HomeMy WebLinkAboutCity Council - 2000-11 ' ✓ jP /tGT�7
RESOLUTION NO. 2 0 0 0—11
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HUNTINGTON BEACH, CALIFORNIA
APPROVING THE SEACLIFF PROMENADE CONCEPTUAL MASTER PLAN
WHEREAS, in recognition of the complexity and planned long-term development
of certain property commonly known as General Plan Subarea 4B and more particulrly
described in the legal description and sketch collectively attached hereto as Exhibit A
and incorporated by this referenced as though fully set forth herein (the"Site"),the City
of Huntington Beach has prepared a Conceptual Master Plan for the site in accordance
with General Plan criteria and standards; and
The Seacliff Promenade Conceptual Master Plan is required to implement the
requirements of General Plan Subarea 4B; and
The Seacliff Promenade Conceptual Master Plan will establish design and
architectural standards and guidelines for future development consistent with the General
Plan; and
An environmental assessment was prepared that evaluated the Seacliff Promenade
Conceptual Master Plan, vis-a-vis the scope of the General Plan Program Environmental
Impact Report, and the initial study determined that a Mitigated Negative Declaration is
appropriate and warranted; and
The Seacliff Promenade Conceptual Master Plan has been reviewed and
considered at a duly noticed public hearing held by the Planning Commission of the City
of Huntington Beach.
NOW, THEREFORE, the City Council of the City of Huntington Beach does
hereby resolve as follows:
I. That the City Council finds that the Seacliff Promenade Conceptual
Master Plan is required to implement the General Plan requirements for Subarea 4B, is
consistent with the City of Huntington Beach General Plan and will not be detrimental to
the health, safety and general welfare or adversely affect the orderly development of the
property. (Exhibit B)
2. That, on the basis of findings set forth above, that said Seacliff Promenade
Conceptual Master Plan is adopted by the City Council of the City of Huntington Beach.
1
4/s:4-99Resolutions:Seacliff Promenade
RLS 99-755
1/12/00
Res. No. 2000-11
PASSED AND ADOPTED by the City Council of the City of Huntington Beach
at a regular meeting thereof held on the 7th day of February 2000.
Mayor
ATTEST: APPROVED AS TO FORM:
City Clerks City Attorney
REVIEWED AND APPROVED: INITIA ED AND APPROVED:
Y -4 �� /J"L 2-/,—
City Administr or Director 901anning
2
44:4-99Resolutions:Seacliff Promenade
RiS 99-785
1/12100
Res. No, 2000-11
E {tI IIt III I' ' IIII{IIII"
lai E'
I
LEGAL DESCRIPTION FOR SP—12 Res . No: 2000-11
PALMlGOLDENNVEST SPECIFIC PLAN NO. 98-3
Pace 1 of 3
BEING THOSE PORTIONS OF PARCEL 1, IN THE CITY OF HUNTINGTON BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED IN .THA.T CERTAIN
CONDITIONAL CERTIFICATE OF COMPLIANCE NO. 96-5, RECORDED FEBRUARY 28,
1996 AS INSTRUMENT NO. 19960095326, TOGETHER WITH PORTIONS OF PARCEL 1, AS
DESCRIBED IN THAT CERTAIN CERTIFICATE OF COMPLIANCE NO. 96-2, RECORDED
FEBRUARY 28, 1996 AS INSTR NMNT NO. 19960095323, BOTH OF OFFICIAL RECORDS
OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
PARCELI
PARCEL 1 OF SAID CERTIFICATE OF COMPLIANCE NO:96-5;
TOGETHER WITH THE FOLLOWING DESCRIBED PORTION[ OF PARCEL I OF SAID ;
CERTIFICATE OF COMPLIANCE NO. 96-2;
BEGINNING AT A POINT ON THE SOUTHEASTERLY LINE OF SAID PARCELA OF SAID
CERTIFICATE OF COMPLIANCE NO. 96-2, SAID POINT BEING NORTH 41037'22" EAST, .
602.85 FEET, MEASURED ALONG SAID SOUTHEASTERLY LINE FROM THE MOST
SOUTHERLY CORNER OF SAID PARCEL 1; THENCE LEAVING SAID SOUTHEASTERLY
LINE NORTH 48022'38" WEST, 774.02 FEET; THENCE NORTH'41"37'22" EAST, 100.00
FEET TO A POINT ON THE NORTHEASTERLY LINE OF SAID PARCEL 1;THENCE SOUTH
48°22'38" EAST, 699.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE BEGINNING
OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 30.00 FEET;
THENCE SOUTHERLY, 47.12 FEET ALONG SAID CURVE AND SAID NORTHEASTERLY
LINE THROUGH A CENTRAL ANGLE OF 90°00'00"; THENCE SOUTH 48022'38" EAST
45.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE MOST EASTERLY CORNER
OF SAID PARCEL 1, SAID POINT ALSO BEING ON THE CENTERLINE OF GOLDENWES'I
STREET AS SHOWN ON SAID CERTIFICATE OF COMPLIANCE NO. ' 96-2; THENCE
SOUTH 41037'22" WEST, 70.00 FEET ALONG THE SOUTHEASTERLY LINE OF SAID
PARCEL 1 AND SAID CENTERLINE OF GOLDEN-WEST STREET TO THE POINT. OF
BEGINNING.
.r
Res. no. '2000-11
LEGAL DESCRIPTION FOR SP-12
PALM/GOLDENWEST SPECIFIC PLAN NO.9$3
Page 2 of 3
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PORTION OF SAID PARCEL 1
OF SAID CERTIFICATE OF COMPLIANCE NO. 96-5;
BEGINNING AT THE MOST WESTERLY CORNER OF SAID PARCEL 1; THENCE NORTH
43056'32" EAST, 67.42 FEET ALONG THE NORTHWESTERLY LINE OF SAID PARCEL 1 TO
THE MOST NORTHERLY CORNER OF SAID PARCEL 1; THENCE SOUTH 46°03128" EAST,
1505.13 FEET ALONG" THE NORTHEASTERLY LINE OF SAID PARCEL 1 TO THE
BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF
950.00 FEET; THENCE SOUTHEASTERLY, 83.12 FEET ALONG SAID CURVE AND SAID
NORTHEASTERLY LINE THROUGH A CENTRAL ANGLE OF 05000'46", A RADIAL LINE
TO SAID POINT BEARS NORTH 38055'46" EAST; THENCE LEAVING SAID
NORTHEASTERLY LINE SOUTH 43056'32" WEST, 36.07 FEET; THENCE SOUTH 46003'28"
EAST, 384.59 FEET; THENCE SOUTH 47°16'58" EAST, 120.90 FEET; THENCE SOUTH
42043'02" WEST, 20.00 FEET TO A POINT ON THE SOUTHWESTERLY LINE OF SAID
PARCEL 1; THENCE NORTH 47°16'58" WEST, 121.25 FEET ALONG SAID
SOUTHWESTERLY LINE; THENCE NORTH 461103'28" WEST, 1758.56 FEET ALONG SAID
SOUTHWESTERLY LINE TO THE BEGINNING OF A TANGENT CURVE CONCAVE
SOUTHWESTERLY HAVING A RADIUS OF 1540.00 FEET; THENCE NORTHWESTERLY ,
ALONG SAID CURVE AND SAID SOUTHWESTERLY LINE 214.95 FEET THROUGH A
CENTRAL ANGLE OF 07059'50" TO THE POINT OF BEGINNING.
PARCEL I OF SAID CERTIFICATE OF COMPLIANCE NO. 96-2;
TOGETHER WITH THE FOLLOWING DESCRIBED PORTION OF PARCEL 1 OF SAID
CERTIFICATE OF COMPLIANCE NO. 96-5;
BEGINNING AT THE MOST WESTERLY CORNER OF SAID PARCEL 1; THENCE NORTH
43056'32" EAST, 67.42 FEET ALONG THE NORTHWESTERLY LINE OF SAID PARCEL 1 TO
THE MOST NORTHERLY CORNER OF SAID PARCEL 1;THENCE SOUTH 46003'28" EAST,
1505.13 FEET ALONG THE NORTHEASTERLY LINE OF SAID PARCEL 1 TO THE
BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF
950.00 FEET; THENCE SOUTHEASTERLY, 83.12 FEET ALONG SAID CURVE AND SAID
NORTHEASTERLY LINE THROUGH A CENTRAL ANGLE OF 05°00'46", A RADIAL LINE
TO SAID POINT BEARS NORTH 38055'46" EAST; THENCE LEAVING SAID
NORTHEASTERLY LINE SOUTH 43056'32" WEST, 36.07 FEET; THENCE SOUTH 46003'28"
EAST, 384.59 FEET; THENCE SOUTH 47016'58" EAST, 120.90. FEET; THENCE SOUTH
42°43'02" WEST, 20.00 FEET TO A POINT ON THE SOUTHWESTERLY LINE OF SAID
PARCEL 1; THENCE NORTH 47°16'58" WEST, 121.25 FEET ALONG SAID
SOUTHWESTERLY LINE; THENCE NORTH 46003228" WEST, 1758.56 FEET ALONG SAID
SOUTHWESTERLY LINE TO THE BEGINNING OF A TANGENT CURVE CONCAVE
SOUTHWESTERLY HAVING A RADIUS OF 1540.00 FEET; THENCE NORTHWESTERLY
ALONG SAID CURVE AND SAID SOUTHWESTERLY LINE 214.95. FEET THROUGH A
CENTRAL ANGLE OF 07"59150"TO THE POINT OF BEGINNING.
LEVAL DESCRIPTION FOR SP--12 Res. No. 2 0 0 0-11
PALrvVGoLDENNYEST SPECIFIC PLAN NO.98-3
Page 3 of 3
EXCEPTING THEREFROM THE FOLLOW NG DESCRIBED PORTION OF SAID PARCEL I
OF CERTIFICATE OF COMPLIANCE NO. 96-2;
BEGINNING AT A POINT ON THE SOUTHEASTERLY LINE'OF SAID PARCEL I OF SAID
CERTIFICATE OF COMPLIANCE NO. 96-2, SAID POINT BEING NORTH 41037'22" EAST.
602.85 FEET, MEASURED ALONG SAID SOUTHEASTERLY LINE FROM THE MOST
SOUTHERLY CORNER OF SAID PARCEL l; THENCE LEAVING SAID SOUTHEASTERLY
LINE NORTH 48°22'38" WEST, 744.02 FEET; THENCE NORTH 41037T22" EAST, 100.00
FEET TO A POINT ON THE NORTHEASTERLY LINE OF SAID PARCEL 1; THENCE SOUTH
48022'38" EAST, 699.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE BEGINNING
OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 30.00 FEET;
THENCE SOUTHERLY, 47.12 FEET ALONG SAID CURVE AND SAID NORTHEASTERLY
LINE THROUGH A CENTRAL ANGLE OF 90°00'00"; THENCE SOUTH 48°22'38" EAST
45.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE MOST EASTERLY CORNER
OF SAID PARCEL 1, SAID POINT ALSO BEING ON THE CENTERLINE OF GOLDENWEST
STREET AS SHOWN ON SAID CERTIFICATE OF COMPLIANCE NO. 96-2; 'THENCE
SOUTH 41037122" WEST, 70.00 FEET ALONG THE-SOUTHEASTERLY LINE OF SAID
PARCEL 1 AND SAID CENTERLINE OF GOLDENWEST STREET. TO THE POINT OF
BEGINNNG: '
PROPOSED USES ACRES
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AVENUE
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NEIGHBORHOOD PARK $ N /.•' SIGNALZED °`� -
(PUSUC) �C ! 6 vENUE
(3.5 ACRES) Fn
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(58 ACRES) I
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RIGHT IN/
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(ACREAi9E TO BE DETERMINED (ACREAGE SPACE/CMC USES (ACREAGE TO BE DETERMINED)
y f (ACREAGE TO OE DgUAMINED) AEIA PARCEL i
(94ACRES)
LEGEND PACIFIC
MAIN ENTRY ISGGNALIZED) ESPLANADE Imo'AAW.+MOTIJ C4gST y1GMWAY
RIGHT IN/
RIGHT OUT ONLY
SECONDARY ENTRY GREENBELT/BUFFER ON AERA PARCEL(W MIN.WIDTH] -
• BUFFER ON PLC PARCEL z
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City Of Huntington Beach SEACLIFF PROMENADE CONCEPTUAL LAND USE PLAN o
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Res. No. 2000-11
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Res. No. 2000-11
SEACLIFF PROMENADE CONCEPTUAL MASTER PLAN
City of Huntington Beach
TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 Authority and Scope ......................................................................................... Ll
1.2 Purpose and Intent............................................................................................ 1.1
1.3 California Environmental Quality Act Compliance........................................... 1.3
2.0 PROJECT DESCRIPTION
2.1 Location/Surrounding Land Uses......................................................................2.1
2.2 Site History........................................................................................................2.1
2.3 General Plan Designation and Requirements.....................................................2.1
2.4 Zoning/Coastal Designations ............................................................................2.4
3.0 CONCEPTUAL MASTER PLAN
3.1 Overview..........................................................................................................3.1
3.2 Phasing.............................................................................................................3.1
3.3 General Plan Criteria and Standards..................................................................3.1
3.4 Development Concept.......................................................................................3.3
3.4.1 Trip Budget...................
3.4.2 Land Use Concept.................................................................................3.3
3.4.3 Access...................................................................................................3.5
3.4.4 Open Space/recreation...........................................................................3.5
3.4.5 Public Facilities.....................................................................................3.6
3A.6 Visual Analysis.....................................................................................3.6
4.0 DESIGN GUIDELINES
4.1 Purpose and Intent............................................................................................4.2
4.2 Implementation of the Design Guidelines..........................................................4.2
4.3 Landscape Design Guidelines...........................................................................4.3
4.3.1 Landscape Theme..................................................................................4.3 .
4.3.2 Plant Materials......................................................................................4.3
4.3.4 Perimeter Walls/Buffers
4.4 Commercial Design Guidelines.........................................................................4A
4.4.1 General Theme......................................................................................4.4
4.4.2 Setbacks................................................................................................4.4
4.4.3 Compatibility With Existing Development.............................................4.4
4AAFocal Points...........................................................................................4.5
4.4.5 Public Art..............................................................................................4.5
4.4.6 Pedestrian and Open Linkages......................
4.4.7 Bicycle Access......................................................................................4.6
4.4.8 Lighting ................................................................................................4.6
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i �
Res. No. 2000-11
SEACLIFF PROMENADE CONCEPTUAL MASTER PLAN
City of Huntington Beach
TABLE OF CONTENTS
4.4.9 Parking Lots..........................................................................................4.6
4.4.10 Service Areas........................................................................................4.6
4,4.11 Signs.....................................................................................................4.6
4.4.12 Articulation...........................................................................................4.7
4.4.13 Ground Floor Interest................ ...........................................................4.7
4.4,14 Roofs........................................................ ............................................4,7
4.5 Residential Design Guidelines ..........................................................................4.8
4.5,1 Design and Location of Common Facilities............................................4.8
4.5.2 interior Walls and Fences......................................................................4.9
4.5.3 Residential Architecture.........................................................................4.8
4.5.4 Setback Variation..................................................................................4.9
4.5.5 Mixed Height Elements.............................I...........................................4.9
4.5.6 Articulation...........................................................................................4.9
4.5.7 Building Materials and Colors.............................................................4.10
4.5.8 Roof Forms.........................................................................................4.10
4.5.9 Garages and Carports..........................................................................4.10
5.0 DEVELOPMENT REGULATIONS
5.1 Purpose and Intent............................................................................................5.1
5.2 General Provisions ...................... ....................................................................5.1
PLC Parcel and Aera Parcel
5.2,1 Permitted Uses........................................... ..........................................5.1
5.2.2 Maximum Density.................................................................................5.2
5.2.3 Maximum Building Height....................................................................5.3
5.2.4 Minimum Buffers/Building Separations Between Parcels......................5.3
5,2.5 Other Development Standards...............................................................5.3 -
6.0 EMYLEMENTATION
6.1 Procedures........................................................................................................6.1
6.2 Implementation.................................................................................................6.1
6.2.1 Definitions .................................................... .......................................6.1
6.2.2 Coastal Element ............................................................ ...............I.......
6.3 Hearings........... ......................................................... ...........................6.1
6.4 Appeals.................................................................................. ...........................6.1
6.5 Conceptual Master Plan Amendments...............................................................6.2
6,6 Transfer and Allocation of ADTs......................................................................6.2
7.0 APPENDICES
1 Plant Material Palette
Res. No. 2000-11
SEACLIFF PROMENADE CONCEPTUAL MASTER PLAN
City of Huntington Beach
LIST OF EXHIBITS
EXHIBIT PAGE
1 Subarea 4B ....................................................................................................... 1.2
2 Vicinity Map ....................................................................................................2.2
3 General Plan Designations ...............................................................................2.3
4 Existing Zoning Designations ..........................................................................2.5
5 1985 Local Coastal Program Designations........................................................2.6
6 Conceptual Land Use Plan ...............................................................................3.4
7 Visual Simulations ...........................................................................................3.7
�.S
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Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach
SECTION ONE
INTRODUCTION
;s
Res. No. 2000-11
1.0 INTRODUCTION
1.1 AUTHORITY AND SCOPE
The City of Huntington Beach 1996 General Plan requires that a "conceptual master plan
of development", as well as, a specific plan be prepared for Subarea 4B (refer to Exhibit
#1), as identified in Table LU4 and Figure LU6 of the General Plan. The Seacliff
Promenade Conceptual Master Plan has been prepared in accordance with the General
Plan, and adopted by City Council Resolution No. .
The requisite specific plan(s) will be prepared under separate cover and will function as
the implementation tool to carry out the conceptual theme of this Master Plan. It is
intended that all subsequent development plans, tentative tract or parcel maps and any
other requests requiring discretionary or ministerial approval by the City for Subarea 4B
shall be consistent with the General Plan, Seacliff Promenade Conceptual Master Plan,
Subarea 4B specific plan and the Huntington Beach Zoning and Subdivision Ordinance
(HBZSO) as adopted and/or amended by the City Council.
1.2 PURPOSE AND INTENT
Subarea 4B is one of the largest undeveloped areas remaining in the City today. Its size
and location offer unprecedented planning and development opportunities, as well as
challenges. The purpose of the Seacliff Promenade Conceptual Master Plan is to ensure
that this unique site is developed as an integrated and compatible, high quality planned
community. The primary objectives of the Seacliff Promenade Conceptual Master Plan
are as follows:
• To provide general direction for the future development of Subarea 4B, consistent
with the Subarea 4B policies and criteria set forth in the General Plan;
• To plan all parcels that comprise this project area in an integrated manner that is
compatible with the surrounding area;
• To provide conceptual development standards and architectural design guidelines
to implement the planning and design concepts set forth in the General Plart;
• To provide a consistent approach to site planning, building design, signs,
graphics, colors, materials, lighting, landscaping, and other design elements;
• To reserve areas for future civic/open space uses and visitor serving commercial
opportunities that will complement the other commercial projects in the area;
• To phase development with the provisions for the necessary infrastructure and
public services to support the new development;
Page 1-1 September 1999
LP60M
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SUBAREA 4B OF THE GENE� RAL PLAN
CQq$T riIGHWAY
I
City of Huntington Beach EXHIBIT NO. 1: SUBAREA 4B MAP
F..
Res . No.. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 1
• To provide for the implementation of the City's Local Coastal Program
The Seacliff Promenade Conceptual Master Plan designates desired land uses; allocates
density and intensity by establishing a maximum allowable trip generation factor for the
site; establishes conceptual site design, perimeter treatment, landscaping and public and
private improvements, and provides architectural design guidelines for Subarea 4B. A
subsequent specific plan(s) for the site shall further define the aforementioned elements,
including project specific land use types, densities and locations, on-site circulation,
design parameters, etc., consistent with the Conceptual Master Plan.
1.3 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
In May 1996, the City of Huntington Beach certified Program Environmental Impact
Report No. 94-1 C PEW) for the comprehensive update of the City's General Plan. This
EIR evaluated development of the Seacliff Promenade Conceptual Master Plan Area
(Subarea 4B of the General Plan) as Mixed Use-Horizontal Integration of Housing and
assessed potential impacts from development. The Seacliff Promenade Conceptual
Master Plan is consistent with the land use scenario evaluated in PEIR 94-1, and will not
create any additional impacts. The PEIR determined that there will be no impacts from
the proposed Master Plan development, which cannot be mitigated to a level of
insignificance.
Pursuant to the California Environmental Quality Act (CEQA), an Initial Study has been
prepared as part of the Conceptual Master Plan approval process. The Initial Study will
serve as the basis on which the environmental effects of implementing the Conceptual
Master Plan can be ascertained. The Initial Study indicated that a Mitigated Negative
Declaration is the appropriate CEQA compliance tool, and has been prepared as part of
the Conceptual Master Plan process.
A traffic study, noise study, air quality study, and visual analyses have also been prepared
in conjunction with the Conceptual Master Plan to further demonstrate that no significant
impacts from implementation of the proposed Conceptual Master Plan are anticipated. A
Mitigated Negative Declaration was prepared and distributed for public review and
comment. Mitigation Measures included as part of Mitigated Negative Declaration No.
98-8 are incorporated by reference and will be included as conditions of approval on all
development projects within the Seacliff Promenade Conceptual Master Plan Area.
All subsequent approvals necessary to develop any property within the Conceptual
Master Plan Area must be consistent with the Conceptual Master Plan and be within the
scope of PEIR 94-1 and Mitigated Negative Declaration No. 98-8. Additional
environmental documentation may be required in the future if significant changes are
found to have occurred pursuant to Section 15162 and 15182 of the CEQA Guidelines.
Page 1-3 January 2000
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach
SECTION TWO
PROJECT DESCRIPTION
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 2
2.0 PROJECT DESCRIPTION
2.1 LOCATION/ SURROUNDING LAND USES
The Seacliff Promenade Conceptual Master Plan area encompasses approximately 150
acres of land bounded by Palm Avenue and Pacific Coast Highway (PCH) and
Goldenwest and Seapoint Streets, with approximately four of those acres located on the
west side of Seapoint (refer to Exhibit #2). This 150 acre site represents one of the largest
(semi-) vacant properties in the City's Coastal Zone, PLC Land Company currently owns
the vacant 54 acre parcel fronting on Palm Avenue (referred to as the PLC Parcel) and
Aera Energy LLC presently owns the 96 acre parcel in oil production fronting on PCH
(referred to as the Aera Parcel). PLC intends to develop its property within the next five
years. Aera Energy LLC representatives have indicated that their parcel will remain in
oil production for the foreseeable future.
Surrounding land uses include Huntington Seacliff(RL-7), Seacliff on the Greens (RM-
15) and the Seacliff Country Club golf course (OS-CR) to the north, the Pacific Bay
Ocean Pointe residential development and older residential development (RMFI-25-d) to
the east, Ocean Colony (RL-7), Surfcrest (RMH-25) and the County area that includes
the future Harriett M. Wieder Regional Parr to the west and the Bolsa Chica State Beach
and Pacific Ocean to the south.
2.2 SITE HISTORY
Subarea 4B has been in oil production since the 1920s when it was owned by the
Huntington Beach Company who leased this site to Standard Oil/Chevron, In 1963, the
Huntington Beach Company split the site into two pieces and entered into a long-term
lease on what is now the Aera parcel. This was a result of the increase in off shore oil
production due to the emergence of slant drilling technology. During the 60s, 70s and
80s, the leased operator changed many times. In 1990, Chevron ceased all oil production
on the PLC site. In May of 1996, both PLC and Aera acquired their respective interests in
Subarea 4B and it remains that way as of today. PLC and Chevron have the responsibility
to remediate its site through a funding agreement, while Aera will be responsible for
remediation of its site. The Phase One remediation efforts began on the PLC site in the
mid 1990s. The wellheads were excavated and the soils were stockpiled. The Phase Two ..
efforts to complete the remediation of the PLC site have yet to occur. It is anticipated to
be completed by Chevron within four months of final City approvals.
2.3 GENERAL PLAN DESIGNATION
During the 1996 General Plan update, extensive community input was solicited to
establish how the site should ultimately develop. The City's adopted General Plan now
designates this site as "Subarea 4B, Mixed Use-Horizontal Integration of Housing" (NIH-
F2/30(AVG. 15)-sp) (refer to Exhibit 43). Ultimately, the General Plan envisions a mix
of visitor serving commercial uses, civic uses/open space and residential uses within the
Page 2-1 January 2000
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Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 2
154 acre site. While not currently proposed, any vertical integration of mixed use (both
residential and commercial in a single structure) would require an amendment to the
General Plan and applicable specific plans.
The General Plan first requires the preparation of a "Conceptual Master Plan of
Development" for Subarea 4B prior to development of the site. The Subarea 4B General
Plan criteria and standards are the basis for the "Seacliff Promenade Conceptual Master
Plan" and subsequent specific plans.
2.4 ZONING/COASTAL DESIGNATIONS
The site is currently zoned High Density Residential with an Oil and Coastal Overlay
(RH-O-CZ), Neighborhood Commercial with an Oil and Coastal Overlay (CG O-CZ),
General Industrial with an Oil and Coastal Overlay (IG-O-CZ) and General Industrial
with an Oil Production and Coastal Overlay (IG-01-CZ) (refer to Exhibit #4). Once a
specific plan is adopted for the area, the specific plan requirements will supersede and
replace the existing zoning. The Conceptual Master Plan and subsequent specific plans
set forth the permitted uses and development standards to ensure the site is planned and
designed in a consistent and unified manner and shall conform to all provisions contained
in the General Plan and the applicable sections of the HBZSO.
Subarea 4B is located within the Coastal Zone of the City of Huntington Beach and is
subject to the provisions of the City's Coastal Element and Implementation Plan(together
known as the City's "Local Coastal Program"). The existing local Coastal Program Land
Use designation for the PLC parcel is "Medium Density Residential". The Aera parcel is
designated as "Industrial-Oil Resource Production", but also includes a visitor serving
commercial overlay for the western section of the Aera parcel at Pacific Coast Highway
(PCH) and Seapoint, as well as, the eastern section at PCH and Goldenwest (refer to
Exhibit#5).
The Conceptual Master Plan encourages residential and visitor serving commercial uses,
consistent with both the City's previous 1985 Coastal Element and the pending 1999
Coastal Element update. The Conceptual Master Plan calls for development to be
designed so as to avoid adverse impacts to the City's beaches and coastal resources. The
Master Plan provides for adequate on-site parking within the site, safe and convenient
access from the site to the beach, and where appropriate, the preservation and/or
enhancement of public view corridors from the site to the ocean and Bolsa Chica. The
Conceptual Master Plan, all specific plans and any subsequent amendments will require
approval by the Coastal Commission prior to development of the site.
Page 2-4 January 2000
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PACIFIC OCEAN
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EXISTING ZONING DESIGNATIONS
City of Huntfigton Baach
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Res . No. 2000-11
•yam
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LEGEND
Resource Production Co.
® Vwitor—Serving Overlay
(This Overlay Indicates ViShor Serving Areas Which Would
Be Appropriate After Oil Production Is Abandoned)
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1985 Local Coastal Program Land Use Designations '^
LAM USE PLAN OVERLAY
HUNTINGTON BEACH C4UFORNIA GOLDENWEST STREET TO
PiANNNNG DIVISION HUNTINGTON BEACH
MESA BLUFFS
106. Exhibit#5 SEACLIFF PROMENADE
Page 2-6 CONCEPTUAL MASTER FLAP
..Res. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach
SECTION THREE
CONCEPTUAL MASTER PLAN
Res . No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 3
3.0 CONCEPTUAL MASTER PLAN
3.1 OVERVIEW
The purpose of the Seacliff Promenade Conceptual Master Plan is to ensure that,
regardless of phasing, the entirety of Subarea 4B is ultimately developed in a cohesive
and consistent manner. This document will establish the framework for reviewing the
individual specific plans for both the PLC and Aera parcels. Commercial and residential
development standards and design guidelines, including master landscape themes,
uniform perimeter treatment and consistency in architectural design are set forth to help
achieve this end.
3.2 PHASING
It is PLC's intent to develop their 54 acre parcel, consistent with the Conceptual Master
Plan, in the near future. Aera has indicated that they will continue the current oil
production activities on their parcel for the next 15 to 20 years. The differing ownership
and timeframes for development present a challenge to the City for planning and
implementing the Conceptual Master PIan. Given the site's proximity to the ocean and
the lack of large vacant or semi-vacant ocean oriented properties elsewhere in Orange
County, Subarea 4B will be a prime site for development, regardless of when Aera
chooses to discontinue their current oil production activities. Therefore, it is essential that
the City plan for the future development of this site as part of the Conceptual Master
Plan.
Since the Aera Parcel is one of the few remaining undeveloped ocean oriented parcels in
the City; it is essential at this time to provide guidelines for future development. The
Conceptual Master Plan requires the siting of the common areas, visitor serving areas and
civic/open space/recreation areas, with the orientation of commercial buildings around
those places to create a sense of place within the 96 acres.
3.3 GENERAL PLAN CRITERIA AND STANDARDS
Extensive public participation was solicited for the 1996 General Plan and for the .
development of the Conceptual Master Plan. Therefore, unless otherwise amended, the
Mixed Use-Horizontal Integration of Housing General Plan designation shall apply. It is
the intent of this document to be consistent with the 1996 General Plan policies and
criteria listed below.
Page 3-1 January 2000
y-
Res , Bo; 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 3
Community District and Subarea Schedule 4B
Subarea Characteristic Standards and Princi les
Existing Oil Permitted Uses Category: Mixed Use-Horizontal Integration of Housing
Property (MH)
• Residential Medium High("RMH")
• Single and multi-family residential
• Visitor serving commercial (as permitted by
Commercial Visitor ["CV"] land use category)
• Parks, golf courses, and other recreational amenities
• Open spaces
• Continued Oil Production
Density/Intensity Category: F2-30: Floor Area Ratio (FAR)is 0.5 and 30
units per acre maximum
• Average Density: 15 units per acre overall
• Height: four(4)stories
Design and Category: Specific Plan("-sp")
Development • Requires the preparation of and development in
conformance with a Conceptual Master Plan of
Development and Specific Plan.
• The preparation of a Specific Plan may be phased in
conformance with the Conceptual Master Plan.
• Establish a cohesive, integrated residential
development in accordance with the policies and
principles stipulated for"New Residential
Subdivisions"(Policies LU 9.3.1 and LU 9.3.4).
• Allowing for the clustering of mixed density residential
units and integrated commercial sites.
• Requires variation in building heights from two(2)to
four(4)stories to promote visual interest and ensure
compatibility with surrounding land uses.
• Commercial development shall be prohibited along the
Palm Avenue frontage
• Residential development along Palm Avenue shall be
compatible in size, scale, height,type,and massing
with the existing development on the north side of
Palm Avenue.
• Visitor Serving Commercial development shall be
oriented along the'Pacific Coast Highway frontage.
• Minimize vehicular access points onto arterial streets
and highways including Palm Avenue, Golden West
Street,Pacific Coast Highway, and Seapoint Street.
• Open space and neighborhood parks,which may be
private, shall be provided on site.
Page 3-2 September 1999
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 3
3.4 DEVELOPMENT CONCEPT/PARAMETERS
The Seacliff Promenade Conceptual Master Plan sets forth a general development
concept and parameters through its land use plan (refer to Exhibit #6), maximum
allowable "trip budget", design guidelines and development regulations. The Master Plan
does not define the precise acreage or all land use locations. Such specificity is left to
future specific plans for the site.
3.4.1 Trip Budget
The Conceptual Master Plan limits the maximum number of average daily trips
that may be generated by ultimate development of the site to 27,139. This is to
ensure that impacts to the City's circulation system, as well as, ambient air quality
and noise levels remain within the scope of impacts analyzed in the General Plan
Program EIR 94-I and Mitigated Negative Declaration No. 98-8. Of the total trip
budget, the PLC site has been allocated a maximum of 5,230 average daily trips,
and the Aera parcel has been assigned a trip budget not to exceed 21,909 average
daily trips. Individual parcels within the site may exchange or trade unused trip
allocations, as long as the overall budget for the site is not exceeded, and subject
to City approval. The trip budget allocations, along with the development
standards of the Conceptual Master Plan, will determine the land use intensities
ultimately permitted within the Conceptual Master Plan Area.
3.4.2 Land Use Concept
Within the Conceptual Master Plan land use plan the overall intensity and density
of development for the 150 acres are consistent with the General Plan Subarea 4B
criteria and the site is designed to conform to the trip budget allocation discussed
above.
The Conceptual Master Plan designates the 54 acre PLC parcel for exclusively
residential development, with a maximum of 500 single family detached homes
and multi family units permitted. The Conceptual Master Plan includes a 3.5 acre
public park near Lexie Circle and Palm Avenue. The Specific Plan will then
refine the land uses, development standards, site layouts and intensities/densities
for the residential portion and park site on this parcel. Through the final map
process, PLC will dedicate the land to the City for the park and will construct the
park improvements concurrent with residential development of their parcel.
The 96 acre Aera parcel is planned for a mix of visitor serving commercial,
office/high technology, open space and civic uses that include esplanades,
greenbelts and pedestrian linkages. Given its prime location and ocean-oriented
views, it is the City's desire to maximize the visitor serving commercial and
recreational opportunities on this site. Therefore, no residential development is
included. The four acre site on the west side of Seapoint has been designated for
Page 3-3 January 2000
PROPOSED USES ACRES
AERA PARCEL
GOAl�E9CIEI. .
• C fAAL RE'TAL TO Be DETEAYEO TiIOI.IGI A
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(PUBLIC)
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i T PLC PARCEL _GE
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RIGHT INJ rf
ONLY OUT !l PEO08THVIN III
PCE_ S
*% I ! COMMERCIAL/OFFICEMSITOR SERVING I VISMOR SERVING COMMERCIAL
{ACREAGE TO BE DETWMINED) OPEN SPACE/CMC USES
(ACREAGE TO ESE DETERMINED) AERA PARCEL (ACREAGE TO BE DETERMINED)
' (94 ACRES) e�
LEGEND PACIFICoils
p{IG}IWAV
MAIN ENTRY{SICiNAL12ED} ESPLANADE{39 MIN,MA4TH► CD'45T RIGHT IN/
RIGHT OUr ONLI O
SECONDARY ENTRY ORErNSELTI9UFFER ON AERA PARG-L- O
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SUFFER ON RLC PARCEL• I—'
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City of Huntington Beach SEACLIFF PROMENADE CONCEPTUAL LAND USE PLAN
Exhibit #G
Res. NO. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 3
future open space uses. A pedestrian linkage between Palm and PCH, near
Cherryhill, is shown in the central portion of the site to complement the proposed
open space/civic uses and the public park site off Palm Avenue. The corner of
PCH and Goldenwest is designated for visitor serving uses such as specialty
retail, restaurants, an entertainment complex, timeshares and/or a resort hotel. The
remaining portions of the site are devoted to .other commercial uses, including
visitor serving retail, office and high technology uses.
3.4.3 Access
The Conceptual Master Plan shows the approximate locations of both major and
secondary access points to the two parcels. These access points are the result of
the traffic study and review by City staff. The major access for the PLC parcel is
off Goldenwest at Change, with a secondary access off'Palm Avenue and Country
Club Drive. Both of these accesses would be signalized. The accesses for the Aera
parcel will be determined at the time of development. Conceptually, however, it is
anticipated that there will be a right-in and right-out access off Goldenwest and
Seapoint, with the major access points from PCH. A pedestrian corridor is
proposed from PCH to Palm, near Cherryhill, to provide a connection between the
Aera parcel and the neighboring residential uses.
3.4.4 Open Space/Recreation
All residential development will be required to provide open space on site in
accordance with the provisions of Chapter 254, Dedications and Reservations, of
the HBZSO. The City shall determine whether the open space shall be public or
private, or a combination of both.
Greenbelts and buffer areas have been designated between the PLC parcel and
Aera parcel to provide an adequate buffer between the proposed residential and
future commercial development. An esplanade along PCH is designated that
provides pedestrian access and view opportunities of coastal resources the length
of the parcel. An open space area has been designated for civic/open space uses
between Cherryhill and PCH, including the pedestrian access from Palm and .
vehicular access from PCH. The exact design and dimensions of these areas will
be determined at the time of development.
Page 3-5 January 2000
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 3
3.4.5 Public Facilities
The specific plan(s) will identify existing and proposed infrastructure, storm
drain, sewer and water facility improvements that will be needed to serve the
development. The developer shall be responsible for the installation of all public
facilities and improvements concurrent with construction. Improvements shall be
subject to review and approval by the City.
3.4.6 Visual Analysis
The intent of the visual analyses contained within the Conceptual Master Plan is
to provide the staff, decision makers and public with an understanding of what the
proposed development of the PLC parcel will look like and what the potential
development of the Aera Parcel could be (refer to Exhibit 47). Four viewpoints
were selected from the public rights of way to reflect what the motorist,
pedestrians and residents in the area may expect in terms of scale and massing for
the PLC and Aera parcels. The four intersections are Palm and Goldenwest and
Palm and Cherryhill for the PLC parcel and PCH and Goldenwest and PCH and
Seapoint for the Aera parcel.
The Aera visuals are merely a representation of what could be developed on the
corners of Goldenwest and PCH and Seapoint and PCH based on the adopted
General Plan criteria and development standards. It must be noted that the actual
buildings, locations and sizes will be dependent on what Aera or their successors
choose to process. The City will need to assess the visual impacts in more detail at
that time. The PLC visuals attempt to represent what PLC is actually proposing.
Page 3-6 January 2000
14
Existing
yy Aerial Keymap
-77
NOTE-This visual elmulationutifzes cnm(t utertedambily(CADD!
gIn
Proposed pgarm.arW signlOacnapeJsnpeaaeorvipwite3-dirrwie "Image,
so as to depict eon coricepwal overal appearance of the project
Iromoll-site locations.The purpose of lhH sh"alion Is wavaluate
grading concepts and character,terracing.Juxtaposition of building
heights•and softening of building massing vAth landscape. It is
racogrlfzed that design defalls,materials,r,d odors shorn In these
o,ddblts we conceptual and witifed to preparation of Enaler6modng
and construction documents.
Gold.."st PLC SITE AEaA ffifE P.saro Coast
6 Paton C.mmrmLgR..lasntMl Highway
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Visual Simulations N
Ci of Huntington Beach OCEAN PROMENADE CONCEPTUAL MASTER PLAN
' /1PFIL 199
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NOTE:This visuat simulatlon ulilixescompulef lechnology JCAob1
?•, 7 1f s, digital photo s"arion)to hanslate Ole 2-dimansicnal ancpnoedng
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plans.and landscape concept Into aoornposfle 3dmersiortal iltage,
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. ...,,.,,,.,. ....:,,..-... .. . ...�,. __� ..,� kam o(1-slta locations The purpose of This simulation is bevaluale
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t.n ZF, f
I>i34",and soilening of building massing with landscape. If is
recugMzedlhatdssigndatedla.tre�rta�,exdoWorsatgwn tit these
- edtiWts aratanepAtal aMsubjec[topreparatldtottinal enghtearMtg
and construction dxurnants.
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AIRASM ►� o0
Oeltlsnvrxt up to 4 stw- PLC WIE Avows
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City of Huntington Beach OCEAN PROMENADE CONCEPTUAL MASTER PLAN_
APa1 1199
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I NOTE,ThisvisualslmuFationuihzescompulertechnoloW(CAD(w
digital photo slrarlaton)to translate th z-dimensional engineering
plans.and landscape cotimpi lnloacor posile 3-dimensbnal image,
A4 so as to depicl tha conceptual overall appoarance d the project
its' €5 r Isom a*s)te Iomuons.The pwpese d lws smx"lion is m evaluate
k '4,1 itl7 grading ooncepta and character.terradng,jrxleposillon d building
heights,end softerdng of buNdng massing wilh landscape, It Is
Proposed r"Nzed that dmgn detalls.matedab,and colors shown m thase
eahbiffi are conceptual and subjeel b proparatIon of tnalenglneedng
AERA UM hcilk Coast and eonslnrctlon Aomirnents.
palm Cmnv rcial/RnWeirdal hwa
Avanea PLC WE up to 3 a wles P
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Visual Simulations
City of Huntington Beach OCEAN PROMENADE CONCEPTUAL MASTER PLAN F,
FOI
,arks i99
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� NOTE:This visual slmulallon utifizas computer lechrrotogy(GAOD7
digital photo sinalation)to Iranslate the 2-dlmereional engineering
7 r plam and landscape concept into a cornpvsito 3dbitensiona1 linage,
so as to da ' #W conceptual overall appearance of the project
P�
homotl-allelacatlem The Mpoaeolthissin"atpnlsbevaluale
...., ... ... grading concepts and character,terraddng,Juxtaposition of building
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recognized lhal dasign detalle,rreterials,and cdofashown In tmme
exhlWls are ooncepkW and=A*)ct to preperatlan alfinal enginming
and oortstrmflon downenls.
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City of Huntington Beach OCEAN PROMENADE CONCEPTUAL MASTER PLAN
APRI�L 1994
Res . No. 2.000-11
Seacliff Promenade .Conceptual Master Plan
City of Huntington Beach
SECTION FOUR
DESIGN GUIDELINES
S
Res . No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.0 DESIGN GUIDELINES
SECTIONS:
4.1 Purpose and Intent
4.2 Implementation of the Design Guidelines
4.3 Landscape Design Guidelines
4.3.1 Landscape Theme
4.3.2 Plant materials
4.3.3 Perimeter walls/buffers
4.4 Commercial Design Guidelines
4.4.1 General Theme
4.4.2 Setbacks
4.4.3 Compatibility with existing development
4.4.4 Focal points
4.4.5 Public Art
4.4.6 Pedestrian and Open Linkages
4.4.7 Bicycle accesses
4.4.S Lighting
4.4.9 Parking lots
4.4.10 Service areas
4.4.11 Signs
4.4.12 Commercial Architecture
4.4.13 Articulation
4.4.14 Ground floor interest
4.4.15 Roofs
4.5 Residential Site Design
4.5.1 Design and location of common facilities
4.5.2 Interior walls and fences
4.5.3 Residential Architecture
4.5.4 Setback variation
4.5.5 Mixed height elements
4.5.6 Articulation
4,5.7 Materials and Colors
4.5.S Roofs
4.5.9 Garages and carports
Page 4-1 September 1999
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.1 PURPOSE AND INTENT
The purpose of this section is to ensure that development within Subarea 4B will be
consistent with the City's General Plan goals, the Specific Plan for the area and other
applicable zoning regulations. These design guidelines are intended to help define a
consistent approach to site planning, architecture, lighting, landscaping and other design
elements to achieve visual harmony within Subarea 4B.
These Design Guidelines are to be followed by the developer, project designers, and City
in the review of Subarea 4B for all residential and non-residential projects. However,
these provisions are not precise zoning regulations, but guidelines to implement the
City's General Plan goals and Zoning regulations. They will provide direction on how
best to accommodate site planning„ architecture and landscaping for this project.
These guidelines are to be considered as qualitative standards of good design to assist
City decision-makers in their discretionary judgments to approve or deny projects. These
guidelines should therefore motivate design efforts toward meeting the City's quality
standards, either prior to project submission or via design modifications during project
review.
The intent of these guidelines is to encourage new development projects which:
• Utilize a variety of complementary and compatible architectural styles and site
designs;
• Provide a consistent approach to site planning, building design, signs, graphics, color,
materials, lighting, landscaping, and other design elements.
• Ensure a consistent landscaping theme is utilized to create a unified design along the
long frontage of PCH, as well as, along Palm, Goldenwest and Seapoint.
4.2 IMPLEMENTATION OF THE DESIGN GUIDELINES
In reviewing individual projects, the decision-making authority shall tailor the application
of the design guidelines in the Conceptual Master Plan to the scale and character of the
project. That is, the decision-making authority may grant relief from a policy if it .
determines that, due to unusual project characteristics or small scale, no useful purpose
= would be served by the guideline in terms of advancing the goal and objectives set out in
the Conceptual Master Plan and General Plan. The Design Guidelines are intended to
augment the other provisions of the HBZSO, specific plans, and other relevant
regulations controlling land use or development. In case of conflict or discrepancy
between this Conceptual Master Plan and any other regulations, the decision-making
authority shall utilize the ordinances in effect at the time.
Page 4-2 September 1999
T
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.3 LANDSCAPE DESIGN GUIDELINES
4.3.1 Landscape Theme
The landscape concept for the Conceptual Master Plan is an integral part to the
overall character of the community. It includes a combination of landscape and
hardscape features adjacent to and visible from PCH, Palm, Goldenwest and
Seapoint that combine to form a major design element of the community structure.
The overall objectives of this section are to visually emphasize prominent design
elements and vistas, while screening undesirable views; provide a harmonious
transition between adjacent land uses and between development and open space;
and to be varied enough to provide interest and emphasis, but not so obtrusive as
to distract the viewer.
4.3.2 Plant Material Palette
The proposed plant materials, including street trees, shrubs, and groundcovers
shall be compatible and complementary to existing adjacent streetscapes. Tree
species and spacing should be selected to create a unified image for the street and
provide an effective continuous tree canopy. (Refer to Appendix for
Recommended plant palette).
4.3.3 Perimeter Walls/Buffers
A decorative community theme wall along the public streets will provide project
identity, privacy and noise control. Masonry or stucco walls or view fences (e.g.
glass, Plexiglas or tubular steel) should be used. Designs should incorporate
colors, materials, and finishes to blend with the surrounding environment. Where
possible, setbacks for walls should vary to add interest to the streetscape. Long .
straight stretches of wall should be-avoided. Landscaping should be integrated
into the perimeter wall design to soften appearance.
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Page 4-3 January 2660
Res. No.' 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.4 ComNmRaAL DESIGN GUIDELINES
The intent of this section is to encourage the siting of the common areas, civic uses,
recreation facilities and visitor serving areas first, then orient specific buildings around
these gathering areas creating a true sense of place for visitors to enjoy. Buildings should
be sited in such a manner as to encourage walking from one part of the commercial area
to another with as little automobile intrusion as possible.
4.4.1 Commercial Design Theme
The ultimate site design for the Aera parcel should attempt to visually emphasize
prominent design elements and vistas, while screening undesirable views. The
siting of buildings should protect and enhance public view opportunities to the
ocean, with restaurant and entertainment uses located where they can take
advantage of ocean views, while providing a harmonious transition between
adjacent land uses and between development and open space.
4.4.2 Setbacks
Increased setbacks and/or design elements that buffer residential units from
impacts of the abutting commercial development should be.incorporated in the
site design. Site plans should be designed so that building footprints are
articulated and incorporate variations composed of insets, entries, corners, and
jogs integrated with adjacent outdoor areas in order to create intricate and inviting
pedestrian spaces.
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4.4.3 Compatibility With Existing Development
Although architectural diversity is encouraged in commercial projects, it is not to
be achieved at the expense of harmony with existing development. Thus, though
new projects need not imitate the design of surrounding buildings, they
nevertheless should be visually compatible with that development. In addition,
commercial projects should avoid designs so massive as to overwhelm the scale
of surrounding residential development.
Page 4-4 January 2000
Res . No. 2000-11 .
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.4.4 Focal Points
The use of focal points in a commercial complex is desirable to provide both
orientation and organization. These focal points create a visual counterpoint to the
massing of nearby buildings. Examples of important focal elements include
courtyards enhanced by fountains, outdoor cafes and other amenities and the use
of towers that create a vivid visual and mental image for a project, provide
identity and differentiation from other projects and become the gathering point for
a project.
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4.4.5 Public Art
Provisions shall be incorporated in the Specific Plan to require public art be
provided in public spaces, especially to assist in defining focal points and open
area.
4.4.6 Pedestrian and Open Space Linkages
Open space areas with footpaths should be designed throughout the project area to
provide linkages to the major recreation activities and encourage pedestrian
activity. Buildings and pedestrian paths should be sited in such a manner as to
encourage walking from one part of the commercial area to another, with as little
automobile intrusion as possible. Also, provisions..should be made for direct
pedestrian links between the project's residential areas.
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Page 4-5 January 2000
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.4.7 Bicycle access
Bicycle usage shall be encouraged by the provision of bikeway accesses and bike
racks at convenient locations near building entries.
4.4.8 Lighting
Parking lot and outdoor lighting should be the minimum needed to accommodate
safety and security, while minimizing the impacts on the surrounding residential
areas. Outdoor lighting should be coordinated with parking lot and planting plans.
Architectural lighting should serve to emphasize building entries and particular
building details.
4.4.9 Parking Lots
Parking lot design should provide for vehicular and pedestrian access to adjacent
parcels, should be designed to avoid large unbroken expanses of paved areas,
provide buffers between buildings and the parking areas and screened from the
street by landscaping and berming.
4.4.14 Screening of Service Areas
Service and storage areas and trash enclosures should be screened.from public
view by means of walls and landscaping. Loading and storage areas shall be
screened from public view by means of solid walls or fences and/or plantings.
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4.4.11 Signs
A sign program should identify commercial centers. All signs should be
harmonious in scale, form, materials and colors with the project buildings, walls
and other structures. Identification signs should be provided for all projects. Such
signs shall conform to the sign regulations of the HBZSO pertaining to limitations
on size,height, and placement.
Page 4-6 January 2000
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.4.12 Articulation
The apparent mass of buildings should be reduced by means of articulation, i.e.,
the varying of wall planes in depth and/or direction. This also creates visual
interest and human-scale outdoor spaces such as patios and terraces. Large blank
single-planed walls should be avoided. A combination of one-story to four-story
elements should be created within the overall form of commercial buildings in
order to provide a variety of scales and reduce the perceived building mass. Any
building mass above the second story should be substantially set back and reduced
in size.
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4.4.13 Ground Floor Interest
Commercial and office buildings should be designed so that the ground floor
presents an interesting and varied appearance to pedestrians and motorists. This
can be achieved by the liberal use of windows, arcades, architectural detailing,
wall murals, artwork, and similar design features.
4.4.14 Roofs
The rooflines on larger buildings with long elevations should be broken up by
roof elements of varying height. Tower elements are also used to break up large
elevations. Parapet walls can also be used to add variation to the roofline. When a
flat roof is used, a parapet or shed roof that is designed to resemble hipped or
gabled roofs should screen it.
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Page 4-7 January 2000
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.5 RESIDENTIAL DESIGN GUIDELINES
Residential projects within Subarea 4B should be configured to establish a pedestrian
friendly environment and a distinct sense of neighborhood and identity by providing
increased setbacks and/or design elements that buffer residential units from impacts of
abutting commercial development. The overall design should provide a continuous
network of sidewalks on both sides of the streets, bike, pedestrian paths and/or other
elements to link parts of the community and provide connections to land uses in adjacent
areas.
4.5.1 Design and Location of Common Facilities
The City places a high value on the provision of usable open space and recreation
facilities, both public and private. Such usable open space should be carefully
landscaped and flat enough to accommodate both passive and active.recreation.
Active recreation facilities included within private common areas may consist of
swimming pools, spas, cabanas, tennis or other game courts, tot lots, free play
areas, game rooms, and similar facilities. Common open space and recreation
facilities should be located in special places in order to create neighborhood focal
points and accessible from all residences via the projeefs own pedestrian
circulation system.
4.5.2 Interior Walls/Fences
Walls and fences for individual dwellings that are visible from the street or from a
common area should be treated as an integral part of the residential building's
architecture. Materials,colors,finish and detailing should draw from the buildings
they surround or adjoin. Walls and fences within residential projects should utilize
durable masonry or stucco, with finishes and colors consistent with the overall
project architecture. In all cases, front yard fence height and placement shall
conform to the provisions of the specific plan.
4.5.3 Residential Architecture
Residential.structures should be appropriate in mass and scale to the site on which
they are located avoiding building materials, colors and construction elements that
visually dominate their setting and contrast significantly with the character of the
neighborhood. Residential structures should incorporate elements, such as
porches, in the design of dwellings to emphasize the front yard as an activity area
and "outdoor living room", while still providing open space amenities accessible
and of sufficient size to be usable by residents.
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Page 4-8 January 2000
Seacliff Promenade Conceptual Master Plan Res . No. 2000-11
City of Huntington Beach Section 4
45.4 Setback Variation
Front yard setbacks should be varied sufficiently to create visual interest, variety
and individuality along the street. For those homes facing the street, greater front
yard setbacks are encouraged. Exterior mass and form can be arranged to improve
the visual impact of attached residential buildings on corner lots. 'Thus, buildings
on street corners should be either single-story or should have a significant single-
story element on the exterior (street) side of the building. Front yard setbacks
should be varied to avoid a monotonous pattern of houses and create an
interesting street-scene. Side and rear yard setbacks shall be varied to allow for
improved useful private open space areas
4.5.5 Mixed-Height Elements
By including single-story elements in a two-story building, the apparent building
size can be reduced.
4.5.6 Articulation
Articulation, the creation of jogs and insets in building walls, adds interest,
richness, and intricacy to all buildings. In addition, these changes in plane and
height and the use of such design features as porches, bay windows, dormers, and
chimneys serve to break up blank walls and avoid the"row-of-boxes"appearance.
Therefore, highly articulated residential buildings are strongly encouraged. The
rear and sides of homes backing onto major streets are highly visible from off site
and should be treated' in a similar manner to the front elevation. This is
particularly true of second story conditions visible above a solid fence line.
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Page 4-9 January 2000
Res. No. 2000-11
5eacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 4
4.5.7 Building Materials and Colors
The materials and colors should be compatible with and contribute to the overall
quality of the community. The community should have a variety of roof colors
and trim colors in order to avoid a monotonous monolithic appearance when a
residential area is viewed from a distance.
4.5.8 Roof Forms
Roofs are highly visible in any residential project. Viewed from the street, roofs
are as powerful as front elevations in determining the visual quality of the
streetscape. A harmonious diversity of roof forms can add variety and interest to a
residential street, while roof uniformity can create monotony and lack of street
identity. Therefore, roof forms should be varied along each street. One method of
doing this is to create different hip and gable-end roof treatments for the same
floor plan in production attached residential projects. Visual interest can be
further achieved by varying the rooftop ridges so that some are perpendicular and
some are parallel to the street.
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4.5.9 Garages and Carports
Garages should be located and designed so that they do not dominate the street
scene. Units should be designed and plotted so that the living portion of the house
becomes the focal point, rather than the garage. ,Front building and garage
setbacks should be varied. It is important to avoid the appearance of an unbroken
' line of garage doors withdwelling units attached as an afterthought. Recess
garage doors deeply into the front wall in order to create strong shadow lines and
visual relief.
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Page 4-I0 January 2000
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach
SECTION FIVE
DEVELOPMENT REGULATIONS
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S
Res . No. 2000-11
Seacliff Promenade Conceptual Master PIan
City of Huntington Beach Section 5
5.0 DEVELOPMENT REGULATIONS
5.1 PURPOSE AND INTENT
The purpose of these development standards is to be consistent with the General Plan
Subarea 4B standards, while providing flexibility to create superior designs for residential
and commercial developments. The Conceptual Master Plan requires exceptional design
features and enhanced site planning to produce an integrated and compatible
development, as detailed in the Design Guidelines Section. All proposed development
shall be subject to review and approval of a specific plan and subsequent conditional use
permits and tentative maps. The adopted specific plan shall refine and detail the
applicable development standards within the Conceptual Master Plan, with the
conditional use permits and subdivision maps implementing the particulars of the specific
plan.
5.2 GENERAL PROVISIONS
The provisions contained in this section shall govern the design and development of the
Conceptual Master Plan area. Development standards and/or design criteria and activities
not specifically addressed in this the Conceptual Master Plan shall be addressed in the
Specific Plan in accordance with the provisions of the Huntington Beach Zoning and
Subdivision Ordinance (BBZSO),Municipal Code and City policies.
5.2.1 Permitted uses
(Subject to approval of a Specific Plan and subsequent conditional use permits,
tentative parcel maps or tentative tract maps, and coastal development permits).
PLC Parcel
• Single-family detached dwelling units (including zero lot-line, Z-lot and
conventional small-lot homes) and their associated accessory buildings,
• Single family attached dwelling units
• Multi family attached dwelling units
• Public and private recreational facilities including public and private parks
.,. • Other uses determined to be similar in nature, or as other wise approved
through a specific plan amendment.
Aera Parcel
• Continued oil production activities consistent with the existing operations
• Visitor serving commercial uses as permitted by the HBZSO, except as
follows:
1, automotive service and repair related uses shall be prohibited.
Page 5-1 January 2000
Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 5
2. drive-through windows in conjunction with restaurants shall be
prohibited
• Resort Hotel
+ Office: not to exceed 15% of the total square footage allocation for the
property based on ADTs and shall not be located on the ground floor
• Timeshares
• Recreational facilities, public and private
• Open Space, public and private
• Civic Uses including museums, libraries, community centers, amphitheaters,
schools, civic center, City Hall facilities and/or other public facilities
• Other uses determined to be similar in nature, or as other wise approved
through a specific plan amendment.
5.2.2 Maximum Density
Maximum Density shall not exceed 30 units overall density, with an average of 15
units per acre.
Maximum density shall not exceed an FAR of 0.5:1 and an overall intensity that
results in a change to the City's adopted traffic level of service and roadway
capacity standards.
PLC Parcel.
At the time of adoption of this document, the PLC parcel has an overall intensity
total of 5,230 Average Daily Trips (ADTs) assigned to the parcel, which is the
equivalent to a maximum of 500 residential units. In the event that the PLC parcel
does not develop a total of 500 units, the unused trip capacity (ADTs) may be
reallocated to the Aera parcel at the City's discretion
Aera Parcel.
At the time of adoption of this document, the Aera parcel has an overall intensity
of 21,909 ADTs assigned to the parcel. This trip assignment is equivalent to a
maximum of 614,570 square feet of commercial or other comparable non-
11.
residential uses as determined by a traffic analysis approved by the City.
Additional ADTs may be transferred from the PLC parcel, or as other wise
approved through a specific plan for any unused ADTs from the PLC parcel.
The four acre site across Seapoint is designated as open space and therefore
should not be considered within the 21,909 ADTs allocated for the Aera.parcel.
Page 5-2 January 2000
Res. .No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 5
5.2.3 Maximum Building Height
Four(4) stories and 50 feet, as measured in accordance with the HBZSO, (subject
to approval of a Specific Plan and subsequent conditional use permits, tentative
parcel maps or tentative tract maps).
5.2.4 Minimum Buffer Area/Building Separation Between the PLC Parcel and the
Aera Parcel
On the Aera side, a minimum setback of 75 feet from the PLC property line shall
be provided for structures. Within that 75 feet, the 50 feet closest to the PLC
property line shall be landscaped and shall not pemut parking or motor vehicle
access (except for emergency vehicles) to encroach. The precise design of the
setback area should be determined through the tentative map/conditional
use/coastal development permit process and developed in accordance with the
recommended mitigation measures incorporated herein by reference.
On the PLC parcel, a minimum of a 40 foot structural setback shall be provided
from the common PLC/Aera property line for all residential units abutting that
common PLC/Area property line.
75 feet 40 feet
SMAMUM.Cw= ImicrA%can=
TYPICAL STRUCTURAL SETBACKS
'. 5.2.5. Other Development Standards
Other development standards not listed here shall be determined through the
approval of the Specific Plan.
Page 5-3 January 2000
Res . No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach
SECTION SIX
IMPLEMENTATION
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Seacliff Promenade Conceptual Master Plan Res . No. 2000-11
City of Huntington Beach Section 6
6.0 IMPLEMENTATION
6.1 PROCEDURES
The methods and procedures for the implementation of the Conceptual Master Plan shall
be in conformance with the Huntington Beach Zoning and Subdivision Ordinance
(HBZSO) and applicable specific plan. If an issue, condition, or situation arises or occurs
that is not sufficiently covered or provided for, or is not clearly understandable, those
regulations of the HBZSO applicable or specific plan that are applicable to the most
similar issue, condition or situation shall be used by the Planning Director as guidelines
to resolve it. This provision shall not be used to permit uses or procedures not specifically
authorized by the General Plan, Conceptual Master Plan or the HBZSO or applicable
specific plan.
6.2 IMPLEMENTATION
Development of the Conceptual Master Plan shall be adopted by resolution and
implemented in accordance with procedures set forth in this document, the General Plan
and the HBZSO or applicable specific plan.
6.2.1 Definitions
Words, phrases and terms referenced in the Conceptual Master Plan shall have the
same application and meaning as described in the HBZSO. The word "shall' is
always mandatory and the words"may" or"should" are permissive.
6.2.2 Coastal Element
A Local Coastal Program .Amendment (LCPA) will be required for any specific
plan within Subarea 4B. That LCPA requires both City and Coastal Commission
approval.
6.3 HEARINGS
All public hearings held relative to this Conceptual.Master Plan shall be administered per
the applicable provisions of the HBZSO.
6.4 APPEALS
Any decision, determination or requirements may be appealed in accordance with
applicable provisions of the HBZSO.
Page 6-1 September 1999
Res. No. '2000-11
Seacliff Promenade Conceptual Master flan
City of Huntington Beach Section 6
6.5 CONCEPTUAL MASTER PLAN AMENDMENT
Requests for amendments to the Conceptual Master Plan may be submitted for
consideration to the Planning Director, Planning Commission and/or City Council. Each
amendment shall include all sections of the Conceptual Master Plan and any related
Specific Plan that is affected by the change. Conceptual Master Plan Amendment(s) may
require concurrent General Plan Amendment(s), unless the Planning Director determines
that the proposed Amendment would not substantively affect the General Plan goals,
objective, policies or programs.
6.6 TRANSFER AND ALLOCATION OF ADT5
The Planning Director, Planning Commission and/or City Council may permit transfer of
Average Daily Trips (ADTS) from the PLC parcel to the Aera parcel, in the event that
PLC does not develop a maximum of 500 units. The transfer may be permitted through
the tentative map/conditional use permit/coastal development permit process.
The Planing Director may also determine not to allocate ADTS to those uses or areas of
the Aera parcel that do not generate vehicular trips, such as greenbelts, esplanades or
other similar uses or areas, subject to his approval.
Page 6-2 September 1999
Res. No.. 2000-11
5eacliff Promenade Conceptual Master Plan
City of Huntington Beach
SECTION SEVEN
APPENDIX
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Res. No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 7
7.0 APPENDIX
Plant Palette
Botanical Name Common Name
TREES
Acacia longifolia Golden Wattle
Arbutus unedo Strawberry Tree
Arbutus Marina' NCN
Brachychiton populneus Bottle Tree
Brahea armafa Mexican Blue Palm
Cassia leptophylla Gold Medallion Tree
Chorisia speciosa Silk Floss Tree
Cinnamomum camphora Camphor Tree
Cordyline australis Grass Palm
Cordyline australis 'Afrop ea Dracaena Australis
Cupaniopsis anacardioi ed sir Carrotwaod
Dodonaea viscosa 'Purpurea' Purple Leafed Hopseed Bush
Eriobotrya deflexa Bronze loquat
Erythrina ca to Kaffirboorn Coral Tree
Erythrina coralloides Naked Coral Tree
Eucalyptus cladocalyx Sugar Gum
Eucalyptus frcifolia Red Flowering Gum
Eucalyypptusformanii Forman's Eucalyptus
Eucalyptus nicholii Nichol's Willowed-Leafed Peppermint
Eucalyptus sp. Eucalyptus Species
Ficus microcarpa 'Green Gem' Green Gem Fig
Ficus microcarpa 'Retusa' Weeping Indian Laurel Fig
Ficus microphylla Rusty Leaf Fig
Ficus nitida Indian Laurel
Ficus rubignosa Rusty Leaf Fig
Fraxinus velutina 'Rio Grande' Fan tex Ash
HarpenhyIlum caffrum Kaffir Plum
Juniperus sp. Juniper Species
Koelreuteria bi innata Chinese Flame Tree
Lagerstroemiafauriei "Muskogee Hybrid Crape Myrtle
Magnolia gra. 'Edith Bogue' Edith's Bull Bay
Magnolia gra. 'Little Gem' Dwarf Southern Magnolia
Magnolia gra. 'Majestic Beauty' Majestic Bull Bay
Magnolia gra. 'San Marino' Dwarf Bull Bay
Magnolia grand y7 'LG.' Little Gem Magnolia
Melaleuca linartrrf�olia Flaxleaf Paperbark.
Melaleuca nesophila Pink Melaleuca
Melaleuca quinquenervia Cajeput Tree
Metrosideros excelsus New Zealand Christmas Tree
Neodypsis decor 'i Triangle Palm
Phoenix roebelenii Pigmy Date Palm
Pinus canariensis Canary Island Palm
Page 7-1 January 2000
Res, No. 2000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 7
Pinus eldarica Mondel Pine
Pinus halepensis Allepo Pine
Pimrs pinea Italian Stone Pine
Pinus radiata Monterey Pine
Pinus thunbergiana Japanese Black Pine
Pinus torreyana Torrey Pine
Pittosporum undulatum Victorian Box
Platanus racemosa California.Sycamore
Podocarpus ggrracilior Fem Pine
Prunus-carohniana Carolina Laurel Cherry
Prunus caroliniana bright and tight Carolina Cherry Full to Ground
Raphiolep is indica 'Majestic Beauty' Majestic Beauty Indian Hawthorne
Rhaphiolepis hybrid'Majestic Beauty Majestic Beauty TM Indian Hawthorne
Sabal palmetto Palmetto
Schinus terebinthifolius Brazilian Pepper
Schinus terebinthifolius Brazilian Pepper Tree
Strelitzia nicolai Multi' Giant Bird ofParadise
Tabebuia chrysotricha Golden Tnimpet Tree
Tipuana trpu Tipu Tree
Tristania conferta Brisbane Box
Vmus parvi olia 'Sempervirens' Evergreen Elm
Umus pumila Siberian Elm
Botanical Name Common Name
SHRUBS
Agave sp. Agave
Allamandia nerifolia Golden Trumpet
Antedechia 'Salmon' Calla Lily
Baccharis piluraris 'Twin Peaks' Coyote Bush Prostrate
Bougainvillea 'Raspberry ke' Bougainvillea Raspberry Ice
Bougainvillea 'Rosenka Dwarf Bougainvillea
Bougainvillea 'Tahitian Maid' Double Bougainvillea
Bougainvillea 'rite Madonna' Bougainvillea
Call iandra haematocephala Pink Powder Puff
Carissa grandijlora Natal Plum
Carissa mac. sp. Natal Plum Species
Chrysanthemum sp. Marguerite
Crassula argentea Jade Plant
Crassula argentea 'Crosby' Miniature Jade Plant
Cuphea hyssop folia False Heather
Dipladenia splendens 'Red Riding Hood" Shrub Mandevilla
Dodonaea viscosa 'Purpurea' Purple Leafed Hopseed Bush
Echiumfastuosum Pride of Madeira
Echiumfastuosum 'Select Blue' Pride of Madeira
Elaeagnus pungens '.111'aculata' Golden Elaeagnus
Elaeagnus punggens 'Fariegata' Thorny Variegated Ekmgnus
Eriobotrya de,flexa 'Multi' Bronze Loquat
Eriogonum sp Buckwheat
Escalloniafradesii Pink Princess Escallonia
Escallonia montevidenis Montevideo Escallonia
Page 7-2 January 2000
Res . No. 2'000-11
Seacliff Promenade Conceptual Master Plan
City of Huntington Beach Section 7
Fe1oa selloiviana Pineapple Guava
Gazania ri ens Clumpm Crazania,Treasure Flower
Hebe bux olia Boxleaf ebe
Hemerocallis hybrid'Purple' Day Lily(Evergreen)
Hemerocallis hybrid 'yellow' Day Lily(Evergreen)
Hibiscus rosa-sinensis 'Fiesta' NCN
Hydrangea sp. Lxora 'Maui' Hydrangea
Juniperus sp. Juniper
Lantana sp. Lantana
Lavandula pedunculata Atlas' Spanish Lavender
Leptospermum lae. 'Reevesii' Dwarf Australian Tea Tree
Leptospermum sco. Weatleyi' New Zealand Tea Tree
Ligustrumjap. 'Texanum' Texas Privet
Ligustrumjap. 'Texanum' Wax Leaf Privet
Ligustrumjaponicum Ja anese Privet
Liriope sp. Lily Turf
Lonicera nitida'Aurea' Boxleaf Honeysuckle
Lonicera nitida 'Maigrun' Box Honeysuckle
Lonicera pileata Privet Honeysuckle
Loropetalum c. 'Hines Purpleleaf Plum Delight
Myo orum laetum Myoporum
Nephrolepis cordifolia Southern Sword Fern
4steospermumftuticosum Freeway Daisy
Pelargonium peltatum 'Balcan'series Ivy Geranium(mixed)
Phormium tenax New Zealand Flax Species
Pittosporum tobira sp. Var. Pittosporum
Prunus c. 'Atropurpurea Delight' Purple Leaf Plum
Raphiolepis indica sp Me India Hawthorne
Raphiolepis indica ',Sppringtime' India Hawthorne
Rosmarinus ojf1cinalis Rosemary.
Salvia s;p. Sage Species
Strelitzia reginae Bird of Paradise
Tecomaria capensis Cape Honeysuckle
Trachelospermumjasminoides Star Jasmine
i1burnum japonicum NCN
7 a
1osma congestum 'Compact' Dwarf Xylosm
Yucca sp. Yucca
7antedeschia aethiopica 'White' Calla Lilly
Page 7-3 January 2000
Res. No. 2000-11
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 resolution was passed and adopted by
the affirmative vote of at least a majority of all the members of said City Council at a
regular meeting thereof held on the 7th day of February, 2000 by the following
vote:
AYES: Julien, Sullivan, Harman, Garofalo, Green, Dettloff
NOES: None
ABSENT: Bauer
ABSTAIN: None
City Clerk and ex-officio CA of the
City Council of the City of Huntington
Beach, California