HomeMy WebLinkAboutCity Council - 2000-91 RESOLUTION NO. 2 0 0 0-91
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH, CALIFORNIA, WHICH ACKNOWLEDGES RECEIPT OF
THE COASTAL COMMISSION ACTION AND ACCEPTS AND AGREES TO
LOCAL COASTAL PROGRAM AMENDMENT NO. 1-00 AS MODIFIED
WHEREAS, the California Coastal Commission reviewed and approved
Huntington Beach Local Coastal Program Amendment No. 1-00 as modified at the
August 9, 2000 Coastal Commission hearing; and
Section 13537 of the Coastal Commission Regulations requires the local
government to accept and agree to the modification by resolution within six (6)months,
or the certification will expire; and
Upon the City Council action staff will forward Resolution No.2000-91or final
Coastal Commission certification;
NOW, THEREFORE, the City Council of the City of Huntington Beach does
hereby resolve as follows:
I. That the City Council accepts and agrees to the Coastal Commission's approval of
Local Coastal Program Amendment 1-00 by modifying Specific Plan 12
(Palm/Goldenwest Specific Plan) and the Coastal Element of the certified Local Coastal
Program as suggested by the Coastal Commission in the letter dated August 11, 2000,
attached hereto as Exhibit"A" and incorporated by this reference as though fully set forth
herein. Said su ested modification shall become effective'30 days after adoption of
Resolution No 00-a`ti2rd Resolution No. 2000 Pupon final Coastal Commission
certification, whichever occurs latest.
PASSED AND ADOPTED by the City Council of the City of Huntington Beach
at a regular meeting thereof held on the 2nd day of ber 2000.
Mayor Pro Tem
A ST: APPROVED AS TO FORM:
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City Clerk -l?-w 7o�&,- City Attorney
REVIEWED AND APPROVED: IN ATED AND Al? ROVED:
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City Administrator Director of P a mg
Jmp/resolution/Lcp 1-00/9/20/00
Res. No.2000-91
Res. No.2000-91
STATE Or CALIFORNIA-THE RESOURCES AGENCY GRAY DAVIS, Governor
CALIFORNIA COASTAL COMMISSION
South Coast Area Office -.
200 Oceangate, Suite 1000
Long Beach, CA 90802-4302 August 1 1 , 2000
(562) 590-5071
Mary Beth Broeren, AICP
Senior Planner
Department of Community Development
City of Huntington Beach
2000 Main Street
Huntington Beach, CA 92648
SUBJECT: Huntington Beach LCP Amendment 1-00 (Palm and Goldenwest Specific Plan)
Dear Ms. Broeren:
The Commission approved the City's Local Coastal Program Amendment 1-00 (Palm and
Goldenwest Specific Plan) with suggested modifications at a public hearing held in
Huntington Beach on August 9, 2000. Attached is a complete set of the Commission's
suggested modifications which incorporate the additional revisions made through the
addendum.
Pursuant to Section 13544 of the California Code of Regulations, the City's LCP
amendment 1-00 (Palm and Goldenwest Specific Plan) will not become effective until
the suggested modifications are adopted by the City of Huntington Beach and the
Commission's Executive Director reviews and certifies to the Commission that the City has
complied with the Commission's action. Section 13537 of the California Code of
Regulations states that the Commission's action to certify the LCP amendment with
suggested modifications shall expire six months from the date of the Commission's action.
Therefore, the City has until February 5, 2001 to accept and adopt the certified LCP
amendment with the suggested modifications. The LCP amendment cannot become
effectively certified until the Executive Director concludes that the City has adopted the
amendment modifications as shown on Exhibit A. Exhibit 8 of the staff report has been
attached to Exhibit A. Should you have any questions please give me a call.
Sincerely,
Stephen Rynas, AICP ` �y
Orange County Supervisor R EC E IV E V
WLMHuntingtonTalm and Gldenwestlmiscelaneous%certitr.doc A 11
G 14
2000
E)e payment of Planning
Res. No.2000-91
Land Use Plan Modifications
EXHIBIT A
I. LAND USE PLAN SUGGESTED MODIFICATIONS
Graphic Suggested Modification: Figure 9.1 of the Huntington Beach LCP
which shows the Land Use Plan Overlay from Goldenwest Street to the Huntington
Beach Mesa Bluffs shall be deleted. Since this policy refers to a graphic revision,
once the graphic revisions are made, this policy does not need to be included in the
amended Land Use Plan.
Graphic Suggested Modification: Figures 9.7 and 9.11 of the Huntington
Beach LCP which depict the Land Use Plan shall be modified to conform to Figure 2
on Page 33 of this staff report which shows the Land Use Plan designations for the
specific plan area. Since this policy refers to a graphic revision, once the graphic
revisions are made, this policy does not need to be included in the amended Land
Use Plan.
Graphic Suggested Modification: A new Exhibit 1 .2-3 shall be created for the
Specific Plan based on Figure 2 (on Page 33) of this staff report which shows the
Land Use Plan designation for the specific plan area. Since this policy refers to a
graphic revision, once the graphic revisions are made, this policy does not need to
be included in the amended Land Use Plan.
Global Text Modification: Exhibit 2.1-1 of the Palm and Goldenwest Specific
Plan (as submitted) identifies that the PLC parcel can contain a maximum of 500
residential units. All references to a maximum of 500 units in the text of the
Specific Plan shall be revised to state that the maximum number of residential units
is 315. Since this policy refers to a global text change revision, once the textual
revisions have been made, this policy does not need to be included in the amended
Land Use Plan.
9.2.3 MIXED USES
The Land Use Element of the City's General Plan includes a broad mixed
development category intended to encourage maximum flexibility. The
Coastal Element has refined the category to provide more direction for the
types and level of development desired. Z*Aa Three new mixed use
categories have been developed for the coastal zone.
Office/Residential -- The intent of this designation is to allow a mix of
medium to high density apartments and condominiums with professional
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Res. No.2000-91
Land Use Plan Modifications
office space. This can be accomplished by integrating residential and office
uses within the same general area or by vertically mixing these uses within
the same building. Limited ancillary retail commercial and service uses are
also conditionally allowed; however, the emphases is on the office/residential
mix.
In an urban center, office and residences are compatible uses which
complement each other. In the Downtown, intensified residential uses would
provide housing close to employment and add support to planned general and
visitor commercial. The offices would provide work opportunities and
services to the residential community.
Commercial/Support Recreation - This designation conditionally allows
commercial facilities as a major use and recreational facilities as a support
use. It is especially appropriate for large areas which can be planned as one
coordinate development. The City's intent is to encourage uses what are
open to the public and that capitalize on the mild climate and beach location.
Facilities such as restaurant and hotels will be encouraged as part of a
coordinated development.
Mixed Use-Horizontal Integration of Housing with a specific plan overlay
fMH-F2/30 (Avg. 15)-sp] - This designation allows visitor-serving
commercial, residential and open space uses, approved pursuant to a specific
plan (sp), to be integrated horizontally. The maximum allowable Floor Area
Ratio (F) is 0.5. The maximum density for any project is 30 units per acre;
the maximum average density within the area is 15 units per acre.
9.3 OVERLAYS
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+1M1rt .i ci r nnrrine� ►9e4dor. hen RQZ Won dAterrni.ri@d st %146 +irrie-ninne
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Land Use Plan Modifications
A;;othaF An overlay has been prepared indicating those areas that are not
utilized for mobile home parks....
9.4.3 BLUFFS TO GOLDENWEST STREET
This area of the coastal zone extends from the City-County boundary near
the Huntington Beach Mesa bluffs to Goldenwest Street (See Figure 4.1).
Existing Uses
Most of this subarea is vacant or used for oil production. Along Pacific
Coast Highway is a 600-foot wide strip of land (4-2-0 96 acres) which is
intensively used for oil-related facilities. Farther inland from this strip, the
land is 1R goly undeveloped a1zh ugh thwe o►n 2 few ell isla;;ds and Gattorad
whoa S 1 hag offinyays 'Qmd r4epase apaws betwagg
On the other side of Palm Avenue is a
small area of single family homes which is adjacent to a portion of a golf
course. Both the residences and golf course are part of earlier developments.
The oil production strip along Pacific Coast Highway accommodates surface
facilities which extract oil from thousands of underground acres and from oil
pools as far as two miles offshore. This site allows for the extraction of an
increasingly valuable energy resource while efficiently using surface land,
another valuable coastal resource. The oil field here is expected to be
productive for at least another 15 to 20 years.
Land Use Designations
The oil extraction area along Pacific Coast Highway and the vacant property
between this area and Palm Avenue has been designated
Mixed Use-Horizontal Integration of Housing with a specific plan overlay
lMH--F2130 (Avg._15)-spJ in the General Plan in recognition of the need to
++nnnMmrl l'Jta_} rinn iMPQFtr FA nrynrr Y iani'itia�+
ev e�r'r�v--n-'rpsrec�re yr�a�oJ7—eavnrer� allow for a f'nlxtUrP, Of lases
which make best use of the coastal fronting property and are compatible
with the existing residential development on the north side of Palm Avenue,
and to plan the overall area as a whole. Permitted land uses within this area
have been further delineated within the Palm and Goldenwest Specific Plan.
This designation
(See PiSups a 1 ' allows the existing oil production activities to continue.
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Land Use Plan Modifications
The existing single family residential area to the northeast is retained as low
density because of its relatively permanent nature.
The General Plan currently designates the remainder of this area planned
community. This has been replaced by a number of more specific
designations.
FIGURE 9.5
LAND USE ACREAGE SUMMARY
HUNTINGTON BEACH MESA BLUFFS TO GOLDENWEST STREET
RESIDENTIAL Acres
Estate Density 2
Low Densq 107
Medium Density 7423
Hi h Density 22
Mixed Use-Horizontal Integration of Housing 150
OPEN SPACE
Conservation 4
Recreation 96
TOTAL 424 404
(Note: The figures on this page total 4,14 404 acres, not 403 421 as previously shown."
The ravised acreage figures were planimetered off a small scale print of Figure 9.11, the
LCP Land Use Plan and updated to reflect information from engineered Volans for the oil
production area and north to Palm Avenue.)
tram GQ'dawwar.* LTWs-t912;Wm V and the TO^^ ;nR Qf tha Owan
The Rev-x ,fie iq;;a%iem rtf_+his 42 2rro 2FQ2 4A,0111d RlIQ eLn ■.+avim OR of 220
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Res. No.2000-91
Land Use Plan Modifications
il. IMPLEMENTATION PROGRAM SUGGESTED MODIFICATIONS
Global Text Modification: Exhibit 2.1-1 of the Palm and Goldenwest Specific
Plan identifies that the PLC parcel can contain a maximum of 500 residential units.
All references to a maximum of 500 units in the text of the Specific Plan shall-be
revised to state that the maximum number of residential units is 315. Since this
policy refers to a global text change revision, once the textual revisions have been
made, this suggested modification does not need to be included in the Palm and
Goldenwest Specific Plan.
Graphic Suggested Modification: Exhibit 2.1-1 of the Palm and Goldenwest
Specific Plan shall be modified to conform to Figure 3 of this staff report on Page
34 to delete the wording "Land Use Plan". Since this suggested modification refers
to a graphic revision, once the graphic revisions are made, this suggested
modification does not need to be included in the Specific Plan.
Graphic Suggested Modification: A new exhibit 1 .2-4 shall be created for the
Specific Plan based on Figure 4 (on Page 35) of this staff report which shows the
zoning designation for the specific plan area. Since this policy refers to a graphic
revision, once the graphic revisions are made, this policy does not need to be
included in the amended Land Use Plan.
Graphic Suggested Modification: Exhibit 1.2-4 of the Palm and Goldenwest
Specific Plan shall be modified to conform to Figure 1 of this staff report on Page 8
and shall be renumber Exhibit 1.2-5. Since this suggested modification refers to a
graphic revision, once the graphic revisions are made, this suggested modification
does not need to be included in the Specific Plan.
Graphic Suggested Modification: Exhibit 2.2-1 of the Palm and Goldenwest
Specific Plan shall be modified to conform to Figure 5 (on Page 36) of this staff
report which deletes the words "Land Use Plan". Since this suggested modification
refers to a graphic revision, once the graphic revisions are made, this suggested
modification does not need to be included in the Specific Plan.
Graphic Suggested Modification: Exhibit 4.3-1 of the Palm and Goldenwest
Specific Plan was missing in the document as submitted. Exhibit 8 of this staff
report shall be included as Exhibit 4.3-1 . Since this suggested modification refers
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Res. No.2000-91
Implementation Program Modifications
to a graphic revision, once the graphic revisions are made, this suggested
modification does not need to be included in the Specific Plan.
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Res. No.2000-91
Implementation Program Modifications
Figure 1
Category:Mixed Use-Horizontal Integration of Housing(MH)1
Characteristic Standards and Principles
Permitted Uses 0 Residential Medium High("RMH")
Single and multi-family residential
• Visitor serving commercial(as permitted by Commercial Visitor
["CW7 land use category)
Office use and other non-visitor serving commercial development
limited to 15% of the total square footage allocation for the AERA
parcel.
Parks,golf courses, and other recreational amenities
• Open spaces
• Continued Oil Production
Prohibited Uses • Industrial Development
Office Uses at street level
Timeshares
Billboards
Signs which do not display information related to an activity,.
service, or commodity available on the premise
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
• Hei ht: four(4 stories not to exceed 50 feet
Design and . Category: Specific Plan("-sp')
Development . Establish a cohesive, integrated residential development.
• 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.
• 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, Pack
Coast Highway, and Seapolnt Street
• Commercial development shall not be oriented to the Palm
Avenue frontage.
• At a minimum, 7.5 acres of public open space and public
neighborhood parks shall be provided on site.
' Figure 1 defines uses allowed and not allowed within the entire Specific Plan Area. Allowed
uses with the PLC and AERA parcels are further.clarified in Sections 3.2.2 and 3.2.4 for the
PLC parcel, and 7.4 and 7.5 for the AERA parcel.
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Implementation Program Modifications
1 .5 AUTHORITY AND SCOPE
The authority to prepare, adopt, and implement specific plans is granted to the City
of Huntington Beach by the California Government Code (Title 7, Division 1 ,
Chapter 3, Article S, Sections 65450 through 65457). The Specific Plan will be
the device for implementing the Huntington Beach General Plan and Local Coastal
Program on this property. The Plan will contain all applicable land use regulations
and will thus constitute the zoning for the Palm and Goldenwest property. The
Development Standards contained in this Specific Plan will take precedence over all
other provisions of the Zoning and Subdivision Ordinance, unless aths; wisp
otherwise noted.
2.1 CONCEPTUAL MASTER PLAN OF DEVELOPMENT
The Seacliff Promenade Conceptual Master Plan (CMP) for the Palm/Goldenwest
Specific Plan Area is illustrated on Exhibit 2.1-1 . The intent of the Conceptual
Master Plan is to establish general planning concepts for the entire site
th;QW91; +he P;@Pa;24QQ of_a spagif;,, Pl The General Plan for Subarea 4B
specifically allows for phased Specific Plans in order to permit the near-term
development of PLC's property and development of Aera's property at a later point
in time as oil operations are phased out. Upon completion of a future specific plan
for the AERA parcel the Palm/Goldenwest Specific Plan will be amended to
incorporate the specific plan. Amendments to the Specific Plan will be processed
as amendments to the City's Local Coastal Program and will not take effect until
certified by the California Coastal Commission.
The CMP Land Use Plan illustrates that the Aera property will remain in oil
production for the foreseeable future (approximately 4045 15--20 years). The
PaimlGoldenwest Specific Plan proposes a variety of residential uses on the 54-acre
PLC property and future visitor serving uses on the 96 acre Aera property. The
land use plan for the PLC property is more fully described in this first section of the
Specific Plan and Section Two of the Specific Plan details the land uses proposed
for the AERA property.
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Implementation Program Modifications
2.2 LAND USE PLAN/DEVELOPMENT CONCEPT
The proposed residential
development for the PLC parcel contains three residential density land i-ses
categories. All uses proposed ,A %.40 teaRe IWe . lQR are consistent with the Clty's
Local Coastal Program, General Plan and the Conceptual Master Plan for Subarea
4B, and will not deviate from any established General Plan policies and criteria.
Any revisions to the Palm/Goldenwest Specific Plan will not take effect until an
amendment is certified by the California Coastal Commission. The 54 acre PLC site
is planned for a maximum of 315 dwelling units. Within the PLC parcel, the
Specific Plan designates Low Density Residential, Medium Density Residential, and
Medium High Density Residential areas with a combination of detached and
attached single- and multi-family dwellings.
The development concept for the Palm/Goldenwest Specific Plan is to provide for
distinct residential neighborhoods in a well-designed private gated community.
Perimeter themed landscaping will complement the adjacent Holly Seacliff project.
A 3.5-acre neighborhood public park is also provided in Planning Area 4. The
' I Q e Pla R. residential planning areas for the PLC property is are shown on Exhibit
2.2-1 , and is described below in Sections 2.2.1 through 2.2.4.
One or more tentative tract maps describing the site layout, design and features of
each Planning Area will be submitted to the City. Those tract map developments
shall be consistent with all policies and standards contained herein, and with the
General Plan, the City s Local Coastal Program, and Subarea 4B Conceptual Master
Plan. In addition to any other City permits, tentative tract maps will be approved
by the City through the coastal development permit process. Density may be
transferred either internally or from one Planning Area to another, provided that the
maximum number of dwelling units established by this Specific Plan is not
exceeded. All requests for transfer of density shall be in accordance with
procedures set forth in Section � 9.2.5 of this Specific Plan.
2,2.1 PLANNING AREA 1
Planning Area 1, located at the intersection of Palm Avenue and Goldenwest Street,
is approximately 18.2 acres, and allows for up to 65 dwelling units. The area is
designated for Low Density Residential development, which permits single-family
detached homes at densities not to exceed seven (7) dwelling units per net acre.
The minimum lot size in Planning Area 1 shall be 6,000 square feet. Public
pedestrian er-t4w; corridors are provided along Palm Avenue and Goldenwest
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Res. No.2000-91
Implementation Program Modifications
Streetr . Provide an internal pedestrian corridor, which may be private, along
the southern boundary of the Planning Area bordering Planning Area 3.
2.2.2 PLANNING AREA 2
The minimum lot size in Planning Area 2 shall be 5,000 square feet. Public
pedestrian lRedostrian corridors are provided along Palm Avenue. eA4 Provide an
internal pedestrian corridor, which maybe private, along the southeastern
boundary, adjacent to the Aera facilities. An enhanced landscaped corridor is
provided adjacent to the Aera facilities to buffer the site from adjoining oil
operations.
2.2.3 PLANNING AREA 3
Permitted development includes single family detached homes on individual lots
with a minimum of 3,600 square feet, or attached townhouses pursuant to a
condominium plan. Public pedestrian l2adont4am corridors are provided along
Goldenwest Street. eiel Provide an internal pedestrian corridor, which may be
private, a1bpR the boundary with Planning Area 1. A 40 foot habitable structural
setback is provided for those lots which are adjacent to the oil operations to the
south within this Planning Area.
2.2.4 PLANNING AREA 4
A public _pedestrian corridor is provided along Palm Avenue. Within Planning Area
4 is a 3.5-acre neighborhood public park which will be dedicated to the City of
Huntington Beach. The location of the neighborhood public park is depicted on
Exhibit 2.2-1 and a description of the park can be found in Section 2.4.1 of this
Chapter.
2.4 OPEN SPACE
The PalmlGoldenwest Specific Plan includes a variety of onsite open space and
landscape features to provide the public and residents with active and passive
recreational opportunities and enhance project compatibility with surrounding land
uses. The Open Space Plan for the PLC parcel is comprised of three elements: a
public neighborhood park, a private recreation area within the multi-family area, and
perimeter and buffer landscaping incorporating public pedestrian walkways.
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Implementation Program Modifications
2.4.1 NEIGHBORHOOD PARK
A 3.5-acre public neighborhood park is planned within Planning Area 4. The park is
designed to include the following recreational amenities, subject to final review and
approval by the City's Community Services Commission:
• Open play field;
• Basketball court;
• Tot Lot with play structures for varying age groups;
• Picnic tables with gazebo or shade structure; a;44
• Informal picnic areas with tables and benches, and.
• Public Parking
A conceptual plan for the neighborhood park is included as Exhibit 2.4-1 . The park
improvements will be completed by the developer, and the value of the
improvements will be credited toward the project's park dedication requirements in
accordance with Chapter 254 of the Huntington Beach Zoning and Subdivision
Ordinance (HBZSO). The land apd impFeuemaRts will be dedicated in fee at the
time of recordation of the first final Tract Map for residential construction to the
City r,.- m2;R%aiR9 y 41;@ Cites @� Wwi;%iAS n., Ra--anh The improvements will be
a�rTa--rr'vrrre. env—vr � i a i e e err ��r e very�r.
offered for acceptance to the City at the time of their completion. The public park
will be maintained by the City of Huntington Beach upon acceptance. Prior to the
completion of the final residential building inspection of the first production
(non-model) home, the public park shall be completed and open for public use.
2.5 SITE PREPARATIQN GRAnWr+rG rn=►=r=COT
2.5. 1 GRADING CONCEPT
Soil rernediation, over-excavation, stockpiling and normal grading operations and
procedures will occur within each of the individual development areas.. All oil wall
nni�n nnrnnniRS Gi War. QQQtnrr.inatad cni�_ l
vvievTvve vvi eei eeJ v� �vvv vvs evae a eei eeaevv ev�e��lalending �n ensue fillsTand reme;r,�
a-Rd"ar of pipal es
All soil remediation and grading within the Specific Plan Area will require a grading
permit as well as a coastal development&rmit and will be governed by soils,
foundation and other geotechnical reports prepared by registered professional civil
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implementation Program Modifications
and geotechnical engineers, building codes, established engineering practices and
City ordinances. Preliminary grade elevations and details will be provided at the
Tentative Tract Map process. Grading shall be consistent with City policies and
incorporate safe grading techniques to provide for proper engineering practices and
ensure proper site drainage. All soil remediation and grading plans shall be subject
to review and approval by the City to incorporate appropriate conditions of approval
and mitigation measures.
2.5.2 OiL WELL ABANDONMENT
All oil well abandonments, excavation and remediation of contaminated soils shall
require a coastal development permit and shall be performed in accordance with the
following requirements.
• Closure of oil wells, removal of pipelines and facilities shall be in com liance
with the re urrements of the California Department of Conservation, Division of
Oil, Gas, and Geothermal Resources.
• Cleanup of surface soil and contaminants shall be in compliance_with the
requirements of the California Department of Toxic Substance Control, Site
M ation Branch, and (as required) the California Re Tonal Water Qualit
Control Board, Santa Ana Region. In addition cleanup of surface soil and
contaminants shall also be in compliance with the requirement of the City of
Huntington Beach Fire Department.
• When a well site is abandoned, all iT rovements on the site shall be removed
and the site shall be restored on an interim basis to its natural condition as it
existed before oil develo ment occurred until the proposed residential
development is constructed.
• Adequate screening, setbacks, and aesthetic treatments shall beprouided within
development areas to minimize hazards and nuisances posed by the proximity of
oil operations.
• Any oil related development shall be undertaken in accordance with the
requirements of the California Department of Conservation, Division Oil, Gas,
and Geothermal Resources Guidelines regarding specifications and standards for
oil-related activities, well abandonments, and reabandonments.
2.6.1 STORM DRAINS
The Proposed Storm Drain Plan for the PLC property is shown on Exhibit 2.6-1 .
This Master Storm Drain Plan is a concept plan only. The final design of all
drainage facilities will be in conformance with the water quality requirements
contained in Section 2.6 4
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implementation Program Modifications
u, R4i;; Z ; R aQb. The developers shall provide preliminary hydraulic
studies to determine if off-site facilities are adequate to accommodate increased
flow from the project at the time an application is made for a coastal development
permit for the first Tentative Tract Map. The developer shall provide final
hydrologic studies before any permits are issued for grading or construction
documentinq the adequacy of the off-site facilities ability to accommodate increase
flow from the protect.
2.6.2 SEWER FACILITIES
All Specific Plan Area sewage will be transported via gravity flow to connect with
the existing 21-inch line near Orange Avenue. The existing sewer facilities in the
Specific Plan Area will be maintained by the City of Huntington Beach, Public
Works Department. All new on-site sewer lines will have a minimum diameter of 8
inches and will be privately maintained by a master homeowners association or sub-
association. Any new sewer systems shall be designed to accommodate the
potential diversion of dry weather runoff which would otherwise enter the
stormdrain system. Any sewers designed or sized to accommodate upstream flows
will be designated as public and maintained by the City.
2.6.4 WATER QUALITY
The City of Huntington Beach is a coastal community noted for its beaches. The
beaches of Huntington Beach attract numerous people to the area. The beaches
consequently support the City's economy. Tourism dollars are spent on lodgin,,,
food, recreational equipment sales, retail sales, and other tourist related commercial
ventures. The wellbeing of the City's economy is consequently dependent on
maintaining quality of coastal waters. Recent closures of the beaches have had an
adverse effect on the City's economy and coastal recreational opportunities.
The flow of untreated stormwater can have an adverse impact on the qualit of
coastal waters since storm drains eventually discharge into the ocean. Section
5.2. 1 of the City's Coastal Element notes that the City can upgrade water quality
by controlling pollutants which enter coastal waters through urban runoff. Section
9.5.4 of the City's Coastal Element which contains the water and marine resource
policies requires that measures be implemented to mitigate the adverse impacts of
human activities on the marine environment. To protect coastal waters, the
following water quality measures shall be implemented in conjunction with any
development requiring the construction of storm water drainage systems;
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• All new development, substantial rehabilitation, redevelopment or related
activity, shall be designed and constructed in compliance with the Orange
County Drainage Area Management Plan (OC DAMP), all applicable local
ordinances and applicable provisions of the NPDES General Permit for Storm
Water Discharges Associated with Construction Activity issued by the State
Water Resources Control Board (State Board Order No. 92-08-DWQ), and any
subsequent amendments, and the Orange County NPDES Municipal Storm Water
Permit issued to Orange County and Cities by the California Regional Water
Quality Control Board (Regional Board Order No. 96-31) and any amendment,
revision or re-issuance thereof.
• Prior to issuance of a Coastal Development Permit (CDP) for grading or building,
a Water Quality Management Plan (WQMP), shall be submitted, and approved
based on consistency with the provisions specified herein. New development
and significant redevelopment of private and publicly owned properties, must
incorporate design elements and/or Best Management Practices (BMPs) which
will effectively prevent runoff contamination, and minimize runoff volume
leaving the site in the developed condition, to the greatest extent feasible. At a
minimum, the following specific requirements shall be applied to development of
type and/or intensity listed below:
(1) Residential Development
Development plans for, or which include the vesting of a final tract map
which will result in 10 or greater sub-lots, for grading purposes and
backbone infrastructure improvements and/or the build out of homes and
other facilities which are part_of a planned community development shall.
a. Maximize the percentage of permeable surface and green space to allow
more percolation of runoff into the ground and/or design site with the
capacity to convey or store peak runoff from a storm and release it at a
slow rate so as to minimize the peak discharge into storm drains or
receiving water bodies;
b. Use porous materials for or near walkways and driveways where
feasible;
c. Incorporate design elements, which will serve to reduce directly,
connected impervious area where feasible. Options include the use of
alternative design features such as concrete grid driveways, and/or
pavers for walkways.
d. Runoff from driveways, streets and other impervious surfaces shall be
collected and directed through a system of vegetated and/or gravel filter
strips or other media filter devices, where feasible. Selected filter
elements shall be designed to 1) trap sediment, particulates and other
solids and 2) remove or mitigate contaminants through infiltration and/or
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implementation Program Modifications
biological uptake. The drainage systern shall also be designed to convey
and discharge runoff from the buildin_q site in a non-erosive manner.
e. Selected BMPs shall be designed to collectively infiltrate, filter or treat
the volume of runoff produced from each and every storm event up to
and including the 85`h percentile 24-hour runoff event, prior to
conveying runoff in excess of this standard_to the stormwater
conveyance system. BMPs shall be engineered and constructed in
accordance with the design specifications and guidance contained in the
California Stormwater Best Management Practices Handbook
(Municipal).
f. The plan must include provisions for regular inspection and maintenance
of structural BMPs, for the life of the project.
(2) ' Commercial Development/Parking Lots
Development plans for, or which include commercial use 1000 square
feet in size and/or which include exposed parking lots > 5,000 square feet
in size and/or with 25 or more parking spaces and/or stand alone parking
lots with 25 or more parking spaces or which is >5000 square feet in size
shall.
a. Incorporate BMPs effective at removing or mitigating potential
pollutants of concern such as oil, grease, hydrocarbons, heavy
metals, and particulates from stormwater leaving the developed site,
prior to such runoff entering the stormwater conveyance system, or
any receiving water body: Options to meet this requirement include
the use of vegetative filter strips or other media filter devices,
clarifiers, grassy swales or berms, vacuum devices or a combination
thereof. In addition, roads and parking lots should be vacuum swept
monthly at a minimum, to remove debris and contaminant residue
b. Selected BMPs shall be designed to collectively infiltrate, filter or
treat the volume of runoff produced from each and every storm
event up to and including the 85`h percentile 24-hour runoff event.
BMPs shaA be engineered and constructed in accordance with the
guidance and specifications provided in the California Stormwater .
Best Management Handbooks (Commercial and Industrial).
(3). Common Area Landscaping
Where irrigation is necessary, the system must be designed with an
efficient technology which minimizes water requirements and the potential
for failure. At a minimum_, the fol/a!�ring requirements shall apply. All
irrigation systems shall have flow sensors and master valves installed on
the mainline pipe to ensure system shutdown in the case of pipe breakag.
Irrigation master systems shall have an automatic irrigation controller to
ensure efficient water distribution. Automatic irrigation controllers shall be
easily adjustable so that site watering will be appropriate for daily site
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Implementation Program Modifications
weather conditions. Automatic irrigation controllers shall have rain shutoff
devices in order to prevent unnecessary operation on rainy days.
• Storm Drains
Stormwater systems eventually discharge into coastal ocean waters. They may
also discharge into wetlands and streams. Storm water discharging from the site
shall be of sufficient quality and volume to maintain or enhance the functional
capacity of the receiving waters. Where new storm drains are necessary to
accommodate the development, they shall be sited and designed to discharge in
the least environmentally sensitive location. New storm drain outlets shall not
be allowed to discharge into or near coastal waters where rocky intertidal or
sub-tidal habitat exists or into wetlands.
Storm Drains and/or Catch Basins shall be marked 'No dumping- Drains to
Ocean-or with other appropriate local insignia. These markings shall be
maintained for the life of the project.
Dry Weather Runoff Diversion
At the time of application for the first coastal development permit for
construction of any portion of the storm drain system, the applicant shall
provide a study which evaluates the feasibility of diverting dry weather runoff
within the Specific Plan area to a local treatment facility able to accept dry
weather flows and documentation of the facility's capacity to accommodate
such flow, for the life of the development
• Inspection and maintenance of structural BMPs
The WQMP shall include provisions for long-term maintenance responsibilities
for structural BMPs and shall reference the location of all such BMPs. A BMP
maintenance agreement shall be included which provides for an acceptance
and/or dedication of operation and maintenance responsibility to the
applicant/owner or successor in interest upon acceptance of a coastal
development permit, until such responsibility is effectively accepted by another
appropriate entity, such as the City or a Homeowner's Association.
Maintenance responsibilities shall remain subject to the following requirements.
All BMP traps/separators and/or filters_must be inspected, cleaned and
maintained as needed throughout the year, but at a minimum once a month
through the months of October to April, once prior to storm season, no later
than October 15, and once following storm season, no later than June 30t .
Debris and other material removed from filters and traps shall be disposed of in a
proper manner. Filter material shall be replaced when necessary. Annual
inspection and maintenance pe orts documenting such activities must be
submitted to the permitting agency no later than July 30"' each Vear.
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Implementation Program Modifications
3.1 PURPOSE AND INTENT
The purpose of this section is to provide the specific development standards and
regulations that will be applied to all new development. permitted within the PLC
property. These regulations a-.;A- int-e-Rded to provide criteria for use by builders,
developers, planners, engineers, architects, landscape architects and other
professionals in order to maintain quality design of the project area.
TI�Q`tT4;Tr+e'�vr1T .;- n� Development Standards 4e shall be consistent with the
City's Coastal Element (LCP), General Plan and the Conceptual Master Plan.
Appendix A describes the consistency of this Specific Plan with the Huntington
Beach General Plan. Amendments to the Palm and Goldenwest Specific Plan or
changes to the General Plan which affect the Palm and Goldenwest Specific Plan
area, or the Conceptual Master Plan must be certified by the California Coastal
Commission as an LCP amendment before they can become effective. Specifically
these standards satisfy the following goals of the General Plan:
3.2 GENERAL PROVISIONS
All development activity within the PLC property will be subject to the following
general conditions and requirements, as noted. The Palm/Goldenwest Specific Plan
Area is entirely within the California Coastal Zone and all development projects shall
require approval of a Coastal Development Permit in accordance with the
regulations contained in Chapter 221 of the Huntington Beach Zoning and
Subdivision Ordinance (HBZSO), as may be amended from time to time.
Amendments to the Specific Plan will not become effective until certified_ by the
California Coastal Commission.
3.2.2 PRINCIPAL PERMITTED USES (All Planning Areas within the
PLC property)
The following are permitted uses for all project areas within the PLC property of
the Specific Plan:
Residential Dwelling Units; Parks and other recreational amenities, including
tot lots, swimming facilities, community recreation center/association
buildings, etc.; and Guardhouse at project entries; and Additiwwl ..a;mit*Qd
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Implementation Program Modifications
3.2.4 CONDITIONALLY PERMITTED USES:
All conditional uses shall be processed in conformance with Section 210.04 of the
HBZSO. These uses ' are limited to: -
Second kitchen units will be allowed provided that the residential cap of 315
residential units is not exceeded. Each second kitchen unit shall constitute a
residential unit and shall count towards the 315 unit residential cap; and
Guest houses
CAW; uses, as appFokeed by the PlanniRs DirayAQ;
3.2.5 . PROHIBITED USES
Industrial uses.
Commercial uses, except home offices.
Billboards
Signs which do not display information related to an activity, service, or commodity
available on the premise
Uses not expressly permitted in Sections 3.2.2, 3.2.3 and 3.2.4
3.2.6 LANDSCAPING
... All setback areas visible from an adjacent public street and all common open
space areas shall be landscaped and maintained by either the owner of the property
or the homeowners' association in an attractive manner with permanent irrigation
facilities. _Where irrigation is necessary, the system will be designed with an
efficient_technology which minimizes water requirements and the potential for
failure and in compliance with the requirements of Section 2.6.4 (Water_Quality).
3.2.11 AFFORDABLE HOUSING
In order to assist the City in meeting its goal of providing adequate housing for all
economic segments of the community, all developers of residential projects within
the Specific Plan Area will be required to submit an affordable housing plan. The
affordable housing plan shall include the following requirements:
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Implementation Program Modifications
1 . A minimum of ten (10) percent of the total number of residential units
approved shall be restricted for a period of thirty (30) years to occupancy by
households earning less than eighty (80) percent of the Orange County
Median Family Income. Said occupancy restriction shall be in the form of a
recordable covenant acceptable to the City Attorney.
2. Restricted income units may for-sale or rental units and may be located either
onsite within the project or at an offsite location within the City of
Huntington Beach.
3. If a separate entitlement or use permit is required for the restricted income
units, no more than one-half of the building permits for the developer's
project shall be issued until such entitlement or use permit has been
approved by the City, which approval shall not be unreasonably withheld.
The final. certificate of occupancy for developer's project shall not be issued
until the restricted income units are under construction, as evidenced by the
issuance of a building permit.
iRg@Rt;ke@(s) a ..4waily agFeed 4o by City one^ doyalop@;
3.2. 12 PARKING
1. Any public on-street pankLng spaces (including parking on the roads
fronting the specific plan area such as Seapoint, Pacific Coast
Highway, and Palm) lost as a result of development within the Specific
Plan area shall be replaced on a one to one basis on-street or within
public parking lots within the Coastal Zone of the City of Huntington
Beach. - —
2. Off-street pankLng shall be provided, at a minimum, consistent with
Section 231 of the City's Zoning_Code.
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Implementation Program Modifications
3.3.4 PUBLIC PARK SITE (PART OF PLANNING AREA 4J
1. Purpose
The 3.5 acre public neighborhood park is intended to provide
recreational amenities to the public.
2. Permitted Uses
Public recreational amenities such as play fields, tot lots, picnic tables,
open space, public parking, and picnic areas.
5.2 PURPOSE AND INTENT
The Specific Plan serves as the implementing actions program (zoning) for the
Huntington Beach Local Coastal Program and the Conceptual Master Plan. Aera has
indicated that they will continue the current oil production activities on their parcel
for the next 15 to 20 years. This Specific Plan permits the oil production use to
continue and the future development of 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 the Aera site. Therefore, no residential development is
included. Any new
development on the AERA parcel will require review and approval by the City
through the tentative map/conditional use permit/coastal development process.
Amendments to the Specific Plan will be processed as amendments to the City's
Local Coastal Program and will not take effect until certified by the California_
Coastal Commission.
6.1 CONCEPTUAL MASTER PLAN OF DEVELOPMENT
The Seacliff Promenade Conceptual Master Plan (CMP) for the Palm/Goldenwest
Specific Plan Area is illustrated on Exhibit 2.1-1 . The intent of the Conceptual
Master Plan (Figure 2. 1-1) is to establish general planning concepts for the entire
site to- he refin ' - _. t1e., „i a Spagifig 121a; . The General Plan for
Subarea 4B specifically allows for phased Specific Plans in order to permit the near-
term development of PLC's property and development of Aera's property at a later
point in time as oil operations are phased out. Upon completion of a future s ecific
plan for the AERA parcel the Palm/Goldenwest Specific Plan will be amended to
incorporate the specific plan. Amendments to the Specific Plan will be processed
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Res. No.2000-91
Implementation Program Modifications
as amendments to the City s Local Coastal Program and will not take effect until
certified by the Commission. Public amenities, such as the four acres of designated
open space, will be provided pthor to or concurrent with any proposed commercial
development as specified in Section 6.4.
6.2 LAND USE PLAN/DEVELOPMENT CONCEPT
All uses proposed in the Land Use Plan are consistent with the City's Local Coastal
Pro r� am, General Plan, and the Conceptual Master Plan for Subarea 4B. Any
revisions to the Palm and Goldenwest Specific Plan or any revisions to the General
Plan affecting the Palm and Goldenwest Specific Plan will be processed as an LCP
amendment and shall not take effect until certified by the California Coastal
Commission.
The CMP Land Use Plan illustrates that the Aera property will remain in oil
production for the foreseeable future (approximately 40 3 5 15-20 years). Within
this portion of the Specific Plan, the Aera parcel proposes a mix of visitor serving
commercial, office/high technology, open space and civic uses. 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 visitor serving uses, including
retail, office and high technology uses, but still permitting continued oil production
activities on the 96 acre Aera parcel.
6.3 CIRCULATION PLAN
Four arterial streets lay adjacent to the site, Pacific Coast Highway, Seapoint, Palm
Avenue and Goldenwest Street. Conceptually, for the Aera Parcel, 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 public pedestrian corridor is proposed from
PCH to Palm, near Cherryhill, to provide a connection between the Aera parcel and
the neighboring residential uses. The exact locations of the accesses for the Aera
parcel will be determined when the site is proposed for development.
6.4 OPEN SPACE
Within the Aera Parcel, the four acre site on the northwest side of Seapoint has
been designated for future open space uses to complement the existing open space
designations adjacent to this site (Figure 2. 1-1). This open s ace area will be
landscaped with native vegetation consistent with the restoration activities
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Res. No.2000-91
Implementation Program Modifications
occurring in Bolsa Chica and Harriett Wieder Regional Park. Landscaping shall be
consistent with the requirements of Sections 6.7 (Water Quality), and 7.8
(Landscaping) and sha11 be completed prior to or concurrent_with the first
development (except Tentative Tract Maps) approved on the AERA parcel through
the coastal development permit process. Passive recreational uses and public
parking immediately adjacent to Seapoint will also be allowed.
In addition, a public linkage between Palm and PCH, near Cherryhill, is
shown in the central portion of the Aera site to complement the proposed open
space/civic uses and the public park site off Palm Avenue. 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 public
pedestrian access and view opportunities of coastal resources the length of the
parcel. When the Aera parcel is developed, the property owner/developer will be
responsible to fulfill the required open space obligation in effect at the time.
On the Aera side, the buffer shall include a minimum setback of 75 feet from the
PLC property line for structures, as well as, a minimum of a 50 foot landscaped
area within the required 75 foot setback. No parking or vehicle access (other than
for emergency access) shall be permitted within that 50 foot landscaped area on
the AERA parcel.
6.5 SITE PREPARATION r±QAnIn1r_ G0N G 12
6.5. x GRADING CONCEPT
The Aera parcel will require grading operations for soil remediation and to construct
streets, infrastructure, pads and other site improvements to create properly drained
development areas. The grading concept for the Aera parcel is intended to:
Be responsive to the existing land forms;
• Minimize the length of time and physical impacts of the grading operations;
• Stabilize manufactured slopes; and
• Avoid any unnecessary import/export of earthwork to minimize impacts of the
grading operation on surrounding residential communities.
Soil remediation, over-excavation, stockpiling and normal grading operations and
procedures will occur within the site. All oil wall abapdopmaRts ,.,a axnavatiop
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Res. No.2000-91
Implementation Program Modifications
pipelimer,
All soil remediation and grading within the AeFa paF S ecific Flan area will require
a grading permit as well as a coastal development permit and will be governed by
soils, foundation and other geotechnical reports prepared by registered professional
civil and geotechnical engineers, building codes, established engineering practices
and City ordinances. Preliminary grade elevations and details will be provided at
the Tentative Tract Map process. Grading shall be consistent with City policies and
incorporate safe grading techniques to provide for proper engineering practices and
ensure proper site drainage. All soil remediation and grading plans shall be subject
to review and approval by the City to incorporate appropriate conditions of approval
and mitigation measures.
6.5.2 OIL WELL ABANDONMENT
• All oil well abandonments, excavation and remediation of contaminated soils
shall require a coastal development permit and shall be performed in accordance
with the following requirements.
• Closure of oil wells, removal of pi alines and facilities shall be in cam fiance
with the requirements of the California Department of Conservation, Division of
Oil, Gas, and Geothermal Resources.
• Cleanup of surface soil and contaminants_shall be in compliance with the
requirements of the California Department of Toxic Substance Control, Site
Mitigation Branch, and (as required) the California Regional Water Quality
Control Board, Santa Ana Region. In addition cleanup of surface soil and
contaminants shall also be in compliance with the requirement of the City of
Huntington Beach Fire Department
When a well site is abandoned, a#improvements on the site shall be removed
and the site shall be restored on an interim basis to its natural condition as it
existed before oil development occurred until the proposed development is
constructed.
• Adequate screening, setbacks, and aesthetic treatments shall be provided within
develo ment areas to minimize hazards and nuisances posed b V the proximit of
oil operations.
+ Any all related development shall be undertaken in accordance with the
requirements of the California Department of Conservation, Division_ Qd, Gas,
and Geothermal Resources Guidelines regarding specifications and standards for
oil-related activities, well abandonments, and reabandonments.
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Implementation Program Modifications
6.6 PROJECT INFRASTRUCTURE
The infrastructure for the Aera parcel will be analyzed
s development plans are formalized. Changes to allowed land uses or
to the Specific Plan will be processed as an amendment to the City's Local Coastal
Program and will not become effective until certified by the__California Coastal
Commission. Developers shall be responsible for the construction or funding of
public facilities improvements within their project andlor off-site facilities necessary
to serve the development, including but not limited to storm drains, sewer facilities,
water facilities and other required services. Public amenities, such as the four acres
of desi nated op en sp ace (Figure 2. 1-7), will be provide d prior to or concurrent
_with the first development approved on the AERA parcel through the coastal
development permit process. Developers shall forward copies of all tentative tract
maps submitted for City approval to the utility providers to coordinate service
requirements.
6- 7 WATER QUALITY
The City of Huntington Beach is a coastal community noted for its beaches. The
beaches of Huntington Beach attract numerous people to the area. The beaches
consequently support the City's economy. Tourism dollars are spent on lodging,
food, recreational equipment sales, retail sales, and other tourist related commercial
ventures. The wellbeing of the City's economy is consegL entl_y dependent on
maintaining quality of coastal waters. Recent closures of the beaches have had an
adverse effect on the City's economy and coastal recreational opportunities.
The flow of untreated stormwater can have an adverse impact on the quality of
coastal waters since storm drains eventually discharge into the ocean. Section
5.2. 7 of the City's Coastal Element notes that the City can upyrade water quality
by controlling pollutants which enter coastal waters through urban runoff. Section
9.5.4 of the City's Coastal Element which contains the water and marine resource
policies re wires that measures be implemented to mitigate the adverse im acts of
human activities on the marine environment. To protect coastal waters, the
following water quality measures shall be implemented in conjunction with any
development requiring the construction of storm water drainage systems:
All new development, substantial rehabilitation, redevelopment or related
activity, shall be designed and constructed in compliance with the Orange
County Drainage Area Management Plan (OC DAMP), all applicable local
ordinances and applicable provisions of the NPDE_S General Permit for Storm
Water Discharges Associated with Construction Activity issued by the State
Water Resources Control Board (State Board Order No. 92-08-DWQi, and an
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Res. No.2000-91
Implementation Program Modifications
subsequent amendments, and the Orange County_NPDES Municipal Storm Water
Permit issued to Orange County and Cities by the California Regional Water
Quality Control Board (Regional Board Order No. 96-31) and any amendment,
revision or re-issuance thereof.
• Prior to issuance of a Coastal Development Permit (CDP) for grading or building,
a Water Quality Management Plan (WQMP), shall be submitted, and approved
based on consistency with the provisions specified herein. New development
and significant redevelopment of private and publicly owned properties, must
inco_rporate design elements and/or Best Management Practices (BMPs) which
will effectively prevent runoff contamination, and minimize runoff volume
leaving the site in the developed condition, to the greatest extent feasible. At a
minimum, the followb?g specific requirements sha11 be applied to development of
type and/or intensity listed below:
(1) Residential Development
Development plans for, or which include the vesting of a final tract map
which will result in 10 or greater sub-lots, for grading purposes and
backbone infrastructure improvements and/or the build out of homes-and
other_facilities which are part of a planned community development shall.•
a. Maximize the percentage of permeable_surface and green space to allow
more percolation of runoff into the„ground andlor design site with the
capacity to convey or store peak runoff from a storm and release it at a
slow rate so as to minimize the peak discharge into storm drains or
receiving water bodies;
6. Use porous materials for or near walkways and driveways where
feasible;
c._Incorporate design elements, which will serve to reduce directly,
connected impervious area where feasible. Options include the use of
alternative design features such as_ c_ oncrete grid driveways, and/or
pavers for walkways.
d. Runoff from driveways, streets and other impervious surfaces shall be
collected and directed through a system of vegetated andlor gravel filter
strips or other media filter devices, where feasible. Selected filter
elements shall be designed to_1) trap sediment, particulates and other
solids and 2) remove or mitigate contaminants through infiltration andlor
biological uptake. The drainage_system shall also be 9eft ned to convey
and discharge runoff from the building site in a non-erosive manner.
e. Selected BMPs shall be desr ned to collectively infiltrate, filter or treat
the volume of runoff produced from each and every storm event up to
and includin the 85' percentile 24-hour runoff event, prior to
conveying runoff in excess of this standard to the stormwater
conveyance system. BMPs shall be engineered and constructed in
accordance with the design specifications and,quidance contained in the
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Res. No.2000-91
Implementation Program Modifications
California Stormwater Best Management Practices Handbook
(Municipal).
f. The plan must include provisions for regular inspection and maintenance_
of structural BMPs, for the life of the project.
(2) Commercial Develo mentlParking Lots
Development plans for, or which include commercial use > 1000 square
feet in size and/or which include exposed parking lots > 5,000 square feet
in size and/or with 25 or more park inclMaces and/or stand_ alone parking
lots with 25 or more park in Maces or which is >5000 square feet in size
shall.-
a. Incorporate BMPs effective at removing or mitigating potential
pollutants of concern such as oil, grease,_hydrocarbons, heavy metals,
and particulates from storm water leaving the developed site, prior to
such runoff entering the stormwater conveyance system, or any
receiving water body. Options to meet this requirement include the use
of ve etative filter strips or other media filter devices, clarifiers, yLass
s wales or berms, vacuum devices or a combination thereof. In addition,
roads and parking lots should be vacuum swept month!y at a minimum,
to remove debris and contaminant residue
b. Selected BMPs shall be designed to collectively infiltrate, filter or
treat the volume of runoff produced from each and every storm event
up to and including the 85 h percentile 24-hour runoff event. BMPs shall
be engineered and constructed in accordance with the guidance and
specifications provided in the California Stormwater Best Management
Handbooks (Commercial and Industrial).
(3). Common Area Landsca in
Where irrigation is necessary, the system must be designed with an
efficient technology which minimizes water requirements_and the potential
for failure. At a minimum, the following requirements_shall apply. All
irrigation systems shall have flow sensors and master valves installed on
the mainline pipe to ensure system shutdown in the case of pipe breakage.
lrr�tion master systems shall have an automatic irrigation controller to
ensure efficient water distribution. Automatic irrigation controllers shall be
easily adjustable so that site waterin. ► will be appropriate for daily site
weather conditions. Automatic irrigation controllers shall have rain shutoff
devices in order to prevent unnecessary operation on rainy days.
• Storm Drains
Stormwater systems eventually discharge into coastal ocean waters. They may
also discharge into wetlands_ and streams. Stormwater discharging from the site
shall be of sufficient ualit and volume to maintain or enhance the functional
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Implementation Program Modifications
capacity qqpacity of the receivin waters. Where new storm drains are necessary to
accommodate the development, they shall be sited and designed to discharge in
the least environmentally sensitive location. New storm drain outlets shall not
be allowed to discharge into or near coastal waters where rock_y intertidal or
sub-tidal habitat exists or into wetlands.
Storm Drains and/or Catch Basins shall be marked "No dumping- Drains to
Ocean"or with other appropriate local insignia. These markings shall be^
maintained for the life of the Project.
• Dry Weather Runoff Diversion
At the time of application for the first coastal development permit for
construction of any portion of the storm drain system, the applicant shall
provide a study which evaluates the feasibility of diverting dry weather runoff
within the Specific Plan area to a local treatment facility able to accept dry
weather flows and documentation of the facility's capacity to accommodate
such flow, for the life of the development
• Inspection and maintenance of structural BMPs:
The WQMP shall include provisions for long-term maintenance responsibilities
for structural BMPs and shall reference the location of all such BMPs. A BMP
maintenance agreement shall be included which provides for an acceptance
and/or dedication of operation and maintenance responsibility to the
applicant/owner or successor in interest upon-acceptance of a coastal
development permit, until such responsibility is effectively accepted by another
appropriate entity, such as the City or a Homeowner's Association.
Maintenance responsibilities shall remain subject to the following requirements.
All BMP (raps/separators and/or filters must be inspected, cleaned and
maintained as needed throe hoot the year, but at a minimum once a month
through the months of October to April, once prior to storm season, no later
than October 15, and once followin storm season, no later than June 300.
Debris and other material removed from filters and tra s shall be disposed of in a
ro er manner. Filter material shall be replaced when necessary, Annual
inspection and maintenance reports documenting such activities must be
submitted to the permfttinq agency ggency no later than Jul X30'' each ear.
7.4 PRINCIPAL PERMITTED USES
The following are permitted uses within the Aera Parcel:
• Continued oil production activities consistent with the existing operations.
• Visitor serving commercial uses as permitted by the HBZSO, except as follows:
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r
• automotive service and repair related uses shall be prohibited.
• Gas stations
• drive-through windows in conjunction with restaurants shall be prohibited.
• Resort Hotel or other forms of visitor accommodations
• 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
* Recreational facilities, public and private
+ Open Space, public and private
• Civic Uses including museums, libraries, community centers, amphitheaters,
sr-.hn- , civic center, Gizy Wall f'^"itims and/or other public facilities.
7.5 PROHIBITED USES
• Industrial Uses
• Residential Uses
• Timeshares
• Civic uses such as City Hall, schools and hospitals,
• Residential care, clubs, lodges, day care, and religious_assembly
• On the ground (street-level) floor, offices, or other non-visitor serving uses.
• Automotive service and re air related uses shall be prohibited,
• Drive-through windows in conjunction with restaurants shall be prohibited.
• Billboards
• Signs which do not display information related to an activity, service, or
commodity available on the premise
• Other uses not exs allowed in Section 7.4.
7.8 LANDSCAPING
7.8. 1 LANDSCAPING SOUTH OF SEAPOINT
A conceptual plan showing proposed landscape design and plant materials shall be
submitted for review and approval by the Planning Department concurrent with any
develep.m.ent or Tentative Map-application for a coastal development per for
either development or Tentative Tract Map. The landscaping plan shall be
consistent with the re uirements of Section 6.7 (Water Ogg li ). All landscaping
shall be consistent with the Plant Palette for this Specific Plan Area and those
included in the Conceptual Master Plan.
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7.8.2 LANDSCAPING NORTH OF SEAPOINT
A conceptual plan showing proposed landscape design and plant materials shall be
submitted for review and approval by the Planning Department concurrent with any
application for a coastal development permit for either development or Tentative
Tract Map. The landscaping plan shall be consistent with the requirements of
Section 6.7 (Water Quality). All landscaping will consist of native vegetation. No
irrigation will be allowed. Landscaping of the open space area shall be undertaken
and completed concurrent with or prior to the first coastal development permit for
construction of development on the AERA parcel.
7. 12 . PARKING
Adequate public parking to support development occurring on the AERA parcel will
be provided concurrent with the underlying development. Parking lot design will
provide for vehicular and pedestrian access to adjacent parcels and will include
provisions to allow expansion if there is a parking deficiency. A parking stud}(shall
be submitted as part of any application for a coastal development permit for
development to document the adequacy of parking in relation to existing and
proposed development.
Any public on-street parking spaces lost fincluding parking on the roads fronting the
specific plan area such as Seapoint, Pacific Coast Highway, and Palm) as a result of
development within the Specific Plan area shall be replaced on a one to one basis
on-street or within public park in lots within the Coastal Zone of the City of
Huntington Beach. —- — -
Off-street parking shall be provided, at a minimum, consistent with Section 231 of
the City's Zoning Code.
7. 13 PUBLIC ACCESS
Public paths providing for pedestrian and bicycle access will be provided. Bicycle
usage shall be encouraged by the provision of bikeway access and bike racks at
convenient locations and near building entrances. Public access will be provided
across Pacific Highway as part of the public open space/trail from the public park
on Palm Avenue throe h the AERA parcel to Pacific Coast Highway. The public
access improvements shall be constructed erior to or concurrent with the first
coastal development permit for develapment (excepting Tentative Tract Maps) on
the AERA Parcel.
Page: 30
Res. No.2000-91
Implementation Program Modifications
9.2.1 IMPLEMENTATION
The Specific Plan shall be implemented through the-processing of site plans in
conjunction with Coastal Development Permits, tentative tract maps and tentative
parcel maps. The site plans may be prepared concurrently in sufficient detail to
determine conformance with the Specific Plan and consistency with the Local
Coastal Program, CM and General Plan.
9.2.3 TENTATIVE TRACT MAPS
Tentative Tract or Parcel Map(s) shall be in compliance to the provisions and
procedures in the Huntington Beach Zoning and Subdivision Ordinance. In addition
to any other City Permits, Tentative Tract Maps also require a coastal development
permit.
9.2.4 ZONING TEXT AMENDMENTS
A Zoning Text Amendment shall be required for changes to the Development
Standards in the Specific Plan
Zoning Text Amendments shall be processed in accordance with the Huntington
Beach Zoning and Subdivision Ordinance. Zoning Text Amendments shall be
processed as amendments to the City's Local Coastal Program. Changes to the
Zoningtext shall not take effect until certified by the Coastal Commission through
the LCP amendment process.
9.2.7 ALLOCATION AND TRANSFER OF ADTS
ALLOCATION OF ADTS
At the time of the adoption of this document, the PLC property has an overall
intensity total of 5,230 Average Daily Trips (ADT's) assigned to the propertyT.
Because the PLC property is limited to 315 residential units, pursuant to this
specific plan, there will be unused trip capacity (ADT'sJ. This unused trip capacity
may be reallocated to the AERA property at the Cfty's discretion. Amshish is the
Page: 31
Res. No.2000-91
Implementation Program Modifications
upi-isad uip Gapanity (ADT-'s) may bo Faall Qatad to the Awa pr-opw4y a; the Ti+.. ..
At the time of the adoption of this document, the Aera property has an overall
intensity of 21 ,909 ADTs assigned to the property. This trip assignment is
equivalent to a maximum of 614,570 square feet of commercial or other
comparable uses as determined by a traffic analysis approved by the City.
The four acre site across Seapoint Ahow'd shall be designated as open space and
therefore should not be considered within the 21 ,909 ADT's allocated for the Aera
property.
TRANSFERS OF ADTS
The transfer of Average Daily Trips (ADTs) from the PLC property to the Aera
property may be permitted iR the ^veRt- that-PkG d Q- •1919P a
its. Any transfer will be reviewed and approved concurrent with the
tentative map/conditional use/coastal development permit process for the Aera
property.
The Planning Director, Planning Commission and/or City Council may determine not
to allocate ADTs to those uses or areas that do not generate vehicular trips, such
as greenbelts, esplanades or other similar uses or areas, subject to approval through
the tentative map and/or conditional use permit process.
Page. 32
Res. No. 2000-91
Implementation Program Modifications
Figure 2
Proposed Land Use Designation
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City ofWunUngton Beech PRVPoseo GENERAL PLAN
Page: 33
Res. No.2000-91
Implementation Program Modifications
Figure 3
Conceptual Development Plan
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PLC PARCEL
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Page: 34
Res. No.2000-91
Implementation Program Modifications
Figure 4
Proposed Zoning
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Page: 35
Res. No.2000-91
Implementation Program Modifications
Figure 5
PLC Development Proposal
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Page: 36
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Res. No. 2000-91
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 2nd
day of October, 2000 by the following vote:
AYES: Julien, Sullivan, Harman, Green, Dettloff, Bauer
NOES: None
ABSENT: Garofalo
ABSTAIN: None
City Clerk and ex-officio Clerk of the
City Council of the City of
Huntington Beach, California