community Development Department. The additional E.I.R., as conditions of approval on individual Site Plan
review will follow the same procedures outlined in the Reviews. Such conditions of approval shall describe the
Site Plan Review process. A "like for like" change of use time period and manner in which the mitigation measure
( i.e. office to office or light manufacturing to light manu- must be satisfied.
facturing) may only be subject to the requirements for a
new certificate of occupancy; however any intensification 3,8 REQUEST FOR DEVIATION
of use shall require a new Site Plan Review. The prima- The McDonnell Centre Business Park Specific Plan
ry concern will be to review the project request with the Development Regulations (Section Six) are intended to
E.I.R. "Trip Generation Budget" and analyze the on-site encourage projects which create an aesthetically pleas-
ratio of available parking with the anticipated number of ing appearance, enhance the environment, and facilitate
employees. In addition any proposed physical modifica- innovative quality architectural design with an adaptation
tions to the existing structure and/or site shall be subject to the surrounding environment.
to additional review and approval of the Director prior to
the issuance of building permits. Deviations from the Development Regulations of the
Specific Plan may be granted at the time of Site Plan
Review for special circumstances and/or unique archi-
tectural features. Requests for Deviation may include
but are not limited to parcel size, building height,
i
McDonnell Centre Business Park Specific Plan 17
site coverage, setbacks, open space, parking, and land- Be consistent with objectives of the Specific Plan in
N scaping. Deviation requests, up to twenty (20) percent of achieving a project adapted to the area and compati-
any single standard, may be considered by the Director ble with the surrounding environment; and
of Community Development. Deviations greater than
twenty (20) percent must be approved by a Variance Be consistent with the goals and policies of the City's
application before the Zoning Administrator, subject to General Plan, and comply with State and Federal
the procedures outlined in the City's Zoning and Law.
Subdivision Ordinance. Development and construction
phasing of selected provisions and features may be 3.9 SPECIFIC PLAN AMENDMENTS
approved by the Director concurrent with a Site Plan
Review and shall not require a Request for Deviation or Specific Plan Amendments, other than a Minor
Variance to the Specific Plan. Modification as previously described (Section.3.0), shall
be made through the Zoning Text Amendment process;
Deviations shall be allowed when, in the opinion of the subject to consideration and approval of the Planning
Director of Community Development, significantly Commission and City Council in accordance with the
greater benefits from the project can be provided than provisions of the Huntington Beach Zoning and
would occur if all the minimum requirements were met. Subdivision Ordinance. Such Amendments may include
Some additional benefits which may make a project eli- changes to the Master Plan Concept, Design Guidelines
gible for consideration include: greater' 'open space, policies and the introduction of alternative Development
greater setbacks, unique or innovative designs, public Regulations.
open space, and the use of energy conservation or inno-
vative technology. The Director of Community 3.10 SEVERABILITY
Development may approve the Request for Deviation in
whole or in part upon making the following findings: If any section, subsection, sentence, clause, phrase, or
portion of this title, or any future amendments or addi-
• Promote better design, environmental and land plan- tions hereto, is for any reason held to be invalid or
ning techniques and contribute to the economic via- unconstitutional by the decision of any court of compe-
bility of the community, through aesthetically pleasing tent jurisdiction, such decision shall not affect the validi-
architecture, landscaping and site layout; and ty of the remaining portions of this title, or any future
amendments or additions hereto. The City hereby
• Not be detrimental to the general health, welfare, declares that it would have adopted these titles and each
safety and convenience of the neighborhood or City sentence, subsection, clause, phrase, or portion or any
in general, nor detrimental or injurious to the value of future amendments or additions thereto, irrespective of
property or improvements of the neighborhood or of the fact that any one or more sections, subsections,
the City in general; and clauses, phrases, portions or any future amendments or
additions thereto may be declared invalid or unconstitu-
18 'McDonnell Centre Business Park Specific Plan tional.
__ ,_.. ,....... ............... _............... .........................
�. �� •�11 �. ��" •.4 .,.�" �.� 1 �{,a i�7�'rru'!ri!Er ;�y,�,H�,.ys: �. 'q�, ��
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p11` +:wf�rr NV
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�i < F g. ` rigid.,, •. C "�;b � - -E--. _ r✓�, _`^a •.rt i�'�;.,.e .. �_.
94
4 �Sq -! S k __1 � �� j 4 '�sr t,� ' } 6`'Na�• j ts�s �� £°` �'1ki� k75 � � !;
%S � �w,ro�' 'yam + k lx ...: a .-.....•...--—y -.,,��"�'-w..r f
3�„�,•v�r.:...,�,_ ,,.- .. CE.:':.er :t�.�,:}. . .� E',�A/ .. P...t°"-"r"'.aw..i:T�ir.". af, ^l't'i Ca"'iw.'�e�y�F. a�r ,`���.�'��'� ;" `n-{•t.':!"{.�
MASTER PLAN CONCEPT
N
M 4.0 DEVELOPMENT CONCEPT
The McDonnell Centre Business Park Specific Plan the area ideal for a variety of compatible business land
development concept provides for a planned uses and activities. The development concept is
Industrial/Business Park complex in the Northwestern designed in concert with the area's history of industrial
portion of the City of Huntington Beach. The Specific activities and the community's need for a strong self-suf-
Plan establishes the general type, location, parameters ficient economy.
and character of all development within the sites bound-
cries, while allowing for creative design ideas on individ- The McDonnell Centre Business Park provides for a
ual projects consistent with an overall concept. range of employment opportunities in the professional,
retail, service and industrial fields; and will widen the
The McDonnell Centre Business Park will be a large employment base of the community. The Specific Plan
(307 gross acre) master planned industrial facility with establishes a clear development concept to assure the
office and supporting retail uses. The Specific Plan is facilitation of a cohesive complex. Design measures
designed to allow for development in. a manner that is encompassing site planning, area landscaping, building
compatible with the surrounding neighborhood and City architecture, streetscapes, pedestrian linkages, set-
of Huntington Beach. The area will be incrementally backs and signage have been established. Concern and
developed in phases over an extended period of time adherence to these details will combine to create a
and provide an opportunity for a variety of quality indus- unique and integrated business park development.
trial, office and commercial uses, consistent with the
City's General Plan. A conceptual illustrative site plan (Exhibit 5) has been
prepared showing a hypothetical scenario utilizing the
The McDonnell Centre Business Park Specific Plan pro- various guidelines described in the Specific Plan. The
vides the framework and guidelines necessary to create plan provides a potential layout identifying building ori-
a unique, high quality, industrial, research and develop- entation and placement, parking design and access,
ment business park complex. The site's natural features roadway configuration, entryways and landscaping.
and proximity to regional transportation systems make
The plan is not intended to reflect an ultimate build-out
situation; a large variety of development patterns and
activities may evolve consistent with the Specific Plan
policies, quidelines and regulations.
McDonnell Centre Business Park Specific Plan 21
The Specific Plan recognizes that development will occur The Specific Plan recognizes that the major portion of
over a long period of time and, therefore, must anticipate the project area has been developed around the existing
future concerns for the area. In order to address this aerospace facility operations. The Specific Plan antici-
concern, flexibility has been incorporated into the pates a continuation and possible expansion of the aero-
Specific Plan Development Regulations (Section Six). space facility. Any modifications and or expansion of the
This flexibility in development guidelines is intended to existing aerospace facility shall continue to be regulated
accommodate future market trends and tenant needs, by the provisions of the Limited Industrial ("IL") provi-
without sacrificing the intended nigh-quality character of sions of the Huntington Beach Zoning and Subdivision
the project area. Ordinance. Any reuse, subdivision and subsequent new
non aerospace development shall be subject to the pro-
The objective of the Specific Plan is to implement the visions of the Specific Plan.
goals and policies of the Huntington Beach General Plan
by defining the physical development of the McDonnell The Specific Plan identifies and requires sufficient infra-
Centre Business Park site. Included in this approach are structure and public facilities to adequately and efficient-
the establishment of land use, circulation, infrastructure, ly support any and all anticipated land uses and activi-
landscape and architectural design characteristics for ties. These improvements will be phased to coincide
the project area. The Specific Plan consists of six major with or precede individual development projects. This
components which will guide the development process: upfront effort will allow future development projects to
the Land Use Plan, Circulation Plan, Public Facilities obtain City approval in an expedited manner, providing
Plan, Landscape Concept, Design Guidelines, and the individual projects are consistent with the Specific
detailed Development Regulations. Plan and the Environmental Impact Report. The
McDonnell Centre Business Park Specific,Plan identifies
The Land Use Plan addresses the need for flexibility by effective land planning and design regulations tech-
allowing for a variety of activities within each Planning niques in a format which can take advantage of the best
Area. This approach will enable the existing McDonnell ideas of tomorrow.
Douglas Aerospace Facility to expand into the undevel-
oped portions of adjacent Planning Areas or allow for
compatible new private development.
i
22 'McDonnell Centre Business Park Specific Plan
PLANNING
AREA 4
Industrial/Aerospace
N Industrial/Aerospace 22 Acres
n $ At
ry) 4 Acres Office/R&D
4 Acres
d' Industrial/Aerospace
Office/R&D5 Acres
4 Acres �.a , max' Industrial
72 Acres
. t Industrial
j 12 Acres
Office/R&D ' pip , I Office/R&D
` 10 Acres 8 Acres
r
x
A
fi q
y k
Commerciale u ommercial
3.5 Acres
3 Acres ;� , �+ �' �' E
p.
Off icelR&D
11 Acres
j
Industrial
' 34.5 Acres
Commercial
9
.Y
a
12 Acres
Industrial
p � I RUM 16 Acres
Office/R&D Off icelR&D OfficelR&D Land Use Plan
20 Acres 4 Acres 8 Acres
North Exhibit 6
Note: This illustrative shows a hypothetical development scenario on the project site.
McDonnell Centre Business Park Specific Plan 23
v..... ..... ........ ..m. . m..._.. . _-........... .-.-. ._.. .............. ._ .... ._.
Statistical Analysis
Plan Industrial Uses Office Uses Commercial Uses TOTALS
cv Area
Aerospace Manufacturing Warehousing Light Research Office Retail Restaurant Hotel
Industrial Development Park
Existing 1 2,789,053 2,789,053
Development 1A 0
2 120,000 120,000
3 0
4 0
5 235,831 235,831
Subtotal 2,789,053 0 120,000 0 0 235,831 0 0 D 13,1448841
Entitled 1 0
Projects 1A 0
2 110,400 490,732 98,139 699,271
3 0
4 0
5 345,551 1 9,600 14,000 369,151
Subtotal 0 1 110,400 1 490,732 1 0 0 1 443,690 1 9,600 1 14,000 1 0 11,068,4221
Future 1 253,312 761472 148,164 477,948
Development 1A 261,360 261,360 522,720
2 149,154 298,309 149,154 4,000 96,000 696,617
3 235,224 470,448 235,224 940,896
4 228,690 457,380 228,690 914,760
5 98,450 107,399 1 134,169 1150,0001 1120,000 610,018
Subtotal 1 0 1 253,312 1 689,540 1,324,5871 368,759 1,156,761 150,000 4,000 1216,00014,162,959
Total 1 2,789,053 253,312 76,472 148,164 3,267,001
Anticipated 1A 261,360 261,360 522,720
Development 2 110,400 759,886 298,309 247,293 4,000 96,000 1,515,888
3 235,224 470,448 235,224 940,898
4 228,690 457,380 228,690 914,760
5 98,450 107.399 1 715,551 T5-9,63 0 0'J 14,000 120,000 1,215,000
Subtotal 1 2,789,0531 363,712 1 1,300,272 11,324,5871 368,759 1,836,282 159,600 18,000 216,000 8,376,265
Note: Activity square footage may vary and may transfer between Planning Areas provided the use intensity
is consisitent with the E.I.R. "Trip Generation Budget" and allowed within the Planning Areas.
Exhibit 7
2.4 McDonnell Centre Business Park Specific Plan
.........
4.1 LAND USE PLAN
N
M The McDonnell Centre Business Park Specific Plan AREA 1A
divides the project site into six Planning Areas
(1,1A,2,3,4,&5). The purpose of identifying separate Planning Area 1A is the entrance to the Aerospace
Planning Areas is to create a distinct cluster of activities Facility and provides the primary parking facilities along
and allow for individual project development to occur in a Bolsa Avenue. The area consist of 20 net acres and is
timely manner, within an overall Master Plan Concept. anticipated to be developed as additional McDonnell
This approach recognizes development phasing pat- Douglas research and development operations. Area 1A
terns, market conditions and establishes sufficient flexi- may also provide new opportunities for private office
bility to provide for the opportunity of a variety of activi- development, research and development facilities and/or
ties within each Planning Area. commercial retail activities. This area can accommodate
a total development of 522,720 square feet.
AREA 1
AREA 2
Planning Area 1 is the core of the project area and
includes the existing McDonnell Douglas Aerospace Planning Area 2 includes the area along Springdale
Facility. The current facility is composed of 2,789,053 Street and Bolsa Avenue, westerly to Able Lane; and
square feet of building area on 100 net acres of land. It comprises 58 net acres of land. This Planning Area will
is anticipated that the aerospace facility will continue to provide opportunities for new industrial related develop-
modernize and expand in the coming years. Anticipated ment projects. Sharp Electronics is currently construct-
short-term improvements include outside storage facili- ing a 538,859 square foot facility on a 23 acre site, and
ties and additions to some of the of existing buildings. Cambro Manufacturing recently completed a 120,000
Future projects may include aerospace related manufac- square foot building on a 12 acre site, a second and third
turing activities, such as tank fabrication and assembly, phase will add 160,412 square feet with an ultimate
heavy welding, insulation and thermal protections, addi- development of 280,412 square feet.
tional office uses can also be accommodated.
The remaining acreage in the Planning Area, is current-
Additional new industrial development and new activities ly vacant and is expected to be developed with research
or reuse plan or restructuring of the existing aerospace and development facilities, light industrial, warehouse
operations and facility can be accommodated by the reg- and/or distribution uses. Office uses and some commer-
ulations of the. Specific Plan. This area can accommo- cial and entertainment activities may also occur. This
date an additional 477,948 square feet of new develop- area can accommodate a total development of
ment, for a total development of 3,267,001 square feet. 1,515,888 square feet.
McDonnell Centre Business Park Specific Plan 25
. . . ...... . _.. _..._ W...... _ �.__..
LAND USE SUMMARY
Planning Industrial Office. Commercial TOTAL
Area Use Use Use
(sq. ft.) (ac) (sq. ft.) (ac) (sq. ft.) (ac) (sq. ft.) (ac)
1 3,118,837 96 148,164 4 - 3,267,001 100
1A - - 522,720 20 - 522,720 20
2 1,168,595 46.5 247,293 8 100,000 3.5 1,515,880 58
3 705,672 28 235,224 8 - 940,896 36
4 686,070 27 . 228,690 8 - 914,760 35
5 98,450 4. 822,950 21 293,600 15 1,215,000 40
TOTAL 5,777,624 201.51 2,205,041 69 393,600 18.5 8,376,265 289*
Note: * indicates net acres. There are 307 gross acres. 18 acres in right-of-way
Exhibit 8
AREA 3 AREA 4
Planning Area 3, west of Area 2, includes the Bolsa Planning Area 4 is a ribbon of land on the northern
Avenue frontage west of Able Lane to an extension of perimeter of the project area. The area consists of 35
Graham Street. The area is predominately vacant and net acres of vacant land intended to be developed as an
consists of 36 net acres. The area is intended to accom- expansion of the current aerospace facility (Planning
modate research and design facilities along with light Area 1). An alternative is for all or a portion of the
industrial, manufacturing and distribution uses . Office Planning Area 4 to be separated from the aerospace
use and limited commercial retail activities along the facility and develop as new research and development
Bolsa Avenue frontage may occur. Anticipated develop- facilities, office development, manufacturing, warehous-
ment patterns in Area 2 and 3 will be very similar and ing and/or distribution uses. This area can accommo-
compatible. This area can accommodate a total devel- date a total development of 914,760 square feet.
opment of 940,896 square feet.
26 McDonnell Centre Business Park Specific Plan
...................
AREA 5 4.1.0 POLICIES:
Planning Area 5 is the western boundary of the project 4.1.1 The existing McDonnell Douglas Aerospace Facility may
area, with a significant amount of frontage on the arteri- expand from Planning Area 1 into Planning Areas 1A, 3,
al highways. The area consists of 40 net acres and par 4, and 5; concurrent with a Site Plan Review and Parcel
tially developed with office, research and development Map application.
facilities and surface parking lots. The phase one, of a
two phase office development has been completed and 4.1.2 Industrial related uses, particularly light manufacturing,
consists of an eight story, 235,831 square foot office assembly and research and development, shall be the
building with adjacent parking (constructed in 1989); primary intended activity within the project area and shall
phase two proposes a twelve story, 345,551 square foot be permitted in all Planning Areas.
office building, with an adjacent 14,000 square foot
restaurant and 9,600 square foot of support commercial 4.1.3 Commercial retail uses shall be limited to activities which
services. cater to industrial uses (i.e. restaurants, hotels, etc.) and
shall be permitted only in Planning Areas 1A, 2, 3, and 5.
Future activities for the area will depend on market con-
ditions and may include: office, light industrial, research 4.1.4 Industrial related office uses shall be allowed in all
and development, and retail commercial uses including Planning Areas with greater concentration anticipated in
hotels and restaurants. These development activities Planning Areas 1A, 3, and 5.
may be either an expansion of the aerospace facility or
independent new projects. This area can accommodate 4.1.5 Development adjacent to residential uses must be sensi-
a total development of 1,215,000 square feet. tive to the concerns of the residents.
i
McDonnell Centre Business Park Specific Plan 27
Legend
y9
N � . •
• Public Street # Major Access Point
M
Ch r •
0
• •• •.•• Potential Future Existing Bus Turnout
��' •• ''• Access Street
•. O Future Bus Turnout
• r
• •• RAILROAD TRACKS
• s
CO
� s
rA
s �04
rO
r
` sy
� i vni c�i
w r o
r A
CO SKYLAB ROAD WEST SKYLAB ROAD
•
• Q •
r ;U
r � �
r •
r
r rn
r
s
s •
s r �
� m
! r •
r
! r
! s •
! i
BOLSA AVENUE w
m
Circulation Plan
Exhibit 9
North
26 McDonnell Centre Business Park Specific Plan
4.2 CIRCULATION PLAN
The Circulation Plan illustrates the general alignments, Rancho Road, a north-south secondary arterial high-
classifications, location and design of cross-sections for way (80 foot right-of-way).
public and private streets within the area of the Specific
Plan. The Circulation Plan is consistent with the Internal circulation is currently provided by a network of
Huntington Beach General Plan's Circulation Element. public and private streets serving as access to individual
parcels within the project area. Circulation is further
Access to the City of Huntington Beach and the enhanced by a number of entry drives and public trans-
McDonnell Centre Business Park is provided by two portation facilities. The interior streets within the Specific
regional highways; .Interstate 405 and State Route 22 Plan are: Able Lane, Astronautics Drive, Graham Street,
(San Diego and Garden Grove Freeways). The City's Skylab Road, and Skylab Road West. Able Lane, Skylab
General Plan designates the intersection of Bolsa Chica Road and Skylab Road West are designed for eighty (80)
Street and Rancho Road as a primary entry node to the foot right-of-ways; all other interior streets are designed
City. Access to the project site is provided by a system with sixty (60) foot right-of-ways. The intersection of
of arterial highways including: Skylab Road and Astronautics Drive is all-way stop con-
trolled. All other streets stop at their respective intersec-
• Bolsa Chica Street, a north-south major arterial high tion with Skylab Road or Astronautics Drive. There are
way (120 foot right-of-way); designated as a truck currently signalized intersections at Graham Street and
route and a primary path/image corridor. Bolsa Avenue, Able Lane and Bolsa Avenue and Skylab
Road and Springdale Street; and McDonnell Drive and
• Springdale Street, a north-south primary arterial high- Bolsa Avenue. In addition a limited number of private
way (100 foot right-of-way); designated as a truck driveways provide access to individual parcels from the
'route and a secondary path/image corridor. surrounding arterial highways.
The Circulation Plan is designed to accommodate a
• Bolsa Avenue, an east-west major arterial highway number of different development scenarios. The overall
(1 20 foot right-of-way); designated as a truck route, circulation concept relies on a hierarchy of circulation
and a primary path/image corridor and landscape features ranging from major arterials to local streets.
corridor. The system is designed to accommodate traffic to the
project area and around the area while discouraging
• Graham Street, a north-south secondary arterial. through traffic intrusion into individual Planning Areas.
highway (80 foot right-of-way); designated as a truck
route.
McDonnell Centre Business Park Specific Plan 29
_. . . _...
Property ,/ 60' Right-of-Way Property
Line Line
6'Walk 6'Walk
Street Trees
fr1 `
■
15' Min. 15' 30' Street 15' , 15' Min.
Bldg. Parkway] 2- 15'Travel Lanes )J(Parkway)1 Bldg
Setback 77i1 Sets back/'
Street Section - Private Street
60' Right of Way (Astronautics Drive)
Property
Line Property
60' Right-of-Way Line
' Street Trees
6'Walk 6'Walk i
25' Min. 12' 25' Min.
Bld f 4' 14 14' Lane I Painted I 14' Lane�r 4' Bid .
Setback Median Setback
Property Property Street Section - Public Street
Line Line
s0' Right of Way 60' Right of Way (Astronautics Drive)
Street Trees Street Trees Screen Hedge
/Future Landscape edge---> Future
Building 6'Walk 6'Walk Building
Parking
25' Min. 2' 12' 2'Bldg. 14' Lane 112' Lane Painted 12' Lane 14' Lane
Setback Median
Street Cross Sections Street Section - Public Street
80' Right of Way (Skylab Road and Able Lane )
Exhibit 10
30 McDonnell Centre Business Park Specific Plan
_.
The Circulation Plan provides for a phasing of street and designed to provide full turning movements (Exhibit
improvements to correspond to the phased development 9). The locations relate to existing driveways and medi-
in each Planning Area. All streets shown on the an designs, and are anticipated to adequately serve the
Circulation Plan are public streets unless otherwise indi- projected traffic volumes for the project area. Specific
cated. future development proposals may require modifications
to these anticipated access locations.
Astronautics Drive will function as a private road for
access to the McDonnell Douglas Aerospace Facility. The circulation system shall be master planned to
New development in Planning Area 4, other than an accommodate the buildout of the Specific Plan area.
expansion.of the aerospace facility, may trigger the need Initial street construction and future phased reconstruc-
to further improve Astronautics Drive. New development tion shall be completed in advance of occupancy of new
in Planning Area 1A, including expansion of the aero- facility phased construction. The Director of Community
space facility, may also bring about the need to extend Development and the Director of Public Works shall
the on-site public street system in order to facilitate the approve phasing plans for street improvement construc-
creation of additional parcels. This concept-is reflected tion, consistent with development construction phasing
in the Circulation Plan. This additional public street and implemented through the Parcel Map process.
would be designed similar to the other on-site streets
with one.travel lane in each direction and sixty (60) feet Alternative forms of transportation should also receive
of right-of-way. careful consideration. The current OCTA bus route
passes the project area on Bolsa Avenue. The project
Skylab Road West will remain a private access street, Circulation Plan identifies existing and proposed bus
however, it will be improved as an eighty (80) foot right- turnout locations along Bolsa Chica' Street and Bolsa
of-way. The need to extend Skylab Road as a public Avenue. As a supplement to vehicular access to the pro-
street through the entire project area would only occur if ject area, potential future access may be available from
a major reconfiguration of the present aerospace facility the rail line on the northern boundary of the site. The
is proposed. This type of major land use change may Circulation Plan preserves access to this line for future
require a number of circulation alternatives and layouts, options,
however, such a change is not anticipated.
In addition, the Master Plan Concept encourages the
In order to efficiently facilitate new development parcels, preservation and expansion of the pedestrian walkway
the primary access will be from interior streets. Direct system. As a means of achieving a strong landscape
access from adjacent arterials will be subject to review image, pedestrian walkways are required and shall be
and approval of the Director of Public Works. Primary provided in the street right-of-way adjacent to new devel-
access locations into the project area have been located opment projects.
i
McDonnell Centre Business Park Specific Plan 39
_. __ ._..,.._.....
4.2.0 POLICIES. i I_
M 4.2.1 Skylab Road shall be designed as a major east/west
street. Skylab Road shall be improved and dedicated
as a public street with an eighty (80) foot right-of-way; �.
from Springdale.Street west to the eastern entry of the
aerospace facility,
4.2.2 Able Lane shall be designed as the major north/south
street. Able Lane shall be improved and dedicated as
a public street with an eighty (80) foot right-of-way from
Skylab Road to Bolsa Avenue. I
4.2.3 Skylab Road and Able Lane right-of-ways shall M ,
include a sixty-four (64) foot curb to curb (allowing for
two travel lanes. in each direction and left turn lanes) IN N
with sufficient area for a six (6) foot sidewalk and two
landscape area on both sides of.the street.
2 foot
( )
4.2.4 Primary access to the project area shall be from the
existing signalized intersections of Skylab Road and
Springdale Street, Able Lane and Bolsa Avenue, Private Drive Entry
Graham Street and Bolsa Avenue, and McDonnell Exhibit 11
Drive and Bolsa Avenue. Other access locations into
the project area shall occur only where traffic patterns 4.2.6 Deceleration and acceleration lanes for individual
and median openings allow, subject to review and developments may be required, depending on the loca-
approval of the Director of Public Works and Fire Chief. tion of the proposed access point. Right turn in and
right turn out accesses to the arterial highways shall be
4.2.5 Direct access to individual projects from the arterial considered on an individual project basis, subject to the
highways adjacent to the project area shall be limited review and approval of the Director of Public Works.
and allowed only when the project, size, location or
type of use, warrants such access, subject to review 4.2.7 Shared access facilities and reciprocal vehicular
and approval of the Director of Public .Works and Fire access to and between individual projects may be
Chief (Exhibit 11). requested and/or required by the Director for adjacent
uses and parcels.
32 McDonnell Centre Business Park Specific Plan
42.8 Astronautics Drive will continue to serve as a private 4.2.14 Additional traffic impact analysis may be required,
street and shall be designed to accommodate a public due to unanticipated project developments subject to
right-of-way of sixty (60) feet, between Rancho Road review and approval by the Directors of Community
and the southern terminus. Street dedication will only Development and Public Works.
be required if and when warranted by traffic demand,
as determined by the Director of Public Works. 4.2.15 The "Trip Generation Budget" identified in the E.I.R.
shall be reviewed with each individual project request.
4.2.9 Alternative transportation forms of including OCTA Additional periodic reviews, by the Director of Public
Bus System and future rail access, shall be investigat- Works, will also be necessary for overall compliance
ed with each development project. with the E.I.R.
4.2.10 Pedestrian sidewalks shall be incorporated into each 4.2.16 Circulation system improvements shall be master
development project as a component of an individual planned to accommodate ultimate buildout of the
projects landscape plan. Sidewalks shall be installed Specific Plan. On-site and off-site circulation improve-
on both sides of the street adjacent to new develop- ments shall be completed prior to occupancy of any
meet throughout the project area. adjacent new development.
4.2.11 Public landscape areas within the. right-of-ways will
require a separate Parkway Landscape Agreement
from the adjacent property owner, for continued main-
tenance'of the area.
4.2.12 Public and private streets shall be developed to local
street standards as shown in the Standard Plans of the
City's Public Works Department.
4.2.13 On-street parking shall not be permitted anywhere in
the project area, on both and public streets.
McDonnell Centre Business Park Specific Plan 33
........................_ ..
x�� �;• ExtsT. e'
FUTURE 12'
Legend
% \\ i� EXISTING FIRE WATER LINE
AREA 4
_-------"
7 ? ,� �� EXISTING WATER LINE
- a
PROPOSED WATER LINE
FUTURE 16' �;' 10 %% ':.\ --------- FUTURE WATER LINE
•FUTURE 16r— '�, ---- PLANNING AREA BOUNDARY
IP
__r� �t �--FoNrnad ro^ks
M
EX. I T
,FUTURE II r
oa
ORO
PROP. 1 ; ; 1 1
ANN1N AREA
1 '
+ r r I.
r
' FUT RE 16r , I EX. 36,
PLANNING AREA 2 '
s
' EX IV '
' I Ex. 12'-----
I
ANNING AR ____._.,._.._-- ---.—.-L,--- a
I FUTURE 18'
Ex. 177
i t flLC7kpaCi F
�i PLANNING AREA 1A PLANNIN AREA 3 I
I I
1 [ I
ee -
------- ____ BGLSA — _— -- _-A.__ ' rl
'I
Ex. 12' Ex. 12'
.I
Water System Plan
Exhibit '12
North
34 McDonnell Centre Business Park Specific Plan
_.__ .... ._... . . . .._. .. .. . ...... _ .. __ ,_. .
4.3 PUBLIC FACILITIES PLANS
N
The Public Facilities Plans identify existing and proposed MWD is the major wholesale water purveyor to the City
infrastructure, storm drain, sewer and water facility of Huntington Beach which, in turn, is the retail provider
improvements to serve development within the Specific to all water users in the City, including the subject prop-
Plan area. A specific analysis of infrastructure require- erty. The existing and proposed water supply systems
ments and detailed design, construction and phasing are shown on the Water System Plan (Exhibit 12). On-
plans can be found in the Infrastructure Master Plan site water lines can connect to the external system at
Technical Appendix to the E.I.R. and bound under a sep- more than one location to provide a second point of ser-
arate cover. vice (or loop) to each part of the system. All the on-site
lines will be sized to deliver fire flow at adequate quanti-
4.3.0 POLICY: ties and pressures and are eight (8) to sixteen (16) inch-
es in diameter.
Developers within the Specific Plan area will be respon-
sible for the construction of public facilities improvements All water improvements will be designed to the City of
concurrent with individual project development, subject Huntington Beach water standards for future City accep-
to review and approval of the Director of Public Works. tance and maintenance. The existing McDonnell
Douglas Aerospace (MDA) water systems facility will be
4.3.1 Water System Plan connected, through meters, to the proposed additions to
the City's water system, but will remain independent of
Domestic water for the property will be provided by the the City's system. Locations of fire hydrants and appa-
Public Works Water Division of the City of Huntington ratuses will be reviewed for each individual development
Beach. The Water Division provides water to all of the by the Fire Department and Water Division of the City of
customers within the City of Huntington Beach. Huntington Beach to ensure adequate fire flow and pres-
sure.
The Water Division has use of both underground and
imported water sources to service the area. The under-
ground supply comes from nine existing wells, and
imported water delivered to the City of Huntington Beach
by the Metropolitan Water District (MWD) at three loca-
tions. The Specific Plan area is part of the City's Master
Plan for Water Service and the ultimate development
anticipated will be adequately served by the City's sys-
tems.
i
McDonnell Centre Business Park Specific Plan 35
Legend
FUTURE rs �'-�---- - EXISTING SEWER LINE
N -FUTURE 8' SEWER
l• i
M / PLANNING 0— IN PROPOSED SEWER LINE
A
---� �g A 4
-- -- __---- ------�
-__-_� o POSSIBLE FUTURE SEWER
%,r
-- CXIST.12, SMR
ALTERNATIVE SEWER ��•' ��' --�---- PLANNING AREA BOUNDARY
CONNECTIONS a
TO EX15TING 12' BOLSA ya�a / FUTUR 10' SEWER `,
POSSIBLE
FUTURE IV SEWER I Railroad Trocws .
POSSIBLE + i
' FUTURE IW 5k R .
I
I
1 ' } JSRNG t R c
7 F
PLANNING AREA 1 Am"
I i i i i t o i FUTURE I2 EWER I UTURE 8' SEWER
R I SEEIWERNATE } SEWER FLOW REDIRECTION
CONNECTION t I ��ARM NOM of SnW TO BE FWDrRMW
--`#---AT TOP To Mro=UK IN SKYW AND nMMUMF,
FUTURE IS' SE tR
i FUTURE 8' SEWER i — +~ EXISTING 12' SEWER
Il # PLANNING AREA 2
PLAI�It�ING AREA 5 � _„_ FUTURE a' sf�rER --�__`
5 F R E G' { ' ' \ I SHARP
1 k REk'mptlGS
a ; FORCE WAN (, I N NQ AREA 1A z PLANNING REA 3 y
� t
1 I
-_ - -.-...�
-6L'7CsQ..------.----- � -/y I
I � I
EXISTING 1 Y'SEWER _ Y; I R EXISTING 12' SEWER
I EXISTING 12' SEWER^— T J~ r EXISTING 24" SEWER
Sewer System Plan
40
Exhibit 13 North
36 McDonnell Centre Business Park Specific Plan
........
4.3.2 Sewer System Plan
The City of Huntington Beach is responsible for the The existing McDonnell Douglas Aerospace (MDA) facil-
review and approval of the collection of wastewater with- ity private sewer system will not be connected to the pro-
in the project area, and the County Sanitation Districts of posed peripheral sewer systems, and will remain isolat-
Orange County (CSDOC) are responsible for the treat- ed from this new system, and will remain so as long as
meet of wastewater. The Sewer System Plan (Exhibit the existing aerospace facility remains. The existing
13) depicts the existing sewer system which serves the MDA sewer system has sufficient capacity as a stand
project area. The existing system is comprised of sever- alone system.
al lines, including twelve (12) inch lines in Able Lane; an
eight (8) inch line located in Skylab Road east of Able Sewer lines within the property will be contained in pub-
Lane and a fifteen (15) inch line located in Skylab Road lic or private roads or in easements that will ultimately be
west of Able Lane to Astronautics. These existing sys- dedicated to the City of Huntington Beach. Due to the
tems connect to the City sewer in Bolsa Avenue. existing flat, natural grade within the project area, pipe
sizes will be in the range of eight (8) inch minimum to fif-
The City system ultimately is collected by the Sanitation teen (15) inch maximum with the need to incorporate a
District via their trunk and distribution lines to convey private lift station and six (6) inch force main at Bolsa
sewage to their plant. District Plant #5 is located in Chica/Skylab. Also, the sewer system will be designed
Fountain Valley, and District Plant #2 is easterly of the to the City of Huntington Beach sewer standards for pos-
City approximately twelve miles from the project area. sible future public acceptance and maintenance. The
Sewer service for the property is collected at two loca- proposed sanitary sewer system is shown on the Sewer
tions. One is at the intersection of Bolsa Avenue and System Plan (Exhibit 13).
Graham Road, then via a twenty-four (24) inch line
southerly to the Sanitation District trunk line in Edinger
Avenue and continuing to the District plant #2. This sys-
tem also collects the sewerage flows from the residential
area northerly of the property. The second collection
point is at the intersection of Bolsa Avenue and Bolsa
Chica Street then via a twelve (12) inch line southerly to
the Sanitation District's trunk.line in Edinger Avenue.
McDonnell Centre Business Park Specific Plan 37
Legend
PL
AREA 4
w�tra noutFc■ -------------- EXISTING STORM DRAIN
f
POSSEs rRE `RCP r PROPOSED STORM DRAIN LINE
4 ; --- PLANNING AREA BOUNDARY
Qe ,� POSSIBLE FUTURE 39" RCP �
FOSS IE FUTURE
3 RCP Railroad Tr°*.
PLANNING AREA 1 -
\ 1
i i I PqSyMLE FUI11Rb 2r RCP - n°
11
[1 1 90
11 1
IJ CAI.IBRO
o EX�i.r81" RCP S4. 6{Y RCP ST. 6c RCP 1 ST. 4V RCP PROP 4g RCP
1 OP. 64 RCP PROP. 7z" RCP PROP. 42'' RCP
tl 1
PROP. 9d RCP 1 j DRAINAGE LINE
1
1
rl
1 1
i 1
a
1 PRDP. F CP
ti 1 imSf. i RCP
1 1 1 PROP. 6 RCP
i I PLANNING AREA 2
ifU � 1 1
CL
t[ r
11
I1 ANNWG AREA 5 -��— EKISP. ST RCP
1 t1r
� ,
1�+p � 1 t1 j SWARD
e YF a I I EIECrROWS
PLANNING AREA 1A PLANNIN Z AREA 3
i7Z' RCP 1 [ = r r u a 1 193=. OT RCP
r 1 BC]LSA— —
-4
EX. 89 RCP �. 2�
I a
1 �
I I
•WESMNSTER CHANNEL C-4
I I
1 1
iI -----------
-----------
Storm Drainage Plan
Exhibit 14 North
38 McDonnell Centre Business Park Specific Plan
4.3.3 Storm Drainage Plan
N
rn The City of Huntington Beach and the Orange County Anaheim Barber City Channel. The project's most east-
Flood Control District are the agencies responsible for erly area and southerly areas are currently tabled to
the flood control system in the project vicinity. Regional drain into the newly constructed storm drain system adja-
flood control channels exist along Bolsa Chica Street and cent to Bolsa Avenue, as approved by the O.C.F.C.D.
Springdale Street. The Bolsa Chica channel, an open and the City of Huntington Beach Master Plan of
channel, is located adjacent to the western boundary of Drainage programs for these proposed systems. No
Bolsa Chica Street. The existing storm drain system pro- detention basins, outside of Planning Area 1, will be nec-
vides drainage for the site, draining the majority of the essary to serve the existing and proposed ultimate devel-
site to the west, towards Bolsa Chica channel. A small opment. Only the peripheral edges, which can be
eastern portion of the site drains to the channel adjacent accommodated now by the existing downstream facilities
to the eastern boundary of Springdale Street. and piped systems in place, are being considered at this
time. The residential drainage areas northerly of the pro-
There are three existing storm drain systems surround- ject area have their own area drainage facilities, and do
ing the project area: The area to the east draining not affect the proposed property.
southerly, into the Orange County Flood Control District.
(O.C.F.C.D.) C-4 Westminster Channel; and the area to The storm drain systems are considered to be
the south draining westerly into the O.C.F.C.D. C-2 Bolsa Reinforced Concrete Pipe (RCP) with the minimum pipe
Chica Channel; the areas to the west and to the north size of eighteen (18) inches. The pipe sizes are esti-
drain to the O.C.F.C.D. C-2 Bolsa Chica Channel and to mated for planning purposes only and are subject to
the C-3 Anaheim Barber City Channel, respectively. refinement in the final design of the project. The storm
Through the approximate center of the property, drains lie within existing private streets or within ease-
drainage is piped westerly to the O.C.F.C.D. C-2 Balsa meets to allow for maintenance of the completed system.
Chica Channel. This piped system is at its maximum All drainage is on-site and only the termination of the trib-
capacity, serving the existing McDonnell Douglas aero- utary facilities, as they propose to enter into the
space facilities. O.C.F.C.D. channels, will require anyjurisdiction permis-
sion for public right-of-way construction. The existing
In the event that the MDA facility would no longer remain, downstream facilities will have negligible flow impacts
and the area became available for new development, the based upon the proposed ultimate development
Master Plan Drainage Study proposes to provide a new drainage calculations. The entire drainage system for
piped drainage facility paralleling the existing (or replace the project is shown on the Storm Drainage Plan (Exhibit
ing the existing entirely), draining to the C-2 Bolsa Chica 14). The ultimate location and sizes of the proposed
Channel. The areas proposed at the project's northerly storm drain lines may vary from that shown on the plan.
boundary will drain northerly into the O.C.F.C.D. C-3
McDonnell Centre Business Park Specific Plan 39
4.3.4 Water Quality
Water quality in California is regulated by the U.S. reduce the pollution of downstream waters. Typical ele-
"' Environmental Protection Agency's National Pollution ments of such a BMP program would include addressing
Discharge Elimination System (NPDES), which controls the use of oil and grease traps, detention basins, vege-
the discharge of pollutants to water bodies from point tation filter strips, and other common techniques in order
and non-point sources. A NPDES permit or other E.P.A. to preclude discharge of pollutants to local storm drains
review will be required for individual construction pro- and channels.
jects.
4.3.5 Utilities
Prior to issuance of any grading permit, the developer
shall submit a "Notice of Intent" (NOI), along with the There are several public utility service providers in the
required fee to the State Water Resources Control Board McDonnell Centre Business Park area.
to be covered under the State NPDES General
Construction permit and provide the City with a copy of Although adequate facilities exist for the current service
the written reply containing the discharger's identification needs of the area, additional facilities may be required as
number. The NPDES permit process does require that a additional development occurs.
permit application contain a project drainage report,
along with the submittal of the Storm Water Pollution 4.3.6 Electricity
Prevention Plan (SWPPP) worksheet. Both the report
and the worksheet identify any watercourses affected by Electrical service to the area is provided by the Southern
construction activity, and a comprehensive listing of California Edison Company. Existing transmission and
drainage Best Management Practice (BMP) mitigations distribution lines are adequate to service current and
that must be provided. potential future needs. Individual development projects
may be required to relocate or underground existing
Through the NPDES Permit process, the City currently facilities concurrent with other improvements and consis-
requires contributors to non-point runoff pollution to tent with the City's Undergrounding Ordinance (17.64).
establish Best Management Practices (BMP's) to mini- An exception to this provision is the 66Kv line adjacent to
mize the potential for pollution. Under this program, the Able bane.
developer is responsible for identification and implemen-
tation of a program of BMP's which can include special
scheduling of project activities, prohibitions of certain
practices, establishment of certain maintenance proce-
dures, and other management practices to prevent or
40 McDonnell Centre Business Park Specific Plan
4.3.7 Natural Gas
N
M Natural gas service in the Specific Plan area is provid-
ed by the Southern California Gas Company.
Adequate facilities exist for current and projected future
needs. Developers may be required to relocate existing
facilities concurrent with project development.
4.3.8 Telephone
Telephone service in the Specific Plan area is provide
by General Telephone (GTE). Developers should coor-
dinate with GTE for the relocation of existing facilities
and installation of new service.
4.3.9 Cable Television
Cable television service within Huntington Beach is
provided by Time Warner Communications.
Developers should coordinate with the Cable Company
for the installation of new service.
4.3.10 Solid Waste Disposal
Rainbow Disposal Company currently provides solid
waste disposal services for the area. Based on service
projections and anticipated demand increase, an ade-
quate level of service will be maintained. No solid
waste disposal facilities are planned to be located in
the Specific Plan area.
i
McDonnell Centre Business Park Specific Plan 49
............
1 r• � `�; � 5 i S 3 x ��L 1 — —
�. � 4 '<ra �. r,��h . r;{-r.`'E, # � `�.�', C�. i.i�` .rr'r �?» ,,...k ��'�}` � � r ,Jr� d-4i� �1� � •
1 � { 5 ne ; '���.•�asp��'�1��{k.a:m ��tn�a����5.u..s-���'�`/.,����' _ r
`3 :4 -�• `r« �. ±. ra,ax"-e,. 'Ec'��: rr .ta.�.A�.- gib,':-x � 's,,,,,�, ,�m;�°"�' _ '' f� F�° a `��� -�i a`
Owl
SWAN
Al
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'{' ��}{ i5�• ,�w�"krf w.� �},• j �3 -7��. d(�+:,��u'4.w9;' `� �i�'3�,-��f ��, 3, - [)�,r" �� :`4a
906( r.
_ 1�6 " ° �-i � 1 ��w: �f 1( 4 � k� �r b t"�;&=���,�':�� }Y_rdx�it �. k .�. x .✓4^d; 1� �7��j��, �^,� a'''_i
Zm
�:� - y- � ! } 'y� �s� a:� ��ti� ��.-'� ;, � �. � wt.ti _ 'I''� • �..,:c': e.T�s�r� (.'�:'k�' r F` f� - :. �.rf}�
�� �.i. �, r, s 1?��,,dP�:a�'N:�`• �wa �""'�rv�. t9 E -'� �` w—r¢_.,:;
d iqy_ r ' mr�- `iy"" .4'atl,..65a r i "Yvr Y,i F gc "$'J 1s•,•�""y f=
64 -'ywMU.a^r
a � �
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O
r •
4.4 LANDSCAPE CONCEPT
CN The Landscape Concept for the McDonnell Centre way shall be consistent with one another in size, appear-
Business Park is an integral component of the overall ance, and signage. Major entryway locations into the
project design. The Landscape Concept is intended to project area will allow for the business park entry monu-
establish the design character and visual qualities of the ment signs within the perimeter landscaping.
interior and perimeter of the project area. The overall
landscape theme is composed of several design ele- Project area walls screening and fencing along the
ments, including: the public arterials, local and private perimeter arterials shall be compatible for each project
streets, entryways, access drives, parkway areas, tran- and provide project identity, privacy and noise control.
sitional edges and security fencing and walls which cre- Individual wall treatments shall reflect the architectural
ate a cohesive project area image. character of the adjacent main buildings and be compat-
ible with other buildings throughout the project area.
To establish a consistent planting streetscape, all streets Walls along individual property lines shall be designed to
shall be established with identifiable 1�ndscape materi- provide security and privacy while providing visual com-
als, drawn from the Plant Palette. The'Plant Materials patibility; see-through wrought iron fencing may be effec-
Palette (Exhibit 38) includes turf, shrubs, ground cover tively incorporated as a security element.
and trees which are compatible with the City's overall
landscaping requirements and consistent with the exist- The Landscape Concept establishes the primary unify-
ing adjacent streetscape. ing design element for the project area. The streetscape
design is intended to preserve and enhance the existing
The landscape plan for each parcel shall be designed to layout and variety of landscape patterns. This includes
reflect the overall Landscape Concept. Individual project the incorporation of landscaped areas adjacent to the
landscaping shall be designed to conform with the perimeter arterials, landscaped pedestrian walkways
Specific Plan's Landscape Guidelines (Section 8.3). within the right-of-way of interior streets, the preserva-
Planning and installation of each project's landscaping Lion of existing tree lines, where feasible, and creating a
shall be subject to review and approval by the Director of consistency of design for private drives, access points
Public Works. Off-site improvements for each develop- and parking lot layouts.
meet shall include a landscape area with a six (6) foot
sidewalk. Pedestrian walkways shall be required on The Landscape Concept is intended to create an overall
both sides of all public and private streets as a neces- theme with specific guidelines. However, alternative
sary unifying component to the landscape theme. approaches may be considered which preserve the
intent of the guidelines while proposing modifications to
Entryways to the project area and individual develop- the regulations. All individual landscape plans shall
ments must be carefully designed. Each private drive comply with the following policies.
McDonnell Centre Business Park Specific Plan 43
4.4.0 POLICIES:
4.4.1 Perimeter landscaping shall preserve or construct, a 4.4.2 Landscape medians, located in the arterial highways
minimum twenty-four (24) foot wide landscape buffer adjacent to the project area, shall be designed and con-
between the arterial highway and private project strutted per City of Huntington Beach standards and
improvements, including buildings, walls, parking areas, approvals, and shall be maintained by the City.
etc (Exhibit 16).
Property
line
r
i
.0 PaA ¢!s
6
Arterial Highway 36" Min.
height
6' Walk 24' Landscape buffer.
Landscaping on Perimeter Streets
Landscape Detail
Exhibit 16
44 McDonnell Centre Business Park Specific Plan
4.4.3 Private landscape improvements and adjacent right- 4.4.10 Existing healthy trees (as determined by a consulting
of way landscape improvements shall be constructed arborist) removed as part of landscape improvements
m by individual project developers and maintained by shall be replaced on a two for one basis with thirty-six
m each adjacent/abutting property owner, consistent with (36) inch box trees or an approved equivalent, as
the overall landscape theme. determined by the Director of Public Works.
4.4.4 Private landscape improvements shall provide suf- 4.4.11 All landscaping shall conform with the requirements
cient landscaping to implement the Landscape of Chapter 232 (Landscape Improvements) of the
Concept and shall incorporate a minimum of ten (10) Huntington Beach Zoning and Subdivision Ordinance,
percent of the net project site. the City Arboricultural and Landscape Standards and
Specifications and City Standard Plans, in addition to
4.4.5 Landscape buffer-areas shall be provided in transi- the Specific Plan policies in Section 5.3.0.
tional edges between abutting Planning Areas, if not
separated by a public or private street. A minimum
buffer area shall be fifty (50) feet in width and shall
include landscaping and berming to adequately screen
adjacent uses.
4.4.6 Landscaped buffer areas shall be maintained by the
private development in accord with the project area
landscape theme.
4.4.7 Private project entryways shall be designed with
enhanced landscaping area, textured pavement and be .
able to accommodate entry monumentation and light-
ing.
4.4.8 Slope areas shall be permanently landscaped with
water efficient plant materials, and erosion control
methods acceptable to the Director of Public Works.
4.4.9 Irrigation systems shall comply with the City's "Water Pedestrian Walkway
Efficient Landscape Requirements." (Ordinance Exhibit 17
#1452).
McDonnell Centre Business Park Specific Plan 45
.............................. _.. --
N Planning
M
M Area 4 Subarea G
�fl
aG
Planning Planning
Area 3 Area 2
Subarea C
Subarea M RAILROAD TRACK
0% TSKYLAB
ubarea F Subarea HPlanningSKYLAB ROAD VVEST Area I D
Subarea B Subarea ! Subarea AVI
Subarea L
'-1
- -� Planning ._._._.
Area 1A
Subarea E iSubarea J r 7 . . . . . . . .
i
Subarea K Sub41 a D
� 1
BOLSA AVENUE y
Planning m
Area 5 m IF
Phasing Plan
Exhibit 18 North
i
46 McDonnell Centre Business Park Specific Plan
m-_..._...... ...-. ..................
4.5 PHASING PLAN
The McDonnell Centre Business Park will be developed In later phases infrastructure improvements will be
M P p p
in various phases over the next several years. In order extended west along the southern boundary of the pro-
to accommodate the anticipated intermittent develop- ject area. This extension of services will facilitate a vari-
ment patterns, all required circulation, infrastructure and ety of new development options in Planning Areas 1A
community improvements within each Planning Area of and 5. Later phases of development will follow the mar-
the Specific Plan shall be completed prior to, or simulta- ket trends and build out accordingly.
neously with, individual projects.
Planning Area 4 will most likely be the last area to devel-
The Specific Plan Planning Areas (1, 1A, 2, 3, 4, & 5) op. The most likely scenario for this Planning Area is to
have been further divided into Subareas (A thru M) to remain part of the aerospace facility. The area is well
reflect the anticipated development pattern and infra- suited and situated for expansion of the present aero-
structure improvement phasing. The Phasing Plan pre- space facility, and will provide for an opportunity to
sents a schedule of project development based on an replace lost parking, as new development projects occur
incremental installation of infrastructure improvements. on the existing aerospace parking lots. The utilities nec-
essary for expansion of the aerospace facilities may be
The Phasing Plan recognizes that the project area is sufficient with the existing services, depending on the
presently almost forty (40) percent built-out, including the nature of the projects. independent new development of
McDonnell Douglas Aerospace Facilities, with an addi- Planning Area 4 will trigger the need for the extension of
tional ten (10) percent under construction and/or entitled. utility lines from the first phase improvements in Areas 2
The first phase for new projects will occur in the eastern and 3.
portion of the Specific Plan area. The western portion,
along Bolsa Chica Street, will develop in later phases, as The maximum permitted floor area for all industrial, office
the market conditions warrant, however there is the and commercial developments within the Specific Plan
potential for a hotel project at Bolsa Chica Street and Area shall not exceed the General Plan floor area ratio
Skylab Road West. The infrastructure phasing schedule (F.A.R.) of .75. The cumulative square footage of floor
has been prepared to provide assurance that adequate area for each of the allowed uses within the Specific Plan
public facilities and services will be available for each have been estimated for each Planning Area; however,
new project. these numbers may be modified and transferred as mar-
ket conditions and/or development concepts dictate.
The first phase of the infrastructure improvements will Any modifications and/or adjustment to land use square
extend, install and upgrade the utilities necessary to pro- footage ratios must comply with the "Trip Generation
vide for new projects in Planning Areas 2 and 3. Total Budget" and other provisions identified in the E.I.R. and
first phase of infrastructure improvements will be com- City's General Plan.
pleted by the year 1998.
McDonnell Centre Business Park Specific Plan 47
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Infrastructure Improvements
Planning Area 2 5 3 3 5 5 4 4 4 5 1A 1 1
Sub Area A B C D E F G H I J K L M
Sewer • • • • • •
Storm Drain • • • • •
Water • • • • • •
Street Raving • • • • • • • • • • • • 1 •
Lighting • • • • • • • • at • • • •
Asphalt Overlay • • • • • • • • • • • •
Traffic Signai • •
Note. To be implemented through the Parcel Map process.
No additional infrastructure improvements will be required for a continuation
of the existing aerospace activities.
Schedule of Improvements
Planning Area 2 5 3 3 5 5 4 4 4 5 1A i 1
Sub Area A B C D E F G H I J K L M
1998 100% 100%
2000 100% 100% 25% 50% 50%
2005 50% 50% 25%
2010 25% 50% 1 25% 1 25% 1 50%
2015 25% 1 25% 25% 50% 100%
2020 25% 100% 25% 100%
Exhibit 19
S3L 48 McDonnell Centre Business Park Specific Plan
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DESIGN GUIDELINES
r- 5.1 SITE PLANNING GUIDELINES
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5.0 PROJECT AREA CHARACTER
The Design Guidelines establish the character and style The Specific Plan anticipates a combination of industrial,
for the development of a business park complex with office, and commercial buildings, each varying in parcel
buildings and streetscapes that have a distinctive visual size, building height, and intensity of development. The
identity. The Guidelines accommodate individual devel- Design Guidelines section provides the measure by
opment identities and promote interrelationships which basic concepts for coordinated site planning can
between complementary land uses and community fea- be realized. Care must be taken in the creation of each
tures. The major elements of the Design Guidelines parcel in the project area to provide convenient access,
include: site planning, architecture, streetscape, land- and cluster common activities. Effective site planning
scaping, and signage. All development proposals within techniques will establish a strong outline and framework
the Specific Plan area shall conform to the Design for guiding future individual development projects, and
Guidelines and shall incorporate appropriate theme ele- create a unique high quality business park.
ments.
The successful integration of effective site planning tech-
The Design Guidelines are to be used by the private niques, with the basic design elements on individual pro-
developer and the City of Huntington Beach as part of jects, will enhance the visual experience in the Specific
the Site Plan Review process. The Design Guidelines Plan area, and promote a true sense of place. The exist-
are general and may be interpreted with some flexibility ing McDonnell Douglas facilities along Bolsa Avenue and
in their application to specific projects. Variations may be Bolsa Chica Street and the development of Cambro
considered for projects with special design characteris- Manufacturing and Sharp Electronics on the eastern
tics that still meet the objectives of the Guidelines. The boundary have established a high quality of design.
Design Guidelines shall be used to promote a high level
of design quality while at the same time provide some Future development of the remaining parcels will be in
flexibility, necessary to encourage creativity on the part accordance with many of the established initial design
of individual project designers. concepts, in order to achieve an overall project area
compatibility.
The Design Guidelines have been prepared to articulate
the intended development standards of the Specific Plan
area. The Guidelines establish a framework for devel-
opers/designers of individual projects; and design crite-
ria, which the City will use to evaluate proposed devel-
opments.
McDonnell Centre Business Park Specific Plan 51
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View diffused by
landscape screen
View -L1 EHI
View diffused by View blocked by wall
landscape screen 10' maximum wall height
View _ ----
Screening of Loading and Storage Areas
Site Planning Detail
Exhibit 21
52 McDonnell Centre Business Park Specific Plan
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Cn To facilitate the development of the McDonnell Centre 5.1.4 Loading and storage areas including truck access
Business Park into a unique resource for the commu- shall be in the rear and for side portions of the lot, and
nity, the following site planning policies shall be com- screened from the street. All truck maneuvers (i.e.
plied with. backing into truck loading areas) shall be performed
within the project site (Exhibit 21).
5.1.0 POLICIES:
5.1.5 Site access to the individual projects shall provide the
5.1.1. Site layout for individual projects shall be designed to minimum required turning radius (inside radius of sev-
route people and vehicles through the site in a clear, enteen (17) feet and outside radius of fory-five (45)
identifiable, efficient and effective manner (Exhibit 20). feet) and roadway widths for all drive aisles and fire
lanes (twenty-four (24) feet), consistent with the adopt-
5.1.2 Building orientation and access §hall be designed ed City standard. Additional fire and emergency con-
compatible . with previously constructed and/or siderations shall be addressed on a project by project
approved projects. Building entryways, administration basis, subject to review and approval of the Fire Chief
areas and other window areas shall front on to any (Exhibit 23).
adjacent street (Exhibit 22).
5.1.6 On-site circulation and access should be compatible
5.1.3 Parking for individual projects shall be provided on and enhance adjacent developments. Shared drive-
site in a manner that is convenient and compatible with ways and entry locations may be proposed. Driveways
the layout and design of the overall project area. . In and entrances on opposite sides of a street shall align.
order to create larger building setbacks surface parking Any proposed offset of driveways on opposite sides of
facilities shall be located between the main building a street shall be subject to review and approval of the
front facade and any adjacent street. A buildings side Director of Public Works (Exhibit 22).
facade may abut a street subject to the setback provi-
sions in the Development Regulations section (Section
Six).
McDonnell Centre Business Park Specific Plan 53
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5.1.7 Entry drives shall be of a uniform size and design
throughout the project area. Main and secondary
entrances shall be thirty (30) feet wide. Loading area
access drives shall be forty (40) feet wide (Exhibit 23).
5.1.8 Handicap accessibility shall be incorporated into all
individual project plans and must reflect sensitivity to
the needs and requirements of handicapped employ-
ees and visitors. The California Accessibility Code
(Title 24) requirements shall be considered as a mink
mum set of guidelines. All accessways and parking
layouts shall be handicap accessible and convenient. p _
5.1.9 Energy conservation techniques are encouraged
and shall be provided on a project by project basis. ,
5.1.10 Security provisions, including lighting, building
entrance visibility and drive locations, shall be careful- Street 30'
ly considered, and subject to review and approval of
the Director of Public Works and the Police
Department. Typical Entry Drive
Exhibit 23
5.1.11 Relationship to adjacent sites shall be considered
concurrent with individual project layout. Projects shall
be "off-set" to minimize views directly into opposing
buildings
McDonnell Centre Business Park Specific Plan 55
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5.2 ARCHITECTURAL GUIDELINESa
The Architectural Guidelines are intended to establish a
compatible character, style and quality for all develop- = f; ,
ment projects within the McDonnell Centre Business
Park. This compatibility of character is not intended to
discourage individual innovation and creativity, but to h ,
simply provide a framework within which an overall !s�
sense of community and place will be reinforced. loll
The architectural theme shall reflect a contemporary �, w
research and development complex. Each project shall
be designed and sighted with sensitive,regard to climate,
context, and proper use of materials and form in an hon-
est expression of function as well as aesthetics. I Ziiill N
Building design shall comply with the following architec-
tural policies.
5.2.0 POLICIES: (All Buildings) w" H
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5.2.1 Building location massing and orientation on the indi-
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vidual building sites, shall provide a balance in form and
composition. MR T k E s
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5.2.2 Building massing shall possess a balance in form and �_ y
composition; large flat unarticulated building elevations
shall not be permitted adjacent to a public street.
P J p - : =
5.2.3 Building articulation and fenestration are required to
avoid large flat building walls. Building elevations can
also be enhanced with second story areas and/or vault-
ed areas establishing a variety in building volumes and Exhibit 25
composition (Exhibit 25).
McDonnell Centre Business Park Specific Plan 57
�... .. .
5.2.7 Glazing shall be tinted with high-performance materi-
als (glazing colors, transparency and reflectiveness
� r
}
N £ a shall be limited to green, blue, and light gray shades.
Clear or lightly tinted glazing is also acceptable).
5.2.8 Mechanical equipment, shall be screened from view
'` ' of adjacent property. Mechanical equipment shall not
be exposed on the wall surface or roof of a building.
ry° Screening material and color shall be compatible with
x the overall building design and colors, no lattice work is
ti allowed. Backflow devices, electrical transformers and
other mechanical equipment, located out of or within
setback areas, shall be screened from public view or
undergrounded, with the exception of public safety fea-
k f'i to res.
"'"'1��� `�r�• J "uaWe `a a'3g Y9tl° {i°N;g h e,y .i
. is ': g ` 5.2.9 Exterior lighting shall be located and designed to min-
imize direct glare beyond the parking lot or service
Typical Building Entry area. Light standards under thirty-five (35) feet in
Exhibit 26 height are recommended throughout a project area
5.2.4 Building relationships shall be designed with consid- and shall illuminate all sidewalks and connecting walk-
eration to the proper screening of adjacent projects. ways. All light standards shall be consistent with
Special attention shall be given to maintain the highest respect to design, materials, color and color of light,
quality of design, harmony and compatibility. and with the overall architectural style of the project.
5.2.5 Building entries shall be obvious. A clearly defined, 5.2.10 Trash enclosures for refuse containers and equip-
primary pedestrian entry, with an enhanced hard- ment shall be easily accessed by service vehicles and
scaped foreground, is required for each building screened from public view. Refuse containers and
(Exhibit 26). equipment shall be located within a building's facade or
within a screened enclosure, and reflect the architec-
5.2.6 Building materials, colors and finishes shall be cho- tural style of the main building, including the use of sim-
sen from a palette of subtle tones (white, off white, light ilar materials. Landscaping shall be provided on each
gray and beige);I projects are encouraged to use color side of all screened enclosures within parking areas.
accents.
58 McDonnell Centre Business Park Specific Plan
w._. - _ ........
POLICIES: (Industrial Buildings)
N
5.2.11 Building design shall avoid a single dominant mass. These facades shall include a major entry feature and
Substantial variations in massing should include architectural variation over at least fifteen (15) percent
changes in height and horizontal plane. The horizontal of the facade's linear surface. The entry feature treat-
mass of the building elevations may be broken up with ment shall be an integral part of the building design, a
external treatment detached from the main building monolithic appearance shall be avoided (Exhibit 25).
structure. Such massing breaks, include: columns,
colonnades, trellises, wall segment textures, materials, Building corner situations shall incorporate special
pattern or color and enhanced landscape treatment. architectural treatment on elevations, visible from a
The extent of massing breaks and building projections public street. Any special facade treatment shall be
shall relate visually to the overall scale of the building. continued around the building (Exhibit 28).
01
map
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Y It
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Typical Building Wall
Exhibit 27A
rt
Blank walls shall avoid blank areas between massing
breaks, especially along facades immediately visible
from adjacent streets or walkways. This can be Building Corner Treatment
accomplished with a change in surface texture, Exhibit 28
revealed pilaster, a change in building planes, a verti- 5.2.12 Building entries shall be emphasized by design fea-
cal variation of the roof line, window placement and for tures such as overhangs, recesses, walls and roof
intensified accent landscaping (Exhibit 27).. forms that are integrated into the overall building
design. Greater height can be used to highlight and
Building walls visible from public streets shall be espe- accentuate entries (Exhibit 26).
cially attractive, blank flat facades shall be avoided. �
McDonnell Centre Business Park Specific Plan 59
.. _._..,_. _.,_.. _.,_W__...._._... - __..-_.. m.,..__._ _.. _ _
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5.2.15 Satellite structures (detached) can provide an effec-
tive variety in building layout and design; provided it
Cn
can also be an efficient solution for company opera-
- " tions. Satellite structures must be designed to be com-
M
patible with the main structure and of the same materi-
als.
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' 5.2.16 Loading areas shall be designed to include attractive
and durable materials, and conform with other guide-
.
lines pertaining to building features, materials and fin-
MOR
. ' :R ishes. Fixed hardware for rolling doors shall be locat-
ed on the inside of buildings to minimize visual clutter.
Loading docks and outdoor storage areas shall not
Building Materials Variety face streets. These areas must be screened with a
Exhibit 29 solid decorative wall or berm. Where views of these
features are possible from streets or connecting walk-
5.2.13 Building materials may be a combination of concrete, ways, they shall be screened through the use of walls,
metal, glass and/or other contemporary composites. trellises, tall landscaping, or equivalent features.
Concrete tilt-up construction can be an integral compo- Loading docks shall be provided at a lower grade,
nent of building design ( Exhibit 29). where practical, to minimize views from the street and
5.2.14 Mechanical equipment such as ventilation devices, the need for tall walls or fencing (Exhibit 21).
louvers, exposed flashing, tanks, overhead doors, and 5.2.17 Outdoor storage shall not exceed ten (10) feet in
other service doors shall be finished consistent with the height. All outdoor storage areas must be screened
color scheme of the building. Cyclone blowers shall be consistent with the loading area provisions. The wall
screened and located below the fascia or roofline of a height shall be sufficient to screen the loading areas
building. These devices shall be located at the rear and vehicles and trailers from view of adjacent proper-
and painted to match the color scheme of the building. ties and streets and shall not exceed ten (10) feet in
Mechanical equipment, located adjacent to but height (Exhibit 21).
detached from the main building, shall be screened
with compatible building and/or landscape materials.
60 McDonnell Centre Business Park Specific Plan
POLICIES: (Commercial/Office Buildings)
5.2.18 Building designs shall reflect an industriaYoffice
theme and include a recognizable base and top. The
base shall visually relate to the proportion and scale of
the building. Contrasting materials, textures and color
are encouraged on the base of buildings that face
streets or connecting walkways, especially adjacent to
major entries. Building rooflines are encouraged to .,
take advantage of the visual prominence of a building's
silhouette, office and entry area may include: cornice
treatments, roof overhangs and brackets, richly tex-
tured materials, and/or different color of materials
(Exhibit 30).
yi
r
Office Facade
Exhibit 31
4 5.2.19 Building materials may be a combination of contem-
..
rEAzn
porary composites and compatible with the industrial
f buildings materials list (Exhibit 31).
5.2.20 Illumination of buildings and landscaping can be
indirect, to create a strong positive image. Concealing
° light fixtures within buildings and landscaping can high-
.-
light attractive features. Use of lighting is especially
a recommended at entries, plazas, parking lots, and
'ate other areas where evening activity is expected.
Commercial Facade
Exhibit 30
McDonnell Centre Business Park Specific Plan 69
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14' Minimum 10" Caliper Tree Diameter
New Parking
.4., p . Required
Screen '
Hedge 6' Minimum Clear on all
sides of tree
11Z
Sidewalk Existing Trees
Preservation of Existing Trees
Landscape Detail
Exhibit 32
62 McDonnell Centre Business Park Specific Plan
r 5.3 LANDSCAPE GUIDELINES
' M
M
The Landscape Concept for the McDonnell Centre 5.3.2 Existing healthy trees, to the greatest extent feasible,
Business Park is an integral component of the overall shall be preserved and maintained on site. Where
project design. The Landscape Concept is composed preservation is not possible, existing healthy trees
of several design and implementation elements; strong should be relocated. If healthy trees are removed,
emphasis is to be placed on preservation of the exist- replacement shall be as follows: Six (6) to ten(10) inch
ing landscape pattern. The Landscape Guidelines caliper - replace with two (2) thirty-six (36) inch box
establish the design character and visual qualities for trees. Trees larger than ten (10) inch caliper, as mea-
individual development in the project area. sured at the breast height (4' - 6' above grade), shall be
replaced with a single larger specimen tree, one (1)
The Landscape Guidelines provide uniformity to the forty-eight (48) inch box and larger. All tree replace-
site and establish a "Sense of Place" with.both funs- ment shall be subject to review and approval and may
tional and aesthetic considerations. The Guideline pro- be modified by the Director of Public Works (Exhibit
poses a continuation of the landscape and streetscape 32).
patterns currently surrounding the aerospace facility.
These elements include intensified perimeter land-
scaping, large greenbelt areas, and pedestrian walk- 5.3.3 Landscape design shall provide informal groupings of
ways which unify the project area. . The landscape deciduous and evergreen shade trees, flowering shrub-
treatment for buildings and public right-of-ways should bery, and ground cover. Trees shall be of even size
be designed with an internally consistent pattern and and shape at time of installation. Replacement trees
comply with the following landscape policies. shall be mature accent trees and compatible with the
surrounding existing trees. A minimum of ten (10) per-
5.3.0 POLICIES: cent of the net site area shall be landscaped. A maxi-
mum of five (5) percent of the landscape area may be
5.3.1 Site layout shall respect and preserve the natural and improved with hardscape ( entries, plazas, and walk-
existing site features, including trees and berming. A ways).
professional consulting arborist shall be used to deter-
mine how existing trees can be saved during design
and construction (Exhibit 32).
McDonnell Centre Business Park Specific Plan 63
N
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Property
line
M Typical required
screen hedge
Interior Street 36" Max. -- - - -
I Emma.
r�
6' walk 2' 10' 2' Overhang
Typical Parkway Landscaping
Landscape Detail
Exhibit 33
64 McDonnell Centre Business Park Specific Plan
5.3.4 Plant materials shall be selected to create an informal 5.3.6 Pedestrian walkway systems shall be designed to
N pattern of landscaping to reinforce the character of the unify the entire project area and provide pedestrian site
Cn existing tree plantings. A more formal pattern of land- access to buildings, parking and site activity areas.
scaping shall be created on-site at the project entries. Pedestrian walkways shall be a minimum of six (6) feet
Trees shall be selected based upon the size of the in width.
planting area, to allow for mature growth without caus-
ing future damage to the improvements. Pedestrian walkways shall exist on each parcel and
within the adjacent public right-of-way. All landscaping
All trees shall be a minimum twenty-four (24) inch box adjacent to the pedestrian walkway improvements shall
size. Shrubbery (evergreen and flowering) shall be low be installed concurrent with each individual project and
to medium in height grouped in informal masses, mini- consistent with the Landscape Concept ( Exhibit 33).
mum size shall be five (5) gallon. All grass selections
shall be made from the approved water efficient mate- 5.3.7 Perimeter landscaping around the project areas shall
rials list (Exhibit 38). provide a consistent edge treatment using a limited
number of plant materials, and shall meander in infor-
5.3.5 The right-of-way area, shall provide a six (6) foot wide mal groupings around the site. An area shall be pre-
sidewalk, adjacent to the curb with a two (2) foot wide served for a six (6) foot wide sidewalk along this
landscape strip between the property line and back of perimeter edge within the public right-of-way and shall
sidewalk. The landscape strip shall be adjacent to the be consistent with the edge treatment on all perimeter
individual projects landscaping and compatible to blend streets (Exhibit 33).
in with the on-site perimeter planting palette.
Tree planting in these parkway areas shall include a
minimum of one (1) twenty-four (24) inch box tree for
each twenty (26) feet of lineal frontage. Tree planting
may include a .combination with thirty-six (36) inch or
larger box trees. Tree planting shall be grouped in
informal drifts and tree quantities shall be determined
by the length of the property adjacent to the street
divided by the recommended spacing of each tree vari-
ety. All parkway planting shall be subject to review and
approval of the Director Of Public Works (Exhibit 33).
McDonnell Centre Business Park Specific Plan 65
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tip
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5' Minimum on Sidewalk
inside of curb connection
*-j XI V
6 Parking Stalls to street
Required
Islands
with trees
Typ-
1
7, Typical required
screen hedge
I
2 Overhang
e `r
Property `
Line
Street
Exhibit 34 Typical Parking Lot Landscaping
66 McDonnell Centre Business Park Specific Plan
...
5.3.8 Parking lots shall be planted at a rate of one (1) tree Where cars overhang the curbs, ground cover planting
for every six (6) parking stalls. Parking areas immedi- shall be required at a minimum width of three (3) feet
ately adjacent to public streets shall provide one (1) (inside dimension). The overhang area shall not be
tree in a landscape area between each sixth parking considered as part of the required minimum percent-
stall. Parking lot trees shall be twenty-four (24) inch age of on-site landscaping (Exhibit 34).
box trees. All tree planting areas shall be a minimum
net width of five (5) feet ( Exhibit 34). 5.3.9 Interior property lines shall be planted with a contin-
uous hedge, five (5) gallon shrubs at a minimum spac-
Parking lot treatments shall be consistent and con- ing and twenty-four (24) inch box trees; a minimum of
tribute to the project landscaping unity. Parking lots one tree per twenty-five (25) lineal foot of property line.
shall be planted with trees in such a manner as to pro-
vide maximum shade. An alternative which clusters or
groups parking lot trees adjacent to the building may be
considered. larger trees may also be substituted for a
number of smaller trees, subject to review and
approval of the Director of Public Works. §`
Perimeter parking lots adjacent to arterial streets, shall
be provided with additional landscape treatment to
ensure that the parking areas are adequately screened
from adjacent street views. Berming in these areas is
encouraged and shall be a maximum of three (3) feet
high and have a natural appearance in form.
Shrubbery shall be planted in areas where berms are
not practical, along the perimeter of the parking areas.
Shrub planting shall be provided in a minimum five (5) �g _
aallon art size
Shrubbe aced
notaximum of exceed three three3 (3) feet
in
height. Hedges shall be trimmed up from the groundb � .
and maintain an eight (8) inch clearance from the
ground.
w
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McDonnell Centre Business Park Specific Plan 67
_ ,,. .... ...................... ..�..... .._._._ i. _
I
=r %' Existing
!
Trees
Existing walk may be
r relocated/removed
Screen hedge
i
Entry Drive
Existing trees to remain
� Existing walkway l� "
\ (may be relocated Parking in this area
or removed) \, between existing trees
Screen
hedge
Screen hedge
Private Drive
Preservation of Existing Landscaping
Landscape Detail
w
Exhibit 35
i
68 McDonnell Centre Business Park Specific Plan
5.3.10 Entry drives shall be constructed in conformance with
the Specific Plan (Policy 5.1.7) and City design stan-
dards (Public Works Standard Plans), subject to the
review by the Director of Public Works. Project access
points shall be designed to provide entering and exiting
drives with adequate views of approaching pedestrians
and vehicles (Exhibit 23). h
Ent drives shall provide convenient ...����:1..
n
Entry p t access to parking
g
lots at various site locations. In addition to street trees
and on-site landscaping, each entry shall be designat-
ed by ground cover and one or two large thirty-six 36 40711
inch box specimen trees, on both sides of the entry.
These trees shall be located a minimum of ten (10) feet
back from the face of the street curb to avoid the line-
of-sight concern (Exhibit 35).
Stamped concrete, colored to match paving materials,
shall be provided at all driveway entrances and all
pedestrian connections from the main building to the
public pedestrian walkway system, across drive aisles
and through landscaping. ;
5.3.11 Entry plaza areas, and courtyards shall be provided sMC
as focal points and for employee use. These areas
shall be an integral part of the building architecture and
be connected by a walkway system to the public '
pedestrian walkways.
. w
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McDonnell Centre Business Park Specific Plan 69
.......... i. ........................
5.3.12 Landscape buffer areas shall be provided along the of fifty (50) feet in width and shall include landscaping
abutting edges between Planning Areas, concurrent and berming to adequately screen adjacent uses, con-
with new development. These buffer areas are intend- sistent with the established landscape theme. The
ed to provide for an aesthetic transition between the buffer areas may include walls, fencing, utility ease-
aerospace facility and any non aerospace new devel- ments and pedestrian walkways compatible with adja-
opment. Landscape buffer areas shall be a minimum cent development.
Property line Parking lot trees
Walk 6' Minimum
screen wall
McDonne area e pansion
---------------------------------------
Planted
50' Minimum landscape buffer Parking lot as separation buffer /edge
Typical Landscape/Parking Lot Buffer
Landscape Detail
Exhibit 36
S3(_ 70 McDonnell'Centre Business Park Specific Plan
11 1."I -..1..1 .1...I...., I. 1..I..I�I.. I-........-, I... I I I I I I..............,-......1.1-1. -.1.11. 1. 1.....1.....-,I."....... .... I.....'........... 1..1....1.
Landscape buffer areas may also be used for a private
access drive and/or parking lot provided an intensified
landscape design is proposed. An additional building
setback may also be necessary in order to adequately
screen the adjacent use.
Property line
Required property line
Double row of trees screen trees
with walk and hedges
Private
—Parking lot trees development
Optional
screen wall
50' Minimum 15' Minimum
McDonnell Expansion landscape landscaped
buffer setback
Typical Landscape Buffer
Landscape Detail
Exhibit 37
McDonnell Centre Business Park Specific Plan 77 L9- L
PLANT PALETTE
Street Trees Tall Screen Hedges (5 gal min)
1. Pinus Halepensis @ 35' oc. 1. Ligustram Texanum @ 30" oc.
Canariensis @ 20' oc. 2. Nerium Oleander @ 36" oc.
Eldarica @ 20' oc. 3. Xylosma Senticosa @ 36" oc.
2. Liquidambar Styraciflua 'Palo Alto' @ 25' oc. 4. Leptospermum Scoparium @ 36' oc.
3. Podocarpus Gracilior @ 30' oc. 5. Prunus Caroliana @ 36" oc.
4. Eucalyptus Citriodora @ 20' oc.
Camaldulensis @ 20' oc. Low Screen Hedges (5 gal min)
Maculata @ 20' oc. 1. Carissa Grandiflora @ 36" oc.
Ficifolia @ 20' oc. 2. Nerium Oleander Petite Pink @ 36" oc.
5. Agonis Flexvosa @ 20' oc. 3. Juniperus Tamarisifolia @ 36" oc.
6. Cinnamomum Camphora @ 20' oc.
Ground Cover
Accent Trees 1. Mesembryanthemum Rosea
1. Lagerstroemia Faurei 2. Gazania Mitsuma
2. Prunus Cerasifera 'Thundercloud' 3. Grass Festoca/Marathon II or Ill
3. Eucalyptus, species
4. Erythrina Caffra
Coralloides
5. Brachychiton Acerifolius
Property Line Trees
1. Eucalyptus Ficifolia
Nicholi
2. Podocarpus Gracilior
3. Agonis Flexuosa
Plant Materials Palette
W
Exhibit 38 —�
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72 McDonnell Centre Business Park Specific Plan
5.3-13 Landscape screening is intended to soften and blend 5.3.15 Conservation water measures shall be incorporated in
the connection of the developed building areas with the the landscape design. A minimum of seventy-five (75)
landscape of the surrounding sites. This connection percent of the required landscape area shall be plant-
shall be made with compatible ground cover, shrubbery ed with ground cover and the balance with turf. The
and trees. Trees shall be provided to soften, and visu- use of shrubs, hedges, and berming, shall be provided
ally relieve, building elevations and to provide summer to screen cars in the parking lots from street view.
shade.
Trash enclosure areas shall be provided with tree and
shrub planting screens to soften the enclosure.
Mechanical equipment and transformer areas shall
have landscape screening and/or, low-level screen
walls. Valves, meters, back flow preventers, etc., shall
also be screened by shrub plantings and/or low level
screen walls.
5.3.14 Landscape lighting shall be provided to aesthetically
enhance the site, as well as providing for the safety and
security of motorists and pedestrians throughout the
project area.
Pedestrian walkways shall include adequate night light-
ing for public safety.
McDonnell Centre Business Park Specific Plan 73
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5.4 SIGNAGE GUIDELINES
The Signage Guidelines identify a framework in which 5.4.3 Wall signs shall only be located on the building fare
advertising a place of business, providing directions or adjacent to a street and shall be limited to identify ten-
information can be accomplished without detracting from ants within each building. These signs shall be restrict-
the overall design quality of the project area. The ed to the name of the firm, company or corporation only.
Signage Guidelines also contribute to the overall project The colors and materials of the sign structure shall be
area design theme. Design, color, materials and place- compatible with the building architectural colors and
ment are all important in creating signs that are architec- materials, sign face materials and colors may contrast.
turally attractive and integrated into the overall project
area design. The intent is to create and promote a qual- 5.4.4 Wall signs shall not exceed an area equal to one square
ity visual environment by allowing only signs which are foot for each lineal foot of building frontage. Maximum
compatible with their surroundings and which effectively size sign for each building facade adjacent to a street
communicate their message. shall be one-hundred (100) square feet for industrial pro-
jects, two-hundred (200) square feet for commercial pro-
This section sets forth general criteria for all signs within jects. Maximum letter height shall be thirty (30) inches.
the project area. Signs shall be designed to be architec-
tually compatible with the colors and. materials of the 5.4.5 Wall signs shall be limited to one (1) sign per building
adjacent building. All signing shall be subject to the pro- elevation with a maximum of two (2) wall signs per pri-
visions and procedures of the Huntington Beach Zoning mary tenant on non-adjacent building facades. These
and Subdivision Ordinance, and comply with the follow- signs shall be internally illuminated or non-illuminated.
ing policies.
Wall Sign Chart
5.4.0 POLICIES:
Maximum Maximum Other
5.4.1 Wall signs and logos attached to the building shall be Number Area
individual letters and surface mounted. No signs shall be
painted directly on the building. No signs shall be boxed Commercial I/Business 200 sq. ft • Below roof line
with internal lighting and attached to a building.
Industrial I/Business/ 100 sq. ft, • Channel letters only
5.42 Wall signs shall be located on the building for optimum street frontage
visibility from the adjacent street.
Office 1/Business 100 sq. ft. • Raceways not
Permitted
---------A-0
Exhibit 40
McDonnell Centre Business Park Specific Plan 75 S3L
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Wall Sign Location
Building Plan View 2
cn CO U
Street Street Street
Sign location not permitted Sign location permitted Sign location permitted
X
mom
Y WALL SIGN
r
Dimensions of X and Y varies.
Wa I l Sign Detail X times Y is not greater than 100 sq.ft. for
industrial projects and 200 sq.ft. for w
Exhibit 41 commercial projects. N
76 McDonnell Centre Business Park Specific Plan
........ .... .............
5.4.6 Wall signs shall be limited for secondary tenants to a 5.4.8 Freestanding signs for business identification shall be
maximum of one (1) sign per tenant. In no event shall limited to perimeter locations adjacent to existing arte-
there be more than four(4) secondary tenant wall signs rials and shall be of a monument design. These signs
permitted per building and no more than two (2) per shall not exceed seven (7) feet in height, as measured
building elevation. from the adjacent grade, and not more than fifty (50)
square feet in area for industrial and office and one
5.4.7 Additional wall signs shall be permitted at the prima- hundred (100) square feet for commercial
ry entry to a building. Maximum size shall be ten (10)
square feet with the maximum letter height of twelve 5.4.9 Freestanding signs for tenant Identification may be
(12) inches. installed within or adjacent to a private entry driveway.
Entry signs must be located and sized so as to not
interfere with vehicular visibility and/or movement.
Entry signs shall be limited to thirty-two (32) square
feet and shall not exceed four (4) feet in height. Entry
signs may be placed on a berm not exceeding eighteen
(18) inches in height. Entry signs shall include the
X building address.
Freestanding Sign Chart
Y WALL SIGN Maximum Maximum Maximum Other
Number Area Height
Commercial 1/250' of 100 sq.ft. 7 ft. Multi-tenant
frontage panels are
permitted
Industrial and 1/building 50 sq. ft.7ft. 7 ft. Multi-tenant
Dimensions of X and Y varies. Office panels are
X times Y is not greater than 10 sq.ft. not permitted
Entry Wall Sign Note: Entry signs, information/directional signs and temporary signs are
Exhibit 42 subject to separate regulations
Exhibit 43
McDonnell Centre Business Park Specific Plan 77
Maximum 7' vertical
in height
D
Adjacent grade
a
Freestanding Sign Detail W
W
Exhibit 44 N
78 McDonnell Centre Business Park Specific Plan
_. . . _ . .
5.4.10 All freestanding signs shall be of a monument
design,. including: business identification, business
directory, and information/directional identification.
Street-side signs, at access driveways, shall be used to
identify a building address/tenant, and to direct traffic to
that building. Internal, on-site signs shall be utilized to
provide information and direction to pedestrian and
automobile traffic. Freestanding retail commercial
signs shall be a minimum of two hundred and fifty (250)
feet apart.
4' Maximum Height
a n n d •4 d � � d ,
Awd
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• 'asp
18" Maximum from ground line
to top of berm
Entry Sign Detail W
Exhibit 45 N
McDonnell Centre Business Park Specific Plan 79 L�L
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5.4.11 Business directly signs which are freestanding shall 5.4.13 Information/directional signs shall be used to pro-
be located near the primary entry and access drive. vide direction to on-site automobile traffic or pedestri-
These signs shall be limited to identifying the building ans and not visible from off-site areas.
address and tenants, and shall be visible from the inter- Informational/directional signs shall be limited to six (6)
section of a private driveway and a public street. square feet per face, double faced. This sign shall not
These signs shall not be allowed elsewhere within the exceed three (3) feet in vertical height.
landscape setback area or along street frontages.
5.4.14 Informationalldirectional signs shall be limited to the
5.4.12 Business directory signs shall not exceed a maxi- identification of function and/or service and shall not
mum area of twelve (12) square feet per face, may be contain the name of the business, company or corpo-
double faced adjacent to a street front and single faced ration providing the function and/or service. When
adjacent to a building, and shall not exceed three (3) appropriate, such signs shall contain a directional
feet in vertical height. Signs shall be limited to one sign arrow and provide direction to functions and/or ser-
per building. More than one building address and ten- vices or information such as Authorized Vehicles Only,
ant may be identified on one sign. Signs shall be con-
Handicapped Parking Only, and Loading Zone.
sistent with the -overall building architecture.
Maximum 3' vertical feet Maximum 3' vertical feet
in height in height
4' Ground Line 2'
iLi
,Business Directory Sign Information/Directional Sign
Exhibit 46 Exhibit 47
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8o McDonnell Centre Business Park Specific Plan
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5.4.15 Temporary signs shall be allowed to provide informa- 5.4.17 Future tenant signs may be placed on vacant or
Lion and facilitate information during the construction developing property to advertise the future use of the
and marketing. Such signs shall be limited to one per property and where this information may be obtained.
lot, with a maximum of thirty-two (32) square feet and Such signs shall be, limited to one per street frontage
seven (7) feet in overall height. and to a maximum of thirty-two (32) square feet in area
and seven (7) feet in overall height. These signs shall
5.4.16 Temporary directory signs shall be permitted on con- be placed no less than ten (10) feet from the property
struction sites, and limited to one (1) for all contractors. line. Any such sign shall be removed upon occupancy
The sign shall not exceed thirty-two (32) square feet, of the project.
unless legally required by government contracts to be
larger. The sign shall not exceed seven (7) feet in
overall height and shall be located no less than ten (10)
feet from any property line. These signs shall be
removed upon completion of the project.
8' Maximum
4' Maximum
7' Maximum
Ground Line
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Temporary Sign Detail
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Exhibit 48 N
McDonnell Centre Business Park Specific Plan 89
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5.4.18 Centre identification signs may also be installed at
key intersections, in landscaped areas within the right-
of-way or landscaped street medians. Centre identifi-
cation signs shall be limited to thirty-two (32) square
feet and not exceed four (4) feet in vertical height, and
only identify the overall business park.
Y
Side Entry Sign Median Entry Sign
Centre Identification Signs
Sign Detail W
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Exhibit 49
82 McDwnell Centre Business Park Specific Plan
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Planning
Area 4 Subarea G
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Planning Planning
Area 3 Area 2
�• Subarea C
Subarea M ♦, , ` RAILROAD TRACKSL—
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ubarea F Subarea H 1
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Subarea B Subarea I Subarea A
Subarea L m
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t. Subarea E i Subarea J r ` . . . . . . .
cc Subarea K Subc,ir aa D
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Planning Areas and Subareas Map
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Exhibit 50 North N
84 McDonnell Centre Business Park Specific Plan
DEVELOPMENT REGULATIONS
6.0 PURPOSE 6.1.0 POLICIES:
The purpose of this section is to provide specific level- 6.1.1 Not withstanding provisions to the contrary, all grading
opment regulations and standards that will be applied to shall be approved by both the Director of Community
individual development projects in each Planning Area of Development and Director of Public Works.
the Specific Plan. Upon adoption by the City of
Huntington Beach, the McDonnell Centre Business Park 6.1.2 All construction shall comply with all provisions of the
Specific Plan will be the zoning document for the project current Uniform Building Code and as subsequently
area. amended in the future and applicable sections of the
Huntington Beach Municipal Code.
6.1 GENERAL PROVISIONS
6.1.3 Construction may commence only after the Director of
The provisions contained herein shall�govern the design Community Development finds that the project is con-
and development of the McDonnell Centre Business sistent with the regulations, and applicable policies and
Park Specific Plan area. Standards and/or criteria for guidelines of the Specific Plan.
development and activities not specifically addressed in
this Specific Plan may require referral to the current pro- 6.1.4 All structures in existence at the time of adoption shall
visions of the Huntington Beach Zoning and Subdivision be deemed in conformance with the Specific Plan. All
Ordinance and Municipal Code. existing buildings and facilities are deemed to be per-
mitted and are in conformity with the Specific Plan.
Whenever a use has not been specifically listed as being
a permitted use in a particular Planning Area of the 6.1.5 Request for expansion and/or new construction of
Specific Plan, it shall be the duty of the Director of aerospace buildings and facilities within Planning Area
Community Development to determine if the use is con- 1 for aerospace related uses shall be compatible with
sistent with the intent of this Specific Plan and compati- the existing uses and subject to the limited industrial
ble with other permitted uses. In the case of any con- ("IL") & ("[L-H") provisions of the current Huntington
flitting provisions the regulation and policies of the Beach Zoning and Subdivision Ordinance and
Specific Plan shall prevail. In addition, all projects must Municipal Code. This type of project shall not be sub-
comply with the following policies. jest to the provisions of the Specific Plan..
6.1.6 Expansion of the existing aerospace facility beyond
Planning Area 1 into an adjacent Planning Area shall w
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McDonnell Centre Business Park Specific Plan 85 J�
,_...... W. _ _.. ...,._. . _m_.__ _W.- _.................... _ ...... ..
be subject to both the current provisions of the City's and/or relief but do not serve as interior or exterior liv-
Zoning and Subdivision ordinance and The McDonnell ing or working space.
Centre Business Park Specific Plan.
6.2.4 Building height. The vertical dimension measured
6.2 DEFINITIONS from the top of the highest roofline to the finished pad
elevation shown on the approved grading plan.
For the purposes of the Specific Plan, words, phrases
and terms shall have the meanings as defined below. 6.2.5 Building, main. A building in which the principal use
Terms not specifically defined in the Specific Plan shall of the lot is conducted.
have the same definition as used in the City of
Huntington Beach Zoning and Subdivision Ordinance 6.2.6 Director. Director of Community Development for the
at the time of Specific Plan adoption. City.
When not inconsistent with the context,words used in 6.2.7 Entryway. The point of ingress and egress from a pub-
the present tense include the future tense; words used lic or private street to the individual project.
in the singular number include the plural number; and
words of the masculine gender include the feminine 6.2.8 Final approval. Ten (10) days after approval by the
and neuter gender. The word "shall" is always manda- discretionary body and no appeal of that decision has
tory and the word "may" is permissive. been filed.
6.2.1 Accessory building. A detached building on the 6.2.9 Grade. The surface of the ground or pavement at a
same site as a main building, the use of which is inci- stated location as it exists prior to disturbance in prepa-
dental to that of the main building such as a storage ration for a project by this code, includes natural grade.
shed, etc., and which is used exclusively by the occu-
pants of the main building. 6.2.10 Gross floor area. The total area of each floor within
the building exterior walls.
6.2.2 Antenna, satellite dish. An apparatus capable of
receiving communications from a transmitter or trans- 6.2.11 Gross site area. The area computed within the lot
mitter relay. lines of a parcel of land before public streets, ease-
ments, or other areas, to be dedicated or reserved for
6.2.3 Architectural ' projections or appurtenances. public use, have been deducted.
Features on buildings which provide visual variation
W
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86 McDonnell Centre Business Park Specific Plan
_.__ .... _..
6.2.12 Landscaping. The planting and continued mainte- 6.2.20 Lot tine, front. On an interior lot, the front lot line is the
nance of.suitable plant materials, and which includes property line abutting the street. On a corner or
an adequate irrigation system. reverse corner lot, the front lot line is the shorter prop-
erty line abutting a street, except in those cases where
6.2.13 Line of sight. A visual path emanating from an aver-. the subdivision or parcel map specified another line as
age eye level adjudged to be five (5) feet above ground the front loft line. On a through lot, or a lot with three or
level. more sides abutting a street, or a corner or a reverse
corner lot with lot lines of equal length, the Director
6.2.14 Local street. A low-speed, low-volume thoroughfare shall determine which property line shall be the front lot
used primarily for access to individual properties. line for the purposes of compliance with yard and set-
back provisions of this division. On a private street or
6.2.15 Lot. Any numbered or lettered parcel shown on a easement, the front and/or exterior lot line shall be
recorded tract map, a record of survey pursuant to an designed as the edge of the easement.
approved division of land, or a parcel map. A lot
includes any area of land under one ownership abut- 6.2.21 Lot line, interior. A lot line not abutting a street.
ting upon at least one street, alley or recorded ease-
ment. 6.2.22 Lot line, rear. A lot line not abutting a street which is
opposite and most distant from the front lot line; in the
6.2.16 Lot area. See net site area. case of an irregularly shaped lot, the rear lot line shall
be determined by the Director. A lot which is bounded
6.2.17 Lot depth. The average horizontal distance between on all sides by streets may have no rear lot lines.
the front and rear property fines, measured in the mean I
direction of the side property lines. 6.2.23 Lot width. Lot width shall be calculated as indicated
for the following types of lots:
6.2.18 Lot frontage. The linear length of a lot measured
along the property line adjacent to a street or ease- (a) Rectangular lot shall be measured along a line
ment. equidistant to and twenty (20) feet from the front prop-
erty line.
6.2.19 Lot line. Any line bounding a lot. "Property line" means (b) Cul-de-sac and knuckle lots shall be measured
the same as "lot line." twenty (20) feet from the front property line along a line
perpendicular to the bisector of the front property line.
(c) Cul-de-sac lots siding on another street, or similar
properties, shall be measured along a line perpendicu-
lar to the interior side property line and twenty (20) feet
from the front property line.
/N
McDonnell Centre Business Park Specific Plan 87
..:... �... ._ ............,.. _..._...,_.._. ..... ............ .................. _..._
i
6.2.24 Net site area. The total horizontal area within the 6.2.31 Site. Any legally created parcel of land bounded by
property lines of a parcel of land exclusive of all rights- property lines after dedication.
of-way, easements or dedications which physically pro-
hibit the surface use of that portion of the property for 6.2.32 Site coverage. The building area of all structures on a
other than vehicular ingress and egress, and/or land- site, as measured from all exterior building surfaces.
scaping. Architectural features such as bay windows, eaves and
canopies that do not project more than thirty (30) inch-
6.2.25 Open space. Any part of a lot or parcel unobstructed es, and decks that do not exceed more than forty-two
from the ground upward, excepting architectural fea- (42) inches in height are excluded.
tures extending no more than thirty (30) inches from
the structure. Driveways and other parking areas shall 6.2.33 Site plan. A plan prepared to scale, showing accurate
not be considered open space.. and complete dimensions of all: buildings, structures,
landscaping, parking, drive aisles, uses, etc. and the
6.2.26 Parking structure. A structure used for parking of exact manner of development proposed for a specific
vehicles where parking spaces, turning radii and drive parcel of land.
aisles are incorporated within the structure.
6.2.34 Story. That portion of a building included between the
6.2.27 Person. The word "person" includes association, com- surface of any floor and the surface of the floor next
pany, firm, corporation, partnership, copartnership or above it or the finished under surface of the roof direct-
joint venture. ly above.
6.2.28 Private street. A privately owned and maintained 6.2.35 Street. A public or approved private thoroughfare or
roadway used to provide vehicle access to abutting road easement which affords the principal means of
properties. access to abutting property.
6.2.29 Retail commercial use. Permitted uses within this 6.2.36 Structure. Any building or portion thereof, wall, fence,
designation include restaurants, hotels, entertainment etc., extending forty-two (42) inches in height above
and general merchandise establishments. the grade.
6.2.30 Setback line. The line which defines the width or 6.2.37 Structural alteration. Any change in, or alterations to,
depth of the required yard. Such line shall be parallel the structure of a building involving: the bearing wall,
to the property line and removed therefrom by the per- column, beam or ceiling joints, roof rafters, roof
pendicular distance described as the setback. diaphragms, foundations, retaining walls or similar
components. w
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88 McDonnell Centre Business Park Specific Plan
6.2.38 Ultimate right-of-way. The adopted maximum width 6.2.43 Yard, rear. A yard extending across the full width of
for any street, alley or thoroughfare as established by: the lot between the side lot lines and measured
the general plan, a precise plan of street, alley or pri- between the rear lot line and the nearest rear fine of the
vate street alignment, a recorded parcel map, or a main building or the nearest line of any enclosed or
standard plan of the department of Public Works. Such covered porch.
thoroughfares shall include any adjacent public ease-
ment used as a walkway and/or utility easement. 6.2.44 Yard, side. A yard extending from the front yard to the
rear yard between the side property line and the near-
6.2.39 Use. The purpose for which land or building is est line of the main building or any accessory building.
arranged, designed, or intended, or for which it is occu-
pied or maintained. 6.2.45 Zone. A district as defined in the state Conservation
and Planning Act, shown on the official zoning maps
6.2.40 Wall or fence. Any structure or devise forming a phys- and to which uniform regulations apply.
ical barrier. This definition shall include: wood, con-
crete, concrete block, brick, stone or other masonry 6.2.46 Zoning maps. the official zoning maps of the City of
material. Huntington Beach which are a part of the comprehen-
sive zoning ordinance.
6.2.41 Yard. An open, unoccupied space on a lot on which a
building is situated and, except where provided in the
ordinance code, is completely unobstructed from the
ground to the sky.
6.2.42 Yard, front. A yard extending across the full width of
the lot between the side lot lines and between the front
lot line and either the nearest line of the main building
or the nearest line of any enclosed or covered porch.
The front lot line shall be deemed to be the existing
nearest right-of-way line of the abutting street, road or
highway, unless a different right-of-way line for future
use shall have been precisely fixed by formal action of
the City Council pursuant to law or ordinance.
W
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McDonnell Centre Business Park Specific Plan 89
...... .........__ ......... _.__.. __.. ...._..__.__ .....
Permitted Uses P1 nning Area
1 1a 1 2 1 3 4 5
01�. N-W1: '8& a_M11111 a scxx3 x
INDUSTRIAL
MDA Aerospace, including all existing • • • • •
buildings and facilities as well as expansion
of similar facilities under the existing
development standards. Such uses may
include tank fabrication and assembly
Planningr
operation, heavy welding,insulation, Area 4 'Subarea\�
and thermal protective coatings.
Manufactudn • • 61666 f` Planning Planning
/j
Warehousing • * • * • • '�' f .~'\ y, Area 3 Area 2' f
Subarea C
Light Industrial • • • • • • '♦
•
Research and Development
• • • • • k r'+� Subarea M �.. ��-�� W
i#°ate `.� & 13. '� ♦�♦ ,r �1 ti 1
COMMERCIAL ubaraa F Subarea N
1�
Banks and other Financial Institutions • • Planning !E
Commercial Recreation and Entertainment • Hub. B
�a Msr Area 1 �� 1 RW
Communication Facilities • • • • • • •-•-••••_._._......._._._._._..._Subarea 1 ~ I Subarea A
Eatin &Drinkin Establishments • • • • • • Subarea L
Hotels, Motels and Ancilla Retail Uses
Retail Sales
• • • —._ _.'." Planning .........
Area 1A
Maintenance&Repair Services • • • • • • Subarea isubarea J r 1
Warehouse&Sales Outlets • • • • • • ; +�
. � , # .= s 'ss * $ '. i !� Subarea 1 Sub a
OFFICE ._._._. ..._.._._._. !_.—,_._._._,
Business&Professional • • • • • • PlaZA
nnin y ]
Personal Services • • g i
Research &Development Services • • • • • • Area 5
Laboratories • 10140140 • 1•
PUBLIC AND SEMIPUBLIC
Conference Facilities • • • •
Day Care General • • • • • -
Governmental Facilities • • • • • -
Heliaorts Maintenance and Service Facilities -
Public Utilities and Facilities • • • • • •
Exhibit 51
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90 McDonneli Centre Business Park Specific Plan
6.3 DEVELOPMENT STANDARDS
The Development Standards shall serve as the mecha- Parking structures may be constructed in each Planning
nism for the implementation of the McDonnell Centre Area and subject to all the development regulations of
Business Park land uses. The standards set forth in this the Planning Area with the exception of maximum floor
section will assure that future development within the area ration and maximum site coverage. No maximum
Centre is implemented in a manner consistent with the shall be established for these provisions.
intent of the project area Master Plan. The standards
contained herein provide flexible mechanisms to antici- 6.3.2 Maximum building height. The maximum allowable
pate future needs and achieve compatibility between building height shall be established in each Planning
land uses and the surrounding community. Standards Area. An additional ten (10) feet in height will be allowed
and guidelines are designed to be compatible with the for roofline treatment, architectural features and special
existing land use categories of the City. The primary land equipment or mechanical devices. Building height may
uses in the McDonnell Centre Business Park shall be also be increased by fourteen (14) feet to allow roof top
industrial and research and development. Commercial, mechanical, multi story buildings, (three (3) or more) may
office, public and semi-public uses are secondary and request up to twenty (20) percent of the building height
may be permitted in certain Planning Areas. for mechanical equipment housing.
Development Standards shall be established for each
Planning Area in order to accommodate a variety of 6.3.3 Intensity. Maximum intensity shall be established in
alternative uses in each area. each Planning Area. The overall intensity for the
Specific Plan area has been established by the City's
6.3.1 Permitted Uses. Permitted uses shall be established in General Plan with a floor area ratio (F.A.R. of .75.) The
each Planning Area and shall be required to meet all maximum F.A.R. for each Planning Area varies to
applicable provisions of the Huntington Beach Ordinance accommodate the anticipated uses.
Code.
All structures incidental and accessory to a permitted
principal use or structure, may be erected on any parcel
containing a main building provided that such structures
conform with all requirements of the Specific Plan.
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McDonnell Centre business Park Specific Plan 99 ��../x`-!
Development Regulations Chart
1 1 1A 2 3 4 5
L M K A C D G H 1 B E F J
Maximum Intensity F.A.R. 0.75 0.75 0.65 0.75 0.65 0.65 0.75 0.65 0.65 0.65 0.75 0.75 0.75 0.75
Minimum Lot Size (AC) NA 2.5 2.5 1.0 2.5 2.5 2.5 1.0 2.5 2.5 1.0 1.0 1.0 1.0
Minimum Lot Frontage 100' 250' 250' 1 250' 250' 250' 250' 250' 250' 250' 250' 250' 250' 250`
Maximum Bldg. Height 250' 50' 50' 50' 50' 50' 50' 40' 40' S0' 50' 175' 75' 75'
Maximum Lot Coverage 50% 60% 60% 60% 60% 60% 60% fiQ% 60% 60% 60% 64% 600% 60%
Minimum Setback
Front 20' 25' 35' 35' 35' 35' 35' 25' 25' 25' 35' 35' 35' 35'
Interior Side 15' 10' 15' 10' 15' 15' 10' 10' 15' 15' 10' 10' 10' 10'
Exterior Side 10' 15' 25' 15' 25' 25' 15' 15' 25' 25' 15' 15' 15' 15'
Rear 10' 15' 10' 15'* 15'* 10' 10' 15' 15' 10' 10' 10' 10'
Minimum Landscape $% 10% 10% 15% 10% 10% 15% 10% 10% 10% 15% 15% 16% 15%
]_
Minimum Perimeter Landscape
Front 15' 15' 15' 15' 15' 15' 10' 15' 15' 15' 15' 15' 15'
Interior Side 5' 5' 5' 5' 5' 5' 5' 5' 5' 5' 5' 5' 5'
Exterior Side 10' 10' 10' 10' 10' 10' 10' 10' 10' 10' 10' 10' 10'
Interior Rear 5' 5' 5' 5' 5' 5' 51 5' 5' 5' 5' 5' 5'
Exterior Side 10' 10' 10' 10' 10' 10' 10' 10' 10' 10' 10' 10' 1 Q'
Adjacent to Arterial Hwy. NA NA 24' 24' NA 24' 24' NA NA 24' 24' , 24' 24'
* Minimum rear setback 50'when adjacent to residential areas. Planning
Area 4 ,
Exhibit 52 �•'• tl�� Planning Planning
Area 3 Area 2
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_._._._._._Area. I.................
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6.3.4 Parking. All developments will be required to meet the
minimum on-site parking standards of the Huntington
Beach Zoning and Subdivision Ordinance. In addition,
the following may apply:
• Standard parking stall size shall be nine (9) feet wide Parking Standards
by nineteen (19) feet deep and may be reduced to Use Required Parking
provide a wheel stop at seventeen (17) feet with a
two (2) foot overhang to expand the landscaping. Office 1 sp./250 s.f.
This additional landscape area will not be credited Administrative
toward the required landscape percentage. Research and Development
• A compact parking stall size of eight feet zero inches
Indus trial and Manufacturing 1 sp./500 s.f.
(8'-0") wide by seventeen (17) feet deep may be pro-
posed for employee parking areas, up to a maximum Warehouse and Distribution 1 sp.1500 s.f.
of twenty five (25) percent of the total required park-
(for the first 20,000 s.f.)
ing spaces. 1 sp./5,000 s.f.
(for over 20,000 s.f.)
• Total parking required by the Huntington Beach
Zoning and Subdivision Ordinance may be installed Hotel/Motel 75 sp./roam
in phases, as needed, provided sufficient parking for plus 2 sp./Manager
employee projections can be met. The initial phase
of required parking shall be a minimum of fifty (50) Restaurant 1 sp.1100 s.f.
percent of the required parking. A covenant shall be
recorded on the property prior to occupancy to insure Retail 1 sp./200 s.f.
provision of all parking as necessary.
• Shared parking may be permitted for combined office Exhibit 53
and commercial uses. A shared parking program
may allow for a reduction of code required parking by
up to twenty five (25) percent, based upon a shared
parking analysis.
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McDonnell Centre Business Park Specific Plan 93
• Shared off-site parking facilities may also be permit- 6.3.8 Fencing. Walls and fences are encouraged as
ted for adjacent office and industrial uses. means of providing security and screening. Walls shall
be constructed of masonary or concrete materials con-
Handicap accessible parking spaces shall be provid- sistent with, and complimentary to, building architec-
ed as required by the California Building Code. ture. Fencing shall be restricted to ornamental iron;
chain-link fencing shall not be used.
• All areas set aside for future parking facilities shall be
landscaped consistent with other on-site landscaping
and may not be used for building development or
expansion.
• Any existing aerospace required surface parking as
described in the Specific Plan parking requirements,
removed for new development shall be replaced on a
one for one basis concurrent with new,development.
6.3.5 Landscaping. In addition to the Landscape
Guidelines contained in the Specific Plan and City
Standard Landscape Plans: all setback and parking lot
areas fronting on, or visible from, adjacent public
streets shall be landscaped and permanently main-
tained in an attractive manner.
6.3.6 Signs. All signs in the project area shall conform to the
provisions of the City's Zoning and Subdivision
Ordinance and shall be consistent with the guidelines
of the Specific plan.
6.3.7 Lighting. All illumination of streets, parking areas,
and project sites, shall be coordinated to provide a con-
sistent illumination intensity. Emphasis shall be placed
on areas of high vehicular and pedestrian activity.
Light fixtures and standards shall be consistent with
building architectural style. W
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94 McDonnell Centre Business Park Specific Plan
......_.__. _.. _. . . __- _ _._.. . _ _, ..._. .. .. ...
Development Regulations Check List
Required/ Request Comments
Allowed
Use
Intensity (F.A.R.)
Lot Size (AC)
Lot Frontage
Building Height
Lot Coverage
Setback
Front
Interior Side
Exterior Side
Rear
Landscape
Perimeter Landscape
Front
Interior Side
Exterior Side
Interior Rear
Exterior Side
Arterial Highway
Exhibit 54
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McDonnell Centre Business Park Specific Plan 95
_w..._ __.. ........... . ... ...... .. ..__, _,_..__,..
Design Guidelines Policy Check List
5.1 Site Planning Guidelines Good Modify/ Redesign Comments
Explain
5.1.1 Site Layout
5.1.2 Building Orientation
5.1.3 Parking Layout
5.1.4 Loading & Storage Layout
5.1.5 Site Access
5.1.6 On-Site Circulation
5.1.7 Entry Drive Design
5.1.8 Handicap Accessibility
5.1.9 Energy Conservation
5.1.10 Security Provisions
5.1.11 Relationship to Adj Sites
Exhibit 55
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96 McDonnell Centre Business Park Specific Plan
_.. �.._ ............. _.. __. __.__ .-. . ____.. W_...... .. r,_._ �_.,...._�___.m_,_ ...
Design Guidelines Policy Check List
5.2 Architectural Guidelines Good Modify/ Redesign Comments
Explain
All Buildings
5.2.1 Building Location
5.2.2 Building Massing
5.2.3 Building Articulation
5.2.4 Building Relationships
5.2.5 Building Entries
5.2.6 Building Materials
5.2.7 Glazing
5.2.8 Equipment Screening
5.2.9 Exterior Lighting
5.2.10 Trash Enclosures
Industrial Buildings
5.2.11 Building Design
5.2.12 Building Entries
5.2.13 Building Materials
5.2.14 Mechanical Equipment
5.2.15 Satellite Structures
5.2.16 Loading Areas
5.2.17 Outdoor Storage
Commercial/Office Buildings
5.2.18 Building Design
5.2.19 Building Materials.
5.2.20 Building Illumination
Exhibit 55
McDonnell Centre Business Park Specific Plan 97
Design Guidelines Policy Check List
5.3 Landscape Guidelines Good Modify/ Redesign Comments
Explain
5.3.1 Site Layout
5.3.2 Existing Trees
5.3.3 Landscape Design
5.3.4 Plant Materials
5.3.5 Right-Of-Way Areas
5.3.6 Pedestrian Walkways
5.3.7 Perimeter Landscaping
5.3.8 Parking Lots
5.3.9 Interior Property Lines
5.3.10 Entry Drives
5.3.11 Entry Plazas
5.3.12 Buffer Areas
5.3.13 Screening
5.3.14 Lighting
5.3.15 Water Conservation
Exhibit 55
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98 McDonnell Centre Business Park Specific Plan
Design Guidelines Policy Check List
5.4 Signage Guidelines Good Modify/ Redesign Comments
Explain
5.4.1 Wall Sign Design
5.4.2 Wall Sign Location
5.4.3 Wall Sign Materials
5.4.4 Wall Sign Size
5.4.5 Tenant Sign Location
5.4.6 Tenant Sign Quantity
5.4.7 Additional Wall Sign
Design/Size
5.4.8 Free Standing Sign
Design/Size
5.4.9 Entry Sign
Design/Size
5.4.10 Entry Sign Content
5.4.11 Business Directory Sign
Content
5.4.12 Business Directory Sign
Design/Size
5.4.13 Information/Directional Sign
Design/Size
5.4.14 InformationlDirectional Sign
Content
5.4.15 Temporary Sign
Design/Size
5.4.16 Temporary Directory Sign
Design/Size
5.4.17 Future Tenant Sign
Design/Size
5.4.18 Centre Identification Sign
Design/Size
Exhibit 55 (
McDonnell Centre Business Park 5peci�c Plan 99 Jl�
APPENDICES
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ONE
F
McDONNELL CENTRE
BUSINESS PARK
City of Huntington Beach
SPECIFIC PLAN NO. 11 W
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(VOLUME TWO)
McDONNELL CENTRE
BUSINESS PARK
City of Huntington Beach
SPECIFIC PLAN NO. 11
APPENDICES
(VOLUME TWO)
Prepared by
EDAW, Inc. with
Michael C. Adams Associates
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TABLE OF CONTENTS
Page
A. LEGAL DESCRIPTION 1
B. GENERAL PLAN CONSISTENCY ANALYSIS 3
1. Land Use Element 4
2. Urban Design Element 13
3. Housing Element 14
4. Historic and Cultural Resources Element 14
5. Economic Development Element 15
6. Growth Management Element 16
7. Circulation Element 22
8. Public Facilities and Public Services Element 25
9. Recreation and Community Services Element 26
10. Utilities Element 27
11. Environmental Resources/
Conservation Element 28
12. Air Quality Element 30
13. Coastal Element 33
14. Environmental Hazards Element 33
15. Noise Element 35
16. Hazardous Materials Element 37
C. ENVIRONMENTAL MITIGATION MEASURES 37
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A. LEGAL DESCRIPTION northerly of the southerly line of said section, said last men
tioned southerly line being also the center line of Bolsa Avenue
The following provides the legal description for the entire as shown said last mentioned parcel map, said tangent line
McDonnell Centre Business Park Specific Plan area, which is being also the southerly line of said Parcel 1; thence along said
bounded by an at grade spurtrack of the US Navy (railroad tangent line, North 89°25'20" West 23.70 feet to tangent 38.00
right-of-way) and Rancho Road on the north, Springdale Street foot radius curve, concave northerly; thence, continuing along
on the east, Bolsa Avenue on the south and Bolsa Chica Street the southerly line of said Parcel 1 and said tangent curve,
and the Orange County Flood Control District channel on the through a central angle of 8°44'46", a distance of 5.80 feet;
west. Refer to Exhibit 1 in the Specific Plan. thence, tangent to said curve, North 80040'34" West 58.12 feet
to the beginning of a tangent 62.00 foot radius curve, concave
A portion of fractional Section 9, Township 5 South, Range 11 southerly; thence, along said tangent curve, through a central
West, partly in the Rancho Las Bolsas and partly in the Rancho angle of 8°44'46", a distance of 9.46 feet; thence, tangent to
La Bolsa Chica, in the City of Huntington Beach, County of said curve, North 89°25'20" West 52.35 feet to the beginning of
Orange, State of California, as per map recorded in Book 51, a tangent 62.00 foot radius curve, concave southerly; thence,
page 13 of Miscellaneous Maps, in the Office of the County along said tangent curve, through a central angle of 8°44'46", a
Recorder of said county, described as follows: distance of 9.46 feet; thence tangent to said curve, South
81°49'54" West 58.12 feet to a tangent 38.00 foot radius curve,
Commencing at the Southeast Corner of said section, said point concave northerly; thence, along said tangent curve, through a
being also the center line intersection of Springdale Street and central angle of 8°44'46", a distance of 5.80 feet to a tangent
Bolsa Avenue as shown on a map of Parcel Map No. 93-202, line which is parallel with and 60.00 feet northerly of the
recorded in Book 281, pages 3 and 4 of Parcel Maps, in the southerly line�of said section; thence, along said last mentioned
Office of said County Recorder; thence North 0°16'04" East tangent line, North 89°25'20" West 4117.58 feet to a tangent
2055.80 feet along the center line of Springdale Street, said 59.13 foot radius curve, concave northerly; thence, along said
center line being also the easterly Line of said section; thence tangent curve, through a central angle of 16°41'S6", a distance
North 89°28'58" West 50.00 feet to a point on the westerly Tine of 17.23 feet; thence, tangent to said curve, North 72°43'24"
of Springdale Street as shown on said parcel map, said point West 20.88 feet to the beginning of a tangent 83.13 foot radius
being also the northeast comer of Parcel 3 of said parcel map curve, concave southerly; thence, along said tangent curve,
and the Point of Beginning; thence, along said westerly line through a central angle of 16°41'56", a distance of 24.23 feet;
and parallel with the easterly line of said section, South 0°16'04" thence, tangent to said curve, North 89°25'20" West 49.12 feet
West 1965.58 feet to the southerly terminus of the easterly line to the beginning of a tangent 83.13 foot radius curve, concave
of Parcel 1 of Parcel Map No. 95-136 as shown on a map there- southerly; thence, along said tangent curve, through a central
of recorded in Book 288, pages 49 and 50 of Parcel Maps; angle of 16°41'56", a distance of 24.23 feet; (hence, tangent to
thence, along a tangent 30.00 foot radius curve, concave north- said curve, South 73°52'45" West 20.88 feet to a tangent 59.1�,,
westerly, through a central angle of 90°18'36", a distance 47.29 foot radius curve, concave northerly; thence, along said tangent)
feet to a tangent line which is parallel with and 60.00 feet curve, through a central angle of 16041'56", a distance of 17.2 '
1
feet to a tangent line which is parallel with and 60.00 feet gent 83.13 foot radius curve, concave westerly; thence, along
northerly of the southerly line of said section; thence, along said said tangent curve, through a central angle of 16°41'56", a dis-
last mentioned tangent line, North 89"25'20" West 597.93 feet tance of 24.23 feet; thence tangent to said curve, North
to the westerly terminus of the southerly line of Parcel 2 of 16°04'45° West 20.88 feet to a tangent 59.13 foot radius curve,
Parcel Map No. 87-424, as shown on a map thereof recorded in concave northerly; thence, along said tangent curve, through a
Book 237, pages 4 through 6, inclusive, of Parcel Maps in the central angle of 16°41'56", a distance of 17.23 feet to a tangent
Office of said County Recorder; thence, along a tangent 30.00 line which is parallel with and 80.00 feet easterly of the center
foot radius curve, concave northeasterly, through a central line of Bolsa Chica Road as shown on said last mentioned par-
angle of 90°02'30", a distance of 47.15 feet to a tangent line cel map; thence, along said tangent line, North 0°37'10" East
which is parallel with and 80.00 feet easterly of the center line 2,031.46 feet to a tangent 30.00 foot radius curve, concave
of Bolsa Chica Road as shown on said last mentioned parcel southeasterly; thence, along said tangent curve, through a cen-
map, said tangent line being also the westerly line of said Parcel tral angle of 49°52'31", 26.11 feet to a tangent line which is par-
2; thence, along said tangent line, North 0"37'10" East 221.35 allel with and 50.00 feet southeasterly of the center line of
feet to a tangent 180.75 foot radius curve, concave easterly; Rancho Avenue as shown on a Record of Survey recorded in
thence, continuing along the westerly line of said parcel and Book 60, page 13 of Record of Surveys; thence, along said tan-
along said tangent curve, through a central angle of 9026'16", a gent line, North 50029'41" East 2382.14 feet to the southerly line
distance of 29.77 feet; thence, tangent to said curve, North of the 75.00 foot wide Right-of-Way described in deed recorded
10"03'26" East 31.14 feet to a tangent 180.75 foot radius curve, in Book 1296, page 88 of Deeds in the Office of the County
concave westerly; thence, along said tangent curve, through a Recorder of said county; thence, along said southerly line,
central angle of 9°26'16", a distance of 29.77 feet; thence, tan- South 39028'30" East 877.72 feet to a tangent 1,947.78 foot
gent to said curve, North 10°03'26" East 227.87 feet to the radius curve, concave northeasterly; thence, along said tangent
beginning of a non-tangent 18.00 foot radius curve, concave curve and said southerly line, through a central angle of
northeasterly, a radial to the beginning of said curve bears 50°00'28", 1,700.02 feet to a tangent line, said tangent line
South 27°00'26" West; thence, along said non-tangent curve, being also the westerly prolongation of the northerly line of
through a central angle of 63°36'44", a distance of 19.98 feet to Parcel 1 of said previously mentioned Parcel Map No. 93-202;
a tangent line which is parallel with and 80.00 feet easterly of thence, along said tangent line, South 89°28'58" East 492.00
the center line of Bolsa Chica Road as shown on said last men- feet to the northeasterly corner of said last mentioned Parcel 1
tioned parcel map; thence, along said tangent line, North and the beginning of a non-tangent 383.39 foot radius curve,
0°37'10" East 49.56 feet to a tangent 59.13 foot radius curve, concave southeasterly, a radial to the beginning of said curve
concave easterly; thence, along said tangent curve, through a bears North 32°30'55 East; thence, along the northeasterly line
central angle of 16°41'56", a distance of 17.23 feet; thence, tan- of said parcel and said non-tangent curve, through a central
gent to said curve, North 17°19'06" East 20.88 feet to the angle of 47051'40", 320.26 feet to the northwesterly corner of
beginning of a tangent 83.13 foot radius curve, concave west- Parcel 2 of said Parcel Map No. 93-202; thence, along the w
erly; thence, along said tangent curve, through a central angle northerly line of Parcel 2 and Parcel 3 of said parcel map, South N
of 1.6°41'56", a distance of 24.23 feet; thence, tangent to said 89°28'58" East 598.07 feet to the Point of Beginning.
curve, North 0037'10" East 49.12 feet to the beginning of a tan- Containing 308.44 acres, more or less.
2
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B. GENERAL PLAN CONSISTENCY ANALYSIS
California State law requires that all cities and counties have a This section explains how the McDonnell Centre Business Park
long range general plan for their physical development. Once Specific Plan achieves consistency with the City of Huntington
a local government has adopted its General Plan, it must be Beach General Plan. The four (4) points listed below provide
implemented, and local governments have a range of imple- the basis for the consistency analysis contained in this section.
mentation tools to select from. Most mechanisms for imple-
menting a City's general plan derive from local government's 1. California Government Code Section 65450-65553
corporate and police powers, such as: construction of streets, permits adoption and administration of Specific Plans
acquisition and development of parks, zoning, subdivision reg- as an implementing tool for the General Plan,
ulations, school dedication requirements, code enforcement,
environmental and design review procedures and redevelop- 2. The current General Plan for the site is "Industrial"
ment. with a Floor Area Ratio (F.A.R.) of 0.75. The site is
currently zoned "IL" Limited Industrial and "IL-H"
A specific plan is an effective implementation tool that is often Limited Industrial - High Rise Overlay. There is no
used to address a single project or a master planned project restriction in the zoning code concerning Floor Area
such as the McDonnell Centre Business Park. The Specific Ratios. The adoption of the Specific Plan will super-
Plan provides a bridge between the broad General Plan policies sede the existing zoning and adopt a new set of zon-
and individual project submittal (site plans, subdivision propos- ing regulations. Adoption of the Specific Plan is con-
als, etc.) in a more area-specific manner than is possible with sistent with the General Plan; therefore, a General
community wide zoning ordinances. As a result, a specific Plan amendment is not required.
plan's emphasis focuses on establishing guidelines and con-
crete development standards to supplement those of the gen- 3. The Specific Plan must be consistent with the
eral plan. Specific plans must be consistent with all facets of the General Plan and serve to implement all aspects of
general plan, including the policy statements contained within the General Plan as it applies to the designated area.
the general plan document. In turn, zoning, subdivisions, and
public works projects must be consistent with the Specific plan. 4. The City of Huntington Beach's General Plan Update,
adopted in 1995, is comprised of 16 separate ele-
The McDonnell Centre Business Park Specific Plan contains ments: 1) land use, 2) urban design, 3) housing, 4)
detailed regulations, guidelines and implementation measures historic and cultural resources, 5) economic develop-
that will serve as a guide, providing consistency with the City's ment, 6) growth management, 7) circulation, 8) pub-
general plan and standards and guidelines by which future lic facilities and public services, 9) recreation and
development will be approved. community services, 10) utilities, 11) environmentalw.
resources/ conservation, 12) air quality, 13) environs
mental hazards, 14) noise, 15) coastal and 16) haz-
3
ardous materials. The following provides a brief dis- Ensure that development is adequately served by trans-
cussion of these Elements which are applicable to the portation infrastructure, utility infrastructure, and public
project including a listing of applicable goals and poli- services.
cies. Although the General Plan identifies objectives Achieve and maintain a high quality of architecture, land-
within each element, the policies actually implement scape, and public open spaces in the City.
the objectives and therefore provide more specific cri- Ensure that significant environmental habitats and
teria of how the identified goals will be achieved. The resources are maintained.
discussion below indicates how the Specific Plan pro- Achieve a diversity of land uses that sustain the City's
ject meets the applicable policies. economic viability, while maintaining the City's environ-
mental resources and scale and character.
1. LAND USE ELEMENT Achieve a pattern of land uses that preserves, enhances,
and establishes a distinct identity for the City's neighbor-
The Land Use Element (LUE) for the City of Huntington Beach hoods, corridors, and centers.
General Plan provides for the types, density/intensity, design, Achieve the development of industrial uses that provide
and distribution of commercial, residential, industrial, and agri- job opportunities for existing and future residents, as well
cultural land uses as well as public and private open space. The as the surrounding subregion, and generate revenue for
LUE includes goals designed to serve as a general guide for the the City.
future development of Huntington Beach in terms of location of
uses, allowable residential densities, and other criteria. The following applicable Land Use Element policies are identi-
fied below, followed in italic typeface by an explanation of how
The LUE designates the 307-acre McDonnell Centre Business the McDonnell Centre Business Park Specific Plan achieves
Park project site Industrial with an FAR of 0.75. Typical permit- consistency.
ted uses of the Industrial designation are light manufacturing,
research and development, warehousing, business parks and Correlation of Land Use Development with Market
professional offices, supporting retail, financial, and restau- Demands
rants, and similar uses, or warehouse and sales outlets.
Policies
The primary goal of the Land Use Element is to provide guid- LU 1.1.1
ance regarding the manner in which lands are to be used in the Establish incentives for the development of uses to support the
City of Huntington Beach. Applicable goals include: needs and reflect the economic demands of City residents and
visitors.
• Achieve development that maintains or improves the
City's fiscal viability and reflects economic demands The Specific Plan area will be incrementally developed in phas- w
while maintaining and improving the quality of fife for the es over an extended period of time as outlined in Section 4.5 of N
current and future residents of Huntington Beach: the document. The project site has been divided into a number
4
n_....
of Planning Areas, creating distinct subareas and allowing for Correlation of Land Use Development with Supporting
private development to occur in a timely manner with an overall Public infrastructure and Services
Master Plan concept. This approach will ensure that future eco-
nomic development opportunities will be implemented depen- Policies
dent upon market conditions. Additionally, the Specific Plan LU 2.1.1
allows for flexibility in the Specific Plan Development Plan and construct public infrastructure and service improve-
Regulations. This flexibility in development standards is intend- ments as demand necessitates to support the land uses speci-
ed to accommodate future market trends and tenant needs, fed in the Land Use Plan (as defined in the Circulation and
without sacrificing the intended high-quality character of the Public Utilities and Services Elements of the General Plan).
project area.
The Specific Plan area will be incrementally developed in phas-
During the formulation of the Specific Plan, staff identified uses es over an extended period of time. The project site has been
to be permitted and prohibited within the document. "Future per- divided into a number of Planning Areas, creating distinct sub-
mitted uses" have the incentive of a "fast track" entitlement areas and allowing for private development to occur in a timely
process since' their approval shall be determined via the manner with an overall Master Plan concept.
Director of Community Development vs. the Planning
Commission or City Council. The McDonnell Centre Business Park Specific Plan shall
ensure the provision of adequate public facilities and utilities to
LU 1.1.2 serve the proposed project. A Circulation Plan and Public
Promote development in accordance with the Economic Facilities Plan for water, wastewater and storm drainage have
Development Element. been prepared for the project consistent with all standards and
requirements of the applicable service agencies (refer to
The Specific Plan will encourage future development by pro- Sections 4.2 and 4.3 of the Specific Plan). These plans will be
moting a comprehensive planned Industrial Park and allowing approved by the City and the landowner will be constructing
for future "fast-track" entitlement. This Specific Plan will pro- public infrastructure as required by the City in order to support
mote development in accordance with the Economic the land uses proposed by the Specific Plan.
Development Element. Additionally, the landowner is promoting
development through its internal marketing strategies and real Additionally, a Master Environmental Impact Report, which ana-
estate brokers. lyzes buildout of the McDonnell Centre Business Park Specific
Plan proposes mitigation measures to reduce public infrastruc-
ture and service improvement impacts from the buildout of
future land uses. A listing of the proposed mitigation measures
are provided as Appendix C.
W
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5
LU 2.1.2 Quality of the City's Built Environment
Require that the type, amount, and location of development be
correlated with the provision of adequate supporting infrastruc- Policies
ture and services (as defined in the Circulation and Public LU 4.1.1
Utilities and Service Elements). Require adherence to or consideration of the policies pre-
scribed for Design and Development in this Plan, as appropri-
Development will be correlated with infrastructure needs. ate.
Section 4.0 of the Specific Plan presents the realistic develop-
ment proposed for the planning areas and the circulation, pub- Design Guidelines and Development Regulations are included
lic facilities and infrastructure plans which will support the Land as Sections 5.0 and 6.0 of the Specific Plan. Section 5.0 estab-
Use Plan and reinforce the design concept. in addition, a devel- lishes a comprehensive set of design guidelines for the entire
opment phasing plan has been prepared as Section 4.5 of the project area and for individual project development, while
Specific Plan. The phasing plan identifies the amount and tim- Section 6.0 presents a detailed description of the development
ing of infrastructure required to support various phases of regulations and standards which are necessary to guide and
development control new development and carry out the goals andpolicies of
the Specific Plan and the City's General Plan..
LU 2.1.3
Limit the type, location, and/or timing of development where LU 4.1.2
there is inadequate public infrastructure and/or services to sup- Require that an appropriate landscape plan be submitted and
port land use development. implemented for development projects subject to discretionary
review.
Development will be correlated with infrastructure needs.
Section 4.0 of the Specific Plan presents the realistic develop- Landscape standards which require individual projects to sub-
ment proposed for the planning areas and the circulation, pub- mit and implement a landscape plan consistent with the overall
lic facilities and infrastructure plans which will support the Land Specific Plan standards are included as Sections 5.3 and 4.4 of
Use Plan and reinforce the design concept. In addition, a devel- the Specific Plan. The landscape standards will apply to all
opment phasing plan has been prepared as Section 4.5 of the development within the Specific Plan.
Specific Plan. The phasing plan identifies the amount and tim-
ing of infrastructure required to support various phases of LU 4.1.3
development. Require property owners to maintain landscaping, remove and
abate weeds, and replace unhealthy or dead landscape.
Landscape standards which require individual projects to sub-
mit and implement a landscape plan consistent with the overall
Specific Plan standards are included as Sections 5.3 and 4.4 of N
6
........ _....
the Specific Plan. The landscape standards will apply to all Landscape standards which require individual projects to sub-
development within the Specific Plan. mit and implement a landscape plan consistent with the overall
Specific Plan standards are included as Section 5.3 of the
LU 4.1.4 Specific Plan. The landscape standards will apply to all devel-
Encourage developers to incorporate mature and specimen opment within the Specific Plan.
trees and other significant vegetation, as defined by the City,
that may exist on a site into the design of a development project The incorporation of adequate drought-conscious irrigation sys-
for that site. tems and maintenance of the health of the landscape is also
addressed in Section 4.4 of the Specific Plan and will be
Landscape standards which require individual projects to sub- reviewed with the plans for development of individual parcels.
mit and implement a landscape plan consistent with the overall
Specific Plan standards are included as Section 5.3 of the LU 4.1.7
Specific Plan. The landscape standards will apply to all devel- Require that all commercial and industrial landscape be ade-
opment within the Specific Plan. The Landscape Plan (Section quately irrigated with automatic irrigation systems.
4.4) also requires incorporation of mature and specimen trees
that may exist on a site into the design. Landscape standards which require individual projects to sub-
mit and implement a landscape plan consistent with the overall
Specific Plan_ standards are included as Section 5.3 of the
LU 4.1.5 Specific Plan. The landscape standards will apply to all devel-
Consider creating incentives for the use of drought-tolerant opment within the Specific Plan.
species in landscape design.
The incorporation of automatic irrigation systems is also
Landscape standards which require individual projects to sub- addressed in Section 4.4 of the Specific Plan and will be
mit and implement a landscape plan consistent with the overall reviewed with the plans for development of individual parcels.
Specific Plan standards are included as Section 5.3 of the
Specific Plan. The landscape standards will apply to all devel- LU 4.1.8
opment within the Specific Plan. Incentives for the use of Use reclaimed water for the irrigation of public and private land-
drought-tolerant species in landscape design are also scape, as feasible.
addressed in Section 4.4 of the Specific Plan and will be
reviewed with the plans for development of individual parcels. The City does not currently have a reclaimed water supply sys-
tem available. As indicated in Section 4.4 of the Specific Plan,
LU 4.1.6 reclaimed water shall be utilized where and whenever feasible
Require that commercial and industrial development incorpo- and shall comply with the City's "Water Efficient Landscape W
rate adequate drought-conscious irrigation systems and main- Requirements" (Ordinance #1452). Usage will be addressed
tain the health of the landscape. with future individual requests for development if such a system
is available at that time.
7
m _.._
LU 4.2.1 Section 5.0 Design Guidelines and Section. 6.0 Development
Require that all structures be constructed in accordance with Regulations of the Specific Plan include requirements for park-
the requirements of the City's building and other pertinent codes ing, access requirements, supporting functions, open space,
and regulations; including new, adaptively re-used, and reno- etc.
vated buildings.
LU 4.2.5
Upon the City's adoption of the McDonnell Centre Business Require that all commercial, industrial, and public development
Park Specific Plan, the development procedures, regulations, incorporate appropriate design elements to facilitate access
standards and specifications of the Specific Plan shall super- and use as required by State and Federal Laws such as the
sede the relevant provisions of the City's zoning code Americans with Disabilities Act.
(Huntington Beach Zoning and Subdivision Ordinance), as they
currently exist or may be amended in the future. Section 6.0 Upon the City's adoption of the McDonnell Centre Business
Development Regulations of the Specific Plan provides specific Park Specific Plan, the development procedures, regulations,
development regulations and standards that will be applied to standards and specifications of the Specific Plan shag super-
the Planning Areas contained in the Land Use Plan Df this sede the relevant provisions of the City's zoning code
Specific Plan. All development regulations and building specify- (Huntington Beach Zoning and Subdivision Ordinance), as they
cations related to new, adaptively reused, and renovated build- currently exist or may be amended in the future. Section 6.0
ings not addressed in the Specific Plan shall be subject to the Development Regulations of the Specific Plan provides specific
City's adopted regulations in place at the time of any individual development regulations and standards that will be applied to
request. the Planning Areas contained in the Land Use Plan of this
Specific Plan. All development regulations and building specifi-
Additionally, a Master Environmental Impact Report, which ana- cations not addressed in the Specific Plan shall be subject to
lyzes buildout of the McDonnell Centre Business Park Specific the City's adopted regulations in place at the time of any indi-
Plan proposes mitigation measures to reduce public infrastruc- vidual request. Appropriate design elements to facilitate access
ture and service improvement impacts from the buildout of and use shall be incorporated in accordance with State and
future land uses. A listing of the proposed mitigation measures Federal Laws (refer to Section 5.0 Design Guidelines of the
are provided as Appendix C. Specific Plan).
LU 4.2.4 LU 4.2.6
Require that all development be designed to provide adequate Monitor the conditions of buildings in the City and enforce per-
space for access, parking, supporting functions, open space, tinent building, municipal and zoning codes to ensure their
and other pertinent elements. maintenance and quality.
w
w
Upon the City's adoption of the McDonnell Centre Business
Park Specific Plan, the development procedures, regulations,
standards and specifications of the Specific Plan shall super-
8
_ _...
sede the relevant provisions of the City's zoning code The Floor Area Ratio of the Planning Areas within the Specific
(Huntington Beach Zoning and Subdivision Ordinance), as they Plan are at or below the 0.75 FAR. Overall, the maximum per-
currently exist or may be amended in the future. Section 6.0 mitted FAR is 0.67 based on 8,376,366 SF on 289 net acres.
Development Regulations of the Specific Plan provides specific
development regulations and standards that will be applied to LU 7.1.5
the Planning Areas contained in the Land Use Plan of this Accommodate the development of a balance of land uses that
Specific Plan. All development regulations and building specifi- maintain the City's fiscal viability and integrity of environmental
cations not addressed in the Specific Plan shall be subject to resources.
the City's adopted regulations in place at the time of any indi-
vidual request The Specific Plan area will accommodate the development of a
balance of land uses that maintain the City's fiscal viability and
Types and Densities of Land Use to be Permitted integrity of environmental resources. The proposed permitted
land uses are consistent with the City's General Plan for the site
Policies and the project site has been divided into a number of Planning
LU 7.1.1 Areas, creating distinct subareas and allowing for private devel-
Accommodate existing uses and new development in accor- opment to occur in a timely manner with an overall Master Plan
dance with the Land Use and Density Schedules (Table LU-2 - concept. This approach will ensure that future economic devel-
see below). opment opportunities will be implemented dependent upon mar-
ket conditions. Additionally, the Specific Plan allows for flexibili-
Table LU-2 ty in the Specific Plan Development Regulations. This flexibility
Land Use Density and intensity Schedule in development standards is intended to accommodate future
market trends and tenant needs, without sacrificing the intend-
COMMERCiAL AND INDUSTRIAL ed high-quality character of the project area.
Commercial and industrial intensities indicate the maxi-
mum floor area ratio (FAR) which may be permitted on LU 7.1.6
a site. The actual development intensity may be Accommodate the development of additional jobs-generating
reduced to account for site conditions and constraints. land uses that improve the 1992 jobs to housing ratio of 0.82 to
FAR represents the total building area (floor space, 1.0 or greater; to meet objectives of the Regional
excluding basements, balconies, and stair bulkheads) Comprehensive Plan (Southern California Association of
on a lot divided by the total area of that lot. (Note: corn- Governments) and Air Quality Management Plan. These should
mercial FAR's exceeding 0.4 normally necessitate sub- capitalize upon existing industrial strengths and emphasizing
terranean or subterranean parking to provide adequate the clustering of similar or complementary industries.
space to meet code required parking).
-F2A The Specific Plan permits job-generating land uses that will w
Maximum floor area ratio of 0.75. assist in improving the 1992 jobs to housing ratio. Additionally, N
s
the Specific Plan area will be incrementally developed in phas- e. Improve industrial districts to accommodate the changing
es over an extended period of time as outlined in Section 4.5 of characteristics and needs of manufacturing and other
the document. The project site has been divided into a number industrial sectors.
of Planning Areas, creating distinct subareas and allowing for
private development to occur in a timely manner with an overall f. Intermix uses and densities in large-scale development pro-
Master Plan concept. This approach will ensure that future eco- jects.
nomic development opportunities will be implemented depen-
dent upon market conditions. Additionally, the Specific Plan The Specific Plan area will accommodate the development of a
allows for flexibility in the Specific Plan Development balance of land uses consistent with the patterns and distribu-
Regulations. This flexibility in development standards is intend tion of use and density depicted on the Land Use Plan Map. The
ed to accommodate future market trends and tenant needs, proposed permitted land uses are consistent with the City's
without sacrificing the intended high-quality character of the General Plan for the site and the project site has been divided
project area. into a number of Planning Areas, creating distinct subareas and
allowing for private development to occur in a timely manner
Additionally, during the formulation .of the Specific Plan, staff with an overall Master Plan concept. This approach will ensure
identified uses to be permitted and prohibited within the docu- that future economic development opportunities will be imple-
ment. "Future permitted uses" (which included mainly industrial mented dependent upon market conditions. Additionally, the
and manufacturing uses) have the incentive of a "fast track" Specific Plan allows for flexibility in the Specific Plan
entitlement process since their approval shall be determined via Development Regulations. This flexibility in development stan-
the Director of Community Development vs. the Planning dards is' intended to accommodate future market trends and
Commission or City Council. tenant needs, without sacrificing the intended high-quality char-
acter of the project area.
Distribution and Pattern of Development
Policies Industrial (1)
LU 8.1.1
Accommodate land use development in accordance with the Permitted Uses
patterns and distribution of use and density depicted on the
Land Use Plan Map, and in accordance with the principles dis- Policies
cussed below. LU 12.1.1
Accommodate the continuation of existing and development of
a. Enhance a network of interrelated activity centers and corri- new manufacturing, research and development, professional
dors by their distinct functional role, activity, and/or form and offices, supporting retail commercial (including, but not limited
scale of development. to, sales areas for manufacturers and photocopy stores),
restaurants, financial institutions, and similar uses in areas des-
ignated on the Land Use Plan Map in accordance with Policy
7.1.1.
10
....__.
The McDonnell Centre Business Park Specific Plan develop- LU 12.1.3
ment concept outlined in Section 4.0 of the Specific Plan pro- Establish incentives for the inclusion of day-care, public meet-
vides for a planned Industrial/Business Park complex in the ing rooms, and other community-oriented facilities in industrial
northwestern portion of the City of Huntington Beach, consistent districts; possibly including the use of.bonus densities, expedit-
with the goals and policies of the Huntington Beach General ed entitlements, or other techniques.
Plan.
Day-care, conference facilities and other public and semi-public
The project site has been divided into a number of Planning uses are permitted(refer to Section 6.0 of the Specific Plan). As
Areas, creating distinct subareas and allowing for private devel- stated previously, during the formulation of the Specific Plan,
opment to occur in a timely manner with an overall Master Plan staff identified uses to be permitted and prohibited within the
concept. This approach will ensure that future economic devel- document. "Future permitted uses"have the incentive of a "fast
opment opportunities will be implemented dependent upon track" entitlement process since their approval shall be deter-
market conditions. Additionally, the Specific Plan allows for flex- mined via the Director of Community Development vs. the
ibility in the Specific Plan Development Regulations. This flexi- Planning Commission or City Council.
bility in development standards is intended to accommodate
future market trends and tenant needs, without sacrificing the Design and Development
intended high-quality character of the project area.
Policies
During the formulation of the Specific Plan, staff also identified LU 12.1.4
uses to be permitted and prohibited within the document. Require that new and recycled industrial projects be designed
"Future permitted uses"have the incentive of a "fast track"enti- and developed to achieve a high level of quality, distinctive
tlement process since their approval shall be determined via the character, and be compatible with existing uses.
Director of Community Development vs. the Planning
Commission or City Council The McDonnell Centre Business Park Specific Plan provides
the framework and guidelines necessary to create a unique
LU 12.1.2 high quality industrial, research and development business park
Allow for the development of warehouse and sales outlets on complex. The Specific Plan is designed to allow for develop-
industrial sites that are located on and front designated arterial ment in a manner that is compatible with the surrounding neigh-
highways in proximity to arterial intersections provided that the borhood and City of Huntington Beach (refer to Sections 4.0
use will not adversely impact the economic integrity or cohe- and 5.0 of the Specific Plan).
siveness of the industrial district in which it is located or sub-
stantially reduce job opportunities for the City's residents. LU 12.1.5
Require that new and recycled industrial structures and sites be w
Section 4.0 of the Specific Plan permits these uses in a manner designed to convey visual interest and character and to be com-
that is consistent with this policy. patible with adjacent uses, considering the:
'I 1
........ _.__ _...,_. _._,...._
a. use of multiple building masses and volumes to pro- d. use of consistent and well-designed public and infor-
vide visual interest and minimize the visual sense of mation signage; and
bulk and mass; e. installation of elements defining the key entry points
b. architectural design treatment of all building eleva- and activity locations.
tions;
c. use of landscaping in open spaces and parking lots, Section 5.0 Design Guidelines and Section 6.0 Development
including broad landscaped setbacks from principal Regulations of the Specific Plan address these issues.
peripheral streets; Additionally, a Master Environmental Impact Report which ana-
d. enclosure of storage areas with decorative screening lyzes buildout of the McDonnell Centre Business Park Specific
or walls; Plan proposes mitigation measures to reduce aesthetic impacts
e. location of site entries to minimize conflicts with adja- from the buildout of future land uses. A listing of the proposed
cent residential neighborhoods; and mitigation measures is provided as Appendix C of the Specific
f. mitigation of noise, odor, lighting, and other impacts. Plan.
Section 5.0 Design Guidelines and Section 6.0 Development LU 12.1.7
Regulations of the Specific Plan address these issues. Control the development of industrial uses that use, store, pro-
duce, or transport toxins, generate unacceptable levels of noise
Additionally, a Master Environmental impact Report, which ana- or air pollution, or result in other impacts that may adversely
lyzes buildout of the McDonnell Centre Business Park Specific impact Huntington Beach.
Plan proposes mitigation measures to reduce noise, odor, light-
ing and other impacts resulting from the buildout of future land Section 6.0 Development Regulations identifies allowable uses
uses. A listing of the proposed mitigation measures is provided and assists in the control of the development of certain industri-
in Appendix C. al uses that may adversely impact Huntington Beach.
Additionally, a Master Environmental impact Report which ana-
LU 12.1.6 lyzes buildout of the McDonnell Centre Business Park Specific
Require that multiple tenant and large-scale sites developed for Plan proposes mitigation measures to reduce environmental
light industrial uses be designed with the following considera- impacts resulting from the buildout of future land uses. A listing
tions: of the proposed mitigation measures is provided as Appendix C
of the Specific Plan.
a. siting of buildings around common pedestrian walk-
ways and public places (plazas, outdoor dining, etc.); LU12.1.8
b. development of pedestrian walkways, arcades, Require that heavy industrial uses incorporate landscape set-
and/or other visual elements to interconnect individ- backs, screening walls, berms, and/or other appropriate ele- W
ual buildings; ments that mitigate visual and operational impacts with adjacent N
C. use of common or compatible architectural design land uses.
(materials, colors, design character, etc.);
12
Sections 4.4 Landscape Plan, 5.0 Design Guidelines and 6.0 a. provide pedestrian connections and visual continuity
Development Regulations of the Specific Plan address these -between the node and surrounding neighborhoods;
issues. Additionally, a Master Environmental Impact Report b. incorporate shade trees to shelter pedestrians;
which analyzes buildout of the McDonnell Centre Business Park
Specific Plan proposes mitigation measures to reduce visual c. incorporate the use of enhanced paving materials at
and operational impacts resulting from the buildout of future the pedestrian crosswalks;
land uses. A listing of the proposed mitigation measures is pro- d. widen the sidewalks at intersections where feasible to
vided as Appendix C of the Specific Plan. minimize the length of pedestrian crossings; and
e. enhance the connections where feasible between the
2. URBAN DESIGN ELEMENT public sidewalk and private commercial interior open
spaces/courtyards as described in the Land Use
The Urban Design Element focuses on the quality of the City's Element by using:
physical and visual character, which is determined by the orga- • decorative paving materials;
nization, scale, density and pattern of the community's built • landscape materials; and
environment and open spaces. • street furniture
f. incorporate landscaping to mask oil operations and
The primary goal of the Urban Design Element is to establish major utilities, such as the Edison generating station.
and strengthen community identity. An applicable goal includes:
Landscape standards which require individual projects to sub-
Enhance the visual image of the City of Huntington Beach mit and implement a landscape plan consistent with the overall
Specific Plan`standards are included as Sections 4.4 and 5.3 of
The following applicable Urban Design Element policies are the Specific Plan. The landscape standards will apply to all
identified below, followed in italic typeface by an explanation of development within the Specific Plan.
how the McDonnell Centre Business Park Specific Plan
achieves consistency. UD 1.2.2
Require that the nodes incorporate the public improvements
Nodes specified in UD 1.2.1 and other elements that may be listed in
the table, as feasible.
Policies
UD 1.2.1 Landscape standards which require individual projects to sub-
Require public improvements to enhance the existing setting for mit and implement a landscape plan consistent with the overall
all key nodes and pedestrian areas through the consideration of Specific Plan standards are included as Section 4.4 and 5.3 of
the following: the Specific Plan. The landscape standards will apply to all
development within the Specific Plan,
N
13
._, ........... _... .... ._._.
Corridor Identity racial and ethnic groups in Huntington Beach.
Policies • . The provision of a variety of housing opportunities by
UD 1.3.1 type, tenure, and cost for households of all sizes
Require a consistent design theme and/or landscape design throughout the City.
character along the community's corridors, reflecting the unique
qualities of each district. Ensure that streetscape standards for The development of a balanced residential environment
the major commercial corridors, the residential corridors, and with access to employment opportunities, community
primary and secondary image corridors provide each corridor facilities, and adequate services.
with its own identity while promoting visual continuity through-
out the City. These goals relate to issues which are not directly applicable to
the McDonnell Centre Business Park Specific Plan, since the
Landscape standards which require individual projects to sub- Specific Plan is not designated for residential uses by the City
mit and implement a landscape plan consistent with the overall General Plan. The Housing Element objectives and policies are
Specific Plan standards are included as Section 4.0 of the also not applicable.
Specific Plan. The landscape standards will apply to all devel-
opment within the Specific Plan. 4. HISTORIC AND CULTURAL RESOURCES
3. HOUSING ELEMENT ELEMENT
The Housing Element, adopted in July 1990, is intended to The overall intent of the City of Huntington Beach Historical and
direct residential development and preservation in a way that Cultural Element is to identify the historical resources of the
coincides with the overall economic and social values of the community, their current designations and community status,
community. The Housing Element is an official municipal and the issues affecting their future. Goals include:
response to a growing awareness of the need to provide hous-
ing for all economic segments of the community, as well as legal To promote the preservation and restoration of the sites,
requirements that housing policy be made a part of the planning structures and districts which have architectural, histori-
process. As such, the Element establishes policies that will cal, and/or archaeological significance to the City of
guide City officials in daily decision making and sets forth an Huntington Beach.
action program designed to enable the City to realize its hous- Develop avenues for communication and participation in
ing goals. The City of Huntington Beach has adopted three arts and cultural activities and programming to bring
goals for its housing program which are consistent with State together diverse segments of the community.
and Regional housing policies. These goals are: Highlight the City's unique cultural heritage and enhance
its visual appeal. w
• The attainment of decent housing within a satisfying liv- Expand opportunities for the City's children to receive N
ing environment for households of all socioeconomic, quality experiences of arts and culture.
14
• Establish a wide range of arts and cultural programs and The following applicable Economic Development Element poli-
facilities that address the needs and interest of residents, cies are identified below, followed in italic typeface by an expla-
workers, and visitors. nation of how the McDonnell Centre Business Park Specific
Plan achieves consistency.
These goals relate to issues which are not directly applicable to
the McDonnell Centre Business Park Specific Plan, since the Economic Growth
Specific Plan area does not contain any significant historic and
cultural resources. The Historic and Cultural Resources Policies
Element objectives and policies are also not applicable. ED 1.1.1
Maintain and expand economic and business development pro-
5. ECONOMIC DEVELOPMENT ELEMENT grams that encourage and stimulate business opportunities
within the City.
The Economic Development Element is specifically concerned
with the identification of a strategy to address development The Specific Plan will stimulate business opportunities within
potentials that will broaden and stabilize the Uy's economic the City by allowing for and encouraging development consis-
base. Its goals and policies are formulated to provide new poli- tent with the Specific Plan under an expedited entitlement
cy direction for the City and the planning area. process.
The primary goal of the Economic Development Element is to Additionally, the Specific Plan provides for a range of employ-
provide for the economic opportunities of City's residents; busi- ment opportunities in the professional, retail, service and indus-
Hess retention and expansion; and land use plan implementa- liral fields; thus stimulating business opportunities and widening
tion. Applicable goals include: the employee base of the community. Refer to Section 6.0
Development Standards for a list of permitted uses.
• Provide economic opportunities for present and future
Huntington Beach residents and businesses through Industrial Use
employment and local fiscal stability.
• Aggressively retain and enhance the existing commer- Policies
cial, industrial and visitor serving uses while attracting ED 2.5.1
new uses to Huntington Beach. Encourage and assist existing and potential industrial owners to
• Enhance Huntington Beach's economic development update, modernize, and expand their industrial properties.
potential through strategic land use planning and sound
urban design practices. The Specific Plan will encourage future industrial development
by promoting a comprehensive planned Industrial Park and w
allowing for future "fast-track"entitlement. This Specific Plan will N
promote development in accordance with the Economic
15
Development Element. Additionally, the landowner is promoting Element is to establish goals, policies and 'programs that will
development through its intemal marketing strategies and real promote growth and development based upon the City's ability
estate brokers. to provide an adequate circulation system and public facilities
and services.
ED 2.5.2
Seek to capture "new growth" industries such as, but not limited The applicable goals of the Growth Management Element are
to: to:
• "knowledge" based industries, such as research and Reduce traffic congestion
development firms (higher technology communications Ensure that adequate transportation and public facilities
and information industries);communication industry ser- and public services are provided for existing and future
vice providers and equipment manufactures which are residents of the City.
creating the next series of consumer and utility company
equipment and services; biotechnical industries;environ- The following applicable Growth Management Element policies
mental technology; and point of sale industries. are identified below, followed in italic typeface by an explanation
of how the McDonnell Centre Business Park Specific Plan
The McDonnell Centre Business Park Specific Plan seeks to achieves consistency.
capture "new growth"industries by allowing for and encouraging
development consistent with the Specific Plan under an expe- Police
dited entitlement process.
Policies
Additionally, the Specific Plan provides for a range of employ- 5.1.1
ment opportunities in the professional, retail, service and Indus- Establish a 5 minute response time for priority 1 calls (where
trial fields, thus stimulating business opportunities and widening there is a threat to life or property) for service 85% of the time.
the employee base of the community. Refer to Section 6.0
Development Regulations for a list of permitted uses. The McDonnell Centre Business Park Specific Plan shall ensure
the provision of adequate public services to serve the proposed
6. GROWTH MANAGEMENT ELEMENT project as specified in sections 4.3. A Master Plan
Environmental Impact Report, which analyzes buildout of the
The Growth Management Element, adopted in April 1992, is a McDonnell Centre Business Park Specific Plan proposes miti-
pre-requisite to establish and continue eligibility to receive gation measures to reduce public services impacts resulting
monies generated by the sales tax which was approved by from the buildout of future land uses. A listing of the proposed
Orange County voters in November 1990 as Measure M mitigation measures is provided as Appendix C.
(Revised Traffic improvement and Growth Management
Ordinance). The purpose and intent of the Growth Management
16
5.1.2 gation measures to reduce public services impacts resulting
Continue long range planning for police services to include from the buildout of future land uses. A listing of the proposed
appropriate equipment, facilities, and staffing. mitigation measures is provided as Appendix C.
The McDonnell Centre Business Park Specific Plan shall Fire/Paramedic-Services
ensure the provision of adequate public services to serve the
proposed project as specified in sections 4.3. A Master Plan 5.2.1
Environmental Impact Report, which analyzes buildout of the Provide a 5 minute response time for emergency fire services
McDonnell Centre Business Park Specific Plan proposes miti- 80% of the time.
gation measures' to reduce public services impacts resulting
from the buildout of future land uses. A listing of the proposed The McDonnell Centre Business Park Specific Plan shall
mitigation measures is provided as Appendix C. ensure the provision of adequate public services to serve the
proposed project as specified in sections 4.3. A Master Plan
5.1.3 Environmental Impact Report, which analyzes buildout of the
Establish response times for priority 2 (where a threat to life or McDonnell Centre Business Park Specific Plan proposes miti-
property is possible) and priority 3 (where there is no threat) gation measures to reduce public services impacts resulting
calls with concurrence of Chief of Police and City Council. from the buildout of future land uses. A listing of the proposed
mitigation measures is provided as Appendix C.
The McDonnell Centre Business Park Specific Plan shall
ensure the provision of adequate public services to serve the 5.2.2
proposed project as specified in sections 4.3. A Master Plan Provide, a 5 Minute response time for paramedic services 80%
Environmental Impact Report, which analyzes buildout of the of the time.
McDonnell Centre Business Park Specific Plan proposes miti-
gation measures to reduce public services impacts resulting The McDonnell Centre Business Park Specific Plan shall
from the buildout of future land uses. A listing of the proposed ensure the provision of adequate public services to serve the
mitigation measures is provided as Appendix C. proposed project. A Master Plan Environmental Impact Report,
which analyzes buildout of the McDonnell Centre Business Park
5.1.4 Specific Plan proposes mitigation measures to reduce public
Ensure new developments meet security requirements. services impacts resulting from the buildout of future land uses.
A listing of the proposed mitigation measures is provided as
The McDonnell Centre Business Park Specific Plan shall Appendix C.
ensure the provision of adequate public services to serve the
proposed project as specified in sections 4.3. A Master Plan 5.2.3 w
Environmental Impact Report, which analyzes buildout of the Ensure new development includes fire prevention methods ands
McDonnell Centre Business Park Specific Plan proposes miti- standards. N
17
The McDonnell Centre Business Park Specific Plan shall ensure Additionally, a Master Plan Environmental Impact Report, which
the provision of adequate public services to serve the proposed analyzes buildout of the McDonnell Centre Business Park
project as specified in sections 4.3. A Master Plan Specific Plan proposes mitigation measures to reduce circula-
Environmental Impact Report, which analyzes buildout of the tion impacts resulting from the buildout of future land uses. A
McDonnell Centre Business Park Specific Plan proposes miti- listing of the proposed mitigation measures is provided as
gation measures to reduce public services impacts resulting Appendix C.
from the buildout of future land uses. A listing of the proposed 5.3.3
mitigation measures is provided as Appendix C. Establish Level of Service "C" as the minimum acceptable stan-
dard on the City's arterial streets.
5.2.4
Provide appropriate fire facilities, apparatus, equipment, and A Circulation Plan (refer to Section 4.2 of the Specific Plan) has
staffing. been prepared for the project consistent with all standards and
requirements of the applicable service agencies. This plan will
The McDonnell Centre Business Park Specific Plan shall ensure be approved by the City and the landowner will be constructing
the provision of adequate public services to serve the proposed public infrastructure as required by the City in order to support
project as specified in sections 4.3. A Master Plan the land uses proposed by the Specific Plan.
Environmental Impact Report, which analyzes buildout of the
McDonnell Centre Business Park Specific Plan proposes miti- Additionally, a Master Plan Environmental Impact Report, which
gation measures to reduce public services impacts resulting analyzes buildout of the McDonnell Centre Business Park
from the buildout of future land uses. A listing of the proposed Specific Plan proposes mitigation measures to reduce circula-
mitigation measures is provided as Appendix C. tion impacts resulting from the buildout of future land uses. A
listing of the proposed mitigation measures is provided as
Traffic/Circulation Appendix C.
5.3.1 5.3.4
Increase the City's involvement,with contiguous and regional Establish Level of Service T" as the minimum acceptable stan-
agencies in circulation planning. dard on arterial intersections except those intersections includ-
ed on the .Deficient Intersection List established by Public
A Circulation Plan (refer to Section 4.2 of the Specific Plan) has Works.
been prepared for the project consistent with all standards and
requirements of the applicable service agencies. This plan will A Circulation Plan (refer to Section 4.2 of the Specific Plan) has
be approved by the City and the landowner will be constructing been prepared for the project consistent with all standards and
public infrastructure as required by the City in order to support requirements of the applicable service agencies. This plan will W
the land uses proposed by the Specific Plan. be approved by the City and the landowner will be constructing N
public infrastructure as required by the City in order to support .
the land uses proposed by the Specific Plan.
18
Additionally, a Master Plan Environmental Impact Report, which 5.3.6
analyzes buildout of the McDonnell Centre Business Park Promote traffic reduction strategies including alternate travel
Specific Plan proposes mitigation measures to reduce circula- modes, alternate work hours, and decrease in number of vehi-
tion impacts resulting from the buildout of future land uses. cle trips.
A listing of the proposed mitigation measures is provided as
Appendix C. Section 4.2 of the Specific Plan indicates that alternative forms
of transportation should also receive careful consideration.
5.3.5 Each future business developed within the Specific Plan will be
Establish a plan to fund transportation improvements. required to address this issue.
Additionally, a Master Plan Environmental Impact Report, which
As indicated in the Specific Plan (Section 2.5), a Growth analyzes buildout of the McDonnell Centre Business Park
Management Plan (GMP) is required to implement the passage Specific Plan proposes mitigation measures to reduce circula-
of Orange County Measure M approved in the 1990 election to tion impacts resulting from the buildout of future land uses. A
ensure that the planning, management and implementation of listing of the proposed mitigation measures is provided as
traffic improvements and public facilities are adequate to meet Appendix C.
current and projected needs. New developments in the
McDonnell Centre Business Park Specific Plan Development 6.3.7
will be correlated with infrastructure needs. Section 4.0 of the Participate in.Measure M sales tax revenue allocation program
Specific Plan presents the realistic development proposed for for mitigation or construction of improvements to the existing cir-
the planning areas and the circulation plans which will support culation.
the Land Use Plan and reinforce the design concept. in addi-
tion, a development phasing plan has been prepared as Section As indicated in the Specific Plan (Section 2.5), a Growth
4.5 of the Specific Plan. The phasing plan identifies the amount Management Plan (GMP) is required to implement the passage
and timing of infrastructure required to support various phases of Orange County Measure M approved in the 1990 election to
of development. ensure that the planning, management and implementation of
traffic improvements and public facilities are adequate to meet
Additionally, a Master Plan Environmental Impact Report, which current and projected needs. New developments in the
analyzes buildout of the McDonnell Centre Business Park McDonnell Centre Business Park Specific Plan Development
Specific Plan proposes mitigation measures to reduce circula- will be correlated with infrastructure needs. Section 4.0 of the
tion impacts resulting from the buildout of future land uses. A Specific Plan presents the realistic development proposed for
listing of the proposed mitigation measures is provided as the planning areas and the circulation plans which will support
Appendix C. the Land Use Plan and reinforce the design concept in addi-
tion, a development phasing plan has been prepared as Section
4.5 of the Specific Plan. The phasing plan identifies the amount
and timing of infrastructure required to support various phases N
of development.
' 19
_,. .......
A Master Plan Environmental Impact Report, which analyzes Additionally, a Master Plan Environmental Impact Report, which
buildout of the McDonnell Centre Business Park Specific Plan analyzes buildout of the McDonnell Centre Business Park
proposes mitigation measures to reduce circulation impacts Specific Plan proposes mitigation measures to reduce impacts
resulting from the buildout of future land uses. A listing of the to water service resulting from the buildout of future land uses.
proposed mitigation measures is provided as Appendix C. A listing of the proposed mitigation measures is provided as
Appendix C.
Water
5.5.2
Policies Explore the economic and practical feasibility of using
5.5.1 reclaimed water.
Provide water service to all areas with the following standards:
The City does not currently have a reclaimed water supply sys-
a. Water pressure be provided under average and peak tem available. As indicated in Section 4.4 of the Specific Plan,
hour demand conditions (minimum 50 psi, maximum reclaimed water shall be utilized where and whenever feasible
80 psi, average 60-65 psi no more than 5 psi fluctua- and shall comply with the City's "Water Efficient Landscape
tion in a 24 hour period). Requirements" (Ordinance #1452). Usage will be addressed
b. Provide fire flow capabilities that meet the Fire with future individual requests for development if such a system
Department's requirements. is available at that time.
c. Provide emergency water supply for a minimum of
five days. Sewer
d. Provide the best quality of water available at the mot
reasonable cost. Policies
e. Meet all requests for service in a timely manner. 5.6.1
Encourage completion of the Orange County Sanitation
The McDonnell Centre Business Park Specific Plan shall District's Coast Trunk Sewer Line and Slater Pump Station.
ensure the provision of adequate public facilities and utilities to
serve the proposed project. A Public Facilities Plan (refer to The McDonnell Centre Business Park Specific Plan shall
Section 4.3 of the Specific Plan) has been prepared for the pro- ensure the provision of adequate public facilities and utilities to
ject consistent with all standards and requirements of the serve the proposed project. A Public Facilities Plan (refer to
applicable service agencies. This plan will be approved by the Section 4.3 of the Specific Plan) has been prepared for the pro-
City and the landowner will be constructing public infrastructure ject consistent with all standards and requirements of the
as required by the City in order to support the land uses pro- applicable service agencies. This plan will be approved by the
posed by the Specific Plan. City and the landowner will be constructing public infrastructure w
as required by the City in order to support the land uses pro- N
posed by the Specific Plan.
20
Additionally, a Master Plan Environmental Impact Report, which The McDonnell Centre Business Park Specific Plan shall
analyzes buildout of the McDonnell Centre Business Park ensure the provision of adequate public facilities and utilities to
Specific Plan proposes mitigation measures to reduce impacts serve the proposed project. A Public Facilities Plan (refer to
to sewer service resulting from the buildout of future land uses. Section 4.3 of the Specific Plan) has been prepared for the pro-
A listing of the proposed mitigation measures is provided as ject consistent with all standards and requirements of the
Appendix C. applicable service agencies. This plan will be approved by the
5.6.3 City and the landowner will be constructing public infrastructure
Encourage new development to comply with Orange County as required by the City in order to support the land uses pro-
Sanitation District 3 and 11 requirements. posed by the Specific Plan.
The McDonnell Centre Business Park Specific Plan shall Additionally, a Master Plan Environmental Impact Report, which
ensure the provision of adequate public facilities and utilities to analyzes buildout of the McDonnell Centre Business Park
serve the proposed project. A Public Facilities Plan (refer to Specific Plan proposes mitigation measures to reduce impacts
Section 4.3 of the Specific Plan) has been prepared for the pro- to storm drain system resulting from the buildout of future land
ject consistent with all standards and requirements of the uses. A listing of the proposed mitigation measures is provided
applicable service agencies. This plan will be approved by the as Appendix C.
City and the landowner will be constructing public infrastructure
as required by the City in order to support the land uses pro- 6.7.2
posed by the Specific Plan. Encourage completion of the Santa Ana River Project and work
with appropriate State, Federal, and local agencies to provide
Additionally, a Master Plan Environmental Impact Report, which 100-year flooq protection of the Santa Ana River.
analyzes buildout of the McDonnell Centre Business Park
Specific Plan proposes mitigation measures to reduce impacts The McDonnell Centre Business Park Specific Plan shall
to sewer service resulting from the buildout of future land uses. ensure the provision of adequate public facilities and utilities to
A listing of the proposed mitigation measures is provided as serve the proposed project A Public Facilities Plan (refer to
Appendix C. Section 4.3 of the Specific Plan) has been prepared for the pro-
ject consistent with all standards and requirements of the
Drainage applicable service agencies. This plan will be approved by the
City and the landowner will be constructing public infrastructure
Policies as required by the City in order to support the land uses pro-
5.7.1 posed by the Specific Plan.
Provide the Local Storm Drain System to comply with 25 year
storm standard. Additionally, a Master Plan Environmental Impact Report, which
analyzes buildout of the McDonnell Centre Business Park w
Specific Plan proposes mitigation measures to reduce flooding
21
impacts resulting from the buildout of future land uses. A listing and at all intersections.
of the proposed mitigation measures is provided as Appendix Develop a balanced and integrated multi-modal trans-
C. portation system.
Land Use Encourage and develop a transportation demand man-
agement (TDM) system to assist in mitigating traffic
Policies impacts and in maintaining a desired level of service on
5.8.1 the circulation system.
Promote balanced growth of residential and non-residential Provide sufficient, well designed and convenient on and
land uses and supporting public facilities and services. off street parking facilities throughout the City.
The Specific Plan prepared for this project area promotes the The following applicable Circulation Element policies are identi-
development of a comprehensive planned Industrial Park, con- fed below, followed in italic typeface by an explanation of how
sistent with the City's land use designation. the McDonnell Centre Business Park Specific Plan achieves
consistency.
7. CIRCULATION ELEMENT
Streets and Highways
The purpose of the Circulation Element is to evaluate the trans-
portation needs of the City and present a comprehensive trans- Policies
portation plan to accommodate those needs. The Circulation CE 2.1.1
Element focuses on the City's arterial streets and highways; Maintain a city-wide level of service (LOS) not to exceed LOS
public transportation modes and services; water transportation; "D" for intersections during the peak hours.
and air transportation.
The McDonnell Centre Business Park Specific Plan shall
The primary goal of the Circulation Element is to provide a ensure the provision of adequate public facilities to serve the
multi-mode transportation system that ensures the safe and effi- proposed project. A Circulation Plan (refer to Section 4.2 of the
cient movement of people and goods. Applicable goals include: Specific Plan) for the project has been prepared to be consis-
tent with the City of Huntington Beach's Circulation Element.
• Provide a balanced transportation system that supports This plan will be approved by the City and the landowner will be
the policies of the General Plan and facilitates the safe constructing public infrastructure as required by the City in
and efficient movement of people and goods throughout order to support the land uses proposed by the Specific Plan.
the City while minimizing environmental impacts.
• Provide a circulation system which supports existing, Additionally, a Master Plan Environmental Impact Report, which w
approved and planned land uses throughout the City analyzes buildout of the McDonnell Centre Business Park
while maintaining a desired level of service on all streets Specific Plan proposes mitigation measures to reduce impacts N
22
related to LOS resulting from the buildout of future land uses. vehicular access to the project area, potential future access
A listing of the proposed mitigation measures is provided as may be available from the rail line on the northern boundary of
Appendix C. the site. The Circulation Plan preserves access to this line for
future options.
CE 2.'1.2
Maintain a city-wide level of service (LOS) for links not to CE 3.2.1
exceed LOS "C" for daily traffic with the exception of Pacific Require developers to include transit facilities, such as park-and
Coast Highway south of Brookhurst Street. ride sites, bus benches, shelters, pads or turn-outs in their
development plans, where feasible as specified in the City
The McDonnell Centre Business Park Specific Plan shall TDM Ordinance.
ensure the provision of adequate public facilities to serve the
proposed project. A Circulation Plan (refer to Section 4.2 of the The City of Huntington Beach has adopted a TDM ordinance.
Specific Plan) for the project has been prepared to be consis- As discussed in Section 2.5 of the Specific Plan, all develop-
tent with the City of Huntington Beach's Circulation Element. ments within this Specific Plan project will comply with City
This plan will be approved by the City and the landowner will be requirements.
constructing public infrastructure as required by the City in
order to support the land uses proposed by the Specific Plan. Transportation Demand ManagementiTransportation
Systems Management
Additionally, a Master Plan Environmental Impact Report, which
analyzes buildout of the McDonnell Centre Business Park Policies
Specific Plan proposes mitigation measures to reduce impacts 4.1.1
related to LOS resulting from the buildout of future land uses. A Encourage non-residential development to provide employee
listing of the proposed mitigation measures is provided as incentives for utilizing alternatives to the conventional automo-
Appendix C. bile (i.e., carpools, vanpools, buses, bicycles and walking.
Public Transportation Section 4.2 of the Specific Plan indicates that alternative forms
of transportation should also receive careful consideration.
Policies Each future business developed within the Specific Plan will be
CE 3.1.1 required to address this issue.
Encourage and support the various public transit agencies and
companies, ride sharing programs, and other incentive pro- CE 4.1.5
grams, that allow residents to utilize forms of transportation Promote ride sharing through publicity and provision of infor-
other than the private automobile. mation to the public. w
w
N
The project Circulation Plan identifies bus stop locations along Section 4.2 of the Specific Plan indicates that alternative fonns .
the project frontage on Bolsa Avenue. As a supplement to of transportation should also receive. careful consideration.
23
_...._... ............... -
Each future business developed within the Specific Plan will be related to parking facilities resulting from the buildout of future
required to address this issue. land uses. A listing of the proposed mitigation measures is pro-
vided as Appendix C.
CE 4.1.6
Encourage that proposals for major new non-residential devel- CE 5.1.2
opments include submission of a TDM plan to the City. Provide safe and convenient parking that has minimal impacts
of the natural environment, the community image, or quality of
The City of Huntington Beach has adopted a TDM ordinance. life.
As discussed in Section 2.5 of the Specific Plan, all develop-
ments within this Specific Plan project will comply with City The McDonnell Centre Business Park Specific Plan shall
requirements. ensure the provision of adequate supply of parking that sup-
ports the present level of demand and allows for the expected
Parking Facilities increase in private transportation use to serve the proposed
project Section 6.3 Development Standards of the Specific
Policies Plan identifies specific requirements related to the provision of
CE 5.1.1 parking. All developments will also be required to meet the min-
Maintain an adequate supply of parking that supports the pre- imum on-site parking standards of the Huntington Beach Zoning
sent level of demand and allows for the expected increase in and Subdivision .Ordinance. The plan will be approved by the
private transportation use. City and the landowner will be constructing parking required by
the City in order to support the land uses proposed by the
The McDonnell Centre Business Park Specific Plan shall Specific Plan.
ensure the provision of adequate'supply of parking that sup-
ports the present level of demand and allows for the expected Additionally, a Master Plan Environmental Impact Report, which
increase in private transportation use to serve the proposed analyzes buildout of the McDonnell Centre Business Park
project. Section 6.3 Development Standards of the Specific Specific Plan proposes mitigation measures to reduce impacts
Plan identifies specific requirements related to the provision of related to parking facilities resulting from the buildout of future
parking. All developments will also be required to meet the min- land uses. A listing of the proposed mitigation measures is pro-
imum on--site parking standards.of the Huntington Beach Zoning vided as Appendix C.
and Subdivision Ordinance. The plan will be approved by the
City and the landowner will be constructing parking required by Scenic Highways
the City in order to support the land uses proposed by the
Specific Plan. Policies
CE 7.1.1
Additionally, a Master Plan Environmental Impact Report, which Require the roadways, as shown in Figure CE-12, to be N
analyzes buildout of the McDonnell Centre Business Park improved and maintained as local scenic highways, major
Specific Plan proposes mitigation measures to reduce impacts
24
urban scenic highways, minor urban scenic highways, and land-
scape corridors with key entry points. CE 7.1.7
Continue to construct landscaped medians in existing major
Landscape standards which require individual projects to sub- and primary arterial streets and continue to require the con-
mit and implement a landscape plan consistent with the overall struction of landscaped medians in new developments.
Specific Plan standards are included as Section 4.4 of the Landscape standards which require implementation of the
Specific Plan. The landscape standards will apply to all devel- above policy are included as Section 4.4 of the Specific Plan.
opment within the Specific Plan. The landscape standards will apply to all development within
the Specific Plan.
CE 7.1.4
Establish landscape and urban streetscape design themes for CE 7.3.1
landscape corridors, minor scenic urban corridors, and major Require that new development include landscaping that is com-
urban scenic corridors which create a different character patible with the visual character of the designated scenic high-
enhancing the corridor's surrounding land uses. For example, ways and corridors.
the design theme for corridors adjacent to residential neighbor-
hoods should be different than the design theme for industrial or Landscape standards which require individual projects to sub-
commercial uses. mit and implement a landscape plan consistent with the overall
Specific Plan. standards are included as Section 4.4 of the
The Landscape Plan for the McDonnell Centre Business Park Specific Plan. The landscape standards will apply to all devel-
(Section 4.4 of the Specific Plan) has been prepared to estab- opment within the Specific Plan.
lish the design character and visual qualities of the interior and
perimeter of the project area. Treatments along individual prop- $, PUBLIC FACILITIES AND PUBLIC SERVICES
erty lines shall be designed to provide security and privacy ELEMENT
while providing visual compatibility.
CE 7.1.5 The Public Facilities and Public Services Element discusses
Require any bridges, culverts, drainage ditches, retaining walls public facility service provision for Huntington Beach residents
and other ancillary roadway elements to be compatible and and businesses. The services discussed in this element
architecturally consistent with surrounding development and include: law enforcement, fire protection, marine safety, educa-
any other design guidelines. tion, libraries, and governmental administration.
As described in Section 4.4 of the Specific Plan, project area Applicable goals include:
walls screening and fencing along the perimeter arterials shall Protect the community from criminal activity, reduce the W
provide project identity, privacy and noise control. Walls along w
incidence of crime and provide other necessary services
individual property lines shall be designed to provide security N
within the City.
and privacy while providing visual compatibility
25
.................. ....... ........... ................. .
• Ensure adequate protection from fire and medical emer-
gencies for Huntington Beach residents and property 9. RECREATION AND COMMUNITY SERVICES
owners. ELEMENT
• Promote a strong public school system which advocates
quality education. Promote the maintenance and The Recreation and Community Services Element has been
enhancement of the existing educational systems facili- adopted to identify, maintain and enhance local parks and recre-
ties, and opportunities for students and residents of the ational services and facilities.
City to enhance the quality of life for existing and future
residents.
Applicable goals include:
The following applicable Public Facilities and Public Services Enrich the quality of life for all citizens of Huntington
Element policies are identified below, followed in italic typeface
by an explanation of how the McDonnell Centre Business Park Beach by providing constructive and creative leisure
opportunities.
Specific Plan achieves consistency.
• Provide adequately sized and located active and passive
Police park lands to meet the recreational needs of existing and
future residents, and to preserve natural resources with-
The applicable Public Facilities and Public Services Element in the City of Huntington Beach and its sphere of infifu-
policies related to police have been identified within the-Growth ence.
• Develop park sites to provide diverse recreational and
Management Element discussion, followed in italic Typeface by sports facilities that meet the residents' and visitors'
an explanation of how the McDonnell Centre Business Park active and"passive recreational needs.
the Growth Management Element. •
Specific Plan achieves consistency. Refer to the discussion of Ensure recreationfacilities are renovated and upgraded
to meet the current recreational interests of adults and
Fire/Paramedic youth.
• Provide parks and other open space areas that are eff-
The applicable Public Facilities and Public Services Element ciently designed to maximize use while providing cost
policies related to fire/paramedic have been identified within the efficient maintenance and operations.
Growth Management Element discussion, followed in italic type- These goals relate to issues which are not directly applicable to
face by an explanation of how the McDonnell Centre Business the McDonnell Centre Business Park Specific Plan, since the
Park Specific Plan achieves consistency. Refer to the discus- Specific Plan is not designated for residential uses by the City
sion of the Growth Management Element. General Plan. The Recreation and Community Services
Element objectives and policies are also not applicable. w
26
�__ ......... _._.-.
10. UTILITIES ELEMENT Water
The Utilities Element discusses water supply, sanitation treat- The applicable Utilities Element policies related to wafer supply
ment (wastewater), storm drainage, solid waste disposal, natur- and distribution facilities have been identified within the Growth
al gas, electricity, and telecommunications. Management Element discussion, followed in italic typeface by
Applicable goals include: an explanation of how the McDonnell Centre Business Park
• Provide a wafer supply system which is able to meet the Specific Plan achieves consistency. Refer to the discussion of
projected water demands; upgrade deficient systems the Growth Management Element.
and expand water treatment, supply, and distribution Wastewater Treatment and Facilities
facilities; and pursue funding sources to reduce the costs
of water provision in the City. The applicable Utilities Element policies related to wastewater
• Provide a wastewater collection and treatment system treatment and facilities have been identified within the Growth
which is able to support permitted land uses; upgrade Management Element discussion, followed in italic typeface by
existing deficient systems; and pursue funding sources an explanation of how the McDonnell Centre Business Park
to reduce costs of wastewater service provision in the Specific Plan achieves consistency. Refer to the discussion of
City the Growth Management Element.
• Provide a flood control system which is able to support
the permitted [and uses while preserving the public safe- Storm Drainage
ty; upgrade existing deficient systems; and pursue fund-
ing sources to reduce the costs of flood control provision The applicable Utilities Element policies related to storm
in the City. drainage and flood control facilities have been identified within
• Maintain solid waste collection and disposal services in the Growth Management Element discussion, followed in italic
accordance with the California Integrated Waste typeface by an explanation of how the McDonnell Centre
Management Act of 1989 (AB939), and pursue funding Business Park Specific Plan achieves consistency. Refer to the
sources to reduce the cost of the collection and disposal discussion of the Growth Management Element.
services in.the City.
• Maintain and expand service provision to City of Solid Waste
Huntington Beach residences and businesses.
Policies
The following applicable Utilities Element policies are identified U 4.1.2
below, followed in italic typeface by an explanation of how the Maintain adequate solid waste collection for commercial, indus-
McDonnell Centre Business Park Specific Plan achieves con-
trial, and residential developments in accordance with state law.
sistency.
Upon the City's adoption of the McDonnell Centre Business N
27
Park Specific Plan, the development procedures, regulations, posed by the Specific Plan.
standards and specifications of the Specific Plan shall super- Additionally, a Master Plan Environmental Impact Report, which
sede the relevant provisions of the City's zoning code analyzes buildout of the McDonnell Centre Business Park
(Huntington Beach Zoning and Subdivision Ordinance), as they Specific Plan proposes mitigation measures to reduce impacts
currently exist or may be amended in the future. Section 6.0 related to gas supply, telecommunication and electricity ser-
Development Regulations of the Specific Plan provides specific vices resulting from the buildout of future land uses. A listing of
development regulations and standards that will be applied to the proposed mitigation measures is provided as Appendix C.
the Planning Areas contained in the Land Use Plan of this
Specific Plan. All development regulations and building specify- 11. ENVIRONMENTAL RESOURCESICONSER
cations pertaining to solid waster collection, not addressed in NATION ELEMENT
the Specific Plan, shall be subject to the City's adopted regula-
tions in place at the time of any individual request. The Environmental Resources/Conservation Element address-
es the City of Huntington Beach's environmental resources.
Additionally, a Master Plan Environmental Impact Report, which Applicable goals include:
analyzes buildout of the McDonnell Centre Business Park
Specific Plan proposes mitigation measures to reduce impacts Improve and enhance the overall aesthetic value and
related to solid waste collection resulting from the buildout of appearance of the City of Huntington Beach through the
future land uses. A listing of the proposed mitigation measures provision -and maintenance of local public and private
is provided as Appendix C.
open space.
• Protect and preserve significant :habitats of plant and
Gas Supply,-Telecommunication, Electricity wildlife species, including wetlands, for their intrinsic val-
ues.
Policies Conserve the natural environment and resources of the
5.1.1 community for the long-term benefit and enjoyment of its
Continue to work with serviced providers to maintain current residents and visitors.
levels of service and facilitate improved levels of service.
The following applicable Environmental Resources and/or
The McDonnell Centre Business Park Specific Plan shall Conservation Element policies are identified below, followed in
ensure the provision of adequate public facilities and utilities to italic typeface by an explanation of how the McDonnell Centre
serve the proposed project. A Public Facilities Plan (refer to Business Park Specific Plan achieves consistency.
Section 4.3 of the Specific Plan) has been prepared for the pro-
ject consistent with all standards and requirements of the Open Space
applicable service agencies. This plan will be approved by the W
City and the landowner will be constructing public infrastructure policies
as required by the City in order to support the land uses pro- N
ERC 1.1.1
28
Encourage the provision of open space elements within the
larger-scale development projects including but not limited to Upon the City's adoption of the McDonnell Centre Business
public plazas, entry courts, and planned development common Park Specific Plan, the development procedures, regulations,
areas. standards and specifications of the Specific Plan shall super-
sede the relevant provisions of the City's zoning code
As indicated in Section 4.4 Landscape Plan of the Specific Plan, (Huntington Beach Zoning and Subdivision Ordinance), as they
each project development shall provide sufficient landscaping currently exist or may be amended in the future. Section 6.0
to continue the Landscape Plan concept, a minimum of 10 per Development Regulations of the Specific Plan provides specific
cent of the net project as well as encourage the provision of development regulations and standards that will be applied to
open space elements. the Planning Areas contained in the Land Use Plan of this
Specific Plan. All development regulations and building specifr-
Aesthetic Resources cations not addressed in the Specific Plan shall be subject to
the City's adopted regulations in place at the time of any indi-
Policies vidual request.
ERC 4.1.7
Include commercial, residential, industrial, and natural areas in Water, Electricity, and Gas Conservation
the billboard removal programs.
Policies
Upon the City's adoption of the McDonnell Centre Business ERC 5.2.1
Park Specific Plan, the development procedures, regulations, Require, the use of reclaimed water in common areas and land-
standards and specifications of the Specific Plan shall super- scape treatmgnts of all proposed developments.
sede the relevant provisions of the City's zoning code
(Huntington Beach Zoning and Subdivision Ordinance), as they The City does not currently have a reclaimed water supply sys-
currently exist or may be amended in the future. Section 6.0 tem available. As indicated in Section 4.4 of the Specific Plan,
Development Regulations of the Specific Plan provides specific reclaimed water shall be utilized where and whenever feasible
development regulations and standards that will be applied to and shall comply with the City's "Water Efficient Landscape
the Planning Areas contained in the Land Use Plan of this Requirements" (Ordinance #1452). Usage will be addressed
Specific Plan. All development regulations and building specifi- with future individual requests for development if such a system
cations not addressed in the Specific Plan shall be subject to is available at that time.
the City's adopted regulations in place at the time of any indi-
vidual request. ERC 5.2.2
Create standards for landscaping and irrigation which are in
ERC 4.1.8 compliance with State requirements. w
Include commercial, residential, industrial, and natural areas in Landscape standards which require individual projects to sub-
the electrical undergrounding program. mit and implement a landscape plan consistent with the overall N
Specific Plan standards and in compliance with State require-
29
meets, are included as Section 4.4 of the Specific Plan. The
landscape standards will apply to all development within the The City of Huntington Beach has adopted a TDM ordinance,
Specific Plan. which addresses appropriate trip reducing activities. As dis-
cussed in Section 2.5 of the Specific Plan, all developments
12. AiR QUALITY ELEMENT within this Specific Plan project will comply with City require-
ments.
The purpose of the Air Quality Element is to address air quality
factors affecting the City, and establish goals, policies and pro-
grams in order to help achieve the goals of the Air Quality Additionally, a Master Environmental Impact Report, which ana-
Management Plan adopted by South Coast Air Quality lyzes buildout of the McDonnell Centre Business Park Specific
Management District. Plan proposes mitigation measures to reduce public infrastruc-
ture and service improvement impacts from the buildout of
An applicable goal includes: future land uses. A listing of the proposed mitigation measure is
provided as Appendix C.
• Improve regional air quality by a) decreasing reliance on
single occupancy vehicular trips, b) increasing efficiency Transit Trips
of transit, c) shortening vehicle trips through a more effi-
cient jobs-housing balance and a more efficient land use Policies
pattern, and d} increasing energy efficiency. AQ 2.1.2
Require developers of employment centers with 100 or more
The following applicable Air Quality Element policies are identi- employees.and major activity centers to include transit ameni-
fied below, followed in italic typeface by an explanation of how ties and transit access as an integrated part of their projects.
the McDonnell Centre Business Park Specific Plan achieves
consistency. The City of Huntington Beach has adopted a TDM ordinance,
which addresses appropriate trip reducing activities. As dis-
Vehicle Work Trips cussed in Section 2.5 of the Specific Plan, all developments
within this Specific Plan project will comply with City require-
Policies meets.
1.1.5
Encourage all new commercial, industrial, and residential strut- Additionally, a Master Environmental Impact Report, which ana-
tures to accommodate appropriate trip reducing activities such iyzes buildout of the McDonnell Centre Business Park Specific
as alternative work schedules, on-site day-care facilities, on-site Plan proposes mitigation measures to reduce public infrastruc-
automated teller machines, "mail-in" applications, or telecom- fore and service improvement impacts from the buildout of W
muting and/or teleconferencing facilities as technology future land uses. A listing of the proposed mitigation measure is
becomes available. provided as Appendix C.
sa
_... _
lyzes buildout of the McDonnell Centre Business Park Specific
AQ 2.1.4 Plan proposes mitigation measures to reduce public infrastruc-
Encourage major commercial and industrial development pro- ture and service improvement impacts from the buildout of
jects located along transit routes to include integrated transit future land uses. A listing of the proposed mitigation measure is
access points in the project design. provided as Appendix C.
A Circulation Plan has been prepared for the project consistent Vehicle Trip Distances
with all standards and requirements of the applicable service
agencies (refer to Section 4.2 of the Specific Plan). This plan Policies
will be approved by the City and the landowner will be con- AQ 5.1.2
structing public infrastructure as required by the City in order to Continue to encourage job growth by maintaining the supply of
support the land uses proposed by the Specific Plan. commercial and industrial designated land in accordance with
the Land Use Map.
Additionally, a Master Environmental Impact Report, which ana-
lyzes buildout of the McDonnell Centre Business Park Specific Consistent with the General Plan and in accordance with the
Plan proposes mitigation measures to reduce public infrastruc- Land Use Map, the Specific Plan permits job-generating land
ture and service improvement impacts from the buildout of uses that will assist in improving the 1992 jobs to housing ratio.
future land uses. A listing of the proposed mitigation measure is Additionally, the Specific Plan area will be incrementally devel-
provided as Appendix C. oped in phases over an extended period of time as outlined in
Section 4.5 of the document. The project site has been divided
Carpool and Vanpool Trips into a numberof Planning Areas, creating distinct subareas and
Policies allowing for private development to occur in a timely manner
AQ 3.1.2 with an overall Master Plan concept. This approach will ensure
Require that employment centers with 100 or more employees that future economic development opportunities will be imple-
increase the availability and the "attractiveness" of parking mented dependent upon market conditions. Additionally, the
spaces for vans and carpools. Specific Plan allows for flexibility in the Specific Plan
Development Regulations. This flexibility in development stan-
The City of Huntington Beach has adopted a TDM ordinance, dards is intended to accommodate future market trends and
which addresses appropriate trip reducing activities. As dis- tenant needs, without sacrificing the intended high-quality char-
cussed in Section 2.5 of the Specific Plan, all developments acter of the project area.
within this Specific Plan project will comply with City require-
ments. AQ 5.1.4
Encourage day-care facilities to be located at work sites with U.
100 or more employees.
Additionally,.a Master Environmental Impact Report, which ana- Day-care facilities are permitted within all planning areas of the ti
31
Specific Plan (refer to Section 6.0 Development Regulations). sede the relevant provisions of the City's zoning code
Particulate Emissions (Huntington Beach Zoning and Subdivision Ordinance), as they
currently exist or may be amended in the future. Section 6.0
AQ 8.1.1 Development Regulations of the Specific Plan provides specific
Continue to enforce construction site guidelines that require development regulations and standards that will be applied to
truck operators to minimize particulate emission. the Planning Areas contained in the Land Use Plan of this
Upon the City's adoption of the McDonnell Centre Business Specific Plan. All development regulations and building specifr-
Park Specific Plan, the development procedures, regulations, cations not addressed in the Specific Plan shall be subject to
standards and specifications of the Specific Plan shall super the City's adopted regulations in place at the time of any indi-
sede the relevant provisions of the City's zoning code vidual request.
(Huntington Beach Zoning and Subdivision Ordinance), as they
currently exist or may be amended in the future. Section 6.0 Additionally, a Master Plan Environmental Impact Report, which
Development Regulations of the Specific Plan provides specific analyzes buildout of the McDonnell Centre Business Park
development regulations and standards that will be applied to Specific Plan proposes mitigation measures to minimize dirt
the Planning Areas contained in the Land Use Plan of this and soil transfer onto public roadways. A listing of the proposed
Specific Plan. All development regulations and building specifi- mitigation measures is provided as Appendix C.
cations not addressed in the Specific Plan shall be subject to
the City's adopted regulations in place at the time of any indi- AQ 10.1.1
vidual request. Continue to require the utilization and installation of energy con-
servation features in all new construction.
Additionally, a Master Plan Environmental Impact Report, which Upon the City's .adoption of the McDonnell Centre Business
analyzes buildout of the McDonnell Centre Business Park Park Specific Plan, the development procedures, regulations,
Specific Plan proposes mitigation measures to reduce particu- standards and specifications of the Specific Plan shall super-
late emissions resulting from the buildout of future land uses. A sede the relevant provisions of the City's zoning code
listing of the proposed mitigation measures is provided as (Huntington Beach Zoning and Subdivision Ordinance), as they
Appendix C. currently exist or may be amended in the future. Section 6.0
Development Regulations of the Specific Plan provides specific
AQ 8.1.2 development regulations and standards that will be applied to
Require installation of temporary construction facilities (such as the Planning Areas contained in the Land Use Plan of this
wheel washers) and implementation of construction practices Specific Plan. All development regulations and building specifi-
that minimize dirt and soil transfer onto public roadways. cations not addressed in the Specific Plan shall be subject to
the City's adopted regulations in place at the time of any indi-
vidual request.
Upon the City's adoption of the McDonnell Centre Business w
Park Specific Plan, the development procedures, regulations, AQ 10.1.3 N
standards and specifications of the Specific Plan shall super- Encourage energy use audits, and identify conservation mea-
32
sures, for all existing commercial and industrial structures. 0 Environmentally Sensitive Habitats
Upon the City's adoption of the McDonnell Centre Business 0 Energy
Park Specific Plan, the development procedures, regulations, 0 Community Facilities
standards and specifications of the Specific Plan shall super- 0 Coastal Land Use Plan
sede the relevant provisions of the City's zoning code 9 Next Steps in Coastal Planning
(Huntington Beach Zoning and Subdivision Ordinance), as they The goals and policies within the Coastal Element provide guid-
currently exist or may be amended in the future. Section 6.0 ance and direction for development in the coastal zone.
Development Regulations of the Specific Plan provides specific
development regulations and standards that will be applied to The goals of the Coastal Element relate to issues which are not
the Planning Areas contained in the Land Use Plan of this directly applicable to the McDonnell Centre Business Park
Specific Plan. All development regulations and building specify- Specific Plan, since the Specific Plan area is not within the
cations not addressed in the Specific Plan shall be subject to coastal zone. The Coastal ,Element objectives and policies are
the City's adopted regulations in place at the time of any indi- also not applicable.
vidual request.
14. ENVIRONMENTAL HAZARDS ELEMENT
13. COASTAL ELEMENT
The Environmental Hazards Element addresses flooding as it
The Coastal Element, amended in 1992, includes information pertains to geologic, seismic and soils hazards. This
sufficiently detailed to indicate kinds, location and intensity of Environmental Hazards Element and the referenced materials
land use and applicable resource protection and development together satisfy the geologic and seismic portion of the Section
policies. The Coastal Element designates different categories of 65302 (g) requirement.
land uses which will be permitted within the coastal zone and Applicable goals include:
specifies the areas where each land use map, categories and
additional policies together constitute the Coastal Element, Ensure that the number of deaths and injuries, levels of
which is intended to reflect local conditions and needs while property damage, levels of economic and social disrup-
meeting the Coastal Act policies and requirements. tion, and interruption of vital services resulting from seis-
mic activity and geologic hazards shall be within levels of
The Coastal Element is organized around the following issue acceptable risk.
areas which have been identified as relevant to the City's Ensure the safety of the City's businesses and residents
coastal zone: from methane hazards.
• Recreation and Shoreline Access Eliminate, to the greatest degree possible, the risk from
• Visitor-Serving Facilities flood hazards to life, property, public investment and
• Visual Resources social order in the City of Huntington Beach.
• Water and Marine Resources and Diking, Dredging, Fill Ensure the safety of the City's businesses and resident
ing and Shoreline Structures
33
from peat hazards. sede the relevant provisions of the City's zoning code
The following applicable Environmental Hazards Element poli- (Huntington Beach Zoning and Subdivision Ordinance), as they
cies are identified below, followed in italic typeface by an expla- currently exist or may be amended in the future. Section 6.0
nation of how the McDonnell Centre .Business Park Specific Development Regulations of the Specific Plan provides specific
Plan achieves consistency. development regulations and standards that will be applied to
the Planning Areas contained in the Land .Use Plan of this
Geologic/Seismic Safety Specific Plan. All development regulations and building specifi-
cations not addressed in the Specific Plan shall be subject to
Policies the City's adopted regulations in place at the time of any indi-
EH 1.2.1 vidual request.
Require appropriate engineering and building practices for all
new structures to withstand groundshaking and liquefaction Additionally, a Master Plan Environmental Impact Report, which
such as stated in the Uniform Building Code (UBC). analyzes buildout of the McDonnell Centre Business Park
Specific Plan proposes mitigation measures to minimize dirt
Upon the City's adoption of the McDonnell Centre Business and soil transfer onto public roadways. A listing of the proposed
Park Specific Plan, the development procedures, regulations, mitigation measures is provided as Appendix C.
standards and specifications of the Specific Plan shall super-
sede the relevant provisions of the City's zoning code Floodina
(Huntington Beach Zoning and Subdivision Ordinance), as they
currently exist or may be amended in the future. Section 6.0 Objective
Development Regulations of the Specific Plan provides specific EH 4.1
development regulations and standards that will be applied to Ensure that the City's flood prevention standards and practices
the Planning Areas contained in the Land Use Plan of this provide satisfactory safeguards for public and private develop-
Specific Plan. All development regulations and building specifi- ment.
cations not addressed in the Specific Plan shall be subject to
the City's adopted regulations in place at the time of any indi- The Public Facilities Section of the Specific Plan (Section 4.3)
vidual request addresses this policy. Additionally, upon the City's adoption of
the McDonnell Centre Business Park Specific Plan, the devel-
EH 1.3.5 opment procedures, regulations, standards and specifications
Encourage property owners to take adequate steps to protect of the Specific Plan shall supersede the relevant provisions of
their property against economic risks resulting from seismic and the City's zoning code (Huntington Beach Zoning and
geologic hazards. Subdivision Ordinance), as they currently exist or may be
Upon the City's adoption of the McDonnell Centre Business amended in the future. Section 6.0 Development Regulations of W
Park Specific Plan, the development procedures, regulations, the Specific Plan provides specific development regulations and
standards and specifications of the Specific Plan shall super standards that will be applied to the Planning Areas contained
34
in the Land Use Plan of this Specific Plan. All development reg-
ulations and building specifications not addressed in the Ambient Noise Impacts on the Community
Specific Plan shall be subject to the City's adopted regulations
in place at the time of any individual request. Policies
N 1.2.2
15.0 NOISE ELEMENT
Require new industrial and new commercial land uses or the
The purpose of the Noise Element is to identify and appraise major expansion of existing land uses to demonstrate that the
noise problems in the community. The Noise Element recog- new or expanded use would not be directly responsible for
nizes the guidelines adopted by the Office of Noise Control in causing ambient noise levels to exceed an Ldn of 65 dB(A)
the State Department of Health Services and shall analyze and exterior on areas containing "noise sensitive" land uses as
quantify to the extent practicable, as determined by the legisla- depicted on Figure N-1.
tive body, current and projected noise levels for all of the fol-
lowing sources: Upon the City's adoption of the McDonnell Centre Business
Park Specific Plan, the development procedures, regulations,
• Highways and freeways; standards and specifications of the Specific Plan shall super-
Primary arterials and major local streets; sede the relevant provisions of the City's zoning code
• Passenger and freight on-line railroad operations and (Huntington Beach Zoning and Subdivision Ordinance), as they
ground rapid transit systems; currently exist or may be amended in the future. Section 6.0
• Aviation and airport related operations; Development Regulations of the Specific Plan provides specific
• Other ground stationary noise sources contributing to development regulations and standards that will be applied to
community noise environment. the Planning Areas contained in the Land Use Plan of this
• An applicable goal includes: Specific Plan. All development regulations and building
specify-Ensure that all necessary and appropriate actions are cations not addressed in the Specific Plan shall be subject to
taken to protect Huntington Beach residents, employees, the City's adopted regulations in place at the time of any indi-
visitors and noise sensitive uses from the adverse vidual request. The City Noise Ordinance addresses this policy.
impacts created by excessive noise levels from station- Additionally, a Master Environmental Impact Report, which ana-
ary and ambient sources. Iyzes buildout of the McDonnell Centre Business Park Specific
Plan proposes mitigation measures to reduce noise impacts
The following applicable Noise Element policies are identified from the buildout of future land uses. A listing of the proposed
below, followed in italic typeface by an explanation of how the mitigation measures are provided as Appendix C.
McDonnell Centre Business Park Specific Plan achieves con-
sistency. N 1.2.5 w
Require development that generates increased traffic and sub-
sequent increases in the ambient noise levels adjacent to noise
35
.......... ..
sensitive land uses to provide for appropriate mitigation mea- (Huntington Beach Zoning and Subdivision Ordinance), as they
sures in accordance with the acceptable limits of the City noise currently exist or may be amended in the future. Section 6.0
ordinance. Development Regulations of the Specific Plan provides specific
development regulations and standards,that will be applied to
Upon the City's adoption of the McDonnell Centre Business the Planning Areas contained in the Land Use Plan of this
Park Specific Plan, the development procedures, regulations, Specific Plan. All development regulations and building specifi-
standards and specifications of the Specific Plan shall super- cations not addressed in the Specific Plan shall be subject to
sede the relevant provisions of the City's zoning code the City's adopted regulations in place at the time of any indi-
(Huntington Beach Zoning and Subdivision Ordinance), as they vidual request. The City Noise Ordinance addresses this policy.
currently exist or may be amended in the future. Section 6.0
Development Regulations of the Specific Plan provides specific Additionally, a Master Environmental Impact Report, which ana-
development regulations and standards that will be applied to lyzes buildout of the McDonnell Centre Business Park Specific
the Planning Areas contained in the Land Use Plan of this Plan proposes mitigation measures to reduce noise impacts to
Specific Plan. All development regulations and building specifi- nearby "noise sensitive" land uses from the buildout of future
cations not addressed in the Specific Plan shall be subject to land uses. A listing of the proposed mitigation measure is pro-
the City's adopted regulations in place at the time of any indi- vided as Appendix C.
vidual request. The City Noise Ordinance addresses this policy.
Additionally, a Master Environmental Impact Report, which ana- N 1.3.7
lyzes buildout of the McDonnell Centre Business Park Specific Provide for the development of alternate transportation modes
Plan proposes mitigation measures to reduce noise impacts such as bicycle paths and pedestrian walkways to minimize the
from the buildout of future land uses. A listing of the proposed number of noise.generating automobile trips.
mitigation measure is provided as Appendix C.
Section 4.2 of the Specific Plan indicates that alternative forms
Traffic and Mechanical Equipment Related Noise impacts of transportation should also receive careful consideration.
Each future business developed within the Specific Plan will be
Policies required to address this issue.
N 1.31
Require all new non-residential development to design and con- N 1.3.8
figure on-site ingress and egress points diverting traffic away Ensure that commercial and industrial uses, as required by the
from nearby "noise sensitive" land uses to the greatest degree Air Quality Management Plan, implement Transportation
practicable. Demand Management (TDM) programs such as incentives for
car pooling, van pools, and the use of public transit.
Upon the City's adoption of the McDonnell Centre Business The City of Huntington Beach has adopted a TDM ordinance. W
Park Specific Plan, the development procedures, regulations, As discussed in Section 2.5 of the Specific Plan. All develop- N
standards and specifications of the Specific Plan shall super- ments within this Specific Plan project will comply with City
sede the relevant provisions of the City's zoning code requirements.
36
sede the relevant provisions of the City's zoning code
16. HAZARDOUS MATERIALS ELEMENT (Huntington Beach Zoning and Subdivision Ordinance), as they
currently exist or may be amended in the future. Section 6.0
In February 1987, the Orange County Board of Supervisors Development Regulations of the Specific Plan provides specific
directed the preparation of a countywide hazardous waste man- development regulations and standards that will be applied to
agement plan. The Orange County Hazardous Waste the Planning Areas contained in the Land Use Plan of this
Management Plan, completed in January 1989 and amended in Specific Plan. All development regulations and building specifi-
June 1991, establishes a city and county action program for cations pertaining to proper disposal of hazardous waste not
managing hazardous waste through the year 2000. addressed in the Specific Plan shall be subject to the City's
adopted regulations in place at the time of any individual
The City of Huntington Beach must implement and incorporate request.
applicable portions of the County Plan into their General Plan
and Zoning Ordinance. State law requires that implementation HM 1.1.4
of the County, Plan occur within 180 days of the Plan being Implement federal, state and focal regulations for the handling,
approved by the Sate Department of Health Services. An storage and disposal of hazardous materials.
applicable goal includes:
Upon the City's adoption of the McDonnell Centre Business
Reduce, to the greatest degree possible, the potential for Park Specific. Plan, the development procedures, regulations,
harm to life, property and the environment from hazar- standards and specifications of the Specific Plan shall super-
dous materials and hazardous waste. sede the relevant provisions of the City's zoning code
(Huntington Beach Zoning and Subdivision Ordinance), as they
The following applicable Hazardous Materials Element policies currently exist or may be amended in the future. Section 6.0
are identified below, following in italics typeface by an explana- Development Regulations of the Specific Plan provides specific
tion of how the McDonnell Centre Business Park Specific Plan development regulations and standards that will be applied to
achieves consistency. the Planning Areas contained in the Land Use Plan of this
Specific Plan. All development regulations and building specifi-
Policies cations related to the implementation of federal, state and local
HM 1.1.1 regulations for the handling, storage and disposal of hazardous
Facilitate proper disposal of hazardous waste by providing materials not addressed in the Specific Plan shall be subject to
means for safe disposal. the City's adopted regulations in place at the time of any indi-
vidual request.
Upon the City's adoption of the McDonnell Centre Business HM 1.2.2 W
Ensure that hazardous waste transportation activities are con-W
Park Specific Plan, the development procedures, regulations, N
standards and specifications of the Specific Plan shall super- ducted in a manner that will minimize risks to sensitive uses.
Upon the City's adoption of the McDonnell Centre Business
37
Park Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan shall super-
standards and specifications of the Specific Plan shall super- sede the relevant provisions of the City's zoning code
sede the relevant provisions- of the City's zoning code (Huntington Beach Zoning and Subdivision Ordinance), as they
(Huntington Beach Zoning and Subdivision Ordinance), as they currently exist or may be amended in the future. Section 6.0
currently exist or may be amended in the future. Section 6.0 Development Regulations of the Specific Plan provides specific
Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to
development regulations and standards that will be applied to the Planning Areas contained in the Land Use Plan of this
the Planning Areas contained in the Land Use Plan of this Specific Plan. All development regulations and building specifi-
Specific Plan. All development regulations and building specifi- cations related to the reduction of hazardous wastes not
cations not addressed in the Specific Plan shall be subject to addressed in the Specific Plan shall be subject to the City's
the City's adopted regulations in place at the time of any indi- adopted regulations in place at the time of any individual
vidual request. request.
HM 1.2.3 C. ENVIRONMENTAL. MITIGATION MEASURES
Support land uses or developments adjacent to or within close
proximity of sensitive uses, which do not utilize, store, handle, Aesthetics/Urban Design
or contain hazardous materials and/or waste, and which would
create an unsafe, unhealthy, or hazardous condition for adja- 1. Prior to issuance of grading permits within the Specific
cent uses. Plan, the project proponent for subsequent projects
located within the Specific Plan area shall submit for
Section 6.0 Development Regulations identifies allowable uses review and approval, an Arborist report to the Director of
and assists in the control of the development of certain industri- Public Works. This report shall detail the location and
al uses that may adversely impact Huntington Beach. quantity of mature trees which currently exist on the spe-
Additionally, a Master Environmental Impact Report which ana- cific parcel. The final landscape plan shall illustrate which
lyzes buildout of the McDonnell Centre Business Park Specific trees will be removed along with the quantity and loca-
Plan proposes mitigation measures to reduce environmental tion of replacement trees.
impacts resulting from the buildout of future land uses. A listing
of the proposed mitigation measures is provided as Appendix C 2. Prior to issuance of building permits within the Specific
of the Specific Plan. Plan, the applicant shall submit a landscape construction
set for review and approval to the Public Works
HM 1.3.1 Department. The landscape plans shall be prepared by a
Encourage practices and technologies which will reduce the registered landscape architect and shall incorporate the
generation of hazardous wastes at their source. McDonnell Centre Business Park Specific Plan require- w
ments. Plants that are attractive to rodents should be
Upon the City's adoption of the McDonnell Centre Business avoided. The landscape plan shall be approved by both N
Park Specific Plan, the development procedures, regulations, Public Works and Community Development
38
Departments. City of Huntington Beach Public Works Department to
Light and Glare_ ensure the following is accomplished:
1. Prior to the approval of building permits within the a. necessary review of signal warrants
Specific Plan, all exterior lighting shall be consistent with b. review/approval of left turn ingress
the standards established by the Zoning Ordinance C. review/approval of any added driveways
(unless otherwise addressed within the Specific Plan) to d. parking analysis demonstrating parking supplies
minimize on and off-site light and glare impacts. The meet or exceed the demands
lighting shall be approved by the Community
Development and Public Works Departments. 3. Prior to the issuance of building permits within the
Specific Plan, the applicant shall demonstrate to the sat-
2. Prior to approval of building permits for buildings con- isfaction of the City Traffic Engineer that truck access
structed within Planning Area 5, proposed lighting shall points depicted on their "Final" site plan(s), meet the
be approved by the Community Development and Public City's minimum truck turning radius standards.
Works Departments.
4. Prior to the issuance of building permits within the
3. Buildings shall emphasize the minimization of glare by Specific Plan, the applicant shall demonstrate to the sat-
incorporating non-reflective building materials. Individual isfaction of the City Traffic Engineer that standards
building site plans shall be reviewed and approved by (including ADA) regarding pedestrian/bicycle safety
the City Community Development Department to assure along the perimeter sidewalks have been met.
this measure is met prior to issuance of building permits
within the Specific Plan. 5. The City of Huntington Beach shall collect its traffic
impact fee as "interim" levels of development occurs
Transportation/Circulation prior to the issuance of building permits. These fees will
relieve the developer of traffic mitigation obligations (as
1. Prior to the issuance of building permits within the detailed for Levels 1, 2, and 3 as shown in Tables M
Specific Plan, each applicant shall coordinate with the and N of the Traffic Impact Assessment) resulting from
City of Huntington Beach in developing a truck and con- the interim levels of development. The specific Level 1-
struction vehicle routing plan. This plan shall specify the 3 improvements detailed in Tables M and N shall be
hours in which transport activities can occur and meth- added to the City's CIP and implemented in a reason-
ods to minimize construction related impacts to adjacent able time frame.
residences. The final plan shall be approved by the City
Engineer and Community Development Director. 6. Prior to the issuance of the first building permit within the w
Specific Plan, the applicant (MDRC) shall complete the ti
2. Prior to the issuance of building permits within the intersection improvements for Westminster and Rancho
Specific Plan, each applicant shall coordinate with the identified in Table M under the Level 2 - Year 2000
39
__ _
(Interim without Project) condition. development at the time of developments.
7. Prior to the issuance of the first building permit within the 9. Throughout the Specific Plan project's implementation,
McDonnell Centre Specific Plan, the applicant (MDRC) the City shall maintain and update an annual trip budget
shall post a bond with the City of Westminster for the monitoring report to determine the status of the con-
Specific Plan's fair-share contribution to complete the strutted and approved development applications (enti-
intersection improvements for Westminster and Rancho tled) development and resulting expected trips within the
identified in Table M under the Level 3 - Year 2000 McDonnell Center Specific Plan area. This annual trip
(Interim with Project) and Level 5 - Year 2015 (Buildout budget monitoring report shall be based upon building
with Project) conditions. The bond shall not exceed permits issued and (entitled) development within the
$30,000 based on today's dollars and would be adjusted McDonnell Center. The trip budget monitoring report
based upon the Engineering News Record Construction shall include gross and usable square footages of the
Cost Index. It would be activated at the time when the constructed and/or entitled usages, a description of the
City of Westminster completes the identified intersection land usage, and the trip generation rates used for the
improvements. This mitigation would be unnecessary if land usage proposed. The trip rates used in the monitor-
the Cities of Westminster or Huntington Beach acquire ing report shall be those rates contained in the latest Trip
intersection improvement funding through other efforts. Generation manual published by the Institute of
Transportation Engineers (currently the 5th edition and
8. An updated Traffic Impact Assessment (TIA) shall be 5th edition update) or another reliable source as
prepared at the expense of McDonnell Douglas or suc- approved by the City Traffic Engineer.
cessor in interest as the interim trip budget is reached.
This updated TIA shall be commenced when 90% of the Air Quallitk
interim trip budget is built or has approved development
applications (entitled) and no further development shall 1. During grading and construction, the applicant shall be
be entitled or constructed (beyond that development that responsible for compliance with the following:
generates 100% of trips for the interim trip budget) until
the updated TIA and required mitigations are reviewed . A. During clearing, grading, earth moving or excava-
and approved.by the City. The purpose of the updated tion, maintain equipment engines in proper tune.
TIA is to determine whether the trips projected for the
interim condition are consistent with the actual trips and B. After clearing, grading, earth moving or excava
the required traffic mitigation measures for the remaining tion:
buildout of the McDonnell Center Specific Plan Area
(currently estimated in Levels 4 & 5 as shown in Table 4 1. Wet the area down, sufficient enough to
of the TIA). This revised TIA shall not relieve the devel- form a crust on the surface with repeated W
oper of any obligation to pay any traffic impact fees soakings, as necessary, to maintain the N
(should the present or any other traffic impact fee pro- crust and prevent dust pick up by the wind.
gram be in place) or provide for mitigation measures for 2. Spread soil binders; and
40
3. Implement street sweeping as necessary. anticipated within one month.
C. During construction: E. Install vehicle wheel-washers before the
roadway entrance at construction sites.
1. Use water trucks or sprinkler systems to
keep all areas where vehicles move damp F. Wash off trucks leaving site.
enough to prevent dust raised when leav
ing the site; G. Require all trucks hauling dirt, sand, soil or
2. Wet down areas in the late morning and other loose substances and building mate
after work is completed for the day; rials to be covered, or to maintain a mini
3. Use low sulfur fuel (.05% by weight) for mum freeboard of two feet between the top
construction equipment. of the load and the top of the truck bed
sides.
D. Phase and schedule construction activities to
avoid high ozone days. H. Use vegetative stabilization, whenever
possible, to control soil erosion from storm
E. Discontinue construction during second stage water especially on super pads.
smog alerts.
Require enclosures or chemical stabiliza
2. During grading and construction, the applicant shall be tion of open storage piles of sand, dirt, or
responsible for compliance with the following: other aggregate materials.
A. Require a phased schedule for construction activ- J. Control off-road vehicle travel by posting
ities to minimize daily emissions. driving speed limits on these roads.
B. Schedule activities to minimize the amount of 3. During grading and construction, the applicant shall be
exposed excavated soil during and after the end responsible for assuring that vehicle movement on any
of work periods. unpaved surface other than water trucks shall be termi-
nated if wind speeds exceed 15 mph.
C. Treat unattended construction areas with
water (disturbed lands which have been, or 4. During grading and construction, the applicant shall be
are expected to be unused for four or more responsible for the paving of all access aprons to the pro-
consecutive days). jest site and the maintenance of the paving.
W
w
D. Require the planting of vegetative ground 5. Prior to issuance of grading permits within the Specific
cover as soon as possible on construction Plan, the applicant shall be responsible for assuring that
sites and super pads if construction is not construction vehicles be equipped with proper emission
41
control equipment to substantially reduce emissions. Provision of a commuter transportation coordina-
6. Prior to issuance of grading permits within the Specific tor, with responsibilities to include coordinating
Plan, the applicant shall be responsible for the incorpo- and facilitating formation of carpools and van-
ration of measures to reduce construction related traffic pools, serving as a resource person for transit
congestion into the project grading permit. Measures, information, coordinating sale of transit passes,
subject to the approval and verification by the Planning monitoring progress towards TDM goals and sur-
Department, shall include: veying employees, etc.
• Provision of rideshare incentives. Provision of a commuter center which would
• Provision of transit incentives for construction per- include such information as: bus and rail transit
sonnel. schedules/maps; telephone numbers for the des-
Configuration of construction parking to minimize ignated transportation coordinator; bus route and
traffic interferences. Metrolink schedules; ridesharing promotional
• Measures to minimize obstruction of through traf material; bicycle route and facility information; and
fic lanes. location of on-site vanpool/carpool spaces.
• Use of a flagman to guide traffic when deemed
necessary. Carpool and vanpool program, including participa-
tion in a computerized matching system, provision
7. Prior to the issuance of future building permits within the of preferential parking, and provision of travel
Specific Plan, the applicant shall provide proof to the City allowances/financial incentives.
Community Development Director that the use will not
emit objectionable odors or provide an air quality analy- Encouragement of non-vehicle modes, such as
sis including a quantitative assessment of odors and bicycle, walk, or bus transit.
meteorological conditions consistent with the ASTM,
Standard Method D1391 or Standard Method E679-79. Transit incentives and improvements, including
Project design measures or additional control technology subsidization of transit passes and dissemination
shall be implemented to ensure that odor emissions of transit information and schedules.
comply with SCAQMD standards.
8. Prior to the issuance of certificates of occupancy within Noise
the Specific Plan, the applicant shall prepare a
Transportation Demand Management Plan (TDM) for 1. Prior to issuance of future grading permits within the
review and approval by the SCAQMD and City. At a min- Specific Plan, the applicant shall submit and have
imum, the plan shall include the following major elements approved a noise mitigation plan to the Department of w
and shall be implemented in accordance with SCAQMD Community Development that will reduce or mitigate N
Rule 1501: short-term noise impacts to nearby noise sensitive
receptors. The plan shall comply with the City of
42
Huntington Beach Noise Ordinance and shall include, Westminster Avenue to determine if potential vehicular
but not be limited to: noise will impact nearby residential units. The study will
be prepared under the supervision of an acoustical engi-
a. A criteria of acceptable noise levels based on type neer and include a discussion of the, need for noise
and length of exposure to construction noise lev attenuation measures and/or noise barriers to ensure
els; compliance with City noise standards. This analysis shall
be submitted to and approved by the Community
b. Physical reduction measures such as temporary Development Department.
noise barriers that provide separation between
the source and the receptor; and Earth Conditions
C. Mitigation measures such as restrictions on the Local Geoloay
time of construction for activities resulting in high
noise levels. 1. Prior to issuance of grading permits within the Specific
Plan, additional studies as deemed necessary by the
2. Prior to issuance of future grading permits within the Director of Public Works, shall be performed to deter-
Specific Plan, the applicant shall produce evidence mine native elevations and evaluate the extent of com-
acceptable to the City Engineer that: pressibility of the soils for structural design purposes.
These studies shall be reviewed and approved by all
a. All grading and construction vehicles and equip- appropriate departments at the City of Huntington
ment, fixed or mobile, shall be equipped and Beach
maintained with effective muffler systems that use
state of the art noise attenuation. Seismicity
b. Stockpiling and/or vehicle staging areas shall be 2. Prior to issuance of grading permits within the Specific
located as far as practicable from sensitive noise Plan, it shall be proven to the Department of Public
receptors. Works that all structures are designed in accordance
C. All operations shall comply with the City of with the seismic design provisions of the Uniform
Huntington Beach Noise Ordinance. Building Codes or Structural Engineers Association of
California to promote safety in the event of an earth-
3. Commensurate with the updated TIA (refer to Mitigation quake.
Measure 8 in Section 5.4), an updated acoustical analy-
sis shall be performed on the following two roadway seg- 3. An engineering geologist shall be engaged to submit a W
ments: 1) Rancho Road near the Navy Railroad; and 2) report indicating the ground surface acceleration from N
Rancho Road . between Bolsa Chica Street and earth movement for development parcels. All structures
43
shall be constructed in compliance with the g-factors as
indicated by the geologist's report. Calculations for foot- Drainage/Hydrology
ings and structural members to withstand anticipated g- 1. Prior to the issuance of building permits within the
factors shall be submitted to the City for review prior to Specific Plan, the project applicant shall implement con-
the issuance of grading permits. ditions of the Public Works Department regarding storm
drainage improvements which shall include, but not be
Liquefaction limited to:
• Construct the necessary storm drainage improve-
4. Prior to issuance of grading permits within the Specific ments (identified on Exhibit 39) to handle
Plan, grading plans shall demonstrate that alluvial soils increased flows.
shall be removed in the areas that will receive fill or foun-
dation loading down to competent materials and recom- Ensure that building pads are placed at elevations
pacted. Additional studies may be deemed necessary by suitable to withstand 100-year flood for sites adja-
the Director of Public Works, to evaluate the extent of liq- cent to Bolsa Chica Street between Bolsa Avenue
uefaction of the soils for structural design purposes. and Rancho Road.
• Confine street flows within the street right-of-way.
_Expansive Soils
5. Prior to approval of radin permits within the Specific 2• Prior to the issuance of building permits within the
pp g p p Specific Plan, the project applicant shall submit and
Plan, the applicant shall prepare a report for approval obtain approval of final drainage and erosion control
by the Director of Public Works which assesses and plans for each project component. These final drainage
provides recommendations for the following: plans shaR demonstrate that post-development stormwa-
ter discharge levels from the project will remain at exist-
and Specific measures for adequate foundation, ing stormwater discharge levels. The mitigation mea-
pavi .9 and flatwork design in areas of any sures contained in the plan shall be approved by the
remaining expansive soils. Regional Water Quality Control Board and the City of
b. Identifythe Expansive Index onsite and specify Huntington Beach prior to any construction activities.
P P ut The plans shall include measures such as the following:
where necessary recommen-dations included, but
not limited to: 1) presaturation of soils prior to con-
crete placement; 2) raised floors; 3) post-ten-
Diversion of offsite runoff away from the construction
sioned slabs; 4) thicker slabs; 5) deeper footings;
6) the addition of soil amendments to facilitate site;
wetting during compaction. Prompt revegetation of proposed landscaped
6. The applicant(s) shall be responsible for remedial areas;
removal of expansive soils onsite during grading and Perimeter sandbagging or temporary basins to
prior to construction. Should any construction occur on trap sediment; and W
expansive soils, the applicant(s) shall adhere to the rec- Regular sprinkling of exposed soils during con- N
ommendations identified above in Mitigation Measure 5. struction phases.
3. Prior to the issuance of building permits within the Natural Resources/Energy
Specific Plan, the project applicant shall develop a plan
to implement any recommendations from the County of 1. Building design and construction shall comply with the
Orange Flood Control Division and City Public Works Energy Conservation Standards set forth in Title 24 of
Departments which will reduce impacts to the Bolsa the California Administrative Code. Prior to approval of
Chica Channel floodplain resulting from onsite develop- building permits for the Specific Plan, architectural and
ment. For example, one such recommendation would be engineering plans shall be subject to the review and
the removal of the wooden bridge at a future time when approval of the Director of Public Works to ensure con-
it is no longer utilized by the County operations and formance with these standards. Energy conservation
maintenance staff to access the westerly bank of the features should include:
Channel. This plan shall be submitted to the City
Department of Public Works for review and approval. Installation of thermal insulation in walls and ceil-
ings which meet or exceed State of California,
4. Prior to issuance of any grading permits within the Title 24 requirements.
Specific Plan, the applicant shall submit a "Notice of Insulation of hot water pipes and duct systems.
Intent" (NOI), along with the required fee to the State • Use of natural ventilation where possible.
Water Resources Control Board to be covered under the Use of natural gas for space heating and cooking.
State NPDES General Construction permit and provide Installation of ventilation devices.
the City with a copy of the written reply containing the Orientation to sunlight and use of overhangs.
discharger's identification number. Landscaping with deciduous trees, to provide
shade in the summer months and allow sunlight
5. Prior to the issuance of the building permits within the through in the winter months.
Specific Plan, the applicant shall provide a plan show-
ing conformance to the Orange County Drainage Area 2. Prior to approval of building permits within the Specific
Management Plan and all NPDES requirements (enact- Plan, it is recommended that the applicant consult with
ed by the EPA) for review and approval by the City both the Southern California Gas Company and
Engineer. The plan shall reduce the discharge of pollu- Southern California Edison during the building design
tants to the maximum extent practical using manage- phase for further energy conservation measures.
ment practices, control techniques and systems, design
and engineering methods, and such other provisions Public Services and Utilities
which are appropriate.
Fire
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1. Prior to approval of building permits within the Specific N
45
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Plan, complete building plans shall be submitted to and shall provide easy access into and within the project site
approved by the Fire Department. If during the Fire for emergency vehicles and addresses shall be well
Department's plan check it becomes evident that fire- marked to facilitate response by officers. Project site
ground operations will become impeded, the department plans depicting these requirements shall be reviewed
will impose standard fire code requirements such as and approved by the Police Department.
automatic sprinkler systems, alarm systems, access
roads, etc. 7. Prior to issuance of building permits within the Specific
Plan, the project shall be designed such that all areas of
2. Prior to issuance of building permits within the Specific the project will be well lit, including alcoves, walkways,
Plan, the applicant shall contribute funding a "fair-share" doorsteps, and parking facilities. Project site plans
basis towards the relocation/enlargement of the Heil sta- depicting these requirements shall be reviewed and
tion, subject to the approval of the Community approved by the Police Department.
Development Department.
8. Prior to issuance of building permits within the Specific
3. Prior to issuance of building permits within the Specific Plan, an internal security system (e.g. security guards,
Plan, the applicant shall be subject to a fire facility needs alarms, access limits after hours) shall be incorporated,
assessment/review by the Fire Department to determine to be reviewed by the Police Department and the City
the actual necessity of the new fire station and whether Planning Department.
applications should be halted until the fire facility at
Graham and Production Lane is in service. Schools
Police 9. Prior to issuance of building permits within the Specific
Plan, the applicant shall provide school fees to mitigate
4. Prior to issuance of building permits within the Specific conditions of overcrowding as part of building permit
Plan, the need for additional police officers must be fully application. These fees shall be based on the state fee
evaluated by the City of Huntington Beach and the appli- schedule in effect at the time of building permit applica-
cant. If it is found that additional officers are needed to tions.
serve the area, funds must be procured to fill this posi-
tion. Community Services
5. The Police Department shall be consulted during pre-
liminary stages of the project design prior to approval of 10. Prior to issuance of grading permits for Planning Area 3
building permits within the Specific Plan to review the in the Specific Plan resulting in removal of the existing
safety features, determine their adequacy, and suggest fields, the applicant shall determine if recreation facilities
improvements. are needed by existing and future employees. If deemed
necessary, the applicant must enter into a lease-type ^
6. During construction and at complete buildout, the project agreement or provision of recreation facilities for employ-
: 46
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ees to replace those lost, subject to the approval of the hours to reduce evaporation losses.
City of Huntington Beach Community Services d. The use of reclaimed water for irrigated areas and
Department. grass lands. The project applicants shall connect
to the Orange County. Water District's "Green
Libra Acres" system of reclaimed water should this sup-
ply of water be available. Separate irrigation ser-
11. The applicant shall provide development fees to mitigate vices shall be installed to ease this transition.
conditions of increased demand as part of building per-
mit application. These fees shall be based on the City fee 14. Prior to issuance of use and occupancy permits, water
schedule in effect at the time of building permit applica- pressure regulators to limit downstream pressure to a
tions. maximum of 60 psi shall be installed.
Water 15. Prior to issuance of building permits within the Specific
Plan, pervious paving material shall be used whenever
12. Prior to,issuance of use and occupancy permits, the fol- feasible to reduce surface water runoff and aid in ground
lowing water conservation measures shall be implement- water recharge and slopes and grades shall be con
ed as required by state law: trolled to discourage water waste through runoff.
a. Ultra-low-flush toilets 16. Prior to issuance of use and occupancy permits, the
b. Ultra-low-flow showers and faucets applicant shall provide information to prospective occu
C. Insulation of hot water lines in water recirculating pants regarding benefits of low water use landscaping
systems and sources of additional assistance in selecting irriga
d. Compliance with water conservation provisions of tion and landscaping.
the appropriate plumbing code
17. Prior to issuance of building permits, complete land
13. Prior to issuance of building permits, irrigation systems scape and irrigation plans which minimize use of lawns
which minimize water waste shall be used to the great- and utilize warm season, drought tolerant species shall
est extent possible. Such measures should involve such be submitted to and approved by the Water Division.
features as the following: Mulch shall be used extensively in all landscaped areas.
Mulch applied on top of soil will improve the water-hold
a. Raised planters and berming in conjunction with ing capacity of the soil by reducing evaporation and soil
closely spaced low volume, low angle (22 Y2 compaction. Irrigation system shall be designed to use
degree) sprinkler heads. reclaimed water when available.
b. Drip irrigation.
C. Irrigation systems controlled automatically to 18. Prior to issuance of building permits within the Specific
ensure watering during early morning or evening Plan, the Water Division of the City's Public Works
47
-- - - - - --
Department shall be consulted during design and con
struction for further water conservation measures to Public Transportation
review irrigation designs and drought tolerant plant use,
as well as measures that may be incorporated into the 22. Prior to issuance of building permits within the Specific
project to reduce peak hour water demand. Plan, a bus turnout, if determined by the City Traffic
Engineer to be necessary based on roadway cross sec
19. Prior to the issuance of building permits within the tions, travel volumes or speeds, shall be provided at
Specific Plan, the project applicant shall implement con each bus stop located in the project area.
ditions of the Public Works Department regarding water
infrastructure improvements (identified on Exhibit 40) to 23. Prior to issuance of building permits within the Specific
handle increased water flow demands. Plan, the area adjacent to this turnout shall include a
paved passenger waiting area complete with a bus shel
Solid Waste Disposal ter and bench.
20. To reduce the proposed projects impacts on waste dis 24. Prior to issuance of building permits within the Specific
posal facilities, project designs shall develop a means of Plan, a concrete bus pad sufficient to support the weight
reducing the amount of waste generated both during of a bus (see OCTD's Design Guidelines for Bus
construction and when the project is in use. The waste Facilities).may have to be provided at the transit stop.
reduction program shall be approved by the Planning This would be necessary assuming the material used to
Director prior to issuance of building permits within the construct Bolsa Avenue would be insufficient to support
Specific Plan. Potential ways of reducing project waste continued transit use of the bins stop.
loads include implementation of recycling programs, and Sewer
use of low maintenance landscaping when possible (i.e.,
native vegetation instead of turf). 25. Prior to the issuance of building permits within the
Specific Plan, the project applicant shall implement con
21. Rainbow Disposal shall be contacted during the design ditions of the Public Works Department regarding sewer
stage of project components to ensure the most efficient infrastructure improvements (identified on Exhibit 41) to
and economical means for rubbish removal. The designs handle increased sewer flow demands.
shall include rubbish enclosures, projected travel areas,
and turnabouts where necessary. Storm Drains
Please refer to Section 5.8 Drainage and Hydrology of the EIR.
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Natural Gas
26. Prior to issuance of building permits within the Specific
Plan, The Gas Company shall be consulted with during
the building design phase for further energy conservation
measures.
Electricily
27. Prior to issuance of building permits within the Specific
Plan, SCE shall be consulted with during the building
design phase for further energy conservation measures.
Telephone
28. Prior to issuance of building permits within the Specific
Plan, building plans shall be submitted to GTE enabling
GTE to assess the improvements necessary to provide
adequate service to the project site.
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3372
Ord.No.3372
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 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 thereof held on the 6th of October,.1997, and was again read to
said City Council at a regular meeting thereof held on the 20th of October, 1997, and
was passed and adopted by the affirmative vote of at least a majority of all the members
of said City Council.
AYES: Julien,Harman,Dettloff, Bauer, Sullivan,Green, Garofalo
NOES: None
ABSENT: None
ABSTAIN: None
1,Connie Brockway CITY CLERK of the City of
Huntington Beach and ex-officio Clerk of the City
Council,do hereby certify that a synopsis of this
ordinance has been published in the Independent on i
,19 9 7
In accordance with the City Charter of said City City Clerk and ex-off cio gerk
Connie Brockway CityClerk of the City Council of the City
� �s Dervty city Clerk of Huntington Beach, California
G/ordinanc/ordbkpg
10/22/97
3