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City Council - 2007-67
RESOLUTION NO. 2007-67 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH, CALIFORNIA, ADOPTING ZONING TEXT AMENDMENT NO. 06-01 BY CREATING THE BRIGHTWATER SPECIFIC PLAN (SP-15) TO APPLY TO REAL PROPERTY BOUNDED BY LOS PATOS AVENUE TO THE NORTH, WARNER AVENUE TO THE NORTHWEST AND THE TERMINUS OF BOLSA CHICA STREET TO THE EAST WHEREAS, pursuant to the State Planning and Zoning Law, the Huntington Beach Planning Commission and the Huntington Beach City Council have held separate public hearings relative to Zoning Text Amendment No. 06-01,wherein both bodies have carefully considered all information presented at said hearings, and after due consideration of the findings and recommendations of the Planning Commission and all evidence presented to the City Council, the City Council finds that such zone change is proper and consistent with the General Plan. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: 1. The real property bounded by Los Patos Avenue and Warner Avenue and Bolsa Chica Street, and more particularly described in the legal description and sketch collectively attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein, is hereby designated as Brightwater Specific Plan(SP-15). 2. The Brightwater Specific Plan, attached hereto as Exhibit B and incorporated by this reference as though fully set forth herein, is hereby adopted and approved. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 1st day of October, ,ayol REVIEWED AND APPROVED: APPROVED AS TO FORM: C' y Ad inistrator (Ci' Attny INITIAT D A D APP VED: Planm g Director 07-1207/13838 Resolution No. 2007-67 Resolution No.2007-67 Brightwater Legal Description In the unincorporated territory of the County of Orange, State of California being a subdivision of the following: portions of Parcel 2 of Certificate of Compliance No. CC92-01 recorded September 2, 1992 as Inst. No. 92-589755 of official records in the Office of the County Recorder of said County, certain land described in Parcels 6 and 7 of the Deed to Metropolitan Water District of Southern California recorded February 22, 1974 in Book 11080 Page 287 of said official records. Exhibit A-1 Resolution No.2007-67 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF LOT 18 OF TRACT NO. 17034, IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANGE, STATE OF CALIFORNIA, PER MAP FILED IN BOOK 890, PAGES 31 THROUGH 41, INCLUSIVE, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, LYING NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF THAT CERTAIN COURSE HAVING A BEARING AND DISTANCE OF "NORTH 34°02108" WEST, 203.94 FEET" IN THE NORTHEASTERLY BOUNDARY OF LOT `H' OF SAID TRACT No. 17034. CONTAINING 0.005 ACRES, MORE OR LESS. ALSO AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND HEREBY MADE A PART HEREOF. SUBJECT TO COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS, AND RIGHTS-OF-WAY OF RECORD, IF ANY. S\,rNt[AND PREPARED BY: STANTEC CONSULTING INC. UNDER THE DIRECTION OF: Exp.12/31/07 * No.6086 yt �/ J JAMES O. STEINES, P.L.S. 6086 �l9jEOFCAUFO���P AUGUST 28, 2007 J.N. 2042 341410 V\PROJECTS\20423414]0\SURMAP\LEGALWONE CFLANGEA DOC 1 OF 1 Exhibit A-2 Resolution No.2007-67 5HEET 1 OF 1 A PORTION OF LOT 18 Of TRAI;f NO. 17034, M.M. 890 / 31-41, IN THE UNINCORPORATED TERRITORY Of THE COUNTY Of ORANGE, 5TATE Of CALIFORNIA ZONING AT BRIGHTWATER GREEN STREET I ° rt LOS PATOS AVENUE 0 b R. LOT , 1G.57' 1r O - 034 L2 N LOB 0 , , Gt �pA , COVEVIEW DRIVE — (PRIVATE 5TREET) S O�'X�O 9A. �Gtio F q `pl ,N vh,� von i �p� 1 42 y01 - r\M 8q0 c o `0�� I LINE TABLE �SS�pNAL LAIVDS NO. BEARING D15TANCE IFS 0.STE7h'PF Ll NOU38'28' 104.04' a >Q FJ, L2 N89'21'32"W 50.G5' 5CALE: 1" = 40' Exp.12/31/07 * No.6086 * �. �l 19 TECHNOLOGY CONSOLOGY D7ING RIVE gTF�FCALtFflF�\Q RVINE,CA92618 INC. DRIVE JAME5 O. 5TEINES, P_L.5 G08G Stantec 949.923.6000 StmtKx0 V.•\projects\20423414 10\SURMAP\DWG\SYME0082.dwg 512512007 1:50:24 PM PDT J.N. 2042 341410 DATE: 8/28/07 Exhibit A-3 Resolution No.2007-67 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF PARCEL B OF LOT LINE ADJUSTMENT LL 02-07, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, RECORDED OCTOBER 17, 2005 AS INSTRUMENT NO. 2005000832197 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL B; THENCE, ALONG THE NORTHERLY LINE OF SAID PARCEL B, SOUTH 89'2113211 EAST, 39.12 FEET; THENCE, TRAVERSING THE INTERIOR OF SAID PARCEL B, THE FOLLOWING COURSES: SOUTH 00°3811111 WEST, 38.86 FEET; SOUTH 89/2014811 EAST, 41.47 FEET TO THE EASTERLY LINE OF SAID PARCEL B. CONTAINING 0.357 ACRES, MORE OR LESS. ALSO AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND HEREBY MADE A PART HEREOF. SUBJECT TO COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS, AND RIGHTS-OF-WAY OF RECORD, IF ANY. -D�N1 NDSD PREPARED BY: STANTEC CONSULTING INC. 4� 0.Stfj�9` UNDER THE DIRECTION OF: P � Exp.12/31/07 * NO.6086 JAMES 0. STEINES, P.L.S. 6086 Jl9TFOFC1�� AUGUST 28, 2007 J.N. 2042 341410 V\PROJECTS120423414IRSURMA%LEGALSQONE CHANGE-IDOC 1 OF I Exhibit A-4 Resolution No.2007-67 SHEET 1 OF 1 A PORTION OF PARCEL B Of L.L.A. LL 02-07, O.R. 2005000832197, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE Of CALIFORNIA ZONING AT BRIGHTWATER NTY 58 c'21'32"E 142.G0'LINE, PARCEL 55HELBURNE DRIVE (PRIVATE 5TREET) 589 P•O.8• 39.12' OF CORNER OF PARCEL 8co � 1�p N L2 N� 1� SR Np. 0 Oj 0j $ cF v z � tiOj �(0 I 9 13 4 8' N8W2l'32"W 122.85' 24' 24' ti Q FO O s' i0 ,p 9c 9� 12 cF � �p\ w O s0 W 0� 1 O N O Q t01 �a m �� 0 \,p� 11 ,T p�2 O' No SOS $� �01 I �\ aqo Nt IANDSG 0.ST£7 �G LINE TABLE 4Fs Fo NO_ BEARING DISTANCE Exp.12/31/07 Ll 500'38111"W 38.8G' L2 58cr20'48'E 41.47' * No.6086 /9rFDf 1F P / STANTEC CONSULTING INC. 19 TECHNOLOGY DRIVE "-)SCALE 1" 50 IRVINE,CA 92618 Stantec 949.923-6000 �tLcx DAMES O. STEINES, P.L.S G081� V:\projects\204234 14 1 0\SURMAP\DWG\SYME0084.dwg 812812007 2:13:41 PM POT J.N. 2042 341410 1 DATE: 8/28/07 Exhibit A-5 Resolution No.2007-67 I I B R I G H T W T E R IP II C b A M x ooil I � w I ®®C.to I E nuillm t T H E B R E A K E R S T HdE C L h F F S ( H 1 tit P I O N ) [ C R A I I S M A N ] i I a man ii as ua ®■ ■■ ■■ u eii € 'i°ef Pill ■e o■■ T H E T R A I L S T H E S A IN D S [ C O 1 1 A C L j [ T R A D I T I O N ] CITY OF HUNTINGTON BEACH CALIFORNA Resolution No.2007-67 BRIGHTWATER SPECIFIC PLAN City of Huntington Beach SUBMITTED TO: SUBMITTED BY: CITY OF HEARTHSIDE HOMES, INC. HUNTINGTON BEACH 6 Executive Circle, Suite 250 Planning Department Irvine, CA 92614 2000 Main Street Huntington Beach, CA 92648 Contact: Contact: Sandra Campbell, Planner Ed Mountford, Senior Vice President (714) 536-5250 (949) 250-7760 PREPARED BY: FORMA Coastal Planning and Documentation 3050 Pullman Street X Costa Mesa, CA 92626 Original Submittal: July 27, 2006 Revised Submittal: January 2007 Revised Submittal: May 2007 Revised Submittal: September 11 2007 BRIGHTWATER SPECIFIC PLAN TABLE Of CONTENTS CHAPTER/Section Page 1 INTRODUCTION 1 1 Location and Existing Conditions 1-1 1 2 Project Area Background 1-5 1 3 Planning Area Terminology Carried Over From Preceding Entitlements and Certified EIRs 1-6 14 Land Use Plan and Zoning Designations 1-8 1 5 Purpose and Intent of Brightwater Specific Plan 1-11 1 6 Authority for and Scope of Specific Plan 1-12 1 7 Previous County of Orange Approvals of Brightwater 1 13 18 Previous California Coastal Commission Approvals 1-14 1 9 Consistency of Brightwater Specific Plan with Coastal Development Permit No 5-05-020 1-14 110 Consistency with California Environmental Quality Act (CEQA) 1-15 1 11 Relationship of Brightwater Specific Plan to Previously-Approved Sandover Project (Tract No 15734) 1 16 1 12 Consistency to Huntington Beach General Plan and Zoning and Subdivision Ordinance 1-16 1 13 Organization of Specific Plan and Appendices 1-17 2 DEVELOPMENT PLAN 2 1 Land Use Plan 2-1 22 Master Development Plan 2 2 1 Master Improvements 2-3 2 2 2 Residential Construction 2-3 23 Roadways and Circulation Plan 2 3 1 Regional Access and Internal Roadways 2 7 2 3 2 Warner Avenue Intersection Improvements 27 23 3 Warner Avenue Entry 2-7 2 3 4 Bolsa Chica Street Entry 2-10 2 3 5 Internal Roads 2-10 24 Grading and Drainage Plan 2 4 1 Master Grading Plan 2-12 2 4 2 Master Drainage Plan 2-14 2 4 3 Operation and Maintenance Responsibilities for BMPs 2-17 25 Infrastructure and Utilities 2 5 1 Potable Water 218 2 5 2 Wastewater Collection and Disposal 2-20 2 5 3 Utilities and Services 2-20 26 Residential Development 2 6 1 Development Area 7-2 - The Sands 222 2 6 2 Development Area 7-3 - The Trails 2-24 2 6 3 Development Area 7-4 - The Breakers 2-25 2 6 4 Development Area 8 - The Cliffs and The Breakers 2-26 brightwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 27 Habitat Preservation and Creation Areas 2 7 1 Planning Area 3A 1 — Native Grassland and Coastal Sage Scrub Creation Area 2-28 2 7 2 Planning Area 3B — Eucalyptus Environmentally Sensitive Habitat Area (ESHA) 228 2 7 3 Planning Area 7-1 — Southern Tarplant and Seasonal Pond Habitat Protection Area 2-31 3 DEVELOPMENT STANDARDS 31 Purpose and Intent 3-1 32 Residential Planning Area Standards 32 1 General Provisions 3-2 3 2 2 Development Area 7-2 — The Sands 3-4 3 2 3 Development Area 7-3 — The Trails 3-4 3 2 4 Development Area 7-4 — The Breakers 3-6 32 5 Development Area 8 — The Cliffs and The Breakers 3-6 33 Habitat Preservation and Creation Area Standards 3-7 4 COMMUNITY DESIGN 41 Community Design Concept 4-1 42 Landscape Architectural Guidelines 42 1 Community Landscape Concepts 4-1 42 2 Community Streetscapes 4-3 4 2 3 Community Plant Palettes 4-8 4 2 4 Community Entries 4-35 4 2 5 Village Greens/Pocket Park 4-38 4 2 6 Paseos (Trail Connections) 4-41 43 Architectural Guidelines 43 1 Architectural Character 444 43 2 The Sands Architectural Plans and Elevations 4-45 43 3 The Trails Architectural Plans and Elevations 447 4 3 4 The Cliffs Architectural Plans and Elevations 4-52 43 5 The Breakers Architectural Plans and Elevations 4-52 5 ADMINISTRATION 5 1 Enforcement of the Specific Plan 5-1 52 Methods and Procedures 5-2 5 3 Maintenance Mechanisms 5-2 n br ghtwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 6 APPENDICES A Legal Description of Brightwater Specific Plan Area B Brightwater Coastal Development Permit No 5-05-020, dated 12-15-2005, approved by California Coastal Commission (under separate cover) (1) C Brightwater Habitat Management Plan, dated December 2005 approved by California Coastal Commission (under separate cover) D Brightwater Precise Fuel Modification Plan approved by Orange County Fire Authority and California Coastal Commission (under separate cover) (" E Covenants, Conditions, and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission (under separate cover) (" F Brightwater Tract Maps (under separate cover) G Final Project-Level Site Development Plan Appendices B through F to the Specific Plan are provided on a CD contained in a map pocket at the back of this Specific Plan document A full hard copy version of the Specific Plan including hard copy Appendices is on file in the Planning Department and City Clerk s Office at the Huntington Beach City Hall ui bnghtwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN LIST OF EXHIBITS CHAPTER/Exhibit Page 1 INTRODUCTION 1 1-1 Location Maps 1-2 1 1-2 Vicinity Map 1-3 1 1-3 Aerial Photograph 1-4 1 3-1 Planning Area Map 1-7 1 4-1 Proposed Land Use Plan Designations for Brightwater Specific Plan Area 1-9 1 4-2 Proposed Zoning Map Designations for Brightwater Specific Plan Area 1-10 2 DEVELOPMENT PLAN 2 1-1 Master Development Plan 2-2 2 2-1 Master Development Table 2-4 2 2-2 Master Phasing Plan (Composite of Final Tract Maps) 2-5 2 2-3 Construction Phasing Plan 2-6 2 3-1 Master Roadway Plan 2-8 2 3-2 Perimeter Roadway Sections 2-9 2 3-3 Internal Roadway Sections 2-11 2 4-1 Master Grading Plan 2-13 2 4-2 Master Drainage Plan 2-15 2 4-3 Storm Drain Outlet 2-16 2 5-1 Potable Water Plan 2-19 2 5-2 Wastewater Collection Plan 2-21 2 6-1 Residential Development Plan 2-23 2 7-1 HMP for 29 2-acre Native Grassland and Coastal Scrub Area 2-27 2 7-2 HMP for 5 0-acre Eucalyptus ESHA 2-30 2 7-3 HMP for 2 50-acre Southern Tarplant and Seasonal Pond Plan Area 2-32 3 DEVELOPMENT STANDARDS 3 2-1 Development Standards Table 3-5 4 COMMUNITY DESIGN 4 2-1 Community Landscape Plan 4-2 4 2-2 Bolsa Chica Street Landscape Section 4-4 4 2-3 Los Patos Avenue Landscape Section 4-5 4 2-4 Brightwater Drive Landscape Section 4-7 4 2-5 Warner Avenue Entry Plan 4-36 4 2-6 Bolsa Chica Street Entry Plan 4-37 4 2-7 East Village Green 4-39 4 2-8 West Village Green 4-40 4 2-9 Pocket Park 4-42 4 2-10 Pedestrian Paseos (Trail Connections) 4-43 IV bnghtwater Sp toc September 2007 BRIGHTWATER SPECIFIC PLAN LIST OF EXHIBITS CHAPTER/Exhibit Page 4 3-la The Sands Architectural Elevations 4-46 4 3-1b The Sands Architectural Elevations 4-47 4 3-1c The Sands Architectural Elevations 4-47 4 3-2a The Trails Architectural Elevations 4-49 4 3-2b The Trails Architectural Elevations 4-50 4 3-2c The Trails Architectural Elevations 4-51 4 3-3a The Cliffs Architectural Elevations 4-53 4 3-3b The Cliffs Architectural Elevations 4-54 4 3-3c The Cliffs Architectural Elevations 4-55 4 3-4a The Breakers Architectural Elevations 4-56 4 3-4b The Breakers Architectural Elevations 4-57 4 3-4c The Breakers Architectural Elevations 4-58 5 ADMINISTRATION 6 APPENDICES A Legal Description of Brightwater Specific Plan Area No exhibits are contained within the Legal Description B Brightwater Coastal Development Permit No 5-05-020, dated 12 15-2005, approved by California Coastal Commission No exhibits are contained within the 38 pages of the approved CDP C Brightwater Comprehensive Habitat Management Plan, dated December 2005, approved by California Coastal Commission See list of 20 exhibits on p tv of the approved HMP document D Brightwater Precise Fuel Modification Plan dated, December 14, 2005, approved by Orange County Fire Authority and California Coastal Commission See Sheets 1 through 14 that comprise the Precise Fuel Modification Plan E Covenants, Conditions, and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission See List of Exhibits in the approved CC&Rs document F Brightwater Tract Maps Vesting Tentative Tract Map No 15460 Revised, Final Tract Map No 15460, Final Tract Map No 17032, Final Tract Map No 17033, Final Tract Map No 17034, and Final Tract Map No 17076 G Final Project-Level Site Development Plan v brightwater sp toc September 2007 I INTRODUCTION Brightwater SPECIFIC PLAN 1 INTRODUCTION 11 Location and Existing Conditions The Brightwater Specific Plan Area encompasses approximately 105 60 acres at the northeast corner of the Bolsa Chica Mesa (or simply "Mesa') in northwestern Orange County as shown in Exhibit 1 1-1, Location Maps, and Exhibit 1 1-2 Vanity Map The Specific Plan Area is currently unincorporated but within the sphere of influence of the City of Huntington Beach The residential portion of the project is located on what is commonly called the Mesa's "Upper Bench," which has an elevation of approximately 45 to 60 feet above mean sea level (MSL) The area immediately surrounding Brightwater is illustrated on Exhibit 1 1-3, Aerial Photograph Starting at Brightwater s northwest corner, surrounding uses include ♦ a short length of Warner Avenue and a mixed-density residential neighborhood north of Los Patos ♦ the existing 16 home Sandover project at the southwest corner of Los Patos and Bolsa Chica Street, ♦ undeveloped land owned by Donald Goodell and Shea Homes, ♦ the East Garden Grove-Wintersburg Flood Control Channel, ♦ State-owned lands containing eucalyptus trees and a lowland area between the Mesa and the flood control channel and finally ♦ The approximately 118 acre Lower Bench of the Mesa, which was acquired by the State of California in 2005 BRIGHTWATER SP CHP 1 September 2007 COUNTY OF LOS ANGELES O ORANGE COUNTY CALIFORNIA AN&HERW I o I ® --I GROVE © a \ COUNTY OF RIVERSIDE SEAL TUSTIN BEACH \ \ Nat onal \ L BOLSA CHICA \ UNINCORPORATED \ Fo—st AREA t��R� BEACH LAKE FDR= \ P A C I F I C O C E A N LAGUNA BEACH CAMSTRANO 405 _-----, 22 1 f COUN OF c'o�oi� / I I ` SAN DI 0 SAN yY SUNSET I 405 \ CLEMENTE AQUATICI \ PARK I SEAL ]BEACH I \ L COASTAL SUNSET BEACH —�f ZONE co I.—BOUNDARY BRIGHTWATER \ FWY t = LJ z > �o —I N o Qom �,• m I HUNTINGTON BEACH PIER i P A C E C SAN TA ANA �P / RIVER ES—UARv \ / 3FACH NDUNEST Exhibit 1 1-1 BRIGHTWATER SPECIFIC PLAN Location Maps City of Huntington Beach C a l i f o r n i a (�T�` ]��(�(` a NOT TO SCALE 2007 0 22 vo�si E HOIV�Es 5\ 5 02\ 9 \ as \ 1 9 I a 0 Z f o Sunset Aquaticl U p Ei \ Regional Park/ I I Bolsa Chew ^ EDINGER AVE N UNTINGTON i HARBOUR HEIL AVE Oz D N EAST GARDEN GROVE"NTERSBURG FLOOD CONTROL CHANNEL Z WARNER AVE LOS*ATOS AVE BRIGHTWATER PPER BENCH OF SLATER AVE LSA CHICA MESA) ft LOWER BENCH � \\ \ uokhngton Of BOLSA CHICA MESA o ( Central) Par OUTER BOLSA BAY — ISOLATED spa BERT q� U �O POCKET AREA X STATE ECOLOGICAL RESERVE OVERLOOKS BOLSACHICA EXISTING STATE 90� LOWLAND E1t15 RESERVE PARKING iO C` yik p�l F INNER BOLSA BAY BF�yC GARFIELD AVE 6 / Harn�ttWei�der Regional Park (Future) II PACIFIC OCEAN qtg 5� LEGEND ® BRIGHTWATER PROJECT(I a SPECIFIC PLAN)AREA COUNTY OF ORANGE CITY OF HUNTINGTON BEACH BOUNDARY 0 COASTAL ZONE BOUNDARY Exhibit 1 1-2 BRIGHTWATER SPECIFIC PLAN Vicinity Map City of Huntington Beach C a i L f o r n T a aD 600 1200 z a7 o, zz HEAmismE HOMES S\ « 0 \o 5 002\0 9 \� W \ ,q\ A� v 1 C4 Of JOIN ldie 3 k Harbot n _!Uff 9 *am '5) 40, Qw. -NMI m m,.n Q T" 41 Ton l AV V -"v ........... Brightwater SPECIFIC PLAN i INTRODUCTION 12 Project Area Background The Brightwater Specific Plan Area is a small portion of what was historically a much larger planning effort undertaken by the County of Orange, in conjunction with the California Coastal Commission (CCC), to craft a Local Coastal Program (LCP) for 1,588 acres of unincorporated land known as Bolsa Chica In 1996,the County adopted a LCP for the entire unincorporated area which called for residential development on the Bolsa Chica Mesa and on a portion of the lowland adjacent to existing homes, restoration of over 1,200 acres of degraded wetlands in the lowland area, and the dedication of land for a 106-acre regional park on the Huntington Mesa The County's LCP contained general land use policies designed to satisfy the provisions of the California Coastal Act, as well as more specific zoning regulations governing uses and development of the property After many years of local planning, the 1997 acquisition of most of the Bolsa Chica lowlands by the State of California and ongoing legal challenges that overturned the CCC's approval of the Bolsa Chica LCP, the County ultimately decided to set aside its local coastal planning effort and the LCP it had drafted for Bolsa Chica As a result, a County LCP for Bolsa Chica was never certified by the CCC Although the CCC never certified a LCP for Bolsa Chica, the County's General Plan designated the Bolsa Chica Mesa as a Suburban Residential land use and its Bolsa Chica Planned Community Program (zoning regulations) governing the property remained operative from a local planning and zoning perspective In 2001 the major landowner on the Bolsa Chica Mesa — Hearthside Homes — submitted plans for development of 105 9 acres on the upper bench of the Mesa consistent with the County s general plan and zoning for the property, knowing that—without a certified LCP for the area — any plan for development would need to obtain not only County approval but a Coastal Development Permit from the CCC The plans for Brightwater contemplated a combination of residential development and protection/enhancement of habitat areas The County approved Hearthside Homes 'Brightwater development in 2002 and the CCC subsequently approved the plan with some modifications on April 14, 2005 The Brightwater site plan was revised to reflect the CCC approval and was resubmitted to the County of Orange in May of 2005 The revised plan was approved by the Orange County Planning Commission on October 5, 2005 Coastal Development Permit (CDP) No 5-05-020 was issued for Brightwater by the CCC in December 2005 for 349 single-family homes on approximately 68 acres and habitat protection/restoration on approximately 37 acres In December 2005, Hearthside Homes and the City of Huntington Beach entered into a Pre- Annexation Agreement whereby the City and Hearthside agreed to annex the 105 9 acre Brightwater project area into the City The agreement states that Brightwater will be developed in accordance with County regulations, and that annexation of the property will occur in phases as homes are built BRIGHTWATER SP CHP 1 September 2007 1 5 Brightwater SPECIFIC PLAN 1 INTRODUCTION The purpose of the Brightwater Specific Plan is to 1) comply with Government Code Section 65450 regarding the preparation of a specific plan, 2) comply with State law requiring the City to adopt zoning regulations for the property ("pre-zone") before annexation is approved by the Orange County Local Agency Formation Commission (LAFCO), and 3) provide City officials and future residents of Brightwater with site development standards that are clear and easy to understand and interpret This Specific Plan Introduction includes not only this brief background on the Specific Plan area's history, but references prior County approvals, currently certified EIRs, and the Coastal Development Permit issued on December 15, 2005 by the CCC for the Brightwater Project, to the extent that such information is directly relevant to this Brightwater Specific Plan being considered for adoption by the City of Huntington Beach Otherwise, the long history of County planning for Bolsa Chica has no real relevance to the Brightwater project today, although it is well recognized as being of interest and importance to local residents, interest groups and historians From the perspective of State Law, it is important to keep in mind that Brightwater lies within the Coastal Zone as defined by the California Coastal Act, and is therefore under the land use planning and regulatory jurisdiction of both the City of Huntington Beach (upon annexation) and the California Coastal Commission 1 3 Planning Area Terminology Carried Over From Entitlements and Certified EIRs As shown in Exhibit 1 3-1, Planning Area Map, the Brightwater Specific Plan area is comprised of Residential Development Areas 7 2 7-3 7 4 and 8, and Open Space/Conservation Planning Areas 3A-1, 313, and 7-1 These planning area designations have their origins in the County's Bolsa Chica Planned Community Program adopted by the County Board of Supervisors in 1996, and were used by the County and the California Coastal Commission The planning area numbers are retained in the Brightwater Specific Plan to provide City staff and the public with continuity in tracking the requirements of Coastal Development Permit No 5-05-020, and other approvals and regulations that may still be applicable to the Brightwater Specific Plan Area BRIGHTWATER SP CHP 1 September 2007 1 6 Existing ng Residential Existing Residential Development Existing Residential Development P Development Cli OF TI GTgN BE CH COU Ty 0 DR NGE ` I I f w M STREE 7-1 ` P STREET _ a' \ Existing SrP� 7.3 y Sandover o lu I I I Development N STREET N s o /—L k it J S'r t�A BR GNYWATER DR VE OFF y1Qy y S F I CITY OF HUNTINGTON BEACH �t ti H J I COUNTY OF ORANGE 1 ♦ ` I ♦ � E TRE£T ��ty /��{^ 9 O W u^N F S BEET cfr`� 3A-1 c �41'rrrtt, 3AMI O.♦�rqy� 6 5TPE AQ+\yak LEGEND BRIGHTWATER PROJECT BOUNDARY DEVELOPMENT AREA BOUNDARYy e\ ® DEVELOPMENT AREA DESIGNATION �..�'�� G JB Go0O\ �\ppd P Exhibit 13 1 BRIGHTWATER SPECIFIC PLAN Planning Area Map I y I H g B h c I 1 ® o w zo wo s IHF,\Rm51I'F HoMFSww_..- Brigfitwater SPECIFIC PLAN 1 INTRODUCTION 14 Land Use Plan and Zoning Designations The Brightwater Specific Plan area is located within the Coastal Zone As such, upon annexation, the City's Local Coastal Program (LCP) will be the governing Land Use Plan for the site The City's Local Coastal Program (LCP) Land Use Plan designations are identical to the City s General Plan as they pertain to this site Exhibit 1 4 1, Proposed Land Use Plan Designations for Brightwater Specific Plan Area designates Brightwater s Residential Development Areas 7-4 and 8 as Residential Low Density with a Specific Plan Overlay and Development Areas 7-2 and 7-3 as Residential Medium Density with a Specific Plan Overlay Open Space /Conservation Planning Areas 3A-1, 36, and 7 1 are designated Open Space/Conservation with a Specific Plan Overlay No new land use designations are proposed as part of this Specific Plan Exhibit 1 4-2, Proposed Zoning Map Designations for Brightwater Specific Plan Area, designates that the entire Specific Plan area will be designated Brightwater Specific Plan The Specific Plan will become part of the City s LCP Implementing Ordinance BRIGHTWATER SP CHP 1 September 2007 1 8 Existing Residential i Existing Residential Development Existing Residential Development P z Development CI OF U I GTO BE CH e T V-A--w- Las P # I ' 4 s� t Existing t — Sandover Development v rr a OF HUNTINGTON REACH ♦1 g,Tz �' " 3 �..� .a, COUNT OF ORgNG[ o s tic R � N LEGEND BRIGHTWATER PROJECT BOUNDARY RESIDENIIAL LOW DENSITY(RL 7 SP) RESIDENTIAL MEDIUM DENSITY(RMv 1 SP) +.i OPEN SPACE CONSERVATION(OS C SP) 0ood Exhibit 14 1 Proposed Land Use Plan BRIGHTWATER SPECIFIC PLAN Designations for Brightwater Specific Plan Area I I H y H I ( I I I IF NRTHsm t-HoNAFS Existing Residential Existing Residential Development Existing Residential Development P & Development s CIT Of U TI GTUN BEAC .. L P A l � CO NT OF DR GE Existing Sandover Development CkTY OF HUNT)NGTON BEACH COUNTY OF ORANGE 76 X111 s Ws r f 3. LEGEND BRIGHTWATER PROJECT BOUNDARY PROPOSED ZONING MAP DESIGNATION `''J'} � 3 k'! •✓I'�Ta +3 -«A ra�,e\ tE tH r 1t G o\ s �n GG�I n � � Exhibit 14 2 Proposed Zoning Map BRIGHTWATER SPECIFIC PLAN Designations for Brightwater Specific Plan Area ( y I H �, B h ( I I ■ ® o so xo wo 11F.ARrHS1r)F HONI S Brightwater SPECIFIC PLAN 1 INTRODUCTION 15 Purpose and Intent of Brightwater Specific Plan This Brightwater Specific Plan implements the City of Huntington Beach Local Coastal Program and General Plan and provides zoning regulations that reflect the existing land use entitlements for the property it establishes development regulations and controls to ensure that the Brightwater project will remain in compliance with Coastal Development Permit (CDP) No 5 05-020, and will continue to implement the City s General Plan and Local Coastal Program In particular, the Brightwater Specific Plan establishes specific zoning and site development standards for the Brightwater site consistent with land use entitlements previously approved by the County of Orange and California Coastal Commission Prior to annexation into the City the Brightwater project will be constructed in accordance with the Brightwater Amended Master Site Plan/Area Plan and Project Site Plans (Planning Application #05 0053) approved by the Orange County Planning Commission on October 5 2005 and CDP No 5-05-020 issued by the Coastal Commission on December 15, 2005 (1) It is important to note that CDP No 5-05-020 has 38 conditions of approval including a Habitat Management Plan as well as numerous other programs and plans required to ensure consistency with Coastal Act policies All of these programs and plans are binding upon the Landowner/Master Developer, the Brightwater Maintenance Corporation (i e Homeowners Association), individual residents, and other agencies and entities with jurisdiction within the Brightwater Specific Plan Area Brightwater will be annexed to the City of Huntington Beach in multiple phases as homes are constructed consistent with a Pre-annexation Agreement between the City and Hearthside Homes Open space areas on the perimeter of the residential development will also be annexed into the City in phases After annexation, the Brightwater Specific Plan will control the future design of residential additions, remodels replacements from fire or other events, and any and all other private and public land development within the Brightwater Specific Plan Area In this regard the intent of the Specific Plan is to provide clear and comprehensive descriptions of land use circulation infrastructure as well as site development standards for residential lots, public and private parks (e g Last and West Village Greens, the Pocket Park and Paseos), and other areas within the community as well as implementation programs for the preparation and consideration of detailed development proposals subsequent to initial construction including required submittals for additions, remodels and homeowner site improvements including the City s review and approval process to consider such proposals and submittals (1) Brightwater s Master Site Plan/Area Plan and Project Site Plans(PA No 05 0053)were administratively amended pursuant to Condition 3 of Orange County Planning Commission Resolution No 05 08 by Changed Plan(CP No 06 0041)on December 1 2006 This administrative approval updated architectural floor plans and elevations more precise plotting of building footprints on specific tract lots and other minor changes noted in the approved Changed Plan The Changed Plan had no effect on CDP No 5 05 020 BRIGHT HATER SP CHP 1 September 2007 1 1 1 Orightwater SPECIFIC PLAN 1 INTRODUCTION 16 Authority for and Scope of Specific Plan 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 8, Sections 65450 through 65457) This Brightwater Specific Plan will be used by the City to implement the Huntington Beach Local Coastal Program and General Plan on the property This Specific Plan contains all applicable land use regulations and thus constitutes the zoning ordinance for the Brightwater property The Development Standards contained in this Specific Plan will take precedence over all other provisions of the Huntington Beach Zoning and Subdivision Ordinance, unless otherwise noted Due to the fact the Brightwater site is located within the State of California s Coastal Zone boundary this Specific Plan is also subject to the provisions and requirements stated in Coastal Development Permit (CDP) No 5-05-020 issued by the Coastal Commission December 15, 2005 BRIGHTWATER SP CHP 1 September 2007 1 12 Brightwater SPECIFIC PLAN 1 INTRODUCTION 1 7 Previous County of Orange Approvals of Brightwater The development of the Brightwater project has been approved by the County of Orange in a series of entitlements summarized as follows a The Bolsa Chica Planned Community Program was adopted by the Orange County Board of Supervisors on February 3 1998 This established the County's zoning regulations for the area b Final Subsequent Environmental Impact Report (EIR) No 551 was certified by the Orange County Planning Commission on July 22, 2002, consistent with the Special Conditions imposed by the California Coastal Commission on CDP 5 05 020 c Brightwater's Amended Master Site/Area Plan and Project Site Plans (PA # 05 0053) for the Brightwater Specific Plan Area) were approved by the Orange County Planning Commission on October 5, 2005 consistent with the Special Conditions imposed by the California Coastal Commission on CDP 5-05-020 t" d Revised Vesting Tentative Tract Map No 15460 was approved by the Orange County Subdivision Committee on October 18, 2005 consistent with Special Conditions imposed by the California Coastal Commission on CDP 5-05 020 The Second Revision to Vesting TTM No 15460 was approved on The Third Revision to Vesting TTM No 15460 was approved on e Final Tract Maps for the phased development of the Brightwater Project approved by Orange County as follows Vesting Tentative Tract Map No 15460 Revised Final Tract Map No 15460 Final Tract Map No 17032, Final Tract Map No 17033, Final Tract Map No 17034, and Final Tract Map No 17076 11) Brightwater s Master Site Plan/Area Plan and Project Site Plans(PA No 05 0053)were administratively amended pursuant to Condition 3 of Orange County Planning Commission Resolution No 05-08 by Changed Plan (CP No 06 0041)on December 1 2006 This administrative approval updated architectural floor plans and elevations more precise plotting of building footprints on specific tract lots and other minor changes noted in the approved Changed Plan The Changed Plan had no effect on CDP No 5 05 020 BRIGHTWATER SP CHP 1 September 2007 1 13 Brightwater SPECIFIC PLAN 1 INTRODUCTION 18 Previous California Coastal Commission Approvals The development of the Brightwater project has been approved by the California Coastal Commission in a series of related documents summarized as follows a Coastal Development Permit Number 5-05-020 (CDP 5-05-020) approved by the California Coastal Commission (CCC) on April 14, 2005 and issued on December 15, 2005 b The Habitat Management Plan prepared to comply with Special Conditions imposed by the California Coastal Commission on Coastal Development Permit Number 5- 05-020 c Other plans and programs required by the 38 conditions set forth in CDP 5 05 020 which is contained in the Appendix A of this Specific Plan 19 Consistency of Brightwater Specific Plan with the Brightwater CDP No 5-05-020 The site development standards and regulations in this Brightwater Specific Plan are consistent with CDP 5-05-020 (see Appendix B) The City of Huntington Beach recognizes and acknowledges that if any provision of this Brightwater Specific Plan is not consistent with CDP No 5-05-020, the standards and provisions of CDP No 5-05 020 shall take precedence Where no site development standards or regulations are specified in this Brightwater Specific Plan, the provisions of the City of Huntington Beach Zoning and Subdivision Ordinance (HBZSO) will govern the Brightwater Specific Plan Area to the extent the regulations do not conflict with Brightwater CDP No 5-05-020 If portions of the Zoning and Subdivision Ordinance do conflict with CDP No 5-05-020, the standards and provisions of CDP No 5-05- 020 shall take precedence BRIGHTWATER SP CHP i September 2007 1 14 Brightwater SPECIFIC PLAN 1 INTRODUCTION 1 10 Consistency with California Environmental Quality Act (CEQA) In accordance with the California Environmental Quality Act(CEQA), the Orange County Board of Supervisors certified Environmental Impact Report (EIR) No 551 (State Clearinghouse No 93- 071064) for the Bolsa Chica Planned Community on June 18, 1996 Final EIR No 551 is the Program EIR for development within the Planned Community EIR No 551 evaluated the development of the Bolsa Chica Mesa Upper Bench, the Lower Bench, and portions of the Bolsa Chica Lowlands, as well as the restoration of the wetlands and the improvement of a County regional park on the Huntington Mesa This EIR preceded County approval of a General Plan Amendment and Planned Community (PC) Program for residential and related development on the Upper and Lower Benches, along with major restoration and creation of wetlands and sensitive habitat areas in the Bolsa Chica Lowland In 2002, a Subsequent Environmental Impact Report(SEIR) was prepared to evaluate the Brightwater project at an increased level of design and engineering detail, consistent with the Planning Applications for the Brightwater Master Site/Area Plan and Project Site Plans and Vesting Tentative Tract Map No 15460 The Subsequent EIR was certified by the Orange County Board of Supervisors on July 22, 2002 An Addendum to Subsequent EIR No 551 was prepared to cover the Amended Master Site/Area Plan and Project Site Plans that reflected the project as conditioned by the Coastal Commission for Coastal Development Permit No 5-05-020 The Addendum to Subsequent EIR No 551 was approved by the Orange County Planning Commission on October 5, 2005 The City of Huntington Beach, pursuant to the California Environmental Quality Act (CEQA) and in anticipation of the annexation of the Brightwater project and adoption of General Plan and Zoning designations for the Brightwater Specific Plan area, prepared an Initial Study to evaluate the environmental effects of its pending actions, including implementation of the Brightwater Specific Plan The City s Initial Study concluded that the Brightwater Specific Plan was within the parameters of the residential development and habitat protection and creation evaluated in Subsequent EIR No 551, and that the Specific Plan and related General Plan and Zoning designations would not create any new significant environmental impacts All subsequent approvals necessary to develop any property within the Brightwater Specific Plan Area must be consistent both with the Specific Plan standards and regulations and with Subsequent EIR No 551 Additional environmental documentation may be required in the future if new significant development is proposed or if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA Guidelines BRIGHTWATER SP CHP i September 2007 1 15 Bryfitwater SPECIFIC PLAN 1 INTRODUCTION 1 11 Relationship of Brightwater Specific Plan to Previously-Approved Sandover Project (Tract No 15734) The Brightwater Specific Plan Boundary is slightly larger than the previous County approvals as it incorporates the undeveloped portion of the previously approved Sandover project (Tract No 15734) which is in the City of Huntington Beach and outside the Coastal Zone This area will result in an additional six (6) homes The Supplemental EIR No 551 for Brightwater evaluated the impact of these seven homes Permit applications for these additional homes will ultimately need to be submitted to the City of Huntington Beach for approval, which will complete both the Sandover and Brightwater projects Exhibit 1 11-1 depicts the location of the additional six homes 1 12 Consistency to Huntington Beach Local Coastal Program, General Plan, and Zoning and Subdivision Ordinance The Brightwater Specific Plan is consistent with the Huntington Beach Local Coastal Program and General Plan The total number of proposed dwelling units, 349 plus the additional seven (7) to complete Sandover, does not exceed the maximum 455 units that would be otherwise permitted within the Low and Medium Density Residential Districts within Brightwater Section 215 12 of the Huntington Beach Zoning and Subdivision Code requires four findings to be made for approval of a specific plan These findings and how these are accomplished by the Brightwater Specific Plan are as follows 1 The Specific Plan is consistent with the adopted Land Use Element of the General Plan and, if in the coastal zone, with the certified Local Coastal Program Land Use Plan and other applicable policies and is compatible with surrounding development, Consistency - The Brightwater Specific Plan is consistent with the amended Huntington Beach General Plan and Local Coastal Program, and provides residential and open space/conservation land uses The project is also compatible both with the adjacent residential uses to the north and with open space uses to the south 2 The Specific Plan will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved, Consistency- The Brightwater Specific Plan contains many urban design benefits that are not found in the surrounding area including the provision of pocket parks, enhanced streetscapes a public trail, and a variety of habitat enhancements within the Open Space - Conservation area BRIGHTWATER SP CHP i September 2007 1 16 C U Los Patos Avenue co ET W / �� P STREET 7- 1 Existing IT. ,' �� _ -- Sandover W W ll Development CITY OF HUNTINGTON BE J COUNTY OF ORANGE i LEGEND _ _ _ \ \ L7- _�+ T \ � © BRIGH TWATER PROJECT BOUNDARY �j a \ 1 T V TREE ' DEVELOPMENT AREA BOUNDARY ® DEVELOPMENT AREA DESIGNATION LOTS REQUIRING FUTURE ENTITLEMENTIT }I / \ N / � 1 BRICHTWATER SPECIFIC PLAN Exhibit 1 11 1 L y f 11 S B , C I f Future Entitlement Lots y HEARTi4sicc HOMES Brightwater SPECIFIC PLAN 1 INTRODUCTION 3 Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Specific Plan, Consistency —The Brightwater Specific Plan has been designed to provide single family homes on a variety of lot sizes, thus preserving large Open Space— Conservation areas that will be maintained by the Brightwater Maintenance Corporation 4 The Specific Plan includes adequate provisions for utilities, services, and emergency vehicle access, and public service demands will not exceed the capacity of existing and planned systems Consistency— The Brightwater Specific Plan contains provisions for all infrastructure that is needed to support the project and has been designed to be compatible to existing facilities and services 1 13 Organization of Specific Plan Chapters and Appendices The remainder of this Specific Plan is set forth in the following four Chapters • Chapter 2 Development Plan — Describes the Residential Development Plan, Infrastructure Plans, and Habitat Management Plan, • Chapter 3 Development Standards — Describes the Development Standards for Residential Land Uses, • Chapter 4 Community Design — Describes the Design of the Brightwater Community including Plant Palettes, Pocket Park Plans, and Architectural Elevations for each type of home and • Chapter 5 Administration — Describes the procedures for enforcement and implementation of the Brightwater Specific Plan The Appendices to the Specific Plan are provided on a CD contained in a map pocket at the back of this Specific Plan document This includes the Comprehensive Habitat Management Program (a 3 ring binder document) as well as large-scale fold out plans which are difficult and costly to reproduce in significant quantities A full hard-copy version of the Specific Plan including a hard copy of the Appendices Is on file in the Planning Department and City Clerk s Office at the Huntington Beach City Hall BRIGHTWATER SP CHP 1 September 2007 1 18 2 DEVELOPMENT PLAN Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 21 Land Use Plan The Brightwater Master Development Plan is illustrated in Exhibit 2 1 1 Brightwater encompasses 105 6 acres and is composed of residential development areas, as well as areas devoted to habitat conservation, and passive open space and recreation It contains four Residential Development Areas (7-2, 7-3, 74, and 8) and a Habitat Preservation and Creation Area composed of three distinct Planning Areas (3A-1, 313, and 7-1) The Brightwater site overlooks the Lower Bench of the Mesa, as well as some of the lowland areas of Bolsa Chica owned by the State of California The northeast corner of Brightwater adjoins the 16 home Sandover project at the intersection of Los Patos and Bolsa Chica Street The four residential development areas are designed for single-family detached homes to serve a variety of family types and lifestyles A total of 355 homes (349 homes previously-approved by the County/CCC and 6 homes to be approved by the City of Huntington Beach) comprise the residential portion of the project The non-residential land uses are intended primarily for habitat restoration, open space, and an interpretive trail Planning Area 313 will remain undisturbed as a portion of a Eucalyptus ESHA, except for improvements associated with the Habitat Management Plan and the storm drain/outlet for the Brightwater Stormwater Treatment System, both approved by the California Coastal Commission Planning Area 3A-1 is a habitat restoration/open space area, with an interpretive trail, and includes a Burrowing Owl ESHA and buffer Planning Area 7-1 will be treated as a conservation area, and has been designated by the California Coastal Commission as the Southern Tarplant and Seasonal Pond Preservation Area BRIGHTWATER SP CHP 2 September 2007 2 1 Existing Residential Existing Residential Development Existing Residential Development Development � 5 A 8 my CJT OF HUN7INGTON BEACH L R W Are COUNTY OF �M srREEr ��1 R s REEr f I \ I Existing r y — 1 5andover Development BR(GH7WATER OR 1 FFr PV' CITY OF NU TINGTpN BEACH � 6 COUNTY OF ORANGE F T STREET i 8 y STREET p 3A-1 � L r !1 Q 3A-1 B Q\!! BfGr LEGEND BRIGHTWATER PROJECT BOUNDARY DEVELOPMENT AREA BOUNDARY , range\ DEVELOPMEN r AREA DESIGNATION �'^�.,.r�✓ G 3B Goy\Co\ F\ooa P e Y�.44 (do d M f G4 Exhibit 21 1 BRIGHTWATER SPECIFIC PLAN Master Development Plan '61 I F 1R1 H S 1,F I IoM S Br:ghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 22 Master Development Plan 2 2 1 Master Improvements Master improvements, including mass grading and construction of the backbone infrastructure, will be accomplished in one phase Streets and building pads will be graded during the initial mass grading operation The collector roadway (Brightwater Drive) connecting Warner Avenue and Bolsa Chica Street will be constructed in one phase to facilitate convenient access to the site for home- building operations and for prospective home buyers Improvements to Bolsa Chica Street, Warner Avenue, and Los Patos Avenue will occur as part of these master improvements 2 2 2 Residential Construction Precise grading and construction of the model home complex for each of the product types will occur during the initial grading operation The phasing of products relative to one another will reflect market conditions and the economy The precise timing of construction and sales of production homes will be determined by the Landowner Build out of the entire community is expected to take approximately three years based upon current market conditions Exhibit 2 2-1 is the Master Development Table and depicts the size and number of dwelling units for each Development Area, where applicable Exhibit 2 2 2 is the Master Phasing Plan Exhibit 2 2-3 depicts the Construction Phasing Plan BRIGHTWATER SP CHP 2 September 2007 2 3 Bryfiitwater SPECIFIC PLAN 2 DEVELOPMENT PLAN Exhibit 2 2-1 Master Development Table Brightwater Specific Plan Development/ Minimum Gross Net Planning Housing Minimum Size Housing Gross Density Net Density Area Type (Sq Fit) Units Acres (DU/Ac) Acres (DU/Ac) 72 SFD(t) 2,800 79 121 65 8 1 98 73 SFD(t) 2,800 62 75 8 3 5 1 122 74 SFD 6000 24 64 38 44 55 8 SFD 4,700 190 425 45 31 7 60 Subtotal — Varies 355(2) 685 52 493 72 3A 1 N/A N/A 0 292 N/A N/A N/A 38 N/A N/A 0 50 N/A N/A N/A 71 N/A N/A 0 29 N/A N/A N/A Subtotal N/A — 0 371 N/A NIA N/A TOTAL ALL — 0 1056 - I - - (') Development Areas 7 2 and 7 3 contain conventional use easements among property owners for more useable side yard/patio areas (2) 349 Housing units entitled per CDP 5 05 020 six additional units(one unit will be in Development Area 7 2 and five units will be to Development Area 74)will require future entitlements BRIGHTWATER SP CHP 2 September 2007 24 Existing Residential Existing Residential Development Existing Residential Development , / € & Development S CIT 0 1 GTON BE C .,.3 `_ P �A�.— �.-..._, �.,.,. COUNTY OE ORANGE ,.,_ ,..,...., b� � I k f 15734 Existing 7-1 gyp, �,1 Sandover I Development I CITY OF HUNTINGTON BEACH d >� COUNTY OF ORANGE j f Nop l S b te" ✓'NA\f1 LEGEND © BRIGHTVJAIER PROJECT BOUNDARY a //�.�` ..1 \ ; �;,-� p•s"""^' ''' j \ DEVELOPMENT AREA BOUNDARY u DEVELOPMENI AREA DESIGNATION ••✓` "'k DEVELOPMENT PHASING LINES Sal .r G FINAL TRACT MAP 17032 0006 FINAL I kAC I MAP 17033 FINAL TRACT MAP 17034 FINAL TRAC T MAP 1707b LOTS REQUIRING FUTURE ENTITLEMENT Exhibit 2 2 2 Master Phasing Plan BRIGHTWATER SPECIFIC PLAN (Composite of Final Tract Maps) [ t y f ll g B h ( I f a >�T s I EARTHslm Hones Existing Residential , Existing Residential Development Existing Residential Development r Development m ctT OF u TI c7G BEACH y _ _ L, -4 r l �. .a as�m z-ems n ssrzx{s!m-y r COUNT 0 OR GEC Existing Sandover Development OF HUNTINGTON BEACH COUNTY O ORANGE � a LEGEND _ © BRIGHTWATER PROJECT BOUNDARY ' 'St y f`• { PHASE 11MPROVEMENTS Lm11 rG di g PHASE 2 9IMPROVEMENTS \�o\ P O va o9 2006 P p d 66 RCP SD a4y�r \0 P. INIA P p ad C tl I L e Tr II t Sq"t.. T II Exhibit 2 2 3 BRIGHTWATER SPECIFIC PLAN Construction Phasing Plan [ y 1 H y H h ( I t Q $0 000 000 200 T I1F%RrHsir)F HomFs Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 23 Roadways and Circulation Plan 2 3 1 Regional Access and Internal Roadways A simple hierarchy of roadways will serve the Br►ghtwater project, including existing arterial highways and local/on site collectors as described below Regional access to the site is provided via Warner Avenue and Bolsa Ch►ca Street As shown on Exhibit 2 3-1, Master Roadway Plan Br►ghtwater s collector spine (Br►ghtwater Drive) will be an internal road that collects and distributes residential traffic, and connects Warner Avenue on the west with Bolsa Ch►ca Street on the east Local residential streets (► e , B Street through "T Street) within the community will outlet onto Br►ghtwater Drive Cross-sections for these roadways are provided later in this chapter Perimeter roadways adjacent to the project include Los Patos Avenue and Bolsa Ch►ca Street as shown on Exhibit 2 3 2, Perimeter Roadway Sections Br►ghtwater Drive will be constructed from Warner Avenue to Bolsa Ch►ca Street during the initial stages of development so the project site is accessible from both arterials The construction of the residential street system for Br►ghtwater will be phased in conjunction with the phasing of home construction 2 3 2 Warner Avenue Intersection Improvements Warner Avenue between Pacific Coast Highway and Los Patos Avenue is currently a four-lane divided roadway with a 90 foot right-of-way The Warner Avenue intersection improvements to serve the Br►ghtwater project will be right-turn in, right-turn out only, and include a new right-turn (deceleration) lane from the west and restr►p►ng of the existing pavement 2 3 3 Warner Avenue Entry The Warner Avenue Entry will be approximately 500 feet in length and will vary from 32 to 80 feet in width It will include a non-continuous median varying from 5 to 35 feet in width specially-paved entry treatment, community walls, landscaping, s►gnage, standard curb and gutters, and a 5-foot-wide sidewalk (Any street furniture provided by the project will be located outside the 5-foot wide sidewalk ) To avoid project traffic impacts on the existing community, the west end of Los Patos Avenue will not connect with Warner Avenue Los Patos Avenue shown on Exhibit 2 1-1, will terminate in a new cul-de-sac and landscaped area just before the new project entry Residential driveways for the two most westerly homes along Los Patos will be extended to the cul-de-sac using decorative paving materials The south side of Los Patos will be improved to match the existing landscaped parkway adjacent to Sandover including a meandering sidewalk BRIGHTWATER SP CHP 2 September 2007 2 7 Existing Residential Existing Residential Development Existing Residential Development r ffi Development � h � CITY OF HUNTI GTGN BEACH _ P Ac— COUNT ❑ ORANGE qp µ 1 1 G Existing A G Sandover _ _ ! Development ;' -- IT L['TY OF HUNTINGTON REACH ♦ t� E ♦ \ _— COUNTY OF ORANGE 1 B F F ea l �yi'r�♦r�tic \ rroIli q LEGENDf�p © BRIGHTWATER PROJECT BOUNDARY COLLECTOR ROAD ♦ LOCAL STREET T T STREET SECTION GOn«p\ L�J l i I 8 u �I EGG Exhibit 2 3 1 BRIGHTWATER SPECIFIC PLAN Master Roadway Plan H 6 B I c I t o taa so eoo xao m 13 HEARi Hsi rf HCwc; BRIGHIWATER PROJECT BOUNDARY 60, R/W RESIDENTIAL LOT LANDSCAPE L07 I 30 30 EXISTING RESIDENTIAL 29 MIN 2d 20 25 7d 8 F_7% 1 7% MEANDERING SIDEWALK ULOS PATOS AVENUE BRIGHIWATER PROJECT BOUNDARY 66 R/W LANDSCAPE LOT 7 MIN GOODELL PROPERTY 23' lop 33 RESIDENTIAL LOT MEDIAN 3 20 PL 20 8 8 5 i i m 11 7% 1 7% � MEANDERING SIDEWALK S MIN FROM CURB D 80LSA CHICA STREET D Exhibit 2 3-2 Perimeter BRIGHTWATER SPECIFIC PLAN Roadway Sections City of Huntington Beach C a I i f o r n t a to" ��'e ''�j[�j Tom', j��t�^[` 0 15 30 2007 01 22 Flit Ym 1 si E HOmEs 5\ \ 0 54\0 5 2\0 9 \Vro \P \ \ 9 (Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 3 4 Bolsa Chica Street Entry The entry from Bolsa Chica Street into the community will be approximately 400 feet in length and will vary in width from 52 to 76 feet It will include a varying continuous 10-foot-wide median, specially-paved entry treatment, community walls, landscaping, signage, and a 5-foot wide sidewalk (Any street furniture provided will be located outside of the 5-foot-wide sidewalk) Bolsa Chica Street improvements will include the extension of the 2-lane street, varying in width, from the Sandover neighborhood entrance to the Brightwater project entry Bolsa Chica Street will also be re-striped from Warner Avenue to Los Patos The improvements will include standard curb and gutters, a 5-foot- wide sidewalk on the west side of the street, a bike lane, and a varying landscape setback (Any street furniture provided will be located outside of the 5-foot-wide sidewalk) 2 3 5 Internal Roads Brightwater s main collector road (Brightwater Drive), as shown on Exhibit 2 3 3, will be constructed as an enhanced collector" roadway connecting Warner Avenue with Bolsa Chica Street across the Upper Bench of the Mesa Between the entries, Brightwater Drive will be constructed as an undivided 2-lane, 40- foot-wide paved section with standard curbs and gutters, and an approximate 20- foot landscape setback on each side Included in the right-of-way will be an 8- foot-wide curb-adjacent landscape parkway and a 5-foot-wide sidewalk Public parking is available on both sides of the street An additional 7 foot-wide landscape area will be provided outside of the right of-way Any street furniture provided will be located outside of the 5-foot wide sidewalk The local residential streets within the Brightwater project will be constructed as 2-lane, 36-foot-wide, undivided roads, with standard curbs and gutters, and curb- adjacent sidewalks Public parking is available on both sides of the street BRIGHTWATER SP CHP 2 September 2007 2 10 R/W R/W 8 LANDSCAPE RESIDENTLAL LOT 13 40 13' HOATARPWYTHABITATAREA VARIES A 20 2D VARIES 15 27 5 8 8 8 8 5 Z i 0 Z 1 7% 1 7% MEANDERING MEANDERING SIDEWALK SIDEWALK E COLLECTOR ROAD(BRIGHTWATER DRIVE) E R/W R/W RESIDENTIAL LOT 46 RESIDENTIAL LOT 36 18 i8 3 PUE 3PUE s s h I .1 7% 17 h F tOG4L RESIDENTIAL STREET(STREETS B THROUGH R) F P/L P/L RESIDENTIAL LOT 25 HOA TARPiANT HABITAT AREA a 5PUE� 7 LOT LOTD i i i i 1 7% G LOCAL RESIDENTIAL STREET G Exhibit 2 3-3 Internal BRIGHTWATER SPECIFIC PLAN roadway Sections City of Hunt 1 n g t o n Beach C a l i f o r n i a 0 15 30 2007 01 22 „ HJ ^R sT D�: H0 ms 075\ oz\o 9 \ a \ \ e\ Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 24 Grading and Drainage Plan 2 4 1 Master Grading Plan The Master Grading Plan for Brightwater is illustrated on Exhibit 2 4-1, which shows proposed contours and spot elevations for roads The grading design retains the existing grade differential between the Upper and Lower Benches of the Mesa and retains most of the transitional slope in its existing appearance along the length of the open space area An interpretive trail will extend along the length of the open space so that trail users have views of the lower bench of the Mesa, the restored lowlands, and the ocean beyond The entire grading operation for the project will be completed in one phase, including the in tract streets and individual residential lots Existing asphalt roads within Planning Area 3A 1 will be removed to allow for revegetation and installation of the trail Generally, this will require no or only nominal changes in elevation No grading is proposed within Planning Area 3B, which contains a portion of the Eucalyptus ESHA, except for grading associated with storm drainage pipe and related improvements approved by the California Coastal Commission I As illustrated the development will require a total of approximately 220,000 cubic yards of cut and 200,000 cubic yards of fill, including the grading required to create the trail system The difference of 20 000 cubic yards is the anticipated shrinkage of cut due to better compaction of replaced material The result will be a completely balanced earthwork operation that avoids haul-truck traffic on adjacent public streets A very small (i e 4 800 sq ft) seasonal wetland south of Los Patos Avenue will remain undisturbed by development grading activities a BRIGHTWATER SP CHP 2 September 2007 2 12 Existing Residential Existing Residential Development Existing Residential Development P 3 Development 13 F m l CIT OF HUNTI GTOn BEACH COUNTY OF ORANGE (a9 �� A r y I a h w u n A H ( II it Existing r u ` Sandover Development 7 � I�� � {.ITY OP HUNTINGTON BEACH ♦ $+ COUNTY OF ORANGE v a I M b rA♦ rM1Cr 11 r 0. i O�.♦ Qy I ( .t I p 4P+,y LEGEND © BRIGHTWATER PROJECT BOUNDARY \� ® TOPOGRAPHIC CONTOURS(5-FOOT INTERVALS) ♦♦ ,I f.�' f nee\ �—I — Ora L�J GRADED SLOPE / ��% j "\ O HP HIGH POINT LP LOW POINT Isa�a a mon I �GG� t � Exhibit 2 4 1 BRIGHTWATER SPECIFIC PLAN Master Grading Plan ( y I H y H I ( I I FMMK 0 PO 300 00 2N 0 AlkHFIRTHsinF HOWS Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 4 2 Master Drainage Plan The Master Drainage Plan for Brightwater is illustrated in Exhibit 2 4-2 This exhibit delineates eight drainage areas within the protect, identified as Areas A, 131, B2, B3, C, D, E, and F Area A flows in a northerly direction to Warner Avenue, which is the same as the existing condition All other areas flow to the south into the designed storm drain system The Master Drainage Plan is designed to mitigate on-site run-off and flood hazards without adversely affecting either urban or undeveloped areas outside the protect The storm drain system is designed to capture and safely convey the flow generated on-site by a 100 year storm event to ensure the protection of all habitable structures In addition to handling the volume of runoff generated by storm events, the development will incorporate structural and non-structural Best Management Practices (BMPs) designed to remove pollutants from the runoff before it leaves the site Runoff from storm events will enter catch basins and flow within drainage pipelines to an underground vault containing media filters The concrete vault containing the media filters are proposed to be located in two of the pedestrian paseos along the southerly edge of the development The media filter is comprised of filter cartridges filled with media that filters out the pollutants from the storm water After filtration the treated flow is returned to the mainline storm drains The media filters are sized (i e in terms of the dimensions of the vaults and number of filter cartridges) so they accept and retain the storm water runoff generated by 85 percent of all storms (i e , storms generating an intensity of less than two tenths of one inch of rainfall per hour) as well as all of the 'first flush runoff from larger storms, which contains the highest concentration of pollutants Runoff from storms greater than the 85th percentile will not pass through the media filters The highest concentration of pollutants is in the lower flows Therefore treatment of these flows is essential to improving the quality of storm water runoff Pollutants are removed from low flows by settling of solids or adherence of pollutants to organic or synthetic absorbents During heavier storms (intensity greater than two tenths of an inch per hour) the higher flows will bypass the media filters and flow directly to the storm drain outlet Exhibit 2 4 3 shows the proposed location and size of the storm drain outlet The receiving water is an isolated lowland pocket area that lies between the Mesa and the East Garden Grove Wintersburg Flood Control Channel BRIGHTWATER SP CHP 2 September 2007 2 14 Existing Residential Existing Residential Development Existing Residential Development P Development S � CIT OF HUNTINGTON BEACH — _ Loe� t-1 l� A. wWU �.., COUNT OF OR NGt \ ➢""°""' `^ ..-. Existing Sandover `\\ 24 �M� f yy Development ' K r ,AREA G 1 AREA B1 \ y hITY F HUNTINGTON BEACH COUNTY OF ORANGE F l 9 30 --- ARE AREA C `crr` Existing ;Hr, Wetland AREA B ` \ LEGEND BRIGHTWATER PROJECT BOUNDARY IN', 10 , - ` AREA E O DRAINAGE PIPELINEAREA D 6 .�' 2q PIPELINE DIAMETER b d ® O\DRAINAGE INLET © DRAINAGE OUTLET f0 oad, DRAINAGE AREA BOUNDARY I EGG DRAINAGE AREA Exhibit 2 4 2 BRIGHTWATER SPECIFIC PLAN Master Drainage Plan ( y I H L H h ( 1 1 Kv"0o no 00 0007 07 ] I IF VTH Sl IMF How[F 48 0 t 20 6+ 50 3 a PROPOSED CONCRETE 22 22 ROPOSED PIPE 1111 (PROPOSED STORM DRAIN EASEMENT) HEADWALL 1600 TW 6 7 23 25 CULVERT HEADWALLS 7 PROPOSED 66 PROPOSED 54 RCP O RCP OUTLET 3__5_I 6 200 EXISTING GRADE EXISTING GRAD i2_yTw5 66 PROPOSED GRADE \1S66 PROPOSED 54 6O - gAYLiGHT 9h 65 S 10% iN PROPOSED CRAOE (s p rs) PROPOSED fib PROPOSED JUNCTION 7p CIL 5 RCP OUTLET 33 STRUCTURE 13 29 PROPOSED VELOCITY REDuaNc RING SECTION C—C SECTION A—A SECTION B—B —— -48, — C i C W / hp 00 f � rr CONSTRUCTION NOTES _. A i £ 6a—CONSTRUCT 54 RCP 2000 D WITH BEDDING PER R D M D STD PLAN 1319 4'd� .. D--CONSTRUCT 66 RCP 2000 0 WITH BEDDING PER R D M D STD PLAN 1319 I CONSTRUCT JUNCTION STRUCTURE TYPE III PER R D M 0 STD PLAN 1312 CONSTRUCT 1/4 TON RIP RAP PER R D M D STD PLAN 1809 SEEDE'TAIL& SECTIONS HEREON 1 — 22 CONSTRUCT PIPE CULVERT HEADWALL TYPE A PER CALTRANS STD PLAN 090 CONSTRUCT VELOCITY CONTROL RING PER APWA STD PLAN 383 1 CONSTRUCT GEOTEXTILE FABRIC PER R D M D STD PLAN 1808 I I i I A I Exhibit 2 4 3 BRIGHTWATER SPECIFIC PLAN Storm Drawn Outlet ( y f H 9 6 h C I t fi��lpe�,yt� i.� 0� � IORN4� Brtghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 4 3 Operation and Maintenance Responsibilities for BMPs 1 Structural BMPs After Project Completion The Brightwater Maintenance Corporation (BMC) is responsible for the ongoing maintenance of the structural BMPs within the project area once the project is completed and the Landowner/Developer has relinquished its maintenance and implementation interest The specifications for the perpetual operation and maintenance of the structural BMPs are set forth in the Water Quality Management Plan 2 Non-structural BMPs After Project Completion The Brightwater Maintenance Corporation (BMC) is responsible for the ongoing implementation of the non-structural BMPs (notifications to new homeowners and residents, etc ) once the project is completed and the Landowner/ Developer have relinquished its interest BRIGHTWATER SP CHP 2 September 2007 2 17 rBr:ghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 25 Infrastructure and Utilities 2 5 1 Potable Water 1 Water Requirements and Source The proposed water system consists of 14-inch, 12-inch, and 8-inch pipelines owned, operated, and maintained by the City of Huntington Beach The proposed distribution system will be connected to the existing City lines at four (4) locations, as illustrated on Exhibit 2 5-1 2 Temporary Water Service During Construction Operations Temporary water to support construction, fire safety and dust control will be served by two (2) fire hydrants, which will be temporarily connected to the proposed mainline until construction is completed The locations of these temporary connections are illustrated on Exhibit 2 5-1 3 Domestic Water Distribution Exhibit 2 5-1 illustrates the Potable Water Plan to distribute water within the project As shown, the distribution system will consist of 12 inch and 8-inch pipelines within the streets The on-site water distribution pipelines will be installed in progressive phases as necessary to provide the flows required for residential development and occupancy BRIG HTWATER SP CHP 2 September 2007 2 18 Existing Residential Existing Residential Development Existing Residential Development , Development _ .� �1 _ I� — CITY Of HUNTINGTON BEACH 12H _ W; p.r. A COUNTY OF ORANGE 4 8 i 8 \� V I�I Existing Sandover - Development g 8 $ LITY OP HUNTINGTON BEACH �( 8 8 y COUNTY OF ORANGE F I o, 2w, 8 LEGEND , © BRIGHTWATER PROJECT BOUNDARY N f / WATER PIPELINE r� I� ( r,010\ & EXISTING WATER PIPELINE ® WATER PIPELINE DIAMETER " ` i 000 \ 00 ass 0z Exhibit 1 S 1 BRIGI ITWATER SPECIFIC PLAN Potable Water Plan KRMA 1IFARIHSIIMF I10NIFS Brsghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 5 2 Wastewater Collection and Disposal Wastewater from the project area will flow primarily by gravity to a 21-inch diameter Orange County Sanitation District (OCSD) trunk sewer line located in Los Patos Avenue on the north side of the project The Landowner will construct all of the on-site wastewater facilities The on-site wastewater collection facilities are shown in Exhibit 2 5-2 The only wastewater pumping required for the project will be a small (i e , 30 gallons-per-minute) lift station This station will consist of a buried pre-cast structure (substructure) with a wet well and submersible pumps This lift station will receive flows from a small area of the development where wastewater cannot flow by gravity to the existing 21-inch diameter OCSD trunk sewer 25 3 Utilities and Services It is anticipated that utility services for the Brightwater project will be provided by Southern California Edison (SCE), Southern California Gas Company (SCG), Verizon (for telephone), and Time-Warner Cable (for television/computer cable modem) or their respective successor company, if ownership of their assets and/or management should resources change hands Electrical, gas, telephone and Cable TV facilities are all located in utility easements adjacent to Los Patos Avenue and the Sandover project recently developed by the Landowner on the northeast corner of the Mesa BRIGHTWATER SP CHP 2 September 2007 220 Existing Residential Existing Residential Development Existing Residential Development r Existing 21 Diameter Development e OCSD Trunk Sewer 4 proposed 15 Sewer m N £ 1 Q Feeds Into Existing 21 Trunk Sewer on _ _ _ K J A -,,f Boise Chloe Street COUNTY OF ClT OF U TI GiON BEACH _ "'" Las P M A G^ ORANGE a -*•— """�''� \ I \ � Existing Sandover � r \ Development 8 / a — CITY OF HUNTINGTON BEACH S \ z $ ( + V COUNTY Or ORAr1G[ Wastewater Lrft Station r I L qTh 8 �4 r Or. \ S c� r I LEGENDQh © BRIGHTWATER PROJECT BOUNDARY SEWER PIPELINE t / ® DIRECTIONAL FLOW ARROW EXISTING TRUNK SEWER , © O\ SEWER PIPELINE DIAMETER - k#.✓ 5 / w GO��( WASTEWATER LIFT STATION Oa / Y p (C\O AREA SERVED BY WASTEWATER LIFT STATION Exhibit 2 5-2 BRIGHTWATER SPECIFIC PLAN Wastewater Collection Plan y r 11 B B n C I r ® 0 00 Tab W N 7 O•t7 Brtghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 26 Residential Development Exhibit 2 6-1, Residential Development Plan, provides a dimensioned site plan for the Brightwater project, including the footprint of the homes and the front, rear, and side yard setbacks for the initial development for each of the residential lots Appendix G contains a full- size exhibit depicting the Development Plan The sections below describe each of the Development Areas within the Residential Development Plan 2 6 1 Development Area 7-2 — The Sands 1 Location Development Area (DA) 7-2 is composed of two areas, as shown on Exhibit 2 6-1, Residential Development Plan An existing mixed-density residential area lies to the north of Los Patos Avenue 2 Description DA 7 2 contains 79 single-family detached residential units on approximately 12 1 acres, for an overall gross density of 6 5 units per acre and a net density of 9 8 units per acre Homes will be conveyed to home buyers as fee simple ownership lots with reciprocal use easements to provide residents with more usable yard/patio areas Residential lots within DA 7-2 have an interlocking pattern that is sometimes referred to in residential planned unit developments as a 'Z' lot They range in size and shape with a minimum depth of 70 feet and minimum lot width of 30 feet, producing lots with a minimum lot size of 2,800 square feet Residential units within DA 7 2 have a minimum 5-foot setback from adjacent streets, and either a front-entry garage with a minimum setback of eighteen (18) feet or a side-entry garage where the maneuvering area is 26 feet All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 2 22 Existing Residential Existing Residential Development Existing Residential Development r 4 � Development CITY OF HUNTINGTON BEACH -- L X1. Ave- -' •� t '�"" I COUNT Of DR NGE If1 M STREET P STREET ' ` 1 I'I Existing Sandover N STREET Development y in m JI SrF t(1 SRIGHTWATER OR VE 4 y CITY Di HUNTINGTON BEACH W E STREET y I COUNTY OF ORANGE T STREET pm P MEET °r 3A-1 3A-1 Qn�\Q,� LEGEND © BRIGHIWATER PRO E TBOUNDARY PLANNED COMMUNITY BOUNDARY t \„ w ra�Pe\ UEVE OPMENI AREA SO NDAR J ` o\ /}R u DEVELOPMENI AREA DESIGNATION 3U 11011t I� 00011 S Mee G� Exhibit 2 6-I BRIGHTWATER SPECIFIC PLAN ,I S B , I I Residential Development Plan Q30 7N !00 200 7 23 HFARTHsiDE HOMES Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access and Circulation Development Area 7-2 will be accessed from three local roads — "L', 'P', and "R" Street— which are entry points along Brightwater Drive Brightwater Drive extends from the Warner Avenue community entry on the west to the Bolsa Chica Street entry on the east All roadways will have a minimum paved width of 36 feet curb-to curb with a minimum 5-foot-wide sidewalk along both sides 4 Parking Two car attached and enclosed garages will serve each residential unit On-street public parking shall be allowed along both sides of the 36-foot- wide streets of the development area to serve residents, their guests and the public Driveways are spaced so that one on-street parking space is generally available in front of each home I 2 6 2 Development Area 7-3 — The Trails 1 Location The location of Development Area (DA) 7-3 is shown on Exhibit 2 6 1 North of Los Patos is an existing mixed-density residential area 2 Description DA 7-3 contains 62 single-family detached residential units on approximately 7 5 acres, for an overall gross density of 8 3 units per acre I and a net density of 12 2 units per acre Homes will be conveyed to home buyers as fee simple ownership lots with reciprocal easements for more usable side yard/patio areas The residential lots within DA 7-3 have nominal dimensions of minimum 40 feet in width and 60 feet in depth producing lots with a nominal size of approximately 2 800 square feet Residential units within DA 7 3 have a minimum eight-foot setback from adjacent streets depending upon the floor plan with front entry garages with a minimum setback of eight (8) feet or less or eighteen (18) feet All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 224 Brtghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access and Circulation Development Area 7-3 will be accessed from "L" Street— which is an entry point along Brightwater Drive All roadways will have a minimum paved width of 36 feet curb-to-curb, with a minimum 5 foot-wide sidewalk along both sides 4 Parking Two-car attached and enclosed garages will serve each residential unit With the exception of one single-car garage, which is less than 5 feet from the back of sidewalk garages are setback eighteen (18) feet or more from the backs of sidewalk (i e , at least 23 feet from the face of curb) There are no side-entry garages in DA 7 3 On-street public parking shall be allowed along both sides of the 36-foot wide streets of the development area to serve residents, their guests and the public Driveways are spaced so that one on-street parking space is generally available in front of each home 2 6 3 Development Area 7-4 — The Breakers 1 Location Development Area (DA) 7 4 is located in the eastern portion along the northerly edge of the Brightwater project south of Los Patos Avenue as shown on Exhibit 2 6-1 2 Description Development Area (DA) 7-4 contains 24 single-family detached residential units on approximately 6 4 acres, for an overall gross density of 3 8 units per acre and a net density of 5 5 units per acre This development project is anticipated to be constructed in essentially one sequential phase Homes will be conveyed to home buyers as fee-simple ownership lots The residential lot sizes within DA 7 4 are a minimum of 6,000 square-feet (60 feet wide by 100 feet deep) All residential units have a 10-foot minimum setback from adjacent streets and all garages are setback a minimum of eighteen (18) feet or more from roadways All homes will be equipped with a fire suppression sprinkler system SRIGHTWATER SP CHP 2 September 2007 2 25 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access Development Area 7-4 will be accessed from "S" and "T" Streets, which 'S' Street is an entry point along Brightwater Drive "S' and "T" Streets are designated at cul-de sacs The internal streets within DA 7-4 tie into the existing streets for the Sandover Project and form a simple loop with homes on both sides of the street No homes within Development Area 7-4 will front on Brightwater Drive, which is an unloaded collector roadway All roadways will have a minimum paved width of 36 feet curb-to curb, with a minimum 5-foot-wide sidewalk along both sides 4 Parking Attached and enclosed garages will serve the residents of each residential unit All garages are setback eighteen (18) feet or more from the backs of sidewalk (i e , at least 23 feet from the face of curb) On-street public parking shall be allowed along both sides of the 36-foot- wide streets of the development area to serve residents, their guests and the public Driveways are spaced such that generally one on street parking space is available in front of each home 2 6 4 Development Area 8 — The Cliffs and The Breakers 1 Location Development Area (DA) 8 is located along the southerly portion of the Brightwater project, south of Brightwater Drive and north of DA 3A 1 i 2 Description Development Area 8 contains 190 detached single-family homes on approximately 42 5 acres, for an overall gross density of 4 5 units per acre and a net density of 6 0 units per acre Homes will be conveyed to homebuyers as fee-simple ownership lots There are two distinct residential lot sizes within DA 8, with the following numbers nominal sizes and minimum dimensions a One Hundred and Seven (107) 5 000-square foot lots' (50 wide x 100' deep) and b Eighty-Three (83) 6 000 square-foot lots (60' wide x 100' deep) ' Some lots are less than 5 000 square feet BRIGHTWATER SP CHP 2 September 2007 226 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN All residential units have a 7-foot minimum setback from adjacent streets and all garages are setback a minimum of eighteen (18) feet or more, or 8 feet or less, from roadways All homes will be equipped with a fire suppression sprinkler system 3 Access Development Area 8 will be accessed from three local roads — C', "F", and "I" Streets —which are entry points along Brightwater Drive From Brightwater Drive, the internal streets within DA 8 connect to loops and cul de sacs No homes within PA 8 front on Brightwater Drive All roadways will have a minimum paved width of 36 feet curb-to-curb, with a minimum 5-foot wide sidewalk along both sides 4 Parking Attached and enclosed garages will serve the residents of each residential unit All garages are set back eighteen (18) feet or more or eight (8) feet or less from the back of sidewalk (i e , at least 23 feet or less that 13 feet from the face of curb) On-street public parking shall be allowed along both sides of the 36-foot- wide streets within the development area to serve residents their guests and the public Driveways are designed and spaced out so that generally one on street parking space is available in front of each home i i BRiGHTWATER SP CHP 2 September 2007 2 27 Orsghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 27 Habitat Preservation and Creation Area Planning Areas 3A 1 3B, and 7-1 are governed by the Brightwater Habitat Management Plan (see Appendix C) 2 7 1 Planning Area 3A-1 — Native Grassland and Coastal Sage Scrub Creation Area Planning Area (PA) 3A 1 consists of 29 2 acres of non native vegetation that will be restored as native grassland and coastal sage scrub habitat, along with a public trail and storm water conveyance structures specifically authorized by CDP 5-05-020 Exhibit 2 7-1 depicts the Habitat Management Plan for PA 3A-1 Native plants will consist of relatively dense (approximately 80 percent cover), low growing(2- 3 feet) succulent native species common to grassland habitats and ecotonal areas between grassland and scrub habitats within coastal Orange County The specific selection of plant material is representative of native grassland components within coastal Orange County, and will provide additional habitat diversity and structure Plantings on the bluff slopes consist primarily of coastal sage scrub (CSS), coastal bluff scrub and cactus scrub species CSS areas have , been specifically located to avoid the Burrowing Owl ESHA and previously mapped southern tarplant locations The scrub areas will provide valuable scrub habitat, which will enhance the bird and rodent populations in the vicinity of the Eucalyptus ESHA The cactus scrub habitat will be especially valuable for the cactus wren 2 7 2 Planning Area 313 — Eucalyptus Environmentally Sensitive Habitat Area (ESHA) Planning Area 3B is a five acre Eucalyptus Environmentally Sensitive Habitat Area (ESHA) that shall be preserved and managed to provide perching roosting and nesting habitat for birds of prey Exhibit 2 7-2 depicts the Habitat Management Plan for PA 3B The Brightwater Habitat Management Plan calls for the establishment of 0 24 acres of sycamore riparian woodland composed of native riparian woodland species and mulefat scrub and willow riparian scrub understory species compatible with existing site conditions Species in the riparian woodland habitat type will include western sycamore (Platanus racemosa) and associated species that can occur in sycamore woodland habitat The purpose of these woodland plantings is to attempt to establish additional nesting and roosting habitat for raptors Appropriate understory species will be established to the greatest extent practicable to enhance the value of this woodland This habitat type will surround the storm drain within the Eucalyptus ESHA Riparian species will be planted to encourage and enhance wildlife diversity and canopy cover in the Eucalyptus These species will also preserve and enhance the structural integrity and function of the Eucalyptus ESHA BRIGHTWATER SP CHP 2 September 2007 228 et �' tom`* ��� ..-- \�-.��,\ \ •"�"�!,": � �jtc �' r y a a to ^ k i NO 1 � yiY4' P Y tiF tr 3 NATIVE GRASS AND AND COASTAL SAGE SCRUB CRION AREA URNG I g R N N G I F—NG7 N G �i c rC-9-87 E g C I S g S C 11 g S C C bC E gE IyN ®E g Well F ,g � d �'�, ,'• �,e ,,.{ TRAILS AND FENCING FENCIN NATIVE GRASSLANO AND COASTAL SAGE SCRUB 4 E p ESHA CREATION AREA 6 E lyp ES A F d �+g 4 T F ® 6W DO P bl T I "� .� !" E I p ES A F B h C g T Iaaa y1 p�.' t BRIGHTWATER SPECIFIC PLAN Ex"'G`r271 City of Huntington Beach California Habitat Management Plan For 29 2 Acre Native Grassland and Coastal Scrub Area HFARTHsicE HoNiES I I I I I I I I I I I IC�2M� 0 260 500 750 1000E t $00 0 2 ,;•-aRLy� � N t� 1i�! Q h a� . * K 16. i �II ,S�ti EUCA LYPTU ES MA AREA � =E Ivc ESHA y �q®$ E g C I IS 9 S Sa ,i d4�}i3 S 114,4 f E I, ESHA EaM Sy R C W I TRAILS AND FENCING FENCING 4E Y ES A 6 E I ESHA F MIW[A 6 W D G P 1 T E I ESHA F B d c g T I EUCALYPTUS ESHA r B ght P 1 8 d Y A P I R m I BRIGHTWATER SPECIFIC PLAN Exh,(u272 C i t of Huntington Beach California Habitat Management Plan for S O-acre Eucalyptus ESHA Area H; sim HomEs 11111111111 i l l l l I 0 260 500 760 1000 Fat Q00t Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 7 3 Planning Area 7-1 — Southern Tarplant and Seasonal Pond Habitat Protection Area Planning Area (PA) 7-1 consists of 2 9 acres (2 5 acres net) that will be enhanced by the Landowner and conveyed to the Brightwater Maintenance Corporation (BMC) The Area currently provides limited habitat functions for wildlife, with annual grassland and ruderal components comprising the majority of the 2 5- acre Area Following the preservation and enhancement of the Area, the Area will also support native upland species within the adjacent buffer areas The tarplant buffer areas are comprised of the 50-foot zone surrounding the existing southern tarplant populations All remaining portions will effectively provide additional buffer for the southern tarplant as well as buffer for the seasonal pond BRIGHTWATER SP CHP 2 September 2007 2 31 nse SOUTHERN TARPLANT AND SEASONAL POND ENVIRONMENTAL PROTECTION AREA �CCCCtttt 1111 $ P So the 7 pi t P p I t t b Pr ry d t ,4 hT L� (.. S th Tarpl t 50 B 6 Hab tat A -- sTUH S uth r T pl t Upla d Habitat A ea « s {< < SP S a onal P nd E sting(0 06 Ac es) `✓ s a a w e v v i a n 9 b t l 7 a B ghtwate P of ct So dry �- 6 T pl nt d Se s I P d ESHA F n �I, �.. � SOUTHERN TARPLANT AND SEASONAL POND 'ems d x ENVIRONMENTAL PROTECTION AREA x w �q all - - - — STHA s I � 01- � T I t j/ I I &� BRIGHTWATER SPECIFIC PLAN Exhibit 2 7 3 City of Huntington Beach California Habitat Management Plan for 2 50-acre Southern Tarplant and Seasonal Pond Plan Area ®I o I I I I I ( I I 1200 I ' I 1 400 I 600 800 Fe t IMN4 EAa ts»HaNks 3 DEVELOPMENT STAND4RDS Br:ghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 31 Purpose and Intent The purpose of this section is to provide specific development standards and regulations that will be applied to all new development permitted within the Brightwater Specific Plan Area These regulations are intended to provide criteria to be used by builders developers, planners, engineers, architects, landscape architects and other professionals in order to maintain the design quality of the project area The Development Standards shall be consistent with the Huntington Beach General Plan Moreover, these standards satisfy the following goals of the General Plan ❑ LU4 Achieve and maintain high quality architecture, landscape and open spaces in the City ❑ LU8 Achieve a pattern of land uses that preserves, enhances and establishes a distinct identity for the C►ty's neighborhoods, corridors and centers, ❑ LU9 Achieve the development of a range of housing units that provides for the diverse economic, physical and social needs of existing and future residents of Huntington Beach and ❑ ERC1 Improve and enhance the overall aesthetic value and appearance of the City of Huntington Beach through the provision and maintenance of local public and private open space As previously noted the Specific Plan standards and regulations are consistent with the existing Coastal Development Permit Number 5-05-020 (CDP 5-05-020), approved by the California Coastal Commission (CCC) on April 14, 2005 and issued on December 15, 2005 Where no regulations are specified, the provisions of the City of Huntington Beach Zoning and Subdivision Ordinance (HBZSO) will govern BRIGHTWATER SP CHP 3 September 2007 3 1 Brightwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 32 Residential Planning Areas Standards 32 1 General Provisions The Brightwater Specific Plan Area is entirely within the California Coastal Zone Therefore all development within the Brightwater Specific Plan Area shall be subject to the general conditions and requirements outlined in CDP 5-05-020 (see Appendix B) Additional development projects shall require approval of a coastal development in accordance with the regulations contained in Chapter 221 of the HBZSO, as may be amended from time to time 1 Applicability The Specific Plan shall be the zoning document for all areas within the Brightwater Specific Plan Area Furthermore, the Development Standards detailed in this section shall be applicable to all property within Brightwater Where there is a conflict between the provisions of this Specific Plan and the HBZSO, the Specific Plan shall apply Where the 1 Specific Plan is silent the provisions of the HBZSO shall apply Room additions consistent with this Specific Plan and its design guidelines shall not require review by the City's Design Review Board (DRB) 2 Accessory Building Uses Accessory buildings and uses are subject to the provisions in CDP 5-05 020 and HBZSO Section 230 08 These uses include but are not limited to garages carports porte cocheres, swimming pools, spas, therapy baths water fountains, rock formations, freestanding barbecueslfireplaces, covered patios and decks, and detached accessory structures (such as non commercial greenhouses, gazebos and storage sheds) 3 Prohibited Uses The following uses are prohibited 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, and uses not expressly permitted in Specific Plan Section 3 2 1 4 Temporary Permitted Uses The following temporary uses permitted in the Specific Plan Area are home finder/sales center including mobile homes or trailers, model home complexes, real estate signs relating to the sale lease or other disposition of real property on which the sign is located and other uses in conformance with CDP 5 05 020 and HBZSO Section 241 20 BRiGHTWATER SP CHP 3 September 2007 3 2 Br=ghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 5 Conditionally Permitted Uses Development of five (5) or more single family residential units requires approval of a CUP from the Zoning Administrator 6 Landscaping Landscaping within the Specific Plan Area shall be subject to the provisions established in CDP 5 05 020 Section 11 In addition, landscaping within the Specific Plan Area shall adhere to the provisions stated in Section 4 2 of this document for each Planning Area 7 Walls and Fences Walls and fences shall be constructed in accordance with CDP 5-05-020 Section 14 Where the CDP 5-05 020 is silent, the HBZSO Section 230 88 shall apply 8 Signs and Outdoor Lighting All signs and outdoor lighting shall be in accordance with CDP 5-05-020 Section 13 Where CDP 5-05-020 is silent, HBZSO Chapters 232 and 233 shall apply Outdoor lighting shall be designed to provide adequate illumination of on-site areas without intruding upon surrounding properties or sensitive uses 9 Utilities All development projects shall be required to install adequate utility services necessary to serve the development All utilities shall be placed underground identified in easements excluding streetlights and electrical transmission 66kV or greater Utility systems shall be designed to conserve the use of electrical energy and natural resources Developers shall coordinate with electricity, telephone and cable television companies regarding energy conservation and proper planning phasing and sizing of lines 10 Home Occupations Home occupations shall be in accordance with HBZSO Section 230 12 11 Lots and Buildings Lots and buildings shall be as depicted on the Final Tract Maps (Appendix F) and the final Project-Level Site Development Plan (Appendix G) in case of discrepancies between this Chapter the HBZSO or the Tract Maps or Site Development Plan the Tract Maps and Site Development Plan shall take precedence BRIGHTWATER SP CHP 3 September 2007 3 3 Brzghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 3 2 2 Planning Area 7-2 The Sands 1 Purpose Planning Area 7-2 is intended to permit single family detached on smaller lots with a minimum of 2,800 square feet Planning Area 7-2 allows for approximately 78 single-family detached residential units (plus one additional un-entitled lot) on approximately 12 1 acres, for an overall density of 6 5 units per acre and a net density of 9 8 units per acre 2 Permitted Uses a Single-family detached residential, b Recreational amenities including swimming pools, tot lots etc , c Utilities, minor, and d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 Accessory Building Units 3 Building Site Standards The building site standards and regulations for Planning Area 7-2 are summarized in Table 3-1 of this Specific Plan 3 2 3 Planning Area 7-3 The Trails I 1 Purpose I Planning Area 7-3 is intended to permit single-family detached on smaller lots with a minimum of 2 800 square feet Planning Area 7-3 allows for approximately 62 single-family detached residential units on approximately 7 5 acres, for an overall density of 8 3 units per acre and a net density of 12 2 units per acre 2 Permitted Uses a Single-family detached residential, b Recreational amenities including swimming pools tot lots etc c Utilities, minor d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 "Accessory Building Units ' 3 Building Site Standards The building site standards and regulations for Planning Area 7-3 are summarized in Table 3-1 of this Specific Plan BRIGHTWATER SP CHP 3 September 2007 3 4 I rig ktw ate r SPECIFIC PLAN 3 DEVELOPMENT STANDARDS Table 31 Development Standards Table Brightwater Specific Plan DEVELOPMENT STANDARDS' Planning Area 7 2(The Sands) Planning Area 7 3(The Trails) Planning Area7-4(The Breakers) „, Planning Area 8(The Cliffs) >d +St. M: R.."{5 �`H"?'�' 1 +�.S� `;*y +ate v 1 r N l"bl¢4"'P't IN, '"7S i 11�i� j(jdya h >fl 1 �ty�a`� '' 4 s 9&p� f M n m m Lot S ze 2 800 square feet _ 2 800 square feet 6 000 square feet 4 700 square feet M nimum Lot Width 30 feet 40 feet 60 feet _ _ _ 50 feet Min mum Lot Depth 70 feet 60 feet 100 feet 85 feet Minimum On site Parking 2 enclosed spaces and 0 2 on street spaces per dwelling 2 enclosed spaces and 0 2 on street spaces per dwelling 2 enclosed spaces and 0 2 on street spaces per dwelling Units that have a driveway of less than 18 feet long require unit unit unit one on or off street parking space within 350 feet of the unit Maxim m B doing Height 35 feet(2 Stones) 35 feet(3 Stones 3 story maximum 150 sq li 35 feet(2 Stories) 35 feet(2 Stones) Maximum Site Co erage3 60/ 60 J 60/ 60/ Bu Iding Separati n Minimum 8 feet Minimum 8 feet Minimum 10 feet Minimum 10 feet Froth$etb CSC Y M 7 s [t i)i €qq r`?€d tl "d 1J,r ' rr§ya r p �'""' N I^ +^`' T!I v 94r 1 y V F.", rs , Dwellings Minimum 10 feet Minimum 5 feet Minimum 10 feet _ Min mum 7 feet Front entry garages Minimum 18 feet M mmum 18 feel or mares Minimum 18 feet Min mum 18 feet or mores Side entry garages Minimum 10 feel with a minim m 26 f et mane venng area _ Bay windows eav s cornices ch mneys balcom s pen Maxim m 6 feet into any requir d setback nor clo rman Maximum 6 f t into any requ red setback nor closer than Maxim m 6 feet into any requ red setback nor clos rthan Maximum 6 feet nto any required setback nor closer than stairways and architectural features' the m n mum 3 f et t any prop illy line the m n m m 3 feel to any property line the min mum 3 feet to any property line the minimum 3 feet to any property line Cc ered por hes cov red decks and p t co ers M mm m 3 f et from a pr perty Ime nor less than th Minim m 3 f et from a property line nor I s than the Minimum 3 feet from a property line nor less than the Minimum 3 feet from a property line nor less than the minim m 8 feet from a street side property I ne of a corner in nim m 8 feet fr m a street side property line of a corner m mmum 8 feet from a street side property line of a corner minimum 8 feet from a street side property tore of a comer lot lot _ _ lot lot Walls or f no s Max m m f 42 inch s within requ red front setba k area Maximum f 42 in hes within required front setback area Ma im m of 42 inches with n required front setback area Maximum of 42 inches within required front setback area 17 Slit Setbacks i t 14, — � — y I C �I Ir ri �� k t I� a rtttIM' w��1 r a r a , Dwellings garage and accessory bu Idings Intenor 4 feet Int nor 4 feet Interior 5 feet Interior 4 feet Street Side 5 feet _ Street Side 8 feet _ Street Side 10 feet Street Side 7 feet _ Bay w ndows eaves cornices chimneys bait nies open Ma[mum 3 feet into any req fired setback nor clo er than Maximum 3 feel nto any required setback nor closerthan Maximum 3 f et into any required setback nor closer than Maximum 3 feet into any requ red setback nor closer than t ways no arch tectural feat res the m n mum 3 feet to any p operty line the m nim m 3 f et t any property line the m n mum 3 feet to any property line the minimum 3 feet to any property line Covered porches covered decks and pat covers Minimum 3 feet from property line nor closerthan the M nimum 3 feet from property line not closer than the Minimum 3 feet from property line nor closerthan the Minimum 3 feet from properly line nor closerthan the minimum 8 feet from street side property line of corner lot m mmum 8 feet from street side property I ne of corner lot m nimum 8 feet from street side property line of corner lot minimum 6 feet from street side property 6ne of comer lot Walls or fences Maximum of 6 fe t with n setback area Maximum of 6 feet wthin setback area Maximum of 6 feet within setback area Maximum of 6 feet within setback area Roar Setbacks --r e 7 t TT x Dwelling Minimum 6 feet M n mum 8 feet Minimum 15 feet _ Minimum 15 feet Garages or accessory b Id ngs/ne closed patio covers Minimum 3 Feet M n m m 3 Feet Minimum 3 Feet Minimum 3 Feet Bay w nd ws eaves com res ch mneys balconies open Maximum 6 feet into any required setback nor closerthan Maximum 6 feet into any required setback nor closer than Maximum 6 feet into any required setback nor closerthan Maximum 6 feet into any required setback nor closer than st rways and arch tectural fe t res the minimum 3 feet to any property I ne _ the m nimum 3 feet to any property line the m nimum 3 feet to any property line the m mmum 3 feet to any property line Co ered po ch s covered decks and pat o co ers Min m m 3 f t from prop rty line nor closer than the Minimum 3 fe t from property line nor closer than the Minimum 3 feet from property line nor closerthan the Minimum 3 feet from property line nor closer than the minimum 8 f el fr m str et side property I ne of corner lot m n m m 8 feet fr m street side property lure of cornet lot mM mum 8 feet from street ide properly Ime of corner Vot minimum 8 feet from street side property line of corner lot Walls or fences Maximum of 6 feet within setback area Maximum of 6 feet with n setback area Maximum of 6 feet within setback area Maximum of 6 feet with n setback area 1 Lots d B Id g h II b s dep tied nth F n I T ci M ps d R sid t al De I on t Pla 1 Build ng Height s me s r d from f h 8 or to top of budding Add tic,al h ight ab e two f t f om top of curb to f€ish fl r s c unted towa ds budding h ight 3 Lot Cc r g nct de th a ea of a lot ed by fs balcon es f ept e a ch i ctur I p o)ectio s o c,erha gs xt nding mo th 2 5 f et f om a wall decks m re tha 42 inches h fight abo a grade nd t s 4 S in I r r h€tea I featu es nclud 1)n hes f r AN med a t d)c t to or s pa ate f m fi pl ce whe e th spat n t u bl floor rea w thin the ro m th t you can walk into and 2) arch t au al pr)ctio of of m r than 18 n h f sta may I rid rig 5 0 qu ed sip in y b m mum 8 f t r l s PI nn g A a 7 3 PI 2 d in PI n ng A a 8 PI 3 Table 31 BRIGH[WATER SP CHP 3 S pl be 2007 3 5 Brtgfitwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 3 2 4 Planning Area 7-4 The Breakers 1 Purpose Planning Area 7-4 is intended to permit single-family detached on lots 6,000 square feet and larger Planning Area 7-4 allows for approximately 19 single-family detached residential units (plus five additional un-entitled lots) on approximately 6 4 acres, for an overall density of 3 8 units per acre and a net density of 5 5 units per acre 2 Permitted Uses a Single family detached residential, b Recreational amenities including swimming pools, tot lots, etc , c Utilities, minor, d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 'Accessory Building Units 3 Budding Site Standards The building site standards and regulations for Planning Area 7 4 are summarized in Table 3-1 of this Specific Plan 3 2 5 Planning Area 8 The Cliffs and The Breakers 1 Purpose Planning Area 8 is intended to permit single-family detached on larger lots ranging from 4,700 to 6,000 square feet and provides landscape regulations for residential lots adjacent to the Habitat Preservation and Creation Area Planning Area 8 allows for approximately 190 single-family detached residential units (107 units on approximately 5,000 square foot lots and 83 units on approximately 6 000 square foot lots on approximately 42 5 acres) for an overall density of 4 5 units per acre and a net density of 6 0 units per acre Individual homeowners of the residential lots located within 100 feet of native habitat areas are required to adhere to a restricted plant palette and maintain the landscape on their lots through proper irrigation and trimming 2 Permitted Uses a Single-family detached residential, b Recreational amenities including swimming pools tot lots etc c Utilities, minor, BRiGHTWATER SP CHP 3 September 2007 3 6 Br:ghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 "Accessory Building Units " 3 Building Site Standards The building site standards and regulations for Planning Area 8 are summarized in Table 3-1 of this Specific Plan 33 Habitat Preservation and Creation Area Standards The Habitat Preservation and Creation Area designation establishes approximately 38 acres of habitat conservation area, comprised of three Planning Areas 3A-1, 3B and 7-1 The specific regulations governing development and permitted uses are set forth in CDP 5-05-020 the Brightwater Comprehensive Habitat Management Plan, the Fuel Modification Plan and the Water Quality Management Plan These documents are located in the Appendix BRIGHTWATER SP CHP 3 September 2007 3 7 4 COMMUNITY DESIGN Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 41 Community Design Concept Community design concepts and details for the Brightwater community are presented in this Specific Plan in order to establish a comprehensive community theme and provide continuity among development areas These include ❑ Community Landscape Concepts, ❑ Community Entries, ❑ Community Streetscapes, ❑ Local Parks, Paseos, and Village Greens, ❑ Landscape Structures and Thematic Elements, and ❑ Architectural Design Concept The primary circulation system for the Brightwater project includes community entries off Warner Avenue and Bolsa Chica Street, and an internal collector Brightwater Drive that connects the two Residents' pedestrian access to the public trail in Planning Area 3A 1 will be via three landscaped paseos that connect this major open space spine to the residential development Design concepts and illustrations for these areas are described in this section 42 Landscape Architecture Guidelines 4 2 1 Community Landscape Concepts Brightwater landscape will have two distinct areas and qualities The Community Landscape Plan, Exhibit 4 2-1, identifies the different components On the outside lower edges and slopes visible from the State owned Wetlands Restoration Area and the Lower Bench of the Mesa - Brightwater will be softened and extensively enhanced in rich native landscape incorporating protection of the five-acres of Eucalyptus ESHA (Area 3B) and the planting of Native Grasslands and Coastal Scrub on the 29 2-acre Area 3A-1 that defines the Upper Bench and lies at the foot of the area below Here, a mix of non-invasive native California plant communities, inspired by historic coastal environments, will encompass all project edges visible to visitors, including the landscape along Warner Avenue, Pacific Coast Highway, Bolsa Chica State Beach and the State Ecological Reserve From the community entries and inside the community residents will experience Brightwater as a Pacific Ocean landscape Here, in the interior of the community, the landscape palette will emphasize selected palms as a focal element with conifer tree species to provide a year round rich green, grey, and color accented aesthetic plantings Specimen accent trees will punctuate and define community spaces, activity nodes, and focal point elements such as the entries, village greens, paseos and primary streetscapes I BRIGHTWATER SP CHP4 September 2007 41 Existing Residential Existing Residential Development Existing Residential Development r° , Development ` CIT OF HUNTINGTON BEACH P! A P COUNT OF OR NONE M SIRE P STREET I ( `�� Existing Sandover o J' Development „� ✓' �',d V N STREET , ....... ....., h va 1 1 A s W^ BRIGHTWATER DRIVE m. OF HUNTINGTON BEACH COUNTY OF ORANGE / Q �(� �h�1� S � w G• � �Q 4 T STREET ZONE A �m � ZONE—@ ZONE C �\ON r� ZONE D <t N LANDSCAPE ZONE LEGEND ON E E LOOrb THE i ,Ac6NT TA eiW L W MWETSCAPa TO TWE NANAcermNT AMA NON IOaGATee M 100 R NTf.RM MACH WMIT T AREA v OF AOL deOUO1R C01D T ClO ANOR Me AND A —AS AL 60" GFEATER THAN/ NON AT C ra�G NON I/dPIOAT® ° Y� new 1H We PONT x � d�TH° WMOHG Nq MI 40Te WTAN MOMWOMM eo r� PRDPHNTY LeA N s a EGG NON nww TrD C I D11R H A@'OK?4ARCAT ON ZMQOAre NOe10HNT "WH PROPHRrY M Nora 90"0 TNH M1 HT"TM I.MmeCAPH are WTHN IOO OP PLANT ALCM POM KANT 41 TO 0 zaG �S Ate' Exhibit 4 2 1 BRIGHTWATER SPECIFIC PLAN Community Landscape Plan ( } I H b H h ( I I 0 ® o so wo wo HhAR I Hw ch Homhs Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES I 4 2 2 Community Streetscapes The streetscape for Brightwater is illustrated on the Community Landscape Plan, Exhibit 4 2 1 Details related to the particular streetscapes are explained below 1 Bolsa Chica Street As shown on Exhibit 4 2-2, the streetscape for Bolsa Chica Street consists of a formal pattern of street trees along the westerly side of the road and will extend approximately 400 feet beyond the Brightwater project entry The landscape will transition to the Native Grassland planting that is planned to characterize much of the natural trail area and Coastal Sage Scrub Area Plant materials from the entry will be carried as an informal backdrop behind and alongside the regularly-spaced pattern of street trees to provide visual contrast and texture to the landscape The slope that rises up to the homes in DA 8 will provide additional depth for tree and shrub plantings that will add richness and variety to the street scene i 2 Los Patos Avenue Similar to Bolsa Chica Street, the streetscape for Los Patos is an extension of the streetscape previously approved by the City of Huntington Beach and installed for the Sandover project at the corner of Bolsa Chica Street and Los Patos Avenue (Exhibit 4 2-3) Groups and informal drifts of street trees will continue within a 30 foot- wide landscape zone that combines the ultimate meandering parkway for the completion of Los Patos, with an HOA landscape lot that will be added to broaden and soften the street scene A public walkway extends the length of the streetscape ultimately tying into the entry walkways and expanded landscape area at the Warner Avenue entry Looking back from this entry, plant materials from the entry will be carried back and meld with the streetscape as an informal backdrop that provides visual contrast and texture to the landscape at the end of Los Patos BRIGHTWATER SP CHPA September 200" 43 eommundv OVA eomnwndvnwgaed eonwmndVThomo Stme TV" � W LANDSCAPE LOP 7WIIN GOODELL PROPERVY 2Z to33' REBJDENPM LOP � EDIAN 66 PROJECP WGhTWAPER R/W BOLWDAW D BOLSA CHICA STREET d-4.3=t'YoriocaCmrr-of`aecTm Exhibit 4 2-2 Cy of TWATER SPECIFIC PLANCit City Huntington Beach California Bolsa Chica Street Landscape Section - - — - --- - - — ---— - - - - -- 10 11EARm5im HQmEs �iV*9'1�SdaOe4%&\st-sac=dd.dwg Residential Lot Dimension Varies 100 1 20-56 EMng Landscape lot Pay (Varies) 1 Pavement �--- Development Area 8 Development Area 7 2 Los Patos Basting Avenue 1 Residential Development Typical Section (East of Wamer) Community Wall Meandering A. . Walk r r+« 12-20' 10 IS[�20 Existing Landscape Parkway Pavement Lot Development Los Patos 6dsting Area 7 2 Avenue Residential Development Typical Section (Development Area 7-2) Exhibit 4 2 3 Los Patos Avenue BRIGHTWATER SPECIFIC PLAN Landscape Sections C ( II 6 13 h C I t o 1- 10 20 Wo22 46.FIAR isi cE HOMES Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 3 Brightwater Drive(internal Collector) As shown on Exhibit 4 24, Brightwater Drive, the unloaded collector roadway that links Brightwater's two entries, will act as a landscape spine" for the various neighborhoods along the way Here, a strong geometric pattern of evergreen canopy trees will line the grass parkways, while informal groups of mature Melaleuca quinquenervia trees will visually interplay back and forth along the collector interspersed with dense evergreen tree backdrop groupings providing focal elements and landmark features along the spine road The Brightwater Drive landscape section along the connector roadway incorporates the 64-foot right-of-way providing for a 40-foot road section with a continuous five-foot sidewalk and seven-foot parkway along both sides of the street to provide convenient pedestrian movement and access to destinations within the community Landscape lots of varying width, four to seven feet have been created behind sidewalk and outside of the right-of-way i i i I I BRIGHTWATER SP CHP4 September 2007 46 Community Theme Street Tree Community Theme Accent Tree Community Themed mundy Evergreen Perimeter Wall rop Landscape r 1 2 1 O 1 a ones S 8 8 I 8 V 5 Vanes LANDSCAPE LOT 20 20 RESIDENTIAL LOTa 13 40 13 RESIDENTIAL LOT 66 R/1A7 R/W t t 1 COLLECTOR ROAD (BRIGHTWATER DRIVE) \LJ See M st R d y PI E fi b t 2 3 1 f I at f t L Exhibit 4 2-4 WATER SPECIFIC PLAN C t Y f 14 t g t B h C I f Bright-water Drive Landscape Section t H 0 10 20 200 0 22 1 EART isiDE HoMms SOw t\H `th d 0754\0754021\06 1 dx p d\04 h b t\5t D PI \t d g Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 3 Community Plant Palette Brightwater is divided into a variety of Landscape Zones that are identified on Exhibit 4 2-1 Community Landscape Plan These zones contain unique plant palettes, which will assure the implementation of the community themes The plant palettes for the Habitat Restoration Area can be found in the Brightwater Habitat Management Plan 1 LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) Specific non-native invasive plants are prohibited from this portion of the residential landscape, with prohibitions based upon adopted regional policies of the California Development of Fish and Game in consideration of the proximity of incorporated and unincorporated urban areas to the Bolsa Chica Wetlands Restoration Area LANDSCAPE ZONE A — Prohibited Plant Species within Landscape Zone A Botanical Name Common Name Adenostoma fasciculatum Chamise Adenostoma sparsifolium Red Shanks Anthemix cotula Mayweed Artemisia californ►ca California Sagebrush Brassica nigra Black Mustard Brassica rapa Wild Turnip, Yellow Mustard, Field Mustard Cardaria draba Hoary Cress, Perennial Peppergrass Cirsium vulgare Wild Artichoke Conyza canadensis Horseweed Cortaderia selloana Pampas Grass Cynara cardunculus Artichoke Thistle Eriogonum fasciculatum Common Buckwheat Heterotheca grandiflora Telegraph Plant Lactuca serriola Prickly Lettuce Nicotiana bigelevil Indian Tobacco Nicotiana glauca Tree Tobacco Ricinus communes Castor Bean Plant Sacsola austails Russian Thistle/Tumbleweed Salvia mellefera Black Sage Silybum marianum Milk Thistle Urtica urens Burning Nettle BRIGHTWATER SP CHP4 September 2007 48 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Prohibited Plant Species within Landscape Zone A (continued) Ornamental Corraders sp Pampas Grass Cupressus sp Cypress Eucalyptus sp Eucalyptus Jumperus sp Juniper Pinus sp Pine The following plant species are allowed within Landscape Zone "A" LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) TREES Botanical Name Common Name Acer macrophyllum Big Leaf Maple Ceraton►a siliqua Carob* Citrus species Citrus Eriobotrya japonica Loquat Erythrina species Coral Tree* Ginkgo biloba Maidenhair Tree* Juglans californica California Black Walnut* Lagerstroemia indica Crape Myrtle Liriodendron tulipfera Tulip Tree Lyonthamnus floribundus ssp Asplenifolius Fernleaf Ironwood* Macadamia integrifolia Macadamia Nut Maytenus boaria Mayten Tree Metrosideros excelsus New Zealand Christmas Tree* Pistacia chinesis Chinese Pistache Pittosporum undulatum Victoria Box Plantanus racemosa California Sycamore Popelus fremontu Western Cottonwood Quercus agrifolia Coast Live Oak* Quercus engelmannn Engelmann Oak* Quercus suber Cork Oak Rhus lancea African Sumac* Sambucus mexicana Mexican Elderberry* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 49 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area(20'within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Agave attenuata Century Plant Agave vilmormtana Octopus Agave Aloe arborescens Tree Aloe Aloe Vera Medicinal Aloe Baccharis pilularis Twin Peaks #2 Dwarf Coyote Bush* Baccharts salicifolia Mulefat* Bromus carinatus California Brome Carissa macrocarpa Green Carpet Natal Plum Ceanothus gloriosus Point Reyes Point Reyes Ceanothus* Ceanothus griseus 'Louis Edmunds' Louis Edmunds Ceanothus* Ceanothus griseus var horizontalis Carmel Creeper Ceanothus* Ceanothus griseus var hori'Yankee Point Yankee Point Ceanothus* Ceanothus megarcarpus Big Pod Ceanothus* Ceanothus prostrates Squaw Carpet Ceanothus* Ceanothus spinosus Green Bark Ceanothus* Ceanothus verrucosus Wart-Stem Ceanothus* Cerastium tomentosum Snow-in Summer Cercis occidentalis Western Redbud* Chrysanthemum leucanthemum Oxeye Daisy Cistus hybridus White Rockrose* Cistus mcanus no common name* Cistus mcanus ssp Corsicus no common name* Cistus salvnfolius Sageleaf Rockrose* Cistus x purpereus Orchid Rockrose* Conolvulus cneorum Bush Morning Glory* Coprosma kirkii Creeping Coprosma Coprosma pumila Prostrate Coprosma Cotoneaster buxifolius no common name Cotoneaster aprneyt no common name Crassula ovata Jade Tree Dodonaea viscose Hopseed Bush* Escallonl'a species Escallonia Varieties Feiloa sellowiana Pineapple Guava Grewia occidentalis Starflower Hardenbergia comptoniana Lilac Vine Hypericum calycimum Aaron's Beard* Kniphofia uvaria Red Hot Poker Lantana camara cultivars Yellow Sage* Lantana Camara montevidensis Trailing Lantana* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 410 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Lavandula dentata French Lavender* Leptospermum lae V►gatum Australian Tea Tree* Leucophyllum frutecens Texas Ranger* L►gustrum lapon►cum Texas Privet* L►mon►um perezu Sea Lavender* Lon►cera lapon►ca 'Halhana'Hall s Japanese Honeysuckle Lon►cera subsp►cata Wild Honeysuckle Mahon►a aqu►fol►um 'Golden Abundance Golden Abundance Oregon Grape Mahon►a nevenr► Nevin Mahonia* Myoporum deb►le no common name Myoporum parv►lfol►um no common name Myoporum Pac►ficum no common name Ner►um Oleander Oleander* Nol►na c►smontane Chapparal Nolina Nol►na species Mexican Grasstree Opunt►a Irttoral►s Prickly Pear Opunt►a or►cola Oracle Cactus Osteospermum frut►cosumTra►n►ng African Daisy* Phot►n►a fraser►ano common name* Prunus carohn►ana Carolina Cherry Laurel* Prunus ►1►c►fol►a ssp ll►c►fol►a Holly Leafed Cherry* Prunus lyonn Catalina Cherry* Pun►ca granatum Pomegranate Pyracantha species Firethorn* Quercus berberd►fol►a California Scrub Oak Quercus dumosa Coastal Scrub Oak* Rhaph►olep►s species Indian Hawthorne Rhus ►ntegr►fol►a Lemonade Berry* Rhus ovata Sugarbush* Romneya coulter► Matilija Poppy* Romneya coulter► White Cloud White Cloud Matilija Poppy* Rosmar►nus officrnal►s Rosemary* Salvia gregg►► Autum Sage* Salvia sonomens►s Creeping Sage* Santol►na cha Nana' Lavendar Cotton Santolrna v►rensn Green Lavender Cotto Solanum xantnPurple Nightshade Xylosma congestum Shiny Xylosma Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 1 1 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area(20'within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Yucca Species Yucca* Yucca wh►pple► Yucca VINES Botanical Name Common Name Bougainvillea spp Bougainvillea Macfadyena ungu►s-cat► Cat's Claw* Mascagn►a macroptera Golden Vine* Pass►flora edul►s Passion Flower GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift Artem►s►a caucas►ca Caucasian Artesmisia* Apten►a cord►fol►a x Red Apple Strawberry C►stus Cr►pus no common name* Coresops►s lancelata Coreopsis Corea pulchella Australian Fuscia* Crassula lacteal no common name* Crassula mult►cava no common name* Crassula tetragona no common name* Delosperma 'alba White trailing Ice Plant* Drosanthemum flor►bundum Rosea Ice Plant Drosanthemum h►sp►dum no common name Drosanthemum spec►osus Dewflower Fragar►a ch►loens►s Wild Strawberry/Sand Strawberry* Gazan►a hybrids South African Daisy* Gazan►a r►gens leucolaena Training Gazania Hedera canar►ens►s English Ivy* lber►s semperv►rens Eging Candytuft Iber►s umbellatum Globe Candytuft Lamprathus aurant►acus Bush Ice Plant Lampranthus f►I►caul►s Redondo Creeper Lampranthus spectab►l►s Trailing Ice Plant Lasthen►a cal►forn►ca Dwarf Goldfields Lup►nus ar►zon►cus Desert Lupine Drought Tolerant Plants BRiGHTWATER SP CHP-4 September 2007 4-12 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES i LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area(20' within Residential Lots and Paseos) (continued) GROUNDCOVER Botanical Name Common Name Lupinus benthamn Spider Lupine Lupinus bicolor Sky Lupine Lupinus sparsiflorus Losely flowered Annual Lupine/ Coulter's Ophiopogon laponicus Mondo Grass Pelargonium peltatum Ivy Geranium TURF Botanical Name Common Name Marathon 11 Festuca Arundrnacea Dwarf Tall Fescue Turf A G Sod Farms Inc - Elite Plus* i 2 LANDSCAPE ZONE 1 — Community Entries I TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoemx cummngharmana King Palm Brachychiton populneus Bottle Tree Brahea armata Mexican Blue Palm* Cassia leptophylla Gold Medallion Tree Cerc►s occidentalis Western Red Bud C►nnamomum camphora Camphor Tree Cocos plumosa Queen Palm Eriobotrya deflexa Bronze Loquat Erythrrna caffra Kaffirboom Coral Tree* Erythrrna coralloides Coral Tree* Felloa sellowlana Pineapple Guava Ficus florida Florida Fig Ficus nrtida Green Gem Indian Laurel Fig— Green Gem Ficus rubigmosa Rustyleaf Fig Ginkgo biloba Maidenhair Jacaranda acutifolia Jacaranda Lagerstroemia species Crape Myrtle Lauds nobilis Grecian Laurel* Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 4-1 3 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) TREES Botanical Name Common Name Magnolia grandiflora Southern Magnolia and 'Samuel Sommers/Majestic Beauty Melaleuca nesophila Pink Melaleuca* Melaleuca quinquenervia Cajeput Tree* Metrosideros excelsus New Zealand Christmas Tree* Neodypsis decaryi Triangle Palm* Phoenix canariensis Canary Island Date Palm (Not to be used within 100' (close proximity) of natural areas — potential to naturalize) Phoenix dactylifera Date Palm (Not to be used within 100 (close proximity) of natural areas — potential to naturalize) Pinus Podocarpus gracilior Fern Pine Prunus carohniana Carolina Laurel Cherry* Rhus integrifolia Lemonade Berry* Rhus laurina Laurel Sumac* Tabebu►a chrysotricha Golden Trumpet Tree* Tabebuia ►mpetigmosa Pink Trumpet Tree* Tabebuia ipe Trumpet Tree* Tristania conferta Brisbane Box Tr►stania laurina NCN Tupidanthus calyptratus Tupidanthus SHRUBS Botanical Name Common Name Abelia grandiflora Edward toucher Abelia Agapanthus africanus Lily-of-the-Nile Agave americana Century Plant* Alyogyne huegelit Blue Hibiscus Armeria martima Common Thrift* Baccharis pilularis 'Pigeon Point Coyote Bush* Baccharis pilularis Twin Peaks Coyote Bush Prostrate* Bergenia cordifolia Winter Saxifage Bougainvillea Tahitian Maid Double Bougainvillea* Buxus japonica Japanese Boxwood Campanula portenschlagiana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex spissa San Diego Sedge Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 414 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) SHRUBS Botanical Name Common Name Carissa macrocarpa 'Fancy Natal Plum* C►stus hybr►dus White Rockrose* C►stus purpureus Orchid Spot Rockrose* C►stus salv►►fol►us Rockrose Sageleaf* Cl►v►a mrn►ata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea 'Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►ckson►a antarct►ca Tasmanian Tree Fern D►etes vegeta Fortnight Lily Er►ogonum g►ganteum St Catherine s Lace* Escallon►a fradesn Pink Escallonia Grev►llea Noell►► Grevillea Hebe bux►fol►a Boxleaf Hebe* Hel►ctotr►chon semperv►rens Blue Oat Grass Hemerocall►s hybrids Evergreen Daylily Hemerocall►s hybrid Mountain Violet Daylily Heteromeles arbut►fol►a Toyon* Heteromeles arbut►fol►a 'Davis Gold Toyon* Hibiscus spp Hibiscus Jasm►num nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* Leptospermum laev►gatum Australian Tea Tree* Leptospermum scopar►um New Zealand Tea Tree, Manuka* Miscanthus s►nens►s 'Yakush►ma Eulalia Grass M►scanthus transmorr►sonens►s Evergreen Maiden Grass (or Eulalia) Muhlenbergia rigens Deer Grass Myrtus communes True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow s bear grass* Osteospermum fruticosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4-15 BrigFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) SHRUBS Botanical Name Common Name Phoenix roebelenn Pigmy Date Palm (Not to be used within 100' (close proximity) of natural areas) Phormium tenax New Zealand Flax Pittosporum crassifolium Nana Dwarf Karo Pittosporum tobira Mock Orange Podocarpus spp Fern Pine Rhaphiolepis indica India Hawthorn Rosmarinus off►cmahs Rosemary* Schefflera actinophylla Schefflera Solarium xantu Purple Nightshade* Strehtzia nicolat Giant Bird of Paradise Strelitzia regmae Bird of Paradise Teucrium fruticans and cultivars Bush Germander Trachelospermum astaticum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasmmoides Star Jasmine Tulbaghia violacea Society Garlic Tupidanthus calyptratus Tupidanthus Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca frlamentosa Var►egata Variegated Yucca Yucca rigida Blue Yucca* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 416 Bryfiitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccinatoria Blood-Red Trumpet Vine Grewia occidentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cats Cat s Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora edulis Passion Flower* Pandorea lasminoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum jasminoides Star Jasmine GROUNDCOVER Botanical Name Common Name Armeria martima Common Thrift* Baccharis pilularis Dwarf Coyote Bush* Baccharis pilularis Pigeon Point Coyote Bush* Baccharis pilularis 'Twin Peaks #2 Dwarf Coyote Bush* Baccharis pilularis 'Twin Peaks Coyote Bush Prostrate* Dimorphotheca aurantiaca African Daisy* Festuca ovina glauca Blue Fescue* Gazania Copper King Gazania* Gazania 'Moonglow Gazania* Gazania hybrid Mitsua Yellow Semi-trailing Yellow Gazania* Lantana sellowiana Trailing Lantana* Osteospermum Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru Burgundy Trailing African Daisy* Osteospermum fru Whirligig Trailing African Daisy* Osteospermum fruticosum Freeway Daisy* Osteospermum fruticosum Hybrid White Freeway Daisy* Santolina cha 'Nana Lavendar Cotton* Verbena hybrida Garden Verbena* Verbena peruviana species Verbena* Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 4 1 7 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 —Community Entries (continued) TURF Botanical Name Common Name Marathon 11 Festuca Arund►nacea Dwarf Tall Fescue Turf A-G Sod Farms Inc Elite Plus* 3 LANDSCAPE ZONE 2 — Streetscapes TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoen►x cunn►ngham►ana King Palm (Not to be used within 100' (close proximity) of natural areas) Brachych►ton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cerc►s occ►dental►s Western Red Bud C►nnamomum camphora Camphor Tree Cocos plumosa Queen Palm (Not to be used within 100 (close proximity) of natural areas) Er►obotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythr►na corallo►des Coral Tree* Fe►1oa sellow►ana Pineapple Guava F►cus flor►da Florida Fig F►cus n►t►da Green Gem'lndian Laurel Fig— Green Gem F►cus rub►grnosa Rustyleaf Fig Ginkgo b►loba Maidenhair Jacaranda acut►fol►a Jacaranda Lagerstroem►a species Crape Myrtle Laur►s nob►l►s Grecian Laurel* Magnolia grand►flora Southern Magnolia and Samuel Sommers /'Majestic Beauty Melaleuca nesoph►la Pink Melaleuca* Melaleuca qu►nquenerv►a Cajeput Tree* Metros►deros excelsus New Zealand Christmas Tree* Phoenix canar►ens►s Canary Island Date Palm (Not to be used within 100 (close proximity) of natural areas) Phoenix dactyl►fera Date Palm (Not to be used within 100' (close proximity) of natural areas) Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 418 Bryfitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes(continued) TREES Botanical Name Common Name Pinus halepensis Aleppo Pine* (Not to be used within 100 (close proximity) of natural areas)Limited to Los Patos &Bolsa Chica Street Pinus eldarica Afghan Pine* (Not to be used within 100 (close proximity) of natural areas)Limited to Los Patos & Bolsa Chica Street Podocarpus graalior Fern Pine Prunus carohniana Carolina Laurel Cherry* Rhus integrifolia Lemonade Berry* Rhus laurina Laurel Sumac* Tabebuta chrysotricha Golden Trumpet Tree* Tabebuia impet►ginosa Pink Trumpet Tree* Tabebuia ipe Trumpet Tree* Tristania conferta Brisbane Box Tristania laurina NCN SHRUBS Botanical Name Common Name Abeha grandiflora 'Edward Goucher Abella Agapanthus afncanus Lily-of-the Nile Agave americana Century Plant* Alsophila australis Australian Tree Fern Alyogyne huegeln Blue Hibiscus Armeria martima Common Thrift* Baccharts pilularis Pigeon Point Coyote Bush* Baccharis pilularis Twin Peaks Coyote Bush Prostrate* Bergenia cordifolia Winter Saxifage Bougainvillea 'Tahitian Maid Double Bougainvillea Buxus japonica Japanese Boxwood Campanula portenschlagiana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex spissa San Diego Sedge Carissa macrocarpa Fancy Natal Plum* Cistus hybridus White Rockrose* Cistus purpereus Orchid Spot Rockrose* Cistus salvufolius Rockrose Sageleaf* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 1 9 Brzghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) SHRUBS Cl►v►a m►nata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►ckson►a antarct►ca Tasmanian Tree Fern D►etes vegeta Fortnight Lily Er►ogonum fasc►culatum Common Buckwheat* (Not to be used within 100 (close proximity) of natural areas) Escallon►a frades►► Pink Escallonla* Grev►llea 'Noelln Grevillea* Hebe bux►fo/►a Boxleaf Hebe Hehctotr►chon semperv►rens Blue Oat Grass Hemerocall►s hybrid 'Mountain Violet Daylily Heteromeles arbut►fol►a Toyon* Heteromeles arbut►fol►a Davis Gold Toyon* Hibiscus spp Hibiscus lasmrnum nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata 'Atlas Spanish Lavender* M►scanthus s►nens►s Yakush►ma Eulalia Grass M►scanthus transmorr►sonens►s Evergreen Maiden Grass (or Eulaha) Muhlenberg►a 1►ndhe►mer► Lindheimer s Muhly Grass Myrtus commun►s True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow's bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebe/en►► Pigmy Date Palm (Not to be used within 100' (dose proximity) of natural areas) Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um Nana Dwarf Karo P►ttosporum tob►ra Mock Orange Rhaph►olepis ►nd►ca India Hawthorn Rosmarinus officinal►s Rosemary* Schefflera actinophylla Schefflera Solarium xant►► Purple Nightshade* Drought Tolerant Plants BRIGHTWATER SP CHP14 September 2007 420 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 —Streetscapes (continued) SHRUBS Botanical Name Common Name Strelitzia nicolai Giant Bird of Paradise Strelitz►a reg►nae Bird of Paradise Teucr►um fruticans and cult►vars Bush Germander Trachelospermum as►aticum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasmino►des Star Jasmine Tulbaghia violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta' Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa 'Var►egata Variegated Yucca Yucca r►gida Blue Yucca* VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma callistegio►des Violet Trumpet Vine D►stict►s buccinator►a Blood-Red Trumpet Vine Grewia occ►dentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cati Cat s Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tr►cuspidata Boston Ivy Pass►flora edulis Passion Flower* Pandorea lasminoides Bower Vine Rosa banks►ae 'Alba Plena Climbing Rose Trachelospermum Jasminoides Star Jasmine Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 421 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s 'Pigeon Point Coyote Bush* Bacchar►s p►lular►s Twin Peaks #2' Dwarf Coyote Bush* Bacchar►s p►lular►s Twin Peaks Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazama Copper King Gazania* Gazania 'Moonglow Gazania* Gazama hybrid M►tsua Yellow' Semi-trailing Yellow Gazania* Lantana sellow►ana Trailing Lantana* Osteospermum Buttermilk' Osteospermum* Osteospermum fru African Queen' Trailing African Daisy* Osteospermum fru Burgundy Trailing African Daisy* Osteospermum fru 'Whirligig' Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum 'Hybrid White Freeway Daisy* Santolina cha 'Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* TURF Botanical Name Common Name Marathon 11 Festuca Arund►nacea' Dwarf Tall Fescue Turf A-G Sod Farms Inc Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 422 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 LANDSCAPE ZONE 3 —Village Greens/Public Open Space TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoenix cunninghamiana King Palm (UPS) (Not to be used within 100 (close proximity) of natural areas) Brachychiton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cercis occidentalis Western Red Bud Cinnamomum camphora Camphor Tree Cocos plumosa Queen Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Ertobotrya deflexa Bronze Loquat Erythnna caffra Kaffirboom Coral Tree* Erythrina coralloides Coral Tree Feijoa sellowiana Pineapple Guava Ficus florida Florida Fig Ficus nit►da 'Green Gem'Indian Laurel Fig— Green Gem Ficus rubiginosa Rustyleaf Fig Ginkgo biloba Maidenhair Lagerstroemia species Crape Myrtle Lauris nobilis Grecian Laurel* Magnolia grandiflora Southern Magnolia and Samuel Sommers /Majestic Beauty Melaleuca nesophila Pink Melaleuca* Melaleuca qurnquenervia Caleput Tree* Metrosideros excelsus New Zealand Christmas Tree* Neodypsis decaryt Triangle Palm (UPS)* (Not to be used within 100' (close proximity) of natural areas) Phoenix canariensis Canary Island Date Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Phoenix dactyl►fera Date Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Podocarpus gracilior Fern Pine Prunus carohniana Carolina Laurel Cherry* Rhus integrifolia Lemonade Berry* Rhus laurma Laurel Sumac* Tabebuia chrysotricha Golden Trumpet Tree* Tabebuia impetiginosa Pink Trumpet Tree* Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 423 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 — Village Greens/Public Open Space(continued) TREES i Botanical Name Common Name Tabebuia ipe Trumpet Tree* Tr►stan►a conferta Brisbane Box Tristania laurina NCN Tupidanthus calyptratus Tupidanthus SHRUBS Botanical Name Common Name Abelia grand►flora 'Edward toucher Abelia Agapanthus africanus Lily-of-the-Nile Agave americana Century Plant* Alyogyne huegel►► Blue Hibiscus Armeria martima Common Thrift* Baccharis pilular►s Pigeon Point Coyote Bush* Bacchar►s pilularis Twin Peaks Coyote Bush Prostrate* Bergenia cord►folia Winter Saxifage Bougainvillea 'Tahitian Maid Double Bougainvillea* Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Camellia japonica Camellia Carex sp►ssa San Diego Sedge Carissa macrocarpa 'Fancy Natal Plum* Cistus hybridus White Rockrose* Cistus purpereus Orchid Spot Rockrose* Cistus salv►►folius Rockrose Sageleaf* Chv►a min►ata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssopifolia False Heather Delosperma coopers Hardy Ice Plant Dietes vegeta Fortnight Lily Escalloma fradesu Pink Escallonia Grevsllea 'Noell►i Grevillea* Helictotrichon semperv►rens Blue Oat Grass Hemerocallis hybrid Mountain Violet Daylily Heteromeles arbutifol►a Toyon* Heteromeles arbut►folia 'Davis Gold Toyon* Hibiscus spp Hibiscus /asminum nudiflorum Winter Jasmine Lantana sellowiana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* Miscanthus s►nensis Yakushima Eulaha Grass Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 424 Brtghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 —Village Greens/Public Open Space(continued) SHRUBS Botanical Name Common Name i Miscanthus transmorrisonensis Evergreen Maiden Grass (or Eulalia) Muhlenbergia lindheimert Lindheimer's Muhly Grass Myrtus communes True Myrtle Nandina domestica Heavenly Bamboo Nephrolepis exaltata Sword Fern Nolma bigelovn Bigelow s bear grass* Osteospermum fruticosum Freeway Daisy* Pachysandra terminalis Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebelenu Pigmy Date Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Phormium tenax New Zealand Flax PWosporum cras51f0hum 'Nana Dwarf Karo Pittosporum tobira Mock Orange Rhaphiolepis indica India Hawthorn Rosmarinus offianalis Rosemary* Schefflera actinophylla Queensland Umbrella Tree, Octopus Tree Solanum xantu Purple Nightshade* Strelitzia nicolat Giant Bird of Paradise Strelitzia reginae Bird of Paradise Teucrium fruticans and cultivars Bush Germander Trachelospermum asiaticum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasminoides Star Jasmine Tulbaghia violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Variegata Variegated Yucca Yucca rigida Blue Yucca* Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 425 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 —Village Greens/Public Open Space (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Call►andra haematocephala Pink Powder Puff Clytostoma call►steg►oides Violet Trumpet Vine D►st►ct►s bucc►nator►a Blood-Red Trumpet Vine Grewia occ►dental►s Lavender Starflower Hardenberg►a v►olacea Hardenbergia Macfadyena ungu►s-cat► Cat's Claw* Mandev►lla splendens Alice du Pont Mascagn►a macroptera Golden Vine* Parthenoc►ssus tr►cusp►data Boston Ivy Pass►flora edul►s Passion Flower* Pandorea lasm►no►des Bower Vine Rosa banks►ae Alba Plena Climbing Rose Trachelospermum lasm►noides Star Jasmine GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s Pigeon Pont Coyote Bush* Bacchar►s p►lular►s Twin Peaks #2 Dwarf Coyote Bush* Bacchar►s p►lular►s Twin Peaks Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazan►a 'Copper King Gazama* Gazan►a Moonglow Gazania* Gazan►a hybrid M►tsua Yellow Semi-trailing Yellow Gazama* Lantana sellow►ana Trailing Lantana* Osteospermum Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru Burgundy Trailing African Daisy* Osteospermum fru Whirligig Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum 'Hybrid White Freeway Daisy* Santol►na cha Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* Marathon I/ Festuca Arund►nacea Dwarf Tall Fescue Turf A G Sod Farms Inc - Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 426 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 5 LANDSCAPE ZONE 4 — PRIVATE RESIDENTIAL LANDSCAPE TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoen►x cunn►ngham►ana King Palm (Not to be used within 100' (close proximity) of natural areas) Brachych►ton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cerc►s occ►dental►s Western Red Bud C►nnamomum camphora Camphor Tree Cocos plumosa Queen Palm (Not to be used within 100' (close proximity) of natural areas) Er►obotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythr►na corallo►des Coral Tree* Fe►joa sellow►ana Pineapple Guava F►cus flor►da Florida Fig F►cus n►t►da 'Green Gem Indian Laurel Fig— Green Gem F►cus rub►g►nosa Rustyleaf Fig Ginkgo b►loba Maidenhair Jacaranda acut►fol►a Jacaranda Lagerstroem►a species Crape Myrtle Laur►s nob►hs Grecian Laurel* Magnolia grand►flora Southern Magnolia and Samuel Sommers/Majestic Beauty Melaleuca nesoph►la Pink Melaleuca* Melaleuca qu►nquenerv►a Cajeput Tree* Metros►deros excelsus New Zealand Christmas Tree* Podocarpus gracihor Fern Pine Prunus carol►mana Carolina Laurel Cherry* Rhus ►ntegr►fol►a Lemonade Berry* Rhus laurina Laurel Sumac* Tabebu►a chrysotr►cha Golden Trumpet Tree* Tabebu►a ►mpet►g►nosa Pink Trumpet Tree* Tabebu►a ►pe Trumpet Tree* Tr►stan►a conferta Brisbane Box Tr►stan►a laurina NCN Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 427 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) SHRUBS Botanical Name Common Name Abelia grandiflora 'Edward Goucher Abelia Agapanthus africanus Lily of-the-Nile Agave amer►cana Century Plant* Alsophila australis Australian Tree Fern Alyogyne huegel►► Blue Hibiscus Armeria martima Common Thrift* Baccharis pilular►s Pigeon Point Coyote Bush* Baccharis pilularis Twin Peaks Coyote Bush Prostrate* Bergenia cord►folia Winter Saxifage Bougainvillea 'Tahitian Maid Double Bougainvillea Buxus laponica Japanese Boxwood Campanula portenschlagiana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex sp►ssa San Diego Sedge Car►ssa macrocarpa Fancy Natal Plum* Cistus hybridus White Rockrose* Cistus purpereus Orchid Spot Rockrose* Cistus salviifolws Rockrose Sageleaf* Clivia minata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssopifolia False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►ckson►a antarct►ca Tasmanian Tree Fern Dietes vegeta Fortnight Lily Escallonia fradesr► Pink Escallonia* Grevillea Noellu Grevillea* Hebe buxifoha Boxleaf Hebe Helictotr►chon sempervirens B I ue Oat Grass Hemerocallis hybrid Mountain Violet Daylily Heteromeles arbutifolia Toyon* Heteromeles arbutifolia Davis Gold Toyon* Hibiscus spp Hibiscus lasminum nudiflorum Winter Jasmine Lantana sellowiana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* Miscanthus s►nensis 'Yakushima Eulalia Grass Miscanthus transmorrisonensis Evergreen Maiden Grass (or Eulalia) Muhlenbergia rigens Deer Grass Myrtus commun►s True Myrtle Nandina domestica Heavenly Bamboo Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 428 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) SHRUBS Botanical Name Common Name Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow's bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebelen►i Pigmy Date Palm (Not to be used within 100' (close proximity) of natural areas) Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um Nana Dwarf Karo P►ttosporum tob►ra Mock Orange Rhaph►olep►s ind►ca India Hawthorn Rosmar►nus off►c►nal►s Rosemary* Schefflera actmophylla Schefflera Solanum xant►i Purple Nightshade* Strel►tz►a n►cola► Giant Bird of Paradise Strel►tz►a reginae Bird of Paradise Teucr►um frut►cans and cult►vars Bush Germander Trachelospermum asiat►cum Ivory Star Jasmine or Asian Jasmine Trachelospermum jasm►no►des Star Jasmine Tulbagh►a v►olacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Var►egata Variegated Yucca Yucca r►g►da Blue Yucca Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 429 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calhandra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccinatorta Blood-Red Trumpet Vine Grewia occidentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cats Cat's Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora eduhs Passion Flower* Pandorea lasmmoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum lasminades Star Jasmine GROUNDCOVER Botanical Name Common Name Armeria martima Common Thrift* Baccharis pilularis Dwarf Coyote Bush* Baccharis pilularis 'Pigeon Point' Coyote Bush* Baccharis pilularis 'Twin Peaks #2' Dwarf Coyote Bush* Baccharis pilularis 'Twin Peaks Coyote Bush Prostrate* Dimorphotheca aurantiaca African Daisy* Festuca ovina glauca Blue Fescue* Gazania 'Copper King' Gazania* Gazania 'Moonglow' Gazania* Gazania hybrid 'Mitsua Yellow Semi-trailing Yellow Gazania* Lantana sellowiana Trailing Lantana* Osteospermum 'Buttermilk' Osteospermum* Osteospermum fru 'African Queen' Trailing African Daisy* Osteospermum fru 'Burgundy Trailing African Daisy* Osteospermum fru 'Whirligig Trailing African Daisy* Osteospermum fruticosum Freeway Daisy* Osteospermum fruticosum 'Hybrid White Freeway Daisy* Santolina cha 'Nana Lavender Cotton* Verbena hybrida Garden Verbena* Verbena peruviana species Verbena* Marathon II 'Festuca Arundinacea Dwarf Tall Fescue Turf A-G Sod Farms Inc - Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 430 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 6 LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Brachych►ton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cerc►s occ►dentahs Western Red Bud C►nnamomum camphora Camphor Tree Er►obotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythr►na corallo►des Coral Tree Fe►/oa sellow►ana Pineapple Guava F►cus flor►da Florida Fig F►cus n►t►da Green Gem' Indian Laurel Fig— Green Gem F►cus rub►g►nosa Rustyleaf Fig Ginkgo b►loba Maidenhair Lagerstroem►a species Crape Myrtle Laur►s nob►l►s Grecian Laurel* Magnolia grand►flora Southern Magnolia and 'Samuel Sommers'/Majestic Beauty Melaleuca nesoph►la Pink Melaleuca* Melaleuca qu►nquenerv►a Cajeput Tree* Metros►deros excelsus New Zealand Christmas Tree* Podocarpus grac►l►or Fern Pine Prunus carol►n►ana Carolina Laurel Cherry* Rhus ►ntegrifoha Lemonade Berry* Rhus laur►na Laurel Sumac* Tabebuia chrysotr►cha Golden Trumpet Tree* Tabebu►a ►mpet►g►nosa Pink Trumpet Tree* Tabebu►a ►pe Trumpet Tree* Tr►stan►a conferta Brisbane Box Tristan►a laur►na NCN Tup►danthus calyptratus Tupidanthus Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 431 i Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES I LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) SHRUBS Botanical Name Common Name Abel►a grand►flora 'Edward Goucher Abelia Agapanthus afr►canus Lily-of-the-Nile Agave amer►cana Century Plant* Alyogyne huegelu Blue Hibiscus Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s 'Pigeon Pont Coyote Bush* Bacchar►s p►lular►s Twin Peaks Coyote Bush Prostrate* Bergen►a cord►fol►a Winter Saxifage Bougainvillea 'Tahitian Maid Double Bougainvillea* Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Camellia japonica Camellia Carex sp►ssa San Diego Sedge Car►ssa macrocarpa Fancy Natal Plum* C►stus hybr►dus White Rockrose* j C►stus purpereus Orchid Spot Rockrose* C►stus salvufohus Rockrose Sageleaf* Cl►v►a m►n►ata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea 'Crosby' Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Delosperma cooper► Hardy Ice Plant D►etes vegeta Fortnight Lily Escallon►a 'fradesu' Pink Escallonia Grev►llea 'Noelh►' Grevillea* Hel►ctotr►chon semperv►rens Blue Oat Grass Hemerocall►s hybrid Mountain Violet Daylily Heteromeles arbut►fol►a Toyon* Heterome/es arbut►fol►a Davis Gold Toyon* Hibiscus spp Hibiscus Jasm►num nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* M►scanthus s►nens►s Yakush►ma Eulaha Grass M►scanthus transmorr►sonens►s Evergreen Maiden Grass (or Eulaha) Muhlenberg►a Irndhe►mer► Lindheimer's Muhly Grass Myrtus commun►s True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nollna b►gelovii Bigelow's bear grass* Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 4-32 Br:gktwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) SHRUBS Botanical Name Common Name Osteospermum fruticosum Freeway Daisy* Pachysandra term►nalis Pachysandra Philodendron selloum Big Leaf Philodendron Phormium tenax New Zealand Flax Pittosporum crass►folium Nana' Dwarf Karo Pittosporum tobira Mock Orange Rhaphiolepis indica India Hawthorn Rosmarmus officinalis Rosemary* Scheff/era actinophylla Queensland Umbrella Tree, Octopus Tree Solarium xantu Purple Nightshade* Strelitzia mcolai Giant Bird of Paradise Strelitzia reginae Bird of Paradise Teucrium fruticans and cultivars Bush Germander Trachelospermum asiaticum Ivory Star Jasmine or Asian Jasmine Trachelospermum jasminoides Star Jasmine Tulbaghia violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa 'Variegata Variegated Yucca Yucca rigida Blue Yucca* VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccinatoria Blood-Red Trumpet Vine Grewia occidentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cati Cat's Claw* Mandevilla splendens Alice du Pont Mascagma macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora edulis Passion Flower* Pandorea lasminoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum lasminoides Star Jasmine Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 33 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s 'Pigeon Pont' Coyote Bush* Bacchar►s p►lular►s Twin Peaks #2 Dwarf Coyote Bush* Bacchar►s p►lular►s 'Twin Peaks' Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazania Copper King Gazania* Gazania Moonglow Gazania* Gazania hybrid M►tsua Yellow Semi-trailing Yellow Gazania* Lantana sellow►ana Trailing Lantana* Osteospermum 'Buttermilk' Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru Burgundy' Trailing African Daisy* Osteospermum fru Whirligig' Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum Hybrid White Freeway Daisy* Santol►na cha Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* TURF Botanical Name Common Name Marathon Il Festuca Arund►nacea Dwarf Tall Fescue Turf A-G Sod Farms Inc - Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 4-34 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 4 Community Entries 1 Warner Avenue Entry As shown on Exhibit 4 2-5, the community entry from Warner Avenue will introduce Brightwater s "lush" landscape theme in an informal way that is in keeping with the informal Warner Avenue edge and nautical backdrop of Huntington Harbour The Warner Avenue Entry includes a flowing palette of trees — including large flowering canopy trees that line the entry, and which are accented by palms — that will provide a beautiful evergreen setting marking the main entry experience The area will include understory planting and shrubs, as well as simple and expansive areas of lawn that meander on both sides of the entry The landform and rising topography of the Warner Avenue entry will be set off with a dense backdrop and layering of mature community backdrop linkage landscape plantings Drifts of trees will be placed to provide screening, and specimen trees will be highlighted in masses to mark the main entry experience 2 Bolsa Chica Street Entry As shown on Exhibit 4 2-6, the entry from Bolsa Chica Street will also introduce the 'lush landscape theme of the community but in a more formal way Here the vision is a linear series of large lush evergreen trees — including flowering canopy trees —that will line and create an overhead experience that denotes the beginning and end of the entrance The entry will be accented with palms Understory shrubs and groundcover will provide a rich interplay of color and texture that communicates an evergreen setting and sense of home arrival BRIGHTWATER SP CHP4 September 2007 435 C . `_: l TO LOS Palo$Dr,/ STREET TREE No"Trail Area EVERGREEN TREE Bocce Ball Court PALM LOS PATIOS AVENUE EVERGREEN ACCENT TREE EVERGREEN SCREEN TREE IS fi5�..r��3!3�� IBC � �; �w�+�#�: �♦♦n*i�,�\•� �w� � �\` �� ��II�����:i�+.���� �'a� _ !@S�LL11. '��,�� ,\u. ��iiii. '�i► 1�•yy 33 is.a1 0011, • (' LEGEND ro f an L eel � 1 6� I I� ndo � 9 � P i STREET TREE w� EVERGREEN TREE y _ cxi I � � I � N II PALM � I EVERGREEN ACCENT TREE I I_ I BRIGHTWATER DR EVERGREEN SCREEN TREE I I I t � I _J f t � Lan Median E I loafers b 12 un all I I an k j (( d nite YJ j r Exhibit 4 2 6 BRIGHTWATER SPECIFIC PLAN Bolsa Chica Street Entry Plan C y f H 6 1 H h C I I ® 0a 50 �ti a HEAR PHSI DE HOMES s cr a\H«rth.W o7u\07W21\oe Io a w" a\aahtwu\nsD-w\aar..s day Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 5 Village Greens/Pocket Park Brightwater contains several internal parks and recreation areas, in addition to perimeter trail and habitat restoration area (Area 3A-1) This includes the East and West Village Greens and the Pocket Park 1 East Village Green As shown on Exhibit 4 2 7 East Village Green is both a visual focal point and usable park space along Brightwater Drive, especially notable while entering Brightwater from Bolsa Chica Street from the east The East Village Green contains a lawn area that is defined and protected by a linear shrub border and enclosed by an informal backdrop of trees which, in turn, back up to a six-foot-high perimeter community wall The visual focus of this area is a gazebo or "bandstand" that adds architectural texture and a functional place for picnics, birthday parties and other family events Arbors, flanked with focal palms over the entry walkways from 'A and 'F" Streets, provide a sense of arrival at the green A ramp provides ADA-compliant access to the gazebo for less mobile and disabled residents and guests 2 West Village Green As shown on Exhibit 4 2-8, West Village Green is both a visual focal point and usable park space along Brightwater Drive, especially visible while entering the community from Warner Avenue on the west The West Village Green boasts a grand lawn area that is defined by a walkway with regularly spaced benches and enclosed by an informal backdrop of trees that back up to a six-foot-high perimeter community wall A formal group of accent palms frames an overhead trellis structure This trellis functions much like the gazebo at the East Green in that it adds architectural texture and a functional place for picnics, birthday parties, and other resident and family events The hardscape area under the trellis is at grade and does not require ramping for ADA-compliant access BRIGHTWATER SP CHP4 September 2007 438 LEGEND A,5 off, STREET TREE /IedAccessRamp a % Retaining Wall EVERGREEN TREE Disabled Access Ramp Picnic Are Gazebo/ ca d- n With Table PALM Future Vault Handicapped Bench Open �i; Ram Vault Lawn Area ) p EVERGREEN ACCENT TREE EnclosureV�l/Gate a �' EVERGREEN SCREEN TREE Generator Perimeter Wall Sewer Left Statro Control Panel utu-e T 3 �`S`•,� Wet Well �yyet W�II Turf Block Sidewalk Exhibit 4 2-7 BRIGHTWATER SPECIFIC PLAN East Village Green City of Huntington Beach C a l i f o r n i a 0 20 40 200 WHEARii-isi ix HQNTSj SClients\Hearthside-0754\0754021\06-landscape-cad\04exhibds\SdeDevPlan\ddtree5dwq LEGEND Handicap STREET TREE Ramp BRIGHTWA TER DR Street Tree Sidewalk EVERGREEN TREE C-D PALM .v Open ` Lawn Area EVERGREEN ACCENT TREE } Sidewalk Park Paseo EVERGREEN SCREEN TREE en te 011 #' Buffer Screen 31. Bench Trash �► Receptacle Overhead Trellis ADA Accessible Picnic Tables Exhibit 4 2-8 BRIGHTWATER SPECIFIC PLAN West Village Green City of Huntington Beach C a l i f or n i a a - � o zo ,o zoo7 o, zz HFAF [HSIi)F HomFs SClients\Hearthside-0754\0754021\06—landscape—cad\04exhbts\SteDevPlon\ddtree6dwg Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 3 Pocket Park As shown on Exhibit 4 2-9, the Pocket Park is smaller than the two village greens, but also a visual focal point and usable open space it lies west of the East Village Green on the northerly side of Brightwater Drive The Pocket Park is designed as a toddler play area featuring an open lawn area with concrete animals and tot lot elements for play A green hedge combined with a low thematic tubular steel fence provides toddlers protection from the collector street A shade arbor with benches for sitting is defined by groups of palms interspersed with canopy trees which provide shade for and two sets of formal benches The plantings back up to a six foot-high perimeter community wall 4 2 6 Paseos (Trail Connections) The Paseos (Trail Connections) are illustrated in Exhibit 4 2-10 The Paseos, more or less, are equally spaced along Brightwater s residential- public trail interface and allow residents, visitors and the public direct access to this area of native plantings within the trail corridor The three paseos in turn, connect to the sidewalks that will be improved on both sides of all the residential streets within the community The Paseos are generally 30 feet wide and contain a curvilinear walkway that transitions under a shade trellis and connects to the decomposed granite nature trail BRIGHTWATER SP CHP4 September 2007 441 P ► terA/ I LEGEND F— �- W � W Sh- de ►i- Oro I STREET TREE C/) ench - � � EVERGREEN TREE 53 i PALM Play Equipment # Barrei er He , Turf 0 Wltl �LowSf' EVERGREEN ACCENT THEE uminum F t \ 51 EVERGREEN SCREEN TREE o /X Exhibit 4 2-9 BRIGHTWATER SPECIFIC PLAN k City of Huntington Beach California Pocket Par IQLJC — ❑ O 20 40 2007 01 22 J HF AR rHsi ry Ho,,\T5 S Cl ents\Hearths de-0754\0754021\06—landscape—cad\04exhibits\S teDevPlan\ddtree7 dwg Aly LEGEND EVERGREEN ACCENT TREE 0 o EVERGREEN SCREEN o TREE ,r n le rds �w (Y- s " St0 Pe r Pe x V'V ID P lis n e o ero n a I rail Co 4 -Ma n d - ulti Vehicle Paseo Trellis Trail With Ben hes ew II e g \ l View WalI e6ce Mulb Use ecompood- -Gmnde TRAIL -PEDESTRIAN ONLY TRAIL -MAINTENANCE VEHICLE ACCESSIBLE Exhibit 4 2-10 BRIGHTWATER SPECIFIC PLAN Pedestrian Paseo (Trail Connections) City of Huntington Beach California — ❑ i`7 0 20 40 200 0•2s HFA1uHv)F Haw� S Chents\Hearths de-0754\0754021\06—landscape—cad\04ezh b is\SdeDevP1an\ddtree3 dwg Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 43 Architectural Guidelines 4 3 1 Architectural Character The architectural design character for Brightwater follows an 'American Seaside Village" theme The concept incorporates the easy elegance, playful architecture, and fine craftsmanship that establish the enduring qualities of picturesque American seaside communities Brightwater will combine a family of coastal architectural themes ranging from Nantucket on the Atlantic to Huntington Beach and Laguna Beach on the Pacific This palette will include six identifiable coastal architectural vernaculars Light Craftsman, Light Victorian, American Traditional, The Hamptons, Laguna Beach Cottage and Florida Seaside Contemporary interpretation of these traditional architectural styles is encouraged to assure a lively and unique streetscape, with an exuberant mix of colors and textures Inside, it is a necessity to build a community of homes that can effectively serve residents — contemporary 21 st Century technology needs changing lifestyles, and evolving family sizes and situations Architectural style will span the formality of the large estates at The Hamptons to the casual informality of the Cottages in Laguna Beach Alternating roof forms and pitches, variations in the design and scale of exterior elements, and a lively palette of light colors are included in design guidelines Picket fences, porches, arbors, and wood and shingle exterior siding are also appropriate seaside elements Fully articulated and detailed elevations on all four sides of each home will be required to assure architectural integrity Community gazebos, trellises, paseo walkways, and neighborhood landmarks will bridge and reinforce the residential architecture BRIGHTWATER SP CHP4 September 2007 444 J Brtghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 3 2 The Sands Architectural Plans and Elevations There are three architectural plans for The Sands (Plans 1, 2, and 3) All of the homes are two-story, and generally range from approximately 25 to 29 feet The floor sizes range from approximately 1,880 to approximately 2,362 square feet Exhibits 4 3-1 a, 4 3-1 b, and 4 3-1 c depict the Architectural Elevations for The Sands The architectural design of The Sands homes provides variety in garage location and orientation, creating a more diverse and visually interesting streetscape As necessary, the sequence of 2 1 3 floor plans were combined into modules 74- feet deep and 126-feet wide to develop efficient use of exterior spaces through reciprocal use easements among the owners The plans have two-car garages, with two being forward-facing with an 18-foot minimum setback from the street, and one being a side-entry with a 10-foot setback from the street The architectural elevations reflect the approved Coastal theme expressed in Cottage, Hampton, and American traditional styles with a consistent color palette for building materials, including a variety of roof materials 4 3 3 The Trails Architectural Plans and Elevations There are three architectural plans for The Trails (Plans 1, 2, and 3) All of the homes are two-story, the building heights of the homes generally range from approximately 25 to 35 feet The floor sizes range from approximately 1,559 to approximately 1,877 square feet The architectural elevations reflect the approved Coastal theme expressed in cottage Victorian and craftsman styles with consistent color palettes for building materials, including a variety of roof materials Exhibits 4 3-2a, 4 3-2b, and 4 3 2c illustrate the Architectural Elevation details of The Trails The designs provide for a varied street scene, with front facing garages, interior courtyards and efficient use of exterior spaces through reciprocal use easements among the owners Each plan has a two-car garage set back from the street a minimum of 18 feet The third story loft for Plan 3 would be a maximum of 35 feet Plan 3 provides for a third-story loft' both as an architectural feature that adds variety and as a small room that could be used as a den, office, or children s play room BRIGHTWATER SP CHP4 September 2007 4-45 �Y •Oa4e .,y. i,kC"Y �Ci' �lT. Diu Stt �t Y a 0 HAMPTON A TRADITIONAL D TRADITIONAL OX PLAN I PLAN 2 PLAN 3 rod, a 41 �h-rt�' fir .L; ^tTtr t4t4ir �P ti to n arc { x t I t I ...Y. ...._...._ _ .... _Own - REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3-1a BRIGHTWATER SPECIFIC PLAN The Sands Y f H B B h I t Architectural Elevations I HEARTI-iSICE HOMES eoo. soo o as I�tit i [ •1� ` �2��4�. x fix: [ C illi�`7 I n mom' CRAFTSMAN B HAMPTON A TRADITIONAL D PLAN I PLAN 2 PLAN 3 ,11 r a cc a I L 9 ".i'•V' G � REAR ELEVATION REAR ELEVATION REAR RLEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 lb BRIGHTWATER SPECIFIC PLAN The Sands Architectural Elevations r y t H g R h c I f r�r i a x HBARTHsicE HQMEs a� rn rrr� r -- 4N r f � I _ COTTAGE C VICTORIAN E HAMPTON A PLAN I PLAN 2 PLAN 3 t 4 f I AN j I Ir mow REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 Ic The Sands C y f [I t 9 WA SPECIFIC PLAN Architectural Elevations ❑ B h L I f P`� N Co s. 7W 0 17 HEASYT si DE HOMES r i i 1 " I I HAMPTON A CRAFTSMAN B VICTORIAN E PLAN I PLAN 2 PLAN 3 -------4AM a a. Also if-it it I - _ - REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2a BRIGHTWATER SPECIFIC PLAN The Trainsy r 11 8 B h L I r Architectural ElevatlS i 8.w YW 0 72 HEAmHsia HOMES r^w l a iS 13Z 7- mk COTTAGE C HAMPTON A CRAFTSMAN B PLAN I PLAN 2 PLAN 3 A _ � .� taw,a w5�"' a <. Q��yY+i �i •�Y it ELI 1 0 REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2b BRIGIITWATER SPECIFIC PLAN The Trails „ B h ( I Architectural Elevations t SW 1m 0 U Hp-Am4si DE HOMES ww v.mn on a wonm�«nr.dn..—. \ ., i J 1 I CRAFTSMAN 8 COTTAGE C HAMPTON A PLAN I PLAN 2 PLAN 3 A, le u "Hurl .1JIL11, 1 InIrI 7 REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2c BRIGHTWATER SPECIFIC PLAN The Trails l If B B h c i f The Elevations HEARTHSIDE Howl wM v,.wu�me w �ww»d,.• a.w Brtghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 3 4 The Cliffs Architectural Plans and Elevations There are four architectural plans for The Cliffs (Plans 1, 2, 3 and 4) All of the homes are two-story, the heights generally range from approximately 27 to 32 feet The floor sizes range from approximately 3,080 to approximately 3,853 square feet with 3 to 5 bedrooms, depending upon how the homebuyer finishes the unit The architectural elevations reflect the approved Coastal theme expressed in Cottage, Victorian, and Craftsman styles with consistent color palettes for building materials, including a variety of roof materials roofs Exhibits 4 3 3a 4 3-3b, and 4 3-3c, The Cliffs Architectural Elevations, illustrate the details of the residential styles with this area The four designs provide for a varied street scene, with front-facing garages and courtyard garages, as well as tandem and split-location garages with a variety of interior courtyards 4 3 5 The Breakers Architectural Plans and Elevations There are four architectural plans for the 6 000 square-foot-lots in The Breakers (Plans 1, 2, 3 and 4) All of the homes are two-story the heights of the homes generally range from approximately 27 0 to 31 5 feet The floor sizes range from approximately 3,080 to approximately 3,853 square feet with 3 to 5 bedrooms, depending upon how the homebuyer finishes and furnishes the unit The architectural elevations reflect the approved Coastal theme expressed in Cottage, Victorian and Craftsman styles with consistent color palettes for building materials including a variety of roof materials roofs Exhibit 4 34a 4 3 4b, and 4 3-4c, The Breakers Architectural Elevations illustrate the details of the residential styles for this area The four designs provide for a varied street scene, with front facing and courtyard garages, as well as tandem and split-location garages A variety of front entry sizes, locations, and interior courtyards adds additional architectural variety Plan 1 provides for a second-story loft' or bedroom with an additional optional bonus room and/or deck as architectural features that could add variety and utility for the homeowner BRIGHTWATER SP CHPA September 2007 4 52 UgAt;� IMM w -yy M M Ma LOI .en - tYi+njf LI40 02 Wi B IRR" ROO NOWull tio. 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'wwwrirrwtiwww.wrwr ..^, _ -r r r • MAf�a' Yt� f rgr Mtn _,aa dk4s°t hc�uth Y�� � +svt �I7 a ra i c S xtn �,: rt tur i nrsc t \,t ttiaax �*"r N.,.k.4 ylt n, , ; !31n II'! � not �11(1ltt� IIN J�lni�� UWE lul� 'P A.' 5 ADMINISTRATION Brightwater SPECIFIC PLAN 5 ADMINISTRATION 51 Enforcement of the Specific Plan The Specific Plan serves both a planning function and regulatory function It is the vehicle by which the City of Huntington Beach Local Coastal Program and General Plan is implemented for the Brightwater property In addition, the general administration rules in this chapter link the Specific Plan to the provisions within the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) subject to CDP 5-05-020 If there is a conflict found between this Specific Plan and the City's Zoning and Subdivision Ordinances, the contents of this Specific Plan shall prevail Where the Specific Plan is silent the provisions of the HBZSO shall apply Should future economic or development conditions make it desirable to amend this Specific Plan, the procedures described in Section 5 2 of this document shall govern such amendments The Specific Plan may be amended at any time in the same process by which it was originally adopted Enforcement of the provisions of the Specific Plan shall be as follows ❑ The Planning Director or Director s designee shall be responsible for interpreting and enforcing the site development standards and design guidelines set forth in the Specific Plan ❑ Any administrative interpretation of the Brightwater Specific Plan may be submitted for review by the Planning Commission and shall be subject to appeal to the City Council BRIGHTWATER SP CHP 5 September 2007 5 1 (Brightwater SPECIFIC PLAN 5 ADMINISTRATION 52 Methods and Procedures 52 1 Coastal Development Permit All development projects in the Brightwater Specific Plan Area are subject to approved Coastal Development Permit 5-05-020 Any future Coastal Development Permits that may be necessary shall be processed pursuant to the Huntington Beach Zoning and Subdivision Ordinance 5 2 2 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 Development Standards shall not take effect until certified by the Coastal Commission through the Local Coastal Program amendment process 5 2 3 Hearings All Public Hearings held relative to this Specific Plan shall be administered per the applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance 5 2 4 Appeals Any decision determination or requirements may be appealed in accordance with applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance 53 Maintenance Mechanisms The Declaration of Covenants, Conditions and Restrictions for the Brightwater Maintenance Corporation a provision of Coastal Development Permit 5-05-020, is the legal document setting forth the procedures and responsibilities for the permanent care and maintenance of common area development projects within Specific Plan Area Common area development includes streets, parking recreation open space landscaped areas community walls and fences and community facilities BRIGHTWATER SP CHP 5 September 2007 5 2 6 APPENDICES (Brightwater SPECIFIC PLAN 6 APPENDICES A Legal Description of Brightwater Specific Plan (under separate cover) B Brightwater Coastal Development Permit No 5-05-020 dated 12-15-2005, approved by California Coastal Commission (under separate cover) C Brightwater Comprehensive Habitat Management Plan dated December 2005 approved by California Coastal Commission (under separate cover) D Brightwater Precise Fuel Modification Plan dated December 14 2005 approved by Orange County Fire Authority and California Coastal Commission (under separate cover) E Covenants, Conditions and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission (under separate cover) F Brightwater Tract Maps (under separate cover) G Final Project-Level Site Development Plan (under separate cover) BRIGHTWATER SP CHP 6 September 2007 6 1 Res. No. 2007-67 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, JOAN L. FLYNN 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 1st day of October, 2007 by the following vote: AYES: Bohr, Carchio, Cook, Hansen, Hardy NOES: Coerper, Green ABSENT: None ABSTAIN: None Cit Jerk and ex-officio erk of the City Council of the City of Huntington Beach, California