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HomeMy WebLinkAboutFile 1 of 2 - COSTCO - The Village at Bella Terra - 7601 Edi City ®f Huntington Beach 2000 Main Street ® Huntington Beach, CA 92648 ® OFFICE OF THE CITY CLERK v ° JOAN L. FLYNN CITY CLERK NOTICE OF ACTION September 25, 2010 Becky Sullivan BTDJM Phase 11 Associates, LLC 922 Laguna Street Santa Barbara CA 93010 Subject: GENERAL PLAN AMENDMENT NO. 10-001 AND ZONING TEXT AMENDMENT NO. 10-001 (THE VILLAGE AT BELLA TERRA -COSTCO) Applicant: Becky Sullivan, BTDJM Phase II Associates, LLC Property Owner(s): Becky Sullivan, BTDJM Phase 11 Associates, LLC, 922 Laguna Street, Santa Barbara, CA 93101; Southern California Edison, Dino J. LaBanca, 2131 Walnut Grove Avenue, G03, 2nd Floor, Rosemead, CA 91770 Request: GPA: To amend the size of General Plan Subarea 5A from 46.90 acres to 52.35 acres, amend the size of Subarea 5B from 15.85 acres to 10.40 acres, and amend the F14 Density Code for mixed-use commercial floor area ratio (FAR) from 0.2 FAR to 0.07 FAR. ZTA: To amend the Huntington Beach Zoning and Subdivision Ordinance by amending Specific Plan No. 13 - Bella Terra to: a) Amend the sizes of Area A and Area B to match the General Plan; b) Establish warehouse and sales outlets, tire sales and installations, and gas stations as permitted uses; c) Include associated design and development standards for the new permitted uses, and d) modify language regarding appeal process and measurement of open space. Location: 7601 Edinger Avenue (between Edinger Avenue and Center Avenue,just west of the existing Bella Terra mail and just east of the Union Pacific Rail Road) Project Planner: Jane James A public hearing was held on September 20, 2010 to consider your request and the following action was taken by the Huntington Beach City Council: 1)Approved General Plan Amendment No. 10-001 and adopted Resolution No. 2010-67, "A Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 10-001"; and, 2) Approved Zoning Text Amendment No. 10-001 with findings for approval and adopted Resolution No. 2010-68, "A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to Specific Plan No. 13 (Zoning Text Amendment No. 10-001). Sister Cities: Anjo, Japan m Waitakere, New Zealand (Telephone:714-536-5227) Enclosed are the Findings for Approval for Zoning Text Amendment 10-001, page 5 of the City Council Action Agenda for September 20, 2010, and copies of City Council Resolution Nos. 2010-67 and 2010-68. If there are any further questions, please contact Jane James, Senior Planner at (714) 536-5596. Sincerely, AV J n L. Flynn, CMC City Clerk JF:pe c: Scott Hess, Director of Planning and Building Jane James, Senior Planner Attachments: Findings for Approval for ZTA 10-001 Page 5 of Action Agenda for 9-20-10 Resolution Nos. 2010-67and 2010-68 )FINDINGS FOR APPROVAL. ZONING TEXT AMENDMENT NO. 10-001 FINDINGS FOR APPROVAL,—ZONING TEXT AMENDMENT NO. 10-001: 1. Zoning Text Amendment No. 10-001 amends the HBZSO by amending Specific Plan No. 13 to establish warehouse and sales outlets with ancillary tire sales/installation and gas station uses and associated design and development standards for the Bella Terra site. The proposed change will be consistent with the objectives, policies, general land uses and programs specified in the City's General Plan and the adopted Land Use Element of the General Plan because it allows regional commercial uses and mixed-use development at a density and intensity appropriate for the site. The amended Specific Plan No. 13 is also compatible with surrounding development because development standards contribute to the project's compatibility by ensuring adequate design standards for warehouse and sales outlets with ancillary tire sales/installation and gas stations with setbacks, parking, and landscaping for a combination of residential and commercial development in an urban setting. 2. The amended Specific Plan No. 13 will enhance potential for superior urban design in comparison with development under the base district provisions that would apply if the Plan were not approved because along with the typical development standards for the overall building design, Specific Plan No. 13 also includes general goals and policies designed to implement the General Plan vision for Subarea 5A and 5B, particularly a highly articulated architecture, pedestrian oriented, shopping experience with open space plazas, and synergy between the residential and commercial uses. 3. Deviations from the base district provisions that otherwise would apply, are justified by compensating benefits of the Specific Plan. Overall the Specific Plan Design Guidelines and Development Standards facilitate development of a high quality mixed use project with enough open space, air, light, ventilation, pedestrian connections, interesting architecture, well designed circulation, and landscaping for an enjoyable environment in which to live, work, shop, and play. Specifically, implementation of a future warehouse and sales outlet with ancillary tire sales/installation and gas station along with a mixed use project in compliance with the amended Specific Plan No. 13 will promote transformation of the Bella Terra lifestyle center into a vital regional commercial lifestyle center. 4. The amended Specific Plan No. 13 includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems. Specific Plan No. 13 describes and depicts adequate provisions for the utilities and public services described above. Additionally, EIR No. 07- 003 and Addendum to EIR No. 07-003 contains a complete analysis of the previous and revised project's expected demands for utilities and public services and demonstrates adequate provisions to meet the revised project's needs. of the Project notwithstanding certain unavoidable significant environmental effects which cannot feasibly be substantially mitigated as set forth in the Statement of Overriding Considerations; and, D) Authorize the Chairperson, Executive Director, and Agency Secretary to sign all related documents. Approved 5-0-2 (Coerper, Hardy absent) 6-3. Approve for introduction Ordinance No. 3891 granting a non-exclusive Pipeline Franchise to Poseidon Resources (Surfside), LLC to construct, own, and operate a new water pipeline in the public right-of-way to deliver desalinated water Recommended Action: After the City Clerk reads by title, approve for introduction Ordinance No. 3891, "An Ordinance of the City of Huntington Beach Granting a Non-Exclusive Pipeline Franchise to Poseidon Resources (Surfside) LLC for Transmitting Water.' Approved 5-0-2 (Coerper, Hardy absent) Public Hearing items #64 through 6-3: City Clerk Joan L. Flynn announced 22 Late Communications 14 Speakers Approved 5-0-2 (Coerper, Hardy absent) ( j7.'� Approve General Plan Amendment (GPA) No. 10-001 by adopting Resolution No. 2010-67, and Zoning Text Amendment (ZTA) No. 10-001 by adopting Resolution No. 2010-68 (The Village.at Bella Terra - Costco) Planning Commission and Staff Recommended Action A) Approve General Plan Amendment No. 10-001 and adopt Resolution No. 2010-67, "A Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 10-001"; and, B) Approve Zoning Text Amendment No. 10-001 with findings for approval and adopt Resolution No. 2010-68, "A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to Specific Plan No. 13 (Zoning Text Amendment No. 10-001)." City Clerk Joan L. Flynn announced 4 Late Communications 9 Speakers Approved 5-0-2 (Coerper, Hardy absent) 8. Public hearing to consider the adoption of Resolution No. 2010-64 approving an annual assessment within the Huntington Beach Auto Dealers Business Improvement District (BID) for Fiscal Year 2010-2011 Recommended Action: A) Conduct the Public Hearing; and, B) Adopt City Council Resolution No. 2010-64, "A Resolution of the City Council of the City of Huntington Beach Approving an Annual Assessment within the Huntington Beach Auto Dealers Association Business Improvement Action Agenda 9/20/10 Page 5 of 8 RESOLUTION NO. 2010-67 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 10-001 WHEREAS, General Plan Amendment No. 10-001 proposes to amend the Land Use Element of the City's General Plan to redesignate an approximate 10.40 acre piece of real property located on the north side of Edinger Avenue just west of the existing Bella Terra development, as more particularly described as Exhibits "A" and "B" attached hereto, from CR- F2-sp-mu-(F 14) (Regional Commercial-0.5 FAR-Specific Plan Overlay-Mixed Use Overlay- 1.75 FAR [MU-0.21C}/45 du/acre]) to CR-F2-sp-mu-(F14) (Regional Commercial-0.5 FAR- Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0.07{C}/45 du/acre]). Specifically, Area A increases from 46.90 acres to 52.35 acres and Area B decreases from 15.85 acres to 10.40 acres. Additionally, the F14 Density Code changes the 0.2 mixed-use commercial FAR to 0.07 mixed use commercial FAR in Area B of Specific Plan No. 13. The amendment also includes modifying Table LU-2b, the Land Use Density and Intensity Schedule of the General Plan to describe the overall maximum mixed-use commercial FAR of 31,711 square feet and a maximum of density of 468 residential units in Bella Terra Area B; and Pursuant to California Government Code, the Planning Commission of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 10-001 and recommended approval of said entitlement to the City Council; and Pursuant to California Government Code, the City Council of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 10-001; and The City Council finds that said General Plan Amendment No. 10-001 is necessary for the changing needs and orderly development of the community, is necessary to accomplish refinement of the General Plan, and is consistent with other elements of the General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Huntington Beach as follows: 1. That the real property that is the subject of this Resolution (hereinafter referred to as the "Subject Property")is generally located on 10.40 acres north of Edinger 2 Avenue, west of the existing Bella Terra development and east of the Union Pacific Rail Road line in the City of Huntington Beach, and is more particularly described in the legal description and sketch attached hereto as Exhibits "A" and "B", respectively, and incorporated by this reference as though fully set forth herein. 2. That General Plan Amendment No. 10-001, which amends the General Plan Land Use Designation for the subject area from CR-F2-sp-mu (1`14) (Regional Commercial-Specific 1 10-2578.001/52365 Resolution No. 2010-67 Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0.2{C}/45 du/acre)) to CR-F2-sp-rnu(F14) (Regional Commercial-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0.07(C}/45 du/acre]) and the modifications to Subarea 5B of the Community District and Subarea Schedule, is hereby approved. The Director of Planning and Building is hereby directed to prepare and file an amended Land Use Map and an amended Land Use Element. A copy of said map and the Land Use Element, as amended, shall be available for inspection in the Planning and Building Department. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 20th day of September , 201 0 yor REVIE AND APPROVED: INITIAT AND PROVED: fl'�Pministrator Director Panning and Building APPROVED AS TO FORM: g/7/svt City Attorney -� � ATTACHMENTS: Exhibit A: Legal Description Exhibit B: Sketch Exhibit C: General Plan Changes 2 10-2578.001/52365 Resolution No.2010-67 Resolution No.2010-67 EXHIBIT"A" LEGAL DESCRIPTION In the City of Huntington Beach,County of Orange, State of California,being those portions of Parcel 1 of Parcel Map No. 86-200, as shown on a map filed in Book 255, Pages 40 through 45, inclusive, of Parcel Maps and Parcel 9 of Parcel Map No. 2003-163, as shown on a map filed in Book 358, Pages 1 through 9, inclusive, of Parcel Maps, both in the office of the County Recorder of said county,described as follows: Beginning at the intersection of the west line of said Parcel 1 and a line parallel with and 9.00 feet northerly from the south line of said Parcel 1; thence along said west line, North 0W16' 24" East 663.70 feet; thence South 89�32'20" East 757.12 feet to a non-tangent curve concave northeasterly having a radius of 472.00 feet, a radial line to the beginning of said curve bears North 87'57'14" West; thence southerly 321.30 feet along said curve through a central angle of 39'00'07" to a compound curve concave northeasterly having a radius of 46.00 feet; thence southeasterly 42.13 feet along said curve through a central angle of 52°28'34'; thence South 89'25'55" East 5.63 feet; thence South 0°27'54" West 125.83 feet; thence North 89�32'06" West 488.99 feet; thence South 0°27'54" West 220.01 feet to said parallel line; thence along said parallel line, North 89'32'06"West 404.95 feet to the Point of Beginning_ Rory S. illia , L.S. No 6654 ��p AND Sj/,QL Date: F0 Rory S.Williams 0 No.6654 cPjq�OF Cp1-\F���\� August 16, 2010 WO No. 3337-IX Page 1 of 1 H&A Legal No. 7602 By: L. Gaston Checked By: R.Williams Resolution No.2010-67 Resolution Nw.2OlO-67 Resolution No.2010-67 EXHIBIT "B" Sketch to Accompany Legat Description. S00°27'54'W S8T25'55AE 5.63'--:_-----.:--- 125.83, A=52°28'34'-- �_--------- R=46.00' L=42.13' N53°02'39"E .• . ._--------- — - - RAD PCC / Pr' 00 J q- 00 - <r INDICATES 10.40 AC. N ZONE AREA M O 1 I z LU N 1U 10.40 AG. S00°27'54"W 220.01' -------o :. o N [ 1 J N _ a 00 - V7 1 C3 I- 'M Z 9. P.O.B. ----- N00°16'24"E 663-70' -- ' ® HUNSAKEK & ASSOCIATES I R V I N E , I N C _ ZONE BOUNDARY PLANNING a ENGINEERING . SURVEYING Three Hughes • Imi,e, CA 92618 •PR(949)581M10 -FK(949)583-0759 CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA DATE 08-16-i0 oniF ------ $wc L. GASTON By° R. WILLIAMS SCALE: 1"= 120' W.O. 3337-1X FILE - I:\BELLA TERRA\LD\7602\SHT02.dwg H&A LEGAL No. 7602 SHEET 2 OF 2 Resolution No.2010-67 Resolution No.2010-67 GENERAL PLAN LAND USE ELEMENT EXCERPT TABLE LIT-2b(cont.) Land Use Density and Intensity Schedule Isom MEWED The intensities/densities of structures vertically-integrating housing and commercial USE-VERTICAL uses shall be determined by a combination of FAR and units per net acre. Each INTEGRATION Mixed Use site shall be limited by a total building area FAR,a commercial area FAR, and a residential density. The cumulative total of commercial area FAR and residential density cannot exceed the total building area FAR -F8 Maximum total building area floor area ratio of 1.5,commercial FAR of 0.35,and 25 units per net acre. -F9 Maximum total building area floor area ratio of 1.5,commercial FAR of 0.5,and 25 units per net acre. -F10 Maximum total building area floor area ratio of 1.5;structure may be fully developed with commercial uses,or combined with housing at a maximum density of 25 units per net acre. -F l 1 Maximum total building area floor area ratio of 2.0;structure may be fully developed with commercial uses,or combined with housing at a maximum density of 25 units per net acre. -F 12 Maximum total building area floor area ratio of 3.0;structure may be fully developed with commercial uses,or combined with housing at a maximum density of 30 units per net acre_ -F13 Maximum total building area floor area ratio of 1.5;structure may be fully developed with commercial uses,or combined with housing at a maximum density of 15 units per net acre. -F14 Bella Terra Area B= Maximum total building area floor area ratio of 1.75;maximum commercial building floor area ratio of 0.07 072 3( 1,711 h38 085 commercial square feet)and maximum 45 dwelling units per acre 468713 residential units) MIXED The densities/intensities of commercial and residential uses are indicated by an FAR USE-HORIZONTAL for the commercial portion of the site and units per acre for the residential portion of INTEGRATION the site_ Site areas allocated for each use are specified in the policies contained in this element. -(FAR)/upa* Maximum floor area ratio and units per net acre as indicated for each zone on the Land Use Plan. Res. No. 2010-67 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 September 20, 2010 by the following vote: AYES: Carchio, Green, Bohr, Dwyer, Hansen NOES: None ABSENT: Coerper, Hardy ABSTAIN: None y Clerk and ex-officlIVClerk of the City Council of the City of Huntington Beach, California RESOLUTION NO. 2010-68 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING AN AMENDMENT TO SPECIFIC PLAN NO. 13 (ZONING TEXT AMENDMENT NO. 10-001) WHEREAS, Zoning Text Amendment No. 10-001 has been prepared and analyzed in the Planning Commission Staff Report dated August 24, 2010; and Zoning Text Amendment No. 10-001 is a request to amend Specific Plan No. 13 — Bella Terra to establish warehouse outlets and sales with ancillary tire sales/installation and gas station as permitted uses and development standards on an approximate 52.35 acre parcel of land within Area A of the Specific Plan, located between Edinger Avenue and Center Avenue, west of the existing Bella Terra development and east of the Union Pacific Rail Road; and The Planning Commission held a public hearing pursuant to Government Code Section 65353 on August 24, 2010 to consider said Zoning Text Amendment; and The Planning Commission is required to make a recommendation to the City Council on the amendment to the General Plan pursuant to Government Code Section 65354. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Huntington Beach finds as follows: 1. The amended Specific Plan is consistent with the adopted Land Use Element of the General Plan. 2. The amended Specific Plan enhances 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. 3. The deviations from the base district provisions that otherwise would apply are justified by the compensating benefits of the Specific Plan. 4. The amended 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. 5. The Specific Plan No. 13, attached hereto as Exhibit"A" and incorporated by this reference as thoroughly set forth herein, is hereby adopted and approved. 1 10-2578.001/52362 Resolution No. 2010-68 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 20th day of September ,2010. 10 I'd ay REVIE ND APPROVED: IN ITIAT AN APPROVED: WpIninistrator irector of Planning and Building APPROVED AS TO FORM: �2, City Attorney ATTACHMENT: Exhibit A: Specific Plan No_ 13-Bella Terra 2 10-2578.001/52362 EXHIBIT A DRAFT SPECIFIC PLAN NO. 13 - NOT ATTACKED PLEASE SEE ATTACHMENT NO. 6 OF THIS REQUEST FOR COUNCIL ACTION DATED SEPTEMBER 20, 2010 FOR LEGISLATIVE DRAFT VERSION OF SP 13 ALSO AVAILABLE FROM PLANNING AND BUILDING DEPARTMENT CITY OF HUNTINGTON BEACH 2000 MAIN STREET 3� FLOOR Res. No. 2010-68 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 September 20, 2010 by the following vote: AYES: Carchio, Green, Bohr, Dwyer, Hansen NOES: None ABSENT: Coerper, Hardy ABSTAIN: None CitVClerk and ex-officio Glerk of the City Council of the City of Huntington Beach, California { Council/Agency Meeting Held: O o Deferred/Continued to: �� o ` I AgW ed Cond ioIly ove tT Hied fit CI pies Sign# re Council Meeting Date: September 20, 2010 Department ID Number: PL 10-023 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: Honorable Mayor and City Council Members SUBMITTED BY: Fred A. Wilson, City Administrator PREPARED BY: Scott Hess, AICP, Director of Planning and Building SUBJECT: Approve General Plan Amendment (GPA) No. 10-001 by adopting Resolution No. 2010-67, and Zoning Text Amendment (ZTA) No. 10- 001 by adopting Resolution No. 2010-68 (The Village at Bella Terra — Costco) Statement of Issue: Transmitted for your consideration is General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10-001 for The Village at Bella Terra — Costco. The project represents a request by Becky Sullivan, BTDJM Phase II Associates, LLC to amend the General Plan land use designations on the site by increasing the size of Area A, decreasing the size of Area B, and changing the F14 Density Code for mixed-use commercial from 0.2 Floor Area Ratio (FAR) to 0.07 FAR. The ZTA is proposed to amend Specific Plan No. 13 (SP 13) to modify the sizes of Area A and Area B and to establish warehouse and sales outlets with ancillary tire sales/installation and fuel facilities as permitted uses. The SP 13 amendments also include associated design and development standards for the new permitted uses and modifications to language regarding the appeal process and the measurement of common residential open space. The Planning Commission and staff recommend approval of the request. Financial Impact: Not Applicable Recommended Action: PLANNING COMMISSION AND STAFF RECOMMENDATION: Motion to: A) Approve General Plan Amendment No. 10-001 and adopt Resolution No. 2010-67, "A Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 10-001" (Attachment No. 1); and B) Approve Zoning Text Amendment No. 10-001 with findings for approval (Attachment No. 2) and adopt Resolution No. 2010-68, "A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to Specific Plan No. 13 (Zoning Text Amendment No. 10-001)," (Attachment No. 3). -367- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 Planning Commission Action, August 24, 2010 MOTION MADE BY LIVENGOOD, SECONDED BY FARLEY, TO APPROVE GENERAL PLAN AMENDMENT NO. 10-001 AND ZONING TEXT AMENDMENT NO. 10-001 CARRIED BY THE FOLLOWING VOTE: AYES: MANTINI, SCANDURA, SPEAKER, FARLEY, SHIER-BURNETT, DELGLEIZE, LIVENGOOD NOES: NONE ABSENT: NONE ABSTAIN: NONE MOTION PASSED Alternative Action(s): The City Council may make the following alternative motion(s): a) "Continue General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10- 001 and direct staff accordingly." b) "Deny General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10-001 with findings for denial." Analysis: A. PROJECT PROPOSAL: Applicant: Becky Sullivan, BTDJM Phase II Associates, LLC, 922 Laguna Street, Santa Barbara, CA 93101 Property Owner: Becky Sullivan, BTDJM Phase 11 Associates, LLC, 922 Laguna Street, Santa Barbara, CA 93101 Southern California Edison, Dino J. LaBanca, 2131 Walnut Grove Avenue, G03, 2nd Floor, Rosemead, CA 91770 Location: 7601 Edinger Avenue (between Edinger Avenue and Center Avenue, west of existing Bella Terra development and east of Union Pacific Railroad) General Plan Amendment No. 10-001 represents a request for the following: A. Amend the size of Subarea 5A from 46.90 acres to 52.35 acres. The current General Plan Land Use designation of CR-F2-sp-mu-(F9) (Regional Commercial-0.5-FAR- Specific Plan Overlay-Mixed Use Overlay-1.5 FAR [MU-0.5{C}/25 du/acre]) remains the same. -368- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PE 10-23 B. Amend the size of Subarea 5B from 15.85 acres to 10.40 acres. The current General Plan Land Use designation of CR-F2-sp-mu (F14) (Regional Commercial-Specific Plan Overlay-Mixed Use Overlay-maximum 1.75 total FAR [0.2 Commercial FAR/45 du/acre]) would also change from 0.2 mixed-use commercial FAR to 0.07 mixed-use commercial FAR. Zoning Text Amendment No. 10-001 represents a request for the following: A. Amend the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) by amending Specific Plan No. 13-Bella Terra Huntington Beach (SP 13) to increase the size of Area A from 46.90 acres to 52.35 acres and decrease the size of Area B from 15.85 acres to 10.40 acres. B. Establish warehouse and sales outlets with ancillary tire sales/installations and gas station as a permitted use. C. Include associated design and development standards for the new permitted uses. D. Standardize the-appeal process and modify the measurement method for residential common open space. - E. Provide clean-up language. The current proposed project is a departure from the previous mixed-use conceptual plan contemplated in 2008. The following chart describes the difference between the amount of commercial square footage and the number of residential units that could potentially be developed under the various General Plan Floor Area Ratios. xo• 0 0 ° • • dt• 0 Current Pro osed"'_ p o',n , p Current proposed Current Proposed Commercial Commercial Residenti Residential Size Size SF per SF per al per per, General Plan General Plan General General,. FAR FAR Plan FAR Flan FAR" 46.90 52.35 Area A 1,021,482 sf ,14Q;'183 sf" 0 du 0 tl acres acres Area B 15.85 10.4 138,085 sf 31;7'f 1.sf 713 du 4:68 du acres acres 62.75 62.75.. ; �d=. Total 1,159,567 sf 9,171,84 sf 713 du 468du Area A acres acres and B ' Net +12,327 sf -245 du Change As can be seen in the table above, amending the sizes of Area A and Area B increases the overall commercial development potential by approximately 12,327 square feet when compared to the 2008 approved General Plan land use designations. Conversely, the potential residential density decreases by 245 overall units. -369- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 alS� 6aro IF 1 dh' Pt i Revised Adtu-- q gei---, Current Proposed-, Current Proposed Current Frppos6d! Residential kes6itial Size Size Commercial Commercial- 'pel, 210 r0 Approved SF 'afters, SI per 2008 Amendment Constructed Construttit Amendment 46.90 774,962 sf Area A u 774,962,sf 0 du ic, acres acres 41, 8f +1,54.113, ­,=837-;922 sf 15.85 14� Area B 138,085 sf 30=000 sf 713 du 467 db acres ..""acres 62.75 ,6Z­75" Total 913,047 sf 8.67,922sf 713 du 467 du Area A acres acres and B Net 0 -45,125 sf -246 du Change The above table demonstrates that the actual proposed commercial square footage is approximately 45,125 square feet less in the revised project than what is currently contemplated for construction within all of Bella Terra. This analysis takes into account the demolition of the 91,153 square feet of Mervyn's and the adjacent retail, which was not contemplated in the 2008 conceptual plan. Additionally, 246 less residential units are now proposed. B. BACKGROUND: The previous Village at Bella Terra, proposed on an approximately 15.85 acre site, just west of the existing Bella Terra mail, was approved by the City Council in November 2008 for the development of 713 multi-family residential units and 138,085 square feet of commercial uses. Formal applications for actual development were never submitted. In March 2010, DJM Capital Partners, the developer and property owner, submitted a request to modify their project to amend the planning area boundaries in Specific Plan No. 13 and develop a regional commercial use as well as a mixed-use residential and retail component to the lifestyle center. Specifically, the developer proposes demolition of the Montgomery Ward building and associated auto repair building, the vacant Mervyn's store, and the adjacent in- line retail stores to accommodate the new development. The project includes construction of a 154,113 square foot Costco with associated 16-pump gas station, tire sales/installations, and outside food service on the northern portion of the site closest to Center Avenue. The -370- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 Costco development includes a three foot, nine inch high retaining wall on the west property line in-lieu of the maximum two foot high retaining wall allowed, parking lot and landscape improvements within the Southern California Edison right-of-way along Center Avenue, and the addition of two elevators on the west side of the existing public parking structure. The mixed-use development includes 467 residential units within a four-story building; approximately 13,500 square feet of residential amenities such as a clubhouse room, fitness center, leasing office, and lobby areas; and an approximately 700-space five-level residential parking garage in the central portion of the site. Approximately 17,500 square feet of retail and restaurant uses are proposed on the ground floor of the residential building. An additional 12,000 square feet of general retail and restaurant uses are proposed on the southern portion of the site along Edinger Avenue as well as a 1,920 square foot pavilion building within a landscaped greenbelt area. The request includes a reduction in parking based on a shared parking concept. The proposed Costco and mixed-use site plans and elevations are included in the Planning Commission Staff Report dated August 24, 2010 (Attachment No. 11). On August 3, 2010, the applicant held a community meeting to introduce the proposed project to area residents and interested parties. Notices were sent to interested parties, property owners of record, and occupants within a 1,000 foot radius of the subject property. There were approximately 100 people in attendance. The applicant gave an overview of the project and answered questions. Discussion included parking, overflow parking from Old World Village, traffic on Center Avenue and Edinger Avenue, landscaping, construction schedule, dust control, LEED certified as opposed to certifiable, affordable housing, truck access, phasing, location of the gas station, and overall site design and layout. C. PLANNING COMMISSION MEETING AND RECOMMENDATION: The Planning Commission held a public hearing on August 24, 2010 (Attachment No. 11) to consider General Plan Amendment No. 10-001, Zoning Text Amendment No. 10-001, and Site Plan Review No. 10-001 for the actual development proposal for the Costco building, tire sales/installations, gas station, and mixed-use portion with multi-family residential and retail and restaurant uses. A total of 12 people spoke. Two of the speakers represented the applicant or property owner and were in favor of the project although they asked the Planning Commission to consider modifications to the suggested conditions of approval as recommended by staff. One person spoke in opposition to the proposed project citing concerns with traffic in the area and at adjacent intersections. The other nine speakers spoke in favor of the proposed development. Discussion ensued with a thorough review of the proposed legislative document changes and the development proposal. The Planning Commission's approval action on the General Plan Amendment and Zoning Text Amendment are automatically forwarded to the City Council for consideration. The Planning Commission's approval action on the Site Plan Review is final since it was not appealed. There is a condition of approval that stipulates that the Site Plan Review does not become effective until the General Plan Amendment and Zoning Text Amendment are approved. D. STAFF ANALYSIS AND RECOMMENDATION: The primary issues to consider are as follows: -371- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 - The appropriateness of changing the sizes of Planning Areas A and B. - The appropriateness of amending the mixed-use commercial floor area ratio in Area B from 0.2 FAR (138,085 sf) to 0.07 FAR (31,711 sf). - The appropriateness of adding new permitted uses along with design and development standards to Specific Plan No. 13. General Plan Amendment The primary factor to consider when analyzing the proposed changes to the General Plan is the amount of area devoted to different development patterns for the site and the proposed change to FAR for Area B. The following is a detailed discussion of this issue. Amount of Development The proposed General Plan amendment decreases the area available for mixed-use residential and retail uses on the site while simultaneously increases the amount of area available for regional commercial uses, such as Costco. In 2008, the opposite land use pattern was considered and approved, namely, the amount of land area available for regional commercial only was decreased while the mixed use land area was increased with the creation of Area A and Area B, respectively. The original 2008 concept plan of 713 residential units and 138,035 square feet of mixed-use commercial on Area B was never realized due to economic changes and market conditions. Now, the opportunity for a new user not contemplated for the site before, Costco, has arisen and the proposed plan is a reaction to that opportunity. In order to accommodate both the Costco proposal and the original intent of adding multi-family units to the lifestyle center, the proposed change in planning area boundaries is necessary. Area A has substantial room to accommodate additional commercial square footage under the existing General Plan floor area ratios while Area B can be reduced in size and still yield a sizable multi-family and mixed use product. The proposed 30,000 square feet of retail/restaurant floor area contemplated within Area B calculates to a 0.07 floor area ratio. Correspondingly, the General Plan Land Use Density Schedule for F14 will be amended from an allowable mixed-use commercial FAR of 0.2 to the proposed 0.07 mixed-use commercial FAR. This change results in consistency between the proposed project and the General Plan FAR. The General Plan amendments would allow for a regional commercial business along with a mixed use, high density development thereby increasing housing options for diverse household types, promoting alternative modes of transportation, creating a local sense of place, reducing infrastructure and maintenance costs, and allowing for more efficient use of land resources. The area has a variety of complementary uses that are critical to any vibrant community such as large scale commercial and entertainment uses, employment centers, a transit hub, and a college. Because of its location and unique features, the site would be appropriate in accommodating an infill development that includes a regional commercial draw and a mixed-use project that is higher in density and compatible with the surrounding area. Staff supports the proposed General Plan amendments to change the sizes of Area A and Area B and the mixed-use commercial FAR in Area B. -372- REQUEST FOR COUNCIL. ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 Zoning Text Amendment Development standards and architectural guidelines are proposed for Area A to allow warehouse and sales outlets with ancillary tire sales/installation and gas station uses while other- design and development standards remain the same for the existing regional commercial lifestyle center. The primary factors to consider when analyzing the proposed changes to Specific Plan No. 13 (Attachment No. 6) are land use compatibility, the Design Guidelines, and Development Regulations. The following is a detailed discussion of these issues. Land Use Compatibility In the vicinity of the_ project site, there is a mix of land uses such as commercial and entertainment uses (Bella Terra Mail and those along Edinger Avenue), employment centers (Towers at Bella Terra and Golden West College), an educational use (Golden West College), a transit hub (Golden West Transportation Center), mixed uses (Old World Village) and the recently approved but not yet constructed Red Oak/Amstar project. Because of the project site's location, it allows an opportunity for an infill development that is more compact in design and higher in density while protecting the residential areas of the City. The 2008 approval demonstrated that the project site is an appropriate location to combine housing and economic activity to provide both living and employment options for a wide range of people. The mix of land uses contemplated by the proposed project as well as those already existing in the vicinity would create a dynamic environment where people can live, work, and play within walking distance. The warehouse and sales outlet with ancillary tire sales/installation and fuel station would enhance the economic viability of the area by supplying a regional commercial draw for the on-site customer base and the greater Huntington Beach community. The zoning text amendment ensures compatibility with surrounding land uses by allowing a regional commercial warehouse and sales outlet, Costco, to be developed in accordance with existing design and development standards already established at Bella Terra. The zoning text amendment allows Costco as a permitted use but maintains all the existing setback, landscaping, building height, and other development standards to maintain compatibility with other uses on site and on adjacent properties. Additionally, the zoning text amendment ensures cohesiveness with surrounding land uses by allowing the ancillary uses of tire sales/installation and fuel station only in combination with a major warehouse and sales outlet anchor store. This restriction prevents the shopping center mall from becoming cluttered with independent tire sales or gas stations, which on their own are not regional commercial draws. Such independent or stand alone uses would not contribute to the overall General Plan and zoning goals of developing a regional commercial shopping experience. The development standards further restrict the gas station uses by permitting only fueling services; no ancillary convenience markets, car washes, or truck rentals, which are sometimes combined with gas stations, would be permitted on site. Those types of ancillary uses would not be appropriate in a regional commercial setting. Other changes to the development standards, discussed in more detail below, also contribute to the project's compatibility by refining language for common open space and -373- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 parking for a combination residential and commercial development in an urban setting. Staff recommends approval of the proposed amendments to the Specific Plan. Development Standards The proposed warehouse and sales outlet with ancillary tire sales/installation use does not require any change to development standards in SP 13. The proposed building will be required to comply with existing development standards for commercial uses in Area A with regards to setbacks, building height, landscaping, parking, and floor area ratio. The proposed gas station, however, does require provision of development standards to address site design and location consistent with fuel facility standards applicable in other zoning categories. Rather than repeat the applicable gas station development standards from the HBZSO, staff recommends that SP 13 just contain a reference to gas station standards already established in HBZSO Section 230.32, such as pump island and canopy setbacks from streets and landscaping along interior property lines. To reiterate the point made above, the development standards also include criteria for gas stations only as an ancillary use to a larger user and that no other additional uses such as convenience markets, car washes, or truck rentals be permitted on site. The applicant proposes a change in the way common residential open space is measured for The Village at Bella Terra. When the mixed use development standards were adopted in 2008, common residential open space was required to be a minimum of 10 feet away from any ground floor residential door or window and a minimum of five feet away from any ground floor wall. However, that method of measurement was more appropriate for the long linear blocks of residential units previously proposed as part of the conceptual development plans. The applicant proposes to eliminate the criteria for separation of common open space from the doors, windows, and walls of ground floor units. In the current proposed project, common open space is provided in courtyards between the building clusters with no separation adjacent to residential units. The proposed courtyards create unique landscaped areas, some with barbecues, outdoor furniture, shade structures, or formal gardens. The main common recreational area is provided in a resort style pool with fountain, formal lawn space, spa court, and resort cabanas. Additionally, the project proposes an indoor clubhouse as well as a fitness center for exclusive use by residents. With the proposed change to eliminate the requirement for separation of open space from ground floor units, the overall amount of total common residential recreational area is proposed as follows: - o , o - o - o o a - o ® o Total 150 sf/ unit; 60 sf of 467 x 150 = 70,050 81,310 sf Overall Total which must be private sf total open space - Common Min. 90 sf/ unit; 467 x 90 = 42,030 sf 37,712 sf outdoor + enclosed clubhouse/ (42,030 sf x 15% = 6,304 sf clubhouse = fitness may be max 6,304.5 sf indoor 44,016 sf Common Total 15% of overall max may be counted - Private Min. 60 sf/ unit 467 x 60 = 28,020 sf 60 sf/ unit min. provided; 37,294 sf Private Total -374- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 As can be seen from the above chart, even with the change in methodology for the measurement of open space, the proposed project exceeds the open space requirement by approximately 11,260 square feet. The project also includes a 2,234 square feet indoor fitness center that has not been included in the above calculation because it would exceed the amount of enclosed space that can be counted toward the minimum requirements. Staff supports the proposed amendment to measurement of common open space because the overall quality and amount of open space provides for a high quality, well designed multi- family residential project. Clean Up Language Other changes proposed in the zoning text amendment are minor clean-up language modifications necessary to bring the specific plan up to date. For example, all references to the Director of Planning have been amended to the Director of Planning and Building to reflect the recent consolidation of the two departments. Additionally, the appeal language has been amended for consistency with all specific plan documents. In particular, all decisions by the Director of Planning and Building can now be appealed by both the property owner and applicant across the entire specific plan instead of just within Area B as currently written. Staff has also included a new parking striping detail to match the requirements of the HBZSO instead of the existing exhibit, which contains inaccurate dimensions. Refinements to certain sections are also included to provide more consistency between the specific plan and the HBZSO. For instance, language is now included in the specific plan to permit 25 feet of back-up space within the residential only parking garage for consistency with zoning code requirements. Overall, staff recommends approval of the text changes to Specific Plan No. 13 to facilitate development of a high quality regional commercial and mixed use project with enough open space, air, light, ventilation, pedestrian connections, interesting architecture, well designed circulation, and landscaping for an enjoyable environment in which to shop, live, work, and play. Specifically, implementation of a commercial and mixed use project in compliance with the amended Specific Plan No. 13 will promote transformation of the Bella Terra lifestyle center into a vital regional destination. E. SUMMARY Staff recommends approval of General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10-001 because: - Facilitates the existing General Plan Land Use Element Mixed Use overlay by providing for regional commercial and mixed uses on the site. - Facilitates the proposed amendments to Specific Plan No. 13 to modify locations of Area A and Area B, to establish uses and development standards for warehouse and sales outlets with tire sales/installations and gas stations, resulting in a future mixed use development that is consistent and transitional between surrounding densities and land uses. - Facilitates regional commercial and mixed use development that produces an environment which is both attractive and sustainable by increasing housing options for diverse household types, promoting alternative modes of transportation, creating a local -375- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 sense of place, reducing infrastructure and maintenance costs, and allowing for more efficient use of land resources. - Consistent with good zoning practice and implements the goals of developing a regional commercial and mixed-use lifestyle center. Environmental Status: As part of its decision-making process, the City is required to review and consider potential environmental effects that could result from the revised project. Environmental Impact Report No. 07-03 (EIR), certified by the Planning Commission in 2008 for the project, found significant unavoidable impacts in four issue areas — Air Quality, Noise, Population and Housing, and Transportation/Traffic. All other potential impacts were either less than significant or could be mitigated. Notwithstanding that the previous environmental review had been completed, and after demolition of additional buildings the revised project is smaller than the original, City staff has had an evaluation of the revised project prepared by the firm of PBS&J, an environmental consultant, within the context of the California Environmental Quality Act (CEQA). Under CEQA, if project changes occur after certification of an EIR, an evaluation should be made to determine if there are changes in circumstances or new information of substantial importance that would require preparation of a subsequent or supplemental EIR. In the event that this is not the case, an Addendum may be prepared. The analysis documents that an Addendum is the appropriate level of CEQA review for the revised project (Attachment No. 9). Table 1-1 (pp. 1-6 through 1-9) provides a comparison of impacts between the approved 2008 Project and revised Project currently proposed. Specifically, none of the conditions set forth in Section 15162 of the 2010 CEQA Guidelines that would require preparation of a supplemental EIR has been met and the Addendum analysis demonstrates that: • The revised project would not result in new significant impacts, nor is there a substantial increase in the severity of impacts from that identified in the previous EIR. ® There is no information in the record or otherwise available that indicates there are substantial changes in circumstances that would require major revisions to the previous EIR. ® There is no substantial new information that would result in a new significant impact requiring major revisions of the previous EIR. ® There are no alternatives to the previous project or additional mitigation measures that would substantially reduce one of more significant impacts identified in and considered in the previous EIR. Following a review of the previous EIR and the revised project information, it was determined that only limited additional analysis was needed in the Addendum for the following resource areas: • Biological Resources ® Cultural Resources ® Geology and Soils ® Hydrology and Water Quality • Population and Housing -376- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 ■ Public Services ■ Recreation ■ Utilities and Service Systems Following a review of the previous EIR and the revised project information, it was determined that additional analysis was needed in the Addendum for the following resource areas: ■ Aesthetics ■ Air Quality ® Hazards and Hazardous Materials ■ Land Use and Planning ■ Noise ® Transportation and Traffic The Addendum EIR determined that similar to the original project, implementation of the revised project would result in significant, unavoidable impacts in the following issue areas: Air Quality ■ Project Specific — Daily operations would generate air emissions that exceed SCAQMD thresholds. Noise Project Specific — Pile driving activities would result in substantial temporary increase in ambient noise levels. Traffic ■ Project Specific — Under Year 2014 conditions, the project would contribute to projected deficiencies on the 1-405 freeway. ■ Project Specific — Under Year 2030 conditions, the project would contribute to projected regional freeway deficiencies on the 1-405 freeway. In some instances, the revised project reduces the severity of significant impacts previously identified. These include Air Quality impacts during construction and cumulative impacts of Population and Housing due to exceedance of SCAG population projections for 2015. After distribution of the Addendum to EIR No. 07-03 to the Planning Commission and City Council via separate memo on August 5, 2010, staff discovered some errors and clarifications that need to be revised in the document. In general, there was a discrepancy in the amount of square footage listed for the Mervyn's demolition, clarifying language regarding some project description items was necessary, some inconsistencies in the numbering system for impacts and mitigation were included, clarification in the mitigation measures for greenhouse gas emissions were needed, and an error in the ICU values for the Beach Boulevard/Edinger Avenue intersection was corrected. The Traffic Impact Study in Appendix F required the same correction to ICU values. The revised pages were provided to the Planning Commission prior to their action on the proposed project and also are provided here in legislative draft form for incorporation into the Addendum EIR No. 07-03 (Attachment -377- REQUEST FOR COUNCIL ACTION MEETING DATE: 9/20/2010 DEPARTMENT ID NUMBER: PL 10-23 No. 10). None of the revisions result in changes to the overall conclusions reached in the document. Notwithstanding the adoption and implementation of the recommended mitigation measures (Attachment No. 8), approval of the project in 2008 required that a Statement of Overriding Considerations be adopted by the Planning Commission, finding that the economic and social benefits of the proposed project outweigh its potentially adverse impact. Staff has analyzed the Addendum EIR with regards to the level of adequacy of the environmental issues analyzed in the Addendum EIR. Staff has also analyzed the project with respect to compliance with identified mitigation measures. All of the mitigation measures are feasible and attainable prior to, during, and after construction. The City Council will not need to act on the Addendum, but needs to consider it in its actions on the revised project. Strategic Plan Goal: Strategic Plan Goal: Enhance Economic Development. Attachment(s): Description 1. City Council Resolution No. 2010-67, "A Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 10-001" 2. Suggested Findings for Zoning Text Amendment No. 10-001 3. City Council Resolution No. 2010-68, "A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to Specific Plan No. 13 (Zoning Text Amendment No. 10-001)" 4. General Plan Land Use Element — Existing Land Use Designation Exhibit and Excerpt of Existing Table LU-2b Land Use Density and Intensity Schedule 5. Zoning Map — Existing Zoning Designation Exhibit 6. Le islative Draft of Specific Plan No. 13 7. Project Narrative Dated July 13, 2010 8. Mitigation Monitoring and Reporting Program from Addendum to EIR No. 07-03 9. Addendum to EIR No. 07-03 — Not Attached (Available at City Hall, 3rd Floor Planning Department or at www.huntin tonbeachca. ov 10. Revised Pages to Addendum to EIR No. 07-03 dated August 17, 2010 11. Planning Commission Staff Report Dated August 24, 2010 12. PowerPoint Presentation dated September 20, 2010 -378- ATTACHMENT # 1 RESOLUTION NO. 2010-67 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 10-001 WHEREAS, General Plan Amendment No. 10-001 proposes to amend the Land Use Element of, the City's General Plan to redesignate an approximate 10.40 acre piece of real property located on the north side of Edinger Avenue just west of the existing Bella Terra development, as more particularly described as Exhibits "A" and "B" attached hereto, from CR- F2-sp-mu-(F 14) (Regional Commercial-0.5 FAR-Specific Plan Overlay-Mixed Use Overlay- 1.75 FAR [MU-0.2{C}/45 du/acre]) to CR-F2-sp-mu-(F14) (Regional Commercial-0.5 FAR- Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0.07{C)/45 du/acre]). Specifically, Area A increases from 46-90 acres to 52.35 acres and Area B decreases from 15.85 acres to 10.40 acres. Additionally, the F 14 Density Code changes the 0.2 mixed-use commercial FAR to 0.07 mixed use commercial FAR in Area B of Specific Plan No. 13. The amendment also includes modifying Table LU-2b, the Land Use Density and Intensity Schedule of the General Plan to describe the overall maximum mixed-use commercial FAR of 31,711 square feet and a maximum of density of 468 residential units in Bella Terra Area B; and Pursuant to California Government Code, the Planning Commission of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 10-001 and recommended approval of said entitlement to the City Council; and Pursuant to California Government Code, the City Council of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 10-001; and The City Council finds that said General Plan Amendment No. 10-001 is necessary for the changing needs and orderly development of the community, is necessary to accomplish refinement of the General Plan, and is consistent with other elements of the General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Huntington Beach as follows: 1. That the real property that is the subject of this Resolution (hereinafter referred to as the"Subject Property") is generally located on 10.40 acres north of Edinger 2 Avenue, west of the existing Bella Terra development and east of the Union Pacific Rail Road line in the City of Huntington Beach, and is more particularly described in the legal description and sketch attached hereto as Exhibits "A" and "B", respectively, and incorporated by this reference as though fully set forth herein. 2. That General Plan Amendment No. 10-001, which amends the General Plan Land Use Designation for the subject area from CR-F2-sp-mu (F14) (Regional Commercial-Specific 1 10-2578.001/52365 Resolution No. 2010-67 Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0.2{C)/45 du/acre]) to CR-F2-sp-mu(F14) (Regional Commercial-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0.07{C)/45 du/acre]) and the modifications to Subarea 5B of the Community District and Subarea Schedule, is hereby approved. The Director of Planning and Building is hereby directed to prepare and file an amended Land Use Map and an amended Land Use Element. A copy of said map and the Land Use Element, as amended, shall be available for inspection in the Planning and Building Department. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 20th day of September . , 201 0 yor REVIE AND APPROVED: 1NITI7AND PPROVED: fivdministrator Director Panning and Building APPROVED AS TO FORM: ell- City Attorney My ct_1'[o ATTACHMENTS: Exhibit A: Legal Description Exhibit B: Sketch Exhibit C: General Plan Changes 2 10-2578.001/52365 Resolution No.2010-67 Resolution No.2010-67 Resolution No.2010-67 EXHIBIT "A" LEGAL DESCRIPTION In the City of Huntington Beach, County of Orange, State of California, being those portions of Parcel 1 of Parcel Map No. 86-200, as shown on a map filed in Book 255, Pages 40 through 45, inclusive, of Parcel Maps and Parcel 9 of Parcel Map No. 2003-163, as shown on a map filed in Book 358, Pages 1 through 9, inclusive, of Parcel Maps, both in the office of the County Recorder of said county, described as follows: Beginning at the intersection of the west line of said Parcel 1 and a line parallel with and 9.00 feet northerly from the south line of said Parcel 1; thence along said west line, North 00°16' 24" East 663.70 feet; thence South 89°32'20" East 757.12 feet to a non-tangent curve concave northeasterly having a radius of 472.00 feet, a radial line to the beginning of said curve bears North 87°57'14" West; thence southerly 321.30 feet along said curve through a central angle of 39°00'07" to a compound curve concave northeasterly having a radius of 46.00 feet; thence southeasterly 42.13 feet along said curve through a central angle of 52°28'34'; thence South 89°25'55" East 5.63 feet; thence South 002754" West 125.83 feet; thence North 89°32'06" West 488.99 feet; thence South 002754" West 220.01 feet to said parallel line; thence along said parallel line, North 89°32'06"West 404.95 feet to the Point of Beginning. r� till of 1 ( t Rory S. W illia L.S. 0 6654 LAND S& Date: Rory S.Williams 0 No.6654 �Q- 9TFOF CAL�F��� August 16, 2010 WO No. 3337-1X Page l of 1 H&A Legal No.7602 By: L. Gaston Checked By: R.Williams Resolution No. 2010-67 Resolution No.2010-67 Resolution No.2010-67 Resolution No. 2010-67 EXHIBIT "B" Sketch to Accompany Legal Description FOR AREA DETAIL SEE SHEET 2 __---CENJER-AUENUE L r < ZONE AREA LU 0 10.40 AC. F. LU EDINGER AVENUE INDICATES 10.40 AC. ZONE AREA HUNSAKEk & ASSOCIATES I R V I N E I N C ZONE BOUNDARY PLANNING - ENGINEERING - SURVEYING Three Hughes - Imme, CA 92618 - PH:(949)583-1010 -FX:(949)583-0759 CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA DATE: 77RE CK'd — 08-16—lUIDATE ',,w,.GL. GASTON By, R. \MLLIAMS SCALE: 1"= 400' W.O. 3337-1x FIIE: 1:\BELLA TFRRA\LD\7602\SHT01 .dwq I H&A LEGAL No. 76021 SHEET 1 OF 2 Resolution No.2010-67 Resolution No.2010-67 X 9 MI 99 99 Sketch to Accompany Legal Description. S00°27'54"W S89°25'55"E 5.63' ---- 125.83. AA=52°28'34"•• -:-------- R=46.00' L=42.13' N53°02'39"E -------------- N 39a oo b�.. - RAD PCC 7.3 r a rn 0o INDICATES 10.40 AC. -�- ZONE AREA N 00 I-.LJ Z Z LJ q/ N LLU 500�27'S4"W 220.0i' 10.40 AC.cD w N N 0 O oo . ... .... .. -• .. to O V cs O t� Q Z 9' P.O.B. -- N00°16'24"E 663.70' HUNSAKER & ASSOCIATES I R V I N E I N C ZONE BOUNDARY PLANNING m ENGINEERING SURVEYING 7hee Hughes - Irvine, CA"Z18 • PH:(949)583.1010 oFX:049)583.0759 CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA once 08-16-10 DATE ------ aWOL. GASTON "'�d R. ULLIAMS SCALE: 1"= 120' W.O. 3337-1X F'LE: I:\RELLA TERRA\LD\7602\SHT02.dwG H&A LEGAL No. 76021 SHEET 2 OF 2 Resolution No.2010-67 Resolution No.2010-67 Resolution No.2010-67 Resolution No.2010-67 GENERAL PLAN LAND USE ELEMENT EXCERPT TABLE LU-2b (cont.) Land Use Density and Intensity Schedule Densi . Cate o „. Per"nutted:Densi, %Intensi MIXED The intensities/densities of structures vertically-integrating housing and commercial USE-VERTICAL uses shall be determined by a combination of FAR and units per net acre. Each INTEGRATION Mixed Use site shall be limited by a total building area FAR,a commercial area FAR, and a residential density. The cumulative total of commercial area FAR and residential density cannot exceed the total building area FAR. -F8 Maximum total building area floor area ratio of 1.5,commercial FAR of 0.35,and 25 units per net acre. -F9 Maximum total building area floor area ratio of 1.5,commercial FAR of 0.5,and 25 units per net acre. -F 10 Maximum total building area floor area ratio of 1.5;structure may be fully developed with commercial uses, or combined with housing at a maximum density of 25 units per net acre. -F 11 Maximum total building area floor area ratio of 2.0;structure may be fully developed with commercial uses,or combined with housing at a maximum density of 25 units per net acre. -F 12 Maximum total building area floor area ratio of 3.0; structure may be fully developed with commercial uses,or combined with housing at a maximum density of 30 units per net acre. -F 13 Maximum total building area floor area ratio of 1.5; structure may be fully developed with commercial uses,or combined with housing at a maximum density of 15 units per net acre. -F14 Bella Terra Area B: Maximum total building area floor area ratio of 1.75;maximum commercial building floor area ratio of 0.07 0-1(31,711 1 2�commercial square feet)and maximum 45 dwelling units per acre(16874-3 residential units) MIXED The densities/intensities of commercial and residential uses are indicated by an FAR USE-HORIZONTAL for the commercial portion of the site and units per acre for the residential portion of INTEGRATION the site. Site areas allocated for each use are specified in the policies contained in this element. pa* Maximum floor area ratio and units per net acre as indicated for each zone on the Land Use Plan. Resolution No.2010-67 Res. No. 2010-67 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) 1, 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 September 20, 2010 by the following vote: AYES: Carchio, Green, Bohr, Dwyer, Hansen NOES: None ABSENT: Coerper, Hardy ABSTAIN: None y Clerk and ex-officlVClerk of the City Council of the City of Huntington Beach, California ATTAC H M E N T #�2 ATTACHMENT NO. 2 FINDINGS FOR APPROVAL ZONING TEXT AMENDMENT NO. 10-001 FINDINGS FOR APPROVAL—ZONING TEXT AMENDMENT NO. 10-001: 1. Zoning Text Amendment No. 10-001 amends the HBZSO by amending Specific Plan No. 13 to establish warehouse and sales outlets with ancillary tine sales/installation and gas station uses and associated design and development standards for the Bella Terra site. The proposed change will be consistent with the objectives,policies, general land uses and programs specified in the City's General Plan and the adopted Land Use Element of the General Plan because it allows regional commercial uses and mixed-use development at a density and intensity appropriate for the site. The amended Specific Plan No. 13 is also compatible with surrounding development because development standards contribute to the project's compatibility by ensuring adequate design standards for warehouse and sales outlets with ancillary tire sales/installation and gas stations with setbacks, parking, and landscaping for a combination of residential and commercial development in an urban setting. 2. The amended Specific Plan No. 13 will enhance potential for superior urban design in comparison with development under the base district provisions that would apply if the Plan were not approved because along with the typical development standards for the overall building design, Specific Plan No. 13 also includes general goals and policies designed to implement the General Plan vision for Subarea 5A and 5B, particularly a highly articulated architecture, pedestrian oriented, shopping experience with open space plazas, and synergy between the residential and commercial uses. 3. Deviations from the base district provisions that otherwise would apply, are justified by compensating benefits of the Specific Plan. Overall the Specific Plan Design Guidelines and Development Standards facilitate development of a high quality mixed use project with enough open space, air, light, ventilation, pedestrian connections, interesting architecture, well designed circulation, and landscaping for an enjoyable environment in which to live, work, shop, and play. Specifically, implementation of a future warehouse and sales outlet with ancillary tire sales/installation and gas station along with a mixed use project in compliance with the amended Specific Plan No. 13 will promote transformation of the Bella Terra lifestyle center into a vital regional commercial lifestyle center. 4. The amended Specific Plan No. 13 includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems. Specific Plan No. 13 describes and depicts adequate provisions for the utilities and public services described above. Additionally, EIR No. 07-003 and Addendum to EIR No. 07-003 contains a complete analysis of the previous and revised project's expected demands for utilities and public services and demonstrates adequate provisions to meet the revised project's needs. (1 Osr56 GPA No. 10-001;ZTA 10-001; SPR 10-001) -390- Attachment No. 2.1 ATTACHMENT #3 RESOLUTION NO. 2010-68 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING AN AMENDMENT TO SPECIFIC PLAN NO. 13 (ZONING TEXT AMENDMENT NO. 10-001) WHEREAS, Zoning Text Amendment No. 10-001 has been prepared and analyzed in the Planning Commission Staff Report dated August 24, 2010; and Zoning Text Amendment No. 10-001 is a request to amend Specific Plan No. 13 — Bella Terra to establish warehouse outlets and sales with ancillary tire sales/installation and gas station as permitted uses and development standards on an approximate 52.35 acre parcel of land within Area A of the Specific Plan, located between Edinger Avenue and Center Avenue, west of the existing Bella Terra development and east of the Union Pacific Rail Road; and The Planning Commission held a public hearing pursuant to Government Code Section 65353 on August 24, 2010 to consider said Zoning Text Amendment; and The Planning Commission is required to make a recommendation to the City Council on the amendment to the General Plan pursuant to Government Code Section 65354. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Huntington Beach finds as follows: 1. The amended Specific Plan is consistent with the adopted Land Use Element of the General Plan. 2. The amended Specific Plan enhances 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. 3. The deviations from the base district provisions that otherwise would apply are justified by the compensating benefits of the Specific Plan. 4. The amended 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. 5. The Specific Plan No. 13, attached hereto as Exhibit "A" and incorporated by this reference as thoroughly set forth herein, is hereby adopted and approved. 1 10-2578.0 0 115 23 62 Resolution No. 2010-68 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 20th day of September , 2010. ay REVIE ND APPROVED: INITIAT APPROVED: "dininistrator irector of Planning and Building APPROVED AS TO FORM: IL ' City Attorney Mv ATTACI=MENT: Exhibit A: Specific Plan No. 13-Bella Terra 2 10-2578.001/52362 co 0 0 N Z �3 Z j;)gmnN uvid o131oadS . 11OP09 uoISutlunH Jo ,�ItD r .FJ 0 ilopog U0. rl ani-I W r lk t r. r 3 { Y 4� r,, ella Terra City ®f Huntington Beach SPECIFIC PLAN NO. 13 Prepared. by City of Huntington Beach Planning and Building Department DJM Capital Partners with Perkowitz + Ruth Architects Huntington Associates LLC. with Greenberg Farrow Architects EDAW Richard Sawyer Adopted July 5, 2000—City Council Resolution No. 2000--68 Reconsidered and Modified August 7,2000—City Council Resolution No. 2000-80 Modified April 17,2006—Ordinance No. 3728 Modified November 17,2008—City Council Resolution No. 2008-70 Modified September 20, 2010—City Council Resolution No. 2010-68 Bella Terra Specific Plan 2 September 20, 2010 TABLE OF CONTENTS 1. INTRODUCTION 3.4.7 Landscape Guidelines 70 1.0 Purpose and Intent 6 3.4.8 Signage Guidelines 75 1.1 Authority and Procedures 7 1.2 Scope and Format 8 4. DEVELOPMENT REGULATIONS 1.3 Project Area Description 10 4.0 Purpose 77 1.4 General Plan Designation 13 4.1 General Provisions 77 1.5 Zoning Provisions 15 4.2 Definitions 78 1.6 State Mandated Requirements 15 4.3 Development Standards Area A 80 4.3.1 Permitted Uses 80 2. IMPLEMENTATION 4.3.Z Intensity 80 4.3.3 Building Height 80 2.0 Administration 18 4.3.4 Setbacks 80 2.1 Development Construction Phasing Plan 18 4.3.5 Landscaping 80 2.2 Methods and Procedures 19 4.3.6 Signs 80 2.3 Site Plan Review 19 4.3.7 Lighting 80 2.4 Parcel Maps 20 4.3.8 Parking 85 2.5 Reuse/Change of Use Review 21 4.3.9 Parking Structures 85 2.6 Environmental Determination 22 4.3.10 Drive-Through Bakery 86 2.7 Request for Deviation 22 4.3.11 Gas Station and Tire Sales/Installation 86 2.8 Specific Plan Amendment 23 4.4 Development Standards Area B 87 2.9 Severability 23 4.4.1 Permitted Uses 87 4.4.2 Intensity 87 3. DEVELOPMENT CONCEPT 4.4.3 Building Height 87 3.0 General Development Plan 26 4.4.4 Setbacks 87 3.1 Pedestrian Plaza and Walkways 30 4.4.5 Landscaping 87 3.2 Circulation Plan 32 4.4.6 Signs 87 3.3 Public Facilities 35 4.4.7 Lighting 87 3.4 Design Guidelines 40 4.4.8 Minimum Dwelling Unit Size 88 3.4 3.4.1 Project Area Character 41 4.4.9 Common Residential Recreation Areas 88 3.4.2 Site Planning Guidelines 42 4.4.10 Sustainable or"Green"Building 88 3.4.3 Common Area Guidelines 44 4.4.11 Affordable Housing 88 3.4.4 Architectural Guidelines Area A 56 4.4.12 Parking 92 3.4.5 Architectural Guidelines Area B 62 4.4.13 Parking Structures 92 3.4.6 Nonconforming Buildings and Uses 4.4.14 Reciprocal Access 92 Areas A and B 65 4.5 Temporary and Seasonal Events 93 Bella Terra Specific Plan 3 September 20, 2010 List of Exhibits Exhibit 1 Vicinity Maps 11 Exhibit 2 Aerial Photograph 12 Exhibit 3 Area A and B 25 Exhibit 4 Pedestrian Plaza/Walkways Plan 29 Exhibit 5 Circulation Plan 31 Exhibit 6 Common Area Locations 45 Exhibit 7 Color and Materials of Common Areas 51 Exhibit 8 Typical Tenant Storefront 61 Exhibit 9 Landscape Concept Plan 69 Exhibit 10 Plant Materials Palette 72 Exhibit 11A Permitted Uses Chart Area A 82 Exhibit 12 Development Regulations Chart Area A 83 Exhibit 13 Parking Standards and Details 84 Exhibit 14 Permitted Uses Chart Area B 89 Exhibit 15 Development Regulations Chart Area B 90 Exhibit 16 Temporary and Seasonal Events Chart 93 APPENDICES—Available from Planning and Building Department A— Legal Description B— General Plan Consistency C - Addendum EIR No.07-003 Mitigation Monitoring and Reporting Program Bella Terra Specific Plan 4 September 20, 2010 INTRODUCTION t M ,: - f Bella Terra Specific Plan 5 September 20, 2010 INTRODUCTION 1.0 PURPOSE AND INTEN r Background — The Crossings Specific Plan was adopted on August 7, 2007 for development of 63 acres for Regional Commercial uses. Approximately 50 acres was redeveloped in 2005 with approximately 774,962 square feet of commercial space. The remaining 13 acres was under separate ownership and remained vacant with the shuttered Montgomery Ward store and auto repair facility. In 2008, a project renamed the Specific Plan to Bella Terra, modified the allowable uses on the vacant 13 acre (15 acres after a future lot line adjustment) portion, established Area A (47.9 acres) and Area B (15.85 acres), and planned for the redevelopment of that site accordingly. The currently proposed project modifies the boundaries between the planning areas and increases Area A to 52.35 acres and decreases Area B to 10.40 acres. The Bella Terra Specific Plan establishes the planning concept, design theme, development regulations and administrative procedures necessary to achieve an orderly and compatible development of the project area, and to implement the goals, policies and objectives of the Huntington Beach General Plan. The intent is to establish a visitor serving,regional-commercial shopping and mixed use high density residential setting and achieve a high quality in residential,-retail and entertainment design. The Bella Terra Specific Plan identifies the location, character and intensities for a regional commercial complex herein referred to as Bella Terra Area A and a mixed use high density residential and regional commercial setting herein referred to as Bella Terra Area B (Exhibit 313). The Specific Plan creates a compatible design theme for the project areas and establishes the development regulations necessary to accomplish the identified objectives. The Specific Plan is regulatory in nature and serves as zoning for Bella Terra. Subsequent development plans, Parcel Maps and other entitlement requests for the project areas must be consistent with both the Specific Plan and the Huntington Beach General Plan. According to Public Resources Code Section 21083.3(b), "If a development project is consistent with the general plan of a local agency and an environmental impact report was certified with respect to that general plan, the application of this division [CEQA] to the approval of that development project shall be limited to effects on the environment which are peculiar to the parcel or to the project and which were not addressed as significant effects in the prior environmental impact report, or which Bella Terra Specific Plan 6 September 20, 2010 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 The original Specific Plan for Bella Terra Area A (The Crossings at Huntington Beach Specific Plan) was exempt from preparation of an environmental assessment until a site plan was submitted for approval by the City. A site plan was approved,an environmental assessment was performed by the City of Huntington Beach, and a Mitigated Negative Declaration was approved with the site plan,and mitigations were applied to the Bella Terra Area A project. As required by the California Environmental Quality Act ("CEQA") (Pub. Res. Code§§ 21000 et seq.) EIR No. 07-03 was prepared to analyze and mitigate significant environmental impacts created by this Specific Plan as amended to establish Bella Terra Area B, as well as the concurrently processed General Plan Amendment in 2008. To the extent that prior environmental documentation for the City's General Plan and prior specific plans for this site have analyzed environmental impacts associated with the Specific Plan as amended, CEQA permits the City to utilize or rely on such conclusions in connection with preparing the EIR for this project (Pub. Res. Code §§ 21083.3(b), 21166). The EIR identifies and imposes mitigation for significant impacts caused by the project as proposed. The currently proposed (2010 Revised Project) Specific Plan amendments and Costco and residential development were analyzed in an Addendum to EIR No. 07-03. The Addendum to EIR No. 07-03 demonstrates that the revised project would not result in new significant impacts, nor is there a substantial increase in the severity of impacts from that identified in the previous EIR. 1.1 AUTHORITY AND PROCEDURE The State of California requires that all cities and counties prepare and adopt a comprehensive General Plan for the physical development of their area of jurisdiction. Following the adoption of the General Plan, the entity is required to develop and adopt regulating programs (zoning and subdivision ordinances, building and housing codes, and other regulations), which will implement the policies described in the General Plan. California State law authorizes cities with complete General Plans to prepare and adopt Specific Plans (Government Code Sections 65450 et. seq.). Specific Plans are intended to be a bridge between the local General Plan and individual development proposals. Specific Plans contain both planning policies and regulations, and may combine zoning regulations, capital improvement programs, detailed development standards and other regulatory methods into one document which can be tailored to meet the needs of a specific area. Local planning agencies or their legislative bodies may designate areas within their jurisdictions as ones for which a Specific Plan is"necessary or convenient" (Government Code Section 65451). Bella Terra Specific Plan 7 September 20, 2010 A Specific Plan may either be adopted by ordinance or resolution (Government Code Section 65507). Should the legislative body wish to change a proposed Specific Plan recommended by the Planning Commission, the change must first be referred back to the Commission for consideration, if not previously considered (Government Code Section 65504). Adoption or amendment of a Specific Plan constitutes a project under the California Environmental Quality Act (CEQA) and the State's Environmental Impact Report (EIR) guidelines. If the initial environmental review shows that the proposed or amended plan could significantly affect the environment, the jurisdiction must prepare an EIR and submit it in draft form for public review. The need for an EIR in a particular case is determined by the local government. In the case for Bella Terra Area A, since an EIR was prepared for the City's adopted General Plan and the prior Specific Plan was within the umbrella of the General Plan and associated Certified EIR, the environmental assessment for the original Bella Terra Specific Plan was limited to the effects peculiar to the project (Public Resources Code Section 21083.3(b)). When Bella Terra Area B was established in 2008, EIR No. 07-03 was prepared and processed concurrently with the Specific Plan as amended and General Plan Amendment. An Addendum to EIR No. 07-03 has been prepared to evaluate the project as revised in 2010. The preparation, adoption and implementation of the Bella Terra Specific Plan by the City of Huntington Beach is authorized by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. The Huntington Beach General Plan was adopted by the City Council on May 13, 1996. The General Plan designates the project area as Regional Commercial in Bella Terra Area A and the General Plan Amendment being processed concurrently with this Specific Plan will permit high density residential and mixed uses in Bella Terra Area B. The Bella Terra Specific Plan is consistent with the goals and policies of the Huntington Beach General Plan,as amended. 1.2 SCOPE AND FORMAT The Bella Terra Specific Plan is divided into four sequential sections. Section One is the Introduction and describes the purpose and intent of the document along with a brief explanation of Specific Plan procedures and authorization. Section One also presents the Project Area Description and is intended to establish the reasons why the Specific Plan process is logical and necessary for this portion of the City. This section presents a general description of Bella Terra Specific Plan 8 September 20, 2010 the Specific Plan area; special characteristics and existing conditions which make this area unique have been identified. Section Two presents the Implementation process and discusses how individual projects and tenant improvements will be reviewed and approved. This section outlines the project approval procedures and describes the process for project appeals and the methods by which the Specific Plan can be modified or amended. Section Three describes the Development Concept. The design concept evolves from the objectives identified and existing conditions discussed in Section One. This section also presents the circulation,public facilities, infrastructure and landscaping which will support the development concept and reinforce the design theme. Section Three also includes the Design Guidelines. This section identifies and describes the intended character for the area and provides a framework for.project implementation. Section Four establishes the Development Regulations for the Specific Plan area and for individual project development. Section Four presents a detailed description of the Development Standards which are necessary to guide and control new projects and carry out the goals and policies of the Specific Plan and the City's General Plan. The Appendix includes the Legal Description of the site,a General Plan Consistency analysis and a Mitigation Monitoring and Reporting Program. t ,per i dr ins',` l da L a The vie w of Century Theater and Amphithea ter View of Ulta from Edinger Avenue Bella Terra Specific Plan 9 September 20, 2010 1.3 PROJECT AREA DESCRIPTION Bella Terra Specific Plan covers 63 acres located in the northern portion of the City of Huntington Beach. The area is generally bounded on the north by Center Avenue, on the east by Beach Boulevard, on the south by Edinger Avenue,and on the west by Southern Pacific railroad right-of-way. The Bella Terra Specific Plan is divided into two distinct areas (Exhibit 3B). Area A represents development of the original Bella Terra lifestyle center on the easterly portion of the site, approximately 52.35 acres in size. Area A is currently developed with regional commercial uses; a big-box retail and service station use are now being added in the northwesterly portion of the site. Area B represents the southwesterly portion of the site, approximately 10.4 acres in size and was formerly occupied by the vacant Montgomery Ward retail store and associated auto repair facility. Area B is proposed for mixed-use development with a combination of commercial and residential uses. A legal description of properties in the Specific Plan project area has been included in the Appendix. Bella Terra Specific Plan 10 September 20, 2010 5 �7o io 0 PASADENA tc ® ® LOS ANGELES SANTA MONICA R®d w Botsa Ave. Z^ LOS ANGELES 57 p ro INTERNA770MAL 01 ) AIRPORT LONG 91 McFadden Ave. roRRANcE BEACH ANAHEIM 41RPORT GARDEN Golden ® GROVE West Center Ave LONG ® n Colle a BEAC 9 LONG BEACH/ SANTA® 0) LOS ANGELES IT ANA ss HARBOR IRVIN g HUNTINGTON BEACH Edinger m The Crossings i! JOHN WAYNE c NEWPORT BEACH RANGE COU 0 o at Huntington AIRPORT (� Beach Site Location Regional Location Vicinitys Exhibit 1 The project area is surrounded by a variety of land uses and activities. The San Diego Freeway (405) and an office retail complex create the northern boundary. To the south,office and retail uses are located across Edinger Avenue. To the east,commercial uses are located across Beach Boulevard. To the west,is the Southern Pacific Railroad Line. The property west of the rail line is designated Beach Edinger Corridor Specific Plan. Bella Terra Specific Plan 11 September 20, 2010 - ��.y + j' f I, 1F ".lii e� V U 2'-. ,�, " �? 1�^,. tt' F �^ , '. :�,-,►.. 's t. SL' . N, iv"t►F .i1,r a � .+'li '+ ��."�+ 4.. �r�- ''""""'�iw'Lrf. Ii°�r— 1:, ::. ., � rpi-,•�.,�i j �..' �•r .ate'':,. �t�' p , kM C z� e" �r K '0 r � id Il .ate µ _ Bella Terra Aerial Photograph„ Aerial Photograph circa 200E Exhibit 2 Bella Terra Specific Plan 12 September 20, 2010 1.4 GENERAL PLAN DESIGNATION The Bella Terra Area A is currently designated as CR-F2-sp-mu(F9)-Commercial Regional - 0.5 FAR-Specific Plan Overlay-Mixed Use Overlay-1.5 (MU--0.5 (C)/25du/acre in the City's General Plan. The site has been designated for commercial land uses since the raid 1960s. The commercial regional designation anticipates anchor department stores, promotional retail, restaurants, entertainment, and similar region-serving uses. The Bella Terra Area B will be a mixed use high density residential project and will be designated as CR-F2-sp-mu (F14). The newly established F14 FAR category specifies an overall maximum mixed use building area FAR of 1.75, a maximum commercial FAR of 0.07and a maximum of 45 du/ac, which would permit a maximum of 468 residential units and 31,711 square feet of commercial uses on the 10.4 acre site area. The site has been designated within General Plan Subarea 5A requiring that a Specific Plan with special regulations and standards be established for "Bella Terra." The new General Plan development potential for Area B would be established in both the Land Use Density and Intensity Schedule and General Plan Subarea 5A. The following Design and Development policies are described in the General Plan for the mall property: Design and Development LU 10.1.15 Require that regional commercial developments be designed to convey the visual sense of an integrated center by consideration of the following principles: a. Use of multiple building volumes and masses and highly articulated facades to reduce the visual sense of large scale "boxes"; b. Use of roofline of height variations to visually differentiate the building massing and incorporation of recesses and setbacks on any elevation above the second floor above grade; c. Siting of a portion of the buildings in proximity to their primary street frontage to convey a visual relationship to the street and sidewalks; c. Design of the exterior periphery of the structures to contain shops,restaurants,display windows,and other elements that provide visual interest to parking area and the street elevation; d. Inclusion of a "public square" as a gathering place of public activity in multi-tenant regional centers; e. Clear identification of building entrances; Bella Terra Specific Plan 13 September 20, 2010 f. Use of landscaping that provides a three-dimensional character; g. Encourage the provision of public art; h. Inclusion of consistent and well-designed signage integrated with the building's architectural character,including pedestrian-oriented signage;and i. Design of parking structures to be visually integrated with the commercial buildings. OAU 1,1-LU 4, I-LU 5,1-LU 7,1-LU10 and 1-LU 13) ve t. ' �, 7 �l�.y.st., View ofPeet's Coffee and-T-Mobile Bella Terra Specific Plan 14 September 20, 2010 t r $< Vic ofKohFs 1.5 ZONING PROVISIONS Bella Terra's land use designations are governed by this Specific Plan (as amended) and are,therefore,not limited to the uses defined in the City's Zoning Code. The Specific Plan lists land uses that accommodate a full range of retail,warehouse and sales outlet with ancillary service station and tire sales/installation, restaurant, office,and mixed-use high density residential,and service businesses. The site is also within a sub-area of the merged Redevelopment Project Areas. The adoption of this Specific Plan will supersede the existing zoning and establish a new set of development regulations. The Bella Terra Area A site currently consists of numerous activities. The site presently contains approximately 774,962 square feet of retail commercial space (not including additional square footage proposed as part of Bella Terra Area B). This site has been developed in several phases over the past 30 years. Current market pressures and extent of adjacent competing retail activities are driving the need to develop a new exciting mixed-use center for the City. 1.6 STATE MANDATED REQUIREMENTS To comply with the State of California legislated mandates,the City of Huntington Beach has adopted several plans to deal with regional issues including Air Quality,Congestion Management, Growth Management and Transportation Demand Management Plans. All development within the Specific Plan area shall comply with the applicable provisions of the following plans: Bella Terra Specific Plan 15 September 20, 2010 South Coast Air Quality Management Plan The South Coast Air Quality Management Plan (AQMP) requires measures to reduce traffic congestion,improve air quality,and requires that cities develop Air Quality components within their General Plans. These measures include Regulation XV,a program which requires employers of more than one hundred (100) persons to prepare trip reduction plans,and a requirement for jurisdictions to prepare an air quality component in the General Plan. The City of Huntington Beach is subject to all local jurisdiction requirements set forth by the AQMP. The City has adopted an Air Quality Element and Transportation Demand Management Ordinance,which incorporates AQMP measures. Congestion Management Plan The Congestion Management Plan (CMP) is required by Assembly Bill 471 (Proposition 111), subsequently modified by Assembly Bill 1791. This Bill requires every urbanized county to adopt a CMP;the County of Orange has prepared a CMP which includes the City of Huntington Beach. The CMP requires mitigation of traffic impacts of development,as well as trip reduction programs.The City of Huntington Beach has completed the mandated components of the CMP including level of service standards,trip reduction program,and a capital improvements program for traffic and transit. Growth Management Plan A Growth Management Plan (GMP) is required to implement the passage of Orange County Measure M approved in the 1990 election. Its purpose is to ensure that the planning,management,and implementation of traffic improvements and public facilities are adequate to meet current and projected needs.The City has an approved Growth Management Element, which meets the requirements for Measure M funding,and an adopted Transportation Demand Management Ordinance. Transportation Demand Management Transportation Demand Management (TDM) measures are generally directed at increasing auto occupancy, decreasing peak hour usage,and managing demand for transportation facilities. The City's TDM Ordinance is part of its compliance with the Growth Management Plan. Development owners,operators and tenants will be required to implement the City's TDM Ordinance. Bella Terra Specific Plan 16 September 20, 2010 IMPLEMENTATION E § M 4 3 W tfj o i 145140 10 S`q• .ra,p „� r, ,sou. �` "' .raj " _ ,�. y "er e+ ;I 6 Section Iwo Bella Terra Specific Plan 17 September 20, 2010 LE ANON 2.0 ADMINISTRATION The City's Director of Planning and Building shall administer the provisions of Bella Terra Specific Plan in accordance with the State of California Govermuent Code,Subdivision Map Act,the Huntington Beach Municipal Code, and the City's General Plan. The Specific Plan development procedures,regulations, standards and specifications shall supersede the relevant provisions of the City's Zoning Code (Huntington Beach Zoning and Subdivision Ordinance) as they currently exist or may be amended in the future. Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of an individual request. The Specific Plan may be amended. The Director of Planning and Building shall have the discretion to determine if requests for modification to the Specific Plan are minor or major. Minor modification is a simple amendment to the exhibits and /or text,and determination of similar land uses as described on Exhibit I IA and 14, Permitted Uses Chart which does not change the meaning or intent of the Specific Plan. Minor modifications may be accomplished administratively by the Director with written notification to the City Council, Planning Commission,and City Administrator. Major modifications are amendments to the exhibits and/or text which are intended to change the meaning or intent of the Development Concept, Design Guidelines,or Development Regulations. Major modifications require a Zoning Text Amendment and action by the Planning Commission and City Council. The action by the Director of Planning and Building_shall be final unless appealed to the City Council by the applicant or a City Council member within ten calendar days of written notification by the Director of Planning and Building. 2.1 DEVELOPMENT CONSTRUCTION PHASING PLAN The prior Specific Plan Area A occurred in one (1) phase. The existing Retail (Barnes&Noble, Staples,and Circuit City) and any remaining Department Stores (such as, Burlington Coat factory,or Mervyns) received major exterior renovation,new enhanced paving,and landscaping. The Specific Plan Area B will occur in multiple phases. The existing Area A Retail will remain;however,additional enhancements (such as landscaping) may occur to link the two areas together and the warehouse sales outlet and service station will be constructed within Area A. The demolition,infrastructure,and utility work of the new construction within Area Bella Terra Specific Plan 18 September 20, 2010 A and Area B will be scheduled and built such that the remaining center remains in operation with minimum inconvenience to the remaining tenants. The new construction of warehouse and sales outlet in Area A is expected to take approximately 13 months from start of demolition. Area B construction is anticipated to take approximately 18-20 months after completion of the warehouse and sales outlet. 2.2 METHODS AND PROCEDURES The methods and procedures for implementation of the Specific Plan shall be on a project by project basis. The adoption of the Specific Plan alone will not require infrastructure improvements to the project area. Physical improvements will only coincide with the commencement of the first project and approval of a Site Plan Review. The Specific Plan is a regulatory document and is not intended to be a Development Agreement. 2.3 SITE PLAN REVIEW All new projects within the Bella Terra Specific Plan project area shall be implemented through a Site Plan Review process. A Site Plan Review shall be required for all new development activity,with the exception of interior improvements,general maintenance and repair or other minor construction activities that do not result in an intensification of the use. These exceptions may be subject to other Building and Public Works permits and approvals prior to commencement. Application to the City for a Site Plan Review shall include a narrative of the proposed activity along with preliminary development plans and drawings. The narrative shall consist of a project description identifying the intended services offered with square feet,hours and days of operation,number of employees,and other information as appropriate. Supplemental to the application submission,project plans shall be prepared including the following preliminary plans: site plan,floor plans,elevations, landscaping,grading,fencing and signage plans;other plans may be required depending on the complexity of the project.The entire parcel shall be plotted with dimensions and all pertinent data and include dimensions to the nearest intersecting public street and identify all street names. In addition,all existing and proposed physical features and structures on the subject property and abutting properties shall be plotted. The application shall also include a legal description of the property, identification of the uses for each room on the floor plans and a list of all the building materials and exterior colors. An application fee for this service shall be established by a separate resolution of the City Council. Bella Terra Specific Plan 19 September 20, 2010 The Director of Planning and Building has the authority to approve,conditionally approve,or deny a Site Plan Review with written notification to the City Council and City Administrator. A Site Plan Review application may also require analysis and comments from various departments of the City. In order to approve a Site Plan Review application,the Director of Planning and Building shall make the following findings: • The request is consistent with the City's General Plan and all applicable requirements of the Municipal Code;and • The requested activity will not be detrimental to the general welfare of persons working or residing in the vicinity nor detrimental to the value of the property and improvements in the neighborhood;and • The requested activity will not adversely affect the Circulation Plan;and • The requested activity will comply with the provisions of Bella Terra Specific Plan and other applicable regulations or special conditions required of the project. The action of the Director of Planning and Building shall be final unless appealed to the City Council by the applicant submitting a Site Plan Review application or a City Council member,within ten calendar days of action of written notification by the Director of Planning and Building. Such Appeals for a Site Plan Review shall be subject to the procedures outlined in the City's Zoning and Subdivision Ordinance. A Site Plan Review approval shall be valid for a period of one year. Additional one year extensions may be requested for a maximum of two years. Such an extension request must be made in writing by the original applicant, property owners,and/or authorized designee,a.minimum of thirty days prior the expiration of the current approval. If construction activity does not commence within the approval or extension period,the entitlement shall be terminated. All final decisions on site plan review proposals shall be the responsibility of the Director of Planning and Building, subject to appeal,as stated above. 2.4 PARCEL MAPS The project area may be subdivided through a Parcel Map process. Parcel Maps shall be prepared consistent with the Mater Plan Concept to facilitate development. These maps shall identify the infrastructure and improvements necessary to support the anticipated projects, subject to review by the City's Public Works and Fire Departments. Bella Terra Specific Plan 20 September 20, 2010 Upon recordation,Parcel Maps may be further divided and/or adjusted by filing a subsequent Parcel Map or a Lot Line Adjustment,pursuant to the provisions of the Subdivision Map Act. A Tentative and Parcel Map may be approved,or conditionally approved by the Director of Planning and Building and the City Engineer,with written notification to the City Council and City Administrator providing the proposal is found to be in compliance with the Specific Plan. In order to approve the Tentative Map the Director of Planning and Building shall make the following findings: • The proposed Tentative Map is consistent with the General Plan, Specific Plan,and all other applicable provisions of the City's adopted codes and regulations;and • The site is physically suitable for the type and density of development proposed;and • The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; and • The design of the subdivision or the type of improvement will not conflict with easements acquired by the public at large,for access through or use of,property within the proposed subdivision unless alternative easements,for access or for use,will be provided. The action by the Director of Planning and Building shall be final unless appealed to the City Council by the applicant or a City Council member within ten calendar days of written notification by the Director of Planning and Building. 2.5 REUSEXHANGE OF USE REVIEW Any proposal to reuse and/or change the use of a previously approved and constructed development, within the project area,will be subject to additional review by the Planning and Building Department. The additional review will follow the same procedures outlined in the Site Plan Review process. A "like for like" change of use shall only be subject to the requirements for a new certificate of occupancy;however any new construction beyond that shall require a new Site Plan Review. In addition any proposed physical alterations to the existing structure and/or site shall be subject to additional review and approval of the Director of Planning and Building prior to the issuance of building permits. The Director of Planning and Building may refer individual projects to Bella Terra Specific Plan 21 September 20, 2010 Design Review Board for review and as final arbiter of compliance with the Specific Plan. Any decision by the Planning and Building Department may be appealed within ten calendar days to the Planning Commission. 2.6 ENVIRONMENTAL DETERMINATION The Zoning and Development Standards of all anticipated development activity for Bella Terra Area A and B have been identified in the Specific Plan. Development project requests shall be subject to environmental review as mandated by the California Environmental Quality Act (CEQA}. The Director of Planning and Building shall impose any applicable environmental mitigation measures,as specified in the environmental analysis,as conditions of approval on individual Site Plan Reviews. Such conditions of approval shall describe the time period and manner in which the mitigation measure must be satisfied. 2.7 REQUEST FOR DEVIATION The Bella Terra Specific Plan Development Regulations are intended to encourage projects which create an aesthetically pleasing appearance, enhance the environment,and facilitate innovative quality architectural design with an adaptation to the surrounding environment. Deviations pertain only to the Development Regulations of the Specific Plan and may be granted at the time of Site Plan Review for special circumstances and/or unique architectural features. Requests for Deviation may include but are not limited to building height, setbacks,open space,parking,and landscaping. Deviation requests,up to ten (10) percent of any single standard,may be considered by the Director of Planning and Building. Deviations greater than ten (10) percent must be approved by a Variance application before the Zoning Administrator, subject to the procedures outlined in the City's Zoning and Subdivision Ordinance. Development and construction phasing of selected provisions and features may be approved by the Director of Planning and Building concurrent with a Site Plan Review and shall not require a Request for Deviation or Variance to the Specific Plan. Deviations shall be allowed when, in the opinion of the Director of Planning and Building,significantly greater benefits from the project can be provided than would occur if all the minimum requirements were met. Some additional benefits which may make a project eligible for consideration include:greater open space,greater setbacks,unique or innovative designs,public open space, and the use of energy conservation or innovative technology. The Director of Planning and Building may approve the Request for Deviation in whole or in part upon making the following findings. Bella Terra Specific Plan 22 September 20, 2010 Promotes better design, environmental and land planning techniques and contribute to the economic viability of the community,through aesthetically pleasing architecture,landscaping and site layout;and Will not be detrimental to the general health,welfare, safety and convenience of the neighborhood or City in general, nor detrimental or injurious to the value of property or improvements of the neighborhood or of the City in general;and • Is consistent with objectives of the Specific Plan in achieving a project adapted to the area and compatible with the surrounding environment;and • Is consistent with the goals and policies of the City's General Plan,and comply with State and Federal Law. 2.8 SPECIFIC PLAN AMENDMENTS Specific Plan Amendments, other than a Minor Modification as previously described (Section 2.0), shall be made through the Zoning Text Amendment process; subject to consideration and approval of the Planning Commission and City Council in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance. Such Amendments may include changes to the Development Concept, Design Guidelines policies and the introduction of alternative Development Regulations. 2.9 SEVEIZABILITY If any section, subsection, sentence,clause,phrase,or portion of this title,or any future amendments or additions hereto,is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title,or any future amendments or additions hereto. The City hereby declares that it would have adopted these titles and each sentence, subsection,clause,phrase,or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections,clauses,phrases,portions or any future amendments or additions thereto may be declared invalid or unconstitutional. Bella Terra Specific Plan 23 September 20, 2010 "'AEVELOPMENT CONCE �Ilk Ilkit v Syr # t ! _� p� i pr iA ic'd Y. ' i'rl!}" — y.,.x+ .. 4w.. ,���-/• _._.. -�0._F3fi�71 at-h6l g .. 11,�5".•J, "vp 'y� !I 1 rT- 1,,,.. Secti on Three Bella Terra Specific Plan 24 September 20, 2010 X-'' <-'XgW' LEGEND open space w retail 1z =,esidenual E:1 existing buildings ;Rd "N EA k 1� 1P 3, J� 7f- IV 4 E 1Y W Bella Terra Area A&B Bella Terra Area A OIG B Exhibit 3 Bella Terra Specific Plan 25 September 20, 2010 DEVELOPMENT CONCEPT 3.0 GENERAL, DEVELOPMENT PLAN The Bella Terra Specific Plan development concept provides for a commercial retail,dining,entertainment, business,office and mixed-use high density residential complex in the northern portion of the City of Huntington Beach. The Specific Plan establishes the general type, location,architectural style and character of all development within the site's boundaries,while allowing for creative design ideas on individual projects consistent with an overall concept. The-Bella Terra will be a 63 acre master planned mixed-use high density residential,commercial retail,dining, and entertainment facility with supporting services (including business and office uses). The Specific Plan is designed to allow for development in a manner that is compatible with the surrounding community and City of Huntington Beach. The Bella Terra Specific Plan provides an opportunity for a variety of quality regional serving commercial and mixed-use high density residential uses,consistent with the City's General Plan. The Bella Terra Specific Plan provides the framework and guidelines necessary to create a unique,high quality, visitor serving, mixed-use high density residential,commercial,dining,and-entertainment-complex. The site's proximity to regional transportation systems makes the area ideal for a variety of compatible uses and activities. The development concept is designed in concert with the area's history of commercial activities and the community's need for a strong self-sufficient economy. Bella Terra provides for a range of employment opportunities in professional,retail, service,food service,and entertainment;and will broaden the employment base of the community. Bella Terra will also expand the housing opportunity in Northern Huntington Beach. The Specific Plan establishes a clear development concept to assure the facilitation of a cohesive mixed-use regional shopping center. Design measures encompassing site planning,area landscaping,building architecture,streetscapes,pedestrian linkages, setbacks and signage have been established. Adherence to these details and to the established Design Guidelines will create a unique and integrated development. The illustrative conceptual master plan (Exhibit 3) depicts new development within the amended Area A and new mixed use within the amended Area B utilizing the various guidelines described in the Specific Plan. The plans provide potential layouts identifying building orientation and placement,parking design and access, roadway configuration,entryways and landscaping. The plans are intended to reflect an ultimate design situation,however,a large variety of other development patterns and activities may evolve which are also consistent with the Specific Plan policies,guidelines and regulations. Bella Terra Specific Plan 26 September 20, 2010 The Specific Plan recognizes that although the majority of the construction of the project will occur at one time, the ultimate build out of the property may not occur immediately. In fact,building pads may be established without associated building construction but shall be landscaped in a park-like setting until such time as development is proposed. Therefore,this zoning document anticipates future expansions of the development site. In order to address this concern,flexibility has been incorporated into the Specific Plan Development Regulations (Section Four). This flexibility in development guidelines is intended to accommodate future market trends and tenant needs,without sacrificing the intended high-quality character of the project area. The objective of the Specific Plan is to implement the goals and policies of the Huntington Beach General Plan by defining the physical development of the Bella Terra site. Included in this approach are the establishment of land use,circulation, infrastructure,landscape and architectural design characteristics for the project area. The Specific Plan consists of a number of major components which will guide the development process including the Circulation Plan, Design Guidelines,and Development Regulations. Any reuse, subdivision, or new development shall be subject to the provisions of the Specific Plan. Refer to Section 2.3 Site Plan Review. The Specific Plan identifies and requires sufficient infrastructure and public facilities to adequately and efficiently support any and all anticipated uses and activities. These improvements will coincide with any upcoming development project. This upfront effort will allow for buildout of the Specific Plan in an expedited manner, subject to compliance with the Specific Plan and the Environmental Analysis. The Bella Terra Specific Plan identifies effective land planning and design regulations techniques in a flexible format which can take advantage of ideas and opportunities presented by future tenants and users. Bella Terra Specific Plan 27 September 20, 2010 REGIONAL COMMERCIAL USES The Bella Terra Specific Plan recognizes unique development opportunities within the project area. The purpose of the Specific Plan is to create a distinct cluster of activities and allow for individual project development and tenant occupancy to occur in a timely manner, within an overall Master Plan Concept. This approach recognizes development patterns, market conditions and establishes sufficient flexibility to provide for the opportunity of a variety of activities within the Specific Plan area. The City of Huntington Beach General Plan identifies typical permitted uses under the Commercial Regional/Mixed-Use land use category. These uses include, but are not limited to, anchor department stores, outlet stores, promotional ("big box") retail, retail commercial, restaurants, entertainment, professional offices, financial institutions, high density residential development, and other similar regional-serving uses and development. However, regional commercial/mixed-use uses do not include some commercial businesses, such as auto repair, which is typically a local serving commercial use. Future activities for the area will depend on market conditions and may include a variety of activities consistent with the City's General Plan. These development activities may be either an expansion of existing facilities and/or independent new projects. The total Area A project area can accommodate a total development of approximately 1,140,183 square feet of regional commercial uses. Area B can accommodate a maximum total building area FAR of 1.75; commercial FAR of 0.07 and 45 du/acre. Bella Terra Specific Plan 28 September 20, 2010 LEGEND 71 pedestrian walkway without vehicular crossing .... pedestrian walkway with sx ..._... --_4 _ ti. -,a',,, vehicular dossing '.x F-1 public open space ' € k main retail entry > a E El public parking structure elevator access j -� s ; i I: a „Ml - j l - _ Bella Terra Conceptual Pedestrian Circulation Plan Exhibit 4 Pedestrian Plaza / walkways Plan Exhibit 4 Bella Terra Specific Plan 29 September 20, 2010 3.1 PEDESTRIAN PLAZA AND WALKWAYS The Bella Terra Master Plan identifies open space areas which can accommodate outdoor commercial activities, seasonal recreation and entertainment activities,and casual pedestrian meeting places, including residential outdoor community space. These pedestrian plazas become the central focus of a number of commercial nodes within the project area. In addition to the major plaza areas,there are a number of entry nodes which serve as the interfacing links between the vehicular and the pedestrian areas. The clustering of open space plazas are connected through pedestrian walkways. These walkways also serve as a link between the variety of Bella Terra commercial and residential facilities,and the Amphitheater, Butterfly Court, Pavilion and Event Lawn, Outdoor Living Area,Residential Community,and the Community Common Areas. A pedestrian walkway system is also used to connect Bella Terra with public transportation facilities and surrounding network of public streets (see Exhibit 4). PEDESTRIAN PLAZA AND WALKWAYS POLICIES: 3.1.1 Individual developments and activity areas within the specific plan area shall be linked through a series of pedestrian walkways which culminate in an interconnected system of pedestrian plazas creating a variety of open spaces. The pedestrian walkway system shall also link or connect future development to adjacent properties at the northwest and southwest corners of Area B. 3.1.2 A pedestrian walkway system will link or connect all future development pads to the central portion of Bella Terra. 3.1.3 All pedestrian walkways shall be designed and landscaped consistent with the overall theme of Bella Terra. 3.1.4 Pedestrian walkways are shown,for conceptual purposes only, on Exhibit 4 Pathways shall be incorporated on the Landscape and Technical Site Plans and shall comply with American Disabilities Act requirements. The walkways shall include shade trees, seating at approximate intervals of 200 feet,decorative pavers,and lighting (see cross section on page 34). 3.1.5 As a supplement to an on-site pedestrian walkway system,potential future pedestrian and bicycle access such as an at-grade crossing or an above-ground crossing shall be pursued across the existing rail line on the western boundary of the site. Funding mechanisms, including a fair share analysis for the Edinger Corridor, shall be pursued by the City of Huntington Beach in conjunction with affected property owners. Bella Terra Specific Plan 30 September 20, 2010 LEGEND existing signalized intersection, r —,� .. tali movement r � i primary public vehicular parch x r, ^� ,i secondary public vehicular paCh residential vehicular path nomsignahzed ingreaslegress ¢ � a� _ �.. ¢ a barking structure t'k `�^ rani^ r.fa firr�rt,ri M }} r4xJIl x3a' xa C5 a d F k a}q aun s2er { s p C Conceptual Circulation Plan Exhibit 5 Bella Terra Specific Plan 31 September 20, 2010 3.2 CIRCULATION PLAN The Circulation Plan illustrates the major and minor driveway entrances to the site, signalized intersections,bus stops and bus pads supporting the development and surrounding areas, and the public street system within the Specific Plan boundaries.The Circulation Plan is consistent with the Huntington Beach General Plan's Circulation Element and the Edinger Avenue Precise Plan of Street Alignment. Primary access to the City of Huntington Beach and Bella Terra is provided by Interstate 405 (San Diego Freeway). The City's General Plan designates the intersection of Beach Boulevard and Edinger Avenue as an internal node and a primary entry node to the City. Access to the project site is provided by a system of arterial highways including: • Beach Boulevard,a north-south principal arterial street (120 foot right-of-way),designated as a state highway,a primary path/image corridor, major urban scenic corridor,and transit service route. • Edinger Avenue, an east-west major arterial street (120 foot right-of-way),designated as a truck route, primary path/image corridor,and minor urban scenic corridor and transit service route. • Center Avenue,an east-west secondary arterial street (80 foot right-of-way),designated as a transit service route. Internal circulation is currently provided by a network of private drives/streets serving as access to individual portions of the project area. Circulation is further enhanced by a number of signalized entry drives and public transportation facilities (Exhibit 5). The circulation plan relies on a hierarchy of circulation features ranging from major arterials to local streets. The system is designed to accommodate customer,employee,and delivery traffic to and around the project area while discouraging through traffic from bisecting the project site. A traffic study has been conducted to analyze on-site and off-site circulation patterns and necessary improvements. Alternative forms of transportation should also receive careful consideration. The current OCTA bus route passes the project area on Edinger Avenue and Center Avenue. The project Circulation Plan identifies existing and bus turnout locations along Edinger Avenue and Center Avenue. As a supplement to vehicular access to the Bella Terra Specific Plan 32 September 20, 2010 project area,potential future access such as a light rail system and stop shall be pursued if available,from the existing rail line on the western boundary of the site. In addition, the Development Concept encourages the creation of a pedestrian walkway system. As a means of achieving a strong landscape image, pedestrian walkways are required and shall be provided throughout the development to facilitate pedestrian access from adjacent developments to the project site. The pedestrian walkway system shall include walkways around the perimeter of the site in the street right-of-way. CIRCULATION PLAN POLICIES: 3.2.1 Primary access to the project area shall be from the existing signalized intersections along Edinger Avenue and Center Avenue. New access locations into the project area shall occur only where traffic patterns and median openings allow, subject to review and approval of the Directors of Public Works,Planning and Building, and the Fire Chief. 3.2.2 A new primary access into the project shall be pursued where the San Diego Freeway on and off ramps intersect with Center Avenue, subject to Cal-Trans,Department of Highways approval and approval of the Directors of Public Works,Planning and Building,and the Fire Chief. 3.2.3 Additional new driveway access points from the street system adjacent to the project area shall be limited and allowed only when the project size,location or type of use warrants such access, subject to review and approval of the Director of Public Works and Fire Chief. No new driveways along Beach Boulevard will be permitted. 3.2.4 Deceleration and acceleration lanes for driveway access points may be required,depending on the location of the proposed access point. 3.2.5 Shared access facilities and reciprocal vehicular access to and between individual on-site activities may be requested and/or required by the Director of Planning and Building for adjacent uses and parcels. 3.2.6 Alternative transportation forms such as a light rail stop shall be coordinated with Orange County Transportation Authority and pursued by Bella Terra should a light rail urban transit system be developed in the future. Existing bus stops shall be relocated as needed to conform to pedestrian patterns. New bus turnouts are planned along Edinger Avenue and a new bus stop along Center Avenue. Bella Terra Specific Plan 33 September 20, 2010 Parking Aiea S'Planler Island 6 0 ----------- BELLA TERRA Huntington Beach. CA 110, L wa 3.2.7 Pedestrian sidewalks shall be incorporated into the project as a component of the landscape plan. Sidewalks shall be installed throughout the development to facilitate pedestrian access from adjacent developments to the project site. The pedestrian walkway system shall include walkways around the perimeter of the site in the street right-of-way and through the parking lot to the project area. 3.2.8 Public landscape areas within the right-of-ways shall require a separate Parkway Landscape Maintenance Agreement for continued maintenance of the area. 3.2.9 A traffic impact analysis/traffic signal warrant analysis shall be required for Area A, in association with a development proposal for the site. Future traffic iinpact analyses may be required due to unanticipated project developments not previously anaylzed for Area A. All traffic studies shall be subject to review and approval by the Directors of Planning and Building and Public Works. A traffic study has been prepared as part Bella Terra Specific Plan 34 September 20, 2010 of the EIR and Addendum EIR for the Specific Plan Amendments and concurrent General Plan Amendments in both 2008 and 2010. 3.2.10 Circulation system improvements have been master planned to accommodate ultimate buildout of the Specific Plan. Future expansions permitted under the Specific Plan may generate additional circulation improvements as determined by future traffic impact analyses in the manner required by the EIR Mitigation Monitoring and Reporting Program,or any subsequent environmental analysis. 3.2.11 A Delivery and Fire Truck circulation plan,depicting on site access routes and manuverability,shall be subject to review and approval by the Director of Public Works and the Fire Chief,in association with a development proposal for the site. 3. 3 PUBLIC FACILITIES The Public Facilities section discusses infrastructure, storm drain, sewer,and water facility improvements necessary to serve development within the Specific Plan area. PUBLIC FACILITIES POLICY: All public facilities infrastructure necessary to serve development within the specific plan area shall be completed concurrent with initial project development,subject to review and approval of the Director of Public Works. 3.3.1 WATER SYSTEM Domestic water for the property will be provided by the Public Works Water Division of the City of Huntington Beach. The Water Division has use of both underground and imported water sources to service the area. The underground supply comes from nine existing wells,and imported water is delivered to the City of Huntington Beach by the Metropolitan Water District (MWD) at three locations. The Specific Plan area is part of the City's Master Plan for Water Service and the ultimate development anticipated will be adequately served by the City's existing systems. MWD is the major wholesale water purveyor to the City of Huntington Beach which,in turn, is the retail provider to all water users in the City, including the subject property. Bella Terra Specific Plan 35 September 20, 2010 The existing center has a looped water system. Water is delivered to the site by the City of Huntington Beach's 12-inch line located in Edinger Avenue,and 8"to 10"and a I2-inch water main on Beach Boulevard. The proposed modifications to the center will require that a portion of the looped system be reconstructed. The required hydrant flow for fire sprinklers is 4,000 gallons per minute (gpm) at 20 pounds per square inch (psi). The existing and proposed upgraded fire hydrant systems will be required to comply with this standard. Proposed architectural site changes will be reviewed by the Fire Department for code compliance and may require additional fire hydrant installation. These hydrants (if any) will be connected to the existing or proposed water line loop. The number of hydrants on the system is not relevant to the flow delivered and,therefore,does not affect the system. The required fire suppression sprinkler flow rate is approximately 2,500 gpm. The existing and proposed fire sprinkler systems will be required to meet this standard. It is not anticipated that the proposed modifications to Bella Terra will require water flow for fire protection above that which the existing system can deliver. All on-site water improvements will be designed to the City of Huntington Beach water standards. Water system improvements from the public right-of-way to the on-site meter shall be designed for future City acceptance and maintenance. Locations of fire hydrants and apparatuses will be reviewed by the Fire Department and Water Division of the City of Huntington Beach to ensure adequate fire flow and pressure. A final design analysis will be performed during the site engineering stage to properly size the system,determine final alignments,and determine if additional water improvements are necessary. Construction of the redesigned water system shall be completed prior to first occupancy. 3.3.2 SEWER SYSTEM The City of Huntington Beach is responsible for the review and approval of the collection of wastewater within the project area. The Orange County Sanitation District (OCSD) is responsible for the treatment of wastewater.The City system ultimately is collected by the Sanitation District via their trunk lines to convey sewage to District Plant #5,located in Fountain Valley,and District Plant #2 in Huntington Beach. Sewage from the subject property is collected via a private on-site collection system with a singular outfall point at the southwest corner of the site through an existing 10" sewer main,which connects to an existing 10" sewer main in Edinger. The 10" sewer in Edinger connects to a 69 inch sanitation district trunk line that runs beneath the concrete channel located along the west property line. The existing 10" lateral may be upsized and the main line in Edinger Avenue shall be capsized to a 12"line to accommodate the project. Bella Terra Specific Plan 36 September 20, 2010 The existing on-site private system consists of a series of 4, 6, S,and 10-inch lines collecting into one 10-inch lateral,which is connected to an existing City line, which then connects to the county system referenced above. Due to the reconfiguration of the development,it will be necessary to remove or abandon-in-place several sanitary sewer lines and replace them. The existing 10-inch sanitary sewer lateral exiting the site may be -upsized to carry the anticipated flows from the reconstructed center. A final design analysis will be performed during the site engineering stage to properly size the system, determine final alignments, and determine if additional sewer improvements are necessary. Construction of new sewer lines shall be completed prior to first occupancy. 3.3.3 STORM DRAINAGE The City of Huntington Beach and the Orange County Flood Control District are the agencies responsible for the flood control system in the project vicinity. A local public-flood control channel_(Murdy Channel) exists along the western boundary of the site. The existing drainage system consists of two main lines, "A"and "B". Secondary line "C"drains a small area westerly of the existing Montgomery Ward store in addition to secondary line "D",and numerous connecting laterals. All lines drain westerly into a City of Huntington Beach Flood Control Channel (Huntington Beach Storm Channel C5-5C2). Drainage area boundaries have been identified based on existing inlets and catch basins. There is a small drainage area located at the northerly perimeter of Bella Terra which drains into surface inlets located in the northwest corner of the site. Hydraulic calculations performed on the existing storm drain system revealed that ponding in a 100 year event will be as follows: average depths of 1 foot. The storm drainage discharge rates from the remodeled Bella Terra will remain similar with the exception of the discharge from the enclosed shopping area. This area will now became a residential and open air shopping complex. Although the area of impervious surface will be the same or less than the existing area,the storm runoff from the property may increase from the existing runoff due to changes in onsite attenuation. Therefore, drainage areas may be redistributed to reduce surface ponding throughout the site and may include water storage in underground pipes and storage retention systems. As a result, no ponding will occur at any point on site during a 100 year event. Bella Terra Specific Plan 37 September 20, 2010 There may be a need to add various new lines to drain the open air section of Bella Terra. However,final design analysis will be performed during the site engineering stage to properly size the system,determine final alignments,and determine if additional storm drain improvements are necessary. Construction of storm drainage improvements shall be completed prior to first occupancy. 3.3.4 WATER QUALITY Water quality in California is regulated by the U.S. Environmental Protection Agency's (EPA) National Pollution Discharge Elimination System (NPDES),which controls the discharge of pollutants to water bodies from point and non-point sources. A NPDES permit or other EPA review will be required for individual construction projects. Prior to issuance of any grading permit or demolition permit (including removal of any hazardous materials such as,asbestos) the developer shall submit a "Notice of Intent" (NOI),a Storm Water Pollution Prevention Plan (SWPPP),and any required fees to the State Water Resources Control Board. These documents shall be filed under the terms covered by the State NPDES General Construction permit. The SWPPP shall be on file with the Public Works Department prior to any demolition or removal of hazardous materials. Through the NPDES Permit process,the City currently requires contributors to non-point runoff pollution to establish Best Management Practices (BMP's) to minimize the potential for pollution. Under this program,the developer is responsible for identification and implementation of a program of BMP's which can include special scheduling of project activities,prohibitions of certain practices,establishment of certain maintenance procedures,and other management practices to prevent or reduce the pollution of downstream waters. Typical elements of such a BMP program would include addressing the use of oil and grease traps,detention basins, vegetation filter strips,and other common techniques in order to preclude discharge of pollutants into local storm drains and channels. Post Construction BMP's will be indentified with a Water Quality Management Plan (WQMP) The WQMP will also address continued maintenance requirements. The continued maintenance will be performed by the home owners association,property owner,and/or property management company. Bella Terra Specific Plan 38 September 20, 2010 3.3.5 UTILITIES There are several public utility service providers in the. Specific Plan area. Adequate facilities exist for the current service needs of the area, however, additional facilities may be required as additional development occurs. 3.3.6 ELECTRICITY Electrical service to the area is provided by the Southern California Edison Company. Existing transmission and distribution lines are adequate to service current and potential future needs. Any new or existing overhead utilities (excluding 66kv) shall be undergrounded per the City's undergrounding ordinance (Chapter 17.64 HBMC). 3.3.7 NATURAL GAS Natural gas service in the Specific Plan area is provided by the Southern California Gas Company. Adequate facilities exist for current and projected future needs. Relocation of existing facilities shall be concurrent with project development. 3.3.8 COMMUNICATIONS Telephone service in the Specific Plan area is provided by General Telephone (GTE). Relocation of existing facilities and new installation shall be concurrent with project development. Provisions for fiber optic communications shall also be included in the overall site planning for the project area and shall be provided prior to the first occupancy request. Cable television service within Huntington Beach is provided by Time Warner Communications. Installation of new services shall be concurrent with project development. 3.3.9 SOLID WASTE DISPOSAL Rainbow Disposal Company currently provides solid waste disposal services for the area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. No solid waste disposal facilities are planned to be located in the Specific Plan area. Bella Terra Specific Plan 39 September 20, 2010 P va SO AN Wn, NOW%; 00-:-- ---- Design Guidelines 40 September 20, 2010 3.4.1 PROJECT AREA CHARACTER The project character and theme for Bella Terra is that of a village built over time and comprised of a variety of complementary styles. These styles start with a southern European and Mediterranean influenced village which matches our climate and lifestyle. Then as the years and centuries passed on,additional construction and reconstruction occurred in these villages;adding a "built over time" architectural identity. The styles of Classical,Neo-Classical,Andalusian, Provence and even Modern,Art Deco and Mid-century modern influenced these villages over time. It is the intent to utilize this montage of designs to tastefully develop a specific vernacular of architecture that best represents a "built over time" southern European and Mediterranean village. The Design Guidelines establish the character and style for the development of this residential,-retail,dining and entertainment complex with buildings and streetscapes that have a distinctive visual identity. The Guidelines accommodate individual project identities and promote interrelationships between complementary building storefronts and exterior spaces. The major elements of the Design Guidelines include: site planning,overall project/tenant architecture,exterior pedestrian amenities,landscaping,and signage. All development projects within the Specific Plan area shall conform to the Design Guidelines and shall incorporate appropriate theme elements. The Design Guidelines shall be used by the Bella Terra owner and the City of Huntington Beach as part of the Site Plan Review process. The Design Guidelines are general and may be interpreted with some flexibility in their application to specific projects. Variations may be considered for projects with special design characteristics that still meet the objectives of the Guidelines. The Design Guidelines shall be used to promote a high level of design quality while at the same time provide some flexibility,necessary to encourage creativity on the part of individual/tenant designers. The Design Guidelines have been prepared to articulate the intended development standards of the Specific Plan. The Guidelines establish a framework for developers/designers of individual projects and design criteria,which the City will use to evaluate proposed developments. Bella Terra Specific Plan 41 September 20, 2010 3.4.2 SITE PLANNING GUIDELINES The positive shopping experience begins at landscaped entrances to the site,which lead to convenient and ample parking. The center's open-air spaces of plazas,courtyards and passageways will be arranged in a non-linear pattern. Attention to lighting and low level landscaping shall be given along non-linear passageways and pedestrian walkways to allow pedestrians to see ahead and around the walkways clearly. Additionally,the main plazas will be accented by water features. A pedestrian walkway will connect east to the existing adjacent Bella Terra Area A._Italianate themed graphics add to the continuity of all the linked spaces. To facilitate the development of Bella Terra into a unique resource for the community the following site planning policies shall apply: SITE PLANNING POLICIES 3.4.2.1 Site layout for the project shall be designed to route people and vehicles through the site in a clear, identifiable, efficient and effective manner by incorporating unique pedestrian walkways and highlighting main drive aisles with landscaping and specially treated paving. 3.4.2.2 A minimum of six public open space amenities shall be provided on site. Of the six total public amenities to be provided, at least two water features and two public art elements are required and shall be incorporated into the common project area. The remaining two public amenities may be located anywhere on site. 3.4.2.3 Loading and storage areas facing public streets shall be designed to resemble a facade. The facade shall include architectural details and design elements to ensure integration into the project environment and shall appear as a typical tenant storefront. Loading areas at the rear of the Village Retail center shall be updated with facade improvements and shall be screened from view from the surrounding street system. 3.4.2.4 Entry drives shall be a minimum of thirty (30) feet wide, not including landscaped medians. Landscaped medians, a minimum of four (4) feet wide, shall be incorporated into three (3) main entry drives along Edinger for a depth of 100 feet. Bella Terra Specific Plan 42 September 20, 2010 _ �RUNTIN(iTON UN�(.}f �— S c F i Potential En try SiXnage 3.4.2.5 Parking shall be provided onsite in a manner that is convenient and compatible with the layout and design of the overall project and consistent with the standards in Exhibit 13. Satellite pad buildings are encouraged to provide a minimum setback without parking between the building and the street (see General Plan Policy 10.1.15.0. 3.4.2.6 Security provisions, including lighting, building entrance visibility, and drive locations, shall be carefully considered. 3.4.2.7 Public Restroom Facilities shall be designed to minimize the corridor distance leading to public restrooms. The length of the corridor from the mall exterior to the door of the restroom shall not exceed thirty (30) feet. Bella Terra Specific Plan 43 September 20, 2010 Restrooms shall be designed utilizing a single door to enter into the facility. Stall doors shall have purse hooks installed in both men's and women's restrooms. All hallways leading to the restrooms shall have surveillance cameras installed that shall be tape recorded 24 hours a day. 3.4.3 COMMON AREA GUIDELINES Bella Terra is divided into several unique spaces. The Italian Village setting will be carried out through distinctive architectural design elements including towers,domes and arches,cobblestone streets and walks, water features and site amenities that reflect the quaint and harmonious lifestyle of an Italian Village. A wide color palette with contrasting accent elements will create a lively exciting experience for visitors to Bella Terra. (See section 4.5.3). Bella Terra Specific Plan 44 September 20, 2010 ljkf)I(,St'ved opev space fewlefitia;>!m'xi open space J jjo J 7M _75 7i7l Ail tab _7 r i 111 W01, I X il FIE z% f: +'A El kh' N 0; ahn ,!Ar Kohl's Public Space J, MTA f, I Z j� RetanvP Residential w _ace": Entry ResidentialFitness rn Fount Lobby t r 7 LJ LJ L j tlF'%,L.�: LU------ ..... Common Area Locations Exhibit 6 Bella Terra Specific Plan 45 September 20, 2010 THE AMPHITHEATER The Amphitheater is the center of the existing Village. It creates the foreground for the theater entry and is the central pedestrian access from the surrounding retail area. Accented by cobble streets,water features and the arched entry and signature tower,the Amphitheater is the hub of the Village. Major design concepts were developed by great Italian Architects such as Brunelleschi, Bramante,and Alberti that are evident in Bella Terra. The tower,arched windows, doorways,and passageways,and decorative stone windows,corner and eave moldings are prime examples of traditional Italian Architecture. Ilk - 1 141, - i- 41i� �1 t�A I Y ''T^w Y'^•. t-¢ �.,, � }.a �, l`� d ? � 1 , �..�c .p'y^_�-.-. i C"LL .- • i p k Bella Terra Specific Plan 46 September 20, 2010 TIDE PAVILION AND EVENT LAWN The new residential over retail units will look over the Village Green,which contains the Outdoor Living Area as well as the Pavilion and Event Lawn. This is the largest of the exterior community gathering spaces and will serve as the primary gathering place for community and retail events. It may contain-sculpture,water features,outdoor living rooms, seating,and kiosks similar to civic plazas and parks in southern Europe. And like Europe,a mixture of decorative and colorful hardscape treatments will weave through the great lawn and connect the areas for programmed events. This will be a place for all ages with a pedestrian shopper's lane and single story retail with two levels of residential above. The building facades will be composed of varying architectural styles that complement without contrasting with each other. These stylistic facade components will be articulated with rich materials of stone, stucco,metal and glass. The stylistic facade treatments will come to the ground and have a scale and cadence similar to the pleasant walkable environments found throughout southern Europe. The large operable windows and balconies of the residential buildings will add life and activity to the project area at times when retail activity alone would leave the area unused. 77 N u 131 .:3�, WJ Bella Terra Specific Plan 47 September 20, 2010 OUTDOOR LIVING AREA The second half of the Village Green will contain an area enriched with an outdoor living area. The outdoor living room is another of the civic open spaces that reflects the sophistication and charm of a southern European plaza. Guests of Bella Terra will be able to relax at the outdoor furniture, which may contain fireplaces and a children's pop jet fountain as focal points. The elliptical shape of the fountain area reflects the theatrical nature of Italian baroque architecture and planning. Like these historical plazas the Outdoor Living Area will have enhanced paving, pedestrian amenities such as seats, benches and creative landscape embellishments, and may also include freestanding retail elements such as carts or pavilions. z .-`c:' 0"i:• ,fin �7r"� =R m 'q� AIR A � �w_:d,�' t� .y i �-= ,-i'i`,•G i" -may„ < THE RESIDENTIAL COURTYARDS AND PASEOS The residential units are organized around a series of internal courtyard ranging from a variety of garden courts and barbeque courts. Private in nature,these spaces encourage a neighborhood feel but remain connected to the project whole through a series of portals. Each neighborhood identity will be overlayed with a relatively loose design character and theme. Each enclave will have an outdoor room with a fountain,an art piece or a significant landscape element. In Bella Terra Specific Plan 48 September 20, 2010 addition,specialty paving such as stone cobbles and textured paving would increase a sense of neighborhood identity for residents. These enclaves would include outdoor seating for groups and individuals to nurture friendships and interaction between residents of the neighborhood. As an extension of each resident's living environment,these spaces act as a community living room for social interaction or just reading a book. The heart of the residential community lies in the pool and great lawn courtyard. This space promotes communal living with a resort style pool,pool side cabanas,a spa court,fountain,formal lawn,and lush landscape. This space becomes the residents own piazza; surrounded by residential units with a similar overall scale of urban blocks found in city centers in southern Europe. These urban block buildings will be further articulated by emphasizing their corners with unique elements such as towers,and historically derived roof forms or with special glazing and shading devices and building massing of a contemporary nature. PhiThe character of each urban block will consist of buildings of { varying architectural details which complement each other without contrasting significantly from each other. The facades i ' {"�' -°" ' a %'t✓ will have a pleasant rhythm and cadence. In most places the architectural style will be integrated vertically to avoid a stacking J � v or layering effect. This will provide a variety of materials,colors 77, and wall articulation for the pedestrian. In addition,this will reinforce the design intent of buildings built over time,historical buildings updated for modern uses and contemporary buildings r � ,. S p y S r built more recently between older buildings. The overall effect is to create urban blocks similar to those found in European cities. 'M THE RESIDENTIAL LOBBY,POOL COURTYARD,AND FITNESS CENTER The central community hub for all residents in Area B will be the lobby,pool,and fitness center. Within this area will be a resort style pool, spa court,and community lawn. This area will include a detailed pool deck with bands and fields of decorative tile or stone,a decorative iron pool fence and a variety of seating such as cabanas,chairs and tables, and lounges. The formal lawn would also accommodate individual family picnics,sun bathing and community gatherings such as holiday events like a Fourth of July barbeque. Bella Terra Specific Plan 49 September 20, 2010 Also included in the community hub will be the Residential Lobby. This space is directly accessed by residents off the pool and great lawn courtyard and serves as the main focal point for the South facing building elevation. The Residential Lobby is easily distinguished by guests and visitors by its prominent architectural tower and enhanced material palette. This richness is carried through the space and sets the tone for potential uses such as a clubroom, community meeting rooms,business center,billiards room,theater,and restrooms. Near the Residential Lobby and also directly accessed off the community courtyard in the Fitness Center. This space will allow residents to use a variety of exercise equipment while maintaining a visual connection to the pool and great lawn area. The proximity to the great lawn provides an opportunity for fitness classes to be held outdoors. f p _ A Bella Terra Specific Plan 50 September 20, 2010 c 4 .. ',! �i.. `I.i�Ys� 511���.�m'?,.:4 ix��,'4. 'f;. �, s ', „r'^:'{ A`•1 l� - �� � id#HI�ZY�} _ 1. IOWA Ug a a x to "` L ` + v a r cV, ^� r x 3 RETAIL The Crossings at Huntington .. PROPER TIES Color Samples GREENBERG FARROW ARCHITECTURE Color and. Materials Of Common Areas Exhibit 7 COMMON AREA POLICIES Bella Terra Specific Plan 51 September 20, 2010 3.4.3.1 Common Area Lighting will create a strong, attractive night identity for the project. Selected elements will be highlighted with illumination. These elements are selected for their ability to enhance the dimension and add character to the building architecture, to promote the appropriate degree of prestige to the project,as well as to provide a safe and secure environment for visitors and merchants. Lighting,at passaSe way 3.4.3.2 Illumination of buildings and landscaping will be indirect to create a strong positive image. Concealing light fixtures within buildings and landscaping can highlight attractive features. Use of a variety of lighting levels at entries,plazas, parking lots,and other areas where evening activity is expected,will create an exciting night time environment. Bella Terra Specific Plan 52 September 20, 2010 Parking lot fixture 3.4.3.3 Exterior lighting shall be located and designed to evenly illuminate the parking areas, including the parking structure. Particular attention shall be paid to the illumination of all sidewalks,connecting walkways and alcoves. All light standards shall be consistent with respect to design,materials,color and color of light,and with the overall architectural style of the project. All lighting shall be confined within the project and shall not project beyond the project boundaries. Stair Fixture Accent Walkway Fixtur e Bella Terra Specific Plan 53 September 20, 2010 3.4.3.4 Hardscape in the common areas will consist of non grid-like patterns,which recall the historical cobble stone walks and streets of an Italian Village. Water elements shall be creatively incorporated to provide visual delight and interest. 3.4.3.5 Mechanical equipment shall be screened from view from the surrounding public streets and shall not be exposed on the wall surface of a building. Screening material and color shall be compatible with the overall building design and colors. Backflow devices,electrical transformers and other mechanical equipment, located on grade, shall not be located within the front or streetside setbacks,and shall be screened from public view or undergrounded. Bella Terra Specific Plan 54 September 20, 2010 3.4.3.6 Landscaping in the common area will consist of espaliered vines on columns and trellis elements, potted planters to add detail near storefronts,and large and small planting beds throughout the plazas and passageways. Landscaping may consist of groundcover,grasses,shrubs,vines and trees and shall constitute a minimum of 10%of the common area (excluding Village Retail). 1 E c 3.4.3.7 Trash enclosures shall be concealed with screen walls,ornamental gates, and trellises if needed where views are from above. Loading docks shall be screened from view from the surrounding public streets through the use of architecturally detailed facade building walls. The facades shall be integrated into the overall architecture of the project. Landscaping screening shall be provided where possible. Bella Terra Specific Plan 55 September 20, 2010 3.4.4 ARCHITECTURAL GUIDELINES AREA A Marty Of the elements Of Bella Terra Area A architecture reflect that of an Italian Village living environment. The Architectural Guidelines are intended to establish a character, style and quality for each architectural category. The categories are: New Anchor Stores and Theaters General Tenant Storefronts The description of these guidelines is not intended to discourage individual innovation and creativity,but to simply provide a framework within which an overall sense of place will be reinforced. Building design shall comply with the following architectural policies. 3.4.4A New Anchor Stores and Theaters Implementation of the Specific Plan will generate construction of numerous new in-line retail and anchor stores and will likely include a multi screen movie theater. Design and site layout of any newly proposed structures shall comply with the following policies. i v MM;, ' l. 7 t.� '"F}rh1•"^K 'r•'Yf•M E L �L' 'ff--F.! {•—:i - '" t j{e,..� •�" 1 JDL. "MK� Bella Terra Specific Plan 56 September 20, 2010 NEW ANCHOR STORES AND THEATERS POLICIES: 3.4.4A.1 Building massing and articulation shall possess a balance in form and composition; large flat unarticulated building elevations shall not be permitted. The large planes of the theater and major tenant walls should be enhanced with patterns and graphics consistent with the overall design theme of the center. Mi z a ' 3.4.4A.2 Building entries shall have a clearly defined primary pedestrian entry. 3.4.4A.3 Building materials and colors shall be guided by,but not restricted by,the approved Common Area palette. 3.4.4A.4 Architecture of all structures on the property shall be reflective of the quality of building colors, materials,design,and presence as depicted in the sample artist's renderings throughout this document. 3.4.413 General Tenant Storefronts will conceptually be treated as an Italian Village. Tenant storefronts may be designed choosing from a design vernacular of various architectural elements. Then,linking each individual tenant storefront to another creates a shopping experience of boutiques and shops similar to a walking street in an Italian Village. Arches,columns,tower elements,domes and canopies shall be mixed in with display bays,balconies and balustrades for a distinctly up-scale look garnered from many European styles and themes. Bella Terra Specific Plan 57 September 20, 2010 There are two basic types of General Tenant Storefronts: Storefronts facing the exterior toward Edinger Avenue and Center Avenue,and storefronts facing the interior toward Common Areas. Both store front types may be one or two levels. To achieve this Italian Village concept,general tenants in relation to each other shall have varying parapet heights,window openings,heights and rhythms,canopies and signage. The basic objectives of tenant storefront guidelines are to ensure high quality design and use of materials consistent with that of the project and to produce a variety of three-dimensional storefront designs,each uniquely different from its neighbors but tied together with common theme materials. GENERAL TENANT STOREFRONT POLICIES: 3.4.413.1 All storefront designs and plans shall be subject to the approval of the property owner and the City of Huntington Beach. 3.4.4B.2 Storefronts are encouraged to have multiple planes to create a variety of volumes and spaces and to maximize each store's visibility. VJ -3 IM Elevation ofan example ofstorefrontsshowing vaMngroofheights, window rhythms,and canopies. Bella Terra Specific Plan 58 September 20, 2010 3.4.4B.3 Tenant storefront materials may include but are not restricted to: Opaque: Translucent: Polished metals Glass block Smooth brick Etched glass Smooth and Rough plaster Clear glass Glass Fiber Reinforced Concrete Crackle glass Porcelain and Clay tile Metal grillwork Painted or Stained wood Glazed ceramic tile Smooth,Rough or polished stone Powder coated or anodized metal Cast concrete or plaster (i.e. columns,cornices) Ask t *. » .. . .. „� ;.�+����� � •w it .. "y„�....",.'..:a:;,c;.,. 't Examples ofstmethmnt collection concepts Bella Terra Specific Plan 59 September 20, 2010 3. 4.413.4 Tenants' storefront may project from the face of the building as long as this does not extend beyond the face of the upper level overhang and maintains the required clearances between buildings. 3.4.413.5 Storefront designs shall comply with the design guidelines and may require modification in the event that they are too similar to a neighboring store. Themes evident in the Italian Village shall be used to base all storefront designs. 3.4.413.6 Tenants are encouraged to vertically extend their facade design from leaseline to leaseline and from slab to top of parapet or bottom of upper floor above. 3.4.413.7 Tenants are encouraged to include louvers,awnings or canopies at their storefronts. f Examples ofawnhW use Bella Terra Specific Plan 60 September 20, 2010 k �' ro LIM IM, 9 , I Mu f. Typical Tenant Storefronts Exhibit 8 Bella Terra Specific Plan 61 September 20, 2010 3.4.5 ARCHITECTURAL GUIDELINES AREA B Marty Of the elements of Bella Terra Area B architecture reflect the living environment of a Southern European village. The architectural Guidelines are intended to establish a character, style,and quality for each architectural category that is complementary to the established architecture and design themes of Area A. The Categories are: New Anchor Stores, Retail,and Residential Buildings (Mixed-Use) General Tenant Storefronts Residential Exteriors and Lobbies The description of these guidelines is not intended to discourage individual innovation and creativity,but to simply provide a framework within which an overall sense of place will be reinforced. Building design shall comply with the following architectural policies. Implementation of the Specific Plan will generate construction of a project containing a mixture of uses which include numerous new in-line retail and anchor stores,restaurants, small professional offices and residential homes while connecting to the existing adjacent Bella Terra Area A. Design and site layout of any newly proposed structures shall comply with the following policies. 3.4.5A NEW ANCHOR STORES, RETAIL,AND RESIDENTIAL BUILDING (MI)XED-USE) POLICIES: 3.4.5A.1 Building massing and articulation shall possess a balance in form and composition; large flat unarticulated building elevations shall not be permitted. The large planes of the major tenant walls,and residential building walls should be enhanced with patterns and graphics consistent with the overall design theme of the center. 3.4.5A.2 Building entries shall have a clearly defined primary pedestrian entry. 3.4.5A.3 Building materials and colors shall be guided by,but not restricted by,the approved Common Area palette. 3.4.5A.4 Architecture Of all structures on the property shall be reflective of the quality of building colors, materials,design,and presence as depicted in the sample artist's renderings throughout this document. Bella Terra Specific Plan 62 September 20, 2010 3.4.5B General Tenant Storefronts will conceptually be treated as one of the following architectural styles: o Southern European village o Contemporary o Mid-century modern o Romanticized turn of the century industrial o Streamlined modern Tenant storefronts may be designed choosing from a design vernacular of various architectural elements.- reflective of these styles. To encourage diversity and enforce the philosophy of architecture built-over-time, individual tenant storefronts next to each other or directly across from each other will not be the same architectural style. Tenants with unique styles will have stronger identities and this will create a shopping experience of boutiques and shops similar to a walking street in an Italian Village. Arches,columns,tower elements,domes and canopies shall be mixed in with metal and wood louvers,contemporary canopies,display bays,balconies and balustrades for a distinctly up-scale look garnered from many European styles and themes. There are three basic types of General Tenant Storefronts: 1) storefronts for tenants below residential homes, 2) storefronts for anchor tenants below residential homes,and 3) storefronts for retail only buildings. The storefront types may be one or two levels. To achieve the southern European village built-over-time concept,general tenants in relation to each other shall have varying parapet heights,window openings,heights and rhythms,canopies and signage. The basic objectives of tenant storefront guidelines are to ensure high quality design and use of materials consistent with that of the project and to produce a variety of three-dimensional storefront designs,each uniquely different from its neighbors but tied together with common theme materials. GENERAL TENANT STOREFRONT POLICIES AREA B: 3.4.513.1 All storefront designs and plans shall be subject to the approval of the property owner and the City of Huntington Beach. 3.4.513.2 Storefronts are encouraged to have multiple planes to create a variety of volumes and spaces and to maximize each store's visibility. Bella Terra Specific Plan 63 September 20, 2010 3.4.5B.3 Tenant Storefront materials may include but are not restricted to: Opaque: Translucent: Polished metals Glass block Smooth brick Etched glass Smooth and Rough plaster Clear glass Glass Fiber Reinforced Concrete Crackle glass Porcelain and Clay tile Metal grillwork Painted or Stained wood Glazed ceramic tile Smooth, Rough or polished stone Powder coated or anodized metal Cast concrete or plaster (i.e. columns,cornices) 3.4.5B.4 Tenants' Storefront may project from the face of the building as long as this does not extend beyond the face of the upper level overhang and maintains the required clearances between buildings. 3.4.5B.5 Storefront designs shall comply with the design guidelines and may require modification in the event that they are too similar to a neighboring store. Themes evident in the architectural styles listed in 3.5.5E shall be used to base all storefront designs. 3.4.5B.6 Tenants are encouraged to vertically extend their facade design-from_leaseline to leaseline and from slab to top of parapet or bottom of upper floor above. 3.4.5B.7 Tenants are encouraged to have louvers,awnings or canopies at their storefronts. 3.4.5C Residential Exterior&Lobbies I The residential exteriors shall have the same styles as the storefronts as listed in 3.5.5B. The style, proportions and massing of residential exteriors shall be sympathetic and complementary to the style of the storefront below. At building corners and other areas where possible and where it seems appropriate the architectural style,massing,detailing and roof forms of the residential building above will match the retail tenant below. The exterior facade of small residential lobbies will be detailed to match the style of an adjacent Bella Terra Specific Plan 64 September 20, 2010 storefront. The exterior fagade of large residential lobbies will have a different architectural style than adjacent storefronts. If possible,the fagade of a residential lobby should also match the architectural character of the residential building above. 3.4.6 NONCONFORMING BUILDINGS AND USES AREAS A AND 6 Pulse — It is the intent of these regulations to provide for the termination of nonconforming uses and the remodel/ renovation of nonconforming buildings in order to promote the public health, safety, and general welfare and to bring such buildings and uses into conformity with the goals and policies of the City of Huntington Beach General Plan and Bella Terra Specific Plan No. 13. This section is intended to prevent the expansion of nonconforming uses and buildings, establish the circumstances under which they may be continued and provide for the removal,correction,remodel,or change of such uses and buildings. 3.4.6A Regulations Applicable. The following regulations shall apply to all nonconforming uses and to all buildings or structures nonconforming due to use and/or standards as specified herein: 1. Continuation. A nonconforming use or a building or structure nonconforming due to use and/or standards may be continuously maintained provided there is no alteration, enlargement, or addition to any building or structure; no increase in occupant load; nor any enlargement of area, space or volume occupied by or devoted to such use,except as otherwise provided in this Section. 2. Additions to a Nonconforming Use, Building, or Structure. This section does not authorize the extension, expansion, or enlargement of the area of land or the area within a building or structure devoted to a nonconforming use, or the alteration, enlargement of or addition to a building or structure nonconforming due to use and/or standards,or permit the addition of land,buildings or structures used in conjunction with a nonconforming use or a building or structure nonconforming due to use and/or standards,except: a. Exterior building alterations to a building or structure nonconforming due to standards when the exterior alterations comply with the design, architectural, and development policies and standards contained within the Specific Plan. b. To the extent required by a subsequently enacted or subsequently adopted law, ordinance or regulation, and the Director so finds. Such additions as are permitted by the subsection shall not be construed to extend the termination date of the subject nonconforming use, or a building or a structure nonconforming due to use or standards. Bella Terra Specific Plan 65 September 20, 2010 3. Natural Act. A nonconforming building or structure that is damage or destroyed by fire, earthquake, or other calamity, or by act of God, or by act of war, or by the public enemy, may be re-constructed provided that each of the following conditions is met: a. Such re-construction is permitted by the Uniform Building Code. b. Re-construction is commenced within one year of the date of damage, unless otherwise allowed by the Planning Commission,and be pursued diligently to completion. 3.4.613 Termination Conditions and Time Limits The following regulations shall apply to all nonconforming uses and buildings and structures nonconforming due to use,and to buildings and structures nonconforming due to standards as specified in this section. 1. Termination by Discontinuance. Discontinuance of a nonconforming use or of the use of a building or structure nonconforming due to use and/or standards as indicated herein shall immediately terminate the right to operate or use such nonconforming use, building or structure, except when extended as otherwise provided in this Section: a. Changing a nonconforming use to a conforming use; b. Removal of a building or structure nonconforming due to use and/or standards;or c. Discontinuance of a nonconforming use or use of a building or structure nonconforming due to use and/or standards as indicated herein for a consecutive period of one or more years. 2. Termination by operation of Law. Nonconforming uses and buildings or structures nonconforming due to use, shall be discontinued and removed from their sites within the time specified in this section, except when extended or revoked as otherwise provided in this section. Buildings or structures nonconforming due to standards enumerated in this Specific Plan, shall be remodeled and renovated to comply with the standards enumerated in this Specific Plan within the time frame specified in this section,except when extended or revoked as otherwise provided in this section. In the case of nonconforming uses and buildings or structures nonconforming due to use, and those buildings or structures nonconforming due to standards enumerated in this Specific Plan: Bella Terra Specific Plan 66 September 20, 2010 a. Where a nonconforming use is carried on in a conforming structure — three years from the date of adoption of the Specific Plan. b. Where a nonconforming use is carried on in a nonconforming structure due to standards enumerated in this Specific Plan—three years from the date of adoption of the Specific Plan. c. Where a conforming use is carried on in a nonconforming structure due to standards enumerated in this Specific Plan—three years from the date of adoption of the Specific Plan. 3.4.6C Review of Amortization Schedule or Substitution of Use 1. Request for Review—An application may be filed with the Planning Commission requesting extension of the time within which a nonconforming use or building or structure nonconforming due to use, or due to standards where applicable, must be dicontinued and removed from its site or remodeled and renovated as specified in Section 3.4.5C. The Planning Commission may accept such filing either before or after the date of expiration of such nonconforming use,building or structure. 2. Application and Procedure—Except as specifically provided in this section,the application and all procedures relative to notification,public hearing and appeals shall be the same as for a conditional use permit. 3. Burden Of Proof—In addition to the information required in the application,the applicant shall substantiate to the satisfaction of the Planning Commission the following facts: a. That to require cessation of such use,building or structure would impair the property rights of any person to such an extent as to be an unconstitutional taking of property;and/or b. That such use,building or structure does not now and will not during the extension period requested: 1. Adversely affect the health,peace or welfare of persons residing or working in the surrounding area,and, Bella Terra Specific Plan 67 September 20, 2010 2. Be materially detrimental to the use,enjoyment or valuation of the property of other persons located in the vicinity of the site,and, 3. jeopardize,endanger or otherwise constitute a menace to the public health,safety or general welfare. 4. Findings and Decision—The Director of Planning and Building shall recommend and the Planning Commission shall approve an application for a nonconforming use,building or structure review, provided the burden of proof set forth above has been rrtet by the applicant. 5. Conditions—The Planning Commission,in approving an application for a nonconforming use and structure review may impose conditions it deems necessary to insure that the approval will be in accord with the findings required. Conditions imposed by the Planning Commission may involve any pertinent factors affecting the establishment,operation,and maintenance of the uses,buildings or structures requested. Bella Terra Specific Plan 68 September 20, 2010 LEGEND._,._---.._._.___,.._ open s iace plaza aprn spare ., + 4�i � 4�� r�sK��na6 oveL retail gas station �, �� (� -' ��'� � j� a s;� �:,,. .� '`• exktina buildings Oil, 00 I cb'o G G+ - l4 t? 0,00 00 00 0.0 00 00 00 yr -e Q 9�� p, ; a . GO 00 00 00 ei ''e �t . ,0_. 0:.F9� _NS c?t's�`:���T • Landscape Concept Plan Exhibit 9 Bella Terra Specific Plan 69 September 20, 2010 3.4.7 LANDSCAPE GUIDELINES The landscape for Bella Terra is an integral component of the overall project design. This design concept is urban in nature and has strong elements of an Italian Village. These elements include the use of strong vertical elements such as Italian cypress and Palms at the main entrances in strategic areas for emphasis and continuity. Some of the other elements that fit well with an Italian Village environment include the following which are indigenous to the California coast. i.e.: Bougainvillea, Ivy Geraniums, Hibiscus, Lupine, Azalea,Indian Hawthorn and tree varieties such as Silk tree,Alder, Strawberry tree, Deodar Cedar,Carob, Carrotwood, Crepe Myrtle and the like. The Landscape Concept is composed of these elements as well as other elements, such as decorative paving,water features,public art,and lighting which are complementary to and assist in the implementation of an integral landscape design. These Landscape Guidelines establish the design character and visual qualities for development within the Specific Plan. LANDSCAPE GUIDELINE POLICIES: 3.4.7.1 Site layout shall respect and preserve as much of the existing site features, including trees where possible. A professional consulting arborist shall determine whether existing trees can be saved during construction. 3.4.7.2 Existing healthy trees,where feasible, shall be preserved or relocated on site. If healthy trees are removed,replacement shall be as follows: Each existing Rhaphiolepis "Majestic Beauty" removed shall be replaced with one (1) thirty-six (36) inch box tree or palm equivalent. All other healthy tree species with a ten (10) inch diameter trunk at breast hieght or larger shall be replaced with two (2) thirty-six (36) inch box trees or the palm equivalent for each tree removed. Should the foregoing substitution of two (2) 36"box trees be impractical,the ratio may be modified to one (1) 36"box tree with the approval of the Directior of Public Works. Palms may be substituted for trees at the ratio of half (1/2) foot of brown trunk height for each one (1) inch of box size. If the situation occurs where there is not enough planting area for the trees required,the accumulative box inches of trees may be utilized, For example,two (2) thirty six (36) inch boxed trees could be combined into one seventy two (72) inch box tree. For palms,the requirement of eighteen feet of brown trunk for each thirty six (36) inch tree would work as follows: two (2) thirty six (36) inch box trees could be combined into one (1) thirty six (36) foot (brown trunk) palm. All tree replacement shall be subject to review and approval and may be modified by the Director of Public Works. 3.4.7.3 Landscape design shall utilize drought tolerant species, where feasible. The design shall provide formal or informal groupings of deciduous and evergreen trees, flowering shrubs, and groundcover. Trees shall be of even size and shape at the time of installation. Replacement trees shall be compatible with the new landscape plan. A minimum of eight (8) percent of the net site area shall be landscape and shall be provided Bella Terra Specific Plan 70 September 20, 2010 on the perimeter of the site and the parking lot. Additional landscaping is requred in the Common Area (see policy 3.5.3.6). Shrubs shall be planted flush to the walls, when feasible,thus not allowing a hiding place for an offender or privacy for transients between the shrub and wall. New shrubs and trees shall be located in an manner that will not impede sight distance and line of sight for traffic. 3.4.7.4 Plant materials shall be selected to create an informal pattern of landscaping to reinforce the character of the tree plantings. A formal pattern of landscaping shall be created on-site at the project entries. Trees shall be selected based upon the size of the planting area to allow for mature growth without causing future damage to the improvements or to underground utilities. A consulting,certified ISA arborist shall review and approve final tree planting plans for compliance. All trees shall be a minimum twenty-four (24) inch box size. Shrubbery (evergreen and flowering) shall be low to medium in height; minimum size shall be five (5) gallon. All grass selections shall be made from the City's approved water efficient materials list. 3.4.7.5 Street tree planting in the parkway areas shall include a minimum of one (1) thirty six (36) inch box tree for each forty five (45) feet of lineal frontage. At the discretion of the Director of Public Works,this planting may be modified to one (1) twenty four (24) inch box every thirty (30) feet. Tree planting shall be grouped in informal drifts and tree quantities shall be determined by the length of the property adjacent to the street divided by the recommended spacing of each tree variety. All parkway planting shall be subject to review and approval of the Director of Public Works. Bella Terra Specific Plan 71 September 20, 2010 PLANT PALETTE - SITE DESCRIMON BOTAMCAL NAME COMMONNAME FRONTAGE TREE PYRUS KAWAKAMII EVERGREEN FEAR LAGERSTROEMIA FAUREI CRAPE MYRTLE METROSIDEROS EXCELSUS NEW ZEALAND CHRISTMAS TREE FRONTAGE HEDGE LIGUSTRUM J.'TEXANUM' TEXAS PRIVET JUNIPERUS CHINENIS `PARSONIP JUNIPER FRONTAGE ACCENT SHRUB BOUGAINVILLEA SP. BOUGAINVILLEA HIBISCUS ROSA-SINENSIS HIBISCUS FRONTAGE GROUNDCOVER GAZANIA SP. GAZANIA ZOYSIA TENUIFOCIA KOREAN GRASS ENTRY DRIVE THEME TREE OLEA EUROPAEA OLIVE ENTRY DRIVE TREE JACARANDA MIMOSIFOLIA JACARANDA FINUS CANARIENSIS CANARY ISLAND PINE PYRUS CALLERYANA'BRADFORD' BRADFORD PEAR ENTRY DRIVE ACCENT SHRUB AZALEA SF. AZALEA ENTRY DRIVE EDGE SHRUB PHORMIUM TENAX FLAX ENTRY DRIVE LOW SHRUB TRACHELOSPERMUM JASMINOIDES STAR JASMINE END ISLAND TREE LAGERSTROEMIA FAUREI CRAPE MYRTLE RHAPIOLEFIS'MAJESTIC BEAUTY' INDIA HAWTHORN TREE FORM END ISLAND LOW SHRUB ASPIDISTRA ELATIOR CAST-IRON PLANT TRACHELOSPERMUM JASMINOIDES STAR JASMINE ROSMARINUS OFFICINALIS SPREADING ROSEMARY END ISLAND ACCENT SHRUB ROSA SP. SHRUB ROSE PARKING LOT TREE FLATANUS ACERIFOLIA BLOODGOOD' LONDON PLANE TREE ULMUS FARVIFOLIA'TRUE GREEN' TRUE GREEN ELM ZELKOVA SERRATTA SAWLEAF ZELKOVA ULMUS FARVIFOLIA CHINESE ELM SCREEN TREES EUCALFTUS SF. EUCALYPTUS FINUS SF. PINES AGONIS FLF,XUOSA PEPPERMINT TREE PARKING GARAGE SCREEN TREE TRISTANIA CONFERTA BRISBANE BOX PARKING GARAGE PLANTING BOUGAINVILLEA SF. BOUGAINVILLEA TRACHELOSPERMUM JASMINOIDES STAR JASMINE PI'ITOSPORUM TOBIRA `MINT JULIP' SCREEN TREES MELALEUCA QUINQUENERUTA CAJEPUT TREE TRISTANIA CONFERTA BRISBANE BOX FICUS RUBIGNOSA RUSTYLEAF FIG Plant Materials Palette Exhibit 10 Bella Terra Specific Plan 72 September 20, 2010 3.4.7.6 Pedestrian walkway systems shall be designed to unify the entire project area and provide pedestrian site access to buildings,parking and site activity areas from the perimeter project area and from within the site. Pedestrian walkways shall be a minimum of five (5) feet clear in width with no vehicular overhang,risers,or utilities within the pathway. 3.4.7.7 Perimeter landscaping around the project areas shall provide a consistent edge treatment using a limited variety of plant materials. 3.4.7.8 Parking lots shall be planted at the rate of one (1) tree for every ten (10) parking stalls. Parking lot trees shall be twenty-four (24) inch box trees. All tree planting areas shall be a minimum net width of four (4) feet in one direction and a net width of six (6) feet in the other direction. Small trees (at maturity) shall be utilized in these planting areas. Parking lot treatments shall be consistent and contribute to the project landscaping unity. Parking lots shall be planted with trees in such a manner as to provide maximum shade. An alternative which clusters or groups parking lot trees may be considered. Larger trees may also be considered as substitutes for a number of smaller trees,subject to review and approval of the Director of Public Works. Perimeter parking lots adjacent to arterial streets shall be provided with additional landscape treatment to ensure that the parking areas are adequately screened from adjacent street views,however,not hidden from the view of passersby and police on the adjacent streets. Berming in these areas is encouraged and shall be a maximum of three (3) feet high and have a natural appearance in form. However,the fact that a successful retail shopping center must be seen from the adjacent streets will be the determining factor in the selection and placement of all perimeter landscaping. Shrubbery shall be planted in areas where berms are not practical. Shrub planting shall be provided in a minimum five (5) gallon size and spaced a maximum of three (3) feet apart. Shrubbery shall not exceed three (3) feet in height. Hedges shall be trimmed from the ground and maintain an eight (8) inch clearance from the ground. Where cars overhang the curbs,ground cover planting shall be required;a maximum overhang of two (2) feet shall be permitted. The overhang area shall not be considered as part of the required minimum percentage of on-site landscaping or minimum planter width. Line of sight and sight distance at intersections within the parking lot shall be subject to the review and approval of the Public Works Director. Bella Terra Specific Plan 73 September 20, 2010 3.4.7.9 Perimeter landscaping shall preserve or construct a minimum ten (10) foot wide landscape buffer between the arterial highway and private project improvements, including buildings, walls, parking areas, etc. Landscape improvements within the public right-of-way, adjacent to private improvements, shall be constructed by the project developer and maintained by the property owner consistent with the overall landscape theme. The design shall be consistent with the approved Edinger Corridor concept. 3.4.7.10 Entry drives shall be constructed in conformance with the Specific Plan (Policy 3.5.2.4) and City design standards (Public Works Standard Plans) subject to the review by the Directors of Public Works and Planning. Project access points shall be designed to provide entering and exiting drives with adequate views of approaching pedestrians and vehicles. Entry drives shall provide convenient access to parking lots at various locations approved by the Director of Public Works. In addition to street trees and on-site landscaping, each entry shall be designated by ground cover-planting, shrubs, and large specimen trees on each side of the entry. These trees shall be located a minimum of ten (10) feet back from the intersection of driveways and property lines to avoid line-of-sight conflicts. Enhanced paving (pavers, interlocking bricks, stamped concrete, or other similar material) shall be provided at all driveway entrances from the public right-of-way to the project. Major driveway entrances, as identified on the Circulation Plan, Exhibit 5, shall incorporate enhanced materials from the property line to the back of the adjacent landscape planter or a minimum of 15 feet. Minor driveway entrances shall provide a minimum of ten (10) feet of enhanced treatment. Pedestrian connections consisting of enhanced paving materials shall be provided along the front of the satellite buildings and within the pedestrian walkway connecting these outlying buildings to the main lifestyle center. Enhanced paving materials shall also be provided throughout the public plazas and from Edinger Avenue at the main project entrance (across from Sher Lane) along a pedestrian path to the main plaza. 3.4.7.11 Plaza areas and courtyards shall be provided as focal points. These areas shall be an integral part of the building architecture and be connected by a walkway system to the public pedestrian walkways. 3.4.7.12 Irrigation systems shall comply with the City's "Water Efficient Landscape Requirements." (Ordinance #1452). Bella Terra Specific Plan 74 September 20, 2010 3.4.7.13 All landscaping shall conform with the requirements of the Landscape Improvement chapter of the Huntington Beach Zoning and Subdivision Ordinance,the City Arboricultural and Landscape Standards and Specifications,and City Standard Plans,in addition to the Specific Plan policies. 3.4.7.14 Landscape screening is intended to soften and blend the connection of the building areas with the landscape of the parking lots. Trees shall be provided to soften,and visually relieve,parking and utility areas and to provide summer shade. Trash enclosure areas,where appropriate, shall be provided with tree and shrub planting screens to soften the enclosure.Mechanical equipment and transformer areas shall have landscape screening and/or low-level screen walls. Valves,meters,back flow preventers,etc., shall be screened by shrub plantings and/or low level screen walls. 3.4.7.15 Landscape lighting shall be provided in selected areas to aesthetically enhance the site. Pedestrian walkways shall include adequate night lighting for public safety and crime prevention purposes. Courtyard lighting shall be a minimum maintained level of one foot-candle. 3.4.7.16 Conservation water measures shall be incorporated in the landscape design. A minimum of seventy-five (75) percent of the required landscape area shall be planted with ground cover and the balance (a maximum of 2 5 percent) with turf. The use of shrubs, hedges,and berming shall be provided to screen cars in the parking lots from street view. 3.4.8 SIGNAGE GUIDELINES The Signage Guidelines identify a framework to advertise a place of business and provide directions or information specific to that business. Attractive and effective signage can be designed without detracting from the overall design quality of the project area. The Signage Guidelines also contribute to the overall project area urban retail design theme. Design,color,materials and placement are all important in creating signs that are architecturally attractive and integrated into the overall project area design. The intent is to create and promote a quality visual environment by allowing only signs which are compatible with their surroundings and which effectively communicate their message. Signs shall be designed to be architecturally compatible with the colors and materials of the adjacent building. All signing shall be consistent with Bella Terra's Planned Sign Program. Bella Terra Specific Plan 75 September 20, 2010 1.11LVELOPMENT IONS ��4 ---WOO Lu W, 19 i5d im V 0 ' — P4 L F I' M 71 TIP L 9-9i. Section Four Bella Terra Specific Plan 76 September 20, 2010 DEVELOPMENT GULA IONS 4.0 PURPOSE The purpose of this section is to provide specific development regulations and standards that will be applied to development projects in the Specific Plan. Upon adoption by the City of Huntington Beach, Bella Terra Specific Plan will be the zoning document for the project area. 4.1 GENERAL PROVISIONS The provisions contained herein shall govern the design and development of Bella Terra Specific Plan area. Standards and/or criteria for development and activities not specifically addressed in this Specific Plan shall require referral to the current provisions of the Huntington Beach Zoning and Subdivision Ordinance and Municipal Code. Whenever a use has not been specifically listed as being a permitted use,the Director of Planning and Building shall determine if the use is consistent with the intent of this Specific Plan and compatible with other permitted uses. In addition,all projects must comply with the following policies: 4.1.0 DEVELOPMENT REGULATIONS POLICIES: 4.1.1 Not withstanding provisions to the contrary,all grading shall be approved by both the Director of Planning and Building and Director of Public Works,or designee. 4.1.2 Construction may commence only after the Director of Planning and Building finds that the project is consistent with the regulations and applicable policies and guidelines of the Specific Plan. 4.1.3 All structures in existence prior to the original Specific Plan adoption on August 7, 2000 shall be deemed legal,non-conforming. All policies regarding Site Plan Review process and facade improvements shall apply. Bella Terra Specific Plan 77 September 20, 2010 4.2 DEFINITIONS For the purposes of the Specific Plan,words,phrases and terms shall have the meanings as defined below. Terms not specifically defined in the Specific Plan shall have the same definition as used in the City of Huntington Beach Zoning and Subdivision Ordinance in effect at the time of any individual request. When not inconsistent with the context,words used in the present tense include the future tense•,words used in the singular number include the plural number;and words of the masculine gender include the feminine and neutral gender. The word "shall" is always mandatory and the word "may" is permissive. The word "encouraged" shall mean every effort shall be made to conform to the policy but alternatives may be acceptable. 4.2.1 Architectural Features. Architectural features include elements that compliment the building architecture such as,but not limited to,walls,architectural towers and domes (with Bella Terra logo), spires,and arches. Architectural features may include signage as depicted in the Bella Terra Planned Sign Program. 4.2.2 Communication Antenna. All types of receiving and transmitting antenna,except satellite dish antenna and wireless communication facilities. 4.2.3 Deviations. An adjustment in one or more Development Regulations in order to accommodate special circumstances and/or unique architectural features. Deviation shall be limited to ten 0 0) percent of any single development regulation. 4.2.4 Drive-Through Bakery. A shop where only bread,cake,pastries,doughnuts, and similar goods are baked (and/or) fried and sold on the premises and is designed to serve patrons who remain in their cars. Tables and chairs may also be provided indoors or within an outdoor patio but a minimum of one drive-through lane and one outdoor pick-up window for vehicle service of bakery goods must be provided. 4.2.5 Entryway. The point of ingress and egress from a public or private street to the individual project. 4.2.6 Final Approval. Ten (10) days after approval by the discretionary body and no appeal of that decision has been filed. 4.2.7 Modification (Minor). An amendment to the exhibits and/or text which does not change the meaning or intent of the Specific Plan. Bella Terra Specific Plan 78 September 20, 2010 4.2.8 Modification (Major). An amendment to the exhibits and/or text which is intended to change the meaning or intent of either the Development Concept, Design Guidelines, or Development Regulations. Major modifications require a Zoning Text Amendment and action by the Planning Commission and City Council. 4.2.9 Private drive. A privately owned and maintained roadway used to provide vehicle access through the property. 4.2.10 Renovation. Any request to remodel, improve, renovate, upgrade, or refurbish the interior or exterior of an existing building, including minor improvements to accommodate new tenants or an upgraded look for an existing tenant. 4.2.11 Site plan. A plan prepared to scale, showing accurate and complete dimensions of all buildings, structures, landscaping,parking,drive aisles,uses,etc. and the exact manner of development proposed for a specific parcel of land. 4.2.12 Street. A public or approved private thoroughfare or road easement which affords the principal means of access to abutting property. 4.2.13 Structural alteration. Any change in, or alterations to,the structure of a building involving: the bearing wall, column, beam or ceiling joints, roof rafters, roof diaphragms, foundations, retaining walls or similar components. 4.2.14 Ultimate Right-Of-Way. The adopted maximum width for any street, alley or thoroughfare as established by: the general plan, a precise plan of street, alley or private street alignment, a recorded parcel map, or a standard plan of the Department of Public Works. Such thoroughfares shall include any adjacent public easement used as a walkway and/or utility easement. 4.2.15 Use. The purpose for which land or building is arranged, designed, or intended, or for which it is occupied or maintained. 4.2.16 Wall Or Fence. Any structure or devise forming a physical barrier. This definition shall include: concrete, concrete block,brick, stone or other masonry material, metal, and wrought iron,etc. 4.2.17 Zone. A district as defined in the State Conservation and Planning Act, shown on the official zoning maps and to which uniform regulations apply. Bella Terra Specific Plan 79 September 20, 2010 4.2.18 Zoning Maps. The official zoning maps of the City of Huntington Beach which are a part of the comprehensive zoning ordinance. 4.3 DEVELOPMENT STANDARDS AREA A The Development Standards shall serve as the mechanism for the implementation of Bella Terra Area A land uses. The standards set forth in this section will assure that future development within Bella Terra Area A is implemented in a manner consistent with the intent of the project area Master Plan. The standards contained herein provide flexible mechanisms to anticipate future needs and achieve compatibility between land uses and the surrounding community. Standards and guidelines are designed to be compatible with the existing land use categories of the City. The primary land uses in Bella Terra Area A shall be regional commercial, retail, dining, and entertainment. 4.3.1 Permitted Uses. Permitted uses shall be required to meet all applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance Code. A list of permitted uses is provided in Exhibit I IA. 4.3.2 Intensity. The maximum intensity shall be consistent with the City's General Plan. 4.3.3 Building height. The maximum allowable building height shall be seventy-five (75) feet and a maximum of 4 stories. Rooftop mechanical equipment and parapet walls may exceed the maximum permitted building height by fifteen (15) feet,however mechanincal equipment shall be screened from view. Special themed architectural structures or elements such as towers or domes may be allowed up to one hundred-twenty (120) feet. 4.3.4 Setbacks. Refer to Exhibit 12. 4.3.5 Landscaping. Landscaping shall be permanently maintained in an attractive manner in all setback and parking lot areas fronting on,or visible from,adjacent public streets. 4.3.6 Signs. All signs in the project area shall conform to the provisions of the sign standards in the Bella Terra Planned Sign Program. 4.3.7 Lighting. All illumination of interior circulation streets,parking areas,and project sites, shall be coordinated to provide consistent illumination intensity. Emphasis shall be placed on areas of high vehicular and pedestrian Bella Terra Specific Plan 80 September 20, 2010 activity. Light fixtures and standards shall be consistent with building architectural style. Public streetlights shall comply with the City of Huntington Beach guidelines for street lighting. The following uses shall be permitted within the Bella Terra Specific Plan Area A subject to review and approval of a Site Plan Review by the Director of Planning and Building. Other changes in occupancy, such as,like for like tenant changes,new tenants established within existing buildings,and/or intensification of tenant uses shall be subject to building permit plan check review to verify compliance with parking and the Specific Plan. Bella Terra Specific Plan 81 September 20, 2010 i To-U)"X, IMI, M , 9 'A -ftMbm�' Aquarium Day Care Facilities Banks and other financial institutions Government Offices *Commercial recreation and live entertainment Public Safety Facilities Food Markets Utilities and Communication facilities General Retail Parking Day Spa -surface Hotels,Motels -structured Movie Theaters -valet Restaurants ~With outdoor dining with alcohol sales with live entertainment and dancing drive-through bakery (limited to one location) Personal Services Warehouse and Sales Outlets with Ancillary Gas Station and Tire Sales/Installation OFFICE Business and Professional OTHER PRETAIL Car stereo and alarm installation,if integrated into an anchor/major retail building and located within a building Portable carts and kiosks Note: Other similar uses may be permitted subject to review by the Director of Planning and Building. *Requires an Entertainment Permit from the Police Department PermittedIr T uses Chart Area A Exhibit 11 Bella Terra Specific Plan 82 September 20, 2010 D+lv7I/V,B.? Minimum Project Area (AC) 45 Minimum Lot Size (AC) None Minimum Lot Frontage None Maximum Building Height 75 feet Maximum Number of Stories 4 stories Maximum Additional Height for parapet walls, 15 feet mechanical equipment,communication antennas etc. Maximum Architectural Feature Height 120 feet Maximum Lot Coverage 50% Maximum Floor Area Ratio 0.5 Minimum Setback* Street side (Edinger Ave.,Beach Blvd. and Center Ave.) 50 feet,or 25 feet if setback is fully landscaped Interior side (West Property Line) 10 feet Minimum Landscaping 8% of total site; 10% of common area Minimum Perimeter Landscaping Street side (Edinger Ave.,Beach Blvd. and Center Ave.) 10 feet Interior side (West Property Line) 5 feet Minimum Standard Parking StaI1 Size 9 feet x 19 feet Minimum Compact Parking Stall Size** 8 feet x 18 feet Minimum Drive Aisle Width 26 feet for 90 degree stalls Minimum Parking Required Shared parking based upon joint use of parking analysis with Site Plan Review Maximum Compact Spaces** 20%of total spaces Handicapped Parking Comply with Uniform Building Code and Title 24 Parking Structure Design Comply with Zoning and Subdivision Ordinance Public Amenity Requirement Minimum of Six public amenities required;At least two public art elements and two water features within common area Wireless Communication Facilities Comply with Zoning and Subdivision Ordinance Trans ortation Demand Management Com2ly with Zoning and Subdivision Ordinance *Buildings exceeding fifty(50) feet in height shall increase the set back by one(1) foot for each one (1) foot of building height above fifty(50) feet. **No additional compact stalls may be constructed after 2004 Development Regulations Chart Area A Exhibit 12 Bella Terra Specific Plan 83 September 20, 2010 300,45°& 60°Parking k` v, ? �z tabs��feri�� / n 90'Parking 24In. Exterior Dimension u _-`• 19 Ft. - t - - =18 1n.Interior CD Dimension i Parallel Parking 9 ft. 8ft.-I 19ft. I 19ft. I 8ft D:-DRAW=l STRRBM Parking Standards & 7f)"et ail Exhibit 13 Bella Terra Specific Plan 84 September 20, 2010 4.3.8 Parking. All developments will be required to meet the minimum on-site parking standards as provided in this Specific Plan document. The following shall apply: • Standard parking stall size may be nine (9) feet wide by nineteen (19) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen (17) feet with a two (2) foot overhang to expand the landscaping. This additional landscape area will not be credited toward the required landscape percentage or minimum landscape width. • Total parking required by the Huntington Beach Zoning and Subdivision Ordinance (see below) shall be installed for each project prior to final building inspection. • Parking shall be provided in accordance with an approved Shared Parking Study. A shared parking program may allow for a reduction of the code required parking by up to twenty five (25) percent,based upon a shared parking analysis. • Handicap accessible parking spaces shall be provided as required by the Uniform Building Code and Title 24. 4.3.9 Parking structures shall be designed utilizing the massing and basic design characteristics and Italian Village architectural guidelines found in this Specific Plan. The structures shall be screened from view using trees and landscaping. Parking structures in Area A shall include exterior,open-air stairwells in the design of the parking structure. Stairwells shall be built to allow pedestrians to be seen in the stairwell from outside of the structure,and allowing the same pedestrians to see out. Parking structure lighting shall be a minimum level of three foot-candles;preferably metal halide. Use lighting in the center of the parking structure aisles that throws light to the side,thus lighting pedestrians and parked cars. Design the structures to allow as much natural light into the structures as possible. All interior wall surfaces in the structures shall be painted white to reflect ambient light. The structures shall follow the City of Huntington Beach Police Department Crime Prevention through Environmental Design Guidelines. Bella Terra Specific Plan 85 September 20, 2010 4.3.10 Drive-Through Bakery shall comply with the following Design and Development Standards: • The building shall be the predominant visual element along street frontages,not parking lots or drive- through lanes. • Drive-through aisles shall be screened from streets and from adjacent parking areas. • Drive-through aisles shall provide adequate on-site queuing distance to accommodate five cars 0 50 feet) before the first stopping stop (e.g. menu board,ordering speaker). No portion of the queuing aisle should serve as a parking aisle. • Drive-through lanes shall not exit directly to the site's main entrance. Drive-through aisles shall provide at a minimum 25-foot interior radius for any curve. • The main structure should be sited so as to maximize the distance for vehicle queuing while screening the drive-through operations. • All building elevations shall comply with the architectural guidelines as specified herein. • Buildings shall incorporate a full roof with built-in roof top wells for mechanical equipment screening. • A canopy shall be provided over the drive-through lane at the pick-up window. The canopy shall be architecturally compatible and fully integrated as part of the building design. • No individual freestanding or pole signs shall be permitted for drive-though uses. • A maximum of one drive-through bakery shall be permitted on the 63 acre site are A and B. 4.3.11 Gas Station and Tire Sales/Installation shall be ancillary to a major anchor or warehouse and sales outlet business and shall comply with the supplemental development standards of HBZSO Section 230.32 Service Stations. However, none of the accessory uses identified in Section 230.32 F shall be permitted within this Specific Plan No. 13. Bella Terra Specific Plan 86 September 20, 2010 4.4 DEVELOPMENT STANDARDS AREA B The Development Standards shall serve as the mechanism for the implementation of Bella Terra Area B land uses. The standards set forth in this section will assure that future development within Bella Terra Area B is implemented in a manner consistent with the intent of the project area Master Plan. The standards contained herein provide flexible mechanisms to anticipate future needs and achieve compatibility between land uses and the surrounding community. Standards and guidelines are designed to be compatible with the existing land use categories of the City. The primary land uses in Bella Terra Area B shall be regional commercial, retail, dining, entertainment,business,office and mixed-use high density residential. 4.4.1 Permitted Uses. Permitted uses shall be required to meet all applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance Code. A list of permitted uses is provided in Exhibit 14. 4.4.2 Intensity. The maximum intensity shall be consistent with the City's General Plan. 4.4.3 Building height. The maximum allowable building height shall be seventy-five (75) feet;a maximum of four (4) stories shall be permitted within 65 feet of back of sidewalk along Edinger Avenue; a maximum of six (6) stories permitted on the remainder of the site. Rooftop mechanical equipment and parapet walls may exceed the maximum permitted building height by fifteen (15) feet,however mechanincal equipment shall be screened from view. Special themed architectural structures or elements such as towers or domes may be allowed up to one hundred-twenty (120) feet. 4.4.4 Setbacks. Refer to Exhibit 12. 4.4.5 Landscaping. Landscaping shall be permanently maintained in an attractive manner in all setback,parking lot,and recreation areas fronting on,or visible from,adjacent public streets. Decorative design elements such as fountains,pools,benches,and sculpture,plants and similar elements may be permitted,provided such elements are incorporated as an integral part of the landscaping. Drought tolerant landscaping shall be incorporated to the maximum extent feasible. 4.4.6 Signs. All signs in the project area shall conform to the provisions of the sign standards in the Bella Terra Planned Sign Program. 4.4.7 Lighting. All illumination of interior circulation streets,parking areas,and project sites, shall be coordinated to provide consistent illumination intensity. Emphasis shall be placed on areas of high vehicular and pedestrian Bella Terra Specific Plan 87 September 20, 2010 activity. Light fixtures and standards shall be consistent with building architectural style. Public streetlights shall comply with the City of Huntington Beach guidelines for street lighting. 4.4.8 Minimum Dwelling Unit Size shall be 500 square feet. 4.4.9 Common Residential Recreation Areas shall be provided within the residential common area and shall be allocated as a total of 150 square feet per dwelling unit,a minimum of 60 square feet of which shall be private patio or balcony for the exclusive use of the unit it serves. The minimum 60 square feet of private open space per unit shall have no dimension less than six (6) feet. Enclosed recreation areas, such as a clubhouse,may be utilized to fulfill not more than fifteen percent (15%) of the overall common residential recreation requirement. The remaining area shall be supplied out-of-doors pursuant to this section. Recreation areas shall include a minimum of one amenity such as:game courts or rooms, swimming pools, sauna baths, putting greens, play lots,or other similar type areas serving all residents of the development;but shall not include balconies,decks or areas used exclusively for pedestrian access ways. Game courts, swimming pools or putting greens situated on top of a parking structure may be considered as recreation area. Also,all common recreation area shall have a minimum of width and length of twenty (20) feet. 4.4.10 Sustainable Or "Green" Building practices shall be incorporated into the design of the proposed structures and associated site improvements. Sustainable building practices shall include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification or Build It Green's Green Building Guidelines and Rating Systems. In addition,at least one building (minimum 1,000 square feet in size) shall be LEED certified. 4.4.11 Affordable Housing A minimum of 15% of the total units shall be provided as affordable housing and shall meet the minimum standards of Section 230.26 of the Huntington Beach Zoning and Subdivision Ordinance as well as the California Redevelopment Law. In the event of any inconsistencies between the local and state requirements,the more restrictive policies and requirements shall apply. Prior to the issuance of the first residential building permit,an Affordable Housing Plan and Agreement shall be subject to review and approval by the City Council and the Agreement shall be recorded at the Orange County Clerk Recorder's Office. Bella Terra Specific Plan 88 September 20, 2010 AL C P L PERTI L IT A < ° Aquarium Day Care Facilities Attached Mixed-Use~High Density Residential Banks and other financial institutions Government Offices Detached Mixed-Use High Density Residential * Commercial recreation and live entertainment Public Safety Facilities Food Markets Utilities and Communication Facilities General Retail Parking Day Spa -surface Hotels Motels -structured Movie Theaters -valet Restaurants -with outdoor dining -with alcohol sales -*with live entertainment and dancing -drive-through bake (limited to one location) Personal Services Business and Professional Car stereo and alarm installation,if integrated into an anchor/major retail building and located within a building Portable carts and kiosks Note: Other similar uses may be permitted subject to review by the Director of Planning and Building. *Requires an Entertainment Permit from the Police Department Permitted Uses Chart Area Exhibit 14 Bella Terra Specific Plan 89 September 20, 2010 a `7 @ Minimum Project Area (AC) 15 Minimum Lot Size (AC) None Minimum Lot Frontage None Maximum Building Height 75 feet Maximum Number of Stories 4 stories along Edinger Avenue, 6 stories with min. 65 ft. setback from Edinger Avenue. Maximum Additional Height for parapet walls, 15 feet mechanical equipment, communication antennas,etc. Maximum Architectural feature Height 120 feet Maximum Lot Coverage 50% Maximum Floor Area Ratio 1.75 total mixed use;commercial FAR 0.2 Minimum Setback* Street side (Edinger Ave. and Center Ave.) Min. 0 feet - Max 25 ft. setback if fully landscaped;a greater setback is allowed if angled parking is provided along Edinger Avenue Interior side (West and East Property Line) 10 feet Minimum Landscaping 8%of total site; 10%of common area Minimum Perimeter Landscaping Street side (Edinger Ave. and Center Ave.) 10 feet Interior side (West Property Line) 5 feet Minimum Distance Between Buildings 15 feet if height less than 30 feet, 20 feet for height greater than 30 feet. Minimum Dwelling Unit Size 500 square feet Minimum Residential Open Space 150 square feet/dwelling unit; 60 square feet of which must be private Minimum Standard Parking Stall Size 9 feet x 19 feet Minimum Drive Aisle Width 26 feet for 90 degree stalls Minimum Parking Required Shared parking based upon joint use of parking analysis with Site Plan Review Maximum Dwelling Units 45 per acre Handicapped Parking Comply with Uniform Building Code and'title Z4 Development Regulations Chanrt Lam.ea B (Chart 1 of 2) Exhibit 15 Bella Terra Specific Plan 90 September 20, 2010 Parking Structure Design Comply with Zoning and Subdivision Ordinance Public Amenity Requirement for Area A and B combined Minimum of Six public amenities required;At least two public art elements and two water features within common area Wireless Communication Facilities Comply with Zoning and Subdivision Ordinance Transportation Demand Management Comply with Zoning and Subdivision Ordinance Minimum Residential Storage Area Average 50 cubic feet per dwelling unit Sustainable or "Green" Building Refer to Section 4.4.10 Minimum Affordable Housing Refer to Section 4.4.11 Reciprocal Access Refer to Section 3.1.5 and Section 4.4.14 Bicycle Parking Comply with Zoning and Subdivision Ordinance Development Regulations CI' a*t Area B (Chart 2 of 2) Exhibit 15 Bella Terra Specific Plan 91 September 20, 2010 4.4.12 Parking. All developments will be required to meet the minimum on-site parking standards as provided in this Specific Plan document. The following shall apply: • Standard parking stall size may be nine (9) feet wide by nineteen (19) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen (17) feet with a two (2) foot overhang to expand the landscaping. This additional landscape area will not be credited toward the required landscape percentage or minimum landscape width. • Tandem parking may be included for residential uses but will not be counted toward minimum required parking spaces. • Total parking required by the Huntington Beach Zoning and Subdivision Ordinance (see below) shall be installed for each project prior to final building inspection. • Parking shall be provided in accordance with an approved Shared Parking Study. A shared parking program may allow for a reduction of the code required parking by up to twenty five (25) percent,based upon a shared parking analysis. • Handicap accessible parking spaces shall be provided as required by the Uniform Building Code and Title 24. 4.4.13 Parking structures shall be designed utilizing the massing and basic design characteristics and Southern European architectural guidelines found in this Specific Plan. The structures shall be screened from view using trees and landscaping. Parking structures in Area B may be wrapped with retail and residential. Parking structures serving only residential tenants and their guests may provide 25 foot wide drive aisles. Parking structure lighting shall be a minimum level of three foot-candles;preferably metal halide. Use lighting in the center of the parking structure aisles that throws light to the side,thus lighting pedestrians and parked cars. All interior wall surfaces in the structures shall be painted white to reflect ambient light. The structures shall follow the City of Huntington Beach Police Department Crime Prevention through Environmental Design Guidelines. 4.4.14 Reciprocal Access The subject property shall provide an irrevocable offer to dedicate a reciprocal accessway for pedestrians and bicycles between the subject site and adjacent westerly properties. Bella Terra Specific Plan 92 September 20, 2010 4.5 Temporary And Seasonal Events: The following temporary and seasonal events may be permitted outdoors within the centers Area A and B public common areas only. The following temporary and seasonal events located within the parking lot shall follow permit procedures described in the Huntington Beach Zoning and Subdivision Ordinance. AND SEASON�A ,EVENTS AREAS A AND B f ' Art Shows Auto shows Carnivals Circus Commercial Filming Concerts Farmer's Market Fund Raisers Health Fairs Live Entertainment Miscellaneous Exhibitions Outdoor Retail Sales Pet Shows Seasonal Displays and Events Flower Shows Bake Sales Wine Tastings Samples Sales Trunk Shows—Bridal&New Line Ups Theatrical Performances Food Demonstrations Sports Demonstrations Note: Other similar uses may be permitted subject to review by the Director of Planning and Building. `Temporary and. Seasonal Events Chart Exhibit 16 Bella Terra Specific Plan 93 September 20, 2010 Res. No. 2010-68 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 September 20, 2010 by the following vote: AYES: Carchio, Green, Bohr, Dwyer, Hansen NOES: None ABSENT: Coerper, Hardy ABSTAIN: None CitVClerk and ex-officio Jerk of the City Council of the City of Huntington Beach, California ATTAC H M E N T #4 MW b . 41 \\ Subiect Site 1 , Proposed �e General Plan = \\ z F 1 \4 CR-F2-sp-mu (F14) i:Say't' Diu r '%vVo�� — / y l 4. . f gg� CURRENT AND PROPOSED GENERAL PLAN DESIGNATIONS GENERAL PLAN AMENDMENT NO. 10-001 AND ZONING TEXT AMENDMENT NO. 10-001 (THE VILLAGE AT BELLA TERRA—7601 EDINGER AVENUE) -396- GENERAL PLAN LAND USE ELEMENT EXCERPT TABLE LU-2b (cunt.) Land Use Density and Intensity Schedule Densi CategoEj Permitted IDnsit /Intensi MIXED The intensities/densities of structures vertically-integrating housing and USE-VERTICAL commercial uses shall be determined by a combination of FAR and INTEGRATION units per net acre. Each Mixed Use site shall be limited by a total building area FAR, a commercial area FAR, and a residential density. The cumulative total of commercial area FAR and residential density cannot exceed the total building area FAR. -178 Maximum total building area floor area ratio of 1.5, commercial FAR of 0.35, and 25 units per net acre. -F9 Maximum total building area floor area ratio of 1.5, commercial FAR of 0.5, and 25 units per net acre. -F 10 Maximum total building area floor area ratio of 1.5; structure may be fully developed with commercial uses, or combined with housing at a maximum density of 25 units per net acre. -1711 Maximum total building area floor area ratio of 2.0; structure may be fully developed with commercial uses, or combined with housing at a maximum density of 25 units per net acre. -F12 Maximum total building area floor area ratio of 3.0; structure may be fully developed with commercial uses, or combined with housing at a maximum density of 30 units per net acre. -F 13 Maximum total building area floor area ratio of 1.5; structure may be fully developed with commercial uses, or combined with housing at a maximum density of 15 units per net acre. -F 14 Bella Terra Area B: Maximum total building area floor area ratio of 1.75; maximum commercial building floor area ratio of 0.07 (31,711 commercial square feet) and maximum 45 dwelling units per acre (468 residential units) MIXED The densities/intensities of commercial and residential uses are USE-HORIZONTAL indicated by an FAR for the commercial portion of the site and units INTEGRATION per acre for the residential portion of the site. Site areas allocated for each use are specified in the policies contained in this element. -(FAR)/upa* Maximum floor area ratio and units per net acre as indicated for each zone on the Land Use Plan. -397- TABLE Lit-4 (Cont.) Community District and Subarea Schedule Subarea Characteristic Standards and Principles 4J Permitted Uses Category: Shoreline ("OS-S") Beach • Coastal and recreational uses. Design and In accordance with Policy LU 14.1.3. Development 5 Area wide Enhance Huntington Center, the Edinger Corridor, and Regional Functional hole adjacent properties as a key focal point of regional commerce. "Core" 5A Permitted Uses Category: Commercial Regional ("CR") Bella Terra Region-serving commercial uses permitted by the "CR" land - Area A use category and mixed-use structures vertically-integrating housing with commercial uses permitted by the "-mu"overlay. Density/Intensity Category: "-F2" • Height: four(4) stories Design and Category: Mixed Use (-mu) ; Specific Plan(-sp) Development Y Require the preparation of and development in conformance with a specific or master plan. • Design and site development as a cohesive and integrated center and as stipulated by Policy LU 10.1.15. © Locate buildings around common courtyards and pedestrian areas. ® Locate a portion of development along the Beach Boulevard frontage. ® Improve the signage and sense of entry from the Interstate 405 Freeway, Beach Boulevard, and other major access points. • Implement extensive streetscape improvements along the Beach Boulevard and Edinger Street frontages. Promote the economic enhancement and revitalization of Bella Terra. 5A Permitted Uses Category: Commercial Regional ("CR") Bella Terra Region-serving commercial uses permitted by the "CR" land Area B use category and mixed-use structures vertically-integrating and horizontally-integrating housing with commercial uses permitted by Specific Plan No. 13. Density/Intensity I Category: "-F14" -398- ® Height: maximum of six (6) stories; see Specific Plan No. 13 for further restrictions on height Design and Category: Specific Plan(-sp) Development ® Require the preparation of and development in conformance with a specific or master plan. ® Design andsite development as a cohesive and integrated center and as stipulated by Policy LU 10.1.15. ® Locate buildings around common courtyards and pedestrian areas. ® Locate a portion of development along the Edinger Street frontage. jP e Implement extensive streetscape improvements along the Edinger Street frontage. 5 ® Promote the economic enhancement and revitalization of �m Bella Terra. -399- ATTACHMENT #5 3 NJ lic Sp 1 �' Bella Terra Area A to be increased to 52.35 acres in SP v..: . : 13 Bella Terra Area B to be decreased to 10.40 acres in SP 13 .,. � F � A r Va�u c ° e ZONING MAP PROPOSED SUBAREAS WITHIN SP 13 GENERAL PLAN AMENDMENT NO. 10-001 AND ZONING TEXT AMENDMENT NO. 10-001 (THE VILLAGE AT BELLA TERRA—7601 EDINGER AVENUE) L. -401- ATTACHMENT #6 r 'Apt" now W-- r � h � ,a, -�OW, 5 .ems ,.}��" '"� '.'� � �•_+ � »�l�+ �" �.f. ':a°� e.� � VU .ram` VON �., °e4&y. �r• �ra�. f ^'� q"ate `+ � �� - � I OUR— � �Sr w�'� �� - ,<.°^ems��Y✓� �` 5�' � - 3',r ,! y �, „,Y x ,� �r� �4 � 1 i'•'M:r"�a� 5��3� �,-. � '� s� � � ;; ,y`���sr �' � � � � �,� � 7X ,rxA..'.W"^"�4'' • Bella Terra City of Huntington Beach SPECIFIC PLAN NO. 13 Prepared. by City of Huntington Beach Flannin� ,iird Bailding Department artment DJM Capital Partners ® with Perkowitz + Ruth Architects Huntington Associates LLC. with Greenberg Farrow Architects EDAW Richard Sawyer Adopted July 5, 2000— City Council Resolution No. 2000-68 Reconsidered and Modified August 7, 2000 —City Council Resolution No. 2000-80 Modified April 17, 2006— Ordinance No. 3728 Modified November 17, 2008—City Council Resolution No. 2008-70 Modified ----- 2010— City Council Resolution No. 2010----- Bella Terra Specific Plan 2 September 20, 2010 TABLE OF CONTENTS 1. INTRODUCTION 3.4.7 Landscape Guidelines 73 1.0 Purpose and Intent 6 3.4.8 Signage Guidelines 78 1.1 Authority and Procedures 7 1.2 Scope and Format 8 4. DEVELOPMENT REGULATIONS 1.3 Project Area Description 10 4.0 Purpose 80 1.4 General Plan Designation 13 4.1 General Provisions 80 1.5 Zoning Provisions 16 4.2 Definitions 81 1.6 State Mandated Requirements 16 4.3 Development Standards Area A 83 4.3.1 Permitted Uses 83 2. IMPLEMENTATION 4.3.2 Intensity 83 4.3.3 Building Height 83 2.0 Administration 19 4.3.4 Setbacks 83 2.1 Development Construction Phasing Plan 19 413.5 i Landscaping 83 2.2 Methods and Procedures 20 4.3.6 Signs 83 2.3 Site Plan Review 20 4.3.7 Lighting 84 ® 2.4 Parcel Maps 21 4.3.8 Parking 87 2.5 Reuse/Change of Use Review 22 4.3.9 Parking Structures 87 ° 2.6 Environmental Determination 23 4.3.10 Drive-Through Bakery 88 2.7 Request for Deviation 23 4.4 Development Standards Area B 89 2.8 Specific Plan Amendment 24 4.4.1 Permitted Uses 89 2.9 Severability 24 4.4.2 Intensity 89 4.4.3 Building Height 89 3. DEVELOPMENT CONCEPT 4.4.4 Setbacks 89 3.0 General Development Plan 28 4.4.5 Landscaping 89 3.1 Pedestrian Plaza and Walkways 32 4.4.6 Signs 89 3.2 Circulation Plan 34 4.4.7 Lighting 89 3.3 Public Facilities 37 4.4.8 Minimum Dwelling Unit Size 90 3.4 Design Guidelines 42 4.4.9 Common Residential Recreation Areas 90 3.4 3.4.1 Project Area Character 43 4.4.10 Sustainable or"Green"Building 90 3.4.2 Site Planning Guidelines 44 4.4.11 Affordable Housing 90 3.4.3 Common Area Guidelines 46 4.4.12 Parking 94 3.4.4 Architectural Guidelines Area A 58 4.4.13 Parking Structures 94 3.4.5 Architectural Guidelines Area B 65 4.4.14 Reciprocal Access 94 3.4.6 Nonconforming Buildings and Uses 4.5 Temporary and Seasonal Events 95 Areas A and B 68 Bella Terra Specific Plan 3 September 20, 2010 List of Exhibits Exhibit I Vicinity Maps 11 Exhibit 2 Aerial Photograph 12 Exhibit 3A Area A Current Conditions 26 Exhibit 313 Area A and B 27 Exhibit 4 Pedestrian Plaza/Walkways Plan 31 Exhibit 5 Circulation Plan 33 Exhibit 6 Common Area Locations 47 Exhibit 7 Color and Materials of Common Areas 53 Exhibit 8 Typical Tenant Storefront 64 Exhibit 9 Landscape Concept Plan 72 Exhibit 10 Plant Materials Palette 75 Exhibit 11A Permitted Uses Chart Area A 84 Exhibit 12 Development Regulations Chart Area A 85 Exhibit 13 Parking Standards and Details 86 Exhibit 14 Permitted Uses Chart Area B 91 Exhibit 15 Development Regulations Chart Area B 92 Exhibit 16 Temporary and Seasonal Events Chart 95 APPENDICES A— Legal Description B— General Plan Consistency C - Addendum EIR No. 07-003 Mitigation Monitoring and Reporting Program Bella Terra Specific Plan 4 September 20, 2010 INTRODUCTION y`I fl uk- � Bella Terra Specific Plan 5 10 September 20, 20 INTRODUCTION 1.0 PURPOSE AND INTENT Background — The Crossings Specific Plan was adopted on August 7, 2007 for development of 63 acres for Regional Commercial uses. Approximately 50 acres was redeveloped in 2005 with approximately 774,962 square feet of commercial space. The remaining 13 acres was under separate ownership and remained vacant with the shuttered Montgomery Ward store and auto repair facility. In 2008, a project renamed the Specific Plan to Bella Terra, modified the allowable uses on the vacant 13 acre 05 acres after a future lot line adjustment) portion, established Area A (47.9 acres) and Area B (15.85 acres), and planned for the redevelopment of that site accordingly. The currently proposed project modifies the boundaries between the planning areas and increases Area A to 52.35 acres and decreases Area B to 10.40 acres. The Bella Terra Specific Plan establishes the planning concept, design theme, development regulations and ® administrative procedures necessary to achieve an orderly and compatible development of the project area, and to implement the goals, policies and objectives of the Huntington Beach General Plan. The intent is to establish a visitor serving, regional-commercial shopping and mixed use high density residential setting and achieve a high quality in residential,_retail and entertainment design. The Bella Terra Specific Plan identifies the location, character and intensities for a regional commercial complex herein referred to as Bella Terra Area A and a mixed use high density residential and regional commercial setting herein referred to as Bella Terra Area B (Exhibit 313). The Specific Plan creates a compatible design theme for the project areas and establishes the development regulations necessary to accomplish the identified objectives. The Specific Plan is regulatory in nature and serves as zoning for Bella Terra. Subsequent development plans, Parcel Maps and other entitlement requests for the project areas must be consistent with both the Specific Plan and the Huntington Beach General Plan. According to Public Resources Code Section 21083.3(b), "If a development project is consistent with the general plan of a local agency and an environmental impact report was certified with respect to that general plan, the application of this division [CEQA] to the approval of that development project shall be limited to effects on the environment which are peculiar to the parcel or to the project and which were not addressed as significant effects in the prior environmental impact report, or which Bella Terra Specific Plan 6 September 20, 2010 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 The original Specific Plan for Bella Terra Area A (The Crossings at Huntington Beach Specific Plan) was exempt from preparation of an environmental assessment until a site plan was submitted for approval by the City. A site plan was approved, an environmental assessment was performed by the City of Huntington Beach, and a Mitigated Negative Declaration was approved with the site plan, and mitigations were applied to the Bella Terra Area A project. As required by the California Environmental Quality Act ("CEQA") (Pub. Res. Code §§ 21000 et seq.) EIR No. 07-03 was prepared to analyze and mitigate significant environmental impacts created by this Specific Plan as amended to establish Bella Terra Area B, as well as the concurrently processed General Plan Amendment in 2008. To the extent that prior environmental documentation for the City's General Plan and prior specific plans for this site have analyzed environmental impacts associated with the Specific Plan as amended, CEQA permits the City to utilize or rely on such conclusions in connection with preparing the EIR for this project (Pub. Res. Code §§ 21083.3(b), 21166). The EIR identifies and imposes mitigation for significant impacts caused by the project as proposed. The currently proposed (2010 Revised Project) Specific Plan amendments and Costco and residential development were analyzed in an Addendum to EIR No. 07-03. The Addendum to EIR No. 07-03 demonstrates that the revised project would not result in new significant impacts, nor is there a substantial increase in the severity of impacts from that identified in the previous EIR. A 1.1 AUTHORITY AND PROCEDURE The State of California requires that all cities and counties prepare and adopt a comprehensive General Plan for the physical development of their area of jurisdiction. Following the adoption of the General Plan, the entity is required to develop and adopt regulating programs (zoning and subdivision ordinances, building and housing codes, and other regulations), which will implement the policies described in the General Plan. California State law authorizes cities with complete General Plans to prepare and adopt Specific Plans (Government Code Sections 65450 et. seq.). Specific Plans are intended to be a bridge between the local General Plan and individual development proposals. Specific Plans contain both planning policies and regulations, and may combine zoning regulations, capital improvement programs, detailed development standards and other regulatory methods into one document which can be tailored to meet the needs of a specific area. Local planning agencies or their legislative bodies may designate areas within their jurisdictions as ones for which a Specific Plan is "necessary or convenient" (Government Code Section 65451). Bella Terra Specific Plan 7 September 20, 2010 A Specific Plan may either be adopted by ordinance or resolution (Government Code Section 65507). Should the legislative body wish to change a proposed Specific Plan recommended by the Planning Commission, the change must first be referred back to the Commission for consideration, if not previously considered (Government Code Section 65504). Adoption or amendment of a Specific Plan constitutes a project under the California Environmental Quality Act (CEQA) and the State's Environmental Impact Report (EIR) guidelines. If the initial environmental review shows that the proposed or amended plan could significantly affect the environment, the jurisdiction must prepare an EIR and submit it in draft form for public review. The need for an EIR in a particular case is determined by the local government. In the case for Bella Terra Area A, since an EIR was prepared for the City's adopted General Plan and the prior Specific Plan was within the umbrella of the General Plan and associated Certified EIR, the environmental assessment for the original Bella Terra Specific Plan was limited to the effects peculiar to the project (Public Resources Code Section 21083.3(b)). When Bella Terra Area B was established in 2008, EIR No. 07-03 was prepared and processed concurrently with the Specific Plan as amended and General Plan Amendment. An Addendum to EIR No. 07-03 has been prepared to evaluate the project as revised in 2010. The preparation, adoption and implementation of the Bella Terra Specific Plan by the City of Huntington Beach ® is authorized by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. The Huntington Beach General Plan was adopted by the City Council on May 13, 1996. The General Plan designates the project area as Regional Commercial in Bella Terra Area A and the General Plan Amendment being processed concurrently with this Specific Plan will permit high density residential and mixed uses in Bella Terra Area B. The Bella Terra Specific Plan is consistent with the goals and policies of the Huntington Beach General Plan, as amended. 1.2 SCOPE AND FORMAT The Bella Terra Specific Plan is divided into four sequential sections. Section One is the Introduction and describes the purpose and intent of the document along with a brief explanation of Specific Plan procedures and authorization. Section One also presents the Project Area Description and is intended to establish the reasons why the Specific Plan process is logical and necessary for this portion of the City. This section presents a general description of Bella Terra Specific Plan 8 September 20, 2010 i the Specific Plan area; special characteristics and existing conditions which make this area unique have been identified. Section Two presents the Implementation process and discusses how individual projects and tenant improvements will be reviewed and approved. This section outlines the project approval procedures and describes the process for project appeals and the methods by which the Specific Plan can be modified or amended. Section Three describes the Development Concept. The design concept evolves from the objectives identified and existing conditions discussed in Section One. This section also presents the circulation, public facilities, infrastructure and landscaping which will support the development concept and reinforce the design theme. Section Three also includes the Design Guidelines. This section identifies and describes the intended character for the area and provides a framework for project implementation. Section Four establishes the Development Regulations for the Specific Plan area and for individual project development. Section Four presents a detailed description of the Development Standards which are necessary to guide and control new projects and carry out the goals and policies of the Specific Plan and the City's General Plan. The Appendix includes the Legal Description of the site, a General Plan Consistency analysis and a Mitigation Monitoring and Reporting Program. a. The view of Century View of Ulta from Edinger A venue Theater and Amphitheater 1.3 PROJECT AREA DESCRIPTION Bella Terra Specific Plan 9 September 20, 2010 Bella Terra Specific Plan covers 63 acres located in the northern portion of the City of Huntington Beach. The area is generally bounded on the north by Center Avenue, on the east by Beach Boulevard, on the south by Edinger Avenue, and on the west by Southern Pacific railroad right-of-way. The Bella Terra Specific Plan is divided into two distinct areas (Exhibit 3B). Area A represents development of the original Bella Terra lifestyle center on the easterly portion of the site, approximately 52.35 acres in size. Area A is currently developed with regional commercial uses; a big-box retail and service station use are now being added in the northwesterly portion of the site. Area B represents the southwesterly portion of the site, approximately 10.4 acres in size and was formerly occupied by the vacant Montgomery Ward retail store and associated auto repair facility. Area B is proposed for mixed-use development with a combination of commercial and residential uses. A legal description of properties in the Specific Plan project area has been included in the Appendix. 0 Bella Terra Specific Plan 10 September 20, 2010 s 0i � n7 1 o •PASADENA io ® � • LOS ANGELES SANTA MONICA too Bolsa Ave. Ir® LOS INTERNATIONAL AIRPORT \ LONG B, BEACH ANAHEIM McFadden Ave. TORRANCE AIRPORT GARDEN • Golden • GROVE West Center Ave LONG • za College BEAC ks LONG BEACH/ SANTA• � ANA LOHARBOR S S IT E•y� IRVIN HUNTINGTON BEACH Edinger M The Crossings • JOHNWAYNE GE COU 0 o at Huntington NEWPORTBEACH OR ARPORTN C7 Beach W Site Location Regional Location Vicinity MAPS Exhibit 1 The project area is surrounded by a variety of land uses and activities. The San Diego Freeway (405) and an office retail complex create the northern boundary. To the south,office and retail uses are located across Edinger Avenue. To the east,commercial uses are located across Beach Boulevard. To the west, is the Southern Pacific Railroad Line. The property west of the rail line is designated Beach Edinger Corridor Specific Plan. Bella Terra Specific Plan. 11 September 20, 2010 v t `3y �'3 ��+ � �• nax ��8 _ v �, 3 ���� �Y8 e4 r� 7q , I it a r �} -� 4''"°. ,fir,'ac k:�. �J x� r�' i- M ;;.vierk•,,�, �, � ,i ;*� i. F r � w Pella Terra Aerial Photograph Aerial Photograph circa 2006 Exhibit 2 Bella Terra Specific Plan 12 September 20, 2010 1.4 GENERAL PLAN DESIGNATION The Bella Terra Area A is currently designated as CR-F2-sp-mu(F9)-Commercial Regional - 0.5 FAR-Specific Plan Overlay-Mixed Use Overlay-1.5 (MU-0.5 (C)/25du/acre in the City's General Plan. The site has been designated for commercial land uses since the mid 1960s. The commercial regional designation anticipates anchor department stores, promotional retail, restaurants, entertainment, and similar region-serving uses. The Bella Terra Area B will be a mixed use high density residential project and will be designated as CR-F2-sp-mu (F14). The newly established F14 FAR category specifies an overall maximum mixed use building area FAR of 1.75, a maximum commercial FAR of 0.07and a maximum of 45 du/ac, which would permit a maximum of 468 residential units and 31,711 sf of commercial uses on the 10.4 acre site area. The site has been designated within General Plan Subarea 5A requiring that a Specific Plan with special regulations and standards be established for "Bella Terra." The new General Plan development potential for Area B would be established in both the Land Use Density and Intensity Schedule and General Plan Subarea 5A. The following Design and Development policies are described in the General Plan for the mall property: Design and Development LU 10.1.15 Require that regional commercial developments be designed to convey the visual sense of an integrated center by consideration of the following principles: a. Use of multiple building volumes and masses and highly articulated facades to reduce the visual sense of large scale "boxes"; b. Use of roofline of height variations to visually differentiate the building massing and incorporation of recesses and setbacks on any elevation above the second floor above grade; c. Siting of a portion of the buildings in proximity to their primary street frontage to convey a visual relationship to the street and sidewalks; c. Design of the exterior periphery of the structures to contain shops, restaurants,display windows, and other elements that provide visual interest to parking area and the street elevation; d. Inclusion of a "public square" as a gathering place of public activity in multi-tenant regional centers; e. Clear identification of building entrances; Bella Terra Specific Plan 13 September 20, 2010 f. Use of landscaping that provides a three-dimensional character, g. Encourage the provision of public art; h. Inclusion of consistent and well-designed signage integrated with the building's architectural character, including pedestrian-oriented signage•, and i. Design of parking structures to be visually integrated with the commercial buildings. OAU 1, 1-LU 4, I-LU 5, 1-LU 7, 1-LU10 and 1-LU 13) a Bella Terra Specific Plan 14 September 20, 2010 s, View ofFeet's Coffee and-T-Mobile a 3 3' View of Kohl's Bella Terra Specific Plan 15 September 20, 2010 1.5 ZONING PROVISIONS Bella Terra's land use designations are governed by this Specific Plan (as amended) and are,therefore, not limited to the uses defined in the City's Zoning Code. The Specific Plan lists land uses that accommodate a full range of retail,warehouse and sales outlet with ancillary service station and tire sales/installation, restaurant, office, and mixed-use high density residential, and service businesses. The site is also within a sub-area of the merged Redevelopment Project Areas. The adoption of this Specific Plan will supersede the existing zoning and establish a new set of development regulations. The Bella Terra Area A site currently consists of numerous activities. The site presently contains approximately 774,962 square feet of retail commercial space (not including additional square footage proposed as part of Bella Terra Area B). This site has been developed in several phases over the past 30 years. Current market pressures and extent of adjacent competing retail activities are driving the need to develop a new exciting mixed-use center for the City. 1.6 STATE MANDATED REQUIREMENTS To comply with the State of California legislated mandates,the City of Huntington Beach has adopted several plans to deal with regional issues including Air Quality, Congestion Management, Growth Management and Transportation Demand Management Plans. All development within the Specific Plan area shall comply with the applicable provisions of the following plans: South Coast Air Quality Management Plan The South Coast Air Quality Management Plan (AQMP) requires measures to reduce traffic congestion, improve air quality, and requires that cities develop Air Quality components within their General Plans. These measures include Regulation XV, a program which requires employers of more than one hundred (100) persons to prepare trip reduction plans, and a requirement for jurisdictions to prepare an air quality component in the General Plan. The City of Huntington Beach is subject to all local jurisdiction requirements set forth by the AQMP. The City has adopted an Air Quality Element and Transportation Demand Management Ordinance,which incorporates AQMP measures. Bella Terra Specific Plan 16 September 20, 2010 Congestion Management P aln The Congestion Management Plan (CMP) is required by Assembly Bill 471 (Proposition 111), subsequently modified by Assembly Bill 1791. This Bill requires every urbanized county to adopt a CMP;the County of Orange has prepared a CMP which includes the City of Huntington Beach. The CMP requires mitigation of traffic impacts of development, as well as trip reduction programs. The City of Huntington Beach has completed the mandated components of the CMP including level of service standards, trip reduction program, and a capital improvements program for traffic and transit. Growth Management Plan A Growth Management Plan (GMP) is required to implement the passage of Orange County Measure M approved in the 1990 election. Its purpose is to ensure that the planning, management, and implementation of traffic improvements and public facilities are adequate to meet current and projected needs. The City has an approved Growth Management Element,which meets the requirements for Measure M funding, and an adopted Transportation Demand Management Ordinance. Transportation Demand Management e Transportation Demand Management (TDM) measures are generally directed at increasing auto occupancy, decreasing peak hour usage, and managing demand for transportation facilities. The City's TDM Ordinance is part of its compliance with the Growth Management Plan. Development owners, operators and tenants will be required to implement the City's TDM Ordinance. Bella Terra Specific Plan 17 September 20, 2010 IMPLEMENTATION `� ,r h•,.I�,� :tea 9, i 2 ^, Z. } y v Y � - -- k � ^,^�-'s:��r ass„^ �--`�-'• � � ww /� a , Section Two Bella Terra Speciflc Plan 18 September 20, 2010 IMPLEMENTATION 2.0 ADMINISTRATION The City's Director of Planning and Building shall administer the provisions of Bella Terra Specific Plan in accordance with the State of California Government Code, Subdivision Map Act,the Huntington Beach Municipal Code, and the City's General Plan. The Specific Plan development procedures, regulations, standards and specifications shall supersede the relevant provisions of the City's Zoning Code (Huntington Beach Zoning and Subdivision Ordinance) as they currently exist or may be amended in the future. Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of an individual request. The Specific Plan may be amended. The Director of Planning and Building shall have the discretion to determine if requests for modification to the Specific Plan are minor or major. 0 Minor modification is a simple amendment to the exhibits and /or text, and determination of similar land uses as described on Exhibit I IA and 14, Permitted Uses Chart which does not change the meaning or intent of the Specific Plan. Minor modifications may be accomplished administratively by the Director with written notification to the City Council, Planning Commission, and City Administrator. Major modifications are amendments to the exhibits and/or text which are intended to change the meaning or intent of the Development Concept, Design Guidelines, or Development Regulations. Major modifications require a Zoning Text Amendment and action by the Planning Commission and City Council. The action by the Director of Planning and Building_shall be final unless appealed to the City Council by the applicant or a City Council member within ten calendar days of written notification by the Director of Planning and Building. 2.1 DEVELOPMENT CONSTRUCTION PHASING PLAN The prior Specific Plan Area A occurred in one (1) phase. The existing Retail (Barnes &Noble, Staples, and Circuit City) and any remaining Department Stores (such as,Burlington Coat Factory, or Mervyns) received major exterior renovation, new enhanced paving, and landscaping. The Specific Plan Area B will occur in multiple phases. The existing Area A Retail will remain;however, additional enhancements (such as Bella Terra Specific Plan 19 September 20, 2010 landscaping) may occur to link the two areas together and the warehouse sales outlet and service station will be constructed within Area A. The demolition, infrastructure and utility work of the new construction;within Area A and Area B will be scheduled and built such that the remaining center remains in operation with minimum inconvenience to the remaining tenants. The new construction of warehouse and sales outlet in Area A is expected to take approximately 13 months from start of demolition. Area B construction is anticipated to take approximately 18-20 months after completion of the warehouse and sales outlet. 2.2 METHODS AND PROCEDURES The methods and procedures for implementation of the Specific Plan shall be on a project by project basis. The adoption of the Specific Plan alone will not require infrastructure improvements to the project area. Physical improvements will only coincide with the commencement of the first project and approval of a Site Plan Review. The Specific Plan is a regulatory document and is not intended to be a Development Agreement. 2.3 SITE PLAN REVIEW All new projects within the Bella Terra Specific Plan project area shall be implemented through a Site Plan Review process. A Site Plan Review shall be required for all new development activity, with the exception of interior improvements,general maintenance and repair or other minor construction activities that do not result in an intensification of the use. These exceptions may be subject to other Building and Public Works permits and ° approvals prior to commencement. Application to the City for a Site Plan Review shall include a narrative of the proposed activity along with preliminary development plans and drawings. The narrative shall consist of a project description identifying the intended services offered with square feet, hours and days of operation, number of employees, and other information as appropriate. Supplemental to the application submission, project plans shall be prepared including the following preliminary plans: site plan, floor plans, elevations, landscaping,grading, fencing and signage plans; other plans may be required depending on the complexity of the project. The entire parcel shall be plotted with dimensions and all pertinent data and include dimensions to the nearest intersecting public street and identify all street names. In addition, all existing and proposed physical features and structures on the subject property and abutting properties shall be plotted. The application shall also include a legal description of the property,identification of the uses for each room on the floor plans and a list of all the building materials and exterior colors. An application fee for this service shall be established by a separate resolution of the City Council. Bella Terra Specific Plan 20 September 20, 2010 The Director of Planning and Building has the authority to approve, conditionally approve, or deny a Site Plan Review with written notification to the City Council and City Administrator. A Site Plan Review application may also require analysis and comments from various departments of the City. In order to approve a Site Plan Review application,the Director of Planning and Building shall make the following findings: • The request is consistent with the City's General Plan and all applicable requirements of the Municipal Code; and • The requested activity will not be detrimental to the general welfare of persons working or residing in the vicinity nor detrimental to the value of the property and improvements in the neighborhood; and • The requested activity will not adversely affect the Circulation Plan; and • The requested activity will comply with the provisions of Bella Terra Specific Plan and other applicable regulations or special conditions required of the project. A The action of the Director of Planning and Building shall be final unless appealed to the City Council by the applicant submitting a Site Plan Review application or a City Council member,within ten calendar days of action of written notification by the Director of Planning and Building. Such Appeals for a Site Plan Review shall be subject to the procedures outlined in the City's Zoning and Subdivision Ordinance. A Site Plan Review approval shall be valid for a period of one year. Additional one year extensions may be requested for a maximum of two years. Such an extension request must be made in writing by the original applicant, property owners, and/or authorized designee, a minimum of thirty days prior the expiration of the current approval. If construction activity does not commence within the approval or extension period,the entitlement shall be terminated. All final decisions on site plan review proposals shall be the responsibility of the Director of Planning and Building, subject to appeal, as stated above. 2.4 PARCEL MAPS The project area may be subdivided through a Parcel Map process. Parcel Maps shall be prepared consistent with the Mater Plan Concept to facilitate development. These maps shall identify the infrastructure and Bella Terra Specific Plan 21 September 20, 2010 improvements necessary to support the anticipated projects, subject to review by the City's Public Works and Fire Departments. Upon recordation, Parcel Maps may be further divided and/or adjusted by filing a subsequent Parcel Map or a Lot Line Adjustment, pursuant to the provisions of the Subdivision Map Act. A Tentative and Parcel Map may be approved, or conditionally approved by the Director of Planning and Building and the City Engineer, with written notification to the City Council and City Administrator providing the proposal is found to be in compliance with the Specific Plan. In order to approve the Tentative Map the Director of Planning and Building shall make the following findings: • The proposed Tentative Map is consistent with the General Plan, Specific Plan, and all other applicable provisions of the City's adopted codes and regulations; and • The site is physically suitable for the type and density of development proposed; and 0 • The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; and • The design of the subdivision or the type of improvement will not conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision unless alternative easements, for access or for use, will be provided. The action by the Director of Planning and Building shall be final unless appealed to the City Council by the applicant or a City Council member within ten calendar days of written notification by the Director of Planning and Building. 2.5 REUSE/CHANGE OF USE REVIEW Any proposal to reuse and/or change the use of a previously approved and constructed development,within the project area,will be subject to additional review by the Planning and Building Department. The additional review will follow the same procedures outlined in the Site Plan Review process. A "like for like" change of use shall only be subject to the requirements for a new certificate of occupancy;however any new construction beyond that shall require a new Site Plan Review. In addition any proposed physical alterations to the existing Bella Terra Specific Plan 22 September 20, 2010 strw Lure ana,'lor site shall be subJ.ect to additional' 'ieviiew and approval of the Director of Planning and Building prior to the issuance of building permits. The Director of Planning and Building may refer individual projects to Design Review Board for review and as final arbiter of compliance with the Specific Plan. Any decision by the Planning and Building Department may be appealed within ten calendar days to the Planning Commission. 2.6 ENVIRONMENTAL DETERMINATION The Zoning and Development Standards of all anticipated development activity for Bella Terra Area A and B have been identified in the Specific Plan. Development project requests shall be subject to environmental review as mandated by the California Environmental Quality Act (CEQA}. The Director of Planning and Building shall impose any applicable environmental mitigation measures, as specified in the environmental analysis, as conditions of approval on individual Site Plan Reviews. Such conditions of approval shall describe the time period and manner in which the mitigation measure must be satisfied. 2.7 REQUEST FOR DEVIATION The Bella Terra Specific Plan Development Regulations are intended to encourage projects which create an Naesthetically pleasing appearance, enhance the environment, and facilitate innovative quality architectural design with an adaptation to the surrounding environment. Deviations pertain only to the Development Regulations of the Specific Plan and may be granted at the time of Site Plan Review for special circumstances and/or unique architectural features. Requests for Deviation may include but are not limited to building height, setbacks,open space,parking, and landscaping. Deviation requests, up to ten (10) percent of any single standard, may be considered by the Director of Planning and Building. Deviations greater than ten (10) percent must be approved by a Variance application before the Zoning Administrator, subject to the procedures outlined in the City's Zoning and Subdivision Ordinance. Development and construction phasing of selected provisions and features may be approved by the Director of Planning and Building concurrent with a Site Plan Review and shall not require a Request for Deviation or Variance to the Specific Plan. Deviations shall be allowed when, in the opinion of the Director of Planning and Building, significantly greater benefits from the project can be provided than would occur if all the minimum requirements were met. Some additional benefits which may make a project eligible for consideration include: greater open space,greater setbacks,unique or innovative designs, public open space, Bella Terra Specific Plan 23 September 20, 2010 and the use of energy conservation or innovative technology. The Director of Planning and Building may approve the Request for Deviation in whole or in part upon making the following findings. ® Promotes better design, environmental and land planning techniques and contribute to the economic viability of the community, through aesthetically pleasing architecture, landscaping and site layout; and • Will not be detrimental to the general health, welfare, safety and convenience of the neighborhood or City in general, nor detrimental or injurious to the value of property or improvements of the neighborhood or of the City in general; and • Is consistent with objectives of the Specific Plan in achieving a project adapted to the area and compatible with the surrounding environment; and • Is consistent with the goals and policies of the City's General Plan, and comply with State and Federal Law. 2.8 SPECIFIC PLAN AMENDMENTS Specific Plan Amendments, other than a Minor Modification as previously described (Section 2.0), shall be made through the Zoning Text Amendment process; subject to consideration and approval of the Planning Commission and City Council in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance. Such Amendments may include changes to the Development Concept, Design Guidelines policies and the introduction of alternative Development Regulations. 2.9 SEVERABILITY If any section, subsection, sentence,clause, phrase, or portion of this title, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title, or any future amendments or additions hereto. The City hereby declares that it would have adopted these titles and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases,portions or any future amendments or additions thereto may be declared invalid or unconstitutional. Bella Terra Specific Plan 24 September 20, 2010 DEVELOPMENT CONCE VI, 5 r ' If k Section Three Bella Terra Area A Exhibit 3A Bella Terra Specific Plan .25 September 20, 2010 Note; This illustrative shows the project site current conditions as of 1111712008 Bella Terra Area A & B Exhibit 3B Note: This illustrative shows existing development on Area A and a hypothetical development scenario on Area B BV CO 0 Bella Terra Specific Plan 26 September 20, 2010 PROGRAM SUMMARY ', •_` retail spat 129,500 —�� housing units: 457 units parking spaces:;700 residential guest stalls to be �. satisfied by shared —. parking study (ELEGEND w open space retail r, e� residential l L existing buildings \` `y . s''.wkES)ifi k 3 Hv W r. rA a ! r t E },... Bella Terra Area A&B Exhibit 3B Note.:This illustrative shows existing development on Area A and a hypothetical development scenario on Area 6 Bella Terra Specific Plan 27 September 20, 2010 DEVELOPMENT CONCEPT 3.0 GENERAL DEVELOPMENT PLAN The Bella Terra Specific Plan development concept provides for a commercial retail, dining, entertainment, business,office and mixed-use high density residential complex in the northern portion of the City of Huntington Beach. The Specific Plan establishes the general type, location, architectural style and character of all development within the site's boundaries,while allowing for creative design ideas on individual projects consistent with an overall concept. The-Bella Terra will be a 63 acre master planned mixed-use high density residential, commercial retail, dining, and entertainment facility with supporting services (including business and office uses). The Specific Plan is designed to allow for development in a manner that is compatible with the surrounding community and City of Huntington Beach. The Bella Terra Specific Plan provides an opportunity for a variety of quality regional serving commercial and mixed-use high density residential uses, consistent with the City's General Plan. The Bella Terra Specific Plan provides the framework and guidelines necessary to create a unique, high quality, visitor serving, mixed-use high density residential,commercial,dining, and_entertainment_complex. The site's w proximity to regional transportation systems makes the area ideal for a variety of compatible uses and activities. ® The development concept is designed in concert with the area's history of commercial activities and the community's need for a strong self-sufficient economy. Bella Terra provides for a range of employment opportunities in professional, retail, service, food service, and entertainment; and will broaden the employment base of the community. Bella Terra will also expand the housing opportunity in Northern Huntington Beach. The Specific Plan establishes a clear development concept to assure the facilitation of a cohesive mixed-use regional shopping center. Design measures encompassing site planning, area landscaping, building architecture, streetscapes, pedestrian linkages, setbacks and signage have been established. Adherence to these details and to the established Design Guidelines will create a unique and integrated development. The illustrative conceptual master plan (Exhibit 3) depicts new development within the amended Area A and new mixed use within the amended Area B utilizing the various guidelines described in the Specific Plan. The plans provide potential layouts identifying building orientation and placement, parking design and access, roadway configuration, entryways and landscaping. The plans are intended to reflect an ultimate design situation, however, a large variety of other development patterns and activities may evolve which are also consistent with the Specific Plan policies,guidelines and regulations. Bella Terra Specific Plan 28 September 20, 2010 The Specific Plan recognizes that although the majority of the construction of the project will occur at one time, the ultimate build out of the property may not occur immediately. In fact,building pads may be established without associated building construction but shall be landscaped in a park-like setting until such time as development is proposed. Therefore, this zoning document anticipates future expansions of the development site. In order to address this concern, flexibility has been incorporated into the Specific Plan Development Regulations (Section Four). This flexibility in development guidelines is intended to accommodate future market trends and tenant needs, without sacrificing the intended high-quality character of the project area. The objective of the Specific Plan is to implement the goals and policies of the Huntington Beach General Plan by defining the physical development of the Bella Terra site. Included in this approach are the establishment of land use, circulation, infrastructure, landscape and architectural design characteristics for the project area. The Specific Plan consists of a number of major components which will guide the development process including the Circulation Plan, Design Guidelines, and Development Regulations. Any reuse, subdivision, or new development shall be subject to the provisions of the Specific Plan. Refer to Section 2.3 Site Plan Review. The Specific Plan identifies and requires sufficient infrastructure and public facilities to adequately and tit efficiently support any and all anticipated uses and activities. These improvements will coincide with any upcoming development project. This upfront effort will allow for buildout of the Specific Plan in an expedited manner, subject to compliance with the Specific Plan and the Environmental Analysis. The Bella Terra Specific Plan identifies effective land planning and design regulations techniques in a flexible format which can take advantage of ideas and opportunities presented;by future tenants and users. Bella Terra Speciflc Plan 29 September 20, 2010 REGIONAL COMMERCIAL USES The Bella Terra Specific Plan recognizes unique development opportunities within the project area. The purpose of the Specific Plan is to create a distinct cluster of activities and allow for individual project development and tenant occupancy to occur in a timely manner, within an overall Master Plan Concept. This approach recognizes development patterns, market conditions and establishes sufficient flexibility to provide for the opportunity of a variety of activities within the Specific Plan area. The City of Huntington Beach General Plan identifies typical permitted uses under the Commercial Regional/Mixed-Use land use category. These uses include, but are not limited to, anchor department stores, outlet stores, promotional ("big box") retail, retail commercial, restaurants, entertainment, professional offices, financial institutions, high density residential development, and other similar regional-serving uses and development. However, regional commercial/mixed-use uses do not include some commercial businesses, such as auto repair, which is typically a local serving commercial use. Future activities for the area will 'depend on market conditions and may include a variety of activities consistent with the City's General Plan. These development activities may be either an expansion of existing facilities and/or independent new projects. The total Area A project area can accommodate a total development of approximately 1,140,183 square feet of regional commercial uses. Area B can accommodate a maximum total building area FAR of 1.75; commercial FAR of 0.07 and 45 du/acre. W iV a Pedestrian Plaza / walkways Plan Exhibit 4 Bella Terra Specific Plan 30 September 20, 2010 LEGEND r..- p -- �,, 6 pedest an walkway without vehicular crossing Aedestran walkway with vehicular crossing f /i public open space w \ n41m s /�ii � f/ \ 0 main retail entry public parking structure elevator access a e��� �' a �� ��`�0 � v r� c� �� � rim�\: ✓� '^yy � �� '�// s 3:,, �T ( �._ � � •� s �q -� -tee ��, �. 5 " e ♦ •" h eM. Y 3 'SY. � \ % � \ a Sid f � � I � � r r y h� is M. s g a ' ,. � ^r::•-,�y� his „> Bella Terra Conceptual Pedestrian Circulation Plan Exhibit 4 3.1 PEDESTRIAN PLAZA AND WALKWAYS The Sella Terra Master Plan identifies open space areas which can accommodate outdoor commercial activities, seasonal recreation and entertainment activities, and casual pedestrian meeting places, including residential outdoor community space. These pedestrian plazas become the central focus of a number of commercial nodes Bella Terra Specific Plan 31 September 20, 2010 within the project area. In addition to the major plaza areas,there are a number of entry nodes which serve as the interfacing links between the vehicular and the pedestrian areas. The clustering of open space plazas are connected through pedestrian walkways. These walkways also serve as a link between the variety of Bella Terra commercial and residential facilities, and the Amphitheater, Butterfly Court, Pavilion and Event Lawn, Outdoor Living Area, Residential Community, and the Community Common Areas. A pedestrian walkway system is also used to connect Bella Terra with public transportation facilities and surrounding network of public streets (see Exhibit 4). PEDESTRIAN PLAZA AND WALKWAYS POLICIES: 3.1.1 Individual developments and activity areas within the specific plan area shall be linked through a series of pedestrian walkways which culminate in an interconnected system of pedestrian plazas creating a variety of open spaces. The pedestrian walkway system shall also link or connect future development to adjacent properties at the northwest and southwest corners of Area B. 3.1.2 A pedestrian walkway system will link or connect all future development pads to the central portion of a Bella Terra. A 3.1.3 All pedestrian walkways shall be designed and landscaped consistent with the overall theme of Bella Terra. 3.1.4 Pedestrian walkways are shown,for conceptual purposes only, on Exhibit 4 Pathways shall be incorporated on the Landscape and Technical Site Plans and shall comply with American Disabilities Act requirements. The walkways shall include shade trees, seating at approximate intervals of 200 feet, decorative pavers, and lighting (see cross section on page 34). 3.1.5 As a supplement to an on--site pedestrian walkway system, potential future pedestrian and bicycle access such as an at-grade crossing or an above-ground crossing shall be pursued across the existing rail line on the western boundary of the site. Funding mechanisms, including a fair share analysis for the Edinger Corridor, shall be pursued by the City of Huntington Beach in conjunction with affected property owners. Conceptual Circulation Plan Bella Terra Specific Plan 32 September 20, 2010 Exhibit 5 A NO Bella Terra Specific Plan 33 September 20, 2010 9 LEGEND w � ,.. "�� y �<<' �, exi sting signalized intersection, i -M i .._.___ full movement ®primary public vehicular parth m secondary public vehicular path i,rl� residential 1 resi vehicular path r fA, ,. 3/ O non-signalized ingresslegress parking structure n t s, bra'' "WIN i Ea f i 3 q 3j f � 3 5 W a d 8 RI VI a 4 3, P l ,. ,.... Bella Terra Conceptual Circulation Plan Exhibit 5 Bella Terra Specific Plan 34 September 20, 2010 3.2 CIRCULATION PLAN The Circulation Plan illustrates the major and minor driveway entrances to the site, signalized intersections,bus stops and bus pads supporting the development and surrounding areas, and the public street system within the Specific Plan boundaries. The Circulation Plan is consistent with the Huntington Beach General Plan's Circulation Element and the Edinger Avenue Precise Plan of Street Alignment. Primary access to the City of Huntington Beach and Bella Terra is provided by Interstate 405 (San Diego Freeway). The City's General Plan designates the intersection of Beach Boulevard and Edinger Avenue as an internal node and a primary entry node to the City. Access to the project site is provided by a system of arterial highways including: Beach Boulevard, a north-south principal arterial street (120 foot right-of-way),.designated as a state highway, a primary path/image corridor, major urban scenic corridor, and transit service route. o Edinger Avenue, an east-west major arterial street (120 foot right-of-way), designated as a truck route, primary path/image corridor, and minor urban scenic corridor and transit service route. e Center Avenue, an east-west secondary arterial street (80 foot right-of-way),designated as a transit service W�lI route. 0 Internal circulation is currently provided by a network of private drives/streets serving as access to individual portions of the project area. Circulation is further enhanced by a,number of signalized entry drives and public transportation facilities (Exhibit 5). The circulation plan relies on a hierarchy of circulation features ranging from major arterials to local streets. The system is designed to accommodate customer,employee, and delivery traffic to and around the project area while discouraging through traffic from bisecting the project site. A traffic study has been conducted to analyze on-site and off-site circulation patterns and necessary improvements. Alternative forms of transportation should also receive careful consideration. The current OCTA bus route passes the project area on Edinger Avenue and Center Avenue. The project Circulation Plan identifies existing and bus turnout locations along Edinger Avenue and Center Avenue. As a supplement to vehicular access to the project area, potential future access such as a light rail system and stop shall be pursued if available, from the existing rail line on the western boundary of the site. Bella Terra Specific Plan 35 September 20, 2010 In addition, the Development Concept encourages the creation of a pedestrian walkway system. As a means of achieving a strong landscape image, pedestrian walkways are required and shall be provided throughout the development to facilitate pedestrian access from adjacent developments to the project site. The pedestrian walkway system shall include walkways around the perimeter of the site in the street right-of-way. CIRCULATION PLAN POLICIES: 3.2.1 Primary access to the project area shall be from the existing signalized intersections along Edinger Avenue and Center Avenue. New access locations into the project area shall occur only where traffic patterns and median openings allow, subject to review and approval of the Directors of Public Works, Planning and Building, and the Fire Chief. 3.2.2 A new primary access into the project shall be pursued where the San Diego Freeway on and off ramps intersect with Center Avenue, subject to Cal-Trans, Department of Highways approval and approval of the Directors of Public Works, Planning and Building, and the Fire Chief. 0 3.2.3 Additional new driveway access points from the street system adjacent to the project area shall be limited and allowed only when the project size, location or type of use warrants such access, subject to review and approval of the Director of Public Works and Fire Chief. No new driveways along Beach Boulevard will be permitted. 3.2.4 Deceleration and acceleration lanes for driveway access points may be required, depending on the location of the proposed access point. 3.2.5 Shared access facilities and reciprocal vehicular access to and between individual on-site activities may be requested and/or required by the Director of Planning and Building for adjacent uses and parcels. 3.2.6 Alternative transportation forms such as a light rail stop shall be coordinated with Orange County Transportation Authority and pursued by Bella Terra should a light rail urban transit system be developed in the future. Existing bus stops shall be relocated as needed to conform to pedestrian patterns. New bus turnouts are planned along Edinger Avenue and a new bus stop along Center Avenue. Bella Terra Specific Plan 36 September 20, 2010 __.._.._._.___,..,..,_.. ........_._ _. Parking Area ............ ._.,. .....__._. 5°Planter Island 5'planter � 8'walN waY � S'plansar� A walk—Y S"O" A WalkwayScccien' BELLA TERRA Huntington Beach, CA - 10. 3.2.7 Pedestrian sidewalks shall be incorporated into the project as a component of the landscape plan. Sidewalks shall be installed throughout the development to facilitate pedestrian access from adjacent developments to the project site. The pedestrian walkway system shall include walkways around the perimeter of the site in the street right-of-way and through the parking lot to the project area. 3.2.8 Public landscape areas within the right-of-ways shall require a separate Parkway Landscape Maintenance Agreement for continued maintenance of the area. 3.2.9 A traffic impact analysis/traffic signal warrant analysis shall be required for Area A, in association with a development proposal for the site. Future traffic impact analyses may be required due to unanticipated project developments not previously anavlzed for Area A. All traffic studies shall be subject to review and approval by the Directors of Planning and Building and Public Works. A traffic study has been prepared as part Bella Terra Specific Plan 37 September 20, 2010 of the EIR and Addendum EIR for the Specific Plan Amendments and concurrent General Plan Amendments in both 2008 and 2010. 3.2.10 Circulation system improvements have been master planned to accommodate ultimate buildout of the Specific Plan. Future expansions permitted under the Specific Plan may generate additional circulation improvements as determined by future traffic impact analyses in the manner required by the EIR Mitigation Monitoring and Reporting Program, or any subsequent environmental analysis. 3.2.11 A Delivery and Fire Truck circulation plan, depicting on site access routes and manuverability, shall be subject to review and approval by the Director of Public Works and the Fire Chief, in association with a development proposal for the site. 3. 3 PUBLIC FACILITIES The Public Facilities section discusses infrastructure, storm drain, sewer, and water facility improvements necessary to serve development within the Specific Plan area. PUBLIC FACILITIES POLICY: ® All public facilities infrastructure necessary to serve development within the specific plan area shall be completed concurrent with initial project development, subject to review and approval of the Director of Public Works. 3.3.1 WATER SYSTEM Domestic water for the property will be provided by the Public Works Water Division of the City of Huntington Beach. The Water Division has use of both underground and imported water sources to service the area. The underground supply comes from nine existing wells, and imported water is delivered to the City of Huntington Beach by the Metropolitan Water District (MWD) at three locations. The Specific Plan area is part of the City's Master Plan for Water Service and the ultimate development anticipated will be adequately served by the City's existing systems. MWD is the major wholesale water purveyor to the City of Huntington'Beach which, in turn, is the retail provider to all water users in the City, including the subject property. Bella Terra Specific Plan 38 September 20, 2010 The existing center has a looped water system. Water is delivered to the site by the City of Huntington Beach's 12-inch line located in Edinger Avenue, and 8" to 10" and a I2-inch water main on Beach Boulevard. The proposed modifications to the center will require that a portion of the looped system be reconstructed. The required hydrant flow for fire sprinklers is 4,000 gallons per minute (gpm) at 20 pounds per square inch (psi). The existing and proposed upgraded fire hydrant systems will be required to comply with this standard. Proposed architectural site changes will be reviewed by the Fire Department for code compliance and may require additional fire hydrant installation. These hydrants (if any) will be connected to the existing or proposed water line loop. The number of hydrants on the system is not relevant to the flow delivered and,therefore,does not affect the system. The required fire suppression sprinkler flow rate is approximately 2,500 gpm. The existing and proposed fire sprinkler systems will be required to meet this standard. It is not anticipated that the proposed modifications to Bella Terra will require water flow for fire protection above that which the existing system can deliver. All on-site water improvements will be designed to the City of Huntington Beach water standards. Water system improvements from the public right-of-way to the on-site meter shall be designed for future City acceptance and maintenance. Locations of fire hydrants and apparatuses will be reviewed by the Fire Department and Water Division of the City of Huntington Beach to ensure adequate fire flow and pressure. A final design analysis will be performed during the site engineering stage to properly size the system, determine final alignments, and determine if additional water improvements are necessary. Construction of the redesigned water system shall be completed prior to first occupancy. 3.3.2 SEWER SYSTEM The City of Huntington Beach is responsible for the review and approval of the collection of wastewater within the project area. The Orange County Sanitation District (OCSD) is responsible for the treatment of wastewater. The City system ultimately is collected by the Sanitation District via their trunk lines to convey sewage to District Plant #5, located in Fountain Valley, and District Plant #2 in Huntington Beach. Sewage from the subject property is collected via a private on-site collection system with a singular outfall point at the southwest corner of the site through an existing 10" sewer main,which connects to an existing 10" sewer main in Edinger. The 10" sewer in Edinger connects to a 69 inch sanitation district trunk line that runs beneath the concrete channel located along the west property line. The existing 10" lateral may be upsized and the main line in Edinger Avenue shall be upsized to a 12" line to accommodate the project. Bella Terra Specific Plan 39 September 20, 2010 The existing on-site private system consists of a series of 4, 6, 8, and 10-inch lines collecting into one 10-inch lateral, which is connected to an existing City line,which then connects to the county system referenced above. Due to the reconfiguration of the development, it will be necessary to remove or abandon-in-place several sanitary sewer lines and replace them. The existing 10-inch sanitary sewer lateral exiting the site may be -upsized to carry the anticipated flows from the reconstructed center. A final design analysis will be performed during the site engineering stage to properly size the system, determine final alignments, and determine if additional sewer improvements are necessary. Construction of new sewer lines shall be completed prior to first occupancy. 3.3.3 STORM DRAINAGE The City of Huntington Beach and the Orange County Flood Control District are the agencies responsible for the flood control system in the project vicinity. A local public-flood control channel (Murdy Channel) exists along the western boundary of the site. p The existing drainage system consists of two main lines, "A" and "B". Secondary line "C" drains a small area 4b westerly of the existing Montgomery Ward store in addition to secondary line "D", and numerous connecting 0 laterals. All lines drain westerly into a City of Huntington Beach Flood Control Channel (Huntington Beach Storm Channel C5-5C2). Drainage area boundaries have been identified based on existing inlets and catch basins. There is a small drainage area located at the northerly perimeter of Bella Terra which drains into surface inlets located in the northwest corner of the site. Hydraulic calculations performed on the existing storm drain system revealed that ponding in a 100 year event will be as follows: average depths of 1 foot. The storm drainage discharge rates from the remodeled Bella Terra will remain similar with the exception of the discharge from the enclosed shopping area. This area will now become a residential and open air shopping complex. Although the area of impervious surface will be the same or less than the existing area, the storm runoff from the property may increase from the existing runoff due to changes in onsite attenuation. Therefore, drainage areas may be redistributed to reduce surface ponding throughout the site and may include water storage in underground pipes and storage retention systems. As a result, no ponding will occur at any point on site during a 100 year event. Bella Terra Specific Plan 40 September 20, 2010 There may be a need to add various new lines to drain the open air section of Bella Terra. However, final design analysis will be performed during the site engineering stage to properly size the system,determine final alignments, and determine if additional storm drain improvements are necessary. Construction of storm drainage improvements shall be completed prior to first occupancy. 3.3.4 WATER QUALITY Water quality in California is regulated by the U.S. Environmental Protection Agency's (EPA) National Pollution Discharge Elimination System (NPDES), which controls the discharge of pollutants to water bodies from point and non-point sources. A NPDES permit or other EPA review will be required for individual construction projects. Prior to issuance of any grading permit or demolition permit (including removal of any hazardous materials such as, asbestos) the developer shall submit a "Notice of Intent" (NOI), a Storm Water Pollution Prevention Plan (SWPPP), and any required fees to the State Water Resources Control Board. These documents shall be filed under the terms covered by the State NPDES General Construction permit. The SWPPP shall be on file with the Public Works Department prior to any demolition or removal of hazardous materials. W Through the NPDES Permit process, the City currently requires contributors to non-point runoff pollution to establish Best Management Practices (BMP's) to minimize the potential for pollution. Under this program,the developer is responsible for identification and implementation of a program of BMP's which can include special scheduling of project activities,prohibitions of certain practices, establishment of certain maintenance procedures, and other management practices to prevent or reduce the pollution of downstream waters. Typical elements of such a BMP program would include addressing the use of oil and grease traps, detention basins, vegetation filter strips, and other common techniques in order to preclude discharge of pollutants into local storm drains and channels. Post Construction BMP's will be indentified with a Water Quality Management Plan (WQMP) The WQMP will also address continued maintenance requirements. The continued maintenance will be performed by the home owners association,property owner, and/or property management company. Bella Terra Specific Plan 41 September 20, 2010 3.3.5 UTILITIES There are several public utility service providers in the Specific Plan area. Adequate facilities exist for the current service needs of the area, however, additional facilities may be required as additional development occurs. 3.3.6 ELECTRICITY Electrical service to the area is provided by the Southern California Edison Company. Existing transmission and distribution lines are adequate to service current and potential future needs. Any new or existing overhead utilities (excluding 66kv) shall be undergrounded per the City's undergrounding ordinance (Chapter 17.64 HBMC). 3.3.7 NATURAL GAS Natural gas service in the Specific Plan area is provided by the Southern California Gas Company. Adequate facilities exist for current and projected future needs. Relocation of existing facilities shall be concurrent with i project development. 3.3.8 COMMUNICATIONS Telephone service in the Specific Plan area is provided by General Telephone (GTE). Relocation of existing facilities and new installation shall be concurrent with project development. Provisions for fiber optic communications shall also be included in the overall site planning for the project area and shall be provided prior to the first occupancy request. Cable television service within Huntington Beach is provided by Time Warner Communications. Installation of new services shall be concurrent with project development. 3.3.9 SOLID WASTE DISPOSAL Rainbow Disposal Company currently provides solid waste disposal services for the area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. No solid waste disposal facilities are planned to be located in the Specific Plan area. Bella Terra Specific Plan 42 September 20, 2010 Oslo* lJldAc N,: WIN ON pal 0 Design Guidelines w. 43 September 20, 2010 3.4.1 PROJECT AREA CHARACTER The project character and theme for Bella Terra is that of a village built over time and comprised of a variety of complementary styles. These styles start with a southern European and Mediterranean influenced village which matches our climate and lifestyle. Then as the years and centuries passed on, additional construction and reconstruction occurred in these villages;adding a "built over time" architectural identity. The styles of Classical, Neo-Classical, Andalusian, Provence and even Modern,Art Deco and Mid-century modern influenced these villages over time. It is the intent to utilize this montage of designs to tastefully develop a specific vernacular of architecture that best represents a"built over time" southern European and Mediterranean village. The Design Guidelines establish the character and style for the development of this residential, retail,dining and entertainment complex with buildings and streetscapes that have a distinctive visual identity. The Guidelines accommodate individual project identities and promote interrelationships between complementary building storefronts and exterior spaces. The major elements of the Design Guidelines include: site planning, overall project/tenant architecture, exterior pedestrian amenities, landscaping, and signage. All development projects within the Specific Plan area shall conform to the Design Guidelines and shall incorporate appropriate theme elements. The Design Guidelines shall be used by the Bella Terra owner and the City of Huntington Beach as part of the Site Plan Review process. The Design Guidelines are general and may be interpreted with some flexibility in their application to specific projects. Variations may be considered for projects with special design characteristics that still meet the objectives of the Guidelines. The Design Guidelines shall be used to promote a high level of design quality while at the same time provide some flexibility, necessary to encourage creativity on the part of individual/tenant designers. The Design Guidelines have been prepared to articulate the intended development standards of the Specific Plan. The Guidelines establish a framework for developers/designers of individual projects and design criteria, which the City will use to evaluate proposed developments. Bella Terra Specific Plan 44 September 20, 2010 3.4.2 SITE PLANNING GUIDELINES The positive shopping experience begins at landscaped entrances to the site,which lead to convenient and ample parking. The center's open-air spaces of plazas, courtyards and passageways will be arranged in a non-linear pattern. Attention to lighting and low level landscaping shall be given along non-linear passageways and pedestrian walkways to allow pedestrians to see ahead and around the walkways clearly. Additionally, the main plazas will be accented by water features. A pedestrian walkway will connect east to the existing adjacent Bella Terra Area A._ Italianate themed graphics add to the continuity of all the linked spaces. To facilitate the development of Bella Terra into a unique resource for the community the following site planning policies shall apply: SITE PLANNING POLICIES 3.4.2.1 Site layout for the project shall be designed to route people and vehicles through the site in a clear, identifiable, efficient and effective manner by incorporating unique pedestrian walkways and highlighting 4, main drive aisles with landscaping and specially treated paving. v a 3.4.2.2 A minimum of six public open space amenities shall be provided on site. Of the six total public amenities to be provided, at least two water features and two public art elements are required and shall be incorporated into the common project area. The remaining two public amenities may be located anywhere on site. 3.4.2.3 Loading and storage areas facing public streets shall be designed to resemble a facade. The facade shall include architectural details and design elements to ensure integration into the project environment and shall appear as a typical tenant storefront. Loading areas at the rear of the Village Retail center shall be updated with facade improvements and shall be screened from view from the surrounding street system. 3.4.2.4 Entry drives shall be a minimum of thirty (30) feet wide, not including landscaped medians. Landscaped medians, a minimum of four (4) feet wide, shall be incorporated into three (3) main entry drives along Edinger for a depth of 100 feet. Bella Terra Specific Plan 45 September 20, 2010 � r t; ' p ' AA m 4 cc L S „�" � �'F �✓ Potential Entry Signage 3.4.2.5 Parking shall be provided onsite in a manner that is convenient and compatible with the layout and design of the overall project and consistent with the standards in Exhibit 13. Satellite pad buildings are encouraged to provide a minimum setback without parking between the building and the street (see General Plan Policy 10.1.15.0. 3.4.2.6 Security provisions, including lighting, building entrance visibility, and drive locations, shall be carefully considered. 3.4.2.7 Public Restroom Facilities shall be designed to minimize the corridor distance leading to public restrooms. The length of the corridor from the mall exterior to the door of the restroom shall not exceed thirty (30) feet. Bella Terra Specific Plan 46 September 20, 2010 Restrooms shall be designed utilizing a single door to enter into the facility. Stall doors shall have purse hooks installed in both men's and women's restrooms. All hallways leading to the restrooms shall have surveillance cameras installed that shall be tape recorded 24 hours a day. 3.4.3 COMMON AREA GUIDELINES Bella Terra is divided into several unique spaces. The Italian Village setting will be carried out through distinctive architectural design elements including towers, domes and arches, cobblestone streets and walks, water features and site amenities that reflect the quaint and harmonious lifestyle of an Italian Village. A wide color palette with contrasting accent elements will create a lively exciting experience for visitors to Bella Terra. (See section 4.5.3). c� B Bella Terra Specific Plan 47 September 20, 2010 Common Area Locations Exhibit 6 e Bella Terra Specific Plan 48 September 20, 2010 _r LEGEND publ;c shared open s,ace / 3.. , "� rr,,t�it null tam+c9 ,F I l r rt r€ �r � �i � F� ,,,,,,w• t �4 LL �. IET77 »> I s � .. I � xu.i"���\ � "'r� 3F�Y ,� 'i; I I I;.il� it � ..�� ��° x•l, ,.x r � l Y { 1 Courtyards i ' � /7r�' �� ' s ,: � �s"�`,�' � `aa/ `r `�' ��• ,/ //.ice ��' `�'a���.• �' c £, f'C01 Gatirtyard —t� _ Kohl's Public „ i e � ppe r , RFo try (� _ —r.�""" l.obb Center e' t 0 ten S birc a..�.. .. ..... r P r Residential Fitness y . pace r I f � ....... Brow• '. /r,.:. ... ++w.�wu+rarrw rrr•rr srw.r.•wwswtwwrrrww�w�xrw,wxri wwvwr•wrw�.rwrw rwrw•w�•wrr•nwmwwr.iw•�•srwiq•�rr�wr:r, •�+r.�®ww ••®i.ww�ir c.r�.w�aw��.wr++•'✓ '�w�wy'yWyw�. .. ' 1 Common Area Locations Bella Terra Specific Plan Bella Terra Specific Plan 49 September 20, 2010 THE AMPHITHEATER The Amphitheater is the center of the existing Village. It creates the foreground for the theater entry and is the central pedestrian access from the surrounding retail area. Accented by cobble streets,water features and the arched entry and signature tower, the Amphitheater is the hub of the Village. Major design concepts were developed by great Italian Architects such as Brunelleschi,Bramante, and Alberti that are evident in Bella Terra. The tower,arched windows, doorways, and passageways, and decorative stone windows, corner and eave moldings are prime examples of traditional Italian Architecture. t w � G V� :.....j, 4 t � f e r• r �.. �•,w,..y r t St y, r Bella Terra Specific Plan 50 September 20, 2010 THE PAVILION AND EVENT LAWN The new residential over retail units will look over the Village Green,which contains the Outdoor Living Area as well as the Pavilion and Event Lawn. This is the largest of the exterior community gathering spaces and will serve as the primary gathering place for community and retail events. It may contain-sculpture,water features,outdoor living rooms, seating,-and kiosks similar to civic plazas and parks in southern Europe. And like Europe, a mixture of decorative and colorful hardscape treatments will weave through the great lawn and connect the areas for programmed events. This will be a place for all ages with a pedestrian shopper's lane and single story retail with two levels of residential above. The building facades will be composed of varying architectural styles that complement without contrasting with each other. These stylistic facade components will be articulated with rich materials of stone, stucco, metal and glass. The stylistic facade treatments will come to the ground and have a scale and cadence similar to the pleasant walkable environments found throughout southern Europe. The large operable windows and balconies of the residential buildings will add life and activity to the project area at times when retail activity alone would leave the area unused. MIR u Y o b sa`¢ p 9 t � r Bella Terra Specific Plan 51 September 20, 2010 OUTDOOR LIVING AREA The second half of the Village Green will contain an area enriched with an outdoor living area. The outdoor living room is another of the civic open spaces that reflects the sophistication and charm of a southern European plaza. Guests of Bella Terra will be able to relax at the outdoor furniture, which may contain fireplaces and a children's pop jet fountain as focal points. The elliptical shape of the fountain area reflects the theatrical nature of Italian baroque architecture and planning. Like these historical plazas the Outdoor Living Area will have enhanced paving, pedestrian amenities such as seats, benches and creative landscape embellishments, and may also include freestanding retail elements such as carts or pavilions. 4 n d 51 THE RESIDENTIAL COURTYARDS AND PASEOS The residential units are organized around a series of internal courtyard ranging from a variety of garden courts and barbeque courts. Private in nature,these spaces encourage a neighborhood feel but remain connected to the project whole through a series of portals. Each neighborhood identity will be overlayed with a relatively loose design character and theme. Each enclave will have an outdoor room with a fountain, an art piece or a significant landscape element. In Bella Terra Specfffc Plan 52 September 20, 2010 addition, specialty paving such as stone cobbles and textured paving would increase a sense of neighborhood identity for residents. These enclaves would include outdoor seating for groups and individuals to nurture friendships and interaction between residents of the neighborhood. As an extension of each resident's living environment, these spaces act as a community living room for social interaction or just reading a book. The heart of the residential community lies in the pool and great lawn courtyard. This space promotes communal living with a resort style pool, pool side cabanas, a spa court, fountain, formal lawn, and lush landscape. This space becomes the residents own piazza; surrounded by residential units with a similar overall scale of urban blocks found in city centers in southern Europe. These urban block buildings will be further articulated by emphasizing their corners with unique elements such as towers, and historically derived roof forms or with special glazing and shading devices and building massing of a contemporary nature. The character of each urban block will consist of buildings of varying architectural details which complement each other without contrasting significantly from each other. The facades �u�lP will have a pleasant rhythm and cadence. In most places the architectural style will be integrated vertically to avoid a stacking F � or layering effect. This will provide a variety of materials, colors and wall articulation for the pedestrian. In addition,this will reinforce the design intent of buildings built over time,historical buildings updated for modern uses and contemporary buildings built more recently between older buildings. The overall effect is to create urban blocks similar to those found in European cities. t � y THE RESIDENTIAL LOBBY, POOL COURTYARD, AND FITNESS CENTER The central community hub for all residents in Area B will be the lobby, pool, and fitness center. Within this area will be a resort style pool, spa court, and community lawn. This area will include a detailed pool deck with bands and fields of decorative tile or stone, a_decorative iron pool fence and a variety of seating such as cabanas, chairs and tables, and lounges. The formal lawn would also accommodate individual family picnics, sun bathing and community gatherings such as holiday events like a Fourth of July barbeque. Bella Terra Specific Plan 53 September 20, 2010 Also included in the community hub will be the Residential Lobby. This space is directly accessed by residents off the pool and great lawn courtyard and serves as the main focal point for the South facing building elevation. The Residential Lobby is easily distinguished by guests and visitors by its prominent architectural tower and enhanced material palette. This richness is carried through the space and sets the tone for potential uses such as a clubroom, community meeting rooms, business center,billiards room, theater, and restrooms. Near the Residential Lobby and also directly accessed off the community courtyard in the Fitness Center. This space will allow residents to use a variety of exercise equipment while maintaining a visual connection to the pool and great lawn area. The proximity to the great lawn provides an opportunity for fitness classes to be held outdoors. I 611 UI W R Z f fA XI Bella Terra Specific Plan 54 September 20, 2010 k3� t � 3 xMOM 41111,1`,,�"11'011 WINE ME til N / �;',^ o/ ti a EZRALOW The Crossings at Huntington _ RETAIL PROPERTICS Col- xr 01'Samples crn Pa��l��. .�>u>e,s - ��ez.:z�w, r r '�•... GREENBERG FARROW ARCHITECTURE Color and Materials of Common Areas Exhibit 7 COMMON AREA POLICIES: Bella Terra Specific Plan 55 September 20, 2010 3.4.3.1 Common Area Lighting will create a strong, attractive night identity for the project. Selected elements will be highlighted with illumination. These elements are selected for their ability to enhance the dimension and add character to the building architecture, to promote the appropriate degree of prestige to the project, as well as to provide a safe and secure environment for visitors and merchants. i W F Lighting at passageway e 3.4.3.2 Illumination of buildings and landscaping will be indirect to create a strong positive image. Concealing light fixtures within buildings and landscaping can highlight attractive features. Use of a variety of lighting levels at entries, plazas, parking lots, and other areas where evening activity is expected, will create an exciting night time environment. Bella Terra Specific Plan 56 September 20, 2010 x a ' Parking lot fixture 3.4.3.3 Exterior lighting shall be located and designed to evenly illuminate the parking areas, including the parking structure. Particular attention shall be paid to the illumination of all sidewalks, connecting walkways and alcoves. All light standards shall be consistent with respect to design, materials,color and color of light, and with the overall architectural style of the project. All lighting shall be confined within the project and shall not 44 project beyond the project boundaries. c� F< Stair Fixture !- Accent Walkway Fixture Bella Terra Specific Plan 57 September 20, 2010 3.4.3.4 Hardseape in the common areas will consist of non grid-like patterns,which recall the historical cobble stone walks and streets of an Italian Village. Water elements shall be creatively incorporated to provide visual delight and interest. Nn T 1 .c y 3� O .,. 3%i t1.. ...�e4 ...,a"2-i ..W°. _a'._ .2n'�........ay.•i!raaa.,is3 3.4.3.5 Mechanical equipment shall be screened from view from the surrounding public streets and shall not be exposed on the wall surface of a building. Screening material and color shall be compatible with the overall building design and colors. Backflow devices,electrical transformers and other mechanical equipment, located on grade, shall not be located within the front or streetside setbacks, and shall be screened from public view or undergrounded. 3.4.3.E Landscaping in the common area will consist of espaliered vines on columns and trellis elements, potted planters to add detail near storefronts,and large and small planting beds throughout the plazas and passageways. Landscaping may consist of groundcover,grasses, shrubs, vines and trees and shall constitute a minimum of 10% of the common area (excluding Village Retail). Bella Terra Specific Plan 58 September 20, 2010 WON- I Ift r— J' 9 t " 9 A,a WO hy�,Giyb..Y✓Y ' 0 3.4.3.7 Trash enclosures shall be concealed with screen walls, ornamental gates, and trellises if needed where views are from above. Loading docks shall be screened from view from the surrounding public streets through the use of architecturally detailed facade building walls. The facades shall be integrated into the overall architecture of the project. Landscaping screening shall be provided where possible. Bella Terra Specific Plan 59 September 20, 2010 3.4.4 ARCHITECTURAL GUIDELINES AREA A Many of the elements of Bella Terra Area A architecture reflect that of an Italian village living environment. The Architectural Guidelines are intended to establish a character, style and quality for each architectural category. The categories are: New Anchor Stores and Theaters General Tenant Storefronts The description of these guidelines is not intended to discourage individual innovation and creativity,but to simply provide a framework within which an overall sense of place will be reinforced. Building design shall comply with the following architectural policies. 3.4.4A New Anchor Stores and Theaters Implementation of the Specific Plan will generate construction of numerous new in-line retail and anchor stores and will likely include a multi screen movie theater. Design and site layout of any newly proposed structures shall comply with the following policies. 0 Bella Terra Specific Plan 60 September 20, 2010 1. r" c S eZ r f NEW ANCHOR STORES AND THEATERS POLICIES: 3.4.4A.1 Building massing and articulation shall possess a balance in form and composition; large flat unarticulated building elevations shall not be permitted. The large planes of the theater and major tenant walls should be enhanced with patterns and graphics consistent with the overall design theme of the center. 0 MI � a .. x£ i 3.4.4A.2 Building entries shall have a clearly defined primary pedestrian entry. 3.4.4A.3 Building materials and colors shall be guided by,but not restricted by, the approved Common Area palette. 3.4.4A.4 Architecture of all structures on the property shall be reflective of the quality of building colors, materials,design, and presence as depicted in the sample artist's renderings throughout this document. Bella Terra Specific Plan 61 September 20, 2010 3.4.413 General Tenant Storefronts will conceptually be treated as an Italian Village. Tenant storefronts may be designed choosing from a design vernacular of various architectural elements. Then,linking each individual tenant storefront to another creates a shopping experience of boutiques and shops similar to a walking street in an Italian Village. Arches, columns, tower elements, domes and canopies shall be mixed in with display bays,balconies and balustrades for a distinctly up-scale look garnered from many European styles and themes. There are two basic types of General Tenant Storefronts: Storefronts facing the exterior toward Edinger Avenue and Center Avenue, and storefronts facing the interior toward Common Areas. Both store front types may be one or two levels. To achieve this Italian Village concept,general tenants in relation to each other shall have varying parapet heights,window openings, heights and rhythms, canopies and signage. The basic objectives of tenant storefront guidelines are to ensure high quality design and use of materials consistent with that of the project and to produce a variety of three-dimensional storefront designs, each uniquely different from its neighbors but tied together with common theme materials. A q�Ar 1 GENERAL TENANT STOREFRONT POLICIES: 3.4.413A All storefront designs and plans shall be subject to the approval of the property owner and the City of Huntington Beach. 3.4.413.2 Storefronts are encouraged to have multiple planes to create a variety of volumes and spaces and to maximize each store's visibility. Bella Terra Specific Plan 62 September 20, 2010 F y 2 /f � Lmom N 07 Elevation of an example of storefronts showing varying roof heights, window rhythms,and canopies. 3.4.413.3 Tenant storefront materials may include but are not restricted to: O a ue: Translucent: 0 Polished metals Glass block Smooth brick Etched glass Smooth and Rough plaster Clear glass Glass Fiber Reinforced Concrete Crackle glass Porcelain and Clay tile Metal grillwork Painted or Stained wood Glazed ceramic tile Smooth, Rough or polished stone Powder coated or anodized metal Cast concrete or plaster (i.e. columns, cornices) Bella Terra Specific Plan 63 September 20, 2010 611 A- Al IN d� ,,. v Examples ofstreetfront collection concepts A 3. 4.413.4 Tenants' storefront may project from the face of the building as long as this does not extend beyond the face of the upper level overhang and maintains the required clearances between buildings. 3.4.4B.5 Storefront designs shall comply with the design guidelines and may require modification in the event that they are too similar to a neighboring store. Themes evident in the Italian Village shall be used to base all storefront designs. 3.4.413.6 Tenants are encouraged to vertically extend their facade design from leaseline to leaseline and from slab to top of parapet or bottom of upper floor above. Bella Terra Specific Plan 64 September 20, 2010 3.4 3S 7 Tenants are encouraged to include louvers, awnings or canopies at theirstorefronts. . � . . . . p.. . » �©° d i . . . . . , . . � .......... »x ® ^ ^ 5\ y � 4 \»^ �> . Examples oawn7nguse � m 4 Bela Terra Specific Pan 65 September 20, 2010 �1 /3 �t y u A ' E Vv A Typical 'tenant Storefronts Exhibit 8 Bella Terra Specific Plan 66 September 20, 2010 3.4.5 ARCHITECTURAL GUIDELINES AREA B Many of the elements of Bella Terra Area B architecture reflect the living environment of a Southern European village. The architectural Guidelines are intended to establish a character, style, and quality for each architectural category that is complementary to the established architecture and design themes of Area A. The Categories are: New Anchor Stores, Retail, and Residential Buildings (Mixed-Use) General Tenant Storefronts Residential Exteriors and Lobbies The description of these guidelines is not intended to discourage individual innovation and creativity,but to simply provide a framework within which an overall sense of place will be reinforced. Building design shall comply with the following architectural policies. Implementation of the Specific Plan will generate construction of a project containing a mixture of uses which include numerous new in-line retail and anchor stores, restaurants, small professional offices and residential homes while connecting to the existing adjacent Bella Terra Area A. Design and site layout of any newly proposed structures shall comply with the following policies. A 3.4.5A NEW ANCHOR STORES, RETAIL, AND RESIDENTIAL BUILDING (MIXED-USE) POLICIES: 3.4.5A.1 Building massing and articulation shall possess a balance in form and composition; large flat unarticulated building elevations shall not be permitted. The large planes of the major tenant walls, and residential building walls should be enhanced with patterns and graphics consistent with the overall design theme of the center. 3.4.5A.2 Building entries shall have a clearly defined primary pedestrian entry. 3.4.5A.3 Building materials and colors shall be guided by,but not restricted by,the approved Common Area palette. 3.4.5A.4 Architecture of all structures on the property shall be reflective of the quality of building colors, materials, design, and presence as depicted in the sample artist's renderings throughout this document. Bella Terra Specific Plan 67 September 20, 2010 3.4.5B General Tenant Storefronts will conceptually be treated as one of the following architectural styles: o Southern European village o Contemporary o Mid-century modern o Romanticized turn of the century industrial o Streamlined modern Tenant storefronts may be designed choosing from a design vernacular of various architectural elements.- reflective of these styles. To encourage diversity and enforce the philosophy of architecture built-over-time, individual tenant storefronts next to each other or directly across from each other will not be the same architectural style. Tenants with unique styles will have stronger identities and this will create a shopping experience of boutiques and shops similar to a walking street in an Italian Village. Arches, columns, tower elements, domes and canopies shall be mixed in with metal and wood louvers, contemporary canopies, display bays, balconies and balustrades for a distinctly up-scale look garnered from many European styles and themes. There are three basic types of General Tenant Storefronts: 1) storefronts for tenants below residential homes, 2) storefronts for anchor tenants below residential homes, and 3) storefronts for retail only buildings. The storefront types may be one or two levels. ® To achieve the southern European village built-over-time concept,general tenants in relation to each other a shall have varying parapet heights,window openings, heights and rhythms, canopies and signage. The basic objectives of tenant storefront guidelines are to ensure high quality design and use of materials consistent with that of the project and to produce a variety of three-dimensional storefront designs,each uniquely different from its neighbors but tied together with common theme materials. GENERAL TENANT STOREFRONT POLICIES AREA B: 3.4.513.1 All storefront designs and plans shall be subject to the approval of the property owner and the City of Huntington Beach. 3.4.5B.2 Storefronts are encouraged to have multiple planes to create a variety of volumes and spaces and to maximize each store's visibility. Bella Terra Specific Plan 68 September 20, 2010 3.4.5B.3 Tenant storefront materials may include but are not restricted to: Opaque: Translucent: Polished metals Glass block Smooth brick Etched glass Smooth and Rough plaster Clear glass Glass Fiber Reinforced Concrete Crackle glass Porcelain and Clay tile Metal grillwork Painted or Stained wood Glazed ceramic tile Smooth, Rough or polished stone Powder coated or anodized metal Cast concrete or plaster (i.e. columns, cornices) 3.4.513.4 Tenants' storefront may project from the face of the building as long as this does not extend beyond the face of the upper level overhang and maintains the required clearances between buildings. ° 4 3.4.5B.5 Storefront designs shall comply with the design guidelines and may require modification in the event that they are too similar to a neighboring store. Themes evident in the architectural styles listed in 3.5.5B shall be used to base all storefront designs. 3.4.513.6 Tenants are encouraged to vertically extend their facade design from leaseline to leaseline and from slab to top of parapet or bottom of upper floor above. 3.4.513.7 Tenants are encouraged to have louvers, awnings or canopies at their storefronts. 3.4.5C Residential Exterior & Lobbies The residential exteriors shall have the same styles as the storefronts as listed in 3.5.5B. The style, proportions and massing of residential exteriors shall be sympathetic and complementary to the style of the storefront below.'At building corners and other areas where possible and where it seems appropriate the architectural style, massing,detailing and roof forms of the residential building above will match the retail tenant below. The exterior facade of small residential lobbies will be detailed to match the style of an adjacent Bella Terra Specific Plan 69 September 20, 2010 storefront. The exterior fagade of large residential lobbies will have a different architectural style than adjacent storefronts. If possible,the fagade of a residential lobby should also match the architectural character of the residential building above. 3.4.6 NONCONFORMING BUILDINGS AND USES AREAS A AND B Purpose — It is the intent of these regulations to provide for the termination of nonconforming uses and the remodel/ renovation of nonconforming buildings in order to promote the public health, safety, and general welfare and to bring such buildings and uses into conformity with the goals and policies of the City of Huntington Beach General Plan and Bella Terra Specific Plan No. 13. This section is intended to prevent the expansion of nonconforming uses and buildings, establish the circumstances under which they may be continued and provide for the removal, correction, remodel, or change of such uses and buildings. 3.4.6A Regulations Applicable. The following regulations shall apply to all nonconforming uses and to all buildings or structures nonconforming due to use and/or standards as specified herein: 1. Continuation. A nonconforming use or a building or structure nonconforming due to use and/or standards may be continuously maintained provided there is no alteration, enlargement, or addition to 4 any building or structure; no increase in occupant load; nor any enlargement of area, space or volume occupied by or devoted to such use,except as otherwise provided in this Section. Z. Additions to a Nonconforming Use, Building, or Structure. This section does not authorize the extension, expansion, or enlargement of the area of land or the area within a building or structure devoted to a nonconforming use, or the alteration, enlargement of or addition to a building or structure nonconforming due to use and/or standards, or permit the addition of land, buildings or structures used in conjunction with a nonconforming use or a building or structure nonconforming due to use and/or standards, except: a. Exterior building alterations to a building or structure nonconforming due to standards when the exterior alterations comply with the design, architectural, and development policies and standards contained within the Specific Plan. b. To the extent required by a subsequently enacted or subsequently adopted law, ordinance or regulation, and the Director so finds. Such additions as are permitted by the subsection shall not be construed to extend the termination date of the subject nonconforming use, or a building or a structure nonconforming due to use or standards. Bella Terra Specific Plan 70 September 20, 2010 3. Natural Act. A nonconforming building or structure that is damage or destroyed by fire, earthquake, or other calamity, or by act of God, or by act of war, or by the public enemy, may be re-constructed provided that each of the following conditions is met: a. Such re-construction is permitted by the Uniform Building Code. b. Re-construction is commenced within one year of the date of damage, unless otherwise allowed by the Planning Commission, and be pursued diligently to completion. 3.4.613 Termination Conditions and Time Limits The following regulations shall apply to all nonconforming uses and buildings and structures nonconforming due to use, and to buildings and structures nonconforming due to standards as specified in this section. I. Termination by Discontinuance. Discontinuance of a nonconforming use or of the use of a building or structure nonconforming due to use and/or standards as indicated herein shall immediately terminate the right to operate or use such nonconforming use, building or structure, except when extended as otherwise provided in this Section: w a. Changing a nonconforming use to a conforming use; b. Removal of a building or structure nonconforming due to use and/or standards; or c. Discontinuance of a nonconforming use or use of a building or structure nonconforming due to use and/or standards as indicated herein for a consecutive period of one or more years. 2. Termination by Operation of Law. Nonconforming uses and buildings or structures nonconforming due to use, shall be discontinued and removed from their sites within the time specified in this section, except when extended or revoked as otherwise provided in this section. Buildings or structures nonconforming due to standards enumerated in this Specific Plan, shall be remodeled and renovated to comply with the standards enumerated in this Specific Plan within the time frame specified in this section, except when extended or revoked as otherwise provided in this section. In the case of nonconforming uses and buildings or structures nonconforming due to use, and those buildings or structures nonconforming due to standards enumerated in this Specific Plan: Bella Terra Specific Plan 71 September 20, 2010 a. Where a nonconforming use is carried on in a conforming structure — three years from the date of adoption of the Specific Plan. b. Where a nonconforming use is carried on in a nonconforming structure due to standards enumerated in this Specific Plan—three years from the date of adoption of the Specific Plan. c. Where a conforming use is carried on in a nonconforming structure due to standards enumerated in this Specific Plan—three years from the date of adoption of the Specific Plan. 3.4.6C Review of Amortization Schedule or Substitution of Use 1. Request for Review—An application may be filed with the Planning Commission requesting extension of the time within which a nonconforming use or building or structure nonconforming due to use, or due to standards where applicable, must be dicontinued and removed from its site or remodeled and renovated as specified in Section 3.4.5C. The Planning Commission may accept such filing either before or after the date of expiration of such IL nonconforming use,building or structure. 2. Application and Procedure—Except as specifically provided in this section, the application and all procedures relative to notification, public hearing and appeals shall be the same as for a conditional use permit. 3. Burden of Proof—In addition to the information required in the application, the applicant shall substantiate to the satisfaction of the Planning Commission the following facts: a. That to require cessation of such use, building or structure would impair the property rights of any person to such an extent as to be an unconstitutional taking of property; and/or b. That such use,building or structure does not now and will not during the extension period requested: 1. Adversely affect the health, peace or welfare of persons residing or working in the surrounding area,and, Bella Terra Specific Plan 72 September 20, 2010 2. Be materially detrimental to the use, enjoyment or valuation of the property of other persons located in the vicinity of the site, and, 3. Jeopardize, endanger or otherwise constitute a menace to the public health, safety or general welfare. 4. Findings and Decision—The Director of Planning shall recommend and the Planning Commission shall approve an application for a nonconforming use,building or structure review, provided the burden of proof set forth above has been met by the applicant. 5. Conditions—The Planning Commission, in approving an application for a nonconforming use and structure review may impose conditions it deems necessary to insure that the approval will be in accord with the findings required. Conditions imposed by the Planning Commission may involve any pertinent factors affecting the establishment,operation,and maintenance of the uses,buildings or structures requested. e V N e Landscape Concept Plan Exhibit 9 Bella Terra Specific Plan 73 September 20, 2010 LEGEND open space Plaza ` Opr n Space wail Fit.'�q, ` residential s,ration w. a... k0 i t'� " a �. , ia•us existing huddings .] Or A. 000 E n 00; � s:s� .�.. u�:�3.�. ;� ,a..2- sue: ,.�. .��:�:3:2.�.�.. .�..��:i _"�.,.:.,. �t� u� ���.,. �i....�;:;•: Landscape Concept Plan Bella Terra Specific Plan Bella Terra Specific Plan 74 September 20, 2010 3.4.7 LANDSCAPE GUIDELINES The landscape for Bella Terra is an integral component of the overall project design. This design concept is urban in nature and has strong elements of an Italian Village. These elements include the use of strong vertical elements such as Italian cypress and Palms at the main entrances in strategic areas for emphasis and continuity. Some of the other elements that fit well with an Italian Village environment include the following which are indigenous to the California coast. i.e.: Bougainvillea, Ivy Geraniums,Hibiscus, Lupine, Azalea, Indian Hawthorn and tree varieties such as Silk tree,Alder, Strawberry tree, Deodar Cedar, Carob, Carrotwood, Crepe Myrtle and the like. The Landscape Concept is composed of these elements as well as other elements, such as decorative paving,water features,public art, and lighting which are complementary to and assist in the implementation of an integral landscape design. These Landscape Guidelines establish the design character and visual qualities for development within the Specific Plan. LANDSCAPE GUIDELINE POLICIES: 3.4.7.1 Site layout shall respect and preserve as much of the existing site features, including trees where possible. A professional consulting arborist shall determine whether existing trees can be saved during construction. ,4 3.4.7.2 Existing healthy trees, where feasible, shall be preserved or relocated on site. If healthy trees are 0 removed, replacement shall be as follows: Each existing Rhaphiolepis "Majestic Beauty" removed shall be replaced with one (1) thirty-six (36) inch box tree or palm equivalent. All other healthy tree species with a ten (10) inch diameter trunk at breast hieght or larger shall be replaced with two (2) thirty-six (36) inch box trees or the palm equivalent for each tree removed. Should the foregoing substitution of two (2) 36"box trees be impractical, the ratio may be modified to one (1) 36" box tree with the approval of the Directior of Public Works. Palms may be substituted for trees at the ratio of half (1/2) foot of brown trunk height for each one (1) inch of box size. If the situation occurs where there is not enough planting area for the trees required, the accumulative box inches of trees may be utilized, For example,two (2) thirty six (36) inch boxed trees could be combined into one seventy two (72) inch box tree. For palms,the requirement of eighteen feet of brown trunk for each thirty six (36) inch tree would work as follows: two (2) thirty six (36) inch box trees could be combined into one (1) thirty six (36) foot (brown trunk) palm. All tree replacement shall be subject to review and approval and may be modified by the Director of Public Works. 3.4.7.3 Landscape design shall utilize drought tolerant species, where feasible. The design shall provide formal or informal groupings of deciduous and evergreen trees, flowering shrubs, and groundcover. Trees shall be of even size and shape at the time of installation. Replacement trees shall be compatible with the new Bella Terra Specific Plan 75 September 20, 2010 landscape plan. A minimum of eight (8) percent of the net site area shall be landscape and shall be provided on the perimeter of the site and the parking lot. Additional landscaping is requred in the Common Area (see policy 3.5.3.6). Shrubs shall be planted flush to the walls, when feasible, thus not allowing a hiding place for an offender or privacy for transients between the shrub and wall. New shrubs and trees shall be located in an manner that will not impede sight distance and line of sight for traffic. 3.4.7.4 Plant materials shall be selected to create an informal pattern of landscaping to reinforce the character of the tree plantings. A formal pattern of landscaping shall be created on-site at the project entries. Trees shall be selected based upon the size of the planting area to allow for mature growth without causing future damage to the improvements or to underground utilities. A consulting, certified ISA arborist shall review and approve final tree planting plans for compliance. All trees shall be a minimum twenty-four (24) inch box size. Shrubbery (evergreen and flowering) shall be low to medium in height; minimum size shall be five (5) gallon. All grass selections shall be made from the City's approved water efficient materials list. 3.4.7.5 Street tree planting in the parkway areas shall include a minimum of one (1) thirty six (36) inch box tree for each forty five (4 5) feet of lineal frontage. At the discretion of the Director of Public Works, this planting may be modified to one (1) twenty four (24) inch box every thirty (30) feet. Tree planting shall be grouped in informal drifts and tree quantities shall be determined by the length of the property adjacent to the street divided by the recommended spacing of each tree variety. All parkway planting shall be subject to review and approval of the Director of Public Works. 0 Bella Terra Specific Plan 76 September 20, 2010 PLANT PALETTE -- SITE DESCRIMON BOTANICAL NAME COMMONNAME FRONTAGE TREE PYRUS KAWAKAMII EVERGREEN PEAR LAGERSTROEMIA FAUREI CRAPE MYRTLE METROSIDEROS EXCELSUS NEW ZEALAND CHRISTMAS TREE FRONTAGE HEDGE LIGUSTRUM J. 'TEXANUM' TEXAS PRIVET JUNIPERUS CHINENIS `PARSONII'JUNIPER FRONTAGE ACCENT SHRUB BOUGAINVILLEA SP. BOUGAINVILLEA HIBISCUS ROSA-SINENSIS HIBISCUS FRONTAGE GROUNDCOVER GAZANIA SP. GAZANIA ZOYSIA TENUIFOCIA KOREAN GRASS ENTRY DRIVE THEME TREE OLEA EUROPAEA OLIVE ENTRY DRIVE TREE JACARANDA MIMOSIFOLIA JACARANDA PINUS CANARIENSIS CANARY ISLAND PINE PYRUS CALLERYANA'BRADFORD' BRADFORD PEAR ENTRY DRIVE ACCENT SHRUB AZALEA SP. AZALEA ENTRY DRIVE EDGE SHRUB PHORMIUM TENAX FLAX ENTRY DRIVE LOW SHRUB TRACHELOSPERMUM JASMINOIDES STAR JASMINE END ISLAND TREE LAGERSTROEMIA FAUREI CRAPE MYRTLE RHAPIOLEPIS'MAJESTIC BEAUTY' INDIA HAWTHORN TREE FORM END ISLAND LOW SHRUB ASPIDISTRA ELATIOR CAST-IRON PLANT ,4 TRACHELOSPERMUM JASMINOIDES STAR JASMINE ROSMARINUS OFFICINALIS SPREADING ROSEMARY ® END ISLAND ACCENT SHRUB ROSA SP. SHRUB ROSE PARKING LOT TREE PLATANUS ACRRIFOLIA'BLOODGOOD' LONDON PLANE TREE ULMUS PARVIFOLIA'TRUE GREEN' TRUE GREEN ELM ZELKOVA SERRATTA SAWLEAF ZELKOVA ULMUS PARVIFOLIA CHINESE ELM SCREEN TREES EUCALPTUS SP. EUCALYPTUS PINUS SP. PINES AGONIS FLEXUOSA PEPPERMINT TREE PARKING GARAGE SCREEN TREE TRISTANIA CONFERTA BRISBANE BOX PARKING GARAGE PLANTING BOUGAINVILLEA SP. BOUGAINVILLEA TRACHELOSPERMUM JASMINOIDES STAR JASMINE PITTOSPORUM TOBIRA `MINT JULIP' SCREEN TREES MELALEUCA QUINQUENERUTA CAJEPUT TREE TRISTANIA CONFERTA BRISBANE BOX FICUS RUBIGNOSA RUSTYLEAF FIG Plant Materials Palette Exhibit 10 Bella Terra Specific Plan 77 September 20, 2010 3.4.7.6 Pedestrian Walkway systems shall be designed to unify the entire project area and provide pedestrian site access to buildings, parking and site activity areas from the perimeter project area and from within the site. Pedestrian walkways shall be a minimum of five (5) feet clear in width with no vehicular overhang, risers, or utilities within the pathway. 3.4.7.7 Perimeter landscaping around the project areas shall provide a consistent edge treatment using a limited variety of plant materials. 3.4.7.8 Parking lots shall be planted at the rate of one (1) tree for every ten 0 0) parking stalls. Parking lot trees shall be twenty-four (24) inch box trees. All tree planting areas shall be a minimum net width of four (4) feet in one direction and a net width of six (6) feet in the other direction. Small trees (at maturity) shall be utilized in these planting areas. Parking lot treatments shall be consistent and contribute to the project landscaping unity. Parking lots shall be planted with trees in such a manner as to provide maximum shade. An alternative which clusters or groups parking lot trees may be considered. Larger trees may also be considered as substitutes for a number of smaller trees, subject to review and approval of the Director of Public Works. A Perimeter parking lots adjacent to arterial streets shall be provided with additional landscape treatment to ® ensure that the parking areas are adequately screened from adjacent street views, however, not hidden from the view of passersby and police on the adjacent streets. Berming in these areas is encouraged and shall be a maximum of three (3) feet high and have a natural appearance in form. However, the fact that a successful retail shopping center must be seen from the adjacent streets will be the determining factor in the selection and placement of all perimeter landscaping. Shrubbery shall be planted in areas where berms are not practical. Shrub planting shall be provided in a minimum five (5) gallon size and spaced a maximum of three (3) feet apart. Shrubbery shall not exceed three (3) feet in height. Hedges shall be trimmed from the ground and maintain an eight (8) inch clearance from the ground. Where cars overhang the curbs,ground cover planting shall be required; a maximum overhang of two (2) feet shall be permitted. The overhang area shall not be considered as part of the required minimum percentage of on-site landscaping or minimum planter width. Line of sight and sight distance at intersections within the parking lot shall be subject to the review and approval of the Public Works Director. Bella Terra Speciflc Plan 78 September 20, 2010 3.4.7.9 Perimeter landscaping shall preserve or construct a minimum ten (10) foot wide landscape buffer between the arterial highway and private project improvements, including buildings, walls, parking areas, etc. Landscape improvements within the public right-of-way, adjacent to private improvements, shall be constructed by the project developer and maintained by the property owner consistent with the overall landscape theme. The design shall be consistent with the approved Edinger Corridor concept. 3.4.7.10 Entry drives shall be constructed in conformance with the Specific Plan (Policy 3.5.2.4)'and City design standards (Public Works Standard Plans) subject to the review by the Directors of Public Works and Planning. Project access points shall be designed to provide entering and exiting drives with adequate views of approaching pedestrians and vehicles. Entry drives shall provide convenient access to parking lots at various locations approved by the Director of Public Works. In addition to street trees and on-site landscaping, each entry shall be designated by ground cover-planting, shrubs, and large specimen trees on each side of the entry. These trees shall be located a minimum of ten (10) feet back from the intersection of driveways and property lines to avoid line-of-sight conflicts. Enhanced paving (pavers, interlocking bricks, stamped concrete, or other similar material) shall be provided Jk. at all driveway entrances from the public right-of-way to the project. Major driveway entrances, as co identified on the Circulation Plan, Exhibit 5, shall incorporate enhanced materials from the property line to the back of the adjacent landscape planter or a minimum of. 15 feet. Minor driveway entrances shall provide a minimum of ten 0 0) feet of enhanced treatment. Pedestrian connections consisting of enhanced paving materials shall be provided along the front of the satellite buildings and within the pedestrian walkway connecting these outlying buildings to the main lifestyle center. Enhanced paving materials shall also be provided throughout the public plazas and from Edinger Avenue at the main project entrance (across from Sher Lane) along a pedestrian path to the main plaza. 3.4.7.11 Plaza areas and courtyards shall be provided as focal points. These areas shall be an integral part of the building architecture and be connected by a walkway system to the public pedestrian walkways. 3.4.7.12 Irrigation systems shall comply with the City's "Water Efficient Landscape Requirements." (Ordinance #1452). Bella Terra Specfffc Plan 79 September 20, 2010 3.4.7.13 All landscaping shall conform with the requirements of the Landscape Improvement chapter of the Huntington Beach Zoning and Subdivision Ordinance,the City Arboricultural and Landscape Standards and Specifications, and City Standard Plans, in addition to the Specific Plan policies. 3.4.7.14 Landscape screening is intended to soften and blend the connection of the building areas with the landscape of the parking lots. Trees shall be provided to soften, and visually relieve, parking and utility areas and to provide summer shade. Trash enclosure areas,where appropriate, shall be provided with tree and shrub planting screens to soften the enclosure. Mechanical equipment and transformer areas shall have landscape screening and/or low-level screen walls. Valves, meters,back flow preventers,etc., shall be screened by shrub plantings and/or low level screen walls. 3.4.7.15 Landscape lighting shall be provided in selected areas to aesthetically enhance the site. Pedestrian walkways shall include adequate night lighting for public safety and crime prevention purposes. Courtyard lighting shall be a minimum maintained level of one foot-candle. 3.4.7.16 Conservation water measures shall be incorporated in the landscape design. A minimum of seventy-five (75) percent of the required landscape area shall be planted with ground cover and the balance (a maximum of 25 percent) with turf. The use of shrubs, hedges, and berming shall be provided to screen cars in the parking lots from street view. 3.4.8 SIGNAGE GUIDELINES The Signage Guidelines identify a framework to advertise a place of business and provide directions or information specific to that business. Attractive and effective signage can be designed without detracting from the overall design quality of the project area. The Signage Guidelines also contribute to the overall project area urban retail design theme. Design, color, materials and placement are all important in creating signs that are architecturally attractive and integrated into the overall project area design. The intent is to create and promote a quality visual environment by allowing only signs which are compatible with their surroundings and which effectively communicate their message. Signs shall be designed to be architecturally compatible with the colors and materials of the adjacent building. All signing shall be consistent with Bella Terra's Planned Sign Program. Bella Terra Specific Plan 80 September 20, 2010 DEVELOPMENT REGULATIONS ............... ........ .......... 13 7E ........... .......... v 2 MIN +4 1 it 771 Section Four Bella Terra Specific Plan 81 September 20, 2010 DEVELOPMENT REGULATIONS 4.0 PURPOSE The purpose of this section is to provide specific development regulations and standards that will be applied to development projects in the Specific Plan. Upon adoption by the City of Huntington Beach, Bella Terra Specific Plan will be the zoning document for the project area. 4.1 GENERAL PROVISIONS The provisions contained herein shall govern the design and development of Bella Terra Specific Plan area. Standards and/or criteria for development and activities not specifically addressed in this Specific Plan shall require referral to the current provisions of the Huntington Beach Zoning and Subdivision Ordinance and Municipal Code. a Whenever a use has not been specifically listed as being a permitted use, the Director of Planning and Building shall determine if the use is consistent with the intent of this Specific Plan and compatible with other permitted uses. In addition, all projects must comply with the following policies: 4.1.0 DEVELOPMENT REGULATIONS POLICIES: 4.1.1 Not withstanding provisions to the contrary, all grading shall be approved by both the Director of Planning and Building and Director of Public Works,or designee. 4.1.2 Construction may commence only after the Director of Planning and Building finds that the project is consistent with the regulations and applicable policies and guidelines of the Specific Plan. 4.1.3 All structures in existence prior to the original Specific Plan adoption on August 7, 2000 shall be deemed legal, non-conforming. All policies regarding Site Plan Review process and fagade improvements shall apply. Bella Terra Specific Plan 82 September 20, 2010 4.2 DEFINITIONS For the purposes of the Specific Plan,words,phrases and terms shall have the meanings as defined below. Terms not specifically defined in the Specific Plan shall have the same definition as used in the City of Huntington Beach Zoning and Subdivision Ordinance in effect at the time of any individual request. When not inconsistent with the context,words used in the present tense include the future tense;words used in the singular number include the plural number; and words of the masculine gender include the feminine and neutral gender. The word "shall" is always mandatory and the word "may" is permissive. The word "encouraged" shall mean every effort shall be made to conform to the policy but alternatives may be acceptable. 4.2.1 Architectural Features. Architectural features include elements that compliment the building architecture such as,but not limited to,walls, architectural towers and domes (with Bella Terra logo), spires, and arches. Architectural features may include signage as depicted in the Bella Terra Planned Sign Program. 4.2.2 Communication Antenna. All types of receiving and transmitting antenna, except satellite dish antenna and wireless communication facilities. 0 4.2.3 Deviations. An adjustment in one or more Development Regulations in order to accommodate special circumstances and/or unique architectural features. Deviation shall be limited to ten (10) percent of any single development regulation. 4.2.4 Drive-Through Bakery. A shop where only bread, cake, pastries, doughnuts, and similar goods are baked (and/or) fried and sold on the premises and is designed to serve patrons who remain in their cars. Tables and chairs may also be provided indoors or within an outdoor patio but a minimum of one drive-through lane and one outdoor pick-up window for vehicle service of bakery goods must be provided. 4.2.5 Entryway. The point of ingress and egress from a public or private street to the individual project. 4.2.6 Final Approval. Ten G 0) days after approval by the discretionary body and no appeal of that decision has been filed. 4.2.7 Modification (Minor). An amendment to the exhibits and/or text which does not change the meaning or intent of the Specific Plan. Bella Terra Specific Plan 83 September 20, 2010 4.2.8 Modification (Major). An amendment to the exhibits and/or text which is intended to change the meaning or intent of either the Development Concept, Design Guidelines, or Development Regulations. Major modifications require a Zoning Text Amendment and action by the Planning Commission and City Council. 4.2.9 Private drive. A privately owned and maintained roadway used to provide vehicle access through the property. 4.2.10 Renovation. Any request to remodel, improve, renovate, upgrade, or refurbish the interior or exterior of an existing building, including minor improvements to accommodate new tenants or an upgraded look for an existing tenant. 4.2.11 Site plan. A plan prepared to scale, showing accurate and complete dimensions of all buildings, structures, landscaping, parking, drive aisles, uses,etc. and the exact manner of development proposed for a specific parcel of land. 4.2.12 Street. A public or approved private thoroughfare or road easement which affords the principal means of access to abutting property. e 4.2.13 Structural alteration. Any change in, or alterations to, the structure of a building involving: the bearing wall, e column, beam or ceiling joints, roof rafters, roof diaphragms, foundations, retaining walls or similar components. 4.2.14 Ultimate Right-of-Way. The adopted maximum width for any street, alley or thoroughfare as established by: the general plan, a precise plan of street, alley or private street alignment, a recorded parcel map, or a standard plan of the Department of Public Works. Such thoroughfares shall include any adjacent public easement used as a walkway and/or utility easement. 4.2.15 Use. The purpose for which land or building is arranged, designed, or intended, or for which it is occupied or maintained. 4.2.16 Wall or Fence. Any structure or devise forming a physical barrier. This definition shall include: concrete, concrete block,brick, stone or other masonry material, metal, and wrought iron, etc. 4.2.17 Zone. A district as defined in the State Conservation and Planning Act, shown on the official zoning maps and to which uniform regulations apply. Bella Terra Specific Plan 84 September 20, 2010 4.2.1 s Zoning Maps. The official zoning maps of the City of Huntington Beach which are a part of the comprehensive zoning ordinance. 4.3 DEVELOPMENT STANDARDS AREA A The Development Standards shall serve as the mechanism for the implementation of Bella Terra Area A land uses. The standards set forth in this section will assure that future development within Bella Terra Area A is implemented in a manner consistent with the intent of the project area Master Plan. The standards contained herein provide flexible mechanisms to anticipate future needs and achieve compatibility between land uses and the surrounding community. Standards and guidelines are designed to be compatible with the existing land use categories of the City. The primary land uses in Bella Terra Area A shall be regional commercial, retail, dining, and entertainment. 4.3.1 Permitted Uses. Permitted uses shall be required to meet all applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance Code. A list of permitted uses is provided in Exhibit I IA. A 4.3.2 Intensity. The maximum intensity shall be consistent with the City's General Plan. 4.3.3 Building height. The maximum allowable building height shall be seventy-five (75) feet and a maximum of 4 stories. Rooftop mechanical equipment and parapet walls may exceed the maximum permitted building height by fifteen (15) feet, however mechanincal equipment shall be screened from view. Special themed architectural structures or elements such as towers or domes may be allowed up to one hundred-twenty (120) feet. 4.3.4 Setbacks. Refer to Exhibit 12. 4.3.5 Landscaping. Landscaping shall be permanently maintained in an attractive manner in all setback and parking lot areas fronting on, or visible from, adjacent public streets. 4.3.6 Signs. All signs in the project area shall conform to the provisions of the sign standards in the Bella Terra Planned Sign Program. 4.3.7 Lighting. All illumination of interior circulation streets,parking areas, and project sites, shall be coordinated to provide consistent illumination intensity. Emphasis shall be placed on areas of high vehicular and pedestrian Bella Terra_ Specific Plan 85 September 20, 2010 activity. Light fixtures and standards shall be consistent with building architectural style. Public streetlights shall comply with the City of Huntington Beach guidelines for street lighting. The following uses shall be permitted within the Bella Terra Specific Plan Area A subject to review and approval of a Site Plan Review by the Director of Planning and Building. Other changes in occupancy, such as, like for like tenant changes,new tenants established within existing buildings, and/or intensification of tenant uses shall be subject to building permit plan check review to verify compliance with parking and the Specific Plan. "GC?NAL:G�.�!fMERCIAL B.�IGA.N.U�.�"l�f�PllBM, � Aquarium Day Care Facilities Banks and other financial institutions Government Offices * Commercial recreation and live entertainment Public Safety Facilities Food Markets Utilities and Communication Facilities General Retail Parking Day Spa -surface Hotels,Motels -structured Movie Theaters -valet Restaurants -with outdoor dining - with alcohol sales - with live entertainment and dancing - drive-through baker (limited to one location) Personal Services Warehouse and Sales Outlets with Ancillary Gas Station and Tire Sales/Installation OFFICE Business and Professional OTHER PERMITTED RETAIL Car stereo and alarm installation, if integrated into an anchor/major retail building and located within a building Portable carts and kiosks Note:Other similar uses maybe permitted subject to review by the Director of Planning and Building. *Requires an entertainment permit Permitted Uses Chart Area A Bella Terra Specific Plan 86 September 20, 2010 Exhibit 11 S$ F�' gi ............ Minimum Project Area (AC) 45 Minimum Lot Size (AC) None Minimum Lot Frontage None Maximum Building Height 75 feet Maximum Number of Stories 4 stories Maximum Additional Height for parapet walls, 15 feet mechanical equipment, communication antennas, etc. Maximum Architectural Feature Height 120 feet Maximum Lot Coverage 50% Maximum Floor Area Ratio 0.5 Minimum Setback * Street side (Edinger Ave., Beach Blvd. and Center Ave.) 50 feet, or 25 feet if setback is fully landscaped Interior side (West Property Line) 10 feet Minimum Landscaping 8% of total site; 10% of common area C* Minimum Perimeter Landscaping Street side (Edinger Ave., Beach Blvd. and Center Ave.) 10 feet Interior side (West Property Line) 5 feet Minimum Standard Parking Stall Size 9 feet x 19 feet Minimum Compact Parking Stall Size**_ 8 feet x 18 feet Minimum Drive Aisle Width 26 feet for 90 degree stalls Minimum Parking Required Shared parking based upon joint use of parking analysis with Site Plan Review Maximum Compact Spaces" 20% of total spaces Handicapped Parking Comply with Uniform Building Code and Title 24 Parking Structure Design Comply with Zoning and Subdivision Ordinance Public Amenity Requirement Minimum of Six public amenities required;At least two public art elements and two water features within common area Wireless Communication Facilities Comply with Zoning and Subdivision Ordinance Trans2ortation Demand Mamement Com2ly with Zoning and Subdivision Ordinance * Buildings exceeding fifty (50) feet in height shall increase the set back by one (1) foot for each one (1) foot of building height above fifty (50) feet. **No additional compact stalls may be constructed after 2004 Bella Terra Specific Plan 87 September 20, 2010 Development Regulations Chart Area A Exhibit 12 a a Parking Standards & Detail Exhibit 13 Bella Terra Specific Plan 88 September 20, 2010 300,450& 60°Parking ohrQ-/Or i °so a~,o,- 900 Parking 24 In. Exterior i Dimension 19 Ft. 18 In.Interior Dimension I I Parallel Parking 119 ft. 19 ft. 'IJ 19 ft. 8ft G:1DIV9DRAW 7Y31 STRP.BM Bella Terra Specific Plan 89 September 20, 2010 4.3.8 Parking. All developments will be required to meet the minimum on-site parking standards as provided in this Specific Plan document. The following shall apply: • Standard parking stall size may be nine (9) feet wide by nineteen 09) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen (17) feet with a two (2) foot overhang to expand the landscaping. This additional landscape area will not be credited toward the required landscape percentage or minimum landscape width. • Total parking required by the Huntington Beach Zoning and Subdivision Ordinance (see below) shall be installed for each project prior to final building inspection. • Parking shall be provided in accordance with an approved Shared Parking Study. A shared parking program may allow for a reduction of the code required parking by up to twenty five (25) percent,based upon a shared parking analysis. • Handicap accessible parking spaces shall be provided as required by the Uniform Building Code and Title 24. 4.3.9 Parking structures shall be designed utilizing the massing and basic design characteristics and Italian Village architectural guidelines found in this Specific Plan. The structures shall be screened from view using trees and landscaping. Parking structures in Area A shall include exterior, open-air stairwells in the design of the parking structure. Stairwells shall be built to allow pedestrians to be seen in the stairwell from outside of the structure, and allowing the same pedestrians to see out. Parking structure lighting shall be a minimum level of three foot-candles; preferably metal halide. Use lighting in the center of the parking structure aisles that throws light to the side, thus lighting pedestrians and parked cars. Design the structures to allow as much natural light into the structures as possible. All interior wall surfaces in the structures shall be painted white to reflect ambient light. The structures shall follow the City of Huntington Beach Police Department Crime Prevention through Environmental Design Guidelines. 4.3.10 Drive--Through Bakery shall comply with the following Design and Development Standards: Bella Terra Specific Plan 90 September 20, 2010 • The building shall be the predominant visual element along street frontages, not parking lots or drive- through lanes. • Drive-through aisles shall be screened from streets and from adjacent parking areas. • Drive-through aisles shall provide adequate on-site queuing distance to accommodate five cars (150 feet) before the first stopping stop (e.g. menu board,ordering speaker). No portion of the queuing aisle should serve as a parking aisle. • Drive-through lanes shall not exit directly to the site's main entrance. Drive-through aisles shall provide at a minimum 25-foot interior radius for any curve. • The main structure should be sited so as to maximize the distance for vehicle queuing while screening the drive-through operations. • All building elevations shall comply with the architectural guidelines as specified herein. • Buildings shall incorporate a full roof with built-in roof top wells for mechanical equipment screening, c� a A canopy shall be provided over the drive-through lane at the pick-up window. The canopy shall be architecturally compatible and fully integrated as part of the building design. • No individual freestanding or pole signs shall be permitted for drive-though uses. • A maximum of one drive-through bakery shall be permitted on the 63 acre site are A and B. - 4.3.11 Gas Station and Tire Sales/Installation shall be ancillary to a major anchor or warehouse and sales outlet business and shall comply with the supplemental development standards of HBZSO Section 230.32 Service Stations. However, none of the accessory uses identified in Section 230.32 F shall be permitted within this Specific Plan No. 13. Bella Terra Specific Plan 91 September 20, 2010 4.4 DEVELOPMENT STANDARDS AREA B The Development Standards shall serve as the mechanism for the implementation of Bella Terra Area B land uses. The standards set forth in this section will assure that future development within Bella Terra Area B is implemented in a manner consistent with the intent of the project area Master Plan. The standards contained herein provide flexible mechanisms to anticipate future needs and achieve compatibility between land uses and the surrounding community. Standards and guidelines are designed to be compatible with the existing land use categories of the City. The primary land uses in Bella Terra Area B shall be regional commercial, retail, dining, entertainment, business, office and mixed-use high density residential. 4.4.1 Permitted Uses. Permitted uses shall be required to meet all applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance Code. A list of permitted uses is provided in Exhibit 14. 4.4.2 Intensity. The maximum intensity shall be consistent with the City's General Plan. 4.4.3 Building height. The maximum allowable building height shall be seventy-five (75) feet; a maximum of four (4) stories shall be permitted within 65 feet of back of sidewalk along Edinger Avenue; a maximum of six (6) stories permitted on the remainder of the site. Rooftop mechanical equipment and parapet walls may exceed the maximum permitted building height by fifteen 0 5) feet, however mechanincal equipment shall be screened from view. Special themed architectural structures or elements such as towers or domes may be allowed up to one hundred-twenty (120) feet. 4.4.4 Setbacks. Refer to Exhibit 12. 4.4.5 Landscaping. Landscaping shall be permanently maintained in an attractive manner in all setback,parking lot, and recreation areas fronting on, or visible from, adjacent public streets. Decorative design elements such as fountains, pools,benches, and sculpture, plants and similar elements may be permitted, provided such elements are incorporated as an integral part of the landscaping. Drought tolerant landscaping shall be incorporated to the maximum extent feasible. 4.4.6 Signs. All signs in the project area shall conform to the provisions of the sign standards in the Bella Terra Planned Sign Program. 4.4.7 Lighting. All illumination of interior circulation streets, parking areas, and project sites, shall be coordinated to provide consistent illumination intensity. Emphasis shall be placed on areas of high vehicular and pedestrian Bella Terra Specific Plan 92 September 20, 2010 activity. Light fixtures and standards shall be consistent with building architectural style. Public streetlights shall comply with the City of Huntington Beach guidelines for street lighting. 4.4.8 Minimum Dwelling Unit Size shall be 500 square feet. 4.4.9 Common Residential Recreation Areas shall be provided within the residential common area and shall be allocated as a total of 150 square feet per dwelling unit, a minimum of 60 square feet of which shall be private patio or balcony for the exclusive use of the unit it serves. The minimum 60 square feet of private open space per unit shall have no dimension less than six (6) feet. Enclosed recreation areas, such as a clubhouse, may be utilized to fulfill not more than fifteen percent 0 5%) of the overall common residential recreation requirement. The remaining area shall be supplied out-of-doors pursuant to this section. Recreation areas shall include a minimum of one amenity such as: game courts or rooms, swimming pools, sauna baths, putting greens,play lots, or other similar type areas serving all residents of the development;but shall not include balconies, decks or areas used exclusively for pedestrian access ways. Game courts, swimming pools or putting greens situated on top of a parking structure may be considered as recreation area. Also, all 0 common recreation area shall have a minimum of width and length of twenty (20) feet. N 4.4.10 Sustainable Or "Green" Building practices shall be incorporated into the design of the proposed structures ' and associated site improvements. Sustainable building practices shall include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification or Build It Green's Green Building Guidelines and Rating Systems. In addition, at least one building (minimum 1,000 square feet in size) shall be LEED certified. 4.4.11 Affordable Housing A minimum of 15% of the total units shall be provided as affordable housing and shall meet the minimum standards of Section 230.26 of the Huntington Beach Zoning and Subdivision Ordinance as well as the California Redevelopment Law. In the event of any inconsistencies between the local and state requirements, the more restrictive policies and requirements shall apply. Prior to the issuance of the first residential building permit, an Affordable Housing Plan and Agreement shall be subject to review and approval by the City Council and the Agreement shall be recorded at the Orange County Clerk Recorder's Office. KEGIO GO L�KC I1I l ll ', 1 M... Aquarium Day Care Facilities Attached Mixed-Use High Densit Bella Terra Specific Plan 93 September 20, 2010 Residential Banks and other financial institutions Government Offices Detached Mixed-Use High Density Residential * Commercial recreation and live entertainment Public Safety Facilities Food Markets Utilities and Communication Facilities General Retail Parking Day Spa -surface Hotels,Motels -structured Movie Theaters -valet Restaurants -with outdoor dining - with alcohol sales -* with live entertainment and dancing - drive-through baker (limited to one location) Personal Services OFFICE 0 Business and Professional OTHER PERMITTED RETAIL Car stereo and alarm installation,if integrated into an anchor/major retail building and located within a building Portable carts and kiosks Note:Other similar uses maybe permitted subject to review by the Director of Planning and Building. *Requires an entertainment permit Permitted Uses Chart Area P Exhibit 14 Bella Terra Specific Plan 94 September 20, 2010 '777" � . ... ...... i0l T" A WO Minimum Project Area (AC) 15 Minimum Lot Size (AC) None Minimum Lot Frontage None Maximum Building Height 75 feet Maximum Number of Stories 4 stories along Edinger Avenue, 6 stories with min. 65 ft. setback from Edinger Avenue. Maximum Additional Height for parapet walls, 15 feet mechanical equipment, communication antennas, etc. Maximum Architectural Feature Height 120 feet Maximum Lot Coverage 50% Maximum Floor Area Ratio 1.75 total mixed use• commercial FAR 0.2 Minimum Setback * Street side (Edinger Ave. and Center Ave.) Min. 0 feet - Max 25 ft. setback if fully landscaped; a greater setback is allowed if angled parking is provided along Edinger Avenue Interior side (West and East Property Line) 10 feet Minimum Landscaping 8% of total site; 10% of common area 4 Minimum Perimeter Landscaping Street side (Edinger Ave. and Center Ave.) 10 feet Interior side (West Property Line) 5 feet Minimum Distance Between Buildings 15 feet if height less than 30 feet, 20 feet for height greater than 30 feet. Minimum Dwelling Unit Size 500 square feet Minimum Residential Open Space 150 square feet/dwelling unit; 60 square feet of which must be private Minimum Standard Parking Stall Size 9 feet x 19 feet Minimum Drive Aisle Width 26 feet for 90 degree stalls Minimum Parking Required Shared parking based upon joint use of parking analysis with Site Plan Review Maximum Dwelling Units 45 per acre Handicapped Parking Comply with Uniform Building Code and Title 24 Development Regulation-8 Chart Area B (Chart 1 of 2) Exhibit 15 Bella Terra Specific Plan 95 September 20, 2010 ._ 4 VT �?A Parking Structure Design Comply with Zoning and Subdivision Ordinance Public Amenity Requirement for Area A and B combined Minimum of Six public amenities required;At least two public art elements and two water features within common area Wireless Communication Facilities Comply with Zoning and Subdivision Ordinance Transportation Demand Management Comply with Zoning and Subdivision Ordinance Minimum Residential Storage Area Average 50 cubic feet per dwelling unit Sustainable or "Green" Building Refer to Section 4.4.10 Minimum Affordable Housing Refer to Section 4.4.11 Reciprocal Access Refer to Section 3.1.5 and Section 4.4.14 Bicycle Parking Comply with Zoning and Subdivision Ordinance Development Regulations Chart Area B (Chart 2 of 2) 0 Exhibit 15 Bella Terra Specific Plan 96 September 20, 2010 4.4.12 Parking. All developments will be required to meet the minimum on--site parking standards as provided in this Specific Plan document. The following shall apply: • Standard parking stall size may be nine (9) feet wide by nineteen (19) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen (17) feet with a two (2) foot overhang to expand the landscaping. This additional landscape area will not be credited toward the required landscape percentage or minimum landscape width. • Tandem parking may be included for residential uses but will not be counted toward minimum required parking spaces. • Total parking required by the Huntington Beach Zoning and Subdivision Ordinance (see below) shall be installed for each project prior to final building inspection. • Parking shall be provided in accordance with an approved Shared Parking Study. A shared parking program may allow for a reduction of the code required parking by up to twenty five (25) percent,based upon a shared parking analysis. Handicap accessible parking spaces shall be provided as required by the Uniform Building Code and Title c� 24. A 4.4.13 Parking structures shall be designed utilizing the massing and basic design characteristics and Southern European architectural guidelines found in this Specific Plan. The structures shall be screened from view using trees and landscaping. Parking structures in Area B may be wrapped with retail and residential. Parking structures serving only residential tenants and their guests may provide 25 foot wide drive aisles. Parking structure lighting shall be a minimum level of three foot-candles;preferably metal halide. Use lighting in the center of the parking structure aisles that throws light to the side, thus lighting pedestrians and parked cars. All interior wall surfaces in the structures shall be painted white to reflect ambient light. The structures shall follow the City of Huntington Beach Police Department Crime Prevention through Environmental Design Guidelines. 4.4.14 Reciprocal Access The subject property shall provide an irrevocable offer to dedicate a reciprocal accessway for pedestrians and bicycles between the subject site and adjacent westerly properties. Bella Terra Specific Plan 97 September 20, 2010 4.5 Temporary And Seasonal Events: The following temporary and seasonal events may be permitted outdoors within the centers Area A and B public common areas only. The following temporary and seasonal events located within the parking lot shall follow permit procedures described in the Huntington Beach Zoning and Subdivision Ordinance. TE1VIk'ORX ,ACID SEAolVA, VEN' S; RAS AV r Art Shows Auto shows Carnivals Circus Commercial Filming Concerts Farmer's Market Fund Raisers Health Fairs Live Entertainment ® Miscellaneous Exhibitions ® Outdoor Retail Sales Pet Shows Seasonal Displays and Events Flower Shows Bake Sales Wine Tastings Samples Sales Trunk Shows—Bridal &New Line Ups Theatrical Performances Food Demonstrations Sports Demonstrations Note: Other similar temporary uses maybe permitted subject to review by the Director of Planning and Building. Temporary and Seasonal Events Chart Exhibit 16 Bella Terra Specific Plan 98 September 20, 2010 ATTACH MEN T #7 PROJECT DESCRIPTION 1. PROJECT TITLE: The Village at Bella Terra 2. PROJECT LOCATION: The project is located at 7777 Edinger Avenue in the northern portion of the City of Huntington Beach in western Orange County, California. The project is located on a 57- acre developed site bordered by Center Avenue to the north; Edinger Avenue to the south; Beach Boulevard to the east; and the Union Pacific Railroad (UPRR) right-of-way and commercial properties to the west. ( Note: sub-areas A and B of the General Plan coincide with Areas A and B of Specific Plan 13) 3. PROJECT DESCRIPTION The project involves (1) a realignment of the dividing line between the General Plan Sub-area 5a and 5b also identified as areas A and B in Specific Plan 13; and (2) a transfer of approximately 5 acres from area B to area A. It also proposes to permit big box retail, a tire center, and fuel station within sub-area A. This change will also result in a reduction in the number of residential units and commercial square footage within sub-area B Specifically, the General Plan would be amended as follows: General Plan Subarea 5A area would increase from an area of approximately 41.06 acres to approximately 46.51 acres and Subarea 5B would decrease from an area of approximately 15.85 acres to approximately 10.4 acres. This amendment will result in an increase in area and use of commercial development within area A and a reduction in commercial area and residential units (from 713 units to 468 units) within area B. (See Tables I and 2.) Table 1 General Plan Designations General Plan Designation Current Proposed Sae size CR-F2-sp-mu(9)-Commercial 41.06 46.51 Subarea Regional -0.5 FAR-Specific Plan acres acres 5A Overlay-Mixed use-1.5 (MU-0.5 (C)/25du/acre CR-F2-sp-mu (F14) Commercial 15.85 10.4 Subarea Regional-0.2 Floor Area Ratio acres acres 513 [FAR]-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR (MU-0.2 (c)/45 du/acre)) Total Subarea A and B 56.91 56.91 acres acres The associated ZTA would amend SP-13 to move the line between the Area A and Area B designation to increase the Area A zoning designation and correspondingly decrease the Area B designation. Area A uses would be commercial only and Area B uses would be mixed use. The ZTA would also allow big box and fuel station uses in and establish big box and fuel station design and development standards for Area A. The Area B mixed use overlay would remain the same but only on approximately 10.4 acres of the western portion site, with up to 468 residential units and 30,000 sf of retail. Page 1 -502- Table 2 Zoning (Specific Plan) Designations Current Size Proposed Current Proposed Current Proposed Size Commercial SF Commercial Residential Residential Area A 41.06 acres 46.51 acres 910,142 sf 973,102 sf 0 du 0 du Area B 15.85 acres 10.4 acres 138,085 sf 30,000 sf 713 du 468 du Total Area A 56.91 acres 56.91 1,048,227 sf 1,003,102 sf 713 du 468 du and B acres Net Change 0 -45,125 sf -245 du Concurrent Entitlements (Discretionary Approvals)Required or Requested. ® Owner Participation Agreement with Redevelopment Agency, Lot Line Adjustment, and Tentative Tract Map 4. CONCEPTUAL PLAN Approximately 299,395 square feet of existing vacant buildings at the western edge of the project site will be demolished to accommodate the proposed big box retail and residential mixed use. During demolition and construction the site will be watered four times daily. The project will be split into two phases: a big box commercial phase and the Village at Bella Terra mixed use phase. The big box phase is a formal application for site plan review and consists of the following: a 154,113 square foot big box building, including an ancillary tire sales/installation center and a publicly accessible food service. In addition to the warehouse, a 4-1sland (8 dispensers) automobile fueling facility is proposed on site. Table 3 Amended Area A Plan Development Scenario DeK*pnmt Retail Commercial Existing Bella Terra 910,142 sf Big Box 154,113 sf Mervyns&G Buildings (91,153) sf Total SF approximately 973,102 sf Although a formal application for the mixed-use has not been submitted, the conceptual plan would be a reduction from the previously approved 713 dwelling units and 138,085 to the revised 468 dwelling units at a gross average of 910 sf per dwelling unit and 30,000 sf of commercial retail space. In addition, there will also be approximately 13,500 sf of building improvements for residential amenities such as a recreation room, fitness center, leasing office, and lobby areas. Table 4 Amended Area B Plan Development Scenario Development Residential Retail Commercial Total SF Options Approved Project 700 du 138,085 sf 1,117,173 (980,263 sf) sf Revised Project 468 du 30,000 sf 689,823 (659,823 sf sf -503- The Floor Area Ratio (FAR) designations would remain the same for Area A and B. The area A designation is 0.5 commercial FAR and the Area B designation is 0.2 commercial FAR with a specific plan mixed-use overlay of 1.75 FAR. Table 5 below illustrates the FAR designations for each area and reflects the proposed conceptual plan falling below those FAR designation requirements. Table 5 Conceptual Plan Floor Area Ratio(FAR) Commercial FAR Proposed Mixed Use FAR Mixed Use FAR Areas Commercial FAR Conceptual Plan Designation Proposed Conceptual Designation Plan(includes parking garage) A 0.5 FAR .38 FAR 1.5 F.AR N/A B 0.2 FAR .07 FAR 1.75 FAR 1.46 FAR 5. SURROUNDING LAND USES AND SETTING: The project site is located approximately three miles north of the City's Downtown, directly southwest of I-405. The site is surrounded in its entirety by commercial and institutional development. Adjacent surrounding uses are as follows: ® East: (across Beach Boulevard: Mini Storage Facility, General Commercial ® North (across Center Avenue): Commercial, Office, Hotel and Residential ® West: (across UPRR Right-of Way): General Commercial ® South: Regional Commercial 6. OTHER PREVIOUS RELATED ENVIRONMENTAL DOCUMENTATION: ® Environmental Assessment No. 00-10 (Huntington Center OPA) ® Notice of Determination for SP-13 • Negative Declaration No. 02-04 (Huntington Beach Mall Reconstruction) ® Environmental Impact Report No. 07-003 ■ General Plan Amendment 07-001 ® Zoning Text Amendment, Specific Plan 13 Resolution No. 2008-70 7. OTHER AGENCIES WHO'S APPROVAL IS REQUIRED (AND PERMITS NEEDED) (i.e. permits, financing approval, or participating agreement): In addition to the City of Huntington Beach (the Lead Agency), there are also regional, and State agencies that have authority over the project and/or specific aspects of the project. Those agencies are: ® California Regional Water Quality Control Board (Permit for dewatering during construction; and National Pollutant Discharge Elimination System [NPDES] permit) ■ State Water Resources Control Board (General Construction Activity Stormwater Permit) ■ Orange County Sanitation District—Waste service ■ SCAQMD ■ Alcohol Control Board ■ Orange County Health Care Agency -504- ATTACHMENT #8 ® ® - ® e - -ed Mitiga mo i 00"r". 00 1,At ! ep A. INTRODUCTION As part of the previous project and EIR, mitigation measures were required to reduce potential impacts to the greatest extent feasible. These mitigation measures were set forth in the approved Mitigation Monitoring and Reporting Program WMRP) for the previous project. Similarly, mitigation measures were identified to reduce potential impact of the revised project to the greatest extent feasible.Applicable mitigation measures are discussed in each chapter of this Addendum, with the impact for which the measures are necessary. As part of the preparation of the Addendum, primarily due to the format of the document, the numbering of mitigation measures has changed from the previous EIR, as shown in this Addendum. A comprehensive comparison of mitigation measures required for both the previous and revised projects, including changes to numbering,is provided below. As with the previous MMRP, the following table identifies required mitigation measures by resource area. Similar to what was prepared for the previous project, this table provides the specific mitigation monitoring requirements, including implementation documentation, monitoring activity, timing and responsible monitoring party. Verification of compliance with each measure is to be indicated by signature of the mitigation monitor, together with date of verification. The MMRP shall be used by the City of Huntington Beach staff responsible for ensuring compliance with mitigation measures associated with revised project. Monitoring shall consist of review of appropriate documentation, such as plans or reports prepared by the party responsible for implementation or by field observation of the mitigation measure during implementation. The revised project Applicant and the Applicant's Contractor shall be responsible for implementation of all mitigation measures, unless otherwise noted in the table. City of Huntington Beach,The Revised Village at Bella Terra A-1 Addendum to The Village at Bella Terra Environmental Impact Report -506- ' e • - • - -• •• • e e • • • -e• o •• • O • • • O O O • O • O O O • O ath Revised - Previous Project Project Mitigation- Mfigafion Implementation_ Responsible Compliance.- - Measure No. Measure No. `Miti aBon Measure Documentation Monitoring Activ' Tirnin Monitor VerficaBon Si nature Date "- Aesthetics: F. MM4.1-1 MM4,1-1 To the extent feasible, the Applicant shall use non- Project building Review and approve Plan check prior Planning reflective fagade treatments, such as matte paint or plans building plans for to issuance of glass coatings. Prior to issuance of building permits inclusion of features building permit for the proposed project, the Applicant shall indicate provision of these materials on the building plans. Air Qualit MM4.2.1 MM4.2-1 During construction, operators of any gas or diesel Contract language Review and approve Plan check prior Planning fueled equipment, including vehicles, shall be and notes on contract to issuance of a encouraged to turn off equipment if not in use or left grading and specifications, grading permit idle for more than five minutes. building plans grading and building plans for inclusion Perform periodic vy field check during ® construction to ensure compliance MM4.2.2 MM4.2.2 The Applicant shall require by contract specifications Contract language Review and approve Plan check prior Planning that the architectural coating (paint and primer) and notes on contract to issuance of a products used would have a low VOC rating. building plans specifications and building permit Contract specifications shall be included in the building plans for proposed project construction documents, which inclusion shall be reviewed by the City prior to issuance of a building permit. MM4,2.3 MM4.2-3 The Applicant shall require by contract specifications Contract language Review and approve Plan check prior Planning that electrical outlets are included in the building and notes on contract to issuance of a design of the loading docks to allow use by building plans specifications and building permit refrigerated delivery trucks. The proposed project building plans for Applicant shall require that all delivery trucks do not inclusion idle for more than five minutes. If loading and/or unloading of perishable goods would occur for more than five minutes, and continual refrigeration is required, all refrigerated delivery trucks shall use the electrical outlets to continue powering the truck A-2 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report e o - a -o e e e • o e ,and - •e a e e o • • o o • O O e • • - o • • o O • Revised Previous Project Project MiHgaffon Mitigation Implemen}afion Responsible Compliance-, Measure No. Measure No. Mitigation Measure Documentation Monitoring AcHyffil riming. Monftor Verficaffon Si nature Date. refrigeration units when the delivery truck engine is turned off. MM4.2-4 MM4.2-4 The proposed project would provide plentiful short- Contract language Review and approve Plan check prior Planning and long-term bicycle parking facilities to meet peak and notes on contract to issuance of a demand (generally one bike rack space per building plans specifications and building permit 20 vehicle/employee space), building plans for inclusion MM4.2.5 MM412-5 All retail and residential facilities shall ensure that Contract language Review and approve Plan check prior Planning current transit schedules are available in common and notes on contract to issuance of a areas for the use of employees and residents. building plans specifications and building permit building plans for inclusion MM4.2-6 MM4.2.6 All retail facilities in excess of 150 employees shall Contract language Review and approve Plan check prior Planning C provide preferential vanpool/carpool employee and notes on contract to issuance of a parking. building plans specifications and building permit building plans for inclusion MM4.2.7 MM4.2-7 All retail facilities in excess of 150 employees shall Contract language Review and approve Plan check prior Planning be required to provide free parking passes to eligible and notes on contract to issuance of a employees. building plans specifications and building permit building plans for inclusion MM4.2.8 MM4,2-8 All residential and nonresidential coatings applied Contract language Review and approve Plan check prior Planning during subsequent maintenance activities shall be and notes on contract to issuance of a required to be low VOC paints with a reduction of at building plans specifications and building permit least 20 percent. building plans for inclusion MM4,2.9 MM4.2.9 Residential and Retail development shall implement Contract language Review and approve Plan check prior Planning waste reduction and recycling measures such that and notes on contract to issuance of a waste diversion from landfills equals 65 percent, the building plans specifications and building permit current City Standard for waste diversion. building plans for inclusion City of Huntington Beach,The Revised Village at Bella Terra A-3 Addendum to The Village at Bella Terra Environmental Impact Report o o - s - -• •s o o e e • o e o • m e e o O o • • • a o 0 pp 0 0 0 0Ir0 Revised Previous Project Project MiB atio Implementafion� Responsible Compliance g n Mogation Measure No. Measure No Miti anon Measure Documentpfion Mo:nh'odngAcffvffy riming Monitor VerficaBon'Signature Date MM4.2-10 MM4.2-10 Residential and Retail development shall use Contract language Review and approve Plan check prior Planning drought tolerant plants for landscaping.The following and notes on contract to issuance of a are suggestions to enhance the benefits of this building plans specifications and building permit measure. Evergreen trees on the north and west building plans for sides afford the best protection from the setting inclusion summer sun and cold winter winds. Additional considerations include the use of deciduous trees on the south side of the house that will admit summer sun; evergreen plantings on the north side will slow cold winter winds; constructing a natural planted channel to funnel summer cooling breezes into the house. Neighborhood CCR's not requiring that front and side yards of single-family homes be planted with turf grass.Vegetable gardens, bunch grass,and low —water landscaping shall also be permitted, or ® even encouraged. ' MM4.2.11 MM4,2.11 Residential and Retail development shall implement Contract language Review and approve Plan check prior Planning water reduction features such that water usage is and notes on contract to issuance of a reduced by 20 percent from the unmitigated building plans specifications and building permit estimated emissions of 234 MTCO2e, Water building plans for reduction features may include,but are not limited to: inclusion • Installation of water conserving irrigation systems such that watering times can be varied and that the system will shut off during rain events • Installation of water saving appliances ■ Installation of low-flow showers and toilets MM4.2.12 MM4.2-12 Residential and Retail developments shall implement Contract language Review and approve Plan check prior Planning energy saving measures such that natural gas usage and notes on contract to issuance of a is reduced to at least 15 percent below 2008 Title 24 building plans specifications and building permit standards. This could include, but is not limited to, building plans for the following: inclusion • Use of light colored roofing material • Planting trees appropriately to provide shading A-4 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report m o- e - -o s e • o e o 0 0 -e e o e o 0 _oyip' • o o 0 o a o • • o 0- o 0 • • o Revised Previous Project Project Mitigation MiFigaffon Implementation Responsible Compliance Measure No. Measure No. Miff afion Measure Documentafion Monitoring Acffvdy riming Monitor Verficatton Signature Date during the heat of the day s Increase energy efficiency of insulation,doors, and windows MM4.2.13 MM4.2-13 Electrical outlets shall be located outside in the front Contract language Review and approve Plan check prior Planning and rear of both residential and retail development and notes on contract to issuance of a such that 20 percent of landscaping equipment can building plans specifications and building permit be electrically powered. building plans for inclusion MM4.2-14 MM4.2-14 Residential and Retail developments shall implement Contract language Review and approve Plan check prior Planning energy saving or incorporate renewable resources and notes on contract to issuance of a such that a minimum of 30 percent of the project's building plans specifications and building permit total estimated unmitigated electrical consumption is building plans for offset. Energy saving features may include, but are inclusion not limited to the following: 9Y■ Use of Energy Star appliances ® ® ■ Use of energy saving lighting and light fixtures including dimmer switches,motion sensors,and timers ■ Addition of photovoltaic cells to offset onsite electrical usage v Instillation of energy efficient HVAC units k `Biological;Resources MM3.1-1 MM4.3-1 Nesting habitat for protected or sensitive avian Developer shall Review schedule Plan check prior Planning species: submit construction and field survey to issuance of a 1. Vegetation removal and construction shall occur schedule(including report,and as grading permit between September 1 and January 31 whenever grading activities) necessary, review feasible. as evidence of and approve plans construction indicating 2. Prior to any construction or vegetation removal overlap with construction limits between February 15 and August 31,a nesting breeding season. survey shall be conducted by a qualified biologist of all habitats within 500 feet of the construction area.Surveys shall be conducted no less than City of Huntington Beach,The Revised Village at Bella Terra A-5 Addendum to The Village at Bella Terra Environmental Impact Report e a - - o o o eoo - • • s • • •- Revised Previous Project Project Mr7igation', Mifigation Im lementation p Responsible Compliance Measure No. Measure No. "Mifi aBon Measure"'' Documentation , . Monitorin Adiv' riming Monitor" ' Verification Signature Date 14 days and no more than 30 days prior to If construction Perform periodic During Planning commencement of construction activities and occurs during field check to construction surveys will be conducted in accordance with relevant breeding, ensure compliance CDFG protocol as applicable. If no active nests developer shall are identified on or within 500 feet of the present a survey construction site,no further mitigation is report(prepared by necessary.A copy of the pre-construction survey a consultant shall be submitted to the City of Huntington approved by the Beach. If an active nest of a MBTA protected City)to the City species is identified onsite(per established prior to issuance of thresholds)a 250-foot no-work buffer shall be a grading permit.If maintained between the nest and construction nests are found, activity.This buffer can be reduced in developer shall consultation with CDFG and/or USFWS. submit plans 3. Completion of the nesting cycle shall be identifying nest Qa determined by qualified ornithologist or biologist. locations and limits e of construction activities. Cultural}Res`oiirces b. h r MM3.1-2 MM4.4-1 The Applicant shall arrange for a qualified Proof of retention of Verify retention of Plan check prior Planning professional archaeological and paleontological archaeological and qualified monitors to issuance of monitor to be present during all project-related paleontological grading permit ground-disturbing activities, In addition, all monitor construction personnel shall be informed of the need Periodic field check Throughout Planning to stop work on the project site in the event of a to ensure monitors ground-disturbing potential find, until a qualified archaeologist or are present activities paleontologist has been provided the opportunity to assess the significance of the find and implement appropriate measures to protect or scientifically remove the find. Construction personnel will also be informed that unauthorized collection of cultural resources is prohibited. MM3.1.3 MM4.4.2 If archaeological or paleontological resources are Notes on grading Review and approve Plan check prior Planning discovered during ground-disturbing activities, all plans grading plans for to issuance of construction activities within 50 feet of the find shall inclusion grading permit A-6 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report - -e e o e o e e • a -o e o 0 o e - o o - o e o o 0 0 0 0 - o 0 0 0 0 0 Revised Previous Project Project Mitigation Mfftgatton Implementaflon Responsible Compliance Measure No. Measure No. Mitigation Measure Documentation Monfloring Activity 71min Monitor Verification Si nature Date,'. cease until the archaeologist/paleontologist evaluates the significance of the resource. In the Research design Review and approve Throughout Peer review absence of a determination, all archaeological and and recovery plan, research design and ground-disturbing by three paleontological resources shall be considered if required recovery plan activities County- significant. If the resource is determined to be certified significant, the archaeologist or paleontologist, as professionals appropriate, shall prepare a research design for recovery of the resources in consultation with the State Office of Historic Preservation that satisfies the requirements of Section 21083.2 of CEQA. The archaeologist or paleontologist shall complete a report of the excavations and findings, and shall submit the report for peer review by three County- certified archaeologists or paleontologists, as o appropriate. Upon approval of the report, the City shall submit the report to the South Central Coastal K) Information Center at California State University, Fullerton, and keep the report on file at the City of Huntington Beach, MM3.1-4 MM4.4.3 In the event of the discovery of a burial, human Notes on grading Review and approve Plan check prior Orange bone, or suspected human bone, all excavation or plans grading plans for to issuance of County grading in the vicinity of the find shall halt inclusion grading permit Coroner immediately, the area of the find shall be protected, and the Developer shall immediately notify the City Throughout Planning and the Orange County Coroner of the find and ground-disturbing comply with the provisions of P.R.C. Section 5097. If activities the human remains are determined to be prehistoric, the Coroner will notify the NAHC, which will determine and notify a Most Likely Descendent (MLD).The MLD shall complete the inspection of the site within 24 hours of notification, and may recommend scientific removal and non-destructive analysis of human remains and items associated with Native American burials. City of Huntington Beach,The Revised Village at Bella Terra A-7 Addendum to The Village at Bella Terra Environmental Impact Report 00* i K O O -d I i 0 0ion on,i bring on O 0 0 O 0 0 O Revised Previous. Project` _Project MINgafiori Mitigation 1haplementafion Responsible Compliance ; Measure No. Measure No. Mifi afion Measure Documentation Monftorin Ac}iv' .rTimin ; `Monitor ;. Yerfcalion Si nature. Dat77 e Geology and Soils MM3,1-5 MM4.5-1 The grading plan prepared for the proposed project Notes on grading Review and approve Plan check prior Public Works shall contain the recommendations of the final soils plan and building grading and building to issuance of a and geotechnical report. These recommendations plans plans for inclusion of grading permit shall be implemented in the design of the project, final soils and including but not limited to measures associated with geotechnical Building and site preparation, fill placement, temporary shoring recommendations Safety and permanent dewatering, groundwater seismic design features, excavation stability, foundations, soil stabilization, establishment of deep foundations, concrete slabs and pavements, surface drainage, cement type and corrosion measures, erosion control, shoring and internal bracing, and plan review. t� -m Hazardous:Material$ {" '11<W ° MM4.3.1 MM4.6-1 In the event that soil and/or groundwater Risk Management Review and approve Flan check prior Fire contamination that could present a threat to human Plan any grading plans to issuance of health or the environment is encountered during &Site Health and for inclusion any grading construction in the project area, construction Safety Plan permit activities in the immediate vicinity of the contamination shall cease immediately. For soil and/or groundwater impacts, Risk Management Plan(s) shall be submitted to the appropriate agencies (e.g., Huntington Beach Fire Department HBFD,Orange County Health Care Agency OCHCA, Air Quality Management District AQMD, Regional Water Quality Control Board RWQCB)for review and approval. The Plan(s) shall (1)identify the contaminants of concern and the potential risk each contaminant would pose to human health and/or the environment during . construction and post- development and (2)describe measures to be taken to protect workers, and the public, and/or the environment from exposure to potential site hazards. Such measures could include a range of options, A-8 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report ` o o- aix - -o 0 0 • • o m o a - o 0 0 o a o - - • • - o o s • o o s • - • o a77Re Revised Previous Project °Project Mitigation Mitigation Implementation sponsible Compliance Measure No. Measure No. Miti anon Measure. Documentation Monitorin Activ' Monitor Verfication Signature Date ,. including, but not limited to, physical site controls during construction, remediation, long-term monitoring, post-development maintenance or access limitations, or some combination thereof. A Site Health and Safety Plan that meets California Occupational Safety and Health Administration requirements shall be prepared and in place prior to commencement of work in any contaminated area. MM4.3.2 MM4.6-2 Prior to the issuance of grading permits, the project Methane Testing Review and Prior to Fire shall comply with HBFD City Specification No. 429, Plan approval of testing commencement- Methane District Building Permit Requirements. A plan of sampling plan for the testing of soils for the presence of methane gas shall be prepared and submitted by the Applicant to the HBFD for review and approval, prior dip to the commencement of sampling. If significant Notes on buildingpp Review and approve Prior to issuance Fire levels of methane gas are discovered in the soil on and methane plans building and of any grading the project site, the Applicant's grading, building and methane gas plans permit and during methane plans shall reference that a sub-slab for appropriate construction methane barrier and vent system will be installed at documentation the project site per City Specification No. 429, prior to plan approval. If required by the HBFD, additional methane mitigation measures to reduce the level of methane gas to acceptable levels shall be implemented. MM4.3.3 MM4.6-3 Prior to project implementation, the Applicant shall Soil Testing Work Review and approve Prior to issuance Fire submit for approval a soil testing and management Plan soil testing work of any grading work plan to the appropriate agencies (including the plan permit HBFD, OCHCA, AQMD, RWQCB) for review and approval. All native and imported soils associated Contract language Review and approve Prior to issuance Public Works with the proposed project site shall meet the haul route plans of haul permits standards outlined under the City's Specification No. 431-92 prior to the approval of grading plans and building plans by the HBFD, and any other appropriate federal, state, local requirements. Additionally,all work at the project site shall conform to the Cit 's Public Works Department requirements City of Huntington Beach,The Revised Village at Bella Terra A-9 Addendum to The Village at Bella Terra Environmental Impact Report e o - • -o o• • o s • e • - o 0 0 •0 • ' • 0 .di 0 0 0 0 0 0 0 O 0 0 0 0 o O Revised vious Project Project Mitigation Mitigation Implementation Responsible Compliance Measure No. Measure No. Mifi afion Measure Documentation Monfforihb Activity riming Monitor Verificatiori Si nature Date (i.e.,haul route permits). Hydrology and Water Quality , MM3.1-6 MM4.7.1 The Applicant shall prepare a City of Huntington Water Quality Review and approve Prior to receiving Public Works Beach-approved Water Quality Management Plan in Management Plan WQMP a precise grading accordance with the DAMP requirements for a permit Project WQMP and measures described below. A final WQMP shall be prepared to satisfy the requirements of the DAMP and City LIP. The final WQMP shall incorporate water quality BMPs for all improved phases of the proposed project. Prior to receiving a precise grading permit, three signed copies and an electronic copy on CD (.pdf or .doc ° format) shall be submitted to the Public Works ti9 Department. The final WQMP shall include the Cif following additional requirements: Project and Site Characterization Requirements ® Entitlement Application numbers and site address shall be included on the title sheet of the WQMP m In project description section,explain whether proposed use includes onsite food preparation, eating areas(if not please state),outdoor activities to be expected,vehicle maintenance, service,washing cleaning(if prohibited onsite, please state). ® All potential pollutants of concern for the proposed project land use type as per Table 7.11- 1 of the Orange County Model Water Quality Management Plan shall be identified ® A narrative describing how all potential pollutants of concern will be addressed through the implementation of BMPs and describing how site design BMP concepts will be considered and A-10 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report ' m • o 0 0 o m O O e • • o m a O Revised Previous Project Project Mitigation Mitigation implementation Responsible Compliance , Measure No. Measure No. Mitigation Measure Documentation - Monilodn Activ' riming Monitor Verfication Signature Date incorporated into the project design shall be included. ® Existing soil types and estimated percentages of perviousness for existing and proposed conditions shall be identified ® In Section I of the WQMP,state verbatim the Development Requirements from the Planning Department's letter to the Applicant. ■ A figure showing the selected treatment BMPs and drainage areas shall be included in the WQMP. Structural Treatment BMPs ■ Infiltration-type BMPs shall not be used,These X, would not be suitable or feasible for the project CD site because,as mentioned above,the project ° site soils have a shallow depth to seasonal high groundwater. • Wet swales and grassed channels shall not be used because of the slow infiltration rates of project site soils and potentially shallow depth to groundwater ® Dry and wet detention basins and constructed wetlands are not recommended for the project site because of the amount of area required for treatment and potential impacts to shallow groundwater.Additionally,wet detention basins would require approval by the vector control agency. ® If proprietary Structural Treatment Control devices are used,they shall be sited and designed also in compliance with the manufacturers design criteria, ® Treatment BMPs shall be selected such that City of Huntington Beach,The Revised Village at Bella Terra A-11 Addendum to The Village at Bella Terra Environmental Impact Report - O o • • • • • a • O - 0 porti Revised` Previous Proecf . j Project s Measure No. Measure No.� Mitigation Measure Documentation Mandating Activ' rimin � Monitor, _ Mitigation Mitigation - Implementation Res onsible Compliance Vertiication Signature Date` standing water drains within 24 hours or as required by the City's vector control. ® Excess stormwater runoff shall bypass the treatment BMPs unless they are designed to handle the flow rate or volume from a 100-year storm event without reducing effectiveness. Effectiveness of any treatment BMP for removing the pollutants of concern shall be documented. n The WQMP shall incorporate water efficient landscaping using drought tolerant, native plants in accordance with Landscape and Irrigation Plans as set forth by the Association(see below). ® Pet waste stations shall be provided and 0 maintained. ■ Building materials shall minimize exposure of bare metals to stormwater.Copper or Zinc roofing materials,including downspouts,shall not be used. Bare metal surfaces shall be painted with non-lead containing paint. For all structural treatment and source control BMPs, the WQMP shall identify the responsible party, such as a Master Residential Association and Master Commercial Association or property owner, for maintenance of the treatment system, and a funding source or sources for its operation and maintenance. The term Association refers to the responsible party. Operations and maintenance BMPs shall include, but not be limited to: ® The Association shall dictate minimum landscape maintenance standards and tree trimming requirements for the total project site. Landscape maintenance must be performed by I A-12 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report ` e e- e - -e, e e o e o • o • - o• a o o e • o - • o o • • • • o - • a • • • 7M7onffor Revised Previous Project ProjectMfigation Mitigation Implementation Compliance Measure No. Measure No. Mili ation Measure Documentation Mon#odn Activ' limin Verification Si nature Date a qualified landscape maintenance company or individual in accordance with a Chemical Management Plan detailing chemical application methods, chemical handling procedures,and worker training. Pesticide application shall be performed by a certified applicator, No chemicals shall be stored on-site unless in a covered and contained area and in accordance with an approved Materials Management Plan. Application rates shall not exceed labeled rates for pesticides,and shall not exceed soil test rates for nutrients.Slow release fertilizers shall be used to prevent excessive nutrients in runoff or irrigation waters. n The Association shall have the power and duty �+ to establish,oversee,guide,and require proper maintenance and tree trimming procedures per the ANSI A-300 Standards as established by the International Society of Arborist.The Association shall require that all trees be trimmed by or under the direct observation/direction of a licensed/certified Arborist,for the entire The Village at Bella Terra improvement area.The Association shall establish minimum standards for maintenance for the total community,and establish enforcement thereof for the total community.The Association shall rectify problems arising from incorrect tree trimming, chemical applications,and other maintenance within the total community. ® Landscape irrigation shall be performed in accordance with an Irrigation Management Plan to minimize excess irrigation contributing to dry- and wet-weather runoff.If automated sprinklers are used,they shall be inspected at least quarterly and adjusted yearly to minimize City of Huntington Beach,The Revised Village at Bella Terra A-13 Addendum to The Village at Bella Terra Environmental impact Report - MILL o o e e e o • a - e e o e• e - o s - 0 0 0 • o • o o - o • • • o • Revised Previous " Project Project Mitigation- Mitigation Implementation Responsible Compliance Measure No. Measure No. MN aBon Measure Dodumentalion Monitorin ,ActJv' rimiri Monitor" Verdication Signature Date potential excess irrigation flows.Landscape irrigation maintenance shall be performed in accordance with the approved irrigation plans, the City Water Ordinance and per the City Arboricultural and Landscape Standards and Specifications. ® Proprietary stormwater treatment systems maintenance shall be in accordance with the manufacturer's recommendations. If a non- proprietary treatment system is used, maintenance shall be in accordance with standard practices as identified in the CASQA (2003)handbooks,City BMP guidelines,or other City-accepted guidance. tJl ■ Education programs.Signage,enforcement of pet waste controls,and public education would a improve use and compliance,and therefore, effectiveness of this BMP and reduce potential for hazardous materials and other waste in stormwater runoff.The Association shall prepare and install appropriate signage,disseminate information to residents and retail businesses, and include pet waste controls in the Association agreement/Conditions,Covenants,and Restrictions. ® Street sweeping shall be performed at an adequate frequency to prevent build up of pollutants(see http://www.fhwa.dot,gov/environmenVuItraurb/ for street sweeping effectiveness). ® Maintenance Plan.The Association shall develop a maintenance plan for BMPs and facilities identifying responsible parties and maintenance schedules and appropriate BMPs to minimize discharges of contaminants to storm A-14 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report ` e • - s - -o o e • o e s o a e e o •o e - o o - o o • e a • e o - s e • 66,or• Revised Previous Project Project Mitigation Mitigation Implementation Responsible .' Compliance Measure No. Measure No. Mitigation Measure >Documentation Monitoring Activity Timin g Monitor VeriRcation Si nature: - Date' drain systems during maintenance operations. No discharge of building or courtyard/open space wash water shall enter the storm drain system unless treated and approved by the City of Huntington Beach. ■ Reporting requirements:the Association shall prepare an annual report and submit the annual report to the City of Huntington Beach documenting the BMPs operations and maintenance conducted that year.The annual report shall also address the potential system deficiencies and corrective actions taken or planned. The Applicant is encouraged to consider the following BMPs: ® ® Use of porous concrete or asphalt(if acceptable to the Geotechnical Engineer)or other pervious pavement for driveways,paths,sidewalks,and courtyards/open space areas to the maximum extent practicable will reduce pollutants in stormwater runoff as well as provide some detention within the material void space. If porous paver blocks are used,they must be adequately maintained to provide continued porosity(effectiveness). ® Incorporation of rain gardens or cisterns to reuse runoff for landscape irrigation ® Site design and landscape planning to group water use requirements for efficient irrigation ® Sand filters or other filters(including media filters) for rooftop runoff ® Dry swales a dry swale treatment system could be used if sufficient area,slope gradient,and length of swale could be incorporated into the City of Huntington Beach,The Revised Village at Bella Terra A-15 Addendum to The Village at Bella Terra Environmental Impact Report gee- e - -e em e • o e o o - oo a oo e - o o - ® a o o e o 0 0 - o 0 0 0 0 0 Revised Previous Project Project Mitigation Mitigation Implementation Responsible Compliance. Measure No. Measure No. Mitigation Measure Documentation Monforin Actty' riming Monitor Verificafior Sl nature Date project design(PBSU 2008).Dry swales could remove substantial amounts of nutrients, suspended solids,metals,and petroleum hydrocarbons(PBSU 2008). m Other proprietary treatment devices(if supporting documentation is provided) These BMPs shall not be used because they have not been shown to be effective in many situations. Therefore, unless sufficient objective studies and review are available and supplied with the WQMP to correctly size devices and to document expected pollutant removal rates the WQMP shall not include: m Hydrodynamic separator type devices as a BMP for removing any pollutant except trash and �y gross particulates ■ Oil and Grit separators CofA3.1-1 CofA4.7-1 Prior to receiving a precise grading or building Grading and Review and Prior to issuance Public Works permit, the Applicant shall prepare a site Grading Drainage Plan approval of Grading of a precise and Drainage Plan containing the recommendations and Drainage Plan grading or of the final Soils and Geotechnical Reports analysis building permit for temporary and permanent groundwater dewatering as well as for surface drainage. MM3.1.7 MM4.7-2 The Applicant shall prepare a Groundwater Groundwater Review and approve Prior to issuance Public Works Hydrology Study to determine the lateral Hydrology Study Groundwater of a precise transmissivity of area soils and a safe pumping yield Hydrology Study grading permit such that dewatering activities do not interfere with nearby water supplies, Based on the Groundwater Hydrology Study, the Geotechnical, Hydrogeologic, or other qualified Engineer shall determine whether permanent groundwater dewatering is feasible within the constraints of a safe pumping level. The project Applicant shall incorporate the qualified Engineers designs and recommendations into project plans. If safe groundwater clewatering is determined to not be A-16 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report • eo- o - - e oe o o e o o o - eo a oo e - o o - o 0 0 0 0 0 0 0 - • o 0 0 0 0 Revised Previous Project Project Mitigation 'Mitigation Implementation Responsible Compliance Measure No. Measure No. Mili anon Measure Documentation MonitoringActtv' riming Monitor ,, VerNication St nature. Date'. feasible, permanent groundwater dewatering shall not be implemented. The City's Director of Public Works shall approve or disapprove of any permanent groundwater dewatering based on the Groundwater Hydrology Study and qualified Engineer recommendations. MM3,1-8 MM4.7-3 Prepare a Hydrology and Hydraulics Study and City- Site Development Review and approve Prior to issuance Public Works approved Site Development and Drainage Plan and and Drainage Plan plan of a precise reduce peak runoff rates to the existing conditions grading permit 25-year storm event peak runoff rate; the design capacity of the City storm drainage channels. Hydrology and Review and approve Prior to issuance Public Works Prior to receiving a precise grading permit, the Hydraulics Study study of a precise project Applicant shall: grading permit ■ Prepare a Site Development and Drainage Plan ■ Prepare an existing and proposed project Hydrology and Hydraulics Study based on the Precise final Inspect project site; Following Public Works Site Development and Drainage Plan.The grading and street verify that drainage grading, existing hydrology shall include an evaluation of improvement plans is in accordance excavation,and run-on to the project site because of spillage and studies with the Final installation of from the Bella Terra Mall drainage system,north Drainage Plan and utilities of the Montgomery Ward Site, that required s Implement stormwater detention BMPs,based detention/storm on the Hydrology and Hydraulics Study,for all drain system improvements have storm events up to the 100-year storm event,to been implemented. ensure that peak flow rates from the project site to the off-site storm drain system do not exceed the existing 25-year storm event peak flow rate. ® Analyze existing street flow capacity to determine exceedance of any design criteria and guidelines from the City's MPD. ■ Additionally,stormwater detention BMPs shall be implemented such that areas draining to the existing piped storm drain systems do not exceed existing peak flow rates for the 10-and City of Huntington Beach,The Revised Village at Bella Terra A-17 Addendum to The Village at Bella Terra Environmental Impact Report e m o o o a o o s — • O E e 0 O o e O - • e 0 kn • • • O Pr` Revised' e'vtous Project , Project Mitigation Mitigation Imp'IementaBon, Responsible -Compliance , Measure No. Measure No. Mfi anon Measure, , Documentation' Monitodn AcWi riming Monitor Verfication Si nature Date 25-year storm events and that peak flows to local streets do not exceed MPD and City design guidelines: > In accordance with the MPD,streets must be designed to leave at least one-lane free of ponded water in each direction for conveyance of the 10-year storm event, must be contained within the curbs for the 25-year storm event,cannot exceed 0.2 foot above the street curbs for the 50-year storm event,and cannot exceed 0.5 foot above the street curbs for the 100-year storm event. > The internal storm drain system must be a adequate to detain sufficient stormwater runoff such that the street flow requirements W are not exceeded. > Surface ponding or sump areas on the site will be limited to a maximum depth of 8- inches,and shall be distributed to areas away from building pads,and remote areas of parking lots. > Surface ponding or sump areas shall not exceed 1/3 of the proposed parking area in surface area.If there are proposed underground parking structures,they shall not be used for retention or storage,unless approved by the Director of Public Works. ® Stormwater retention areas shall be analyzed for back-to-back 24-hour 100-year storm events per the requirements of the Orange County Flood Control Manual, ® The final Hydrology and Hydraulics Study shall identify and evaluate the routing through the project site in relation to the new buildings, A-18 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report ' e e - o - -e e e e e e o • • - o e o 0 o e - o o - • • s o • o s a - e ea o 0 0 Revised Previous Project . Project . . Mifigation MNgaBon `" Implementafion Responsible 'Compliance Measure No. Measure No. Mitigation Measure Documentation Monitoring Activ' 71min Monitor VerNflc On' nafure: Date. landscaping,utilities,and others,Sufficient detention,provided to mitigate constrained capacities in the Bella Terra Mall drainage system,shall be implemented for run-on from north of the Montgomery Ward site onto the project site. ■ The final Hydrology and Hydraulics Study shall incorporate all NPDES requirements in effect at the time that the precise grading permit is anticipated to be issued or when the study is accepted as complete. ■ Precise final grading and street improvement plans and studies shall be submitted to the Public Works Department for review and approval.The project developer shall incorporate K) into a final Drainage Plan all recommendations ° and requirements identified the review of the final Hydrology and Hydraulics Study and identified stormwater detention requirements/features. Following grading, excavation, and installation of utilities, the Public Works Department shall inspect the project site and verify that project site drainage is in accordance with the Final Drainage Plan and that required detention/storm drain system improvements have been implemented, MM3.1.9 MM4.7-4 The Applicant shall design and implement project Precise Grading Review and Prior to issuance Public Works site drainage features to minimize stormwater runoff and Site approval of Grading of a precise and flood waters from entering into any proposed Development and and Site grading or underground parking structures or otherwise Drainage Plan Development and building permit contribute to flood hazards and shall incorporate Drainage Plan flood-proofing and hydrostatic pressure measures for all below-ground structures. Prior to receiving a precise grading or building permit,the Applicant shall prepare a Precise Grading City of Huntington Beach,The Revised Village at Bella Terra A-19 Addendum to The Village at Bella Terra Environmental Impact Report o e e • o -e o a e o e - o e - mitiqdtionm6lrill, • • o - e o o o e 0 Revised Previous Project Project Mitigation Mitigation implementation Responsible Compliance' Measure No. Measure No. Miti ation"Measure Documentation, Monitoring Activity 'Timing Monitor Verification Signature . Date and Site Development and Drainage Plan identifying BMPs to minimize underground structure flooding. The Precise Grading and Site Development and Drainage Plan shall implement design features to minimize flooding of underground structures such as, but not limited to: m Grade areas to drain away from the structure entryways • Implement runon prevention (e.g.,berms or dikes)to direct project site runoff and flood flows away from underground structure entryways ■ Elevate underground structure entryways to two- feet above the existing grade(approximate depth of potential flooding from the East Garden N Grove-Wintersburg Channel) N ■ Implement sumps and pumps within the underground structures to remove any runoff entering the underground structures(this measure shall also be subject to the WQMP and DAMP BMP requirements for discharge treatment and disposal) Additionally, the Applicant shall incorporate flood proofing measures to prevent seepage flooding. Underground structures materials and design shall be in accordance with FEMA floodplain development requirements and the 2007 California Building Code for structures subject to flooding and hydrostatic pressures. ® The geotechnical engineer and/or waterproofing specialist shall prepare design requirements for flood-proofing the underground structures and ensuring that structures are build to withstand hydrostatic pressures. ® Any utilities located in below grade structures A-20 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report il -o e e e o 0 o e o - e o • e eraml 00 ' O O ' • O O • it• o • O 0 0*111 0 0 9 • Revised Previous . Project Project Mitigation Mitigation Implementation Responsible Compliance Measure No. Measure No ` Mitigation Measure Documentation Monitoring Activity rrnir;4,, Monitor Verification Signature Date shall be protected from ponding water and seepage in accordance with the geotechnical engineer recommendations and 2007 California Building Code. The Applicant shall also design on-site runoff to drain away from building foundations and shall not allow for more than 8 inches of ponding at any location on- site. Noisee. MM4.5-1 MM4.9-1 The Applicant shall require by contract specifications Contract language Review and approve Plan check prior Planning that the following construction best management and notes on contract to issuance of a practices (BMPs) be implemented by contractors to grading and specifications, grading permit ° reduce construction noise levels: building plans grading and building ® Notification shall be mailed to owners and plans for inclusion occupants of all developed land uses ° immediately bordering or directly across the street from the project site area providing a schedule for major construction activities that will occur through the duration of the construction period, In addition,the notification will include the identification and contact number for a community liaison and designated construction manager that would be available on site to monitor construction activities.The construction manager will be located at the on-site construction office during construction hours for the duration of all construction activities. Contract information for the community liaison and construction manager will be located at the construction office,City Hall,and the police department. ® Ensure that construction equipment is properly muffled according to industry standards ® Utilize the best available technology to reduce City of Huntington Beach,The Revised Village at Bella Terra A-21 Addendum to The Village at Bella Terra Environmental Impact Report o •- o - -e o o e o e o e a - e e • e o 0 'ROW- • e - • e o e o o - o • o o • • Revised Previous Project Project Mifigation Mitigation Implementation Responsible Compliance Measure No., Measure No. . :Miff cxlion Measure Documentation Monitoring Acfiv' riming Monitor Verification Si nature Date noise levels from pile driving activities,including but not limited to the use of noise blankets or temporary sound barriers ® Place noise-generating construction equipment and locate construction staging areas away from sensitive uses,where feasible ® Schedule pile-driving activities between the hours of 8:00 A.M.and 4:00 P.M.on Mondays through Fridays only, MM4,5-2 MM4,9-2 The Applicant shall require by contract specifications Contract language Review and approve Prior to issuance Planning that construction staging areas, along with the and notes on grading plans for of a grading operation of earthmoving equipment within the grading plans inclusion permit project site, are located as far away from vibration- and noise-sensitive sites as possible. Contract specifications shall be included in the proposed ,4 project construction documents, which shall be reviewed and approved by the City. MM4.5-3 MM4.9.3 Prior to issuance of building permits, the Applicant Acoustical Study Review and Prior to issuance Planning shall submit an acoustical study, prepared by a approval of study of building certified acoustical engineer, to ensure that exterior and building plans permits (e.g., patios and balconies) and interior noise levels for inclusion any would not exceed the standards set forth in the City special design of Huntington Beach Municipal Code Sections measures 8.40.050 through 8.40.070, Final project design shall incorporate special design measures in the construction of the residential units,if necessary. Public Services MM3.1-10 MM4,11.1 Radio antenna receivers(BDA's)shall be installed in Final building plans Review and Prior to issuance Planning all underground parking structures in order to allow approval of building of a building emergency responders to use their radio systems. plans for inclusion permit A-22 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report • e e - e - -o. - e • - im e • oomMOhito • m o - o 0 0 • m O Revised Previous Project Project Mitigation Mitigation Implementation Responsible Compliance Measure No. Measure No. Mitigation Measure Documentation Monitoring Activity riming Monitor Verification Signature Date'. TransportatioNTraffic MM4.6-1 MM4,13-1 The Applicant shall provide funds on a fair share Proof of fair share Confirm payment Prior to issuance Public Works basis to the City of Huntington Beach to construct payment of certificate of either an additional northbound through lane or an occupancy additional westbound through lane at the intersection of Beach Boulevard and Edinger Avenue. 77 Utilities and Servlde Systems r _ ` ". MM3.1.11 MM4.14-1 Prior to issuance of a building permit for the Sewer Study Review and Prior to issuance Public Works proposed project, the existing 10-inch stubout approval of study of a grading connection shall be replaced with a stubout, whose permit size will be determined with a sewer study,to the 69- inch OCSD trunk sewer line so that a replacement Infrastructure Review and Prior to issuance Public Works sewer lateral can be installed to service the Improvement Plans approval of of a building development. The sewer study shall also evaluate infrastructure plans permit ®p the condition of the existing OCSD manhole in Edinger Avenue to determine if the manhole requires rehabilitation. In addition, a second 12-inch point of connection shall be constructed for additional capacity,if necessary. City of Huntington Beach,The Revised Village at Bella Terra A-23 Addendum to The Village at Bella Terra Environmental Impact Report ATTACHMENT #9 ATTACHMENT NO. 9 ADDENDUM TO EIR NO. 07-003 — NOT ATTACHED PREVIOUSLY DISTRIBUTED TO CITY COUNCIL ON AUGUST 5, 2010 ALSO AVAILABLE FROM PLANNING AND BUILDING DEPARTMENT CITY OF HUNTINGTON BEACH 2000 MAIN STREET 3" FLOOR AND AT www.huntingtonbeachca.gov -530- ATTACHMENT # 10 The existing conditions on the project site and in the surrounding area have not changed since certification of the 2008 Final EIR for The Village at Bella Terra (referred to herein as the previous EIR). The project site is currently developed for retail and auto service uses. A vacant 190,100 sf retail building, formerly occupied by a Montgomery Ward department store, occupies the central portion of the project site. This building was originally an anchor tenant of the former Huntington Center. A vacant 18,600 sf auto repair facility associated with the Montgomery Ward store is located on the southwestern portion of the project site. Both developments were vacated in 2001. In addition, the revised project site also contains a vacant 8-2,00082,258 sf retail building formerly occupied by Mervyns and an 8,895 sf retail building connected to it in the northeastern portion of the site. These two vacant buildings were not included as part of the previous project. Therefore, although the site is larger than previously analyzed, the characteristics of the overall site have not changed because the Mervyn's and adjacent in-line retail buildings were included as part of the immediate surrounding area in the previous EIR. The project site and surrounding vicinity is generally flat with no pronounced highs or lows. The site contains rrunimal landscaping in the form of trees and shrubs. 2.3.1 Surrounding Land Uses Figure 2-2 (Project Site and Surrounding Land Uses) illustrates the surrounding land uses. A mixture of commercial, office, hotel, and residential uses are located to the north/northeast of the project site. The Old World Village, a Bavarian-themed shopping, dining,and entertainment center,is located north of the project site across Center Avenue. Seawind Village, a multi-family apartment development is further to the north along Huntington Village Lane. The Towers at Bella Terra (formerly called One Pacific Plaza), a 400,000 sf office development, and Hotel Huntington Beach, a 224-room hotel development, are located to the northeast between Center Avenue and I-405. The Bella Terra Nlall (Phase I) is located directly adjacent to the project site to the east. The mall contains approximately 694,422 sf of commercial/retail space and is anchored by Kohl's Department Store and a 76,704 sf, twenty-screen Theater Complex. In addition to the retail establishments, the mall features two public art sculptures, an entertainment plaza with open-air amphitheater, and an open-space plaza. Commercial and office development is located to the south of the project site across Edinger Avenue, with single-family residential units located further to the south. The College Country Center, a shopping center containing approximately 60,000 square feet of retail and office space,is located to the west of the project site on the opposite side of the UPRR tracks just south of Center Avenue. The RedOak/Amstar project (formerly The Ripcurl project), a mixed-use residential and commercial project containing approximately 385 residential units and 10,000 sf of retail space was approved for the College Country Center site in 2008. A small site with two transmission towers also abuts the northwest corner of the project site.The transmission towers are owned and operated b), Southern California Edison (SCE). 2-2 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The village at Bella Terra Environmental Impact Report -532- e e - e - ►- 2.5 REVISES} PROJECT CHARACTERISTICS 2.5.1 Amendments The revised project consists of a new General Plan Amendment (GPA) and Zoning Text Amendment that would result in the realignment of the dividing line between General Plan Subareas 5A and 5B (also identified as Areas A and B of SP-13), and would transfer approximately 5.45 acres from Area B to Area A. Area A uses would remain commercial-only and Area B would remain mixed-use. The previous EIR analyzed impacts on Area B (15.85 acres), as Area A encompassed the existing Bella Terra site to the east as well as the former Mervyn's building and attached retail building, neither of which were contemplated as part of the previous project. Specifically, the General Plan would be amended as follows by the revised project: General Plan Subarea 5A would increase from approximately 46.9 acres to approximately 52.35 acres and Subarea 5B would decrease from approximately 15.85 acres to approximately 10.4 acres. This revised GPA would result in an increase in area and use of commercial-only development within Area A and a reduction in commercial area and residential units (from 713 to 468 units) within Area B. As approved in 2008, a maximum of four stories are permitted along Edinger Avenue and up to six stories are permitted with a minimum 65-foot setback from Edinger Avenue. No change in the maximum number of stories is proposed. Figure 2-4 (Existing SPA Designation Area) and Figure 2-5 (Proposed SPA Designation Area) illustrate the existing boundaries of Areas A and B (as permitted through adoption of Option 1 of the previous project) and the proposed boundaries that would be realigned through implementation of this revised project. The associated ZTA would amend SP-13 to increase the Area A designation and correspondingly decrease the Area B designation. The ZTA would also permit big box and fuel station uses and establish associated design and development standards for such uses"Within Area A. The Area B mixed-use overlay would remain the same as previously analyzed but would be reduced from approximately 15.85 acres to approximately 10A acres with a maximum of 468 residential units and 30,000 sf of retail. The floor area ratios (FAR) would remain the same for Areas A and B as what is currently permitted. Table 2-2 (Conceptual Plan Floor Area Ratio) below illustrates the FAR designation for each area and shows how the conceptual plan would fall within the permitted limits. 5P J3 drrrr»ercyai Cssr�t �>A Revwser! 8e�m>JteA)Dc Use Mt�tect ttsE*fARtt� on� r FAR ae tl0es 170100i iJes tt A 0.5 FAR 0.38 FAR 1.5 FAR NIA B 0.2 FAR 0.07 FAR 1.75 FAR 1.46 FAR The revised project includes an application for Tentative Tract Map No. 17261 after a future lot line adjustment in order to accommodate the proposed residential inixed-use portion of the revised project. 2-8 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -533- •• - o - i- o 0 2.6 SUMMARY OF CHANGES BETWEEN PREVIOUS AND REVISED PROJECT The previous EIR evaluated the then-proposed project as well as two options, referred to as Option 1 and Option 2. Option 2 was determined to represent the worst-case scenario in terms of traffic-related impacts. Specifically, Option 2 included development of 538 residential units and 181,118 sf of commercial space and 165-room hotel, as evaluated in the previous EIR. The revised project would include development of a big-box Costco store in place of the mixed-use development that was previously analyzed on the northern portion of the project site. The revised project would also result in the demolition of the 99;88-391,153 sf Merv--n's building, which was not originally analyzed in the previous EIR. In its place, surface parking for Costco and a gas station would be provided. Mixed-uses would still be developed in the southern portion of the project site, although to a lesser extent than the previous project,with a maximum of 468 residential units and 30,000 sf of commercial retail. 2.7 INTENDED USES OF THIS ADDENDUM This Addendum has been prepared to analyze environmental impacts associated with the planning, construction, and operation of the revised project as compared to the previous EIR. Additionally, this Addendum identifies those mitigation measures that would be applicable to the revised project to minimize or eliminate impacts. This document is intended to serve as an informational document to recognize changes at the site and in the revised project. Additionally, this addendum will provide the primary source of environmental information for the lead agency to consider when exercising any permitting authority or approval power directly related to implementation of the proposed project. 2.8 PUBLIC ACTIONS AND APPROVALS REQUIRED The City of Huntington Beach is the Lead Agency for the project and has discretionary authority over the project and project approvals. This includes the approval of this Addendum document for the revised project. This Addendum serves as the required environmental documentation for the following discretionary approvals that are required to implement the revised project: ® General Plan Amendment No. 2010-001—General Plan Subarea 5A would increase from approximately 46.9 acres to approximately 52.35 acres and Subarea 513 would decrease from approximately 15.85 acres to approximately 10.4 acres. This revised GPA would result in an increase in area and use of commercial-only development within Area A and a reduction in commercial area and residential units (from 713 to 468 units) within Area B. The FAR would remain the same for Areas A and B as what is currently permitted as described in Subsection 2.5.1. ■ Zoning Text Amendment No. 2010-001--ymendment of the current SP-13 (Specific Plan 13) designation to increase the Area A designation and correspondingly decrease the Area B designation. The ZTA would also permit big box and fuel station uses and establish associated design and development standards for such uses within Area A. The Area B mixed-use overlay City of Huntington Beach,The Revised Village at Bella Terra 2-17 Addendum to The Village at Bella Terra Environmental Impact Report -534- P e projects,uses, and activities that are consistent with the applicable assumptions used in the development of the AQMP would not jeopardize attainment of the air quality levels identified in the AQMP, even if they exceed the SCAQMD's recommended daily emissions thresholds. Projects that are consistent with the projections of employment and population forecasts identified in the Growth Management chapter of the Regional Comprehensive Plan and Guide (RCPG) are considered consistent with the AQMP growth projections. In turn, projects that are consistent with the City's General Plan are considered to be consistent with the Growth Management chapter, as the General Plan forms the basis for population and employment forecasts in the RCPG. This is because the Growth Management chapter forms the basis of the land use and transportation control portions of the AQMP. The revised project site is currently planned for regional commercial and residential land uses under the 2008 General Plan Amendment. As approved under the previous GPA, a maximum of 713 residential units and 138,085 square feet (so of commercial space are currently allowed on the project site. The revised project would result in a decrease in number of residences (a total of 468 units) and an increase in commercial space (a total of 184,113 so which would result in a substantial decrease in population on the project site. This reduction would ensure that the revised project's impact is not greater than the less- than-significant impact identified for the previous project. However,it is important to note that the current AQMP projections were based on the General Plan that was in effect prior to the 2008 General Plan Amendment (previous project).As such,what is allowed for on the site under the existing AQMP is a maximum of 396 residential units and 345,213 sf of commercial space. The revised project would result in a greater number of residences (468 units) than what was. projected in the AQMP, but would reduce the amount of commercial uses on the site to 184,113 s€(an approximately 161,000 sf reduction). The revised project also includes an additional 90799-591,153 sf of building slated for demolition, further reducing the amount of commercial uses on site. As such, the anticipated permanent population on the project site would be greater than was allowed during preparation of the AQMP. However, overall daily population would be reduced based on the reduction in commercial square feet. Therefore, while population as a result of the increase in residential units in the revised project would be greater than those projected by SCAG for the AQMP, the overall revised' project would result in a less-than-significant impact. Furthermore, the AQMP is updated periodically based General Plan and land use information provided to SCAG. During the next update, information regarding the revised project will be submitted as the allowable land uses and the revised project will be considered consistent with the AQMP. In order to evaluate the total changes (decrease in commercial use with an increase in residential units) that the revised project makes compared to information provided for the 2007 AQMP, an evaluation of total vehicle miles traveled (VMT) was conducted. VMT is a common metric by which to compare land uses. As shown in Table 4.2-2 (VMT Estimations), VMT estimations of the revised project are less than the previous project. Although there is an increase in population over what was projected in the 2007 AQMP due to an increase in the number of residential units, the reduction in commercial space and therefore VMT ensures that the revised project is in line with the projections as provided to SCAG. In addition, the revised project VMT is lower than what was anticipated under the previous project (2008 General Plan Amendment), making it consistent with the current General Plan. As previously discussed, City of Huntington Beach,The Revised Village at Bella Terra 4.2-13 Addendum to The Village at Bella Terra Environmental Impact Report -535- P e Threshold Would the project generate greenhouse gas emissions, either directly or indirectly, that would have a significant impact on the environment? Impact 4.2-8 Implementation of the revised project would have the potential to contribute substantial emissions of greenhouse gases. With the incorporation of mitigation measures, impacts of the revised project will result in a less-than-significant impact, similarto the previous EIR. Implementation of the revised project would generate greenhouse gases through the construction and operation of new residential and commercial uses. Greenhouse gas emissions from the revised project would specifically arise from project construction and from sources associated with project operation, including direct sources such as motor vehicles, natural gas consumption, solid waste handling/treatment, and indirect sources such as electricity generation.Emissions from these sources are estimated and presented below. Following the SCAQMD recommendations, construction emissions are amortized over an anticipated 30-year project lifetime and added to the operational emissions to provide a complete average annual emissions estimate. Emissions of greenhouse gases are presented in terms of metric tons of CO, equivalents (MT COZe). COZe is the combination of all greenhouse gas impacts when normalized by comparing the effects of the impacts of each individual gas to that of a reference gas (CO). This metric allows for the representation of greenhouse gas impacts as a single number. Table 4.2-10 (Estimated Annual COZe Emissions) shows the estimated unmitigated GHG emissions with respect to the revised project. •> M +.3''tyCf//LSSK�I,I S Y,g .5 .2� '" y` .xi`'nt,�!•,7!4 ?`„�4. '\ Amortized Construction 86 Vehicular Use 8,818 Electricity 1-,�-2.657 Natural Gas&other fuels 1,129 Solid Waste 21 Water Use 234 Total IZO66946 SOURCE: URBEMIS 2007 was used to determine construction emissions.PBS&J calculation for operational emissions and URBEMIS output is included in Appendix B. The location of the revised project, as an infill project in an established urban area, along with the implementation of state vehicle emission regulations, and mitigation measures MM4.2-6 through MM4.2-8 will result in the reduction of GHG emissions. These, coupled with the following mitigation measures, will reduce impacts from operational emissions to a less-than-significant level. It is worth noting that mitigation measures MM4.2-9 through MM4.2-11 are revised or enhanced versions of mitigation measures or Code requirements that were discussed in the previous EIR. MM4.2-9 is discussed in the previous EIR in Table 4.2-22 (Greenhouse Gas Emissions Reduction Mitigation Measures/Design Strategies—Option 1 and Option 2) with respect to the Solid Waste CAT Standard which demonstrates that Huntington Beach achieved a 65 percent waste diversion rate by 2002. City of Huntington Beach,The Revised Village at Bella Terra 4.2-25 Addendum to The Village at Bella Terra Environmental Impact Report -536- s• - a - • e Mitigation measures MM4.2-10 and MM4.2-11 enhance the reductions identified in the previous EIR by strengthening them or identifying reduction goals. MM4.2-10 is an enhancement of MM D-17 (Landscaping) in the previous EIR MM4.2-11 enhances previous mitigation measure MME-19 to include outdoor water efficiency as well as indoor and provides a specific reduction percentage. MM4.2-9 Res idbvial and Retail dezeloprr nt shall irnpl nun waste niirction and nxydiT nrrasuns such that waste&version from lan%equals 65 perm the czsrrent City Standard for vmte diwnion. MM4.2-10 Rambi ial and Retail dezploprrertt shall use drotight tderant plants for landscaping. The following are suggatzons to enhance the befits of tbu nr we Ewgrem trz-es on the north and west sides afford the lest protection f orn the setting sunrnrr sun and cold winter winds. Additional considerations wdude the use cf dm&mw trees on the south side of the hose that will ad nt surraru ste ezergrffn plantings on the north side will slow coW winter winds;axzb using a natural planted dhamd to f innel surrnrrr cooling kezes into the house Neighs CCR' not requiring that fmrrt and side yards of single-fandy horres lr planted-with turf grass. Vegetable gvrkns, bunch grass, and low—water landscaping shall also be perwratted, or ezen encouragad MM4.2-11 Residential and Retail dezelopnm shall inrplemt-water nViazon features such that water usage is reduced by 20 percent from the unmitigated estimated emissions of 234 MTCO2e. Water rectuc m features mry include, but are not 1mited to ■ Installation of winter mr serzing irrigation systenw such that vatering times can be vined and that the system will shut off duyirg rain ezents ■ Installation of water sazirg appliances ■ Installation o�flowflowsbozem and todets MM4.2-12 Residential and Retail dewk pnrw shall m plenm energy sating nraswus such that natural gas usage is reduced to at least 15 percent below 2008 Title 24 standards. T his could inAde, but is not lin3W to, the following. m Use of lot w6ed roofing material n Planting trees appropriately to prow&shading during the heat of the day ■ Increase energy gAwncy of"* ulatiory doors, and windows MM4.2-13 Electrical outlets shall be located outside in the front and rear gf both residential and retail &wk pwmt such that 20 perrertt of landscapng equzpnm can be ehzr�powered MM4.2-14 Residential and Retail dezelt p rents shall mpkn=energy sating or inw porate nimble n5ounz such that a namnwn of 30A- mrt of the projects total estimated unmitigated elec nr d mrsunrption is offiet E m,r y sating features may inchide, but are not limited to the fdlo ng-- ® Be of E nergy Star appliances ® Use of energy sa zing lighting and light fix tunes inducting din nu switches, ration sensors, and tinm ® A dditwn q(photozdtaic cells to offset onsite electrical usage ® Instillation of energy e aent HVA C units Table 4.2-11 (Estimated Reduced Annual COze Emissions) shows the annual emissions with incorporation of all of the above mitigation measures. GHG emissions from the construction and 4.2-26 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The village at Bella Terra Environmental Impact Report -537- operation of the revised project would be reduced by 30.3+32 percent from business as usual (BALD) levels. This meets the AB 32 reduction threshold and therefore impacts from the revised project would be less than significant, similar to the previous EIR- Amortized Construction 86 86 0.00% Vehicular Use 8,818 5,938 32.66% Electricity -1-, 772.657 1,244860 30.00% ' Natural Gas&other fuels 1,129 928 17.82% Solid Waste 21 21 0.00% Water Use 234 187 20.00% Total 12,066946 8;40-59,021 30.3432% ' SOURCE: URBEMIS 2007 was used to determine construction emissions.PBS&J calculation for operational emissions and URBEMIS output is included in Appendix B. Table 4.2-12 (Mitigated GHG Emissions Comparison of Revised and Previous Projects) shows the relationship between the revised project and the previous project. As indicated,with the incorporation of the mitigation measures, the revised project results in a lesser impact than anticipated from the previous project. 0 0 - o • - ' Emusrvri S see4 r MTCOe., Previous Project Option 1 18,370 Previous Project Option 2 35,611 Revised Project 8;4059.029 SOURCE: PBS&J 2010 Threshold Would the project conflict with any plan, policy, or regulation of an agency adopted for the purpose of reducing emissions of greenhouse gases? Impact4.2-9 Project emission of greenhouse gases would have the potential to conflict with the implementation of AB 32. With the incorporation of mitigation impacts from the revised project will be less than significant. As indicated in Impact 4.2-8, the revised project would result in a reduction of over 30 percent from BAU levels. In light of the characteristics and design features as well as the identified mitigation measures, the revised project would result in a less-than-significant impact on greenhouse gas emissions and would comply with the goals and policies established by AB 32, similar to the previous EIR City of Huntington Beach,The Revised Village at Bella Terra 4.2-27 Addendum to The Village at Bella Terra Environmental Impact Report -538- Threshold Would the proposed project expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The project site and surrounding area are characterized by features typical of the urban landscape and include retail-commercial uses. As stated in the previous EIR, no wildlands exist within the immediate vicinity of the project site. As such, the revised project would not result in the exposure of people or structures to hazards associated with wildland fires, consistent with the previous project. No impact would occur,and no further analysis of this issue is required. Threshold For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? The Joint Forces Training Center UFTC) is an airfield located approximately 5 miles northwest of the project site at 11200 Lexington Drive within the City of Los Alamitos. Impacts associated with the project site's proximity to the JFTC, would remain the same as the previous project under implementation of the revised project. Future development under the revised project, consistent with the previous project, would place structures at the project site within the Height Restriction Zone for the JFTC. According to the AELUP, the ALUC has specified a height restriction of 200 feet above ground level for all of Orange County. Code of Federal Regulations (C- CFR) Title 14 Part 77.13 requires that any Applicant who intends to perform any construction or alterations to structures that exceed 200 feet in height above ground level must notify the FAA for project approval. However, the revised project would not involve the construction of structures in excess of 200 feet in height, and would therefore not require filing the project with the FAA. No new impact would occur, and no further analysis of this issue is required. Revised Impacts and Mitigation Measures Threshold Would the proposed project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Impact 4.3-1 Implementation of the revised project would involve the routine use, storage, transport, and disposal of hazardous materials, but no significant hazard to the public or the environment"--is anticipated to occur. Compliance with local, state, and federal regulations would ensure that this impact would remain less than significant, similar to the previous EIR. Potential effects associated with the construction and operation of commercial and residential uses were analyzed in the previous EIR. However, the revised project includes the construction and operation of a 4.3-4 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -539- Ono 4.4 LAND USE AND PLANNING This section analyzes the potential for adverse impacts on the land use characteristics of the project site and adjacent areas resulting from implementation of the revised Village at Bella Terra/Costco project (revised project). Baseline conditions with respect to land use characteristics remain substantially the same as when the 2008 Final EIR for The Village at Bella Terra (referred to herein as the previous EIR) was certified. Full bibliographic entries for all reference materials are provided in Section 4.4.6 (References). Impacts associated with the potential division of an established community and conflicts with applicable habitat conservation plans remain the same as evaluated for the previous project because the revised project does not interfere with an established community and there are no habitat conservation plans applicable to the site. These impact conclusions from the previous EIR are briefly summarized in this section although no new analysis is presented. 4.4.1 Environmental Setting The environmental setting of the project site and surrounding area has not substantially changed with respect to land use features and characteristics as described in Section 4.8 of the previous EIR (pages 4.8-1 through 4.8-3). The primary difference in the setting is that the revised project site is larger because it now encompasses a vacant 82,80882x258-square-foot (so retail building formerly occupied by Mervyns and an adjacent vacant 8,895 sf retail building in the northeastern portion of the site, which were not included as part of the previous project. Although the site is larger than previously analyzed, the characteristics of the overall site have not changed because the additional vacant buildings were included as part of the immediate surrounding area in the previous EIR. 4.4.2 Regulatory Framework The following regulatory discussion includes only those regulations that have changed since adoption of the previous EIR. Although not mentioned here, all regulations documented in Section 4.8.2 of the previous EIR (pages 4.8-3 through 4.8-4) have been incorporated into the following analysis. Regional Southern California Association of Governments (SCAG) - In addition to the Regional Comprehensive Plan (RCP), Regional Transportation Plan (UP), and Regional Housing Needs Assessment (RHNA) that were identified in the previous EIR, SCAG also released the 2008 Compass Growth Visioning Principles. The principles are identified in Impact 4.4-1 and a new consistency analysis is provided. City of Huntington Beach,The Revised Village at Bella Terra 4.4-1 Addendum to The Village at Bella Terra Environmental Impact Report -540- OM• r r e Policy LU 4.1.8 Use reclaimed water for irrigation of public and private landscape,as feasible. Policy LU 4.2.1 Require that all structures be constructed in accordance with the requirements of the City's building and other pertinent codes and regulations;including new, adaptively re-used, and renovated buildings. Policy LU 4.2.4 Require that all development be designed to provide adequate space for access, parking, supporting functions, open space, and other pertinent elements. Policy LU 4.2.5 Require that all commercial, industrial, and public development incorporate appropriate design elements to facilitate access and use as required by State and Federal Laws such as the Americans with Disabilities Act(ADA). Consistency Analysis The revised project would adhere to development standards and design guidelines as established in SP-13. The revised project would serve to create active and commercially viable land uses as well as improve the visual qualities of the present project site by removing the outdated vacant commercial structures and providing substantial additional landscaping. Landscaping would cover approximately 10 percent of the Costco portion and 44 percent of the mixed-use portion of the site, compared to the existing four percent on the entire site. Future development under the revised project would also provide visual continuity with the existing Bella Terra Mall to the east, given that similar visual elements and architectural styles would be required under SP-13, Any future landscaping plan would require City approval prior to implementation. The City does not utilize or serve directly applied recycled water to any of its customers or for municipal purposes. Therefore,as with the previous project, the revised project would be unable to utilize recycled water. The revised project would be constructed in accordance with existing laws and regulations,including the City's building code and any applicable state and federal law requirements such as the Americans with Disabilities Act(ADA).Adequate access to and from the project site would be provided through entrances along Center Avenue and Edinger Avenue. Parking for Costco would be provided in a surface parking lot fronting Center Avenue, and the existing parking structure while parking for the mixed-use portion of the site would be provided through a mix of surface and structured parking. Therefore, the revised project would not conflict with the above policies. Goal LU 7 Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. Policy LU 7.1.1 accommodate existing uses and new development in accordance with the Land Use and Density Schedules. Policy LU 7.1.2 Require that development be designed to account for the unique characteristics of project sites and objectives for City of Huntington Beach,The Revised Village at Bella Terra 4.4-11 Addendum to The Village at Bella Terra Environmental Impact Report -541- Revised Impacts and Mitigation Threshold Would the project expose people to or generate noise levels in excess of standards established in the local General Plan or noise ordinance, or applicable standards of other agencies? Impact 4.5-1 Construction activities associated with the revised project would not exceed the standards established in the Huntington Beach Municipal Code, similar to the previous project. Operation of the revised project would not result in noise levels in excess of standards established by the City, similar to the previous project. Implementation of mitigation measures MM4.5-1 and MM4.5-2 would ensure this impact remains less than significant, similar to the previous EIR. Construction The revised project would include development of a Costco in place of the mixed-use development that was previously analyzed on the northern portion of the project site. The revised project would result in the demolition of the 90-,88-391,153 sf Mervyn's building, which was not originally analyzed in the previous EIR. In its place, surface parking for a Costco and a gas station would be constructed. Mixed- uses would still be developed in the southern portion of the project site, although to a lesser extent than the previous project,with a maximum of 468 residential units and 30,000 sf of commercial retail. Construction under the revised project would involve the demolition of 299,395 sf of existing commercial uses at the site (90,695 sf more than analyzed in the previous EIR), along with excavation, pile driving for structural foundations, and construction of the revised project,all of which would involve the use of heavy equipment. The types of heavy equipment used on-site under the revised project would be similar to those analyzed in the previous EIR. Each stage of construction would involve a particular MIX of operating equipment,and noise levels would vary based on the amount and types of equipment in operation and the location of the activity. Construction of the Costco building would occur in one continuous phase, with four discrete construction phases, lasting a total of twelve months, with demolition activities of the Mervyn's building anticipated to begin in early 2011 and last for approximately 30 days; excavation and utility installation is anticipated to last approximately one month; pile driving activities for structural foundations would follow for approximately one month;and building construction including architectural coating and site paving is anticipated to last for approximately 6 months with occupancy anticipated in late 2011. Construction of the mixed-use component of the revised project would occur in a similar manner as was evaluated in the previous EIR and is anticipated for occupancy in 2014. Nearby sensitive receptors that would be subjected to potential elevated noise levels associated with construction of the revised project would be substantially similar to those analyzed in the previous EIR. These would include the residential uses located at the Old World Village, approximately 285 feet north of the project site, and the Seawind Village Apartments located approximately 550 feet north of the project site, separated by Center Avenue and the Old World Village Shopping Center. The Perth Christian School is located approximately 520 feet to the southeast across Edinger Avenue and the 4.5-4 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -542- • e• e • e' 4.6 TRANSPORTATION/TRAFFIC This section analyzes the potential for adverse impacts on existing transportation and traffic conditions resulting from implementation of the revised project. Impacts relating to increased hazards due to design features; parking capacity; changes in air traffic patterns as a result of the revised project; provision of emergency access; and, the potential for the project to conflict with adopted policies supporting alternative transportation and emergency access would not change as a result of the revised project. The impact conclusions from the previous EIR are briefly summarized in this section although no new analysis is presented. Baseline conditions with respect to vehicle trips and roadway volumes in the vicinity of the project site remain substantially the same as when the previous FIR was certified in 2008. Data used to prepare this section were taken from the City's General Plan Circulation Element and The Bella Terra Expansion Supplemental Traffic Study prepared by Austin-Foust Associates for the project site (Appendix F). Full bibliographic entries for all reference materials are provided in Section 4.65 (References), at the end of this section. 4.6.1 Environmental Setting The environmental setting of the project site and surrounding area has not changed with respect to existing conditions in and around the project study area,including the existing street and highway system, traffic volumes on these facilities, and operating conditions at selected intersections as described in Section 4.13.1 of the previous EIR (pages 4.13-1 through 4.13-10). 4.6.2 Regulatory Framework The regulatory framework as described in Section 4.13.2 of the previous EIR (pages 4.13-10 through 4.13-15) has not changed. 4.6.3 Project Impacts and Mitigation Analytic Method The analysis in this section focuses on the nature and magnitude of the change in transportation and traffic patterns due to implementation of the revised project. The revised project comprises a 154,113- square-foot (so Costco with tire center, an associated sixteen pump gas station (available only to Costco members),and a mixed-use development consisting of 468 residential units and 30,000 sf of general retail uses. The previous EIR evaluated the potential effects of a higher intensity mixed-use project. As such, this analysis recognizes that The Village will be part of the overall Bella Terra retail center, sharing access roads, and to some extent parking (however,residential spaces Aril be specially designated). With respect to traffic-related issues, the primary difference between the previous and revised projects is the demolition of the 91,153 sf existing Mervy-ns retail structure and adjacent retail and the construction City of Huntington Beach,The Revised Village at Bella Terra 4.6-1 Addendum to The Village at Bella Terra Environmental Impact Report -543- and operation of a Costco. Unless stated otherwise, the term "revised project" in this analysis refers to the potential effects associated with construction and operation of the Costco and ancillary uses, as well as the proposed residential and mixed use commercial. The previous EIR evaluated the then-proposed project as well as two options, referred to as Option 1 and Option 2. Option 2 was determined to represent the worst-case scenario in terms of traffic-related impacts. Specifically, Option 2 included development of 538 residential units and 181,118 sf of commercial space and 165-room hotel, as evaluated in the previous EIR. The trip generation analysis recognizes that the revised project (Costco plus mixed-use development) will be part of the overall Bella Terra retail center, sharing access roads, and to some extent parking (although residential spaces will be specially designated).This analysis provides a detailed analysis of the trip generation characteristics of the revised projects For the revised project (refer to Table 4.6-2 [Project Trip Generation Summary]), the traffic analysis compares the change in local roadway conditions with implementation of the Costco project from that evaluated in the previous EIR. Therefore, in order to present a reasonable worst-case analysis, the traffic analysis of the revised project reflects the traffic volumes anticipated with implementation of the increase in retail and gas station operation and the reduction in residential uses from that previously analyzed,in accordance with Sections 15151 and 15164 of the CEQA Guidelines (which sets forth the standards of adequacy of analysis in an EIR and the requirements of an addendum to an EIR,respectively). Intersection Analysis The intersection capacity utilization (ICU) values and Caltrans intersections established for the study area have not changed from the previous EIR. ICU values are used to determine levels of service at study, area intersection locations and provide a means to quantitatively estimate incremental traffic impacts. To calculate the ICU value for an intersection, the volume of traffic using the intersection is compared with the capacity of the intersection. The ICU is usually expressed as a decimal percent (e.g., 0.86). The decimal percent represents that portion of the hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity.The ICU-based Level of Service (LOS) is defined below in Table 4.6-1 (ICU Level of Service). �:max. Semce :x;., lriteisect�an'C �tiror►; C Ve:itre A 0-0.60 B 0.61-0.70 C 0.71-0.80 D 0.81-0.90 E 0.91-1.00 F >1.00 SOURCE: Orange County Congestion Management Plan.November,2003. 4.6-2 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -544- ♦• o - o e Revised Impacts and Mitigation Threshold Would the proposed project cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (e.g.,result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? Impact 54.6-1 Construction of the revised project would not cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system. This impact is less than significant, similar to the previous project. Construction activities associated with development under the revised project would generally involve five stages: (1) abatement and demolition, (2) excavation and shoring, (3) trenching, (4) construction (which includes pile driving and building and parking construction), and (5) final coating along with landscaping improvements and paving activities. Construction is anticipated to be conducted in two stages. Stage 1 includes demolition and the construction of Phase 1 (the Costco development), and Stage 2 includes the construction of Phases 2 through 4 (the residential and additional retail development). Construction of Stages 1 and 2 would be substantially independent of one another. For a conservative analysis it was assumed that construction of Phase 1 would begin in 2010 with Phases 2 through 4 beginning within a month of completion of Phase 1. Construction of the mixed-use component would occur in a similar manner as was evaluated in the previous EIR. Construction traffic generally occurs prior to the peak period, consistent with the typical construction workday of 7:00 A.M. to 3:00 P.ns. Several arterial roadways in the project vicinity are designated truck routes in the City's General Plan Circulation Element. Specifically, Edinger Avenue, Goldenwest Street, Beach Boulevard, and Bolsa Avenue are designated truck routes and are easily accessible from the project site. Access to the I-405 freeway is available from Center Avenue, adjacent to and north of the project site. Easy access to the regional freeway system would eliminate truck traffic on the surrounding arterial streets. Truck trips could occur along designated truck routes north and south of the project site to I-405. Due to the relatively minor number of truck trips associated with construction of the revised project compared to the previous project and due to the temporary nature of construction activities, truck trips due to import/export activities at the project site would not be anticipated to cause a substantial increase in traffic volumes or delays in the project area over what was previously analyzed. As such, construction-related traffic impacts related to the revised project would be less than significant, similar to the previous EIR.No mitigation measures are required. Impact-4.6-2 Under Year 2014 conditions, operation of revised project would not cause a substantial increase in traffic beyond that which was previously analyzed. However, because the revised project would result in an increase in traffic similar to the previous project, which is substantial in relation to the forecasted traffic load and capacity of the street system, this impact would remain significant and unavoidable, similar to the previous project. 4.6-8 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -545- Table 4.6-4 (2014 Intersection Level of Service Summary) summarizes the 2014 ICU values for the revised project and provides a comparison against the ICU values from the previous EIR. The ICU values are provided for the AM and PM peak hour for the adjacent intersections, and the PM peak hour only for the off-site intersections. For all but two intersections (two_ adjacent intersections), the change in ICU was found to be less than 1 percent. For the intersection of 1-405 Southbound Ramps at Center Avenue, the PM ICU shows an increase of 0.01. However, this is not significant as the intersection is forecast to operate at an acceptable LOS D (ICU less than 0.91), similar to the previous EIR. 11 1- :"�YY..".::4,� �9EtSeCfhDTf .s?.�„., a tAA.•,,��y/+�!'/x ,/� r��; ��/Re/Y.�/ p r �+ ryJ» mE � ....R.. Adjacent Intersections Gothard Street&Center Avenue 0.32 0.53 _0.31 .53 -.01 .00 1-405 SB Ramps&Center Avenue 0.45 0.80 0.45 .81 .00 .01 Beach Boulevard&Center Avenue 0.71 0.72 0.71 .72 .00 .00 Gothard Street&Edinger Avenue 0.50 0.60 0.49 .60 -.01 .00 Beach Boulevard&Edinger Avenue 0.74 0.95 1 0-7 -0.74 .96 -.03.00 .01 �- �` ��. ti.• M Off-Site Intersections(PM Peak Hour Only) Goldenwest Avenue&Bolsa Avenue 0.91 0.91 0.00 Goldenwest Avenue&McFadden Avenue 0.76 0.76 0.00 Gothard Street&McFadden Avenue 0.55 0.55 0.00 Goldenwest Avenue&Edinger Avenue 0.65 0.65 0.00 Newland Street&Edinger Avenue 0.70 0.70 0.00 Gothard Street&Heil Avenue 0.68 0.68 0.00 Beach Boulevard&Heil Avenue 0.82 0.82 0.00 Newland Street&Heil Avenue 0.51 0.51 0.00 Gothard Street&Warner Avenue 0.80 0.80 0.00 Beach Boulevard&Warner Avenue 0.92 0.92 0.00 Newland Street&Warner Avenue 0.87 0.87 0.00 Beach Boulevard&McFadden Avenue 0.85 0.85 0.00 Beach Boulevard&Bolsa Avenue 0.87 0.87 0.00 Beach Boulevard&Hazard Avenue 0.74 0.74 0.00 Magnolia Street&Edinger Avenue 0.71 0.71 0.00 SOURCE: Austin-Foust Associates,Inc.,City of Huntington Beach The Bella Terra Expansion Supplemental Traffic Study,June 2010, P.9. The intersection of Beach Boulevard at Edinger Avenue shows an ICU increases of 0.03 find-0.01 for the �"��-PM peak hours, respeetively, compared to the previous project. This results in >nGS Cfor 4.6-12 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -546- Kim a •• • the AM peak hotir LOS E for the PM peak hour. The PM LOS does not satisfy the performance standard.The previous EIR identified a mitigation measure (previously MM4.13-1) for this intersection,which would still be applicable for the revised project. MM4.6-1 would require the project applicant to contribute funds on a fair share basis for the provision of a third westbound through lane or a fourth northbound through lane. MM4.6-1 The Applicant shallprovide funds on a fair share basis to the City of Huntington Beach to construct either an additional northbound through lane or an additional westbound through lane at the intersection of Beach Boulevard and EdingerAvenue. Only one of the identified improvements in mitigation measure MM-54.6-1 would be required to reduce 2014 traffic at the intersection to a less-than-significant level. Specifically, the mitigation measure imlroves the intersection function from LOS E to LOS D and provides improvement greater than the project impact. As such,potential impacts to the local street system would be less than significant with MM-54.6-1, similar to that identified in the previous EIR. Regional Freeway System Analysis As identified in the previous EIR, future development was projected to result in a deficiency at the I-405 northbound on-ramp from Beach Boulevard. In addition, an analysis was also conducted in the previous EIR for the freeway weave sections which carry some project traffic, the freeway mainline sections in the vicinity of the project site, as well as the Beach Boulevard collector-distributor (CD) roads. The revised project would also contribute traffic to deficiencies on 1-405 (in both 2014 and 2030). In the absence of specific significance criteria from Caltrans, the addition of traffic to a projected deficiency would result in a significant and unavoidable impact, similar to the previous ETR. Summary The increase in PM traffic at Beach Boulevard and Edinger Avenue as a result of the revised project would not result in a substantial increase over that previously evaluated. The same impact conclusions and mitigation measures that were identified in the previous EIR would still apply. With the implementation of mitigation measure hIN1-54.6-1, the revised project's impact to traffic load and capacity of study area intersections from operation of future development would be reduced to a less-than- significant level. However, because implementation of the revised project would contribute to projected regional freeway deficiencies in 2014, this is considered an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system. Therefore, under 2014 conditions, this impact is considered significant and unavoidable,similar to the previous project. City of Huntington Beach,The Revised Village at Bella Terra 4.6-13 Addendum to The Village at Bella Terra Environmental Impact Report -547- Impact 54.6-3 Under Year 2030 Conditions,operation of revised project would not cause a substantial increase in traffic beyond that which was analyzed in the previous EIR. However, because the revised project would result in the same increase in traffic, which is substantial in relation to the forecasted traffic load and capacity of the street system, this impact would remain significant and unavoidable,similar to the previous project. As shown in Table 4.6-3, future development of the revised project is estimated to generate a total of approximately 6,060 average trips per day. During the AM peak hour the project is estimated to generate approximately 332 vehicles per hour,while during the PM peak hour the project is estimated to generate approximately 655 vehicles per hour.This would result in 858 fewer daily trips than was estimated for the previous project (Option 2),including 53 fewer AM peak hour trips and 27 more PM peak hour trips. Intersection Analysis Table 4.6-5 (2030 Intersection Level of Service Summary) summarizes the 2030 ICU values for the revised project and provides a comparison against the ICU values from the previous EIR. For all lu one intersections , the change in ICU was found to be less than one percent. " inereftse of 0.03 f;5r the AN! pealt hour with development of the revised projeet. This results in LOS D for the AN! pealt hour, which meets the erformftnee standard '0S D). Therefore, eveft though the revised projeet restilts in shghtly more tf4ps ftt this the AN! peak hatir eempared to the The previous project was shown to have a long-range (2030) significant impact at the intersection of Beach Boulevard and Edinger Avenue during the PM peak hour. In order to reduce that impact to a less- than-significant level, the previous EIR determined that the Applicant would be required to contribute towards at least one of the improvements identified in mitigation measure MM-54.6-1. Although the revised project would not increase the severity of this previously identified impact,implementation of the same mitigation would still be required. Regional Freeway System Analysis As identified in the previous EIR, future development is projected to result in a deficiency at the I-405 northbound on-ramp from Beach Boulevard. In addition, an analysis was conducted in the previous EIR for the freeway weave sections that carry some project traffic, the freeway mainline sections in the vicinity of the project site, as well as the Beach Boulevard collector-distributor (CD) roads. The revised project would also contribute traffic to deficiencies on I-405 (in both 2014 and 2030). In the absence of specific significance criteria from Caltrans, the addition of traffic to a projected deficiency would remain significant and unavoidable, similar to the previous EIR. 4.6-14 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -548- e se e • o o • - Q ® - � s - - O - - o � iTorl AAd1f i P1UI 1Ct1 .' .JilYf, PAA fCU Adjacent Intersections Gothard Street&Center Avenue .36 .57 .36 .57 .00 .00 1-405 SB Ramps&Center Avenue .55 .90 .55 .90 .00 .00 Beach Boulevard&Center Avenue .78 .77 .78 .77 .00 .00 Gothard Street&Edinger Avenue 55 .64 .55 .64 .00 .00 Beach Boulevard&Edinger Avenue .86 1.05 �9.86 1.05 03.00 .00 Off-Site Intersections(PM Peak Hour Only) Previous Pr ' 2 Revised Pro'ed Dgerence Goldenwest Avenue&Bolsa Avenue 1.02 1.02 .00 Goldenwest Avenue&McFadden Avenue .81 .81 .00 Gothard Street&McFadden Avenue .64 .64 .00 Goldenwest Avenue&Edinger Avenue .70 .70 .00 Newland Street&Edinger Avenue .80 .80 .00 Gothard Street&Heil Avenue .78 .78 .00 Beach Boulevard&Heil Avenue .95 .95 .00 Newland Street&Heil Avenue .63 .63 .00 Gothard Street&Warner Avenue .84 .84 .00 Beach Boulevard&Warner Avenue .96 .96 .00 Newland Street&Warner Avenue .92 .92 .00 Beach Boulevard&McFadden Avenue .95 .95 .00 Beach Boulevard&Bolsa Avenue 1.05 1.05 .00 Beach Boulevard&Hazard Avenue .83 .83 .00 Magnolia Street&Edinger Avenue .78 .78 .00 SOURCE: Austin-Foust Associates,Inc.City of Huntington Beach The Bella Terra Expansion Supplemental Traffic Study.June 2010. pg. 11 Summary Implementation of the revised project would result in a slightly higher AM peak hour ICU at Beach Boulevard and Edinger Avenue thatt was similar to the previous ro'eet. However, the !GU ;tie..e ftse of 0.03 :, not eon iderea substantial. The same impact conclusions and mitigation measures that were identified in the previous EIR would still apply. With implementation of mitigation measure M-N,14§.6-I,which would involve the construction of an additional northbound through lane along Beach Boulevard at Edinger Avenue or an additional westbound through lane on Edinger avenue at Beach Boulevard, the long-term (2030) traffic intersection impacts generated by operation of the revised project (as identified in the previous EIR) would be less than significant. However, because implementation of the revised project would contribute to projected regional freeway deficiencies in 2030, sin-Oar to the previous project, this is considered an increase in traffic which is substantial in relation to the existing City of Huntington Beach,The Revised Village at Bella Terra 4.6-15 Addendum to The Village at Bella Terra Environmental Impact Report -549- traffic load and capacity of the street system. Therefore,under 2030 conditions, this impact is considered significant and unavoidable,similar to the previous EIR. Threshold Would the proposed project exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? Impact-54.6-4 Implementation of revised project would not exceed standards established by the Orange County Transportation Authority. This impact would remain less than significan4 similar to the previous project. The Orange County Transportation Authority (OCTA) is designated as the Congestion Management Agency (CMA) to oversee the Orange County Congestion Management Plan (CMP).The CMP Highway System (HS)includes specific roadways,which include State Highways and Smart Streets (formerly Super Streets), and CMP arterial monitoring locations/intersections. Two CMP intersections are located in the study area: (1)Beach Boulevard at Edinger Avenue and (2)Beach Boulevard at Warner Avenue. CMP- designated intersections have a performance standard of LOS E or better (intersection capacity utilization (ICU) not to exceed 1.00), and a project is considered to have a significant impact if it contributes 0.01 or more to an ICU when the performance standard is exceeded. As identified in Table 4.6-4, 2014 ICU values for the revised project show ICU values of 8-�40.74 and 0.96 (AM and PM peak hours,respectively) for the intersection of Beach Boulevard and Edinger Avenue, and a PM peak ICU value of 0.92 for the intersection of Beach Boulevard and Warner Avenue (AM peak trips are reduced with implementation of the revised project, and would therefore result in lower ICU values for the AM hours)_ Neither CMP intersection shows ICU values that exceed the allowable CMP threshold of 1.00. Therefore, the revised project would not result in significant CMP impacts. This impact would remain less than significant, similar to the previous EIR. Threshold Would the proposed project result in a change in air traffic patterns, including either an increase in traffic levels or a change in locations that results in substantial safety risks? Impact 54.6-5 Implementation of the revised project would not result in a change in air traffic patterns. This impact would remain less than significant, similar to the previous project. The project site is not located within two miles of a public or private use airport, and is not located within any airport land use plan or flight path. Additionally,with development of the revised project, the ten-story residential or hotel tower and associated helipad is no longer being contemplated as a part of the project, as was previously proposed. As such, potential impacts to air traffic patterns would remain less than significant, similar to dhe previous EIR. 4.6-16 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental impact Report -550- Threshold Would the proposed project substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses? Impact.4.6-6 Implementation of the revised project would not substantially increase roadway hazards. This impact would remain less than significant, similar to the previous project. For the purposes of this analysis, hazards are defined as changes to circulation patterns that could result in unsafe driving or pedestrian conditions. Examples include inadequate vision or stopping distance, sharp roadway curves where there is an inability to see oncoming traffic, or vehicular/pedestrian traffic conflicts. As noted previously, the revised project would result in development of a 154,113 sf Costco, including an ancillary tire sales and gas station, as well a mixed-use development consisting of up to 468 residential units and 30,000 of commercial retail uses in an area currently developed with vacant commercial uses. Due to the type of uses proposed, the revised project is not anticipated to result in design features that would be considered incompatible with current circulation patterns. Access to the project site would continue to be provided along Edinger Avenue and Center Avenue. Internal circulation within the project site would be provided primarily by two drive aisles on the western and eastern borders, traversing the site from north to south. The lane traversing the western border of the project site would also double as an emergency access Iane and would be constructed in accordance with applicable code requirements. East/west access ways would be provided within the surface parking areas fronting Center Avenue and Edinger Avenue. The Union Pacific Rail Road (UPRR) right-of-way is located directly adjacent to the project site to the west. Development of the revised project would reduce the residential uses contemplated under the previous EIR (713 du compared to 468 du) and the potential for conflicts between future residents and/or visitors to the site and the adjacent railroad right-of-way would continue to be reduced through the incorporation of several site design features_ For example, along the western boundary of the project site (adjacent to the fire lane), perimeter screening trees and a retaining wall would deter access towards the UPRR right-of-way. Therefore, project-related impacts are considered less than significant with regards to hazards resulting from design features or incompatible uses,similar to the previous EIR. However, the potential for roadway hazards can also occur as an inherent result of the placement of additional access points along public roadways and as a result of increased vehicle traffic at those access points. New intersections require adequate sight distance and intersection traffic control in order to minimize potential hazards. In order to ensure the safe construction of project intersections, the revised project would adhere to the following code requirements that were identified in the previous EIR (previously CR4.13-1 and CR4.13-2): CR4.6-1 On-site traffic signing and striping shall he implemented in conjunction with detailed construction plans for the pr jecl site. CR4.6-2 Sight distance at each project access shall he reviewed with respect to standard Cite of Huntington Beach sight distance standards at the time of preparation of final grading landscape and .rtneet improvement plans. City of Huntington Beach,The Revised Village at Bella Terra 4.6-17 Addendum to The Village at Bella Terra Environmental Impact Report -551- As part of standard development procedures, plans would be submitted to the City for review and approval,which would ensure that the revised would not result in roadway hazards.Therefore,adherence to code requirements CR4.6-1 and CR4.6-2 as well as standard site plan review would ensure that potential impacts to roadway hazards remain less than significant, similar to the previous EIR. Threshold Would implementation of the proposed project result in inadequate emergency access? Impact 54.6-7 Implementation of the revised project would not result in inadequate emergency access.This impact is less than significant. Access to the project site under the revised project would be provided from Edinger Avenue and Center Avenue, both of which are primary arterial streets. An emergency access lane accessed from either thoroughfare would be located along the western boundary of the project site. As part of standard development procedures,plans would be submitted to the City for review and approval to ensure that all new development has adequate emergency access, including turning radius, in compliance with existing regulations.Therefore, traffic generated under the revised project would not impede emergency access to and from adjacent and surrounding roadways. A less-than-significant impact would occur, especially after compliance with existing regulations,similar to the previous EIR. Threshold Would the proposed project result in inadequate parking capacity? Impact 54.6-8 Implementation of the revised project would not result in inadequate parking capacity. This impact is less than significant According to Specific Plan No. 13 (SP-13), the parking requirements for the proposed regional commercial uses and big box commercial uses will be based on a shared parking study using divergent peak times of parking demands. The Costco portion of the revised project will utilize some of the parking spaces in the existing parking structure and the remainder would be provided via surface parking. An approximately 700-space, five-level parking structure would be provided for future residents, which would be located at the back of the Costco, surrounded on three sides by the residential portion of the proposed mixed-uses. Parking stalls would be provided in the southern portion of the site for the mixed- uses through a inix of surface and structured parking. Therefore, because the revised project would provide adequate parking on-site,this impact would remain less than significant, and no mitigation is required,similar to the previous EIR. 4.6-18 City of Huntington Beach,The Revised Village at Bella Terra Addendum to The Village at Bella Terra Environmental Impact Report -552- f •• • f • Threshold Would the proposed project conflict with adopted policies supporting alternative transportation (e.g., bus turnouts,bicycle racks)? Impact 54.6-9 Implementation of the revised project would not conflict with adopted policies supporting alternative transportation. This impact is less than - significant. The revised project would result in the development of a Costco store and associated tire center and gas station on the northern portion of the site while reducing the number of dwelling units and commercial square footage of mixed-uses previously proposed on the southern portion. Although the reduction in mixed-uses compared to the previous project would likely reduce the overall walkability that was previously envisioned for the site, the revised_project would not conflict with any identified policies supporting alternative transportation. Easy access to commercial uses would still be provided to future residents and the nearby Golden West Transit Center would continue to provide a convenient location for residential trips to be made elsewhere by transit. Additionally, a future pedestrian connection is still required by SP-13 at the western boundary of the site, across the UPRR tracks, to eventually provide a link to future development on the previous Levitz site. This impact would remain less than significant, similar to the previous EIR. No mitigation measures are required. 4.6.4 Cumulative Impacts Cumulative impacts under the revised project would remain substantially similar to the previous project. Although 27 additional PM peak hour trips would be added as a result of the revised project, the revised project would result in 858 fewer daily trips than was estimated previously.The increased PM peak hour trips would not result in any additional impacts or a substantial increase in the severity of previously identified impacts. Consequently, the cumulative scenario for traffic impacts would be the same, if not reduced, for the revised project. The revised project would result in the same significant traffic impacts as the previous project and would result in similar contributions to the significant cumulative impacts. Because the revised project would also contribute traffic to projected freeway deficiencies, similar to the previous project, the increase is considered substantial in relation to the forecasted traffic load and capacity of the street system and this cumulative impact would remain significant and unavoidable. All other cumulative traffic impacts, including hazardous design features, emergency access, parking, and alternative transportation would remain the same as previously identified. The revised project would be required to implement the same mitigation measures as were previously proposed. The additional contribution of the revised project would not be considered cumulatively considerable for any of these impacts,and cumulative impacts would remain less than significant. 4.6.5 Comparison of Impact Conclusions A comparison of the revised project with the previous project is detailed individually for each potential impact in the discussions of traffic impacts provided above. Implementation of the revised project would result in the demolition of the existing Mervyns store, the reduction in residential uses by 70 dwelling City of Huntington Beach,The Revised Village at Bella Terra 4.6-19 Addendum to The Village of Bella Terra Environmental Impact Report -553- Diverted Trips For Costco,the Kittleson survey result s show a sizable proporti on of the tri ps generated are diverted trips,with actual num bers depending on store location in relation to the surrounding roadway system. The trip generation results presented here do not make any adjustments for diverted trips for the reasons discussed earlier. PEAK HOUR INTERSECTION VOLUMES The trip generation results from the p revious section showed that for the proposed alternative project,the PM peak hour is higher than previousl y,due to higher outbound trips,and the AM peak hour is lower. In addition,som e redistribution of trips to the project driveways is estimated to occur under the proposed site plan. Hence,for the immediate ar ea, revised volumes have been prepared for the AM and PM peak hours to show the effect of this redistri bution and t he change in trip generation. Figure I compares the trip distribution for the Alternative Project to that u sed in the previous analy sis. Detailed results are presented in Appendix B. Table 2 summarizes the 2014 ICU values for the Alternative Project and provides a comparison against the ICU values from the previ ous EIR. The ICU values are provided for the AM and PM peak hour for the adjacent inter sections,and the PM peak hour only for the off-site i ntersections. For all but two intersections(two adjacent intersections),the change in ICU was found to be less than one percent. For the intersection of 1-405 southbound ramps at Center Avenue,the PM ICU shows an increase of.01. However,this is not significant as the inter section is forecast to operate at an acceptable level of service(LOS)"D"(ICU less than .91). The intersection of Beach Boulevard at Edinger Avenue shows an ICU increases-of-0-:3-a nd of.01 for the-.A.M-and-PM peak hours;respectively. This results in LOS-"C"for-the-A-M-peak hour;-and---LOS "E" does not satisfy the performance standard. The E1R identified two potential mitigation measures for this intersect ion: a third westbound through lane or a fourth northbou nd through lane. The following table su mmarizes the 2014 PM peak hour ICU values with these mitigation measures: Bella Terra Expansion 7 Austin-Foust Associates,Inc. Supplemental TrafficAnal%sis 463000rpt2_R�Oline Strkegu1Versondgc4E30Q6rpt224icas -554- Table 2 20141CU SUMMARY Previous Report Alternative Project Difference Intersection AM ICU PM ICU AM ICU PM ICU AM ICU PM ICU ADJACENT INTERSECTIONS 17.Gothard St&Center Ave .32 .53 .31 .53 -.01 .00 18.1-405 SB Ramps&Center Ave .45 .80 .45 .81 .00 .01 19.Beach Blvd&Center Ave .71 .72 .71 .72 .00 .00 27. Gothard St&Edinger Ave .50 .60 .49 .60 -.01 .00 28.Beach Blvd&Edinger Ave .74 .95 77,74 .96 :43.00 .01 Previous Report Alternative Project Difference OFF-SITE INTERSECTIONS PM PEAK HOUR ONLY) 8.Goldenwest Ave&Bolsa Ave .91 .91 .00 15.Goldenwest Ave&McFadden Ave .76 .76 .00 16,Gothard St&Mcfadden Ave .55 .55 .00 26.Goldenwest St&Edinger Ave .65 .65 ,00 29.Newland St&Edinger Ave .70 .70 .00 36.Gothard St&Heil Ave .68 .68 .00 tI9 37,Beach Blvd&Heil Ave .82 .82 .00 38.Newland St&Heil Ave .51 .51 .00 46.Gothard St&Warner Ave .80 .80 .00 47.Beach Blvd&Warner Ave .92 .92 .00 48.Newland St&Warner Ave .87 .87 .00 250.Beach Blvd&McFadden Ave .85 .85 .00 251.Beach Blvd&Bolsa Ave .87 .87 .00 252.Beach Blvd&Hazard Ave 74 .74 .00 253.Ma nolia St&Edinger Ave .71 1 .71 .00 Bella Terra Expansion 9 Austin-Foust Associates,Inc. Supplemental Traffic Analysis 4¢3006rpt2_Aedlpe Strikeout Vgrsion,doc463®9FirptideE 2014 ICUs(PM Peak Hour 1. Third WB Through Lane 2. Fourth NB Through Lane Alternative Project Alternative Project ICU LOS ICU LOS Without Mitigation .96 E.96 E With Mitigation .91 E .89 D As shown,the fourth nort hbound through lane will reduce the proj ect impact to an acceptable LOS,whereas the mitigation measure with the third westbound through lane does not achieve an acceptable LOS. However,both improvements mitigate the project's impact. Table 3 summarizes the 2 030 ICU values for the A Iternative Project and prov ides a comparison against the ICU values from the previous EIR. For all l3,xt�rte-intersections44- eaoh l3h4-at-1 *ger-Ave in-the-AM-peak-ho-urn,the change in ICU was found to be less than one percent. —Fhis-intersestiewshows- an-ICll-incr ease ,ef-k3-for-the AM-pe-ak--hour.-Thi-__.a r-esults-in-L OS-"I3—for-t-he A�4-pear-hour; ish- Its-.the�exfar�a " The findings of this analysis are that the Alterna tive Project results in an insignificant change t o the ICU values,and hence does not result in any additional significant impacts compared to the previous EIR. The resulting changes would also have negligible changes to the HCM results presented in the EIR. PROJECT FAIR SNARE The fair share calculation for the intersects on of Beach Bou levard at Ed inger Avenue is summarized as follows: Alternative Project Existing ICU(Committed Lanes) .88 Future(2010)With-Alternative Project ICU 1.05 Future(2030)Minus Existing ICU 17 Project ICU Increment .0134 Project Share 7.9% As shown,t he Alternative Project would have a 7.9 percent share in the cost of the improvements, the sa me as that calcul ated previously in the EIR. The change in trip generation and redistribution of tri ps due to the Alternative Project is insignificant enough that the result is a negligible difference in the fair share percentage. Bella Terra Expansion IO Austin-Foust Associates,Inc. Supplemental Traffic Analvsis 4630U6rpt2_Redline_Strikeout Versiondoc463006Tt?-doG —556— Table 3 2030 ICU SUMMARY Previous Report Alternative Pro'ect Difference Intersection AM ICU PM ICU AM ICU PM ICU AM ICU PM ICU ADJACENT INTERSECTIONS 17. Gothard St&Center Ave .36 .57.3 6 .5 7.0 0 .0 0 18. I-405 SB Ramps&Center Ave .55 .90 .55 .90 .00 .00 19.Beach Blvd&Center Ave .78 .77 .78 .77 .00. .00 27.Gothard St&Edinger Ave .55 .64 .55 .64 .00 .00 28.Beach Blvd&Edinger Ave 1 .86 1.05 :89.86 1.05 43.00 .00 Previous Report Alternative Project Difference OFF-SITE INTERSECTIONS PM PEAK HOUR ONLY) 8, Goldenwest Ave&Bolsa Ave 1.02 1.02 .00 15. Goldenwest Ave&McFadden Ave .81 .81 .00 16.Gothard St&Mcfadden Ave .64 .64 .00 26. Goldenwest St&Edinger Ave .70 .70 .00 29.Newland St&Edinger Ave .80 .80 .00 61 36. Gothard St&Heil Ave .78 .78 .00 01 37.Beach Blvd&Heil Ave .95 .95 .00 38.Newland St&Heil Ave .63 .63 .00 46.Gothard St&Warner Ave .84 .84 .00 47.Beach Blvd&Warner Ave .96 .96 .00 48.Newland St&Warner Ave .92 .92 '00 250.Beach Blvd &McFadden Ave .95 .95 .00 251. Beach Blvd &Bolsa Ave 1.05 1.05 .00 252.Beach Blvd&Hazard Ave 83 .83 .00 253.Magnolia St&Edinger Ave .78 .78 .00 Bella Terra Expansion 11 Austin-Foust Associates,Inc. Supplemental Traffic Analysis t63006r t2 Redline Strikeout Version;doc463806rpQ-dos 28. Beach Blvd & Edinger Ave 2014 Previous Report 2014 With-Alternative Project (Costco) AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 2 3400 143 .04 594 .17 NBL 2 3400 140 .04 594 .17 NBT 3 5100 1800 .35* 2400 .47* NBT 3 5100 1800 .35* 2400 .47* NBR 1 1700 390 .23 580 .34 NBR 1 1700 390 .23 580 .34 SBL 2 3400 550 .16* 391 .12* SBL 2 3400 548 .16* 393 .12* SBT 4 6800 2655 .39 2375 .35 SBT 4 6800 2653 .39 2377 .35 SBR 2 3400 358 .11 810 .24 SBR 2 3400 355 .10 810 .24 EBL 2 3400 211 .06 423 .12* EBL 2 3400 209 .06 425 .13* EBT 3 5100 743 .15* 775 .15 EBT 3 5100 741 .15* 777 .15 EBR 1 1700 137 .08 318 .19 EBR 1 1700 137 .08 318 .19 WBL 2 3400 110 .03* 210 .06 WBL 2 3400 110 .03* 210 .06 WBT 2 3400 410 .12 649 .19* VIBT 2 3400 408 .12 649 .19* WBR 1 1700 310 .18 280 .16 WBR 1 1700 310 .18 280 .16 Clearance Interval W .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .74 .95 TOTAL CAPACITY UTILIZATION .74 .96 29. Newland St & Edinger Ave 2014 Previous Report 2014 With-Alternative Project (Costco) AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 190 .11* 120 .07 NBL 1 1700 190 .1.1* 120 .07 NBT 2 3400 410 .16 150 .25* NBT 2 3400 410 .16 750 .25* NBR 0 0 130 90 NBR 0 0 130 90 SBL I 1700 170 .10 130 .08* SBL 1 1700 170 .10 130 .08* SBT 2 3400 670 .23* 620 ,21 SBT 3400 670 .23* 620 .21 SBR 0 0 104 92 SBR 0 0 103 92 EBL 1 1700 58 .03 119 .07 EBL 1 1700 57 .03 120 .M EBT 2 3400 861 .25* 712 .21* EBT 2 3400 860 .25* 713 .21* EBR d 1700 100 .06 90 .05 EBR d 1700 100 .06 90 .05 WBL 1 1700 200 .12* 180 .11* WBL 1 1700 200 .12* 180 .11* WBT 2 3400 706 .21 766 .23 WBT 2 3400 705 .21 766 .23 WBR d 1700 80 .05 190 .11 NBR d Me 80 .05 190 .11 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .76 .70 TOTAL CAPACITY UTILIZATION .76 .70 C-11 -558® 28. Beach Blvd & Edinger Ave 2030 Previous Report 2030 With-Alternative Project (Costco) AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 2 3400 143 .04 568 .17 NBL 2 3400 140 .04 568 .17 NBT 3 5100 2070 .41* 2670 .52* NBT 3 5100 2070 .41* 2670 .52* NBR 1 1700 400 .24 630 .37 NBR 1 1700 400 .24 630 .37 SBL 2 3400 673 .20* 437 .13* SBL 2 3400 671 .20* 439 .13* SBT 4 6800 2821 .41 2449 .36 SBT 4 6800 2819 .41 2451 .36 SBR 2 3400 445 .13 936 .28 SBR 2 3400 442 .13 936 .28 EBL 2 3400 208 .06* 482 .14* EBL 2 3400 206 .06* 484 .14* EBT 3 5100 819 .16 801 .16 EBT 3 5100 817 .16 803 .16 EBR 1 1700 124 .07 306 .18 EBR 1 1700 124 .07 306 .18 WBL 2 3400 120 .04 220 .06 WBL 2 3400 120 .04 220 .06 WBT 2 3400 463 .14* 708 .21* WBT 2 3400 461 .14* 708 .21* WBR 1 1700 320 .19 300 .18 WBR 1 1700 320 .19 300 .18 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .86 1.05 TOTAL CAPACITY UTILIZATION .86 1.05 29. Newland St & Edinger Ave 2030 Previous Report 2030 With-Alternative Project (Costco) AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 200 .12* 140 .08 NBL 1 1700 200 .12* 140 .08 NBT 2 3400 420 .17 900 .29* NBT 2 3400 420 .17 900 .29* NBR 0 0 170 100 NBR 0 0 170 100 SBL 1 1700 180 .11 190 .11* SBL 1 1700 178 .10 190 .11* SBT 2 3400 960 .32* 700 .23 SBT 2 3400 95B .32* 700 .23 SBR 0 0 141 89 SBR 0 0 140 89 EBL 1 1700 92 .05 118 .07 EBL 1 1700 91 .05 119 .07 EBT 2 3400 883 .26* 777 .23* EBT 2 3400 882 .26* 778 .23* EBR d 1700 110 .06 100 .06 EBR d 1700 110 .06 100 .06 WBL 1 1700 210 .12* 210 .12* WBL 1 1700 210 .12* 210 .12* WBT 2 3400 782 .23 849 .25 WBT 2 3400 781 .23 849 .25 WBR d 1700 80 .05 210 .12 WBR d 1700 80 .05 210 .12 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .87 .80 TOTAL CAPACITY UTILIZATION .87 .80 C-22 -559- ATTACHMENT # 11 HUMMGTON BEACH -. TO: Planning Commission FROM: Scott Hess,AICP, Director of Planning and Building BY: Jane James, Senior Planner oA DATE: August 24, 2010 SUBJECT: GENERAL PLAN AMENDMENT NO.. 10-001, ZONING TEXT AMENDMENT NO. 10-001, AND SITE PLAN REVIEW NO. 10-001 (THE VILLAGE AT BELLA TERRA—COSTCO) APPLICANT: Becky Sullivan, BTDJM Phase II Associates,LLC, 922 Laguna Street, Santa Barbara, CA 93101 PROPERTY OWNER: Becky Sullivan, BTDJM Phase 11 Associates, LLC, 922 Laguna Street, Santa Barbara, CA 93101 Southern California Edison,Dino J. LaBanca,2131 Walnut Grove Avenue, G03, 2nd Floor,Rosemead, CA 91770 LOCATION: 7601 Edinger Avenue (between Edinger Avenue and Center Avenue,west of existing Bella Terra development and east of Union Pacific Railroad) STATEMENT OF ISSUE: General Plan Amendment No. 10-001 represents a request for the following: ® Amend-the size of Subarea 5A from 46.90 acres to 52.35 acres ■ Amend the size of Subarea 5B from 15.85 acres to 10.40 acres ® Amend the mixed-use commercial floor area ratio (FAR) from 0.2 to 0.07 (FAR) Zoning Text Amendment No. 10-001 represents a request for the following: ® Amend Specific Plan No. 13-Bella Terra Huntington Beach to modify the sizes of Area A and Area B Establish warehouse and sales outlets with ancillary tire sales/installations and gas station as a permitted use 0 Include associated design and development standards for the new permitted uses ® Standardize the appeal process In Modify the way common residential open space is measured -561- #B-1 ® Provide clean-up language where necessary Site Plan Review No. 10-001 represents a request for the following: Develop a 154,113 sq ft Costco with tire sales/installation center, outside food service, and 16- pump gas station ® Develop 467 multi-family residential units ® Develop an additional 30,000 sq ft of mixed use retail and restaurants Allow the number of parking spaces required for the entire mixed use project(warehouse and sales outlet,retail, office,restaurant, outdoor dining)to be based on a shared parking analysis Allow a 3'-9" retaining wall along the western boundary of SP 13 in-lieu of the maximum 2'-0" retaining wall permitted o Approve General Plan Amendment No. 10-001, Zoning Text Amendment No. 10-001, and Site Plan Review No. 10-001 with modifications'based upon the following: - Facilitates the existing General Plan Land Use Element Mixed Use overlay by providing for regional commercial and mixed uses on the site. - Facilitates the proposed amendments to Specific Plan No. 13 to modify locations of Area A and Area B, to establish uses and development standards_for warehouse and sales outlets with tire sales/installations and gas stations, resulting in a future mixed use development that is consistent and transitional between surrounding densities and land uses. - Facilitates regional commercial and mixed use development that produces an environment which is both attractive and sustainable by increasing housing options for diverse household types, promoting alternative modes of transportation, creating a local sense of place, reducing infrastructure and maintenance costs, and allowing for more efficient use of land resources. - Consistent with good zoning practice and implements the goals of developing a regional commercial and mixed-use lifestyle center. - Compatible with adjacent commercial, educational, and transportation uses, and the site is already designated for a higher-density, mixed use development with a mix of residential and regional commercial land uses. - Serves affordable housing needs of the community by providing on-site affordable housing units. - Requires the Costco building to be certified LEED Silver. - Provides the Event Pavilion building in the village green as certified LEED Silver. - Incorporates sustainable building practices from Build It Green checklist into the multi-family residential project. - Requires the irrevocable offer of a reciprocal pedestrian and bicycle access easement with the adjacent property to the west. ® Staff s Suggested Modifications: - Improve Costco colors, materials, and elevations as recommended by DRB - Improve pedestrian and bicycle circulation on site and through an irrevocable offer for reciprocal access to the property to the west - Maintain the two way circulation in the drive aisle north of the existing parking structure - Add a pedestrian connection from the northwest corner of Costco to Center Avenue, if approved by SCE - Monitor the parking supply and demand on a long-term basis with a Parking Management Plan PC Staff Report—08124/10 -562- 1Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 - Provide all minimum parking stall sizes - Close the gap along the east side of the gas station - Require LEED Silver certification for Costco - Improve elevations of gas station canopy and reduce red stripe on building - Meet all minimum residential requirements for unit size,private open space,parking structure design,parking stall dimensions,bicycleparking, and provision of secured gated-entry RECOMMENDATION: Motion to: A. "Approve General Plan Amendment No. 10-001 by approving the Draft City Council Resolution No. (Attachment No. 1) and forward to the City Council for adoption." B. "Approve Zoning Text Amendment No. 10-001 with findings for approval (Attachment No. 2) by approving the Draft City Council Resolution No. _ (Attachment No. 3) and forward to the City Council for adoption." C. "Approve Site Plan Review No. 10-001 with findings and suggested conditions of approval (Attachment No.2 and 2.A). ALTERNATIVE ACTI®N(S): The Planning Commission may take alternative actions such as: 1. "Approve General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10-001 and forward to the City Council for adoption and Approve Site Plan Review No. 10-001 with findings and suggested modified conditions of approval" (Applicant's Request)." 2. "Continue General Plan Amendment No. 10-001, Zoning Text Amendment No. 10-001, and Site Plan Review No. 10-001 and direct staff accordingly." 3. "Deny General Plan Amendment No. 10-001, Zoning Text Amendment No. 10-001, and Site Plan Review No. 10-001 with findings for denial." PC Staff Report—08/24/10 - IOsr56 GPA 10-001 ZTA 10-001 SPR 10-001 -563- "WRIN _ ONE MEMPA2fmr\lh HENKE imi� INN JINN NONE W. 's WR �.v,+sy� `�S},�, -F'�`` sluffy.�� s� .z s r•� f d IN �Eff � ZAV E TA i PROJECT PROPOSAL: General Plan Amendment No. 10-001 represents a request for the following: A. Amend the size of Subarea 5A from 46.90 acres to 52.35 acres.The current General Plan Land Use designation of CR-F2-sp-mu-(F9) (Regional Commercial-0.5-FAR-Specific Plan Overlay-Mixed Use Overlay-1.5 FAR [MU-0.5{C}/25-du/acre])remains the same. B. Amend the size of Subarea 5B from 15.85 acres to 10.40 acres. The current General Plan Land Use designation of CR-F2-sp-mu (F14) (Regional Commercial-Specific Plan Overlay-Mixed Use- Overlay-maximum 1.75 total FAR [0.2_Commercial FARJ45 du/acre])would also change from 0.2 mixed-use commercial FAR to 0.07 mixed-use commercial FAR. Zoning Text Amendment No. 10-001 represents a request for the following: A. Amend the Huntington Beach Zoning and Subdivision Ordinance (HBZSO)by amending Specific Plan No. 13-Bella Terra Huntington Beach(SP 13) to increase the size of Area A from 46.90 acres to 52.35 acres and decrease the size of Area B from 15.85 acres to 10.40 acres B. Establish warehouse and sales outlets with ancillary tire sales/installations and gas station as a permitted use C. Include associated design and development standards for the new permitted uses Site Plan Review No. 10-001 represents a request for the following: A. Demolish the existing Montgomery Wards store, the associated auto repair, the Mervyn's store, and the adjacent in-line retail stores to the south of Mervyn's. B. Develop a 154,113 sq ft Costco with tire sales/installation center, outside food service, and 16- pump gas station C. Develop 467 multi-family residential units within a four-story building D. Develop approximately 13,500 square feet of residential amenities, such as, a clubhouse, fitness center, leasing office, and lobby E. Develop an additional 17,500 square feet of mixed use retail and restaurants on the ground floor of the residential F. Develop an additional 12,000 square feet of free-standing retail uses along the Edinger Avenue frontage G. Allow the number of parking spaces required for the entire mixed use project (warehouse and sales outlet,retail, office,restaurant, outdoor dining) to be based on a shared parking analysis H. Allow a 3'-9" retaining wall along the western boundary of SP 13 in-lieu of the maximum 2'-0" retaining wall permitted The current proposed project is a departure from the previous mixed-use conceptual plan contemplated in 2008. The following chart describes the difference between the amount of commercial square footage and the number of residential units that could potentially be developed under the various General Plan Floor Area Ratios. PC Staff Report—08/24/10 .565- 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 e e on Be e t e ' e t ° Ig Current Current Current Commercial Residential Size SF per General per General Plan FAR Plan FAR 46.90 s Area A acres 1,021,482 sf 0 du Area B _ 15.es acr es 138,085 sf a 713 du Total Area 62.75 1,159,567 sf 713 du A and B acres Net 0 +12,327 sf =245 du Change As can be seen in the above table, amending the sizes of Area A and Area B increases the overall commercial development potential by approximately 12,327 square feet when compared to the 2008 approved General Plan land use designations. Conversely, the potential residential density decreases by 245 overall units. Up. t o ° � � Current '� Current � Current =Size �' Commercial Residential� o ,� SF � e - Approved Constructed spa per 2008 x Amendment Area A 46.90 774,962 sf 0 du acres 15.85 1 �� Area B 138,085 sfQ� 713 du acres � �_MA �4�,=_ �. Total 62.757E 913,047 sf 713 du acres Area A y andBrb= Net -45,125 sf -246 du Change 0 PC Staff Report—08/24/10 -566- I Osr56 GPA 10-001 Z.TA 10-001 SPR 10-001 The above table demonstrates that the actual proposed commercial square footage is approximately 45,125 square feet less in the revised project than what is currently constructed within all of Bella Terra. This analysis takes into account the demolition of the 91,153 sf of Mervyn's and the adjacent retail,which was not contemplated in the 2008 conceptual plan. Additionally,246 less residential units are now proposed. The Montgomery Ward store, auto repair building, Mervyn's building, and the existing in-line retail buildings to the south will be demolished. and replaced with the new proposed project in a phased development. The proposed Costco is located on the northern portion of the site along with parking lot improvements, a 16-pump gas station, outside food service with fixed tables and chairs, and a tire center attached to the main building. The existing driveway at the intersection of Center Avenue and Huntington Village Lane will be relocated approximately 180 feet east in order to off-set the main driveway entrance with the store entrance.--The main entry to the store will be on an angle at the northeast corner. Approximately 557 parking spaces will be provided in the surface-lot to the north and east of-the new building with an additional 220 parking spaces within the existing parking structure. The surface parking is primarily provided within a leased easement on the Southern California Edison (SCE) right-of-way on the north side of SP 13. The applicant proposes to amend the existing two way circulation, located north of the existing parking structure, to a one way east bound drive aisle. A pedestrian connection from the subject property to the property to the west is noted on the applicant's conceptual master plan approximately 230 feet north of Edinger Avenue but no details on what the connection entails are provided. The proposed gas station will include four islands with a total of 16 pumps located just east and south of the main entry. The gas station is designed for one way circulation traveling from the south to the north. Vehicles will enter the gas station area from the south and line up behind any one of four islands with four pumps each. A total of 16 cars can pump gas simultaneously while queuing space for eight rows of cars with five cars in each row (for a total of 40 waiting cars) is provided. Once the vehicle has finished fueling it will exit the gas station on the north side and travel east into the main drive aisle. The Costco building pad site will be elevated two feet above existing grade to accommodate construction in the flood plain. Costco proposes numerous sustainable building construction methods that would be the equivalent of LEED Silver Certified but they do not intend to seek certification. The single story Costco warehouse will be 38'-6"tall at the highest point of the roof over the main store entry. The applicant's proposed hours of operation for Costco are as follows: o o 0 osllwes.s ginbers 1 Monday—Friday 10:00 AM to 8:30 PM 6:00 AM to 9:30 PM Open at 9:00 AM Saturday 9:30 AIyI to 6:00 PM 6:00 AM to 7:00 PM__ Sunday 10:00 AM to 6:00 PM 6:00 AM to 6:00 PM E PC Staff Report—08/24/10 -7 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 -567- The mixed-use development includes 467 residential apartment units within a four-story building; approximately 13,500 square feet of residential amenities such as a clubhouse room, fitness center,leasing office, and lobby areas; and an approximately 700-space five-level residential parking garage in the central portion of the site. The 700-space parking garage is for the exclusive use of the residents and their guests and is proposed between the apartment units and Costco. Primary access to the residential parking garage will be from the north and west sides. Residents will be able to access the site from either Edinger or Center Avenues. As with the Costco site improvements, the mixed-use development will be elevated approximately two feet above existing grade to comply with flood plain regulations. The applicant's multi-family residential project includes ten floor plans summarized below. 0 0 ' 16 1 9 6 ® o ' 1 ® o ' 0 . o . Plan 1 Studio 503 20 62 1,240 Plan 2 Studio 596 70 60 4,200 Plan 3 1 Bed/l Bath 724 70 60 4,200 Plan 4 1 Bed/1 Bath 732 70 113 7,910 Plan 5 1 Bed+Den/1 Bath 926 56 106 5,936 Plan 6 _ 2 Bed/2 Bath 1,069 106 _ 60 6,360 Plan 7 _ 2 Bed/2 Bath 1,230 -24_ 72 _ 1,728 Plan 8 _ 3 Bed/2 Bath 1,364 30 j 130 3,900 Plan 9 �1 Bed+Loft/1 Bath 871 10 116 1,160 Plan 10 2 Bed + Loft/2 Bath 1_,210 J 11_ _ 60 660 Total 467 37,294 The mixed use retail and restaurant on the ground floor will be designed at a two story building height to achieve high volume ceilings popular with retail tenants today. The ground floor commercial will be topped by two additional stories of residential units. Approximately 17,500 square feet of retail and restaurant uses are proposed on the ground floor of the residential building. An additional 12,000 square feet of general retail and restaurant uses are proposed on the southern portion of the site along Edinger Avenue as well as a 1,920 square foot pavilion building within a landscaped greenbelt area. No hours of operation have been established for the mixed use retail portion of the proposed project as no tenants have been identified. Immediately adjacent to the mixed-use retail will be an outdoor living room, expanding the interior floor area to the exterior. Beyond the outdoor living room, the applicant proposes a village green with an event lawn and the public use pavilion. The applicant envisions the pavilion use for special events such as a tenant's fashion show or private events such as birthday parties. The applicant has completed the Build It Green Checklist (Attachment No. 14) to demonstrate the sustainable building practices they are committing to including in the construction of the mixed-use project. The applicant intends to construct the proposed development in phases. All demolition of Montgomery Wards and the auto repair, Mervyn's, and the adjacent retail will occur in the first phase. Site PC Staff Report—08/24/10 -568- 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 development, including on and off-site utilities, grading, and parking lot improvements and drive aisle construction for everything but the mixed-use building pad will occur next. The Costco warehouse and-gas station construction will follow with store opening anticipated by the holiday season of 2011. Construction of the multi-family residential and mixed use component could occur as soon as one month after Costco opening or it could trail by several years. The applicant has indicated that if the residential is not built immediately,then an interim parking lot may be constructed. The applicant has indicated that the .request is necessary (Attachment No. 7) to construct a regional commercial warehouse and sales outlet use-with ancillary tire center and gas station along with a mixed-use residential and retail project in Huntington Beach. Background: The previous Village at Bella Terra, proposed on an approximately 15.85 acre site,just west of the existing Bella Terra mall, was approved by the City Council in November 2008 for the development of 713 multi- family residential units and 138,085 square feet of commercial uses. In March 2010, DJM Capital Partners, the developer and property owner, submitted a request to modify their project to amend the planning area boundaries in Specific Plan No. 13 and develop a 154,113 square foot Costco with'tire saleslmstallation and a 16-pump gas station along with 467 multi-family residential units, associated clubhouse and fitness center amenities, and 30,000 square feet of additional commercial uses. Study,Session: The overall project was introduced to the Planning Commission at a study session held on July 27, 2010. A second study session, to introduce the Addendum to EIR No. 07-03 and the legislative draft version of amendments to SP 13, was held on August 10, 2010. Courtesy notices to all property owners and tenants within a 1,000 foot radius of the site as well as interested parties were mailed for the August 10, 2010 study session. ISSUES: Subject Property and,Surrounding Land Ilse, Zoning and General Plan Designations: ...'�`#` Subject Property- CR-F2-sp-mu-(F9)(Regional Specific Plan No. 13- Vacant Commercial- Area A Commercial-0.5 FAR Specific Bella Terra Huntington Former Mervyn's,in-line Plan Overlay-Mixed Use Beach retail,Montgomery Ward Overlay-1.5 FAR[MU- store,auto repair,and 0.5(C}/25 dulacrel) parking lot Subject Property- CR-F2-sp mu-(F 14)(Regional Area B Commercial-0.5-FAR-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR[MU- 0.21C)/45 du/acre]) PC Staff Report—08/24/10 9 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 -569- North of Subject M-sp(Mixed Use-Specific Plan Specific Plan No. I North Old World Village Property(across Center Overlay) Huntington Center Avenue) West of the Subject M-sp-d-M-sp-d(Mixed Use- Specific Plan No. 14- Vacant Retail Building Property Specific Plan Overlay-Design Beach Edinger Corridor (former Levitz Furniture Overlay) Store)and College Country Center(site of the proposed Amstar/Red Oak proj ect) East of Subject Property CR F2-sp-mu (F9)-(Commercial Specific Plan No. 13- Bella Terra Mall Regional-0.50 Floor Area Bella Terra Huntington Ratio—Specific Plan Overlay— Beach Mixed Use Overlay-1.5-FAR [MU-0.5 f Q/25 du/acrej) South of Subject M-sp-d(Mined Use-Specific Specific Plan No. 14- Retail Buildings Property(across Plan Overlay-Design Overlay) Beach Edinger Corridor Ediqger Avenue) (general Flan Conformance: The current General Plan Land Use Map designation for Bella Terra Area A is CR-F2-sp-mu (F9) (Regional Commercial). The F2 designation permits a floor-to-area ratio (FAR) of 0.5 for commercial uses while the F9 designation permits a maximum overall FAR of 1.5, with a commercial FAR of 0.5 and 25 residential units per net acre for vertically integrated mixed use projects consisting of commercial and residential components. It should be noted that the zoning, SP 13, does not permit residential uses in Area A. The current General Plan Land Use Map Designation for Area B is CR-F2-sp-mu (F14) (Regional Commercial). The F2 designation permits a FAR of 0.5 for commercial uses while the F14 designation permits a maximum overall FAR of 1.75, with a commercial FAR of 0.2 and 45 residential units per net acre for a mixed use project consisting of commercial and residential components. The proposed General Plan amendment changes the boundaries of Areas A and B so that Area A increases in size and Area B decreases_ The current proposal would also amend the 0.2 mixed-use commercial FAR to 0.07 mixed-use commercial FAR in Area B. Upon project implementation, the uses would be consistent with the characteristics for Regional Commercial with a mixed use overlay described in the General Plan and Specific Plan No. 13. Because the General Plan and Zoning designation would be amended, the density and intensities identified in Table LU-2b Land Use Density and Intensity Schedule for category F14 would be changed to reflect this. PC Staff Report—08/24/10 10 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 -570- The proposed General Plan Amendment, Zoning Text Amendment and Site Plan Review are consistent with the goals and objectives of the City's General Plan as follows: A. Circulation Element Objective CE 3.2: Encourage new development that promotes and expands the use of transit services. Policy CE 6.1.6: Maintain existing pedestrian facilities and require new development to provide pedestrian walkways and bicycle routes between developments,schools, and public facilities. B. Growth Management Element Policy GM 3.1.8: Promote traffic reduction strategies including alternate travel modes, alternate work hours, and a decrease of vehicle trips throughout the city. C. Housing Element Policy H 2.2: Facilitate the development of mixed use projects in appropriate commercial areas, including stand-alone residential development (horizontal mixed use) and housing above ground floor commercial uses (vertical mixed use). Establish mixed use zoning regulations. Policy H 3.1: Encourage the production of housing that meets all economic segments of the community, including lower, moderate, and upper income households, to maintain a balanced community. Goal H 5: Provide equal housing opportunity. D. Land Use Element Goal LU 4: Achieve and maintain high quality architecture, landscape, and public open spaces in the City. Goal LU 4.2.4: Require that all development be designed to provide adequate space for access, parking, supporting functions, open space, and other pertinent elements. Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. Goal LU 8: Achieve a pattern of land uses that preserves, enhances, and establishes a distinct identity for the City's neighborhoods, corridors, and centers. Policy L U 8.1.1: Accommodate land use development in accordance with the patterns and distribution of use and density depicted on the Land Use Plan Map, in accordance with the principles discussed below: a. Not applicable PC Staff Report—08/24/10 _571® 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 b. Vary uses and densities along the City's extended commercial corridors, such as Beach Boulevard. c. Increase diversification of-community and local commercial nodes to serve adjacent residential neighborhoods. e. Intermix uses and densities in large-scale development-projects. f. Site development to capitalize upon potential long-term transit improvements. g. Establish linkages among community areas,which may include pedestrian and vehicular paths, landscape, signage,other streetscape elements, open space transitions,in form, scale,and density of development, and other elements. Goal LU 9: 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. Policy LU 9.1.4: Require that recreational and open space amenities be incorporated in new multi- family developments and that they be accessible to and of sufficient size to be usable by all residents. Policy LU 10.1.15: Require that regional commercial developments be designed to convey the visual sense of an integrated center by consideration of the following principles: a. Use of multiple building volumes and-masses and highly articulated facades to reduce the visual sense of large scale"boxes"; b. Use of roofline or height variations to visually differentiate the building massing and incorporation of recesses and setbacks on any elevation above the second floor above grade; c. Siting of a portion of the buildings in proximity to their primary street frontage to convey a visual relationship to the street and sidewalks; d. Design of the exterior periphery of the structures to contain shops, restaurants, display windows, and other elements that provide visual interest to parking areas and the street elevation; e. Inclusion of a "public square" as a gathering place of public activity in multi-tenant regional centers; £ Clear identification of building entrances; g. Use of landscape that provides a three-dimensional character; h. Encourage the provision of public art; i. Inclusion of consistent and well-designed signage integrated with the building's architectural character, including pedestrian-oriented signage; and j. Design of parking structures to be visually integrated with the commercial buildings. Goal LU 11: Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services, and entertainment, and reduce the need for automobile use. Policy LU 11.1.2: Limit commercial uses in mixed use development projects to those uses that are compatible with the residences. Policy LU 11.1.4: Require the incorporation of adequate onsite open space and recreational facilities to serve the needs of the residents in mixed use development projects. PC Staff Report—08/24/10 -572- 10srS6 GPA 10-001 ZTA 10-001 SPR 10-001 Policv LU 11.1.5: Require that mixed use developments be designed to mitigate potential conflicts between the commercial and residential uses, considering such issues as noise, lighting, security, and truck and automobile access. Foli y L U I L I A Require that the ground floor of structures that horizontally integrate housing with commercial uses locate commercial uses along the street frontage(housing may be located to the rear and/or on upper floors). Policy LU II.1.7: Require that mixed use development projects be designed to achieve a consistent and-high quality character, including the consideration of the: a. Visual and physical integration among the commercial and residential uses (Plates-LU-3 and LU-4); b. ArchitecturaI treatment of building elevations to convey the visual character of multiple building volumes and individual storefronts and residential units. E. Noise Element Policy -N- 1.3.10: Require that mechanical equipment, such as air conditioning units or pool equipment, comply with the City's Noise Ordinance and Zoning and Subdivision Ordinance. Policy N 1.5.1: Require that commercial and residential mixed use structures minimize the transfer or transmission of noise and vibration from the commercial land use to the residential land use.'The design measures may include: (1) the use of materials which mitigate sound transmission; or (2) the configuration of interior spaces to minimize sound amplification and transmission. F. Urban Design Element Goal UD 1.1: Enhance the visual image of the City of Huntington Beach G_ Utilities Element Objective U 5.1: Ensure that adequate natural gas, telecommunication, and electrical systems are provided. The proposed amendments to the General Plan land use designation and Specific Plan 13 are a mechanism to achieve the goals of economic growth and sustainable development. The amendments would allow for a regional commercial business along with a mixed use, high density development tbereby increasing housing options for diverse household types, promoting alternative modes of transportation, creating a local sense of place, reducing infrastructure and maintenance costs, and allowing for more efficient use of land resources. The area has a variety of complementary uses that are critical to any vibrant community such as large scale commercial and entertainment uses, employment centers, a transit hub, and a college. Because of its location and unique features, the site would be appropriate in accommodating an infill development that includes a regional commercial PC Staff Report— 08124/10 -573- I0sr56 GPA 10-001 ZTA 10-001 SPR 10-001 draw and a mixed-use project that is higher in density and compatible with the surrounding area. In doing so, multiple sustainable development principles are achieved, resulting in the social and economic well-being of the area. The benefits of mixed use developments include creating better places to live, work, and play, reducing dependence on the automobile, and lessening pollution and environmental degradation. The proposed project would be a regional commercial warehouse and sales outlet along with a mixed- use high-density development that offers a wide range of retail and housing opportunities and options, accommodating different age groups, income levels, and household types. The project is required to meet the City and California State Redevelopment Law for affordable housing-obligations providing the equivalent of 15 percent of the units as affordable. In addition, the mixed-use component provides a concentration of living, shopping, entertainment, and employment opportunities within walking distance of the existing Bella Terra lifestyle development. Because the project -is located in close proximity to different activities and uses, it provides opportunities and convenience for many households to use alternate travel modes such as walking and biking to complete their daily routines and errands. The proposed project, with the recommended conditions of approval, incorporates architectural and design principles to help ensure maximum compatibility of design with the existing Bella Terra, promote pedestrian-friendly entries and uses, and promote the use of high quality exterior materials. Structures on the project site would vary in heights in order to provide variety to the roofline and to reduce overall building massing. Development standards and design guidelines in Specific Plan No. 13 ensure that form, height, and treatment of future development convey an overall high level of quality. Maximum setbacks are established so that buildings are sited close to streets, the project will contain gathering places for public activity, and public amenities are required. Therefore, development at the project site would not conflict with the above General Plan goals and policies. Zoning Compliance: This project is located in the Specific Plan No. 13 Bella Terra Huntington Beach (zone) and complies with the requirements of that zone. In addition, a list of City Code Requirements, Policies, and Standard Plans of the Huntington Beach Zoning & Subdivision Ordinance and Municipal Code has been provided to the applicant (Attachment No. 16) for informational purposes only. Urban Design Guidelines Conformance: The proposed project is in substantial conformance with the Urban Design Guidelines, Chapter 6 (Special Consideration Commercial Guidelines for Big Box Retail and Mixed Use Projects). The applicant has completed the Urban Design checklist for the Costco and gas station and a separate checklist for the mixed-use and multi-family residential.portion (Attachment No. 18). The Urban Design Guidelines recommend specific design criteria for mixed use projects. In particular, several recommendations are discussed for site planning and building design. The Urban Design Guidelines for mixed use project site planning recommend incorporation of the following: PC Staff Report—08/24/10 -574- 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 ■ separate site access drive and parking facilities for residential and commercial uses- ■ security gates for access to residential uses and residential parking areas ■ private open space areas for use by residents only The Urban Design Guidelines for mixed use project building design-recommend incorporation of the following: ■ consistent architectural style and use of materials throughout the entire mixed use project • storefront design consistent with commercial development guidelines and residential design consistent with multi-family development guidelines • separate entrances for residential and commercial uses when both uses are in the same structure The proposed project conforms to these design recommendations through-the provision of separate access drives and parking facilities for residential and commercial uses, although the main access points onto the site are shared:In addition,the project will provide private.open space accessible only from the individual units as well as overall common open space for the project. In accordance with the architectural guidelines, the applicant utilizes a variety of building materials, _design elements, and colors to differentiate and complement the residential and commercial components-©f the project. However, along with recommendations provided by Design Review Board, staff believes the proposed Costco elevations, colors, and materials can be improved for greater consistency with the existing architectural quality found at Bella Terra. Please refer to the recommendations under Design Review for more discussion. Environmental Status: As part of its decision-making process,the City is required to review and consider potential environmental effects that could result from the revised project. Environmental Impact Report No. 07-03 (EIR), certified by the Planning Commission in 2008 for the project, found significant unavoidable impacts in four issue areas - Air Quality, Noise, Population and Housing, and Transportation/Traffic. All other potential impacts were either less than significant or could be mitigated. Notwithstanding that the previous environmental review had been completed, and after demolition of additional buildings the revised project is smaller than the original, City staff has had an evaluation of the revised project prepared by the firm of PBS&J, an environmental consultant, within the context of the California Environmental Quality Act (CEQA). Under CEQA, if project changes occur after certification of an EIR, an evaluation should be made to determine if there are changes in circumstances or new information of substantial importance that would require preparation of a subsequent or supplemental EIR. In the event that this is not the case, an Addendum may be prepared. The analysis documents that an Addendum is,the appropriate level of CEQA review for the revised project (Attachment No. 9). Table 1-1 (pp. 1-6 through 1-9) provides a comparison of impacts between- the approved 2008 Project and revised Project currently proposed. Specifically, none of the conditions set forth in Section 15162 of the 2010 CEQA Guidelines that would require preparation of a supplemental EIR has been met and the Addendum analysis demonstrates that: The revised project would not result in new significant impacts, nor is there a substantial increase in the severity of impacts from that identified in the previous EIR. PC Staff Report—08/24/10 -575- 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 There is no information in the record or otherwise available that indicates there are substantial changes in circumstances that would require major revisions to the previous EIR. 13 There is no substantial new information that would result in a new significant impact requiring major revisions of the previous EIR. ® There are no alternatives to the previous project or additional mitigation measures that would substantially reduce one of more-significant impacts identified in and considered in the previous EIR. Following a review of the previous EIR and the revised project information, it was determined that only limited additional analysis was needed for the following resource areas: ■ Biological Resources ■ Cultural Resources • Geology and Soils ■ Hydrology and Water Quality ■ Population and Housing ■ Public Services ■ Recreation ■ Utilities and Service Systems Following a review of the previous EIR and the revised project information, it was determined that additional analysis was needed for the following resource areas: ■ Aesthetics ■ Air Quality ■ Hazards and Hazardous Materials ■ Land Use and Planning ■ Noise ■ Transportation and Traffic The Addendum EIR determined that similar to the original project, implementation of the revised project would result in significant,unavoidable impacts in the following issue areas: Air Quality Project Specific — Daily operations would generate air emissions that exceed SCAQMD thresholds. Noise Project Specific — Pile driving activities would result in substantial temporary increase in ambient noise levels. 'Traffic • Project Specific — Under Year 2014 conditions, the project would contribute to projected deficiencies on the 1-405 freeway. • Project Specific — Under Year 2030 conditions, the project would contribute to projected regional freeway deficiencies on the 1-405 freeway. PC Staff Report—08/24/10 16 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 -576- In some instances, the revised project reduces the severity of significant impacts previously identified. These include Air Quality impacts during construction and cumulative impacts of Population and Housing due to exceedance of SCAG population projections for 2015. After distribution of the Addendum to EIR No. 07-03 to the Planning Commission with the August 10, 2010 Study Session Staff Report, staff discovered some errors and clarifications that need to be revised in the document. In general,there was a discrepancy in the amount of square footage listed for the Mervyn's demolition, clarifying language regarding some project description items was necessary, some inconsistencies in the numbering system for impacts and mitigation were included, clarification in the mitigation measures for greenhouse gas emissions were needed, and an error in the ICU values for the Beach Boulevard/Edinger Avenue intersection was corrected. The Traffic Impact Study in Appendix F required the same correction to ICU values. The revised pages are provided in legislative draft form for incorporation into the Addendum EIR No. 07-03 (Attachment No. 10). None of the revisions result in changes to the overall conclusions reached in the document. Notwithstanding the adoption and implementation of the recommended mitigation measures (Attachment No. 8), approval of the project in 2008 required that a Statement of Overriding Considerations be adopted by the Planning Commission, finding that the economic and social benefits of the proposed project outweigh its potentially adverse impact. Staff has analyzed the Addendum-EIR with regards to the level of adequacy of the environmental issues analyzed in the Addendum EIR. Staff has also analyzed the project with respect to compliance with identified mitigation measures. All of the mitigation measures are feasible and attainable prior to, during, and after construction. The Planning Commission will not need to act on the Addendum, but needs to consider it in its actions on the revised project. Coastal Status: Not applicable. Redevelopment Status: The project is located in the Huntington Beach Redevelopment Project, Subarea 1. The Economic Development Department has reviewed the proposed entitlements and recommends approval of the project because its implementation may achieve the following Redevelopment Plan Goals: • Eliminate and prevent the spread of conditions of blight and create a more favorable environment for commercial and residential development; • Expand the commercial base of the Project Area; • Improve public facilities and public infrastructure; • Promote.local.job opportunities; • Develop underutilized .parcels to accommodate higher and better economic uses while enhancing the City's financial resources; and • Increase, improve, and preserve the community's supply of housing affordable to very low, low and moderate income households. PC Staff Report--08/24/10 -5]7_ 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 In addition, the Economic Development Department indicates the project will be subject to the following code requirement: • Pursuant to California Redevelopment Law Section 33413 Replacement and Inclusionary Housing Requirements- (2) (A) (i) at least 15 percent of all new dwelling units developed shall be available at affordable housing cost to, and occupied by, persons and families of low or moderate income. Not less than 40 percent of the dwelling units required to be available at affordable housing cost to, and occupied by, persons and families of low or moderate income shall be available at affordable housing cost to- and occupied by,very-low income households. The applicant intends to meet the affordable housing requirement by providing the affordable units on-site and mixed throughout the project(Attachment No. 17). Design Review Board: Architectural and design guidelines of SP 13 were reviewed and approved by the Design Review Board (DRB)prior to adoption of the architectural theme for Bella Terra. Projects that are determined to comply with the architectural and design guidelines do not require further review by DRB. In this case, staff determined that the elevations, colors, and materials proposed for Costco and the gas station did not comply with SP 13 and referred the project to DRB for a recommendation. On July 29, 2010 DRB reviewed DR 10-026 and made the following recommendations to the Planning Commission: • Embellish the main entry by raising roof height, increasing architectural projections, and/or providing richer accent materials instead of split face and smooth face concrete masonry units • Incorporate building projections on the north elevation • Incorporate a smooth stucco finish instead of a rough stucco finish on the texture clad metal panels • Revise split face and smooth face CMU on north and east elevations to include or be accented with some other exterior building material as found in Bella Terra • Driveway entrances and pedestrian connections (paving materials, lighting, signage, landscaping) should match existing improvements at Bella Terra • Improve the design of metal pipe cart corrals for architectural consistency with materials and colors at Bella Terra In response, the applicant partially revised and resubmitted the Costco plans on August 9, 2010. However, staff has determined that the revisions do not include all of the recommendations or the plans have not been revised enough to meet the intent of the DRB's direction. Therefore, the DRB recommendations have been incorporated into the suggested conditions of approval. Staff has determined that the proposed elevations, colors, and materials of the mixed-use residential and retail portion of the project comply with SP 13 as proposed and no further recommendations are necessary. Subdivision Committee: Not applicable. PC Staff Report—08/24/10 -578- 1 Osr56 GPA 10-001 Z.TA 10-001 SPR 10-001 Other Departments Concerns and Requirements: The Departments of Public Works, Fire, Community Services, and Planning and Building have recommended conditions that are incorporated into the conditions of approval. The Police Department has concerns-regarding the security of the Costco property along the west property line and recommends an eight foot-high or higher block wall along this edge of the site. Specifically, the Police Department states that provision of the block wall would prevent potential offenders from entering the Costco property from the railroad right-of-way, and, in turn,prevent potential offenders from escaping the Costco property into the railroad tracks and/or adjacent property, unnoticed. This recommendation is in direct conflict with staff's recommendation for reciprocal pedestrian and bicycle access between the subject site and the property to the west. This issue is more fully discussed in the Analysis section below. Public Notification: Legal notice was published in the Huntington Beach/Fountain Valley Independent on August 12, 2010, and notices were sent to property owners of record and tenants within a 1,000 radius of the subject property, individuals/organizations requesting notification (Planning Department's Notification Matrix), tenants at the commercial center, applicant, and interested parties. As of August 17, 2010, staff has received three communications(Attachment No. 19)regarding the request_ Application Processing Dates: DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): General Plan Amendment: Not Applicable .Zoning Text Amendment: Not Applicable Site Plan Review: June 17, 2010 See Below 'Uhe site plan review processing is contingent on the legislative amendments being reviewed and approved by the City Council. The site plan review cannot be approved until the City Council takes action on the legislative items and permits cannot be issued until the legislative items become effective. ANALYSIS: General Plan Amendment: The primary factor to consider when analyzing the proposed changes to the General Plan is the amount of area devoted to different development patterns for the site and the proposed change to.FAR for Area B. The following is a detailed discussion of this issue. Amount of Development The proposed General Plan amendment decreases the area available for mixed-use residential and retail uses on the site while simultaneously increases the amount of area available for regional commercial uses, such as Costco. In 2008, the opposite land use pattern was considered and approved, namely, the amount PC Staff Report— 08/24/10 -579- 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 of land area available for regional commercial only was decreased while the mixed use land area was increased with the creation of Area A and Area B, respectively. The original 2008 concept plan of 713 residential units and 138,035 square feet of mixed-use commercial on Area B was never realized due to economic changes and market conditions. Now, the opportunity for a new user not contemplated for the site before, Costco, has arisen and the proposed plan is a reaction to that opportunity. In order to accommodate both the Costco proposal and the original intent of adding multi-family units to the lifestyle center, the proposed change in planning area boundaries is necessary.---Area A has substantial room to accommodate additional commercial square footage under the existing General Plan floor area ratios while Area B can be reduced in size and still yield a sizable multi-family and mixed use product. The proposed 30,000 square feet of retail/restaurant floor area contemplated-within Area B calculates to a 0.07 floor area ratio. Correspondingly, the General Plan Land Use Density Schedule for F14 will be amended from an allowable mixed-use commercial FAR of 0.2 to the-proposed 0.07 mixed-use commercial FAR. This change results in consistency between the proposed project and the General Plan FAR. The General Plan amendments would allow for a regional commercial business along with a mixed use, high density development thereby increasing housing options for diverse household types, promoting alternative modes of transportation, creating a local sense of place, reducing infrastructure and maintenance costs, and allowing for more efficient use of land resources. The area has a variety of complementary uses that are critical to any vibrant community such as large scale commercial and entertainment uses, employment centers, a transit hub, and a college. Because of its location and unique features, the site would be appropriate in accommodating an infill development that includes a regional commercial draw and a mixed-use project that is higher in density and compatible with the surrounding area. Staff supports the proposed General Plan amendments to change the sizes of Area A and Area B and the mixed-use commercial FAR in.Area B. Zoninp_'Text Amendment A legislative draft of the changes to Specific Plan No. 13 was introduced to the Planning Commission at an August 10, 2010 Study Session. Development standards and architectural guidelines are proposed for Area A to allow warehouse and sales outlets with ancillary tire sales/installation and gas station uses while other design and development standards remain the same for the existing regional commercial lifestyle center. The primary factors to consider when analyzing the proposed changes to Specific Plan No. 13 (Attachment No. 6) are land use compatibility, the Design Guidelines, and Development Regulations. The following is a detailed discussion of these issues. Land Use Compatibility In the vicinity of the project site, there is a mix of land uses such as commercial and entertainment uses (Bella Terra Mall and those along Edinger Avenue), employment centers (Towers at Bella Terra and Golden West College), an educational use (Golden West College), a transit hub (Golden West Transportation Center), mixed uses (Old World Village) and the recently approved but not yet constructed Red Oak/Amstar project. Because of the project site's location, it allows an opportunity for an infill development that is more compact in design and higher in density while protecting the residential areas of the City. The 2008 approval demonstrated that the project site is an appropriate location to combine housing and economic activity to provide both living and employment options for a wide range of people. PC Staff Report—08/24/10 -580- I Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 The mix of land uses contemplated by the proposed project as well as those already existing in the vicinity would create a dynamic environment where people can live, work, and play within walking distance. The warehouse and sales outlet with ancillary tire sales/installation and fuel station would enhance the economic viability of the area by supplying a regional commercial draw for the on-site customer base and the greater Huntington Beach community. The zoning text amendment ensures compatibility with surrounding land uses by allowing a regional commercial warehouse and sales outlet, Costco, to be developed in accordance with existing design and development standards already established at Bella Terra. The zoning text amendment allows Costco as a permitted use but maintains all the existing setback, landscaping, building height, and other development standards to maintain compatibility with other uses on site and on adjacent properties. Additionally, the zoning text amendment ensures cohesiveness with surrounding land uses by-allowing the ancillary uses of tire sales/installation and fuel station only in combination with a major warehouse and sales outlet anchor store. This restriction prevents the shopping center mall from becoming cluttered with independent tire sales or gas stations, which on their own are not regional commercial draws. Such independent or stand alone uses would not contribute to the overall General Plan and zoning goals of developing a regional commercial shopping experience. The development standards further restrict the gas station uses by permitting only fueling services; no ancillary convenience markets, car washed or truck rentals,which are sometimes combined with gas stations, would be permitted on site. Those-types of ancillary uses would not be appropriate in a regional commercial setting. Other changes to the development standards, discussed in more detail below, also contribute to, the project's compatibility by refining language for common open space and parking for a combination residential and commercial development in an urban setting. Staff recommends approval of the proposed amendments to the Specific Plan. Development Standards The proposed warehouse and sales outlet with ancillary tire sales/installation use does not require any change to development standards in SP 13. The proposed building will be required to comply with existing development standards for commercial uses in Area A with regards to setbacks,building height, landscaping, parking, and floor area ratio. The proposed gas station, however, does require provision of development standards to address site design and location consistent with fuel facility standards applicable in other zoning categories. Rather than repeat the applicable gas station development standards from the HBZSO, staff recommends that SP 13 just contain a reference to gas station standards already established in HBZSO Section 230.32, such as pump island and canopy setbacks from streets and landscaping along interior property lines. To reiterate the point made above, the development standards also include criteria for gas stations only as an ancillary use to a larger user and that no other additional uses such as convenience markets, car washes, or truck rentals be permitted on site. ]be applicant proposes a change in the way common residential open space is measured for The Village at Bella Terra. When the mixed use development standards were adopted in 2008, common residential open space was required to be a minimum of 10 feet away from any ground floor residential door or window and a minimum of five feet away from any ground floor wall. However, that method of measurement was more appropriate for the long linear blocks of residential units previously proposed as part of the PC Staff Report—08/24/10 -581- 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 conceptual development plans. The applicant proposes to eliminate the criteria for separation of common open space from the doors, windows, and walls of ground floor units. In the current proposed project, common open space is provided in courtyards between the building clusters with no separation adjacent to residential units. The proposed courtyards create unique landscaped areas, some with barbecues, outdoor furniture, shade structures, or formal-gardens. The main common recreational area is provided in a resort style pool with fountain, formal lawn space, spa-court, and resort cabanas. Additionally, the project proposes an indoor clubhouse as well as a fitness center for exclusive use by residents. With the proposed -change to eliminate the requirement for separation of open space from ground floor units, the overall amount of total common residential recreational area is proposed as follows: � o- a , t ® . . , a t a . ® Total 150 sf/unit; 60 sf of 467 x 1-50 70,050 sf 81,310 sf Overall Total which must be private total open s ace - Common Min. 90 sf/unit; 467 x 90=42,030 sf 37,712 sf outdoor+ enclosed clubhouse/ (42,030L--.f x 15%= 6,304 sf clubhouse= fitness maybe max 15% 6,304.5 sf indoor max 44,016 sf Common Total of overall may be=counted) - Private Min. 60 sf/unit 467 x 60=28,020 sf 60 sf/unit min.provided; 37,294 sf Private Total As can be seen from the above chart, even with the change in methodology for the measurement of open space,the proposed project exceeds the open space requirement by approximately 11,260 square feet. The project also includes a 2,234 square feet indoor fitness center that has not been included in the above calculation because it would exceed the amount of enclosed space that can be counted toward the minimum requirements. Staff supports the proposed amendment to measurement of common open space because the overall quality and amount of open space provides for a high quality, well designed multi- family residential project. Clean Up Language Other changes proposed in the zoning text amendment are minor clean-up language necessary to bring the specific plan up to date. For example, all references to the Director of Planning have been amended to the Director of Planning and Building to reflect -the recent consolidation of the two departments. Additionally, the appeal language has been amended for consistency with all specific plan documents. In particular, all decisions by the Director of Planning and Building can now be appealed by both the property owner and applicant across the entire specific plan instead of just within Area B as currently written. Staff has also included a new parking striping detail to match the.requirements of the HBZSO instead of the existing exhibit, which contains inaccurate dimensions. Refinements to certain sections are also included to provide more consistency between the specific plan and the HBZSO. For instance, language is now included in the specific plan to permit 25 feet of back-up space within the residential only parking garage for consistency with zoning code requirements. PC Staff Report—08/24/10 -582- IOsr56 GPA 10-001 ZTA 10-001 SPR 10-001 Overall, staff recommends approval of the text changes to Specific Plan No. 13 to facilitate development of a high quality regional commercial and mixed use project with enough open space, air, light, ventilation,pedestrian connections,interesting architectureswell designed circulation, and landscaping for an enjoyable environment in which to shop, live, work, and play. Specifically, implementation of a regional commercial and mixed use project in compliance with the amended Specific Plan No. 13 will promote transformation of the Bella Terra lifestyle center into a vital Town Center Core. Site Plan Review Site Design and Modifications Staff recommends several amendments to the proposed plans to improve the overall design and the project's compatibility with adjacent land use. As discussed above under Design Review Board, staff recommends approval of the overall Costco elevations with an enhanced entryway, additional projections on the building walls, and improvements in the building materials. The Costco cart corrals in the parking lot and in the parking structure should be improved architecturally for consistency with colors and materials found elsewhere at Bella Terra. This has been a consistent recommendation by staff for other big box users throughout the community, such as Home Depot, WalMart, and Lowe's. Costco proposes to station employees within the parking structure to collect shopping carts and drive them via motorized vehicles down the ramps and back to Costco. Staff recommends that more defined cart return areas be designed into the parking structure to protect carts from rolling prior to pick-up by employees. These recommendations are included in the suggested conditions of approval. As noted above, the applicant proposes a 3'-9"retaining wall along the west property line. This retaining wall is primarily due to the required grade elevation to raise the site and comply with floodplain construction standards. The proposed retaining wall will not be detrimental to any adjacent properties and staff supports the request. In order to provide further protections to the proposed residential units, staff recommends that Costco delivery trucks be directed to enter the site from Center Avenue and remain on the north side of the Costco building for delivery activities. An exception to this is the fueling trucks that will travel within the fire lane between the Costco building and the residential parking garage and then exit the site onto Center Avenue. Staff also recommends a condition of approval to prohibit trucks, except refuse collection vehicles, from traveling along the westerly driveway adjacent to the residential uses. The proposed mixed-use residential structures are well designed in terms of site layout and access to parking, trash enclosures, common open space, private open space, and site amenities such as the clubhouse, fitness center, pool, and spa. Residents will access assigned parking spaces within the parking structure on the north side of the project and walk along covered access ways to the entrance of their individual units. Trash chutes are provided on each level of the parking structure with a centralized refuse collection on the ground floor for pick-up by the City's contracted refuse service. Additionally, residents will access the retail and restaurant businesses on the ground floor of the apartment structure via a secured breezeway at the southeast corner of the building. Staff supports the overall site design and layout of the proposed mixed-use building. PC Staff Report—08!24/10 -583- 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 Over the past several months, staff and the applicant have been collaborating on the project proposal to demonstrate compliance with all code requirements. Through cut_sheets and small detail drawings, the applicant has shown that the overall project can meet minimum requirements for interior floor space, private open space, parking structure design, parking, and bicycle parking; however, the large size conceptual plans provided for review do not include all of-the necessary project details. Therefore,staff recommends several conditions of approval for comprehensive amendments to the proposed plans to demonstrate compliance with all code requirements. Circulation The applicant proposes to reconstruct the driveway at the intersection of Huntington Village Lane and Center Avenue by relocating it approximately 180 feet to the east. The purpose of the driveway relocation is to off-set the driveway entrance from the main store entrance in order to reduce conflicts between vehicles entering the site and pedestrian traffic in front of the store. Staff supports the relocation of the driveway, subject to approval of a localized traffic signal analysis by the Public Works Department. Along with the proposed change to driveway access described above, the applicant is proposing to amend the two way circulation in the east-west drive aisle immediately north of the existing parking structure to one-way traveling eastbound. The applicant proposes to amend the traffic pattern and post an "Exit Only,"sign while also reorienting the angled parking stalls so that they are entered by eastbound traffic. t , _ 92 TarMaE 1 \c�xrcvR a 4 ! tj1 a 7tip\l T +2Y .tiPC 8 � _ f t ! a A O 17 fl f ♦ ♦ Hare i ♦ ♦ MIM I E%I MG ORME TORaM Me BMSTM P SSESVGEA flosTpy rrEtrr»r_._�T�� I ELEVATORS a STAM  UOSTMFASSMER 37 REVAtOM a 5FA1i!(6� t ' — MTR,. EXISTING PARKING '- f •MWRM STRUCTURE _ i M-T LAIA.7�iE 1YtiH { DEC OPA7MBORULRTYP �) The above is a detail of the proposed site plan changes. PIease note that Center Avenue is located at the top of the graphic. PC Staff Report—08/24/10 -584- 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 Staff does not support this request for several reasons. First, the intersection in question is one of the main entrances from Center Avenue into the Bella Terra complex. Once on site,patrons have the choice of either traveling left or right to access different parts of the center or traveling straight for direct access. into the parking structure. This particular four way stop is heavily traveled with pedestrians exiting the parking structure and crossing the drive aisle to the restaurants and movie theater and vehicles just arriving on site looking for parking. Limiting the proposed drive aisle to exit only and eliminating a patron's choice to make a right turn after arriving on site would compound this already busy four way stop. Currently, vehicles entering the site from Center Avenue in this location can turn right on site and then left into the parking structure, avoiding conflicts with pedestrians exiting the parking structure and walking into Bella Terra. The proposed exit only would require vehicles arriving on site to travel straight through the four way stop in order to enter the parking structure, thereby increasing conflicts between pedestrians and vehicles. Furthermore, the HBZSO promotes internal circulation on all commercial sites and states that all parking spaces shall be available on site without traveling onto the public street system. The proposed change would circumvent the ability to circulate all the way around the shopping center without entering the public street-system, contrary to good zoning practices. The applicant proposes to keep the right turn lane in place and maintain the width of the two way drive aisle. Because the drive aisle would still be wide enough to accommodate two way traffic motorists are likely to become confused and turn right anyway. Vehicles traveling against the flow of traffic will lead to conflicts with other patrons pulling into and out of the angled parking spaces across traffic. Therefore, staff is opposed to the proposed change in circulation and recommends a condition of approval to maintain the existing two way circulation north of the existing parking structure. Pedestrian Connection Along with the typical development standards for the overall building design, Specific Plan No. 13 also includes general goals and policies designed to implement the General Plan vision for Subarea 5A, particularly a highly articulated architecture, pedestrian oriented, shopping experience with open space plazas, and synergy between the residential and commercial uses. To that end, the City Council adopted updated policies regarding pedestrian connections in 2008. In particular, Section 3.1.5 states: 3.1.5 As a supplement to an on-site pedestrian walkway system, potential future pedestrian and bicycle access such as an at-grade crossing or an above-ground crossing shall be pursued across the existing rail line on the western boundary of the site. Funding mechanisms, including a fair share analysis for the Edinger Corridor, shall be pursued by the City of Huntington Beach in conjunction with affected property owners. Staff acknowledged that the appropriateness of a future pedestrian connection was not known at the time conceptual development plans were contemplated in 2008. Staff informed the applicant and the decision makers that the appropriateness of such a connection could not be determined until the applicant submitted an application for development. Staff recommends that the site plan be revised to include an at- grade pedestrian connection with ADA access, along the west property line to connect to a future at grade bridge across the railroad tracks and flood control channel to the property to the west. The access point shall be a minimum of 10 feet wide and be located along the west property line approximately 655 feet PC Staff Report—08/24/10 10sr56 6PA 10-001 ZTA 10-001 SPR 10-001 -5�5_ north of Edinger Avenue. The on-site pedestrian connection shall be blocked from access until such time as an on-grade bridge is constructed and completed. In order to link the pedestrian connection from the west to the shopping, open space, and retail amenities of The Village at Bella Terra and the existing Bella Terra mall, staff further recommends that the 41 foot, six inch wide area between the south side of Costco and the residential parking garage be designed to accommodate a minimum 26 foot wide fire lane as well as an architecturally pleasing pedestrian and bicycle connection to the properties to the west. The pedestrian connection shall include enhanced landscaping, decorative hardscape, lighting, benches and other appropriate amenities to encourage pedestrian and bicycle activity. The required fire lane should be constructed of driveable turf block, subject to the approval of the Fire Department. In order to implement code requirements regarding this connection, the subject property owner shall provide an irrevocable offer for reciprocal pedestrian and bicycle access-to the west. In conjunction with the offer for irrevocable reciprocal access staff recommends a condition of approval for the applicant to construct the on-site pedestrian connection and post a bond for one and one half times the amount of half the estimated cost to complete an at-grade connection across the rail line and flood control channel. The adjacent property owner to the west (former Levitz site) would then be required to accept the reciprocal offer of dedication and jointly the property owners would pursue permits and complete the connection. The applicant is opposed to this recommendation and proposes the reciprocal access Iocation further to the south, approximately 230 feet from Edinger Avenue. The applicant has stated that they are not willing to construct the reciprocal access at this time and are not willing to provide a cash bond to cover any of the costs associated with the actual connection. The applicant further objects because the timing of development on the adjacent property is uncertain and the bond may never be called in. Staff cannot support the pedestrian connection as indicated on the applicant's conceptual master plan because it is too close to Edinger Avenue and would not provide the benefit-of pedestrian connections at the midway point between projects further west. Staff can support a sunset clause for the bond, specifically, that should the adjacent property to the west fail to redevelop and accept the offer of reciprocal access within ten years of this entitlement, then the bond would be returned to the property owner. In accordance with code requirements, however, the offer for reciprocal access should remain in perpetuity or until such time as it is accepted by the adjacent property owner. As indicated above in Other Department's Concerns, the Police Department recommends that no reciprocal access be provided amongst properties and that the applicant construct an eight foot high or higher block wall along the westerly property line. Staff understands the Police Department's concerns with potential escape routes for people engaged in criminal activity. However,by designing the reciprocal access with landscaping and lighting amenities, pedestrians and bicyclists would be invited into the area, revitalizing it and lessening opportunities for crime. Although the applicant opposes the enhancement and improvement of the accessway between the Costco building and the residential parking garage, their own site plan and landscaping plan depicts bicycle parking, sidewalk area,turf block, and enhanced landscaping as can be seen in the exhibit below: PC Staff Report--08/24/10 -58 6- 1 Osr56 GPA 10-001 Z.TA 10-001 SPR l 0-001 Potential Pedestrian Connection Detail Parking Garage COSTC© GRUN SCREEN WITH VINES 26' FIRELANE POIDOCA.RPUS HENKEL!! LA.EITI Nr E ` 3' h INIMIUM SOIL COVERAGE MIER BUILDING FOOTING ol 4'—� 7' 21' 5' T' PLANTER BICYCLE TURF BLOCK ADA PLANTER PARKING PAVERS SIDEVIALK 41' OVERALL Therefore, there are three options for the Planning Commission to consider regarding the pedestrian connection to the west: 1. Police Department recommendations for an eight foot high wall along entire west property line_ 2. Applicant's request to depict a connection at the southern edge of residential on the conceptual master plan but without responsibility to pursue permits or any cost of construction of an actual connection. 3. Staff's recommendation to enhance the existing area between Costco and the residential parking garage with landscaping, lighting, and pedestrian amenities; construct an on-site connection to the west; provide an irrevocable offer to dedicate a pedestrian and bicycle access to the property owner to the west; estimate the cost of construction of an at-grade crossing; submit a cash bond for one and one half times the amount of half the estimated cost of construction with a sunset clause to return bond if not implemented within 10 years. PC Staff Report—08/24/10 -587- 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 Staff believes that the walkability and pedestrian connections envisioned in the Beach Edinger Corridor Specific Plan and the Bella Terra Specific Plan are vitally important to implementing a town center core and successful mix of residential and retail uses. Shared Parking The entire Bella Terra at Buildout will consist of approximately 875,585 square feet with a code required parking requirement of 5,734 parking spaces. These figures do not include the proposed residential units, which are parked within a separate parking structure.With a proposed parking supply of 3,700 spaces,the proposed project's parking supply is deficient by 2,034 spaces according to the HBZSO. However,the development standards of SP 13 allow parking for the mixed-use lifestyle center to be provided based on a shared-use analysis. The theory behind a shared parking analysis is that each individual use in a large shopping center does not need to be provided with code required parking because a customer who parks once will usually patronize more than one business in a visit. The key to a shared parking analysis is to determine the peak hours-of all the uses,or when the entire shopping center is busiest, and then provide the parking based on the peak demand-- Typically, for unbuilt shopping centers,traffic engineers estimate the number of parking spaces forecasted to be needed based on data derived from observing existing shopping centers and the type of uses to be constructed. Traffic engineers share these data through published reports via the Institute of Traffic Engineers or the Urban Land Institute's reports on Shared Parking. Industry standards indicate that parking needs vary depending on the mix of retail, dining, and entertainment uses, such as movie theaters, within the shopping center. In this case, three quarters of the shopping center is already built and operating, thus providing a convenient model to study parking trends, rather than relying on theoretical data used to predict parking needs for a yet to be constructed project. The applicant's traffic engineer, Linscott, Law, & Greenspan, Engineers, (LLG), based the Updated Parking Demand Analysis for The Village at Bella Terra With Costco (Phase II), dated August 17, 2010, (Attachment No. 15) on several main components: 1. The majority of the existing Bella Terra businesses are utilizing parking in the existing surface parking lots located, for the most part, east of the Burlington Coat Factory building. 2. The existing parking structure on the north side of the property can readily be analyzed using the electronic parking space counter. 3. The survey of the existing parking structure shows that within the 1,537 space parking structure the peak use for current site conditions totals 760 parking spaces (49.4%utilization) and occurs at 9:00 PM on a Saturday. 4. Out of the 760 surplus parking spaces on a Saturday night, 220 parking spaces can be "given" to Costco to meet their parking demand and still have 540 available. 5. The new development of a Costco center and the proposed residential units should both stand on their own in terms of supplying parking for their needs. As stated, LLG, assumed that the entire existing Bella Terra uses, with the exception of the tenants immediately adjacent to the proposed Village project (those tenants essentially west of Burlington Coat Factory), are completely parked by utilizing the existing surface parking Iots_ This assumption is important because it means that the proposed uses (Costco, the residential units, the mixed use PC Staff Report—08/24/10 ?R 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 -588- commercial, as well as the existing commercial tenants located west of Burlington Coat Factory) will not rely on any of the existing surface parking spaces to fulfill their needs in the shared parking scenario. LLG then surveyed the existing parking structure to determine how many stalls are utilized at the peak hours of operation and how many stalls are available. LLG's next step was to determine how many parking stalls would be needed for the proposed new Costco and new mixed-use residential, retail, and restaurant uses, as well as the existing adjacent retail space, closest to the new proposed development It should be noted that the residential units are proposed to supply all the parking needed for the 467 residential units and their guests within a separate residential parking structure. Although SP 13 allows residential parking to be provided on a shared basis, the applicant provides parking for all the residential units, including guest parking, based on the standards recently established in the Beach Edinger Corridor Specific Plan. Therefore, the applicant is not proposing to share any residential parking with retail parking and staff supports this methodology. Along with providing independent parking for the residential uses, LLG also recommends providing code required parking for Costco, without depending on shared parking ratios. This recommendation is based on the fact that Costco is more of a single destination type business rather than a shopping center type business that is one of multiple visits. Therefore, Costco's code required parking based on 1 space/ 200 square feet of floor area is 771 parking spaces (154,113 divided by 200= 771). Accordingly, 557 parking spaces are provided in the surface lot immediately north and east of the proposed Costco as well as 220 additional parking spaces provided in the existing Bella Terra parking structure on the north side of the mall property for a total of 777 parking spaces. To this end, the applicant proposes to construct two oversized elevators on the exterior of the west side of the existing parking structure to accommodate Costco shopping carts. The development proposal also includes a pedestrian path linking the Costco front entrance with the new elevator access. ULI data show that peak demand for retail uses occurs between 1:00 PM and 2:00 PM on weekdays and between 2:00 PM and 4:00 PM on weekends. For fine/casual dining uses, ULI predicts peak demands between 7:00 PM and 10:00 PM on weekdays and between 8:00 PM and 9:00 PM on weekends. For the subject lifestyle center, LLG's combination of parking survey and theoretical shared parking demands reveals that the peak demand for the entire Bella Terra shopping center will be Saturday evening at 8:00 PM. Since LLG already considered the existing Bella Terra parked in the surface parking lots it is important to identify that no actual surplus or available spaces in the surface Iots are accounted for in the shared analysis. LLG's data shows that of the 1,537 total spaces in the parking structure, 760 spaces are needed during the Saturday night peak. Therefore, 777 spaces are available spaces in the parking structure at the peak time on Saturday night. Accordingly, 220 spaces are available in the structure to be counted 3Or Costco and a 557 space surplus would remain. Setting aside the assumption that all the existing tenant spaces are efficiently parked in the existing surface parking lots, LLG's shared survey results for Bella Terra at buildout, including Costco, concludes that during a peak Saturday night in December a total of 2,341 spaces are needed and 2,489 spaces are :available for a 148 space surplus. Using LLG's methods to describe the parking, the 2,489 available spaces consists of 395 surface spaces in the new Village development, 1,317 available in the parking structure (1,537 total parking structure minus 220 "given" to Costco=l,317 available), adding back in the PC Staff Report—08/24/10 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 220 "given" to Costeo in structure, and 557 spaces in the Costco portion of the surface parking lot (3 95+1,317+220+557=2,489). Industry standards recommend that 4.5 to 4.6 parking spaces/1,000 square feet of square feet of shopping center be provided for lifestyle centers such-as Bella Terra. The original Bella Terra development provides 3,845 total parking spaces, or 4.96/1,000 for the 774,962 total square feet. A summary chart of -tire existing and proposed parking is provided below. ° gq.-:p.F0f 'Ratfo Sgagosffotit ® 0 1 Bella Terra I (Existing) 774,962 (includes 4.96/1,000 3,845 theater Bella Terra I plus Village 868,375 4.25/1,000 3,700 -at Bella Terra(Proposed) * Industry Standard 868,375 4.50/1,000 3,907 *Excludes Residential Units and Guests - parking provided in separate 700 space residential parking garage and excludes 9,153 square feet of Mervyn's and adjacent retail As can be seen in the above chart, the applicant is proposing to provide shared parking at a ratio of 4.25 spaces per 1,000 square feet of total building area for the entire Bella Terra development, excluding the residential units. The total of 3,700 parking spaces is 207 spaces below the industry standard cited in ULI's Shared Parking study. Therefore, staff has concerns that over time, the shopping center may become under parked. This concern is based on several factors: 1) the parking survey occurred during the current downturn in the economy; 2) some major tenant anchors may be underperforming; 3)major tenant anchors may change uses to better performers with no discretionary approval under the current SP 13; 4) the parking along the north side of the shopping center is under the control of the property owner on a long term lease from Southern California Edison (SCE); and 5) the parking demand is based on very specific, unique businesses currently operating or proposed to operate at the center. To ensure -that parking demand does not outpace parking supply staff recommends a condition of approval requiring a Parking Management Plan. The Parking Management Plan (PMP) is necessary to manage parking at the center in the near term as well as require long term monitoring and provision of additional parking should the need arise in the future. In summary, the PMP requires all Bella Terra employees (management, tenants, and Costco) to park in the upper two levels of the existing parking structure. The PMP holds Costeo's unique hours of operation to those hours proposed and studied in the shared parking analysis and it requires the property owner to perform a future parking survey at certain milestones over the life of the project. Should the parking survey reveal that demand is increasing over supply, then the property owner will be required to add more supply via several options. Options for increasing supply include expanding the on-site valet program, providing employee parking off-site with a shuttle service, provision of new parking spaces through re-striping or alternative methods, leaving some tenant spaces unoccupied, or any other options identified by the property owner and acceptable to the City. Alternatively,the applicant may propose to supply parking at the industry standard ratio of 4.5/1,000 at this time to alleviate staff concerns for the future. Staff s recommendations for the PMP are included in the suggested conditions of approval and thus, staff supports the provision of required parking on a shared parking basis. PC Staff Report—08/24/10 ®590e 10sr56 GPA 10-001 Z.TA 10-001 SPR 10-001 LEED Silver Certification Specific Plan No. 13 Policy 4.4.10 states,"Sustainable or`Green' Building practices shall be incorporated into the design of the proposed structures and associated site improvements. Sustainable building practices shall include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED)Program certification or Build It Green's-Green Building Guidelines and Rating Systems. In addition, at least one building(minimum 1,000 square feet in size) shall be LEED certified." LEED is an internationally recognized green building certification system, providing third parry verification that a building was designed and built using strategies aimed at improving performance across all the issues that matter most: energy savings, water efficiency, carbon dioxide emissions reductions, improved indoor environmental quality, and stewardship of resources and sensitivity to their impacts. At the time the above policy was incorporated into SP No. 13 in 2008,. the proposed conceptual plans consisted of an entire mixed-use retail and residential project and LEED-did not have an applicable certification process. -In 2008, LEED did include a certification process for commercial structures,but Costco-or other warehouse and sales outlet type stores were not anticipated for future development. In response to the above cited specific plan policy, the applicant is proposing that the 1,920--square foot pavilion building at the edge of the village green be LEED certified. The applicant has also submitted a Multifamily GreenPoint Rated Checklist (Attachment No. 14) for the mixed-use project through Build It Green. The applicant has committed to incorporating the sustainable building practices as indicated in the checklist to earn the minimum requirements for a GreenPoint Rated home. In response to the newly proposed project and the request to amend SP 13 for warehouse and sales outlet with tire sales/installation and fuel facility, staff recommends that the 154,113 square foot Costco building be LEED Silver certified in concert with incorporating sustainable building practices throughout the mixed-use development. There are two other Costco buildings in the United States that Costco has built to LEED standards and obtained the actual LEED certification. However, the Costco representative indicates that for Bella Terra, Costco prefers to construct their project equivalent to LEED certification but without completing the actual certification process due to cost and time constraints associated with the procedures. Staff is concerned, however, that without following the LEED certification procedures there will be no third parry verification of incorporating sustainable building practices to a level equivalent to LEED Silver. To alleviate staff s concerns, the applicant has submitted a letter (Attachment No. l 3) describing the company':s. sustainable building practices and offering to pay the cost of third party verification by a City inspection official or by their own architectural firm. Staff prefers, however, that an independent third party with the expertise and training involved in LEED certification be responsible for completing the actual certification process. Implementation of staffs recommended condition of approval would result in the City's first LEED certified building. SUMMARY: Staff recommends approval of General Plan Amendment No. 10-001, Zoning Text Amendment No. 10- 001, and Site Plan Review No. 10-001,as modified by staff because: - Facilitates the existing General Plan Land Use Element Mixed Use overlay by providing for regional commercial and mixed uses on the site. PC Staff Report—08/24/10 -591- 1 Osr56 GPA 10-001 ZTA 10-001 SPR 10-001 - Facilitates the proposed amendments to Specific Plan No. 13 to modify locations of Area A and Area B, to establish uses and development standards for warehouse and sales outlets with tire sales/installations and gas stations, resulting in a future mixed use development that is consistent and transitional between surrounding densities and land uses. - Facilitates regional commercial and mixed use development that produces an environment which is- both attractive and sustainable by increasing housing options for diverse household types, promoting alternative modes of transportation, creating a local sense of place, reducing infrastructure and maintenance costs, and allowing for more efficient use of land resources. - Consistent with good zoning practice and implements the goals of developing a regional commercial and mixed-use lifestyle center. - Compatible with adjacent commercial, educational, and transportation uses, and the site is already designated for a higher-density, mixed use development with a mix of residential and regional commercial land uses. - Serves affordable housing needs of the community by providing on-site affordable housing units. - Requires the Costco building to be certified LEED Silver. - Provides the Event Pavilion building in the village green as certified-LEED Silver. - Incorporates sustainable building practices from Build It Green checklist into the multi-family residential project. - Requires the irrevocable offer of a reciprocal pedestrian and bicycle access easement with the adjacent property to the west. For these reasons, staff recommends the Planning Commission approve General Plan Amendment No. 10-001, and Site Plan Review No. 10-001, as modified by staff. ATTACHMENTS: Suggested Findings and Conditions of Approval for Site Plan Review No. 10-001 (see Attachment No. 2.A for Public Works Suggested Conditions of Approval for Site Plan Review No. 10-001) 2. A.Public Works Suggested Conditions of Approval -Subwea Sere -e ZoningMap .33 . rd ' rd 11. Costco Site Plan, Floor Plans, and Elevations dated August 9, 2010 PC Staff Report—08/24/10 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 -592- 12.The Village at Bella Terra Mixed-Use Retail and Residential Site Plans, Floor Plans, and Elevations dated June 17,2010 13.Letter from Costco Wholesale regarding LEED certification dated August 2,2010 14.Email from DIM Capital Partners regarding Multifamily GreenPoint Rated Checklist dated August 11, 2010 15. Shared Parking Analysis by Linscott, Law,and Greenspan,Engineers,dated August 17,2010 16.Code Requirements List for informational purposes only 17.Draft Affordable Housing Plan received from DIM Capital Partners dated May 20,2010 18.Urban Design Checklist-dated March 15,2010 19.Letters in Support and/or Opposition SH:MBB:jj:jr PC Staff Report—08/24/10 -593- 10sr56 GPA 10-001 ZTA 10-001 SPR 10-001 -594- ATTACHMENT NO. 2 SUGGESTED FINDINGS AND CONDITIONS OF APPROVAL ZONING TEXT AMENDMENT NO. 10-001 SITE PLAN REVIEW NO. 10-001 S>tJ GESTED FINDINGS FOR APPROVAL—ZONING TEXT AMENDMENT NO.1ll!-001: L Zoni Text Amendment No. 10-001 amends the HBZSO by amending Specific Plan No. 13 to establis warehouse and sales outlets with ancillary fire sales/installation and gas station uses and associated esign and development standards for.the Bella Terra site. The proposed change will be consistent wi the objectives,policies, general land uses and programs specified in the City's General Plan and the a ted-Land Use Element of the General Plan because it allows regional commercial uses and mixed-u development at a density and intensity appropriate for the site. The amended Specific Plan No. 13 also compatible with surrounding development because development standards contribute to the projec 's compatibility by ensuring adequate design standards for warehouse and sales outlets with ancill tire sales/installation and gas stations with setbacks, parking, and landscaping for a combination f residential and commercial development in an urban setting. 2 The amended Specific Plan No. will enhance potential for superior urban design in comparison with development under the base di 'ct provisions that would apply if the Plan were not approved because along with the typical develop ent standards for the overall building design, Specific Plan No. 13 also includes general goals and p icies designed to implement the General Plan vision for Subarea 5A and 513, particularly a highly iculated architecture, pedestrian oriented, shopping experience with open space plazas, and synergy tween the residential and commercial uses. 3. Deviations from the base district provisions that othe ise would apply, are justified by compensating benefits of the Specific Plan. Overall the Specific Ian Design Guidelines and Development Standards facilitate development of a high quality mixe se project with enough open space, air, light, ventilation, pedestrian connections, interesting archi cture, well designed circulation, and landscaping for an enjoyable environment in which to live, ork, shop, and play. Specifically, implementation of a future warehouse and sales outlet with anci ry tire sales/installation and gas station along with a mixed use project in compliance with the ame ed Specific Plan No. 13 will promote transformation of the Bella Terra lifestyle center into a vital ional commercial lifestyle center. 4. The amended Specific Plan No. 13 includes adequate provisions for utilities, se ces, and emergency vehicle access; and public service demands will not exceed the capacity of ext ing and planned systems. Specific Plan No. 13 describes and depicts adequate provisions for the uti i ies and public services described above. Additionally, EIR No. 07-003 and Addendum to EIR No. 07- contains a complete analysis of the previous and revised project's expected demands for utilities d public services and demonstrates adequate provisions to meet the revised project's needs. (1 Osr56 GPA No. 10-001;ZTA l 0-001; SPR l 0-001) -595- Attachment No. 2.1 SUGGESTED FINDINGS FOR APPROVAL—SITE PLAN REVIEW NO. 10-001: 1. Site Plan Review No. 10-001 for the establishment, maintenance and operation of the 154,113 sq ft Costco with tire salesfinstallation center, outside food service, and 16-pump gas station; 467 multi- family residential units; an additional 30,000 sq ft of mixed use retail and restaurants; a shared use of parking, and; a Y-9"retaining wall along the western boundary, will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The regional commercial use and the mixed-use residential and retail development, with the recommended conditions of approval, incorporates architectural and design principles to help ensure maximum compatibility-ef design with the existing Bella Terra, promote pedestrian-friendly entries and uses, and promote the use of high quality exterior materials. Structures on the project site would vary in heights in order to provide variety to the roofline and to reduce overall building massing. Development standards and design guidelines in Specific Plan No. 13 ensure that form,height, and development convey an overall high level of quality. Landscaping and - paving patterns will be compatible with the adjacent Bella Terra development and the project will contain gathering places for public activity. 2. The site plan review will be-compatible with surrounding uses because circulation patterns effectively move passenger vehicles and delivery trucks around the site, adequate parking for the proposed development will be included and a Parking Management Plan will ensure monitoring of future parking conditions, a high level of quality architecture is proposed with the mixed use portion of the building and will be incorporated, via conditions of approval, on the warehouse and sales outlet, the overall project will incorporate sustainable building practices to maximize energy efficiency and the Costco building will be LEED certified. 3. The proposed 154,113 sq ft Costco with tire sales/installation center, outside food service, and 16- pump gas station; 467 multi-family residential-units; an additional 30,000 sq ft of mixed use retail and restaurants; a shared use of parking, and; a Y-9" retaining wall along the western boundary will comply with the provisions of Specific Plan No. 13 and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. The proposed project meets code requirements in terms of building height, setbacks, landscaping, common and private open space, and with conditions imposed will include reciprocal access for pedestrian and bicycle connections from the westerly adjacent property to the Bella Terra development. 4_ The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of CR-F2-sp-mu (F9) (Regional Commercial) for Area A and CR-F2-sp-mu (1714) (Regional Commercial) for Area B on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: A. Circulation Element Objective CE 3.2: Encourage new development that promotes and expands the use of transit services. (10sr56 GPA No_ 10-001;ZTA 10-001, SPR 10-001) -596- Attachment No. 2.2 Policy CE 6.1.6: Maintain existing pedestrian facilities and require new development to provide pedestrian walkways and bicycle routes between developments, schools, and public facilities. B. Growth Manggement Element Policy GM 3.1.8: Promote traffic reduction strategies including alternate travel modes, alternate work hours, and a decrease of vehicle trips throughout the city. C. HousingElement Polley H 2.2: Facilitate the development of mixed use projects in appropriate commercial areas, including stand-alone residential development (horizontal mixed use) and housing above ground floor commercial uses(vertical mixed use). Establish-mixed use zoning regulations. Policy H 3.1: Encourage the production of housing that meets all economic segments of the community, including lower, moderate, and upper income households, to maintain a balanced community. Goal H 5: Provide equal housing opportunity. D. Land Use Element Goal LU 4: Achieve and maintain high quality architecture, landscape, and public open spaces in the City. Goal LU 4.2.4: Require that all development be designed to provide adequate space for access, parking, supporting functions, open space, and other pertinent elements. Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. Goal LU 8: Achieve a pattern of land uses that preserves, enhances, and establishes a distinct identity for the City's neighborhoods, corridors, and centers. Policy LU 8.1.1: Accommodate land use development in accordance with the patterns and distribution of use and density depicted on the Land Use Plan Map, in accordance with the principles discussed below: a. Not applicable b. Vary uses and densities along the City's extended commercial corridors, such as Beach Boulevard. c. Increase diversification of community and local commercial nodes to serve adjacent residential neighborhoods. e. Intermix uses and densities in large-scale development projects. f. Site development to capitalize upon potential long-term transit improvements_ (10sr56 GPA No. 10-001;ZTA 10-001• SPR 10-001) -597- Attachment No. 2.3 g. Establish linkages among community areas, which may include pedestrian and vehicular paths, landscape, signage, other streetscape elements, open space, transitions, in form, scale, and density of development, and other elements. Goal LU 9: 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. Policy LU 9.1.4: Require that recreational and open space amenities be incorporated in new multi- family developments and that they be accessible to and of sufficient size to be usable by all residents. Policy LU 10.1.15: Require that regional commercial developments be designed to convey the visual sense of an integrated center by consideration of the following principles: a. Use of multiple building volumes and masses and highly articulated facades to reduce the visual sense of-large scale"boxes"; b. Use of roofline—or height variations to visually differentiate the building massing and incorporation of recesses and setbacks on any elevation above the second floor above grade; c. Siting of a portion of the buildings in proximity to their primary street frontage to convey a visual relationship to the street and sidewalks; d_ Design of the exterior periphery of the structures to contain shops, restaurants, display windows, and other elements that provide visual interest to parking areas and the street elevation; e. Inclusion of a "public square" as a gathering place of public activity in multi-tenant regional centers; f. Clear identification of building entrances; g. Use of landscape that provides a three-dimensional character; h. Encourage the provision of public art; i. Inclusion of consistent and well-designed signage integrated with the building's architectural character,including pedestrian-oriented signage; and j. Design of parking structures to be visually integrated with the commercial buildings. Goal LU 11: Achieve the development of projects that enable residents to live in proximity to their jobs, commercial-services, and entertainment, and reduce the need for automobile use. Policy LU II.1.2: Limit commercial uses in mixed use development projects to those uses that are compatible with the residences. Policy LU 11.1.4: Require the incorporation of adequate onsite open space and recreational facilities to serve the needs of the residents in mixed use development projects. Policy LU 11.1.5: Require that mixed use developments be designed to mitigate potential conflicts between the commercial and residential uses, considering such issues as noise, lighting, security, and truck and automobile access. (i Osr56 GPA Noa 10-001; Z.TA 10-001; SPR 10-001) "598- Attachment No.2.4 Policy LU 11.1.6: Require that the ground floor of structures that horizontally integrate housing with commercial uses locate commercial uses along the street frontage(housing may be located to the rear and/or on upper floors). Policy LU 11.1.7: Require that mixed use development projects be designed to achieve a consistent and high quality character,including the consideration of the: a. Visual and physical integration among the commercial and residential uses (Plates LU-3 and LU-4); b. Architectural treatment of building elevations to--convey the visual- character of multiple building volunws and individual storefronts and residential units. E. Noise Element Policy N 1.3.10: Require that mechanical equipment, such_as air conditioning units or pool equipment,comply with the City's Noise Ordinance and Zoning and Subdivision Ordinance. Policy N 1.5.1: Require that commercial and residential mixed use structures minimize the transfer or transmission of noise and vibration from the commercial land use to the residential land use. The design measures may include: (1)the use of materials which mitigate sound transmission; or(2)the configuration of interior spaces to minimize sound amplification and transmission. F. Urban Design Element Goal UD 1.1: Enhance the visual image of the City of Huntington Beach G. Utilities Element Objective U 5.1: Ensure that adequate natural gas, telecommunication, and electrical systems are provided. The proposed amendments to the General Plan land use designation and Specific Plan 13 are a mechanism to achieve the goals of economic growth and sustainable development. The amendments would allow for a regional commercial business along with a mixed use, high density development thereby increasing housing options for diverse household types, promoting alternative modes of transportation, creating a local sense of place, reducing infrastructure and maintenance costs, and allowing for more efficient use of land resources. The area has a variety of complementary uses that are critical to any vibrant community such as large scale commercial and entertainment uses, employment centers, a transit hub, and a college. Because of its location and unique features, the site would be appropriate in accommodating an infill development that includes a regional commercial draw and a mixed-use project that is higher in density and compatible with the surrounding area. In doing so, multiple sustainable development principles are achieved, resulting in the social and economic well-being of the area. The benefits of mixed use developments include creating better places to live, work, and play, reducing dependence on the automobile, and lessening pollution and environmental degradation. (I Osr56 GPA No. 10-001-1 ZTA 10-001-1 SPR 10-001) Attachment No. 2-5 The proposed project would be a regional commercial warehouse and sales outlet along with a mixed- use-high-density development that offers a wide range of retail and housing opportunities and options, accommodating different age groups, income levels, and household types. The project is required to meet the City and California State Redevelopment Law for affordable housing obligations providing the equivalent of 15 percent of the units as affordable. In addition,the mixed-use component provides a concentration of living, shopping,entertainment, and employment opportunities within walking distance of the existing Bella Terra lifestyle development. Because the project is located in close proximity to different activities and uses, it provides opportunities and convenience for many households to use alternate travel mode such as walking and biking to complete their daily routines and errands. The proposed project, with the recommended conditions of approval,_ incorporates architectural and design principles to help ensure maximum compatibility of design with the existing Bella Terra, promote pedestrian-friendly entries and uses, and promote the use of high quality exterior materials. Structures on the project site would vary in heights in order to provide variety to the roofline and to reduce overall building massing. Development standards and design guidelines in Specific Plan No. 13 ensure that form, height, and treatment of future development convey an overall---high level of quality. Maximum setbacks are established so that buildings are sited close to streets, the project will contain gathering places for public activity, and public amenities are required. Therefore, development at the project site would not conflict with the above General Plan goals and policies. SUGGESTED CONDITIONS OF APPROVAL —SITE PLAN REVIEW NO. 10-001: 1. The Costeo site plan, floor plans, and elevations received and dated August 9, 2010 shall be the conceptually approved design with the following modifications: a. An at-grade pedestrian connection with ADA access, shall be provided on-site along the west property line to connect to a future at grade bridge across the railroad tracks and flood control channel to the property to the west. The access point shall be a minimum of 10 feet wide and be located along the west property line approximately 655 feet north of Edinger Avenue. The on-site pedestrian connection shall be blocked from access until such time as an on-grade bridge is constructed and completed. b. The 41 foot, six inch wide area between the south side of Costco and the residential parking garage. shall be designed to accommodate a minimum 26 foot wide fire lane as well as an architecturally pleasing pedestrian and bicycle connection to the properties to the west. The pedestrian connection shall include enhanced landscaping, decorative hardscape, lighting, benches and other appropriate amenities to encourage pedestrian and bicycle activity. , The required fire lane should be constructed of driveable turf block, subject to the approval of the Fire Chief. c. Revise the proposed circulation and traffic pattern in the drive aisle immediately north of the existing parking structure so that it remains a two-way drive aisle. Accordingly, the proposed angled parking should be revised to angle toward westbound traffic or be revised to 90 degree stalls with proper back-up space. (1 dsr56 GPA No. 10-001;ZI-A 10-001- SPR 10-001) -600- Attachment No-2.6 d. Revise the site plan to add a minimum five foot wide pedestrian connection near the northwest corner of the Costco building across the parking lot to Center Avenue. The applicant shall make every effort to obtain approval for this parking lot modification through Southern California Edison(SCE),however,the connection shall not be required if SCE does not grant approval. e. Amend parking stalls to meet minimum required overall dimensions to achieve no stall less than 17 feet in length with maximum two foot overhang into adjacent planter and 26 foot back-up space for all 90 degree stalls. In any place where the stall overhangs into a required planter, the planter width shall provide the minimum width required (three feet planter for parking areas less than 100 feet long or five feet planter for parking areas greater than 100 feet long), without relying on the vehicle overhang area. f Provide a mechanism, such as removable bollards, to close the gap along the east side of the proposed gas station. The proposed design shall be decorative in nature-and consistent with colors and materials established at Bella Terra mall. g— The main store entrance shall be- embellished to improve -it as the main focal point. Embellishments may consist of raising the roof height, increasing architectural projections, and providing richer accent materials instead of split face and smooth face concrete masonry units for wall materials. Other embellishments proposed by the applicant's architect may also be acceptable (DRB Recommendation). h. Additional building projections shall be incorporated on the north elevation. The projections shall also include a return to the roof area for a three-dimensional appearance instead of a flat plane (DRB Recommendation). i. The proposed texture clad metal panels shall include a smooth stucco finish instead of a rough stucco finish (DRB Recommendation). j. The split face and smooth face concrete masonry units as the predominant exterior building material on the north and east elevations shall be revised to include or be accented with other exterior building materials, such as, brick, wood, sandstone, other native stone, smooth stucco, smooth plaster, tile, or other decorative material as listed in the Specific Plan (DRB Recommendation). k. Enhanced paving materials, lighting, signage, and landscaping pattern and materials at driveway entrances and pedestrian connections should match existing color and materials found at Bella Terra Phase I. Enhanced paving materials at the store entrance shall be consistent with color, pattern, and design elements found at Bella Terra Phase I but may be stamped and scored concrete in lieu of pavers (DRB Recommendation). L The design of the metal pipe shopping cart corrals within the parking lot should be improved for architectural consistency with materials and colors found at Bella Terra Phase I (DRB Recommendation). m. The design of the shopping cart corrals within the parking structure shall be designed so carts do not roll out and appropriate signage directing patrons to the cart return area is provided. n. Revise the building elevations to eliminate the red stripe on the south and west walls and minimize the red stripe on the north and east walls. (10sr56 GPA No. 10-001;ZTA 10-001;SPR 10-001) -601- Attadunent No. 2.7 o. Revise the gas station canopy to include a cornice element or some other roof embellishment to enhance the architectural quality. p. The width of all parking spaces adjacent to a wall more than forty-two (42) inches in height shall be increased by three feet for a total clear parking stall width of twelve feet. q. Revise the site plan to amend the note located south of the Costco building from "Proposed parking structure with apartments above,"-to"Proposed parking structure." 2. The Village at Bella Terra Mixed Use Retail and Residential site plan, floor.-plans, and elevations received and dated June 17, 2010 shall be the conceptually approved design with the following modifications: a. An at-grade pedestrian connection with ADA access, shall be provided on-site along the west property line to connect to a future at grade bridge across the railroad tracks and flood control channel to the property to the west. The access point shall be a minimum of 10 feet wide and be located along the west property line approximately 655 feet north of Edinger Avenue. The on-site pedestrian connection shall be blocked—from access until such time as an on-grade bridge is constructed and completed. b. The 41 foot, six inch wide area between the south side of Costco and the residential parking garage shall be designed to accommodate a minimum 26 foot wide fire lane as well as an architecturally pleasing pedestrian connection to the properties to the west. The pedestrian connection shall include enhanced landscaping, decorative hardscape, lighting, benches and other appropriate amenities to encourage pedestrian activity and bicycle activity. The required fire lane should be constructed of driveable turf block, subject to the approval of the Fire Chief. c. Provide continuation of the reciprocal access sidewalk connection from the west property line along the north side of the northeast corner of the residential units, then south to the "outdoor living room" space of the mixed use retail buildings. d. Post "No Trucks (Except Refuse Collection) Beyond This Point," at southwest corner of residential. e. Residential parking shall be assigned and provided within the proposed residential parking structure behind a secured gated entry. The ground floor of the residential parking garage shall provide a minimum of 84 out of the 94 required guest parking spaces. The remaining required guest parking spaces may be located on upper floors of the parking garage if accessible through call system on the residential gates or in the surface parking lot adjacent to the residential building. f All residential units shall meet the minimum 500 square feet of interior floor area requirement. g. All residential floor plans shall demonstrate a minimum of 60 square feet of private open space with no dimension less than six feet. h. Ramp slopes in the parking garage.shall be redesigned to meet the maximum slope permitted by code. Transition ramps which are also used as back-up space for parking stalls shall have a maximum slope of 5 percent. The maximum slope for transition ramps with no adjacent parking spaces shall be 10 percent. A ramp used for ingress and egress to a public street shall have a transition section at least 16 feet long and a maximum slope of 5 percent. (I Osr56 GPA No. 10-001;ZTA 10-001;SPR 10-001) -602- Attachment No. 2.8 i. Any parallel parking stalls shall be designed to meet the minimum maneuverable area between every two stalls as required by HBZSO Chapter 231. j. Provide bicycle parking as required by HBZSO Chapter 231. k. The width of all parking spaces adjacent to a wall more than forty-two (42) inches in height shall be increased by three feet for a total clear parking stall width of twelve feet. 3. Any buildings required to be LEED Silver Certified (as described in Condition No. 7.a. below) shall follow the appropriate progression steps and submittal forms, as recommended by LEED and the City's Energy Project Manager, throughout the plan check,permit issuance, and construction phases of the project. 4. Prior to issuance of grading permits,the following shall be completed: a. At least 14 days prior to any grading activity, the applicant/developer shall provide notice in writing to property owners of record and tenants of properties within a 1,000-foot radius of the project site as noticed for the public hearmg.Tie notice shall include a general description of planned grading activities and an estimated timeline for commencement and completion of work and a contact person name with phone number_Prior to issuance of the grading permit, a copy of the notice and list of recipients shall be submitted-to the Planning and Building Department. b. A Parking Management Plan shall be submitted for review by the Planning and Building Department. The Parking Management Plan shall be approved prior to issuance of building permits on the site and shall include the following: i. All Bella Terra management employees, all Bella Terra tenant (retail, restaurant, and office) employees, and all Costco employees shall park on the top two levels of the six- level parking structure located on the north side of Bella Terra Area A. If the top two levels of the parking structure are full, employees shall park on other levels of the parking structure in descending order and in the most remote areas of the surface parking lot only as a last resort. In no case shall any employees park in the surface lot, containing approximately 557 spaces,to the north and northeast of the Costco building. ii. Costco's hours of operation shall be limited to: 1. Warehouse and Tire Sales/Installations: Monday through Friday 10:00 AM to 8:30 PM; Saturday 9:30 AM to 6:00 PM; and Sunday 10:00 AM to 6:00 PM. The Warehouse may open at 9:00 AM for business members only. 2. Fuel Facilities: Monday through Friday 6:00 AM to 9:30 PM; Saturday 6:00 AM to 7:00 PM; and Sunday 6:00 AM to 6:00 PM. These hours are not intended to regulate nighttime stocking or delivery activities.- however, all stocking activities outside of regular store hours shall take place on the interior of the store only. Deliveries by large Costco trucks, outside of normal store hours, shall take place only via trucks sealed at designated loading docks; deliveries (10sr56 GPA No_ I 0-001;ZTA 10-001;SPR 10-001) -603- Attachment No.2 9 by smaller vendor trucks may occur at the receiving door on the west side of the building. iii. An on-site parking survey shall be conducted by a licensed traffic engineer to determine the parking demand in relation to the parking supply prior to any one of the following events: 1. One year after the issuance of the Costco Certificate of Occupancy; or 2. The parking ratio falls below 4.2 spaces/1,000 square feet due to a reduction of spaces or an increase in demand;or 3. Any-re-use or re-tenanting of any major anchor space. The term major anchor space shall be defined as any space greater than 70,000 square feet, including The movie theater. The par mg surveys shall consist of hourly counting Wednesday through Sunday for two consecutive weeks between the hours of 9:00 AM to 10:00 PM. If the survey demonstrates that the on-site parking is more than 95% occupied, at least three times per week, for a duration of at least two hours, then the property owner shall provide additional parking prior to approval of the new occupancy request or within 90 days of the-completion of the survey. Options for providing additional parking may include, but are not limited to: expanding the on-site valet parking program; providing, employee parking at an off-site location with a shuttle service; provision of new parking spaces through re-striping or alternative methods; leaving some tenant spaces unoccupied; or other options identified by the property owner and acceptable to the City. The parking management strategies, such as valet or shuttle service, shall only be implemented on the days of the week that the parking surveys revealed greater than 95%occupancy. 5. Prior to submittal for building permits, the following shall be completed: a. Submit a copy of the revised site plans, floor plans, and elevations pursuant to Condition No. I and Condition No. 2 for review and approval and inclusion in the entitlement file to the Planning and Building Department and submit digital photographs of all colored renderings, elevations, materials sample board to the Planning and Building Department for inclusion in the entitlement file. b. All venting and mechanical systems for any restaurants shall be designed and constructed to minimize potential odor impacts to the residential units above or surrounding the ground floor commercial uses. Any external venting or mechanical equipment not screened to the satisfaction of the City shall be subject to review and approval by the Design Review Board prior to submittal of building permits. 6. Prior to issuance of building permits, the following shall be completed: a. The Parking Management Plan identified in Condition 4.b. above, shall be approved by the Planning and Building Department. (10sr566PANo. 10-001;ZTA 10-001; SPR 10-001) -604- Attachment No.2.10 b. The applicant shall submit a cash bond for one and one half times the amount of half the construction cost of the fixture off-site pedestrian and bicycle at-grade connection to the property to the west(former Levitz sit€}as described in Code Requirements. The total construction cost shall, be estimated by the developer subject to review and approval by the City. The bond shall include a sunset clause; specifically, if the irrevocable reciprocal access agreement is not implemented within ten years of the date of this entitlement approval, then the bond shall be returned to the propert"wner. 7. Final building permits for the Costco commercial structure(s) cannot-be issued, until the following has been completed: a. Evidence of LEED Silver Certification for the 154,113 square foot Costco building has been applied for and/or completed. 8. Final building permits for Village at Bella Terra Mixed Use Retail and Residential 1 structure(s) cannot be issued,until the following has been completed: a. Evidence of LEED Silver Certification for a minimum 1,000 square foot building has been applied for and/or completed. b. In addition to the structures to be LEED Silver certified, incorporating sustainable or "green" building practices into the design of all other proposed structures and associated site improvements is highly encouraged. Sustainable building practices may include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification (http://www.usgbc.org/ DiMlaypape.aspx? Cat egorylD=19) or Build It Green's Green Building Guidelines and Rating Systems (http://www.buil ditgreen.org/index.cfin?fuseaction=gui delines). 9. All Mitigation Measures outlined in the Mitigation Monitoring Program (Attached) for EIR No. 07- 03 and Addendum to EIR No. 07-03 shall be adhered to. 10. The use shall comply with the following: a. The Costco hours shall be limited to the hours stated in Condition 4.b.ii. Any request to operate outside of these hours requires an Entitlement Plan Amendment application, an update to the traffic impact study conducted for Addendum to EIR No. 07-03, and an update to the approved Parking Management Plan. b. Costco shall direct large delivery trucks and fuel station delivery trucks to access the site from Center Avenue and follow the truck turning radius plan submitted with the conceptually approved plans dated August 9, 2010. All trucks shall utilize designated truck routes when arriving at or departing from the site. c. All Bella Terra management employees, all Bella Terra tenant (retail, restaurant, and office) employees, and all Costco employees shall park on the top two levels of the six-level parking structure located on the north side of Bella Terra Area A. d. In the event The Village at Bella Terra Mixed-Use Residential and Retail project does not begin construction within one month of the completion of demolition of the Montgomery Ward store and (1Osr56 GPA No. 10-001;ZTA 10-001; SPR 10-001) Attachment No. 2.11 auto repair building, the site shall be hydroseeded for erosion control. Provision of temporary parking subject to approval by the Planning and Building Department and Public Works Department is also acceptable. e. Any re-use of the Costco site or request for future demising walls for the purpose of separating new tenant spaces within the Costco building shall require approval of a Site Plan Review by the Director of Planning and Building. Re-use of the site or building requires an Entitlement Plan Amendment application, an update to the traffic impact study conducted for Addendum to EIR No. 07-03, and an update to the approved Parking Management Plan. f. There shall be no outside storage of storage containers or bins, vehicles, vehicle parts, equipment, or trailers. The occasional display of vehicles for sale through Costco's vehicle sales program is acceptable. There shall be no outside storage of pallets or trash compactors-unless located behind screen walls. g. All prospective residential tenants should be provided with a disclosure regarding the mixed use nature of the project and this information shall be available in the leasing office and advertising literature. All potential residents should be required to sign a waiver or disclosure form that it is understood that The Village of Bella Terra is a mixed use project and that uses such-as,restaurant, live entertainment, and alcohol sales,etc. may be established on the ground floor of the building. h. Each residential unit shall receive assign parking space(s), equal to the number of spaces required per the unit's bedroom count, within the residential parking garage. Parking space numbers shall not match unit numbers for safety purposes. 11. The development services departments (Building& Safety, Fire, Planning and Public Works) shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning and Building may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the provisions of HBZSO Section 241.18. 12. Site Plan Review No. 10-001 shall not become effective until the City Council approves General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10-001. INDEMNIFICATION AND HOLD HARMLESS CONDITION: The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this (1 Osr56 GPA No_ 10-001;ZTA 10-001- SPR 10-001) -606- Attachment No.2.12 project. The City shall promptly notify the applicant of any claim, action or proceeding and should cooperate fully in the defense thereof. (I Osr56 GPA No. 10-00l;Z,TA 10-001; SPR 10-001) -607- Attachment No.2.13 HUNTINGTON BEACH PUBLIC WORKS DEPARTMENT HUMINGTO14 BEACH SUGGESTED CONDITIONS OF APPROVAL DATE: AUGUST 16, 2010 PROJECT NAME: COSTCO WHOLESALE AND MIXED USE PLANNING APPLICATION NO. PLANNING APPLICATION NO. 2010-061 ENTITLEMENTS: GENERAL PLAN AMENDMENT NO. 2010-001, ZONING TEXT AMENDMENT NO. 2010-001; SITE PLAN REVIEW N-O. 2010- 001, ENVIRONMENTAL ASSESSMENT NO. 2010-003 DATE OF PLANS: MARCH 15, 2010 (COSTCO) &JULY 2, 2010(MIXED USE) PROJECT LOCATION: 7601 EDINGER AVENUE, HUNTINGTON BEACH (APN: 142- 073-26) PLAN REVIEWER: BOB MILANI, SENIOR CIVIL ENGINEER TELEPHONEIE-MAIL: 714-374-1735/ BOB.MILANIO-SURFCITY-HB.ORG PROJECT DESCRIPTION: GPA: AMEND SIZES OF SUBAREAS 5A AND 5B OF THE GENERAL PLAN; ZTA: AMEND SIZES OF AREA A AND B OF SPECIFIC PLAN NO. 13 AND ADD TIRE SALES/ INSTALLATION AND GAS STATION AS PERMITTED USES; SPR: DEMOLISH MERVYN'S AND MONTGOMERY WARDS STORE AND AUTO REPAIR TO DEVELOP A 154,113 SQ FT COSTCO WITH TIRE SALESIINSTALLATION CENTER, OUTSIDE FOOD SERVICE, AND GAS STATION, ALONG WITH CONCEPTUAL PLANS FOR UP TO 468 MULTI-FAMILY RESIDENTIAL UNITS AND AN ADDITIONAL 30,000 SQ FT OF RETAIL; EA: TO REVIEW THE PROPOSED AMENDMENTS AND PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT TO DETERMINE THE NECESSARY ENVIRONMENTAL DOCUMENTATION_ 1. The site plan, floor plans and elevations received and dated March 15, 2010 with the supplemental site plan dated April 7, 2010 (Costco).and July 2, 2010 (Mixed-use), shall be the conceptually approved layout with the following modifications: a. Additional exhibits shall be provided to depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. In accordance with Section 3.4.3.5 of Specific Plan No. 13, utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard -608- TTAC"H M'I--N T NCB. 2.A- I Page 2 of 8 shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) b. Additional exhibits shall be provided to depict the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service),and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non- obtrusive, not interfere with sidewalk areas and comply with required setbacks. -c. Enhanced paving within the public right-of-ways on Edinger Avenue and Center Avenue shall not be allowed. (Code Requirement). d. In accordance with Section 3.4 2.1 of Specific Plan No. 13, a drive aisle with a minimum width necessary for two-way traffic without adjacent parking from the driveway entry on Edinger Avenue-shalt provide an accessible travel way to the parking lots adjacent to Center Street. Landscaping along Edinger Avenue shall be provided in conformance with the increased width shown in the Edinger Avenue Precise Plan of Street Alignment to the maximum extent possible. e. Building pad transitions shall be designed to match up with the existing improvements on the adjacent parcels, and all modifications needed to allow for the match up shall be indicated on the site plan. Any required reconstruction, including asphalt areas, curb and gutter, landscaping and median islands, drainage infrastructure, drive aisle improvements and related work on adjacent parcels and outside the limits of the site plan parcel shall be shown on the improvement plans for-the site. f. Project data information shall include the flood zone and the base flood, and lowest building floor elevations per NGVD29 datum or an equation schedule to show equivalence to that datum for coordination with available FEMA mapping. g. ADA path of travel running between or through parking areas or rows shall be a minimum of 10 feet in width or 6 feet in width for a raised sidewalk path. All driveway crossings shall conform to Title 24 and ADA requirements. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF A DEMOLITION PERMIT: 2. The applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District(SCAQMD) and any other local, state, or federal law regarding the removal and disposal of any hazardous material including asbestos, lead, and PCB's. These requirements include but are not limited to: survey, identification of removal methods, containment measures, use and treatment of water, proper truck hauling, disposal procedures, and proper notification to any and all involved agencies(Mitigation Measure). 3. Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos survey shall be completed (Mitigation Measure). 4. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District(Mitigation Measure). A truck hauling and routing plan for all trucks involved in asbestos removal and demolition of the existing structures shall be submitted to the Department of Public Works and approved by the Director of Public Works (Mitigation Measure). cc l -V®9- Page 3 of 8 6. The applicant shall disclose the method of demolition on the demolition permit application for review and approval by the Building and Safety Director(Mitigation Measure). 7. The project Storm Water Pollution Prevention Plan(SWPPP)shall include interim provisions for the demolition operations. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF A GRADING PERMIT: 8. All vehicular access rights to Edinger Avenue and Center Avenue shall be released and relinquished to the City of Huntington Beach, except at locations approved by the Director of Planning, or as restricted by existing restricted access requirements as shown on previously recorded maps, easements or dedications_ 9. The subdivider shall provide evidence and recorded documentation to the satisfaction of the Cit" the vehicular and pedestrian access rights, the right to construct off-site improvements, the right to operate, and maintain the private storm drain and sewer systems, and' the right for the City and--the Property Owner's Association to access and perform maintenance on the improvements located within the Souther California Edison right-of-way between Center Drive and the northerly map boundary. Approval from Southern California Edison must also be obtained for any changes, quitclaims or realignments of existing easements. 10. The sewer and portions of the storm drain system located onsite shall be private and maintained by the Property Owners Association. 11. The Public Works Department shall review and approve the final geometrics and design of onsite circulation and truck delivery drive aisles for reciprocal access and consistency with any new parcels created or reconfigured. 12. If phasing of construction or improvements is proposed, a detailed phasing plan shall be submitted. The phasing plan shall address all on and off-site infrastructure improvements, timing of building construction, and methods of providing emergency as well as customer access to existing tenants on adjacent parcels. Any future phasing plan shall be subject to review and approval by the Directors of Public Works, Fire, Building and Safety, and Planning. 13. The applicant shall prepare. a Groundwater Hydrology Study to determine the lateral transmissivity of area soils and a safe pumping yield such that dewatering activities do not interfere with nearby water supplies. Based on the Groundwater Hydrology Study, the Geotechnicai Hydrogeologic, or other qualified Engineer shall determine whether permanent groundwater dewatering is feasible within the constraints of a safe pumping level. The project Applicant shall incorporate the qualified Engineer's designs and recommendations in project plans. If safe groundwater dewatering is determined to not be feasible, permanent groundwater dewatering shall not be implemented. The City's Director of Public Works shall approve or disapprove of any permanent groundwater dewatering based on the Groundwater Hydrology Study and qualified Engineer recommendations. 14. The applicant shall provide proof that driven friction piles extending into the stiff and/or dense natural soils encountered below depths of about 45 to 50 feet below the existing grade are to be utilized. Mitigation may be required for friction piles for the proposed buildings at their current locations or at other locations within the project site, for minor structures such as low retaining walls and freestanding walls, as well as for building floor stabs and other concrete -610- Page 4 of 8 walks and slabs adjacent to the buildings, subject to the approval of the Public Works Director(Mitigation Measure). 15. The applicant shall censure that any required import material consists of relatively non- expansive soils with an Expansion Index of less than 35.. The imported materials should contain sufficient fines (binder material) so as to be relatively impermeable and result in a stable subgrade when compacted. All import materials shall be approved, subject to the approval of the Public Works Director(Mitigation Measure). 16. The applicant shall provide and execute a Landscape License Agreement for maintenance of landscaping within the public right-of-way. 17. A-Frecise Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the Public Works Department for review and approval. The following shall be shown on the grading plans(PW): a. Hardscape improvements, including, but not limited to, paving, sidewalk, curb and gutters, decorative paving, signing and striping, and other features to be constructed- _ by the plan shall be shown with horizontal and vertical dimensions and elevations. b. Private sewer improvements, including laterals up to each commercial unit, shall be designed per the final approved sewer study and City Standards. c. A composite utility plan showing the relationship of all utilities proposed onsite shall be shown for reference. d. Private water service improvements beyond the public water system appurtenances shall be shown for reference only. e. Entry/exit throats of appropriate length and width shall be provided at each project access point to facilitate safe, convenient, and unobstructed vehicle access. Areas adjacent to these entry/exit points shall be designed to provide appropriate stopping sight distance for vehicles, trucks, pedestrians and bicyclists. f. A new 12 inch public waterline on the north side of the development, approximately 600 feet in length tying into the existing 10 inch public waterline on the north side, that serves the property from Center Avenue, and the existing public 12 inch public waterline on the east side of the development, located at the northwest comer of the Mervyn's site, shall be required per Water Division Standards. g. A new 12 inch public waterline on the west side of the development, approximately 1100 feet in length tying into the new 12 inch public waterline on the north side of the development and extended southerly, shall be required per Water Division Standards- h. A new 12 inch public waterline on the south of the development approximately 300 feet in length tying into the new 12 inch waterline on the west side of the development and the existing 12 inch waterline on the south side of the development, that serves the property from Edinger Avenue, shall be required per Water Division Standards. 18. Full frontage infrastructure improvements shall be designed, including, but not limited to, curb and gutter, sidewalk, street lighting, raised medians, new traffic signals, traffic signal interconnect systems, signing and striping, drainage improvements and handicapped access ramps. All work shall be in full conformance with the approved traffic impact analysis, the Edinger Corridor Specific Plan and Precise Plan of Street Alignment, current City Standards, �611 Page 5 of 8 Caltrans standards where applicable, and the approved Speck Plan No. 13 for the Bella Terra Mail and associated technical studies. 19. Street Lighting, traffic signals, signing, striping, street improvements, traffic control, landscaping and other infrastructure improvements shall be shown on separate sheets, 247 by W, and shall conform to City of Huntington Beach standards. Plans shalt be submitted for review and final approval by Public Works. 20. Drive aisle spacing and proposed drive through aisles dimensions shall be supported by an approved traffic queuing study to insure that waiting vehicles do not block adjacent aisles. 21. Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, prepared per the City's guidelines (signed and stamped), shall be submitted to Public Works and Caltrans for review and approval,for work within City's right-of-way. 22. Final Design hydrology and hydraulic studies for both on-site and off-site facilities shall be prepared and submitted for Public Works review and approval. The hydrologic and hydraulic analysis shall include, but not be limited to facilities sizing, limits of attenuation, downstream impacts and other related design features. Runoff shall be limited to pre-1986 Q's, which must be established in the hydrology study. If the analyses shows that the City's current drainage system cannot meet the volume needs of the project rune#, the developer shall be required to attenuate site runoff to an amount not to exceed the 25---year storm as determined using pre-1986 design criteria. As an option, the developer may choose to explore low-flow design attematives, downstream attenuation or detention, or upgrade the City's storm water system to accommodate the impacts of the new development, at no cost to the City (Mitigation Measure)_ 23. The Hydrology and Hydraulics Study for the City approved Site Development and Drainage Plan shall reduce peak runoff rates to the existing conditions 25-year storm event peak runoff rate;the design capacity of the City storm drainage channels (Mitigation Measure). a. Prior to receiving a precise grading permit, the project Applicant shall: i) Prepare a Site Development and Drainage Plan ii) Prepare an existing and proposed project Hydrology and Hydraulics Study based on the Site Development and Drainage Plan. The existing hydrology shall include an evaluation of run-on to the project site because of spillage from the Bella Terra Mali drainage system. iii) Implement stormwater detention BMPs, based on the Hydrology and Hydraulics Study, for all storm events up to the 100-year storm event, to ensure that peak flow rates from the project site to the off-site storm drain system do not exceed the existing 25-year storm event peak flow rate. iv) Analyze existing street flow capacity to determine exceedance of any design criteria and guidelines from the City's MPD. v) Additionally, stormwater detention BMPs shall be implemented such that areas draining to the existing piped storm drain systems do not exceed existing peak flow rates for the 10 and 25-year storm events and that peak flows to local streets do not exceed MPD and City design guidelines. A) In accordance with the MPD, streets must be designed to leave at least one- lane free of ponded water in each direction for conveyance of the 10-year storm event, must be contained within the curbs for the 25-year storm event, cannot I A E N TN®.2.A-s Page b of 8 exceed 0.2 foot above the street curbs for the 50-year storm event, and cannot exceed 0.5 foot above the street curbs for the 100-year storm event_ vii) The internal storm drain system must be adequate to detain sufficient stormwater runoff such that the street flow requirements of Center Street or Edinger Avenue are not exceeded. viii) Surface ponding or sump areas on the site will be limited to a maximum depth of 8-inches, and shall be distributed to areas away from building pads, and remote areas of parking lots. ix) Surface ponding or sump areas shall not exceed 113 of the proposed parking area in surface area. If there are proposed underground parking structures, they shall not be used for retention or storage, unless-approved by the Director of Public Works. x) Stormwater retention areas shall be analyzed for back to back 24-hour, 100- year storm events per the requirements of the Orange County Flood Control Manual. A) The final Hydrology and Hydraulics Study shall identify and evaluate the routing - through the project site in relation to the new buildings, landscaping, utilities, and others. Sufficient detention, provided to mitigate constrained capacities in the Bella Terra Mall drainage system, shall be implemented for run-on from north of the Montgomery Ward site onto the project site. xii) The final Hydrology and Hydraulics Study shall incorporate all NPDES requirements in effect at the time that the precise grading permit is anticipated to be issued or when the study is accepted as complete. Aii) Precise final grading and street improvement plans and studies shalt be submitted to the Public Works Department for review and approval. The project developer shall incorporate into a final Drainage Plan all recommendations and requirements identified the review of the final Hydrology and Hydraulics Study and identified stormwater detention requirements/features. Following grading, excavation, and installation of utilities- the Public Works Department shall inspect the project site and verify that project site drainage is in accordance, with the Final Drainage Plan and that required detention/storm drain system improvements have been implemented. 24. Plans and studies shall be submitted to the City Engineer for approval and the project developer shall incorporate into a Final Drainage Plan, all recommendations and requirements identified by the City Engineer, based on their review of the final Hydrology and Hydraulics Study and identified stormwater detention requirements/features (Mitigation Measure). 25. Non-residential structures, including utilities and sanitary facilities must be elevated or floodproofed to below the flood depth and capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy as required by Chapter 222 of the City of Huntington Beach Zoning and Subdivision Ordinance (Mitigation Measure). 25. A portion of the project is designated on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map as a Special Flood Hazard Area (SFHA) "A" zone, and is therefore subject to flooding during a 100 year storm event_ The design elevations for this project will be 2-feet or higher above the Base Flood Elevation derived from the project drainage study, or the best available design studies accepted by the City of Huntington Beach. Should additional flood proofing be required, the developer shall conform to all -613- Page 7 of 8 Federal, State and City requirements for flood-proofing the buildings against the 100-year storm event. 27. City of Huntington Beach-approved Water Quality Management Plan shall be prepared by a Licensed Civil Engineer in accordance-with the California Regional Water Quality Control Board, Santa Ana Region, Order No. R8-2009-0030, NPDES No. CAS618030 Waste Discharge Requirements, including any recent updates, and Orange County DAMP requirements for a Project WQMP and measures as described below. A preliminary WQMP shall be prepared to accompany the submittal of the approved Site Plan. A final WQMP shall be prepared to satisfy the requirements of the DAMP and City LIP, and shall conform to the Permit Requirements Section XII, "New Development," and associated subsections of Order No. R8 2009-0030. The final WQMP-shall incorporate water quality BMPs and LID's for all improved phases of the proposed project Prior to receiving a precise grading permit, three signed copies and an electronic copy on CD (.pdf or .doc format) shall be submitted to the Public Works Department. The final WQMP shall include the following additional requirements: a. Infiltration-type BMPs shall not be used. b. Wet swales and grassed channels shall not be used because of the slow infiltration rates of project site soils and potentially shallow depth to groundwater_ c_ Dry and wet detention basins and constructed wetlands are not recommended for the project site. d. If proprietary Structural Treatment Control devices are used, they shall be sited and designed also in compliance with the manufacturers design criteria. e. Treatment BMPs shall be selected such that standing water drains within 24 hours or as required by the City's vector control. L Excess stormwater runoff shall bypass the treatment BMPs unless they are designed to handle the flow rate or volume from a 100-year storm event without reducing effectiveness. g. Effectiveness of any treatment BMP for removing the pollutants of concern shall be documented. h. The WQMP shall incorporate water efficient landscaping using drought tolerant, native plants in accordance with Landscape and irrigation Plans as set forth by the Association (see below). i. Building materials shall minimize exposure of bare metals to stormwater. Copper or Zinc roofing materials, including: downspouts, shall not be used. Bare metal surfaces shall be painted with non-lead containing paint. j. Proprietary stormwater treatment systems maintenance shall be in accordance with the manufacturer's recommendations. If a non-proprietary treatment system is used, maintenance shall be in accordance with standard practices as identified in the CASQA(2009)handbook, City BMP guidelines or The Village at Bella Terra Mitigation Monitoring and Reporting or other City-accepted guidance. k. Reporting requirements the Association shall prepare an annual report and submit the annual report to the City of Huntington Beach documenting the BMPs operations and maintenance conducted that year. The annual report shall also address the potential system deficiencies and corrective actions taken or planned. -614- MIACIAVENT NO. 2.R- I �`" Page 8 of 8 1. Where applicable and subject to the review and approval of the City Engineer, use of porous concrete or asphalt (if acceptable to the Geotechnical Engineer) or other pervious pavement for driveways, paths, sidewalks, and courtyards/open space areas to the maximum extent is encouraged. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLIED TO DURING DEMOLITiON, GRADING AND SiTE DEVELOPMENT: 28. The applicant shall ensure that disturbed material and unsuitable natural soils such as peat deposits encountered immediately below the fill should be excavated and replaced as properly compacted fill. All required additional fill should be properly compacted, subject to the approval of the Public Works Director(Mitigation Measure). 29. The applicant shall ensure that the excavated soils be allowed to dry prior to placement as compacted fill, and that the soils at the bottom of the excavations also be allowed to dry as necessary prior to placement o--compacted fill. As an alternative to drying the exposed natural soils at the bottoms of the required excavations, the exposed soils shall be over-. excavated and-replaced with 1-to 1 %feet of 1 Y2 inch crushed rock-to-provide a base for the compaction of the required backfill. Compliance with this mitigation shall be subject to the- approval of the-Public Works Director(Mitigation Measure). 30. If during demolition, grading and/or construction any soil and/or groundwater contamination are found or suspected on-site__construction in the area shall cease, appropriate Health and Safety procedures shall be implemented, and appropriate agencies shall be notified. Any hazardous substances contained on the site shall be identified and removed in compliance with City, State, and Federal standards(Mitigation Measure). THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 31_ The developer shall submit a completed FEMA Elevation Certificate signed by a registered, Civil Engineering certifying compliance with all Federal, State and City flood protection requirements. 32. Final design elevations of grading shall not vary from elevations shown on the approved Site Plans (preliminary grading plans) by more than one (1) foot. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED-PRIOR TO FINAL OCCUPANCY OF THE FIRST RESIDENTIAL UNIT OR RETAIL BUILDING: 33. The medians in Edinger shall be inspected, approved and deemed complete by the City of Huntington Beach which includes; replaced soil, irrigation systems, perimeter root/moisture barriers, colored and stamped concrete, plant material and all required utilities. The medians shall be maintained for a period of 15 months total after installation is deemed complete. 34. The park, fountains, pools, enriched paving and all auxiliary decorative structures, artwork, landscape plantings and irrigation systems indicated as a part of the residential and retail project shall be completed. ATTA, H ENT NO, 2.A- 8 = _. ._.. ., .........:,ems, q h VE E ' \J \ ru.J- — 4^-SJAt- - lJ l: l l l l l r .I.k...�l l l l l'. .1 Y.._ .f.. .v S1.?:I. I.L.;� �t n'e++•��fii.,,., 5�� <�� \ \\\ \� t 1 •� • �rle f Y��V� i I , r 11 y 4 I� Till IN' \ 1� t ; l �/Dqq t I 1 1 � k�' r rF 1 a t 'I 3'�•° al�:r° � � Ix. ._ i - ..,N;k �e S: 7(� ����, ' drill .' P. �r �arJra.r r.i I y 11 ,'I p17f+, 11 Pl,fflle +.'Y `a^ I } T• A, — _ '.-� h7M aI' F .— . .t.�h� 17 R is I T � -i= r � a � �• 4� ri Y<�•'s 4 �%' `'�� +t i L V t i� �1 �� 111�'��s���ir�l�ll,�{}4r �re,! r till lull II! 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B.J• ,...a' e' B• B' I .0-P.0' BC.E, sourno"CWPTRNu EDteON'or N"Em COST O so STORM WEYEM+V I I BUANCNO 59 9MRMy�sEWEJ1 y W /Vs BY M. ) WJLL TTP MICw, m I t r I • w�IN01 NI NOTE, .. XVN�NCGuOH I 1/[,_/�/`11 µL STORY D"INLLTS MO THEIR REIRW s URMU'WINK f '11, CHMNR,' 1 I %LY W I I W.09 OrOTHE I W.0WORK MORE, i0 BE RWOKO MO GNN(0 UCVT IA. .... •. .•. E .. 1 J' 17 NL COSTWD NM ROW ME To at API= m NEW CWJp aBgW W) -I�j T i ✓.••-•• .',J 1 .. vruw RE�S S� TYOBW aN00. J00 MOa 1W14T ryj ..... ..' I S 01 PGSPONBONV RCBwmN m1UI(gp�C�J�T{ B VTI BY OMLOPEA DONOR NO I ' UNOIW MIOOCWTIOX/, VJ I', OCC OOIVmMaR WP/PRWWNMI µEY/OA{IignNO SECTION^A^A aM[M[xT IJxeATlox{Mo Osiwmolfs aRacrar {w I NOT Eo swx 1 IYIt w) IL sNER i 01 Y r x 'Y CENTER AVENUE ".f' „—�—•-.--— --•�— DNw,1—��,. �„ wM`yDM 10'W,DC LMOeCAPfl BUriEP ALONG DvaNRRm. DENTCR AV Wu[ MM _ rWJ/ -- ----—------- _- Rolm...N ..., u Ij ,.,. •q. REF,. DpG � 1 d I I I � 2.0!.°9R ERN FiIIYbAXTe Ep aT ': aM riDM I• iw.r. __ alMpfOfVar P�' SIAM t® rxet[rR![a ae( Nc, ,fldwa. FXtT ONLY WIIIROAY l0'Drrwr Mou 6EF _7= _ (RIND INHrINO rO RQNIN OKRNIAO UNEJ •.., ... �- ao t ♦tv _ f.M.n PAELIMINARYLANDSC PE�CHEDULE - — L�� Lbw R� NnWWem M�, oA� Dry °1µ,.rnwcALFo N JDe00r I1—AR. aw4 /IBC IiF' �� wrf V •� � Ixr I: ' YAKWXwM[RAA{ra°NKaLNO »�r MNraR Wa Mt{D IOaW.b,LOM .N.w rRR. a.�Aaxo..awwY orlpun b ♦ I — alm 4 ! r Y ,Ru[onviYr rlw[aaa WLLwuN°D o�io:[avef q. WEISMANDESIGMGROUP I ' MONO! � R+I. �F oun[w I Y IlvrYaAMC ICY r{RA wrCWO,NL. I . NGLBxO N Ym 14-14 MLR! Y a[IF i0.![NDVIWRVa �.�wA �__}_WAaI v INipmmly rR11F �• II '� AMN fQO arr y, tuAlL tO YeauN lwpL nCFJ p �,..TPNmOmla OYT' MYM rW1�Y URItNXY,Aae q LOTT i..I rWYT0Y00.t10.1PMNWOD j oo`0` DX iN . � V r' r woaMXlffFuv a, MINJB bs,,S-,TNI,WN..W[LL � N ue[RRn IRANexeoua+[exT.Y.+LaYeo.u{. I i � CMIB wl°I+iau IAURl1 1 I MDs I N..•. ••.••� T L D OWa EA~A I i EMW[RTv i Maal�vgv e'� Y WpANAVRN011xL RIC aInUtt III 1t II ^ 0 2� 60' Otl I "[ I 1 SURUNGTON t COAT Mruu'ot TRns CD FACTOR Y LD D wu s-'sRNAent wA.f.Ltlxr, D rALLW OYPNN NANAANWOIOtW IYW WNVCxeu I I ew•r. w x: <NYRyNYWrH[ ' III w CW _ 'I'.1 .•" �.' ,"' ,. ... !e ..... ,. H w"NYwt RowlwxtY r"lu"NiewHYCOio''w{YYf.f{rR. 1 1 �r R' I Y rAwanuwN _• TwerAMR ��FwexiToceii icrio�NgoR nXE l' AwrYYYlearo AYARIYu1Fr N[IONrd �_" l /\ w;iN N°�x HUNTINGTON BEACH,CA Dm,.AR— - - __,—_ —_�_ 'Yv, .., ; /\ Y imwrofuwrmw ' tlAp•A _N,osw r --� ' FmrmXmaAw L nwaLun worncNALY NVIO HUNiINGTON BItAGN,CA AVE. aMM;. INAQ. I ' ;IW twLLIHXUN AnDACtaNTP4Rt Y PIaRMLUrMJA N.e W4CONT,.,6nrY?f trR. Planting Notes LANDSCAPE WATER CONSERVATION CONCEPT STATEMENT LANDSCAPE CALCULATIONS: wr+„oNVLAw iubbf ttwrc rotue •n:"rwei:w NN"e.. "^,aWnun«.««,wf.�e.m T+I�°"wd�wna:« u. �er•Fr,,. • a,e nnu: iiiii a°1 ` e°oww°M`.YLint' Iwrr aHRuw u+oaaaa[. ... ,,ALL NEW THAN LANDSCAPE AREAS ARE TO BE VviIH AN Mw. • • M1 IDnNbr nPp 4NO`iWlMIAX[OVwtO: ,r.ItYI BNFulM,OettWORDAxOd1 WATERED AVTOMArTIC WATER _ Mws w,nwaw N,N~ivnanAn YwsL.glln TwnYWq`I ne b NMrNW1OWNLN[W'pARtOw MYNTAIN[OTOAYMIYVMif M[IONTJ CONSERVING IRRIGATION SYSTEM. LManew•MNiM1pwt�•si eNaf EN,[NAr•Nr•+wwl "NM wnw.pl•in WaFgl•1^m•M NwuFN F4,pn YDgra Pln. W[M[AIOROatI' R.eOtle). Y Ma INaPEX ,Y,O,YJMAVI N{ItNTLF00 •wr nnrwN� pmgN dxfrnd,Rawann Na+Nusv,wgnwe+DuvnsW eVl*FMcr: iMONal00[MYVY.WMNgDN t{NeyVL TMItIORY $ Itma•••Nmu^rn Muw•,•• DWf O�w.M.P1 n Wfe NnMNUiwW+.•nersd•gWeusn•NYvnegwpvne•ryX WOF 6ilrq..11 a.lv AR OA tTMJA1YW! _ 2.AIt NEW SHRUB AND GPOVNOGOVER M�•Nn+yyppnnaww^xxFY AMW QrnNM wi'Mrpl�dro�n4NaMM nWee � ApNC[NiIMNMOLiANf OVN—As IY2IAWOW YYTNy'DpOi AREAS ARE TO 8EMVLCHIO WITNAMINIMUM r°IS JvFi•I Und•up•w•�P,wa•rr•t 4uq arnM1�rtl[ngNWvfis aif•xgdwvalimy[n Mglneftlq Af'MOCGN WCRW^Oa Y OA}µN't1aWtLYlLLWY IOAL.EQN?NefPNNOVW Wn 2"DEPTH OF SPECIFIED MULCH. • •nN Mpvn ICl rnNxeWN+Ow1+1�•wM rnYWwnnN see[. DAYClN,IARRINDtr LU: {q0t/. OATAl/A aMgw,irMTRA{T frRDY Xb,S xaua einwR•I•tl wemiase�N•F•vc Iwa�FhM•WWMprgWMlnlY w•nY•YH�•wraNnwlm.wN a DD[0/fUNawARIAr LWN•gyOa.FRnl J ICMFY I•HdiNll ndvHYm WeYtl•d•wyMYnavl fOrAL IAwtGIF MLARA moss, II,gO{.r.NONy J.WHERE PLANTED AT THE IS PROVIDED.IT ,N yy yu N a/. CRNRNO PUNrIN0,0 XFWIN JAKMOVROi[<r EHAIIG THROUGHOUT THE SPECIFIED ✓,.u.awd.,ADpu•ewn.Yawn., e�ealA a•YDn.DrwYN�nFy.[ rGfi'. Va ry�" Pt SPACING TNROVGHOUT THE BED.INCLVgNG ✓2.aniNneY AurlW VAiY VN, a.WYDaIdNnMmXWYNr uFq,.Ne; ,+ t0[auKNO t°rarAtu: fer ✓2.L•new•p•0 Wf rpn P4Rvw LOi M[E6 RCOUIRFO: 6e(1 PER,OaT4t61 •iNF{L rV:Nr{SPBGRCALLY TO wi tLUTVAi[OVNO[P 6C.EtM[NFNi. O9.0186.0'I AREAS UNDERNEATH TREES AND SHRUBS, pWvw LOr rAs.H—M, LO AUGUST 5,2010 b TAR1 FIRGT ROW I2"FROM EDGE OF BED. Y�ml+ed'cnf w^ a.IHYSIen 6Pe 1•� p�[Mryn N�igpayp•I,AO+Oen,mePvn vnxuRDl+nN _ CONCEPT r� 4.REFER TO SPECIFICATIONS FOR i.L�npwe•bepneniµaamNN• HYavN•'A•(JvrObwgf L?rro er lRYl ,Tg ADDITIONAL REQUIREMENTS. D.•M1a"P� -"HFI«:ci>«""0w,w"'Yr I:noeo`"fil LANDSCAPE PLAN 7 14 RA z COSTCO WHOLESALE 11 NwL T1[JRL,YxI CONCEPT LANDSCAPE PLAN L, HUNTINGTON BEACH, CALIFORNIA AUGUST 5, 2010 O cn I PROJECT DATA CLIENT: COBTCO WHOLESALE pee LAKE - _ 138AOUAN,WA WA 44027 m"eelw°`�`�TM CENTERAVENUE w:A•:,: PR04EGT ADDRESS; NWC BEACH BLVD a EDINGER AVE —__ __--__.---- HUNTINGTON BEACH,CA 14ww w _ .�.�V!_.�.�.r.�.�.�.'�.�-�.+_q__�. INFORBOUNDARIES TIO THIS PLAN FUSCOEENOIEP§]1AINO w RwRMATION: BY UBINO FUBCO!ENOINE 0.R0 eaM 'CONCEPTUAL ORAOINO'PLAN • /` DATED PLANNING �I -_._'�•-_^�_ - a- _ .. - ° �������� ��.��� ���� BUBMITAL00/0Yf0 p _ , ipi,wm✓aw BUILDING DATA: �• I \I'1 \ i _ � W p TOTAL BUILDING APEX 151,,I08,P, INCLUDES: ♦ "Y I III111 �11//1 / O / ! r/�,IIw I\ II A I -••-- 4wRLMWK4aIRt{VEL W. V i1RLCL4ELR I � II Y \\ \ /\ / \ Y/ aRR1p610cO8ERVKp I,lK1.F. PARKING DATA: 0- TOTAL PARKINO PROVIOEO: TT1 STALLS _ __ __ /,r eO - I �n-mra•ew 1 y� � _ atia,a�'� INCLUDES; - --- - - - -- p NY O Q:NWL{iALU NIIiAW '�' euaerous*I L � � �- ab�"'®�-fir I.. 0 FEpgwp,R�iweprAua lwarwa,E ' E7LIBTDIG PAR)ONO NO, STALLS PER 10005F g i 4 .� aaYrw. r 1-7I p "; �m'H{�%R eTRUCTUAE Fo�amN+a � i '! orsuR.mNOARlA A00aTALLe 1P. I R4rmrrew • JURISDICTIONAL REQUIRED I STALL 4 200 SF: Ti STALLS I i i me4+wYNpIY (...YL.' cwl m o.o.,E p owyro IICR10[ ii NOTES: .+ naxw - Yu I w EYJBTINO CONDITIONS TO BE FIBLDVEAIFIEd. I RIDI{Pl �. 1 RAOwa iRARI•pRYBI WE Y a.�w I�p u11 � Z h.!"' . I ®Ia,aR . COIRM:IOR r {apaN II II E / - IVI�yy� BURLINOTON Ilv / COATVAOTORY a` 11 - - \ -- -------::.-..:.cam HUNTINGTON BEACH,CA �-M, 1 Y.wYApAp owm 1------1 NWC BEACH BLVD,S EDROER AM HUNTINGTON BEAK TURN RADIUS LEGEND VICINITY MAP REGIONAL MAP •®'SG BDEVENEAEt40I1 T19. _ to{Aupath _•-•- .. OtK MERT w �. I%OltliwAV[,NE i{W166N t utLEqu64A I MOI ._" � RAN. 'p1 •" Iw1,IWpN I1RipMASpt O:A COSTCO K \ E 4uN•nnYel.am S1TE lE EI \ aw 09-0189-01 3 a p AUGUST 5,2010 CONCEPT /� ® /� SITE PLAN 'C®STC0 WHOLESALE CO C F-"T SITE LA DD1.1-24 HUNTINGTON BEACH, CALIFORNIA AUGUST 5, 2010 PROJECT DATA DUENTi 099LAKE KEDRNLE@NZ x�iTA` wcm wTwa+"a OSADUAH WnA UNT a � TER AVENUE ,". PHOJ60.T AOORP89: NWD$E%A';lVg4ED@OERA .. .. _.__._. .... ... .... .. _. HUNTIN@TQNEEADN,CA.IT NONMATION TNte PLAa(1(Aa Q6EE(i+o�it _._.`....��� .1.1 @P,TUAIURAWN rPtM f1 I I ,. � .�,\\ •x ' � .«uq°w. '""� Imo_-1} T��.�,r_ ,,'_�..��•In•r �- B�PiW a r^T F 1� r f� .i f CT 41 BOWING:DATA; V 4 • t j — _ 1 W I' TOTAL SLOWING AREA: 14401i1 IJ NDLUDE@: H � .,. I_ PARKING DATAt a�blt� I � 1.. ... rn° .rW TDruwuoNNGPROV1060: MISTAL a ....�...j. �,j �_wria,..ua. •wrr'w N I I —at-^mr^4•—�- - :..I I :IM I 1 of ARKIN$ *0"6yl~W 441AM 'vow .I ➢�'tlI z 9 I '.1 t- .._V , .. r y ,.. w 6 - �,J °s`Y",, �., :, , ,,,, S RUOTURE NiNG. ND:0F STALLS PER 100n sv 78 z h b /`. OP NOAAE 6.03.&Tm � I I �� ,r000aavaA KAW �'� 1� .. ,V I ;.' M1 � .JURIBDICTi N.1 PARWNq Il I I Iva�uv.xu RE.UIRB 5$TALI I�764'@R: }7 @TAl mnira .; "tcxwr0 Naa � -'A•„-, f_, •" �'.�. ' '"' �@7WTIN0 W,NORION6 TO @E PlEW VEYEPIEO• I uraasl ' 6 - _comm .ONv.CtOv I pia T� � a d' nmr BURLINOTON Otl Q I N I t COAT FACTORY .._.._.. t"�I. •mp„y ® U. 4i1 I 1 .. .ur. {{{{ J- 6)•IaaaF� cbvm0. n rs s --------- --^------- c+ s; { HUNTINGTON BEACH;I cnnur�u.+ mawunwaa"0 I _ ___ I v - .Wxbmwnww. j arx,>r,u"awin, 1 -, 'NWCEEAELM6R @ B'EDMOTA j "oWncerraraoaz I I i ^� � r+UNt6NGY0N e8ACf{.C6.. I I I I ii+aamawewmc 11 VICINITY MAP - REGIONAL MAP r _ n„ r• na„ ova � � iTNAtQ."tl 4auleooa� CosTcal .. n•mm. : � 0a4aWtl.fwI MWF u'nnw. 0""'-01 AU A"Gtitl. GU C 6T 5,2010 —• ONCEPT SITe'i, COSTCO WHOLESALE CONCEPT ITE PLAINJ DOI.`1Y24 HUNTINGTON BEACH, CALIFORNIA AUGUST 5,. 2010 m era ua ma yea uw cuxiID ( 1 , /-M1AaaVl I➢R WlRMVrYRNwwrA dE GIO[WPORAf ftvlalNl g WnWRnllR glglO.Vnn rlgly RARAN RpL b R,pOY P runn nuimm YYY --•�uar.,nnuen �N �yy RrrtauwNr, �yA wuwrwmxnan, Reaw�aaawrrw /'-i 04iaooto+ow.tenaM,00na I / g M rivLVRmRa rAY•M ' p � g roouwAw wv.q k IRRIAINMO wr.m A ELEyo- ATION 1 CARTeCORRAL AND TYPICAL PARKING STALL Q d •.,JI •NOVA etiv � / wQwugm. B A � nurAreDowam. HUNTINGTON BEACH,CA �Q w.wavammwa+s oomcwnn/aR 'yid .Avgrmoewm[eomw auwimosnatm. M�� I C1n NoolurN7Ndrt/aiAlm, rRx NWO BEACH BLVD. "WHO AVG. HUNTINGTON BEACH,Cll I,TZ, _•"C .Ics e� m� , a=m ® ®�® ® ce•cn ® ® ® � ane nr„evE,w.Iarrawe ���q9 ) u.wr.vw I Red v�W lO � ` �uMR.Roo l,uuoaoof . rn umn orw mwr®sri�u - 08.0188-01 PARTIAL ENLARGED ENTRY CANOPY PAVING PLAN "�"""'"' s AUGUST5,2010 ............ ,9""6"@ sc4E: i/ra•.r.o' CONCEPT 99 �� tl5 SITE PLAN DETAILS C®STC® WHOLESALE CONCEPT SITE PLAN DETAILS DD1.2-04 0 HUNTINGTON BEACH, CALIFORNIA AUGUST 5, 2010 1. O © ® � � � chi ® � O --• .. . ,�� _ _ �a ICI - '�°' — - -- -�`w����■i� Ma_ . �• ; Ir ,W„; ------� III Ili 111 III Iil �i a . � Ilt UI iNt tli to � III 111 IVI 111 111 ill � � ,' �1 i ®7 III III I III III 1'I ill Olt I'i I ' Gi I. it III UI I o rii'i�„�,,,,I ..o ;; u III 111 III III i It �: IVI III IGI III III i . Lliil, 111 111 111 Ui 111 III Ili IGI 111 Ili Ill ' � s� Ih, �a, 1 Eil III ail III r . 1� ��; IGI III iGl III III i I` IEI lil 111 IGI IIM 111 181 I ypg i R? DJr m I ror �s I _ i ■ re! .i� �I� iir !ir .il lel 9 � 1= Ell 111 II III I� III 111 IGI 111 tll IBI i � it III kVl EII I'll it tll 6t II 611 I l EII fill n", Ill ili III INI ill III INI 111 III INI �1 I lii III III III I i,� o IN i, i .tali i _ _ all, � � ��� 111 1 u �1 - .. � .�: w :.�� _ o a • e�;, m� rn ror 1; • %. �� /. -N�-� Ali ail I!1 III Ili IEI 111 Ill INI III � ._, -i I� M Ili III 61 ili 111 lil Ili ill liil Ili - �� 111 Ifi [ll Ilt II III Ell Ell €GI III R _ AULVA-A YR32 j �e (� �r.l a i:r ra r:r i.r� ru r i -._.- _� ii- �■�m��_■i■����■z:■r■■��� � � ® ry � � � III_—.•a,. r>t ,, � - - "�'�u�. FdY 6 .. rah 'F'��'t y �oJ 9d'•d'AF.K.METAI.COPING'SANOAL'NOOD' TFXTt1REDARCHITECTURAi. TEXTt1REDAROHITECTURAL-' '7F.XTUREO ARCNRE.f TURAL „+y.� S "�'" Y ;.•y, -T•Oy F/1W,PE 70 SIGN \' PANEL RAWHIDE PAHEL'HONEY TWIST OAF RANEL'OYSTER' •.'r."t 1 r §�A �T 5 AF.F. \ .:`—. ,•Y,x 51�e'AA,F_F. 'TO PAaAPEI....\�.- ,. ..:, � AT F000.ERb,CE q, AND TIRE CENTE0. la'.i'A,F i T.O,BTRIP d.0.CANOFn' STONEVENEER ORIFTW00D' TERRA COTTA ROOF TILE. CMUWAPN GRAY METAL ACOENTTERRA BROWN CMU'OAK' NORTH ELEVATION �tx SCALE, 1"•1U Z WE Y.U.SIGN 1 r EAST ELEVATION - ENTRY ELEVATION " "BGrAC�f',.:77 � •yam • SOUTH ELEVATION Al t a s y.\. HUNTIINNOTONO WH. 7 ka `S is FIN GRADE 2B'4 A*, q � - YX �' '� .. 7r c� `f*"C4s a� s »vv 08.fi IFcSRNiA h'13 ALL Fx: T65i zE"'k y t ,' .. yy t ntl, "{ 1 ys�.w .. •• „1p.U111AtWM[1 iWIt WY mlq 66 ..._ ' � �,.•. _— ,m.+.rAala e,aFAwawa CMUDAN•LOADINO DOCK CMU'DAWCCMFACTOR r% SCREENWALL SCREEN WALL 3'1 ppy: �• .•. kawnooimn�, r -�WEST ELEVATION KEY'PLAN �5 ecnLE: r•av �Tr C79«4�89«01 jba— z ELEVATIONS �COST'CO WHOLESALE COIV `T CE LEIA,I'°I�ONS aa3.1.06 HUNTINGTON BEACH, CALIFORNIA MAY 20, 2QIQ O o v ?i SIDE ELEVATIONS - go= II /, ------ w PARKING INFORMATION III._ i PNOPOBH6'008Nq►AAgNO ourscc WMA x10= nortuav,� maay.a as nsr,o .. .: _ .. eyaryounawHeallo m CONTROLLERENCLOSURE wTi�vuuouo m 2 END ELEVATIONS EXTERIO ELEVATIONS .i3 3 , CONCEPT FUEL TRUCK ROUTE CONCEPT ELEVATIONS CONCEPTUAL STACKING I I� CARE 0 D16PSNSSRB 15 _.:._L—4 1—1- — I �a —J CRE ASTAWNG {° - I TOTAL CAN IN AREA 56 , all NJ N O .....v.... .... WIN / J / ccwrco HUNTINGTON BEACH,CA / HUNTINGTON BFAFN,G --------------- WMmyol.aa DETAIL SITE PLAN STACKING PLAN '� ""�' De.0,69•°� AUGUST 4,2010 CONCEPT GAS STATION PLAN COSTaCO WHOLESALE CONCEPT FUEL FACILITY PLAN 004.1-08 HUNTINGTON BEACH, CALIFORNIA AUGUST 4, 2010 NNW I —' r & �. ,�� �y�r,... 'r"fx� ,,x'� 7 � Txin�i,�: ,, •s+^,s ,�. �>�n +.fix y �. '."�r�: '� � .'fix,3 t . e 'r.�,4r<?°' v;��°ai�:� y, f�;";. x ..� �� ��.a,rs?w ,..�:rk'�'*.r�nt=.w• ....�_w�� .,w,`�«,a;7r '� td '� � .�s3�.... <E v _� s �� IUNITE4 CNU COLUNN ., WRM;'CAM I 94 QY t fidh; w -�' S ,fA' F ,s ":•b +a+ `�! A. �,. fl : SIDE ELEVATIONS scaLE vn•.r,o• c +v L A TE RREG METAL p FASCIA PFNEL ANG LIGHT FURORES; `UNITExNAMGI$'NY•P y` :� E e Y .• I CMU GOLUIdN &'� WRA➢,'OAK C. a Ati tEE ` .. mom HUNTINGTON BEACH, ' ?' 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MAC" o°o° —1 ROOM OOOp 000 p 0000 � 0 0° �v 1'l p�o0 �t 014N EM 0000 � I I I HUNTINGTON BEACH,CA mmwvulpn ., ( T I NW6 BEACH SWO,a EOINO Aug' . I NUNTINGTON BHAON,O Mgpmp]PICO ••L ( % rAr I IYcI, ... 0 O Oo000° rlUAVYAVA INmI 3'••-s� WIA.W.4W D°pO�O�OpOQ I.IrAR.i1W I IUUYIw . WH.MypZmnt SOUTH ELEVATION(NORTH SIMILAR) PARTIAL GROUND LEVEL 09-0180-01 l AUGUST 8,2010 „...,. 6CALE]IJ2'+1'•0" 3 aeALe: vv.r•e CONCEPT Otl / ELEVATOR PLAN COSTCO WHOLESALECONCEPT EL VATC� EX HI BIT DD9.1-04 HUNTINGTON BEACH, CALIFORNIA AUGUST 5, 2010 ..................... ... L 1 t Y 1 K V j ! I WAN Y OAYCi b + I I bw.r no.•a �^ � I i .......-.. ......,I I t� • Eaf1�tlMfM��`IIYI{ h d ' E%IBiiND PARKING DARA08(3a U UE {I y TNNI PIAN AND PARKING STRI' • -� • �'"�'� UB N6 BELlA"Al I PAR TERRAP l i0 YY Y :' : BTRUCTURC DRAWN04 BY PERKDNAR♦RUTH DATED DEItELPROVIDE TNE r DEVELOPMENT PARTNERB,INC. I AROUND LEVEL PLAN THIRD LEVEL PLAN(SECOND AND FOURTH THROUGH ROOF LEVELS SIMILAR) swtE:,gr.l'.o' Z {cALE:var•r•a. F Ww r lle E : i�—usnwwu� �BaYrio ElP1p AOOAW IW{V w{fOtpV,116140V TT. IWLY ^eMJ+^^ HUNTINO70N B• CH,�CA w o NKC BEACH BLM It 901NOCA AVE, np�y S HUNTINGTON BEACH.CA .dam ,y.. I��O i.IiNAV{.N{16WiEN0 ,PY wl1EVU[.W.I Yb01 'N�+ IIIfAY.ApD I IylA41C° �-� 1 I YnNw:plma' u PLAN ELEVATION .41 AUGUEPa T 4 CART CORRALS TYPICAL CONC ,zolo 3 scAIE vf.nc, CONCEPT ��++ ,��°°���^T� /� ELEVATOR EXHIBIT ELEVATOR PLAN ��ti7�1�� WHOLESALE CONCEPT � U/� H DD9.2-04 HUNTINGTON BEACH: CALIFORNIA AUGUST 4, 2010 r` Ul Dept. of Plarnirig IONI'AM (09 ,0RM&Building �RrK� MATRIX Nam , y- e�`'s�"�A� �_. - b•+r..rrR. W�,�e+9ra rfirtiww - A Aw1�� TABLE OF CONTENTS " i,l Ti s I e Sheet ";r.�=i:X�'k ..,.,,„�. "G»„ • A1,0 {onogDLual Mitterp3an �"5.1:, ��" a AI,i (on{eptual si(I Plan t"... Al.0 Building A Eltvatim A2.1 Building A r Elevation$ d2.2 guitding A Elevations A2.3 Building B B {and P,aril'r'o,h D'. Elrrptions A7.0 Building Compottt.Plant:• G-round.levol ,. ,,.. , A3.1 Building Compo,s:te Plant Ground'Level A3.2 Building Composite Plans Ground Level �< AJ.3 Building Composite Plans - $mad Level A3,4 Building Comitoiit;t Plan} Set.ond Level aaca A},S Building Composite Plans Setohd Level r w. a d3.6 Buv{ding Composite Plans • third tv.v't1 A3.7 Building Cahp0sIte Plans Third Level A3.0 Building Compotitt P.laos Third Level A3.P Building Compositt Plains taarih level 41.10 Buildin Compo-site Plant ,.Fourth Level M A1.11 guild"tng (6mp4sita Plan) !lurch levee. AJ.12 Building (orw ire.Plant.+ Meaanine Level A 3.13 Build 3'ng composite Maps Meaanine Level A,l.l4 Unit Plans Campo°s.rte Plant-• Mennrne level "A g Rom. 44,0 Unit plans .._.�5 4,1 Unit Plant - "'"nA+"+`"' d4,2 Un1t P15a3 d A4,J Unit Plans A4.4 Unit.Alani AS,O Building Se'etio,na y� L.1 Landrrepe {44te:p3ual.Plan 1 @� z THE VILLAGE AT BELLA TERRA ITT S El ! :A; AroAUaptutl8nntr g. .r:,,lpi Yh,tan:N4aa•Ii4t:• :at lai•ertl eN,: U,.a rna 4XB22.P2idtt l E i i4 r S.1 SUhtllutARY` ;4 t ? I: �'.lW fYRt.•,.._.........._... F:m. 1? Wt73: j i Ptan1= Studtos� Sb3•.,�' .?� t 1�Itan 2a 5tu�fa.� SBB� XQ; .f ;i Plan�. tt$rtjjHti 732' 74 3 � f ,� 5 �8/ilDan/iBa. 926;Plan C. ZSd28a, 1:068. 1Q6. Plan.# 2ar*siir 123Q; 7A: PIen 8: 38`rl$ a 1364, aQ; Plan 9 6ki W18a 871 it: ` PlaK10_28t7rLWA4 . ' r „ R�1'gIC SU1x1MAlY c BLI7,Gi>Ai.. 1 a15Q0 @:(.RBtAit PARKMOSUMMARY RegI d' Stu liquo, 1$lowppit. O 29$ t 2 B' tOlwur1S': 2�2 �� ;�{ � , x k m � � <- x h 3 8i' 7�S SIaIIsAl�nit: •'�5. 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I ,. :y; y9 ,._P�\ �.datatr�����. � 1 1 Y r'v�. a.a. d. � Hg� d :e�y�3 r ",'�•a�Yz k99 i 1R e l{ E l kak la.{ 1 E !i §� ,�xru s 'r U u+RY ..: RI � �a x.N•vm �s ix Ir'S-q , r C laa S vm LIM- ' ��c�����S�saraL"w`%,.u.'~<d�0,tuaud�Ulintas ,: � t'�o*�I�IG.wir1&mailo-�ia�l7za:zrna.��r��Gaa^�:dE�al�IrJt�Isr,4�, ,. r&s�� «��� ae e 1 1 . a NORTH WEST fCfV:� r ^A N.r.t KEY PLAN,. -M` s r ph,�k rg �M1 n #3'�..�.���'?,s- �i :. ,Ake �:. .. ,. �'e� p:w3�•r`�x�,�,�ya � ��' ��' e � a r yy t � NORTH ELEVATION W C ( ® x ,�x �' 1 � 7, MATERIAL LEGEND.. - s ,h'�" �, u! I a eery r f,t• r-y a n I�T < .. S•IIEE ROOF r 'e s s ✓•� ���Y�' tt"a��* ���`�� m � ,4 a' �n� �..,.T,. 3 STONafOYEI�EE& o t � X14 YEa¢Ek i : :] STUCCO11SUREO'IRUi s 4 PRE Tun 7 T— o MIIwbaaJAEau '_ � I 1�� A woad PAPriH Tut3 MERL=OEUNN b l P WAS AWAAAtEvWY;BETAE RACKETS' �re , a'.E •... ,:.. .. �' II MET A NI G�] 3 OO TISIOU ANE WEST ELEVATION �1`4 EIGHT PLY[JIw OTC-REFER TO EpAAW LAA TOH . 46HDSC�E S�OEf b�PIgEENEHi ����• THE VILLAGE AT BELLA TERRA B '[:LDI.NG A - E.LEVA.T`10N;3 " �'U :1 I.p G;f R N 6.E K E N t o Arohi49lu!B!W nnlnB ar v i rhrKeeie adrAib tTd22'.FIW�{ �r e ,,re�e n.s,tsr.. IrvMei;GA,BYdi,�. 0 N INT..lCOURTYARD N.rs KEY;PLAN' t I Sze..e i .. 0� INTERIOR' COURTYARD ELEVATION w N MATERI .:LEGEND t statxo E�NIs9! 'STONE 4ENEEA 1' '6400UPA i .. .FREW TNI A WOOD iAEUIf ^y�, WOUD�`BditEA'tma Y 10 :SIAEAkw WHO .� 11 UN S AWNNi61W AVAE MUETS' ���. i;1 tncati(c�pF�nA4us fANE[. kA•�' `IA UGH1iip�URE'. ,vd_, _ ,UNPSG7E SPE(IEiP`PU(tANi 0 4`E"dTHE VILLAGE AT B E L L A TERRA BUILDING A E:LEYATA95 �l U N 3 I N cro N' @ E Aam C N 4 .' Aroh�gatus„wmnu p ..� . .... .. f i'.i �iuY•Nif 179PlPlali (1j V .� ^PARI(ING SIDE.`�I.EYATION I , �E �w�by I',���h �V��'�'� •"� '�''����' �tr ��`� �, ''3 `�,��. � RETAIL RETAIL ENTRY DRIVE E:LEYATIIaI� REpR EIYATII)N: ROOF PLAN FLOOR PLAN MI qW/ j RR MATERIAL LEGEND 1 S•TILE ROOF NO, ,N E EUTIQ t u rra . 2. STUCCO FINISH ---- -------------4 3 STONE VENEER. 1 4 $RICK VENEER S STUCCO FINISHED TFJN C I 6 PRE•GAST To T XETAL:POST —E 8 METAL lDOf r 9 WOOD RAFTER TAILS ^� 10 METALAWNINO ............. ...,..�.. , y R >. PAVILION SOUTHEl.EVATI FLOOR PLAN, RETAIL 8U1I.Di` NGS gtt r"l THE VILLAGE AT 9 E L L A TERRA PAYIL .0 B 1+L atN �G.w.rr-r�i.PaaY'a.rpn,A,wrr. b{�FZ1tit'7,1rry �t4h,TAy t(7d7��� x i A B t N7d ..u.S ..... .....ItP•T TOZ'•ta SPO ! tt�T I .—_P2.—.a—..�P2 *725 RMEM PARAN06PACE60954EM 4 7PY` P'py.,�7 r. P4 P1 P6 I s PJ 3 Ln P7 pA i �� ._� PT A PT PA P6 r' _�r" •��• � , I i o A 96 PT P3 P4 P3 P7 P2 P3 P/ PJ P3 P6 p S p5 PS p6 S PS PS S FS ` t PB P6 . asr pA PA PA PO ' P6 - ._. Seta 3r.r P4 PI { P4 P4 ➢A PA PA PA �y PA � P6 j v Pd P4 - P/ P4 v v PA � y � i itrraA mrs>♦ pi I t P7 PiA.�t ➢6 1 PT PJ ➢1 PJ PT P2 3 pd PJ PT PT P3 /P/ Pt ! �. ft4 0 0 .A S .... ----- Mp L, 8 raes.t I t GROUND LEVEL A E.E� T-N E V I L LyA G E A T^ B E L L A T E R R A ��N MMrt„ .,m.a BUILDING A - COMPOSITE PLAN Q _...._ .. ^ HUNTINGTON SEACH C A ArohlbPluro�Plennin0 <t t r va.uu t..a.nn 17022 Fitch .<..../q Irvine.CA 82614 1I 040,661,2133 ' ,<. k10Y.wm �tl oz N SECTION A f SECTION B Pe j -+ as I LCN$T.S. KEY PLAN �r �saa a 3C 0 P2 , P3 P{ PJ •Pi Tp-�. P6I I I P6 P6 P6 D6 PA P6 W4. II idD' .................. PI. PI i DI C] PI PI p p PI q�p O• PI D/ C3 o PI DI O 0PI .. I P6 C'i P/ i P/ ➢6 P6 P6 j j.. n I ..�„ P7• % • P, P3 PI P 1 ip" I 'M SECTION "A" Po GR 0 U N 0 LEVEL P6 Pe Pe PS' PJ P7 •07 DS ' D7 PJ P2 PB . T_N E V I L L A G E A T B E L L A T E R R A q BUILDING A - COMPOSITE PLAN A3,1 NUNTINOTON BEACH , CA Arehlt..to R4mm�p ,>:l7:x rc�rI Ne;. • •.nu.nu •.n.uu 17822 FRDh Wine.CA 92614 �.usv ..............e ' 049.66t.2177 IRaY.mm ee�id N .1.... ..... SECTION A 1 SECTION B O U. vt a I pJ �- b - i 710 r. d J3 ..e.r. PB PJ 1 PJ t � ' vJ 4 ........................ 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SECOND LEVEL P3 PS p: p6 pt ••.... 1171 •----- T.H E V I L L A G E A T BELL A T E R R A � � BUILDING A - COMPOSITE PLAN Q,3 HUNTINGTON BEACH C A ppohit4rotupe�Plinnlnq 17822 Fpch C.nN51'Al(�+Ml'N 41ti;IN+.:, ...CA 42814 F.„....-.u.,a 040.861.2133 r A B ....................._.,.....................,................. .r..................................._..........:._._................._._...._....,_._....._....._......___......,......,_..__..f 4'd• 116�T ............... 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KEY PLAN De r >< i 3< i PA M of p4 P3 ,P3r3l pl P3 vc I PA ' P{ PA p/ p$ (A' pAP4 D/ P4 PI� o �D6P4 P4 P/ P4 PA P1 PI ll P/ pl P7 PI P3 pi D3 P3 D/ D3 13 P2 P3 R P4 P1 vt = 'i 0 C 10 0 A.. 5ECTION "A" pA " TNIRD LEVEL D6 D8 PI P3, P7 P7 rPl P$ , % P7 P3 Im z T_N E VpI L L A G E A T B E L L A T E R R A w BUILDING A - COMPOSITE PLAN A3,7 _. N V H 1 I H 0 i 0 H B E A C H C A Arohlteotm PlAnninp MM l TA.. a n1,:.IH•;. rrr�nr•n�i r�.n.nir 119I3 Pilch Irvine,CA 82814 'A 949.651.2133 _1 S i I SECTION A SECTION B 0 1 - Pi O PJ � b __... .,p.. ..... 1P0 i P3 P/ PJ { > S ! t 07 Pi po ——— PS PS US, ' KEY PLAN {— P6 j W' pi 0 Pi x • PS P6 pl P6 P6 P6 PJ P6 PP pJ P6 PJ PJ P6 i pJ P6 p6 JP.r P7 pP PP PS PP P/ 1 PP P} V e P/ p b o PS j 4 06 { C P6 pt j I P7 P1 6 % v7 P3 Pt Pi pl O P/ mJ1 4, SECTION 11B" P6 pi Pi PT PS Pi P7 Pi THIRD LEVEL PS pl >: P6 p6 PS Win.. THE V I L L A G E A T B E l L A T E R R A BUILDING A - COMPOSITE PLAN A3,$ H U N 71 16 7 0 H B E A C H C A Amhltootum*PlPnnlnp W...Pitch 0"46C11)3 t/ \/ 1 I A ; 6 err ur 11P•r ma+n JPa El Pt _ P2 ° P2 PF b pe 2rL'i IO DOJ PJ PI p) J d 1mzzm 1 I P10 'I P7 p i 7 pt J No 7" i PI P7 PB P2 pt P2 PJ PI PJ P2 P2 P7 PI PJ D2 pi P 6P3 Pe Pe Pe Pt p 5P3 t p y Pe L Pt P10 Pe ..... .y...a(p.... .J_P.._T. 6.1 Pe ,Vf, 7 4 P9 PB p9 pp P9 p° Pt Pe Pt 4 j ps Pt P10 3 I D9 pt P9 Pt pt i b'j k PI pt PB p/ P6 P/ qqP�� V�P Pt t p7 P7 P1 Pep PT ypy//��p.pee I P2 pJ PI PJ P2''Pl P7 Pd PJ P2'�Di NP % PI PI P7 pa P2 PJ P2 i 1 PB P1 1 1 P2 PJ PJ P2 P2 P3 PJ P 1 1 PJ FOURTH LEVEL i T H E V I L L A G E A T B E L L A T E R R A BUILDING A COMPOSITE PLAN A3,9 HUNT 1 N G T 0 N B E A C H C A Arohleoatu +nNnp i n 1�(�hpinikS(TC_ III�U1114 e.uam 1702$PBch (^y IMI�IASCA 020U 010. 1.2133 ..J � ktOY.am A./ �..J N s i17 SECTION A SECTION B 0 7T pt I •+ I >ro I rig 1 1 i i KEY PLAN pig =11.iill�fitllll ETTEN= a X P6 0 0 P7 ' P7 P4 D3 'P7 P3 , P] p4 P3 •p7 Pe P6 PS P► Pe i I � w Pt ae ve Pig P4 lea ae?a EPB PI pe PI Pe i e p+o pl v► n w v► i � b pe Pt DI Pe Pt P/ � � i i P6 1.• , pt P3 - P4 P] P3 pt P3 DI P] 03 pt P3 - P4 P4 pi aua� LLAW SECTION "A" FOURTH LEVEL 910 plo P3' P3 P3 P7 P7 ' P3 P3 P7plo rrlT.HwE µU I L lA G E� A TB E l L A TERRA BU:iLDING A - COMPOSITE PLAN Q ® �. a-. ' � N UNTINGTON BEACH CA Arohiacanwltnnlhp .i.. nu.nn u.rr.uu 17922 Pitch W-,CA 92614 .•,..,,,<,,,. ktvy-1.213J kVY.cpm • I o SECTION A I SECTION N Sra I a PS ............ 1Pa � P3 PI D1 PB i i , ! 1 '+� i °i ve FTI --- P3 P3 N.TS. KEY PLAN vd vt - PS 1n4 � Pl 0 P= PS PS P5 PS P6 PS PS PS P5 PS PS P5 PS Ps I DS ^ P6 PS P7 DS PS PB Ps PG , /w i P6 P1 W P9 b PP., s I bd o I vs Ds Pt P1 s yr P7 P3 pd vl P+ SE C T 10 s +=p 11 Pie Pic P, P1 D PJ PB of P= ���• FOURTH IEVEL P3 P3 0= ; Pic P,P ' PP m T H E V I L L A G E A T B E L L A T E R R A BUILDING A COMPOSITE PLAN z U N NTIN6TON IEACX C A 7922Fitch gnnlnp 1 C,APi]'+,is PAlll'PGN5,1,�(, 111 /)111.11.1 11.11.=111 78Y3 040.8 C CA A 83 .� pd8.p61,31>' oL ----------------------- --------------------------- ME Pwtl•tld hhW 9P4, A 6 r I I wra .................. .................__........_......... _...._.......___...._... -- --... ------ -.�::-----:---T--�;:=:__��::- .:: ROOF PLAN r , Pic 1 1 ; Pic r ry ______ld._ ti I I I I t I T... --- - II �^a Y I f i Pe ve ve PA PA , =_: LLl P5A I a PB PA P9 PA PA rJ--1~�� I l� j�-.�--rY_•:Y}-�=y�.�-f�:::Yam- �i= -{Y"#•_� ::+ ,-, _ii L...r._.I._i. 1, i i i II L, r= _ i ; �-t MEl1ANINE LEVEL I GIY�'I"TT�; w. THE VILLAGE AT BELLA TERRA BUILDING A COMPOSITE PLAN NUNEINGT0N BEAfN C A A922FiW +Plannlnq ............................_.................._ e�1 Y,1111.1!ri 1/.U.I11, 1722 Filch __�yy ;Cnr:rnz PaxrHtud,[Nc, IrWw.CA 02gt+ r "--'� 940.961.2133 k,gy.wm o n .......... 7T SECTION A SECTION I o I ua Pi" '+ IT plo E--T FFT17T F tif44�1EI ---L L N.T.1 I KEY PLAN Plo 7----------- ......7--------T------ T-------------- T1------------------ ........ ...... ----------- .... ....... ........... ----------- ---------- ......... —--------- I r - ----------1 PIO Ul Lj ........... 7------ - ---------�FL ------... --- .. ........ ..... ... .... ...... L I------ ------J L —1....... j L ... .. ......I..---- ------ ------ IL SECTION "A" MEZZANINE LEVEL" vio plo P. rn T H E V I L L A G E A T 8 E L L A TERRA R R A ....... BUILDING A COMPOSITE PLAN z -A3, 13. UN T I N 6 T 0 9 1 E A C H C A Ahitpot-r.p'"", neaavuv MR 949 W51.2133 -j kvy— i T -_,---------"---------•`--�-._.-------- SECTION A I SECTION B , I � I I I 1 t, 1 ( t I C- wJi t�A j t r , r I I , I I r•-----------'^, r-._..--- r_•-t, .r-------••_-"4 �- KEY PLAN � N.T.S. i I JIr r i l I I 7 1 I I r M R` ` ' w I Kv" - __•_• .._._�.-+-'1 Y---i--------'� r , I 1 , i YI r I I I I I r L_J I pY -------------- I 'I I -- ---- - 4 r „ SECTION 11 B17 `'' ' ` o,a o,a ........ I I MEIIANINE LEVEL! --- i I 1 v10 vta � I ' � I -----' i1 T H E V I L L A G E A T B E L L A T E R R A BUILDING A COMPOSITE PLAN 4 NDNTING10N BEACN C A Alohlt tul ""Ing Win..C 92514 949.851.2133 Nrrlrr IIU. l�n(I Ol n'n( � 11'•1•r II'•II• , r I".r.11l.". • Ir/1r Llil'1,,Dlnly 11'.I• M Il..11y MItA.\`� N 1111 Lniil. I11(Ann { 1 IilvAnn InrA cc 1 (l UO'. d Fnl y � `I 'i Fnlrr [nn{ PLAN I PLAN 1 PLAN 3 STUDIO/I BATH 5TUDIO/1 BATH I BEDROOM BATH +/•S03 S.F. +/•S86 S.F. +/.)16 S.F. F . M THE VILLAGE AT 8ELLA TERRA UNIT PLANS .a...,.,�.. ,.o � .... �.e Q N U N T I N 4 T D N B E A C H C A ArohlpoWra+Plannlnp .r A r r nu.uu IA.e.nu 17832FNch (nAI:.AA 1',n:.s'x uus,tu[:. IrvtnN.CA 82816 848.8 1.2137 �O�J kBY.00m run � b .IrrJ I7IL'-l�l �d _ rr'.1 jI''�1' I? Yrlwny T''j 24 Ir/nrq I II'•II' 1'•II' 1 li.i.l/Iirinl , ,'� Mlntrr Ir/rorq I ' yl II•.r•r tl'.1 lir.1/Dinin{ O 0 11'•1•y II'.1• fror. Iin- M rl T _ 3 7{ i Mnr[Ir lilrrre 1i1t11r � § 11r. r r 1••1 � �+ 17(1 LIF, {,_�j Irll Q� !I itrr, r'.I•.11'•1' [rlr) Moo � [ilrFrr d0 �1 SS1(1 Irtl •lrlry � 1 r d0 Irn) IN 3t1 PLAN Q PLAN 5 PLAN 6. 1 BEDROOM/I BATH I BEDROOM+DEN/I BATH 2 BEDAOOMl2 BATH +/.212$.f. +/•926 S.f. +J•1061 S.f. ' THE VILLAGE AT B E L L A TERRA UNIT PtANs Al I I ... ... .. . NONTINGTON BEACN C A 17922 gN»N4nnlop ..,................... ... ..�.....,..,.,......., r r 1 r.uualn u.u..tne 17922 fltdl i CS-n-Pn'.urn M4.5.Lw:. IMm,CA 92014 ,ram, 949.861.2133 4.d L..- r.,.r..•.a n,e MVY.eam � 1� 3Aa r� IIJa ' lelr.rm l M.rl.r Ill.00n ]�m7t r.l .Ir.l '•,rl n II'.r. I.r SW ® Itlr.ey 4 "�' x r,'r INreem j II•.Il li ill 1 tl r,Il I 17 fly ll,lny I Dlnln( i. I r'•I.• Illy.m] it f i 1 ,. � � O" � � \• .�..... I n Ili _ % •�,` � "Tb��f"• ��.;�1' =�00 x„�., O I ner. f x •.� /,- '(.Z`. I,ae.I, � Op II2rA.. O Ob I.Irr i I.IA] Iit.A.n `� O F1.1 IIIA 7 711r. 0 IJ'•'� -- rCl � ID rU I 11 f PLAN 7 PLAN 8 2 BEDROOM/1 BATR J BEOROOM/1 BATH +/•I110 S.F. +/.1364 S.F. T-HE VILLAGE AT B E L L A TERRA UNIT PLANS wT F rr - - .. H U X T I N 6 T O N (E A C H C A prohlwmaro+vianMoy a..ga •......_............ e I I r m nn.un u.o.all 17973 PNah Imm�- p :�,si':Y:A:.T.ryk•A'Yh M.'4.IN2:. 040.8 .2.1.1 9281A BOB.9B1.I1 g�n� .,,........�.,« 110Y.mom i.A IM N 23d Irlana H rinf 1/nan I�.1 � Il rl(rltl.l Oryr a I�Ira (Inn'I Ilnlnl , ((/''/�1111Jg1I•pj b 7t r Y`V k n til(I fNK1. U��(pn1I knlry QO �plI 1111 1 (Ililt� do PLAN 1 1 BED BOOK+LOFT/I Wil THE VILLAGE AT B E L L A TERRA UNIT PLANSAll ...�� .. NUNTIN6i0N BEACH f A promlaoWro+hnnino .. .. ._..................a..........._..,._.............. I r 1 r 1 nu.uu Il.uam 17822 FUad �.nI11TA 41 h�12�Lt N5,F4{.. 94.851.2 4.8 CA 626 a........a u rr. kvy,co1.2153 znBY.00m N 1 A 4 Ir�reo.7 a Mo lug l.11 Olro 1�Irll� II'.r'r 11'.1• El LW,I N. 4 �l.l•r II'.I• Mrrr.r I.Irrrn 4 tnlbn V� Ir11 7 � il.l +Ii 1t r. i �qpq r r 1e r LI li (1 PLAN 8 3 BEDAOOH+EOFT12 BATH +/•I110 S.F, n- THE VILLAGE AT B E L L A TERRA UNIT PLANS 4 rod H Ur N,r1 H'GrT 0 H B I Ar CrH C A Arr83=mr•YhnnIng G:X v:a.x PeaF'nxkr,I'mr, Irvin CA 92614 , 940.$81,3133 Mor,wm , and I �[D r.117 H.T.S. KEY PLAN ^_ ................T,PA,......._............. .. ...............:........................................... .'....,........................................................ - bI awwl ........1DT.p(9GT87o.-.....n'.. i rllwll ®nM IYI nnl m NMI �� i Olp M1! iw! Iy1 WM VAW" R it OYellw/ TYI MI SECTION I e 4- p .....TpCALPARAPBC........... M4 na1 Nui mCvpaemtl_.. TA6 SECTION 2 Rbt:r se.9 'I THE VILLAGE AT 6 E L L A TERRA BUILDING SECTIONS A5.0 HGNTINGTON BEACH C A A.hitwum tinning ...,•.... .......•^. i �. norm u.u.un 17822 PRnh 1 C n4 i'ha1 8Nt.GNC;, K.,CA$204 }} 049.6512133 RECEIVED G 2-010 r• F y, Dept.of Planning X &Building A'Og ist 2, ,2019 City-of Huntington B.earii. P`l`a'zning:C:ommsst on l�,emhers 20.00 M4 -Street Huntington Beach, Ca 926:46 gulf}ectt LEED Certffcation &.Sustaina-biliiy Practices Esteemed Commission Members- The City Planning,staff alias requested that the proposed Costco V4iarehnu.se building at tiie.Bella.Terra Shopping Center be LEAD Certified as a toaditiori,of apprbvaf for-ouir entitlement package. Although Costco appxediates sta'ff's effoft to en€oq'age: sustainable practicest we do- hot 'agree that: requiring TWO certification: is the: appropriate condition., In fact, many of the LEED principles are standard practice_in1 oux design; construction and operation; however, the expense and onerous 121ing requirements of certification are. signifi.eant and do not add value or additio.ftl environmental benefit To comply with the intent of this condition Costco proposes-to design,construct and operate a LEER certifiable warehouse with all the same features and environmental benefits of a:LEED certified building. j We have discussed. this proposal with City staff at our regular meetings; however; although they agree this meets the intent of the provision Staff expressed:concerns regarding the verification of the sustainable measures; Basically, Staff wanted some checks and balances, Understanding this, Costco is willing to pay:for either a City inspector/plan checker to verify implementation of the measures or if the Commission prefers our architect or any of the other LEED accredited architects: from Mulvaney G2,.will provide a letter stating that the Costco Warehouse at Bella Terra is egttivalent to a LEED certified building. To understand the environmental impact of the Costco warehouse, I have listed the standard practices for a typical Costco building. Costco Wholesale encourages sustainability both inside the warehouse in its operations and in :its design. In :fact; what most people don't realize is that Costco has been implementing many of these sustainable measures, for many years, not because it was required, but because it makes financial sense to conserve resources and because it is the right thing to do. � F l In 2007, Costco Wholesale formed the Corporate Sustainability and Energy Group_ This group is responsible for developing company-wide solutions to manage the ; various aspects of their business most directly related to sustainability. This includes data research, tracking and analysis, policy developinent, designing sustainable initiatives related to development, environmental, economic and social concerns. Included are a few of the sustainable practices found inside the warehouse. -658- f ,k. 4 -L.ettei to the Planning: :omrniss o% f Th& typical Ccismo warehause design is designed to ee;xceeil the ASHRAM (Arnorican. Society of Yfoiting, f,efrigera#on Air Conditiordrig > ng n.eers) baseline standard; Thl:s leyej of efflt iencyis achieved by a number of desfgb-Ql.effle:trt%This list is;an att r'pt to'docu.nrentthe energy efficient acid sustainable design:standords:faund in the-typical costeo wa thow. $ustainable Sites Design Standards.: C.ostco,si:te work Mind Construct an begins with an e..ru. on and sedime tattort.control plait for ull warehouse projects Providing pedestrian chhoetti'oons: and_ :alternative parking scenarios, such as preferred,parking for carpools or vanprools. Eneou:rage employee carpooling; vanpo:oling and bicycle coihrnut n;g. through. the Commute Trip Reduction(CTR)progrlm,developed 13 years ago... �Xibimize the urban heat island effect on non-roof surfaces by providing shading- across the project site through laods -aping, Storm water management plaits designed to maintain quality control and storm Water,discharge.rates. Utilize.Cool Roof designs to reduce heat island effect. i Water Efficiency: 3 ® Use of native species vegetation and drip irrigation systems greatly-reduces potable water consumption. ® Achievement of a 40% increased water savings over U.S. standards: by using high efficient restroom fixtures_ Utilize municipal grey water systems for irrigation whenever passible. Energy&Atmosphere: f • Building envelopes are all insulated to meet or exceed current energy code requirements. ® Commissioning of mechanical systems. Utilize energy star rated skylig}its. s Utilize Cool Roof designs to reduce heat transfer through the roof.. HVAC comfort systems are controlled by a computerized building management. system to maximize efficiency. HVAC units are high efficiency direct ducted units. ® HVAC units have phased out the use of HCFC's completely. Long before the Montreal ? Protocol timeline. Interior warehouse lighting is reduced from 100% to 66% to 33% to 0%, based on daylight contribution through the skylights. Daylight is rneasured-by exterior and interior photo sensors. I Parking lot and exterior lights are controlled by a photo sensor and time clock. Lighting is controlled by the overall project energy management system. ® Utilize high-efficiency tight source and ballasts (pulse start Ceramic Metal Halide 1 HID) and bi-level switching for fluorescent fixtures. i ATTA H M E 1111 l 0. 13.2 -659- LeMr.to the Planning Commission July-�W,2010 atis vs r pelMt.Energy effit'mt Tr forme -,i5qua e 0 Ty raosfo Use of variable speed motors-6h niake--up:air- nits lid Wooster,pwrip;s, Gas.water heated are d rectXtpt ond"94A * Util' ,capture ize reclaim tanks ta ,,cap e boAt Y000,0.4, heaC .doffiest ic water lit ll.ti) of.X,0-)&-cu-ng.helat. the outs e. Materials&R60,ftTC6s.` Main Building stfuttvrolis q'.'pre-engineered. system that I uses. 1,001%,recycled tteel materials and is designed:to minimize t the amount of W,14,eViAl utilized Roof material i's 100A/9, recycled d' meta panel; d#gfp1t& to hiumona y ed standing met efficiency fear spanning the structure. '0 ' y 1W Exterior skin.follows.th-e;sani e,p I iple,Metal is 1,00 W rez-,cle • When masonry and concrete is utiliied, the waterials purdiasod are local to the, project minihiiii iig*lb&-tra-htpp--Ytat�TQR.;mdiTap.fgctto,j 'o-ali ® Construction.waste is retycled--W' henever possible. • Building roof support '$ygte�m is designed to. z(qca cqf#q patential future application of photo voltaic panels.. Quality a Floor sealant is No-VOC and represents over 80%of the floor area. 8 Lighting systems are designed with employee control'l.ability. in mind, Lighting is controlled by timers but over-ride switches are provided for employee use. ® CO2 monitoring throughout the warehouse. 0 Skylights allow day lighting in 85 O/a of the warehouse, this represents over 200 five by seven-foot skylights. Internal Operations: • Extensive recycling/reuse program implemented for warehouse and, office space including tires, cardboard, grease, plastics and electronic waste. • Avoid the use of plastic shopping bags ® Require suppliers to reduce packaging and consider alternative packaging solutions. • Strategic location of distribution facilitiesto minimize miles traveled for delivery. • Only full trucks are ever delivered. • All Costco trucks are equipped with an engine idle shut off timer. Environmental Mission Statement: The highest quality products at the best price with the least impact overall to the environment. -660- ATTA(._�ANIENTNO. 1-�? 1 Fetter to the�larin3, Comrriiss ;i ; 7i�Iy 30 2010 I rrt eo icliis oi�,Ca teQ respect°ti1Ty req es :tha[ the Planning omm scion allow'-6 tco t6 i comply With the Intent of Staff's reeommcnAatI tf� by prnt�,din� a LE D .certifiaj�:le 1 bttTfn Ito be verified by eitlie.P a COY' i�ifisGI orIvJlyainy2 wrthont the added: expense, dine and .Vrocessiff of a MW ceit1Fcat Cosfcti would like to thank the 6Mtr?:isdon.for t'befr-0-rii:e and coxgrd", aUo<u,as well as Staff-for thedr t z-'eless etforts Viai a�tr behalf. 3 Siggere y--,. 1 1 er o gal Estate Developinent, - Costco Wholesale.Corporation 1 Cc: Jane fames,City of Huntington,Beach Kellee Eritzal;City of Huntington Beach City Council Members,City of Huntington Beach Michael Okuma,.Costco Wholesale Jackie Frank,C.ostco Wholesale Mike Dobrota,Northwest Atlantic Partners Becky Sullivan,j)JRCapital Partners 4 -661- Afi AA H M T NO. k'-22 Off $45.41- r��iitity��e,K�l�v��u»rm�rr Bttttctitg Cans€ ttclipst. - - � fte +e t5t s tilj!,tiadeori Tsai sa ofVaripus:buildingrnaieriatsApd>prograni,&the preferrWbuilsfin,g,pro grot :is the pry ettgttered metal`tiutis 3mg_4stetf:B}r:aad:large,pre engineered metal bulldtns perxin tnbra elctefitLy:artd ar :a more effetlefternatnre tu;thelc i31 heTglilnasoiiry:caitnietpar3s By designing rn�tal°varei}pi feve buiiditlg t `rlaterfalk are constnrredvin cortstrtiefion,fewet bssif fuels are burned in lratssportatIott pd,ltter aus liar glee!pbfitAins over, . 3Q recyt)ed ent tcnt`t►nd-is I OM•ret yclalalep the:use.of st,IM-proves Co be a suitable »aiertal for-our envirounignt, Th ttd t#S itT ttii rise oftnsulated fe titred jvall parcels reduces tie HVt1C regtnrement5.by tii p or,nn3o.pea-ivarelil e:A. I tueta 'tinyltttn str ie?ctre;al tiftII system Win iredtoollasonry or tonc,:;rele l i Wit ciittg mitts reduction of weiaiit Q anslafesto a reduction ofsize for the building fi5iiting5,i'urlje minim ing;ifi itse o unliecessaiy M,Ater ials.. x 1 Benefius ota pr`e engli►eered met:.litbuildings E s - HVAE!Te�itured P.,anel vs.Mason Stuff 60,r)bO jc6on Material R Value Requlred Trane 25 $lyearsaving td h aj.per ton AC units year Winter environments 8"CMU R-4 18 1w CMt1 R-5 18 $1,400 12"CMU R-8: 17 $2,950 2"TEXTURE WALL R-16 16 $11.100 $ TEXTt1RE WALL R-29 1612,001? TEXTURE WALL R 32 16 $12 400 ! Resource& Energy Efficiency: Costco's daylighiing program has proven to shave hundreds of kilowatt hours off the energy load of the warehouse.Each warehouse includes over.200 skylights placed strategically throughout the metal,roof Photo sensors are placed atvarious locations on.the.roof as well as inside a number of skylights to accurately measure the amount.of natural light entering the building.This pr.ogratn allows tights to automatically shut off lvhen they are not needed. { i i Costco employs a Bent-Reclaim system in all warehouses.The heat is captured from the refrigeration lines and used to Beat water for the building.In some warehouses Costco also captures condensation fi•o n the lines:treats the water and pp discharges it:to the storm drain,reducing the impact on the municipal server lines.Costco also specifies high efficient restroom fixtures,,resulting in a savings of 40%beyond the building standard, f 1 Internal Operations J Waste Nlinim)zation: In 2007 Costco Wholesale created an in-house Corporate Sustainability team,whose focus is to reduce waste,improve l eftic'iertcy andrminimize the impact commercial construction has on the environment.The program includes working with suppliers to improve packaging and product manufacturing,recycling of all waste,efficient true)-,delivery and routine schedules,reducing the number of deliveries per warehouse and a ban against plastic shopping bags. i i -662- LED LIGHTING LEA LiG(—? "i G AT JEWELRY CASES ANY FREEMR/C©OL-ERS' REDUCES ENERGY NSUf�P-r[01,\I AT,,%N r�%rFRAQE EJ.:.U-, WAR'"HOUS5 SY 5 000 K',M :-,KN,t.UALLY. ANTI-SWEAT COON R L S RE UcCE.S ENERGY 00 SUMPTION AT AN AVERAGE U.S. vim ENERGY CONTROLS 7-4 awn lM .t R Wry ° W � $•.. R. k,, DESTRATIFICATION -OF AIR c� A.RGE FANS TO MOVE WARM AIR AT'T E. ° CEILING DOWN TO THE FLOOR REQUCTiON OF ENERGY LOAD FOR i-VAu C �1 ............. .. ............,........ . ._...._ _,............. ..., w...._...,.... __.. t a'H' "5... Gam s �,....« e� �'B •"�'°"-J» w ;�: i.:•� V_ ..................m........... ...............p:..:w::r;;..,.,.,............,.,.,,,...�, i������ ,.,,, •1�� 'old� �`' ': � .;E ��.,.ri.,"" � .fir 4� ,3pR^11. lAy 6 SO 7i i.E{ ?R,,E ( ' y^��ywa^V> .Q r �w(��? f A ✓'i 'w+T. 1`u t... .N.�J�� L{�'rt sLnf..'� �.i 2 I W-, & .k N .., MUC S tViAT lRtAL WASTE M1 Ell it a,. z 0 q INTERIOR i � IICC ORR era. . WON, [[rt f�E�Ei��j ` 6 .07 234 KW PER 211 K Qy g p� I1t3. REROUSE PER WAREHOUSE PER WAR�E;NOUSE HIGHER 7F g. <}. t N ��77 IIIIii r . z V' ..................:.w.nY...r:rw•r.....n..J.,.,..v....r,........r::q:.y...y.Fi:..:.wx..:..✓..:...,..,...........n,x............. LOW-FLOW EKT R) g s: FAUCET , 'aY W— LF/J9I 'n M i Y'9 0%.Y.9 V•1 C t'� ,.� xr w: 5f aIIV7� � vL v�,,.t11;,l�.Lwik 7 iL0..1,NAL Me'tia 4.a?...:als�tw '.wy.::wY"g"' 9 10 Im 9 rs TMET LOW-PLO .-.......... .. �,,,,,, � r o s P P a a�i.4 s�.4 a.• �..,.�.wi �......� -s ,v i J. 25 v• L LiN {'f"'� USH .r-C .71 L...`�. w.c �...'�..5 S,6�' rt >� 1 4 tl . P 9 4 w PPP q a a �.tyre 5....n f� �y.r !il,,,M a P..M'#�b w 0 . �.,.:/Y 1�..{y�y,�y^ �y.•,tirp✓ w ��' y�' h ey,_y '-C'v...! ln.r .1..�L.�.w$``S�t� �..✓'..d:�i V.s� 1:3('''*!�..�1�ti6�,,•'l�k�;...iJ;4W i"?�" �-'S�" �.. `Mn��S �: 2, SAVES 2.375'GA LL ONSIFL USH 122 GALL.MIF VAN .'. V L rMT NL z c V �w '�:.ti Vj� `7 ��A�'. -•�.. 4 to xr,' c. rY<»K.. C ".;�€'b"^'. a SECONDARY LOOP REFRIGERATION Awn t ... t. as r F11.1 1ZZIxv,vv,� kx -• 7'4 z at 51 T G ['y f A v , �t• 7 D��•✓ES :C r " �' x-sC' Grp CHE'14C L) NEEDED FOR REIFRi �r : °IOCV ' S, ;z 1"i +ER t' .E£7 Fah i T: !BAKE�v Y D i '� � #R-04tj vvM-- E ►�81 OF W w , d�,7k4,' ''aT_.c `�'�`",}„# oy "'a3. `G�h" 'pFa'.� �..:, Y - fac} )z t F i I Lr it � � ✓i .w�L � .� k'w*��i�' y -. �` f n YS r54. a t r3!) or p.: •y yy 3 e Z...t I� i, t� F t *a �; sts a � * �4. �Y�.'�" 9�b�" K,� x S Y r1 d.. s >• e MR, a, s i #r 3 �� z - t yr c rq - r >r i ae 1 T� Ryr� s Y �!4 C �; z ''+`7 4, � � x�GYj},s v�are sie"••rC.r,`��i��s'�p �n" �f.�'� �Fkt x+- � �x��r �i'r. � is s� ��'�#� �t s„ ' •.4 k�'i ��xY'' h�"�,`3`��4 f �"ah °�;i, �` .. .� Se �f f s 5 1,5 �' X ���idh}'��h + e`i y,. .:✓`+� I' � '.i+.kfG. 1=`�f}'S'f��7i tr, i 1 L i. i I LED LIGHTfNG ' ;� L EE ANTI-SWEAT CONTROLS ION t9 'V:RfFHOu"sC SY 5 4;Go �ANNUALLY ENERGY CONTROL r .'�r.i' I-` w-:i ZEQUiR AVI NNT i 4 - _ F+� u .. s, m; {{ a �•,: f E w i�':ty���•a � 9%k 1 f ViO 1t��(E iPlt'�C�AIR-,i'7�T .i i 3E DOWW a. UM. N AIR DOOM' "gig "e f � 2 A F" _.. ! .. ''�awz+✓ ��" �� � P kiln �� ��/ M y. OW :+uk ` as p„ Y� B C1"i 10 F- "ZE�Vi"4 V.Q7?}F}�1 t11 V, -. z YY N,u`,V Multifamily GreenPoint Fated Checklist ®16. 11 • Zo10 The GreenPoint Rated checklist tracks green features incorporated into the home.A home is only GreenPoint Rated if all features are verified by a Certified GreenPoint Rater through Build it Green GreenPoint Rated is provided as a public service by Build It Green,a professional non-profit whose mission is Current Point Iota! 63 to promote healthy,energy and-resource efficient buildings in California. The minimum requirements for a GreenPoint Rated home are:Earn a total of 50 points or more;obtain the following minimum points per category:Community(6),Energy(30),Indoor Air Quality/Health(5),Resources i (6),and Water(3);and meet the prerequisites B1a(50%construction waste diversion),A8a.(exceed Title 24 requirements by 15%),C10a.(3-year subcontractor guarantee and 2(year manufacturer warranty for shingle ion". t :8 roofing),and F1(incorporate Green Point Rated checklist in blueprints). Tbe-green building practices listed below are described in the GreenPoint Rated Multifamily Rating Manual.For more information please visitwww.builditgreen.org/greenpointrated Multrfamity varainn 1.7 Enter Total Conditioned Floor Area of the Project: ta3 678! -Enter Total Non-Residential Floor Area of Project: .1324$ Percent of Project Dedicated to Residential Use 100% cs � £ m Q = m m w -, 1.Infill Sites a.Project is Located Within an Urban Growth Boundary_&Avoids Environmentally Sensitive Sites b.Project Includes the Redevelopment of At Least One Existing Building c.Housing Density of 15 Units Per Acre or More(1 pt for every 5 u/a greater than 15 uia)Enter Prc;ect Densihr Number fin units Per Acre) 1 1 d.Locate Within Existing Community that has Sewer Line&Utilities in Place 1 1 - ---+lo e.Project Redevelops a Brownfield Site or is Designated a Redevelopment Area by a C— ity 0 TC'T'YdS-P't't1'cJll7drY'7t'L"�'CSS"4iTxi K'r-7Y'lvir� 'iV'fWtTi�'I5'GOtYir50'd-:YtrClt' S("7'7"t'It7t J-'CrT"iVfGl'E,';'Y"Y'x'S"tUl""RS" ._... !lam 1)Bank 2)Place of Worship 31 Full Scale GroceryfSuperma i 4)Day Care 5)Cleaners 6)Fire Station 7)Hair Care 8)Hardware 9)Laundry 10)Library 11)Medical/Dental 12)Senior Care Facility 3 1 13)Public Park 14)Pharmacy 15)Post Office 16)Restaurant 17)School 18)After School Programs 19)Commercial Office 20)Community Center 21)Theater/Entertainment _ 22)Convenience Store Where Meat&Produce are Sold. m ( i `%YryS 5orore services within 112�--� ". 10 or more services within 1i2 1 t g`Development is Located within 112 Mile of a Major Transit Stop. 2 2 h.Reduced Parking Capacity: 1, Less than 1.5 Parking Spaces Per Unit 0., 1 i "[ Less than 1.0 Parking Spaces Per Unit 0` 1 2.Mixed-Use Developments 3 a.At least 2%of Development Ftoorspace Supports Mixed Use(Non-Residential Tenants) td b-Half of Above Non-Residential Floorspace is Dedicated to Residents of the Development 0 3.Building Placement&Orientation l+lo a.Protect Soil&Existing Plants&Trees 0 4-Design for Walking&Bicycling T+f`oN a.Sidewalks Are Physically Separated from Roadways&Are 5 Feet Wide 0 1 _ ,1+ b-Traffic Calming Strategies Are Installed by the Developer 0 1 ` c.Provide Covered&Secure Bicycle Storage for 15%of Residents 0 1 ^ 1 ` d.Provide Secure Bicycle Storage for 5%of Non-Residential Tenant Employees&Visitors 0 ' 1 { t 5.Social Gathering Places 1Ces; a.Outdoor Gathering Places for Residents(Average of 50 sf Per Unit Or More) 1 1 b.Outdoor Gathering Places Provide Natural Elements(For compact srtes_only) 0'.: 1 6.Design for Safety and Natural Surveillance MF GreenPoint Checklist 4 Build it Green Page 1 of 6 E i w d o na E c v a A a.AN main Entrances to the Building and Site are Prominent and Visible from the Street = E 1 b.Residence Entries Have Views to Callers(Windows or Double Peep Holes)&Can Be Seen By Neig i t 7.Landscaping w-- Is the landscape area<10%of the total site area?(Yes✓No);Projects with<1t7 landscape area can Tr onry get up to 3 points in this section. a.No Plant Species will Require Shearing b.No Plantings are Listed on the Imiasive Plant Inventory by the California Invasive Plant Council 1 c.Specify Drought-tolerant California Natives,Mediterranean or Other Appropriate Speciestk 1 d.Create Drought Resistant Soils: r' ai 1.Mulch All Planting Beds to a Depth of 2 Inches or Greater as Per Local Ordinance K 1 1 ii.Amend wrath 2 Inches of Compost or as per Sal Analysis to Reach 3.5%Soil Organic Matter e.Design&Install High-Efficiency Irrigation System L Specify Smart(Weather-Based)Irrigation Controllers t ii.Specify Drip,Bubblers or Low-Flow Sprinklers f.Group Plants by Water Needs(Hydrozones)in Planting Plans&Identity Hydrozones on Irrigation Pla j 6 1 g.Minimize Turf in Landscape Installed by Builder j= i.Do Not Specify Turf on Slopes Exceeding 10%or in Areas Less Than 8 Feet Wide . a.t.caa r rrgll JJ%°w lllt ta1lV�rgtJtr-V/llCq 1�JIJCl.11rGV qJ r wt nevv ran ewr ewa vvgta r.cywrcrnau 8.Building Performance Exceeds Title 24- - _;_-:_y. Enter the Percent Above fEfte 24 for Residential and Non-Resdentiat Portions of the Project. a.Residences:2 points-for Every 1%Above 2005 Title 24(15%Required) @° b.Non-Residential Space:2 Points for Every 1%Above 2005 Title 24-Not Required ,..._D 0 _ 9.Cool Site a.At least 30%of the Site Includes Cool Site Techniques ..; 1 10.Adaptable Buildings a.include Universal Design Principles in Units i �- 50%of Units 80%Of Units 10- b.Live/Work Units Include A Dedicated Commercial Entrance 11.Affordability a.A Percentage of Units are Dedicated to Households Making 80%or Less of AMI 10%of All Units 0` 1 # — € 50%or More r j b.Development Includes Multiple Bedroom Units(At least 1 Unit with 3BR or More at or Less Than 80°/ 0 2 30% 0:. Total Available Points In Planning&Design:56 :;50 1.Construction&Demolition Waste Management Divert a Portion of all Construction&Demolition Waste: Required:Divert 50% 0 Y Divert 65% Divert 80%or more 0.';' i 2 2.Construction Material Efficiencies NtS a.Lumber is Delivered Pre-Cut from Supplier(80%or More of Total Board Feet) 0 I 11 b.Components of the Project Are Pre-Assembled Off-Site&Delivered to the Project 25%of Total Square Footage 0 ! I 2 [ ' 50%of Total Square Footage 75%of Total Square Footage or More 0> 2 3.Construction Indoor Air Quality(IAQ)Management Plan Np a_An IAQ Management Plan is Written&Followed for the Project 0 ---_— —�-- � ----- Total Available Poi&in Site:1 '-. 0 '+ + N 1.Recycled Aggregate a.Minimum 25%Recycled Aggregate(Crushed Concrete)for Fill,Backfili&Other Uses 0 € 1 2.Recycled Flyash in Concrete a.Flyash or Slag is Used to Displace a Portion of Portland Cement in Concrete Nam% 20°! 0 l+f 30%or More MF GreenPoint Checklist ©Build It Green Page 2 of 6 A ` N'AME T NO. t`+.2 -675- Wan. Y ro = O r W 3.FSC-Certified Wood for Framing Lumber _ a.FSC-Certified Wood for a Percentage of All Dinnensional Studs. 40% WN3Pn&t 2 70% k fl 2 s.'.: b_FSC-Certified Panel Products for a Percentage of All Sheathing(OSB&Plywood): t' 40% f rtF 1 70% 4.Engineered Lumber or Steel Studs,Joists,Headers&Beams -' a.90%or More of AN Floor&Ceiling Joists .,<] b.90%or More of All Studs r !� r; ^�� 2 c.90%or More of Ali Headers&Beams 2 a: 2 5.Optimal Value Engineering Framing a.Studs at 24"Centers on Top Floor Exterior Walls 8/or All Interior Wails 0 1 b.Door&Window Headers Sized for Load �_ = t c.Use Only Jack&Cripple Studs Required for Load Q x f 1 6.Steel Framing " a.Mitigate Thermal Bridging by Installing Exterior Insulation(At Least t-Inch of Rigid Foam) x O 2 7.Structural Insulated Panels(SIPS)Or Other Solid Wall Systems a.Sips Or Other Solid Wall Systems are Used for 80%of All: Floors 0 i 2- -. 2 _ Walls2� 2 Roofs 2 2 8.Raised Heel Roof Trusses a.75%of All Roof Trusses Have Raised Heels 9.Insulation a.All Ceiling,Wall&Floor Insulation is 01350 Certified OR Contains No Added Formaldehyde b.All Ceiling,Wall&Floor Insulation Has a Recycled Content of 75%or More 0 — 10.Durable Roofing Options a.Required_All Shingle Roofing Has 3-Yr Subcontractor Guarantee&20-Yr Manufacturer 0:: ; Y ,FA; b.All Sloped Roofing Materials Carry a 40-Year Manufacturer Warranty 0 Y 1 11.Moisture Shedding&Mold Avoidance a.Buildings)Include a Definitive Drainage Plane Under Siding 0 ! 4 L b.ENERGY STAR Bathroom Fans in All Bathrooms,Exhausted to the Outdoors with Controls 0 _ 1 1 c.A Minimum of 80%of Kitchen Range Hoods Are Vented to the Exterior Q 12.Green Roofs a.A Portion of the Low-Slope Roof Area is Covered By A Vegetated or"Green"Roof 25% 0 1 r 1 50%or More Total Available Points In Structure:4 4: 1.Passive Solar Heating L+tp a.Orientation:At Least 40°!°of the Units Face Directly South 0 2YY b.Shading On All South-Facing Windows Allow Sunlight to Penetrate in Winter,Not in Summer 0 1 c.Thermal Mass:At Least 50%of Floor Area Directly Behind South-Facing Windows is Massive 0: 2 + 2.Radiant Hydronic Space Heating a.Install Radiant Hydronic Space Heating for IAQ purposes(No Forced Air)in All Residences 0 I 2 3.Solar Water Heating a.Pre-Plumb for Solar Hot Water 0: I 1 l lOa b.Install Solar Hot Water System for Preheating DHW 0'. 4 4.Air Conditioning with Advanced Refrigerants fJpM a.install Air Conditioning with NOR-HCFC Refrigerants 0 1 S.Advanced Ventilation Practices Perform the Following Practices in Residences: s a.Infiltration Testing by a C-HERS Rater for Envelope Sealing&Reduced Infiltration 0 7 ' ? _._..._ Z b.Operable Windows or Skylights Are Placed To Induce Cross Ventilation At Least One OP ( 0. 1 I Room In 80%of Units) ! c.Ceiling Fans in Every Bedroom&Living Room OR Whole House Fan is Used 0 1 6.Garage Ventilation d No 4. a.Garage Ventilation Fans Are Controlled by Carbon Monoxide Sensors(Passive Ventilation 0 t M Does Not Count MF GreenPoint Checklist ©Build It Green Page 3 of 6 -676- "�` r m W V Me 7.Low-Mercury Lamps a.Low-Mercury Products Are Installed Wherever Linear Fluorescent Lamps Are Used 1 b.Low-Mercury Products Are Installed Wherever Compact Fluorescent Lamps Are Used 2 8.Light Pollution Reduction '- _ a.Exterior Luminaires Emit No Light Above Horizontal OR Are Dark Sky Certified Eli;': 1 b.Control light Trespass Onto Neighboring Areas Through Appropriate Fixture Selection 1 9.OnsYe Electricity Generation a.Pre-Wire for Photovoltaics&Plan for Space(Clear Areas on Roof&in Mechanical Room) b.install Photovoltaics to Offset a Percent of the Projects Total Estimated Electricity Demand 10°!o bf;` 2 2 20% 0,'. 2 2 30%or more c.Educational Display is Provided in a Viewable Public Area ;' 1 10.Elevators ` a.Gearless Elevators Are Installed 11.ENERGY STAR®Appliances a.install ENERGY STAR Refrigerators in All Locations " r `.4 N &, Install ENERGY STAR-Qualified and<25cuft Install ENERGY STAR-Qualified and<<20cuft — b.Install ENERGY STAR Dishwashers in All Locations �! All Dishwashers Are ENERGY STAR-qualified 1 Residential-grade Dishwashers Use No More than 6.5 Gallons Per Cycle , c.Install ENERGY STAR Clothes Washers In All Locations 0 1 2 _ '. d.install Venttess Natural Gas Clothes Dryers in Residences 0 t 12.Central Laundry` x a.Central Laundry Facilities Are Provided for All Occupants 0* 1 13.Water-Efficient Fixtures . k a.All Showerheads Use 2.0 Gallons Per Minute(gpm)or Less _ 2 b.High-Efficiency Toilets Use 1.28 gpf or Less or Are Dual Flush In All Residences 0 _; �? 2 In All Non-Residential Areas c.Install High Efficiency Urinals(0.5 gpf or less)or No-Water Urinals Wherever Urinals Are Specified JEY' Average flush rate is 0.5 gallons per flush or less 0 Average flush rate is 0.1 gallons per flush or less __ 0;;; d.Flow Limiters Or Flow Control Valves Are Installed on All Faucets Residences:Kitchen-2.0 gpm or less Non-Residential Areas:Kitchen-2.0 gpm or less 0 lta Residences:Bathroom Faucets-1.5 gpm or less 0 1 1 Non-Residential Areas:Bathroom Faucets-1.5 gpm or less . e.Non-Residential Areas:Install Pre-Rinse Spray Valves in Commercial Kitchens-1.6 gpm or less 14.Source Water Efficiency a.Use Recycled Water for Landscape Irrigation or to Flush Toilets/Urinals 0 -- - 2 b.Use Captured Rainwater for Landscape Irrigation or to Flush 5%of Toilets Wor Urinals 4 c.Water is Submetered for Each Residential Unit&Non-Residential Tenant 0. ` 4 Total Available Points In Systems 71.. 3 1.Construction Indoor Air Quality Management NQ a.Perform a 2-Week Whole Building Flush-Out Prior to Occupancy U ( 1 2.Entryways a_Provide Permanent Walk-Off Mats and Shoe Storage at All Home Entrances 0 1 v b.Permanent Walk-Off Systems Are Provided at All Main Building Entrances&In Common Areas 3.Recycling&Waste Collection N'of: a.Residences:Provide Built-In Recycling Center In Each Unit 0' i 2 MF GreenPoint Checklist ©Build It Green Page 4 of 6 -677- ATE xk,,_`H IE O. 14, 4 r Y G. = o E c Q a m 4.Use Low/No-VOC Paints&Coatings °` a.Low-VOC Interior Paints(<50 gpl VOCs(Flat)and<150 gpl VOCs(Non-Flat)) In AD ResidencesI Ow In All Non-Residential Areas: ` 0 b.Zero-VOC:InteriorPaints(<5 gpl VOCs(Flat)) PE ff In All Residences Qom" 1 e In All Non-Residential Areas: c.Wood Coatings Meet the Green Seal Standards for Low-VOCs In All Residences 2 1, In AD Non-Residential Areas: d_Wood Stains Meet the Green Seal Standards for Low-VOCs In All Residences Z x In All Non-Residential Areas: lj 0 5.Use Recycled-Content Exterior Paint a.Use Recycled Content Paint on 50%of Alt Exteriors Q s 1 6.Low-VOC Construction Adhesives a.Use Low-VOC Construction Adhesives(<70 gpl VOCs)for All Adhesives 1 1 7.Environmentally Preferable Materials for Interior Finish Use Environmentally Preferable Materials for Interior Finistc A)FSC-Certified Wood B)Reclaimed _ Lumber C)Rapidly Renewable D)Recycled-Content or E)Finger-Jointed a.Residences:At Least 50%of Each Material: = i.Cabinets Q 1 ii.interior Trim "•i 1 - iii.Shelving iv.Doors v.Countertops b.Non-Residential Areas:At Least 50%of Each Material: i.Cabinets 0 4 ii.interior Trim 0' _ 0 s iii.Shelving [ iv.Doors 0 _ ___ 00 Y.Countertops - 8.Reduce Formaldehyde in Interior Finish Materials Reduce Formaldehyde in Interior Finish Materials(Section 01350)for At Least 90%of Each Material Below: a.Residences: " i.Cabinets J_ 1 .__... 5- ... -- -; ii.Interior Trim G 1 iii.Shelving iv.Subfloor 0 i 1 b.Non-Resxientiai Areas: i.Cabinets ii.Interior Trim 0 0' _. _� #� iii_Shelving 0 t 0 lv.Subfloor 9.Environmentally Preferable Flooring Use Environmentally Preferable Flooring:A)FSC-Certified or Reclaimed Wood B)Rapidly Renewable Flooring Materials C)Recycled-Content Ceramic Tiles D)Exposed Concrete as Finished Floor or E) Recycled-Content Carpet_Note:Flooring Adhesives Must Have<70 gpl VOCs. a.Residences: (yr i.Minimum 15%of Floor Area 0` I _ ii.Minimum 30%of Floor Area 0 z [ iii.Minimum 50%of Floor Area [+f iv.Minimum 75%of Floor Area 0 t �..,_. __. _.___i.____._ b.Non-Residential Areas: i_Minimum 15%of Floor Area 0 j v N;?. ii.Minimum 30%of Floor Area 0 0 No; iii.Minimum 50%of Floor Area Np' iv.Minimum 75%of Floor Area 0 } ! 0 10.Low-Emitting Flooring -- [INK, a_Residences:Flooring Meets Section 01350 or CRI Green Label Plus Requirements-50%Min. 0 1 MF GreenPoint Checklist ©Build It Green Page 5 of 6 -678- c E m = 0 m < w a 3 b.Non-Residential Areas Flooring Meets Section 01350 or CRl Green Label Plus Requirements(50% t) 11.Durable Cabinets Install Durable Cabinets in AU: a.Residences % 1 —! b.Non-Residential Areas 0 12.Furniture&Outdoor Play Structures n+ a.Play Structures&Surfaces Have an Overall Average Recycled Content Greater Than 20% _ b.Environmentally Preferable Exterior Site Furnishings c.At Least 25%of All newly Supplied Interior Furniture has Environmentally Preferable Attributes 13.Vandalism Deterrence . a.Project Includes Vandalism Resistant Finishes and Strategies 0 1 Total Available Points In Finishesmd Furnishings 3 fi 1.Incorporate GreenPoint Checklist in Blueprints .., a.Required:Incorporate GreenPoint Checklist in Blueprints O F Y 2.Operations&Maintenance Manuals a.Provide O&M Manual to Building Maintenance Staff � 1 b.Provide O&M Manual to Occupants Da 1 t 3.Transit Options a.Residents Are Offered Free or Discounted Transit Passes 2 4.Educational Signage gw a.Educational Signage Highlighting&Explaining the Projects Green Features is included 5.Vandalism Management Plan a a.Project Includes a Vandalism Management Plan for Dealing with Disturbances Post-Occupancy 6.Innovation:List innovative measures that meet the green building objectives.Enter up to a 4 Points in each category.Points will be evaluated by Build It Green and the GreenPoint Rater- �'�,.. �.,.,� in„nui ,,o ...,., ,�r�osSt'p� f?�titfiif_��t�rrrt"�ns P�°;���x �¢,,. '�` n"� 0:=•;' Yx� �`��;��tnri4?ra'�� Fty�i'�arid'l�te�3'slsSrbl�PorntiY rri'G6l�tnsP,�T *,3., ;�. 0 °A� ' scn 'tnn eta e1 „ntt rrt?ossrbtorajs�n C`olFrmns J c O —A- t> Irmo„„ e er E Yen.l?ossnh(e Pb ts�n ffimns Ft f x p I I E J ! nt? a #eross3blaip �o! t'F d ;3 l , 'Dest rrb tnna`atrgr Cie ,,dn 0 Total Available Points In Innovation:7 O Paints Achieved from Specific Categories Current Point Total Project Has Met All Recommended Minimum Requirements MF GreenPoint Checklist ©Build It Green Page 6 of 6 -679- AIL r August 17,2010 s Engineers&Planners Traffic Transportation- Parking Ms. Becky Sullivan tinscott.Law& Greenspan,Engineers BTDJM Phase II Associates,LLC 15M Corporate Drive 922 Laguna Street Suite to Santa Barbara,CA 93 101 Costa Mesa,CA 92626 LLG Reference No.2.07-2892.2 714.641.1597 T 714.641.0139 F www.ilgengineers.com Subject: Updated Parking Demand Analysis for The Village at Della Werra with Costco(Phase II) Pasadena Huntington Beach, California costa Mesa San Diego Dear Ms. Sullivan: Las Vegas As requested, Linscott, Law, & Greenspan, Engineers(LLG) is pleased to submit this Updated Parking Demand Analysis for The Village at Bella Terra (Phase II) located in the City of Huntington Beach, California. Bella Terra Phase I (Area A) is an existing regional shopping center with a mixture of entertainment, restaurant, and retail uses located north of Edinger Avenue, south of Center Avenue and west of Beach Boulevard and The Village site is Iocated adjacent to the west of Phase I. This parking demand analysis evaluates The Village at Bella Terra's parking requirements based on the City of Huntington Beach Zoning Code and Beach & Edinger Corridor Specific Plan, the methodology outlined in Urban Land Institute's (ULI) Shared Parking 2"d Edition, and parking utilization surveys of the existing parking structure within Bella Terra Phase I_ Our method of analysis, findings, and conclusions are described in detail in the following sections of this report. Project Location and Description The Village at Bella Terra is a proposed expansion to the existing Bella Terra shopping center located immediately west of Bella Terra Phase 1, north of Edinger Philip M.Linscott,PE„sz4-2=► Avenue, and south of Center Avenue in the City of Huntington Beach. Figure 1, Jack M.Greenspan.PE wo located at the rear of this letter report, presents a Vicinity Map, which illustrates the William X Law,PEIR&t► general location of the entire Bella Terra project site and depicts the surrounding Paul W.Wilkinson,PE street system. John P.Keating,PE David S.Shender,PE John{l Boarman,PE Clare M_Look-Jaeger,Pt Richard E.Barretto,PE W D_Maberry,PE I "PeCAIMENT No -680- M IGZYVa Camparry rounded 1%6 Ms.Becky Sullivan August 17, 2010 Page 2 J Table 1, located at the rear of this letter report following the figures, presents a summary of The Village at Bella Terra development tabulation uses as well as 15,495 square feet (SF) of existing Bella Terra Phase I development, which has been included in the parking demand analysis because of its proximity within the footprint of The Village development and the fact that the existing adjacent parking field will be shared with The Village at Bella Terra.As shown in Table 1,the proposed Project will add approximately of 184,113 square-feet (SF) of retail/commercial floor area and 468 residential units. The 184,113 SF of retail/commercial floor area consists of 15,000 SF retail use, 15,000 SF restaurant use, and a 154,113 Costco-store. The proposed development also includes demolishing the existing 90,700 SF Mervyn's and adjacent shops and replacing it with a 154,113 SF Costco resulting in a net increase of 63,413 SF attributable to the Costco of the new 184,113 SF. The existing and proposed mix of uses within The Village for the parking analysis consists of 468 multi-family dwelling units, 29,161 SF of restaurant uses (15,000 SF + 14,161 SF), and 170,447 SF of retail/commercial uses (154,113 SF + 15,000 SF + 1,334 SF) with a parking supply of 1,172 parking spaces. The 1,172-space parking supply consists of 395 proposed surface parking spaces for The Village, excluding Costco parking, and 777 parking spaces for Costco (the 777 Costco parking spaces consist of 557 surface parking spaces and 220 parking spaces within the existing Bella Terra parking structure). In addition, 700 reserved residential spaces are proposed within a new five story parking structure on The Village site. It should be noted that the residential guest parking spaces are included in the 700 residential private parking space inventory. Figure 2, attached, presents the proposed site plan for The Village at Bella Terra as well as the existing adjacent portion of Bella Terra Phase I development that is included in this parking analysis. The existing adjacent portion of Bella Terra Phase I development consists of 15,495 SF along Edinger Avenue and 46,738 SF west of the Burlington Coat Factory, which will likely park in the parking structure once the Project is completed. Parking Supply-Demand Analysis This parking analysis for The Village at Bella Terra involves determining the expected parking needs, based on the size and type of proposed development components, versus the parking supply. In this case, there are two methods that were utilized to estimate the site's peak parking demands. These methods include: ■ Application of City code requirements (which typically treat each use in the shopping center as a"stand alone"use at maximum demand);and ®®AA AT TA y� M E N T 0. 1 N.\2%00\2072&92-2\2010 Parking Analysis\Reporf\The Villal;e with Costco .®_.,rta Parkinr Demand Analysis 08-17-2010.doc Ms. Becky Sullivan r➢ August 17,2010 page 3 , ® Application of parking survey information combined with the ULI shared parking methodology, which combines actual parking demand data from the existing parking structure in Bella Terra Phase I with the existing and proposed Phase II (The Village & Costco area) uses based on City code and ULI time of day profiles. In addition, this methodology was also utilized to provide a parking demand analysis for buildout of Bella Terra, which combined actual parking demand data from the existing parking structure in Bella Terra Phase I with the existing and proposed Phase II uses plus the existing vacant and proposed Phase I uses based on City code and ULI time of day profiles. f The shared parking methodology is certainly applicable to a development such as The Village at Bella Terra, as the individual land uses (i.e., retail, restaurant/food, and residential guest uses) experience peak demands at different times of the day. City of Huntington Beach Parking Code Requirements The City of Huntington Beach parking requirements for The Village at Bella Terra are based on the City's requirements as outlined in Chapter 231.04, Off-street Parking & Loading Spaces Required of the City of Huntington Beach Municipal Code and the Beach & Edinger Corridor Specific Plan. The City's Municipal Code and/or Beach & Edinger Corridor Specific Plan (BECSP) specify the following parking requirements for residential uses, restaurant uses, and retail uses: ® Residential, studio/one bedroom: I enclosed space per unit a Residential, 2 bedrooms: 1.5 spaces per unit(BECSP) o Residential, 3 bedrooms:2.0 spaces per unit(BECSP) ® Residential, Guest: 0.2 space per unit (BECSP) a Restaurant, with more than 12 seats: I space per 100 square-feet of gross floor area (SF-GFA) when on a site with 3 or more uses_ } a Retail: 1 space per 200 SF-GFA_ Table 2 summarizes the parking requirements for the existing and proposed mix of tenants at The Village at Bella Terra using the above-referenced City code parking ratios divided between the residential uses (private) and non-residential uses (public). As shown,direct application of City code parking ratios to the residential component of the Project results in a total residential parking requirement of 664 parking spaces. With a proposed private parking supply of 700 spaces, a theoretical parking surplus of 36 spaces is forecast_ Next, direct application of City code parking ratios to the non- residential component of the Project results in a total non-residential parking requirement of 1,144 parking spaces. With a proposed public parking supply of 1,172 AT F&C N.\2800\2072892-2\2010 Parking AnalysisURepon\The Village with Costc-682-�rra Parking Demand Analysis 08-17-2010.doc Ms.Becky Sullivan August 17,2010 Page 4 spaces, a theoretical parking surplus of 28 spaces is forecast. In addition, Table 2A summarizes the land use summary and City Code parking requirements for the enure Bella Terra development at buildout.As shown in Table 2A, Bella Terra.at Buildout will consist of approximately 875,585 SFGLA with a City Code parking requirement of. 5,734 parking spaces. With a proposed public parking supply of 3,700 non-residential ' parking spaces,a theoretical parking deficiency of 2,034 parking spaces is forecast. However, as previously mentioned,there is an opportunity to share parking spaces based on the utilization profile of each land use components well as determine the actual ` } amount of available parking based on parking utilization surveys of the parking structure. The following section calculates the parking requirements for the proposed project based on the shared parking methodology approach. Shared Parking Analysis Based on the mix of uses proposed for The Village at Bella Terra project, the parking demand can be calculated using shared parking criteria as established by the Urban Land Institute (ULI) which lays out a calculation matrix for computing the project's realistic parking needs. The shared parking calculations included in this report are based on the proposed land uses/mix of tenants for The Village at Bella Terra, and reflects the development tabulations presented in Table 1. Shared Parking Rationale and Basis Accumulated experience in parking demand characteristics indicates that a mixing of land uses results in an overall parking need that is less than the sum of the individual peak requirements for each land use. Shared parking calculations recognize that different uses often experience individual peak parking demands at different times of day, or days of the week. When uses share a common parking footprint, the total number of spaces needed to support the collective whole is determined by adding parking profiles (by time of day or day of week), rather than individual peak ratios as represented in the City of Huntington Beach Zoning Code (Chapter 231.04, Off Street Parking and Loading Spaces Required). The analytical procedures for Shared Parking Analyses are well documented in"the Shared Parking publication by the Urban Land Institute (ULI)and have been previously accepted by the City of Huntington Beach. As for other local application, the City of Costa Mesa, and the City of Irvine, among others, has adopted Shared Parking procedures into their Zoning Ordinances based on the ULI techniques and individual parking studies, which validate and/or refine the ULI demand projections and profiles. - cc®® I Aug M E �i �`��O•.�I N\2800\2072892-2\2010 Parking AnalysOReporffhe Village with Costa-683-rra Parking Demand Analysis 0&17-2010.doc ILI - Ms.Becky Sullivan August 17, 2010 Page S $,'RkIN r Shared parking calculations for The Village at Bella Terra project utilize peak parking ratios and hourly parking accumulations developed from field studies of single developments in free-standing settings, where travel by private auto is maximized. These characteristics permit the means for calculating peak parking needs when land use ' types are combined. Further,the shared parking approach will result,at other than peak 4 parking demand times, in an excess amount of spaces that will service the overall needs of the proposed The Village at Bella Terra project. t Shared Parking Ratios and Profiles The hourly-parking demand profiles(expressed in percent of peak demand)utilized in this analysis and applied-to-The Village at Bella Terra are based on profiles developed by the Urban Land Institute (ULI) and published in Shared Parking, 2"d Edition. The ULI publication presents-hourly parking demand profiles for seven general land uses: office, retail, restaurant, cinema, residential (Central Business District: CBD and non- CBD), hotel (consisting of separate factors for guest rooms, restaurantAounge, conference room, and convention area). These factors present a profile of parking demand over time and have been used directly, by land use type, in the analysis of this project. One of the primary project components of The Village at Bella Terra is retail space, the ULI retail use profiles are applied directly. In doing so, there is an intermediate step in expressing ULI profiles as a percentage of the week-long peak,thus arriving at a weekday profile and weekend profile each expressed as a percentage of the baseline parking ratio (ULI actually starts with separate ratios for weekday and weekend day, and develops profiles for each accordingly; we've found it more convenient to translate both profiles to a percent of expected maximum demand, which, for retail, turns out to be on a Saturday). The resulting profiles represent the most likely hourly parking demand profile, and are applied to the City's retail parking ratio of 1 space per 200 SF-GLA. Peak demand for retail uses occurs between 1:00 PM & 2:00 PM on weekdays, and 2:00 PM&4:00 PM on weekends. The ULI Shared Parking publication includes a fine/casual dining profile that is used in this analysis for the total new restaurant area. Like the retail profiles,the restaurant profiles are derived exactly from the ULI baseline. To estimate the fine/casual restaurant parking demand, a parking ratio of I space per 100 SF (which matches City code) is utilized. For fine/casual dining uses, the peak demand occurs between 7:00 PM & 10:00 PM on weekdays, and 8:00 PM & 9:00 PM weekends. ``� ENT . 15•` -684- ATTA%J�� �Lm N_12800\2072992-2\2010 Parkina Analvsis\Remrt\The Villaee with Costa,a,­ ena Parkine Demand Analysis 08-17-2010.doc Ms.Becky Sullivan - August I7,2010 Page 6 1 In addition,based on the location of the parking field for the proposed Costco and the anticipated parking demand profile for Costco, the 777 parking spaces allocated for : . Costco were not assumed to be shared in the Phase II parking analyses, but were assumed to-be-shared in the Bella Terra at Buildout analyses. r Parking Survey Analysis Due to the proximity of the existing parking structure with Bella Terra Phase I to The Village, parking utilization surveys were conducted on two weekdays and one -weekend day by City Traffic Counters in order to determine the current parking demand in the existing 1,537-space parking structure. The parking surveys were performed at one-hour intervals between 9:00 AM and 10:00 PM on Saturday April 17, 2010, Thursday April 22, 2010, and Friday April 23, 2010 and. The parking surveys consisted of counting the number of parked vehicles within each level for the entire parking structure. The location of the parking structure is shown in-Figure 3 and currently consists of 1,537 parking spaces within six floors. The results of the weekday and weekend parking surveys are summarized in Table 3. The table presents the parking demand at the parking structure for each one-hour of the weekday and weekend count date. As shown in Table 3, the study location experienced a weekday peak parking demand of 667 parked vehicles (43.4% utilization) within the entire parking structure at 9:00 PM on a Friday. Also, as shown in Table 3, the study site experienced a weekend peak parking demand of 760 parked vehicles (49.4% utilization) within the entire parking structure that occurred at 9:00 PM on a Saturday. Survey Data Shared Parking Demand Analysis and Results In order to determine the most realistic peak-parking requirement for the proposed Village at Bella Terra, including the proposed Costco as well as the existing adjacent retail and restaurant uses proximate to the Phase II site and existing parking structure, utilization of the survey data for the existing parking structure is combined with the parking demand within the shared parking model for The Village and existing adjacent retail and restaurant uses. The parking supply utilized in The Village survey shared parking analysis, excluding the Costco parking supply, consists of 1,712 parking spaces (395 proposed surface parking spaces for The Village and 1,317 parking spaces within the existing Bella Terra parking structure (1,537 total parking structure spaces minus 220 spaces allocated to Costco). AAA i A'�CH ME_NT N 0. )5 N:1280012072892-2VO10 Parking AnalysisTeporAThe Village with Costco o685mta Parking Demand Analysis 08-17-2010.doc Ms-Becky Sullivan - August 17, 2010 Page 7 The Village at Bella Terra Analysis Table 4, and Table 5 present- an approach which applies the City-code parking requirement and site-specific time of day parking profiles to The Village uses and existing adjacent uses either within or proximate to The Village site, for the weekday (Thursday and Friday, respectively) time frame while directly applying the parking g 1 survey results as a time of day parking profile for the existing parking structure within i the Bella Terra Phase I development. In addition, Table 6 presents the City code parking requirement and site-specific time of day parking profiles to The Village uses -and existing adjacent uses either within or proximate to The Village site, for the weekend day (Saturday)time frame while directly applying the parking survey results as a time of day parking profile for the existing parking structure within the Bella. Terra Phase I development. Please note that a contingency factor, 40% for weekday and 40% for weekend, has been applied to the parking survey data, which consists of 25% to account for daily-and/or seasonal variations in parking demand of the parking structure to achieve a 90% occupancy condition based on monthly variation data- provided in ULI Shared Parking, 2"d Edition publication plus a 15% contingency to account for economic variation. In addition, to account for economic variation within the Phase I parking demand, a 15% contingency (167 spaces) of the existing Phase I supply of 1,233 spaces at 90% occupancy(1,110 spaces)was also applied to the parking structure demand at the retail profile. As stated above,the 777 parking spaces allocated for Costco were not assumed to be shared in the Phase 11 parking analyses. As shown in Table 4, the peak-parking requirement for the proposed Village at Bella Terra, excluding Costco, and existing adjacent uses during a peak December weekday (Thursday), totals 952 parking spaces (56% peak occupancy) and occurs at 7:00 PM. Next, as shown in Table 5, the peak parking requirement for the proposed Village at t Bella Terra, excluding Costco, and existing adjacent uses during a peak December Friday totals 1,498 parking spaces (88% peak occupancy) and occurs at 8:00 PM. Finally,As shown in Table 6, the peak parking requirement for the proposed Village at Bella Terra excluding Costco, and existing adjacent uses during a peak December weekend day (Saturday) totals 1,593 parking spaces (93% peak occupancy) and also occurs at 8:00 PM. As shown in Table 4 through Table 6, the peak parking occupancy is below the peak design rate of 95% for a December condition. It should be noted that the non-December peak parking demand is likely at least 25%less than the peak parking demand forecast in Tables 4, 5, & 6.Appendix A contains the shared parking analysis calculation worksheets for the weekday and weekend day parking scenarios associated with Tables 4, 5, & 6. AT TA H W N:\2800\2072892-212010 Parking AnalysislReporffhe Village with Costa --®-- — rra Parking Demand Analysis 08-17-20t0.doe .6®6- Ms.Becky Sullivan e August 17, 2010 Page 8 t , The Costco parking demand analysis, which consists of a 771-space parking demand and 6-space surplus,is presented in the last three columns of Table 4, Table 5 and Table 6. As a result, based on review of Table 4, Table 5 and Table 6, The Village parking survey shared peak parking demand for the proposed Village at Bella Terra, existing adjacent uses, and the existing parking structure is 1,593 parking spaces and occurs at 8:00 PM on a weekend day. With a proposed on-site parking supply of 1,712 parking spaces, a minimum weekend (Saturday)parking surplus of 119 spaces and-a minimum { weekday(Friday)parking surplus of 214 spaces is forecast. Consequently,the parking 1 survey data shared parking demand analysis indicates that there is adequate parking to R, accommodate the proposed Village at Bella Terra with Costco development. s Bella Terra at Buildout Analysis Table 7, and Table 8 present an approach which applies the City code parking requirement and site-specific time of day parking profiles to Bella Terra at Buildout, which consists of The Village uses, including Costco, the existing adjacent uses either within or proximate to The Village site,the residential guest parking demand, and the vacant/proposed uses within Bella Terra Phase I, for the weekday (Thursday and Friday, respectively)time frame while directly applying the parking survey results as a time of day parking profile for the existing parking structure within the Bella Terra Phase I development. In addition, Table 9 presents the City code parking requirement and site-specific time of day parking profiles to Bella Terra-at Buildout, which consists of The Village uses, including Costco,the existing adjacent uses either within or proximate-to The Village site, and the vacant/proposed uses within Bella Terra Phase I for the weekend day (Saturday) time frame while directly applying the parking survey results as a time of day parking profile for the existing parking structure within the Bella Terra Phase I development. Please note that a 401/o contingency factor has been applied to the parking structure survey data and a 15% contingency factor to the existing Phase I peak demand consistent with The Village at Bella Terra analysis above in Tables 4 through 6. It should be further noted all of the existing vacant uses with Bella Terra, including the proposed Whole Foods market are ` assumed to park within the Phase II parking supply. Figure 4, attached, presents the proposed site plan for Bella Terra at Buildout. As shown in Table 7, the peak-parking requirement for Bella Terra at Buildout, excluding the residential parking demand, during a peak December weekday (Thursday), totals 1,879 parking spaces (75%peak occupancy) and occurs at 7:00 PM. Next, as shown in Table 8, the peak parking requirement for the proposed Village at Bella Terra, excluding the residential parking demand, during a peak December Friday N V800\2072892-2\2010 Parking AnalysisTeport\The Village with Cost(;--. ®.��,,a Parking;Demand Analysis 08-17-2010-doc Ms.Becky Sullivan August 17,2010 :. Page 9 u .4 totals 2,304 parking spaces (93% peak occupancy) and occurs at 8.00 PM. Finally, as shown in Table 9, the peak parking requirement for the proposed Village at Bella Terra, excluding the residential parking demand, during a peak December weekend day (Saturday) totals 2,341 parking spaces (94% peak occupancy) and also occurs at 8:00 x PM. As shown in Table 7 through Table 9, the peak parking occupancy is below the peak design rate of 95% for a December condition. It should be noted that the non December peak parking demand is likely at least 25% less than the peak parking demand forecast in Tables 7, 8, & 9.Appendix B contains the shared parking analysis calculation worksheets for the weekday and weekend day parking scenarios t, associated with Tables 7, 8, &9. The reserved residential parking demand analysis, which consists of a 664-space peak -space surplus, is presented in the last three columns of Table 7 parking demand and 36 Table 8 and Table 9. Ri As a result, based on review of Table 7, Table 8 and Table 9, The Village survey shared peak parking demand for-Bella Terra at Buildout is 2,341 parking spaces and occurs at 8:00 PM on a peak December weekend day (Saturday). With a proposed on- site parking supply of 2,489 parking spaces, a minimum weekend (Saturday)parking surplus of 148 spaces and a minimum weekday(Friday)parking surplus of 185 spaces is forecast. Consequently, the parking survey data shared parking demand analysis indicates that there is adequate parking to accommodate the Bella Terra at Buildout with Costco development. Summary of Findings and Conclusions 1. The proposed Village at Bella Terra project involves the construction of 468 multi-family residential units and 184,113 square-feet (SF) of retail/commercial i ; floor area_ The 184,113 SF of retail/commercial floor area consists of 15,000 SF retail use, 15,000 SF restaurant use, and a 154,113 Costco store. The proposed ' development also includes demolishing the existing 90,700 SF Mervyn's and adjacent shops. The Village at Bella Terra proposes a parking supply of 1,144 public parking spaces for the non-residential uses and 700 private parking spaces reserved for the residential units. 2. Direct application of City code and Beach&Edinger Corridor Specific Plan parking ratios to the residential component of the Project results in a total residential parking requirement of 664 parking spaces. With a proposed private parking supply of 700 spaces, a theoretical parking surplus of 36 spaces is forecast. Next, direct application of City code parking ratios to the non-residential component of the IMENT NO, AT TA' N12800\2072892-2\2010 Parking AnalysisTeporffhe Village with costce'688-rya Parking Demand Analysis 08-17-2010.doc Ms.Becky SullivanLINNTCV August 17,2010 Page 10 Project results in a total non-residential parking requirement of 1,144 parking spaces. With a proposed public parking supply of 1,172 spaces, a tlieorerical 3 i parking surplus of 28 spaces is forecast. 3. The parking survey data indicates that the peak parking demand within the existing � s 1,537-spaces parking structure (Table 3) during a weekday (Friday) totals 667 t parking spaces (43.4% utilization) and occurs at 9:00 PM.. In addition, the peak parking demand within the existing parking structure (Table 3) during a weekend (Saturday) totals 760 parking spaces (49.4% utilization) and also occurs at 9:00 PM. With a proposed parking supply of 1,537 parking spaces, a minimum parking 3 surplus of 870 parking spaces and 777 parking spaces is forecast-for the entire parking structure on a typical peak weekday and weekend day,respectively. a 3 4. The Survey Data Shared Parking Analysis indicates that the peak parking demand for The Village at Bella Terra, excluding Costco, plus the existing adjacent uses during a peak December weekday (Thursday: Table 4) totals 952 parking spaces (56%peak occupancy) and occurs at 9:00 PM. With a proposed parking supply of 1,712 parking spaces,a minimum parking surplus of 760 parking spaces is forecast on a peak December weekday. Next, the peak parking requirement for the proposed Village at Bella Terra, excluding Costco, and existing adjacent uses during a peak December Friday (Table 5) totals 1,498 parking spaces (88%peak occupancy) and occurs at 8:00 PM. With a proposed parking supply of 1,712 parking spaces, a minimum parking surplus of 214 parking spaces is forecast on a peak December Friday. Finally,the peak parking requirement for the proposed Village at Bella Terra excluding Costco, and existing adjacent uses during a peak December weekend day (Saturday: Table 6) totals 1,593 parking spaces (93% peak occupancy) and also occurs at 8:00 PM. With a proposed parking supply of 1,712 parking spaces, a minimum parking surplus of 119 parking spaces is forecast on a peak December weekend day. The Costco parking demand analysis, which consists of a 771 space parking demand and 6-space surplus,is presented in the last three columns of Table 4, Table S, and Table b. 5. The Survey Data Shared Parking Analysis indicates that the peak parking demand for Bella Terra at Buildout, including Costco, during a peak December weekday ("Thursday: Table 7) totals 1,879 parking spaces (75% peak occupancy) and occurs at 7:00 PM. With a proposed parking supply of 2,489 parking spaces, a minimum parking surplus of 610 parking spaces is forecast on a peak December weekday. Next, the peak parking requirement for Bella Terra at Buildout, including Costco, during a peak December Friday (Table 8) totals 2,304 parking spaces (93% peak occupancy) and occurs at 8:00 PM. With a proposed parking supply of 2,489 N:\2800\2072892-2\2010 Parking Analysis\Report\?-he Village with Costa IT Parking Demand Analysis 08-17-2010.doc -689� - Ms.Becky-Sullivan August 17,2010 Page 11 - 3 parking spaces, a minimum parking surplus of 185 parking spaces is forecast on a peak December Friday. Finally, the peak parking requirement for Bella Terra at Buildout, including Costco, during a peak December weekend day(Saturday: Table 9)totals 2,341 parking spaces (94% peak occupancy) and also occurs at 8:00 PM. With a proposed parking supply of 2,489 parking spaces, a minimum parking surplus of 148 parking spaces is forecast on a peak December weekend day. The reserved residential parking demand analysis, which consists of a 664-space peak B parking demand and 36-space surplus, is presented in the last three columns of Table Table 8 and Table 9. As a result based on all of the parking analyses conducted for the proposed Village at a. Bella Terra with Costco development and Bella Terra at Buildout scenarios, adequate parking will be provided within the proposed parking supply. tJ We appreciate the opportunity to prepare this parking demand analysis for the BTDJM Phase 11 Associates, LLC. Should you have any questions or need additional assistance,please do not hesitate to call me at (714)641-1587. Very truly yours, Linscott,Law& Greenspan,Engineers ��QttOFESS/ON Xil .Mab ,P.E. ��� o Mpg m = Principal No.18QZ jD Attachments E"A" cc: file `rl9 �RAFf4C �� �OF CALIW4R s�F ►S ! 1 fir$ gg � �k �y(_,�, p RU80012072892-2Q010 Parking Analysis\Reporffhe Village with Costco-690mrra Parking Demand Analysis 08-17-2010.doc �Mc Aob� 'AV � sue" a PARK & AV S` cIR a 4 IC t�' lN. RIDEFLIGHT IN fRFLD fLIGNT AV CIR W u a CDR 1 OVILLAGELD AV NUNTIABYTON oR a ■ eFACti _ 1 DLTHY..... .l1R....1 MOONBEAM INGRAM CARNEGI AV CIR vs x BOONE E CIR' to czw CROC v. " CIR C R " 9 LARAMI 8ELLA TERRA HUNTINGTON Ay T a s ERL1N AV CIR B£ACY N LL' 0c UTA 7FRRA C FURNAN AY Av " }LN`G� AV. hW7B MLL \ F �6 �-�-^ALDRICH ��o ST r� \ ORGE a . BLUESAILS y ciiR VOLGA DR �, STARK DR1. R 9, STONEWOOD O 3 CIR .�___AMAZON SUN S7 OR OR VIEW HOLT LA PAZ DR DR CANDLELIGHT BOUQUET DR `. PARK DR cIR. ?. FS `3; cc _ AV PAl'ILIONS �` STARLIGHT w _ LN LN s CENTERr— R CIR W N MACDONALD n . MOONLIGHT. z . JULIETTE LOW OR AU DR cIR. M. ROM �. VALENTINE "sat GLENCOE GLENCOE ...: r. DR­ .3.. .W p 8 d NANCY OR > AV AU V) ¢ ROAD` nj aHBRA AV ALHAMBRA 1' EY RD DR D ALHWRA R.. ALH A� NEIL i � LOIs �12006 Rand MCNally&CompanyMINE m 1. SOURCE: THOMAS BROS. FIGURE �tNO SCALE wWNITY MAP THE VILLAGE AT BELLA TERRA$ HUNTINGTON BEACH Y Hill tIIIIIt111111111111iiiC:!!!11111111� �'�'' �� i, � , !NMI IIN11111111111111!!;Iiii11U1111111 p II` ,�' +� �- �'� 111lllltllllilllll�lllllllllllllllll �_ }� .� ;, �� ' — �, � ■IIIIIIIIIIrninlw■uurulunu�� il+11 `� 1� II Itlllllll:III111111" nir ...ruin non uu ure � �� J a � ;1 ...r.■.mal Oi KEY FIGURE ,�IIIII�ihh,. GREEN:SPAN v 1 • SCALE PARKING ANALYSIS PROPOSED THE \ALLAGE AT BELLA-�e,•n g i=n~eye+r°`s' TERRA, HUNTINGTON BEACH M ►11131 oil r 1 e PER _._ It111p111111t11/11::::.:: i-111f'._.-•�ll�. � =( I - I - .'�� 1{i11i1O1i11{IU{� ntlllltftll �I���•� --•-1, ����� IIIIIIIIIi1t11111tgI111111111Ui111 � I � � I - i �� L.■` 1�/ice 2 MIMI 111111111:lllllllll 441 KEY EXISTING BELLA TERRA � LINS.C'OTIi FIGURE PARKING STRUCTURE 4 �tNO SCALE - PARKINGLOCATION OF THE VIL�AGE AT BELLA TERRA, HUNTINGTON BEACH Sid �IIQHQl1Q111„ ►` � i, _� � � �• • of �—„ar.� _ .. I I � IIIIIIIIIIIIIIIIIIIK •I,IIIuuOA _ ---- ®I �I I I raw= f ON MIN -:��. 11111111111111111�n :•p1111111111_p'II� �. • MEN ��• ' I IIIIIIIIIIIIIIIAIAIUIIIIIIIIIIIII{I � - 11111111�11-1� L •. ' • I I - �L�?INSCOTzT � L G'REEN'S.PAN.�� • .e;H, eae rasa`. a - 0 JI Table 1 LAND USE SUMMARY 11] The Village at Bella Terra,Huntington Beach Location Proposed Existing Proposed Proposed Residential Restaurant/Retail Restaurant Retail Existing-Phase I[2] 15,495 SF The Village-Phase H 469 DU 15,000 SF 15,000 SF Costco 154,113 SF Totall 468 DU 15,495 SF 1 000 SF 169113 SF Proposed Restaurant&Retail 184,113 E Exislin Restaurant&Retail 15,495 g Total 1"608 r� Notes: [1)Source:=VM Phase II Associates,LLG [21 The elosting land uses(Pei Wei,1GII4 M Wireless,Comer Bakery&Icing's Fish House)from Phase I are included in the parking analysis for The Village(Phase 11). .y < a ra l i a ii E a AC Pa�b:N:FZ80O12O72892-21201 D tTab1a52992-2 Sharcd P u-Betb Tem oC 9 G- -241O.nh T Farling naino arking A�.ays SD J Tab:T.N.I Ti--3:32 PM Table 2 .t CITY CODE PARKING REOUIREMENT[11 = _ The Village at Bella Terra,Huntington Beach City of Huntington Beach City Code Land Use Size Code Parking Ratio Spaces Required g Residential Studio/I-Bedroom 294 DU I enclosed space per DU 294 2-Bedroom 144 DU 1.5 spaces per DU[2) 216 3-Bedroom 30 DU 2.0 spaces per DU[21 60 Residentail Guests 469 DU 02 space per DU[21 94 Residential Total. 664 y Public Restaurant(with more than 12 seats}(3J 29,16I SF I space per 100 SF GFA(When on a site with 3 or more uses) 292 a_ Retail 4 170,447 SF 1 space per 200 SF GFA 952 Public Total.. 1,144 Total Residential Parking Code Requirement 664 Proposed Residential Parldug Supply 700 Parking Surplus/(Deficiency) 36 - Total Retail/COmmerciai Parking Code Requirentent 1,144 u Proposed Retail/Commercial Parking Supply 1,172 Parking Surplus/(Deficiency) 28 Notes: 3 [I]Source:Chapter 231.04.Off-street Parking&Loafing Spaces Requiser[Ciry of hunting"Reach Zoning and S.Mwsion Ordb+atru_ [2)Source:Beach&Edinger Corridor Specific Plan_ 131 The findcassral during square footage includes the proposed Village project(15,000 SF)and the existing land use(Pci Wei,Comer Bakery,and King's Fish House)114,161 SF). 141 The retail square footage includes the proposed Ydlage project 1154.113 SF+15,000 SF)and the existing land use(1 DAM Wireless)j 1,334 SFI. { F i # ➢Ak NV8u012072892-212010 ParkiegAmlysis4TaMcn2892-2 SOxod Pinking Nulysia-BcllaTrnaSaDla 7,8,a 9084610.xh DA V17l2010 2-b:Tabkz -696- ATI6"a %H r:N d. i + C s TABLE 2A 7, LAND USE SUMMARY AND CODE PARKING REQUIREMENTS Bella Terra @ Buildout,Huntington Beach Parking City Code �3 s Parking Land Use Category Gross Leasable Area(GLA) Code Ratio Spaces Required Existing Bella Terra Anchor Retail 424,702 SFr 1 space per 200 SF GFA 2,124 Specialty Retail 123,171 SFZ 1 space per 200 SF GFA 616 s ) Full Service Resturant 46,867 SF 1 space per 100 SF GFA 469 Cafe - 19,463 SF' I space per 100 SF GFA I95 4 Multiplex Theater 77,269 SF(4,003 Seats) 1 space per 3 seats 1,334 ' t ) Existing Bella Terra Total(Phase Ij: 691,472 SF 4,738 Proposed Village at Bella Terra(Phase 11) z} Costco JAnchor Retail) 154,113 SF 1 space per 200 SF GFA 771 Retail(Specialty Retail) 15,000 SF i space per 200 SF GFA 75 'y Restaurant(Full Service Restaurant) 15,000 SF 1 space per 100 SF GFA 150 Proposed Village at Bella Terra Total(Phase 1IJ: 184,113 SF' 996 Total Proposed Project 87S,585 SF 5,734 For the purposes of this analysis,the existing Anchor Retail SF does not include the Mervyms building(82,000 SF)to be razed, but does include the additional retail parking demand SF in the proposed Whole Foods building(6,110 SF) 2 For the purposes of this analysis,the existing Specialy Retail SF does not include the 8,700 SF within the Mervyms building to be razed 3 For the purposes of this analysis,the existing Cafe SF includes the 1,100 SF dining area within the proposed Whole Foods building � i � Y i 2 P-01 N:12NMV7nn-2Q010 Parking A.Iysi ATabkWM-2 Bella Tan Y B,.W—Shored Nan.,Awlys FM,.b 6 •I T � 4 i fi 9 E 0 � 9 \ f r LO-J�' Tao-Taaea cc -V97- 0 7 a Table 3 Parking Survey Summary 111(21 _ The Village at Bella Terra,Huntington Beach S2turday,April 17 Thursday,April 22 ]Friday,April 23 Time of Number of Percent Number of Percent Number of Percent ie Day Parked Cars Utilization 131 Parked Cars ( Utilization 131 Parked Cars Utilization 131 9:00 AM- 37 2:4% 71 4.6% 59 3.8% 10:00 AM 84 5.5% 102 I 6.6% 111 720/9 11:00 AM 152 9.9% 135 1 8.8% 183 11.90/0 12:00 PM 254 16.5% 200 13.0% --256 16.7% 1:00 PM 344 22.4% 233 t 15.2% 323 21.0% 2:00 PM 361 23.5% 223 14.5% 333 21.7% 3:00 PM 397 25.8% 233 f 15.2% 314 20.4% 4:00 PM 426 27.7/o� ° 223 14.5% 336 � 21.9% t 5:00 PM 448 29.1% 205 13.3% 347 22.6% 6:00 PM 524 34.1% 213 13.9% 448 29.1% E 7:00 PM 645 j 42.0% 232 15.1% 536 34.9% 8:00 PM 735 l 47.8% 269 i 17-5% 663 6 43.1% 9:00 PM 328 21.3% 10:00 PM 756 49.2% 638 41S% Notes- ' ' (11 On-site parking surveys conducted by City Traffic Counters. [21 Bold,highlighted cells represent peak observed parking demands. 13)Parking utilization percentages calculated based on an existing on-site parking availability of 1,537 spaces in the parking structure. n a # I .? Path N l28M20T2 892-2120 1 0 Parking ArWyss%Tktes12892-2 Shared Pa kmg Analysis-Bella Terra Tables 7,9,&9 05-24-10x1s _g} � Wte 5f242010 Tab:T.,We3 -698- AT � . 329 e ®669- i A 2 I 9 1 ATTACE T NO. _.. �,. .. 1',—4 w,ar... jkl t � Table 4 WEEKDAY(THURSDAY)SURVEY SHARED PARKING DEMAND ANALYSIS(1) The Village at Bella Terra,Hun tin ton Beach Land Ilse Parking Structure Existing Bella The Village Costco Terra Phase 1[61 (Commercial)[2] (Non-Shared) Size 1,537 Spc,(Supply) 46.738 KSF 45.495 KSF Total Comparison w/ 154.113 KSF Comparison w/ Pkg Rate 131 5.0/KSF Spaces- Village/Structure 5.00/KSF Residential Gross Spaces Observed 401 Spc, 317 Spc. 718 Parking Supply[7) 771 Spc, Parking Supply Hourly 40% Shared 1,712 Spaces Percent 777 Spaces[4l Total Parking Contingency Number of Number of Parking Surplus Spaces Number of Surplus Site Time of Day Demand Factor(5) Spaces Spaces Demand (Deficiency) Occupied Spaces (Deficiency) Demand 9:00 AM 71 28 156 53 308 1,404 18% 771 6 1,079 10:00 AM 102 41 251 103 497 1,215 29% 771 6 1,268 11:00 AM 135 i 54 316 161 666 1,046 39% 771 6 1,437 12:00 PM 200 80 348 234 862 850 50% 771 6 1,633 1:00 PM 233 93 361 236 923 789 54% 771 6 1,694 2:00 PM 223 89 348 215 875 837 51% 771 6 1,646 3:00 PM 233 93 332 159 817 895 48% 771 6 1,588 4:00 PM 223 89 332 178 822 890 48% 771 6 1,593 5:00 PM 205 82 345 236 868 844 51% 771 6 1,639 a� 6:00 PM 213 85 345 274 917 795 54% 771 6 1,688 ® 8:00 PM 269 108 296 274 947 765 55% 771 6 1,718 s 9'00 PM 328 131 198 257 914 798 53% 771 6 1,685 100 PM 371 148 115 235 869 843 51% 771 6 1,640 Notes; (I I Source: UU-Urban Land Institute"Shared Parking,"Second Edition,2005. [2)The Village(Commercial)includes the existing land uses(Pei Wei,NO AM Wireless,Comer Bakery&King's Fish House)[10.334 SF retall/commercial+29,161 SF restaurant]. [3)Parking rates for all land uses based on UU procedure normalized to express percentage in terms of absolute peak demand ratios. (4]Consists of 557 surface parking spaces and 220 parking spaces in the parking structure. [5)A 40%contingency factor consists of 25%for daily and/or seasonal vanations plus 15%for economic variation " (61 Consists of Existing Suites 7777•104 through 120(32,429$F)and 7717.210 through 234(14,309 SF),which are assumed to park in Phase 11&parking structure plus a 15%contingency parking demand of 167 spaces y) for economic variation,which would be assumed to park in the parking structure,based on the existing Phase I parking field of 1,233 parking spaces at 90%occupancy. (71 Consists of 395 surface parking spaces in The Village(Phase 11)plus 1,317 parking spaces in the structure(1,537 total structure spaces•220 spaces for Costco): 11 a ck.°. 0 P•N:N:Va00V077897.7�2010 Parking Anolpi,�Tebie,V a913 ah-d Parkins A,Nly,i,•Th.Villeae wiUl Conw Oa•1610.xJ, note:B/16/2010 a Tab: 'A s '•:09 PM N scoili r U W RAN, Table 5 WEEKDAY(FRIDAY)SURVEY SHARED PARKING DEMAND ANALYSIS[1] =ME M The Village at Bella Terra,Huntington Beach Land Use Parking Structure Existing Bells The Village Costco (Non, Terra Phase 1161 (Commercial)f2l Shared) Size 1,537 $PC.(Supply) 46,738 KSF 45,4195 KSF Total Comparison w/ I54.113 KSF Comparison w/ Pkg Rate(31 5.0/KSF Spaces- Village/Structure 5.00 WF Costco Gross Spaces Observed 401 Spe, 317 Spe. 718 Parking Supply(71 771 Spe. Parking Supply Hourly 40% Shared 1,712 Spaces P 777 Spacesf4j Total Number of Surplus Percent Number of Surplus Site Parking Contingency Number of Parking S�.", Time of Day Demand Factor[51 Spaces Spaces Demand (Deficiency) Occupied Spaces (Deficiency) Demand 9:00 AM 59 24 156 53 292 1,420 17% 771 6 1,063 10:00 AM 111 44 251 103 509 1,203 30% 771 6 1,280 11:00 AM 183 1 73 316 161 733 979 43% 771 6 1,504 12;00 PM 256 102 348 234 940 772 55% 771 6 1,711 1:00 PM 323 29 361 236 1,049 663 01V, 771 6 1,820 2:00 PM 333 33 348 215 1,029 683 60% 771 6 1,800 3:00 PM 314 :26 332 159 931 781 54% 771 6 1,702 4:00 FM 336 1 134 332 178 980 732 57% 771 6 1,751 5:00 PM 347 I 139 345 236 1,067 645 62% 771 6 1,838 6:00 PM 448 179 345 274 1,246 466 73% 771 6 2,017 7:00 PM 536 214 345 282 1,377 335 80% 771 6 2,148 Sam=Imm No= 9:00 PM 667 267' 198 257 1,389 323 81% 771 6 2,160 10:00 PM 638 235 115 235 1,243 469 73% 771 6 2,014 (1)Source: (ILI-Urban Land Insilluie"Shared Parking,"Second 2003, 12)The Village(Commercial)includes the existing land uses(Pei Wei,NZN Wireless,Comer Bakery&King's Fish House)(16,334 SF TeWl/commerciaj+29,161 SF restaurant). > (3)Puking rates for all land uses based on UL1 procedure normalized to express percentage in terms of absolute peak demand ratios. (41 Consists of537 surface parking spaces and 220 parking spaces in the parking structure. > (5)A 40%contingency factor consists ofM for daily and/or seasonal variations plus 15%for economic vatiation, (7) [6)Consists of Existing Suites 7777.104 through 120(32,429 SF)and 7777.230 through 234(14.309 SF),which are assumed to park in Phase 11&parking structure plus a 15%contingency parking demand of 167 spaces for economic variation,which would be Assumed to park in the parking structure,based on the existing Phase I parking field of 1,233 parking spaces at 90%occupancy. 171 Consists of395 surface puking spaces in The Village(Phase Ell)plus 1,317 parking spaces in the structure(1,537 total structure spaces•220 spaces for Costco), M Z Z 0 VI Path: Parking Ana1y$i1\T,b)sj\2892-2$h4M Parking Ani TM Vilagd with Costw 03.16.10.Kll Data U76/5010 Tab:Tibia.4.J a 6 Tianan 40 PM .... ...,...... "`. ....:n ...., c :..„, .. ...,,1 ... ....... } .:- J n l 4.. n44, 04 .t.'+9 -11, S A. e 1 . i Table 6 WEEKEND(SATURDAY)SURVEY SHARED PARKING DEMAND ANALYSIS[1] The Village at Bella Terra,Huntington Beach Land Use Parking Structure Existing Bella The Village Costco (Non Terra Phase 1161 (Commercial)[21 1 Shared) Size 1,S37 Spc.(Supply) 46.738 KSF 45.495 KSF Total Comparison w/ )'54.113 KSF Comparison w/ Pkg Rate[3] 5,0/KSF Spaces- Village/Structure 5.00/KSF Costco Gross Spaces Observed 401 Spc. 317 Spc, 718 Parking Supply[7) 771 Spc. Parking Supply Hourly 40°/a Shared 1,712 Spaces Percent 777 Spaces[41 Total Parking Contingency Number of Number of Parking Surplus Spaces Number of Surplus Site Time of Day Demand Factor 151 Spaces Spaces Demand (Deficiency) Occupied Spaces (Deficiency) Demand 9:00 AM 37 15 156 50 258 1,454 15% 771 6 1,029 10:00 AM 84 34 229 68 415 1,297 771 6 1,186 11AAM 152 61 285 109 607 1,105 35% 771 6 1,378 12:00 PM 254 102 337 192 885 827 52% 771 6 1,656 1:00 PM 344 138 369 208 1,059 653 62% 771 6 1,830 2:00 PM 361 144 401 192 1,098 614 64% 771 6 1,869 30 PM 397 159 401 192 1,149 563 67% 77) 6 1,920 4:00 PM 426 170 385 189 1,170 542 68% 771 6 1,941 5:00 PM 448 179 365 227 1,219 493 71% 771 6 1,990 6:00 PM 524 210 325 283 1,342 370 78% 771 6 2,113 ® 7:00 PM 645 258 305 289 1,497 2,15• 87% 771 6 2,268 a 9:00 PM 760 304 213 264 1,541 171 90% 771 6 2,312 10:00 PM 736 302 148 252 1,458 254 85% 771 6 2,229 Notes: [I)Source: VIJ-Urban Land Institute"Shared Parking,"Second Edition.2009. 12)The Village(Commercial)includes the existing land uses(Pei Wei,N04M Wireless,Comer Bakery&King's Fish House)(16,334 SF retail/commercial+29,161 SF restaurant]. (3)Parking rates for all land uses based on TJL1 procedure normalized to express percentage in terms of absolute peak demand ratios, a [41 Consists of 557 surface parking spaces and 220 parking spaces in the parking structure. (31 A 40%contingency factor consists of 25%for daily and/or seasonal variations plus 15%for economic variation, -^` (6)Consists of Existing Suites 7777.104 through 120(32,429 SF)and 7777.230 through 234(14,309 SF),which are assumed to park in Phase II&parking structure plus a 15%contingency parking demand of 167 spaces for economic variation,which would be assumed to park in the parking structure,based on the existing Phase 1 parking field of 1,233 parking spaces at 90%occupancy. ao�tiP�o (7)Consists of 395 surface parking spaces in'n o Village(Phase 11)plus 1,317 parking spaces in the structure(1,537 total structure spaces.220 spaces for Casio). R s�a Z \..,d' a N P-W11:tr300t10r0693.?t10I0 P,rkl,,M,ly,i0T,ble,\2892.36h-4P.rklna Anly.i,,Th.Vill.ae wish Cu,I.084640,4, t3� U16/2010 T Sab ~N:OS PM .:....... _........:.:. a :.. .:.:�, .. .4. .��..°..:�N ± ...,..wa ,w .I mA srn aw4W M...` wM' �..,...•muY ra Ir ..+91 cons.. r / Table 7 WEEKDAY(THURSDAY)SURVEY SHARED PARKING DEMAND ANALYSIS[11 Bella Terra Buildout Huntin ton Beach Lind Use Parking Structure Existing Bella Vacant/Proposed The Village Residential Terra Phase I)71 Restaurant J41 (Commercial)(21 (Reserved) Size 1,537 Spc.(Supply) 86,185 KSF 4.824 KSF 199,608 KSF Total Comparison w/ 468 DU Comparison w/ Pkg Rate(3) 510/KSF 10.0/KSF Spaces- Non•Residentlal 1,42/DU 151 Residential Gross Spaces Observed $98 Spc, 48 Spc, 1,144 Spc. 1,790 Parking Supply 664 Spc. Parking Supply Hourly 40% Shared 2,489 Spaces[8) Percent 700 Spaces Total Parking Contingency Number of Number of Number of Parking Surplus Spaces Number of Surplus Site Time of Day Demand Factor161 Spaces Spaces Spaces Demand (Deficiency) Occupied Spaces (Deficiency) Demand 9:00 AM 71 28 233 5 364 701 1,788 28% 664 36 1,365 10,00AM 102 41 373 12 604 1,132 1,357 45% 664 36 1,796 11:00 AM 135 54 471 21 796 1,477 1,012 59a/o+ 664 36 2,141 12;00 PM 200 80 519 34 943 1,776 713 71%* 664 36 2,440 1:00 PM 233 93 538 34 970 1,868 621 75% 664 36 2,532 2:00 PM 223 89 519 30 921 1,782 707 72% 664 36 2,446 3:00 PM 233 93 494 20 825 1,665 824 67% 664 36 2,329 4:00 PM 223 89 494 23 947 1,676 813 67% 664 36 2,340 5:00 PM 205 82 515 34 942 1,778 711 71% 664 36 2,442 6:00 PM 213 85 SIS 41 986 1,840 649 74% 664 36 2,504 as 8:00 PM 269 log 441 43 891 1,752 737 70% 664 36 2,416 9:00 PM 328 131 296 43 685 1,483 1,006 60% 664 36 2,147 ® 10:00 PM 371 148 172 41 498 1,230 1,259 49% 664 36 1,894 s CI.4Le3; 11 J Source'. ULl•Urban Land fnsrirwo"Shared Parking,"Second Edaion•2005, (2)The Village(Commercia1)includes the existing land uses(Pei Wei,MMM Wireless,Comer Bakery&King's Fish House)1170,447 SF retaillcommercial+29,161 SF restaurant). 13)Parking rates for all land uses based on ULI procedure normalized to express percentage in lama of absolute peak demand ratios. 141 Consists of vacant Suites 7811.124&128(4,224 SF)as restaurants plus Outdoor dining in Proposed Whole Foods(600$F). 151 Based on Edinger Corridor Specific Fin of I space per I bedroom dwelling unit,1.5 spaces per 2+bedroom dwelling unit&0,2 spat s U for guest parking. (6)A 40%contingency factor consists of 23%for daily and/or seasonal variatioru plus I5%for economic variation " (71 Consists of Existing Svites 7777.104 through 120(32,429 SF)and 7777.230 through 234(14,309 SF),which are assumed to park in Phase 11&parking structure spans plus existing vacant/proposed retail uses in Phase 1(39,447 SP)and a 1501;contingency parking demand of 167 spaces for economic variation,which would be assumed to park in the parking structure,based on the existing Phase I parking field of 1,233 parking spaces at 90%occupancy. n.iry 131 Consists of 395 surface parking spaces in The Village(Phase H),557 surface parking spaces for Costco plus 1,537 parking spaces in the structure. k.. g�u+���r^Ra Hg8 Z 0 e Y,N:N:V100V000tP31�a010PWin1MJy,b�T,bIaV19r•2aFa�dPaklry,Wln4ra.P,TanT911aY,1.490i.1a•lo.m DaaVM010 yNA TW:T,bla 1,149 Ti-4:10 9M - 1 ItIffSOOTT' t Table 8 WEEKDAY(FRIDAY)SURVEY SHARED PARKING DEMAND ANALYSIS[11 Bella Terra Bulldout Huntln ton Beach Land Use Parking Structure Existing Bella Vacant/Proposed The Village Residential Terra Phase 1(7[ Restaurant[41 (Commercial)121 (Reserved) Size 1,537 Spc,(Supply) 86,185 KSF 4.824 KSF 199.608 KSF Total Comparison w/ 468 DU Comparison w/ Pkg Rate[31 5,0 1KSF 10.0 Spc. Spaces- Non-Residential 1.42/DU[51 Residential Gross Spaces Observed 599 Spc. 48 Spc, 1,144 Spc. 1,790 Parking Supply 664 Spc. Parking Supptj Hourly 40% Shared 2,489 Spaces[81 Percent 700 Spaces Total Parking i Contingency Number of Number of Number of Parking Surplus Spaces Numberof Surplus. Site Time of Day Demand 1 Factor[6) Spaces Spaces Spaces Demand (Deficiency) Occupied Spaces (Deficiency) Demand 9:00 AM 59 24 233 5 364 685 1,804 28% 664 36 1,349 i 10:00 AM 111 1 44 373 12 604 1,144 1,345 461/0 664 36 1,808 11:00 AM 183 73 411 21 796 1,544 945 62% 664 36 2,208 12:00 PM 256 02 519 34 943 1,854 635 74% 664 36 2,518 1:00 PM 323 I 129 538 34 970 1,994 495 80% 664 36 2,658 2:00 PM 333 133 519 30 921 1,936 553 78% 664 36 2,600 3:00 PM 314 126 494 20 825 1,779 710 71a/e 664 36 2,443 4.00PM 336 134 494 23 847 1,834 655 74% 664 36 2,498 5:00 PM 347 I 139 5)5 34 942 1,977 512 79% 664 36 2,641 6:00 PM 448 179 515 41 986 2,169 320 87% 664 36 2,833 8:00 PM 663 265 441 43 891 2,303 186 93% 664 36 2,967 s 9:00 PM 667 l 267 296 43 685 1,958 531 79% 664 36 i, 2,622 ® 10:00 PM 638 255 172 41 499 1,604 885 64% 664 1 36 2,268 � Nstst: 11l Source: (IL!•Urban Londlnsrnue"Shnnd PnrMng,"Second Edtnan,200J. 121 The Village(Commercial)includes the existing land uses(Poi Wei,MMM Wireless,Comer Bakery&King's Fish House)[170,447 SF retail/commercial+29,161 SF restsur-nij, [31 Parking rates for all land uses based on VLI procedure normalized to express percentage in terns of absolute peak demand ratios, (41 Consists of vacant Suites 7811.124&128(4,224 SF)as restaurants plus Outdoor dining in Proposed Whole Foods(600 SF). [51 Based on Edinger Corridor Spwiftc Plan of I apace per I bedroom dwelling unit,l.5 spaces per 2+bedroom dwelling unit&0.2 spaces/iv for guest parking. (61 A 40%contingency factor consists of 25%for daily and/or seasonal variations plus 15%for economic variation [7]Consists of Existing Suites 7777.104 through 120(32,429 SF)and 7777.230 through 234(14,309 SF),which are assumed to park in Phase 11&parking structure spaces plus existing vacant/proposed retail uses in Phase I(39,447 SF)and a�S a 15%contingency parking demand of 167 spaces for economic variation,which would be assumed to park in the parking structure,based an the existing Phase I puking field of 1,233 puking spaces at 90%occupancy. 181 Consists of 395 surface parking spans in The Village(lihase 10,50 surface parking'spaces for Coalco plus 1,537 parking spaces in the structure. u. V` 9 Yr�h:N:�SPn�„a1119a•T3070 Purina Aesly,i,�T�blwtta92.2 SMnd➢vkina M,Irb•Bell,T,m T�biw 7,a,a90a•16•Ie.We ""`"'+VI Wm t)7 ,. ... 4. � ... ..,.1 r..r...,..I w•.......a Y,v+.......rrJ q...,...;.v.N Y•+-....r,..d qa. -,.:.N 1 � III �I Table 9 WEEKEND(SATURDAY)SURVEY SHARED PARKING DEMAND ANALYSIS(11 Bella Terra Buildout Huntin ton Beach Land Use Parking Structure Existing Bella Vacant/Proposed The Village Residential Terra Phase 1171 Restaurant(41 (Commercial)I21 (Reserved) Size 1,537 Spc.(Supply) 86,185 KSF 4.824 KSF 199,608 KSF Total Comparison w/ 468 DU Comparison w/ Pkg Rate 131 5.0/KSF 10.0 Spc. Spaces ar Non-Re31dential 1.42/DU 151 Residential Gross Spaces Observed 598 Spc. 48 Spc, 1,144 Spc: 1,790 Parking Supply 664 Spc. Parking Supply Hourly 401/4 Shared 2,489 Spaces181 Percent 700 Spaces Total Parking Contingency Number of Number of Number of Parking Surplus Spaces Number of Surplus Site Time of Day Demand Factor161 Spaces Spaces Spaces Demand (Deficiency) Occupied Spaces (Deficiency) Demand 9:00 AM 37 IS 233 4 359 648 11841 26% 664 36 1,312 10:00 AM 84 34 341 5 519 983 1,506 39% 664 36 1,647 11:00AM )52 61 425 11 675 1,324 1,165 53% 664 36 1,988 12:00 PM 254 102 502 26 873 1,757 732 71% 664 36 2,421 1:00 PM 344 138 5$0 28 953 2,013 476 81% 6b4 36 2,677 2:00 PM 361 144 598 23 997 2,123 366 85% 664 36 2,787 3:00 PM 397 159 598 23 997 2,174 315 87% 664 36 2,838 4:00 PM 426 170 $74 23 963 2,156 333 87% 664 36 2,820 5,00 PM 449 179 544 32 969 2,172 317 87% 664 36 2,836 6:00 PM 524 210 484 44 958 2,220 269 89% 664 36 2,884 7:00 PM 645 259 455 46 928 2,332 157 94% 664 36 2,996 e Ownton= ® 9:00 PM 760 304 317 44 719 2,144 345 86% 664 36 2,808 10:00 PM, 756 302 221 44 583 1,906 583 77% 664 36 2,570 e Notes; I I I Source: ULI-Urban Land fnsimae"Shared Parking."Second Edition.2005, (2)The Village(Commercial)includes the existing land uses(Pei Wei,MMM Wireless,Comer Bakery&King's Fish Houso)1170,447 SF retaillcommercial+29,161 SF restaurant). 131 Parking rates for all land uses based on VLI procedure normalized to express percentage in terms of absolute peak demand ratios. 14]Consists of vacant Suites 7911.124&128(4,224 SF)as restaurants plus Outdoor dining In Proposed Whole Foods(600 SF). (51 Based on Edinger Corridor Specific Plan of I space per I bedroom dwelling unit,1,5 spaces per 2+bedroom dwelling unit&0.2 spaco$1DU for guest parking. (6]A 40%contingency factor consists of 25%for daily and/or seasonal variations to achieve 90%occupancy plus I5%for economic variation 17)Consists of Existing Suites 7777.104 through 120(32,429 SF)and 7777.230 through 234(14,309 SF),which are assumed to park in phase 11&parking structure spaces plus existing vacant/proposed retail uses in Phase 1(39,447 SF)and 'v s 1 S%contingency parking demand of 167 spaces for economic variation,which would be assumed to park in the parking structure,based on the existing Phase I parking field of 1,233 parking spaces 4190%occupancy. w e... l 181 Consists of 395 surface parking spaces in The Village(Phase!t),557 surface parking spaces for Cosico plus 1,537 parking spaces in the structure. �w aa U aSm� <„r„3 a Z 0 a NP,N:N'n10020l2192•T2010 Pylons M,lyATAI.121193-2aMndPvklnlMTni,•aril,Trm T,bin 9,1,a 9 01.16.10.91, D,I..//402010 j\Vl bb,TWO L ta9 Yum:4:13 PM 3 H 0 APPENDIX A ULI SHARED PARKING CALCULATION WORKSHEETS w TABLES 4, 5 &6 a _ k Tz a � � r LiNscom LAW&GREENSPAN,engineers LLG Ref. F�j 2892-2 The Village at Bella Terra,HuntiBeach N 12.WU072892-2\2010 Parking Anatysis\ReporA2892-2 Appen i ov -24-10.doc Appendix Table A-1 Shopping Center(Typical Days)-Existing Bella Terra Phase 1 WEEKDAY SHARED PARKING DEMAND ANALYSIS[1) The Village at Bella Terra,Huntington Beach Land Use Shopping Center(Typical Days) ,( = Size Pkg Ratel2] Gross 401 Spaces 3 Spaces 323 Guest Spc. 78 Emp_Spe. Shared Time %Of #Of %Of #Of Parking of Day Peak 131 Spaces Peak 131 Spaces Demand 6:00,AM 1% 3 9% 7 10 7:00 AM 5% 16 14% 11 27 8-00 AM 14% 45 36% 28 73 9:00 AM 32% 103 68% 53 156 10:00 AM 590/0 191 77% 60 251 11:00 AM 77% 249 86% 67 316 12:00 PM 86% 278 90°/0 70 348 a3 #- 2:00 PM 86% _. 278 901/6 70 348 3:OD PM 81% 262 90% 70 332 4:00 PM 81% 262 900/. 70 332 5:00 PM 86% 278 861% 67 345 6:00 PM 86% 278 86% 67 345 7:00 PM 86% 278 86% 67 345 8:00 PM 72% 233 81% 63 296 9:00 PM 45% 145 68% 53 198 10:06 PM 27% 87 360/. 28 115 11:00 PM 9% 29 14% 11 40 a 12:00 AM 0% 0 0% 0 0 Notes: 1 ? [1] Source: ULI-Urban Land Tnstitute'Shared Parking,'Second Edition,2005. 121 Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs.employee [3] Percentage of peak parking-demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual. e . d 3 .1 1 .l t 3y i rau.N.\28fPMng92-212010P-L.MA=I-v Tabl¢12M-2SurdP-i—&Aml}--TheYdlzgr—hC--W16-10_a4 D—ln16=0 Tab:Raad(Ei swg fktli Tara Q :? N^.P e T Appendix Table A 2 Shopping Center(Typical Days`-Existing Bella Terra Phase I WEEKEND SHARED PARKING DEMAND ANALYSIS[11 The Village at Bella Terra,Huntington Beach Land Use Shopping Center(Typical Days) Size Pkg Rate[21 Gross 401 Spaces Spaces 321 Guest Spe. 80 Emp.Spc. Shared Time %Of #Of %Of #Of Parking of Day Peak[3[ Spaces Peak[31 Spaces Demand 6--00 AM I% 3 10% 8 11 7:00 AM 5% 16 15°/a 12 28 8:00 AM 100/6 32 40% 32 64 9:00 AM 30% 96 75% 60 156 i 10:00 AM 50% 161 85% 68 229 11:00 AM 65% 209 95% 76 295 12:00 PM 80% 257 100% 80 .337 1 1:00 PM 90% 289 1 1005% 1 80 369 4:00 PM 95% 305 1000/a 80 385 5:00 PM 90% 289 95% 76 365 f 6:00 PM 80% 257 85% 68 325 7:00 PM 75% 241 800/0 64 305 8:00 PM 65% 209 75% 60 269 9:00 PM 50% 161 65% 52 213 10:00 PM 35% 112 45% 36 148 11:00 PM 15% 48 15% 12 60 12:00 AM 0% 0 00 0 0 Notes: [1) Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [21 Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs.employee [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the ' "Shared Parking"manual. j i } 3 1 I Path NA29Wt;072g -2=10 Parking A IysisRab{¢Q892-2 Slarod Atkvg Malys-m}r Yilbec with co.0&16 i0.xk Xr Tab:Retait(Existiag aetla man m) itrz- ®7®8- Appendix Table A-3 SHOPPING CENTEP.(TYPICAL DAYS) a WEEKDAY SHARED PARKING DE&IAND ANALYSIS[1) The Village at Bella Terra,Huntington Beach s land Use Shopping Center(Typical Days) Size 16.334 KSF >R Pkg Ratel2) 5.0/KSF -B Gross 69 Spaces Spaces 56 Guest Spe. 13 Emp.Spc Shared 4' Time F %Of #Off %Of - #Of Parking of Day eakl3) Spaces Peak[31 Spaces Demand 6:00AM1% 1 9% I 2 7:00 AM 5% 3 14% 2 5 8:00 AM 14% 8 36% 5 13 - 9:00 AM 32% 18 68% 9 27 E 10:00 AM 590/0 - 33 77% 10 43 s 11:00 AM 77% 43 860/6 11 54 12:00 PM 860/0 48 90'% 12 60 4 3 E 2:00 PM 86°/u 48" 900/0 12 60 3:00 PM 81% 45 900/0 12 57 4:00 PM -81% 45 900/0 12 57 3 § 5-00 PM 86% 48 86% 11 59 6:00 PM 86°/u 48 861% 11 59 7:00 PM 86% 48 86% 11 59 8:00 PM 72% 40 81% 11 51 " 9:00 PM 45% 25 68% 9 34 10:00 PM 27% 15 36% 5 20 1 l:00 PM 9% 5 14% 2 7 z 12:00 AM L 0% 0 01/0 0 0 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005_ [2) Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios,Breakdown of guest vs.employee [31 Percentage of peak parking demand factors reflect relationships between weekday t ' parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual- -: s � 1 4 I i i f s ParR N12HWt20R892-2VO1D Parking NWysis\7aC!¢12892-2 S6azed Parian6 Am{7sis-TM YJlage vitL Costco Oita-IO.iis 2btc YlV20f0 Tab:RtW T 3:13 PM -709- ATTAC HIvI I NO. t 5.30 Appentfiix Table A4 SHOPPING CENTER(TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS[11 The Village at Bega Terra,Huntington Beach Land Use Shopping Center(Typical Days) Size 16.334 KSF Pkg Rate(2[ 5.0/KSF Gross 69 Spaces Spaces 5S Guest Spe. 14 Emp.Spe. Shared Time %Of #Of %Of #Of Parking of Day Peak(31 Spaces. Peak(3l Spaces Demand 6:00 AM 1% 1 100/0 1 2 7:00 AM 5% 3 15% 2 5 8:00 AM 10% 6 40% 6 12 9:00 AM 300/9 17 75% 11 28 10:00 AM 50% 28 85% 12 40 11.00 AM 65% 36 95% 13 49 12:00 PM 80% 44 1000/0 —14- 58 1-00 PM 90% 50 1000/0 1 14 64 e 4:00 PM 95% 52 100% 14 5:00 PM 90% 50 95% 13�7636:00 PM 80% 44 85% 12 7:00 PM 7 %% 41 80% 11 52 8:00 PM 65% 36 75% 11 47 9:00 PM 501/o 28 65% 9 37 10:00 PM 35% 19 45% 6 25 11.00 PM 15% 8 15% 2 H 10 12:00 AM 0% 0 0% 0 0 Notes: (1) Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. i 121 Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios_Breakdown ofguest vs.employee 131 Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual. t i v t f 8 l r. { Pa01 N.i2%M-OnS92-2\2010F ti TMlysi,�-rbla¢E92-2Y—,d Pmk+n&A-1,rii+-T. VUW with Cosyo5-24 ID_A- ATT C M T O. Tab Rand -710- r , �.y fi j Appendix Table A-6 FINEICASUAL DINING a WEEKEND SHARED PARKING DEMAND ANALYSIS ill The Village at Bella Terra,Huntington Beach v-f Land Use Fine/Casual Dining Size 29.161 KSF Pkg Ratel21 10-0/KSF Gross 248 Spaces Spaces 211 Guest Spc. 37 Emp.Spe. Shared a3 Time %Of #Of %Of #Of Parking of Day I Peak 131 Spaces Peak 131 —Spaces Demand 6:00 AM 00/0 O 00/0 0 0 Pi 7:00 AM 0% 0 20% 7 7 8:00 AM 00/6 0 30% 11 11 TH 9:00 AM 00/0 0 600/9 22 22 10:00 AM 09% 0 75% 28 28 11.00 AM 15% 32 75% 28 60 f£ 12:00 PM 50"/0 106 75% 28 134 1 1:00 PM 55% 116 75% 28 144 2:00 PM 45% 95 751/a 28 123 3:00 PM 45% 95 75% 28 123 �3 4:00 PM 45% 95 75% 28 123 3 5:00 PM 601% 127 100% 37 164. 6:00 PM 90% 190 100% 37 227 7:00 PM 95% 200 1000% 37 237 9:00 PM 90•/0 190 100% 37 227 10:00 PM 90%u 190 1000/0 37 227 1 L-00 PM W/. 1 190 85% 31 221 a_ i 12:00 AM 1 50% 106 50% 19 125 Notes: } [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [21 Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios_Breakdown of guest vs.employee [3] Percentage of peak parking demand factors reflect relationships between weekday " parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the € "Shared Parking"manual. es . f 1j R j t a Pack H126000072892-212010 Tabk QM-2 lb—d P !w a-TM W with Co 01-24-10_#a 24I1010 u� ATT , �1 T ! ►5- ,1�PM Tab:E AC-4 Dining Appendix Table A-5 EINEICASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 The Village at Bella Terra,Huntington Beach IP and Use Fine/Casual Dining Size 29.161 KSF kg Rate[21 10.0/KSF Gross 1 248 Spaces Spaces 210 Guest Spe. 38 Emp.Spc. Shared Time %Of #Of %Of H Of Parking of Day Peak 131 Spaces Peak[31 Spaces Demand 6:00 AM 00/0 0 0% 0 0 7:00 AM 0% 0 18% 7 7 8.00 AM 00/0 0 45% 17 17 9:00 AM 00/n 0 68% 26 26 10:00 AM 14% 29 81% 31 60 11:00 AM 36% 76 81% 31 107 12:00 PM 68% 143 81% 31 174 1:00PM 68% 143 81% 31 174 2:00 PM. 590/0 124 81% 31 155 3:00 PM 36% 76 68% 26 102 4:00 PM 45% 95 68% 26 121 5:00 PM 68% 143 90% 34 177 6:00 PM 861/6 181 90% 34 215 a 86% 181 90°/n 34 68% 143 77% 29M 217152 48 32% 12 60 Notes: [I) Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005_ [2) Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios_Breakdown of guest vs.employee 131 Percentage of peak parking demand factors reflect relationships between weekday = parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual i t f d 1 i PatL:N.121W2 nM--Q010 F-1-9--dY t1T bk.VM-2 a..d Pukng A—]y.-The Yl6ge .A C— N05-20-10.ats @$ /}�'� i��,Teb:Fine a C-W D..n .T' „�'"�-8 `Vp 6 I ® -712- P APPENDIX 9 ULI SHARED PARKING CALCULATION WORKSHEETS TABLES 7, 8 &9 T H � s� a e � a € �.3 d � 3 S ? 3 9 E � -A LINSC,OTT,LAW&GREENSPAN,engineers LLG Ref.2-07-2892-2 The Village at Bella Terra,Huntington Beach N:\2800\2072892-2\2010 Parking AnalysiAReporiM92-2 Appendix Cover 05-24-10.doc £ Appendix Table B-1 Shopping Center(Typical Days)-Existing Bella Terra Phase I WEEKDAY SHARED PARKING DEMAND ANALYSIS[ll j. The Vtliage at Bella Terra,Huntington Beach Land Use Shopping Center(Typical Days) c Size Pkg Ratel2l Gross 598 Spaces Spaces I 482 Guest Spc 116 Emp.Spc Shared Time %Of #Of %Of #Of Parking of Day Peak 131 Spaces Peak 131 Spaces Demand 6:00AM 1% 5 90/0 10 15 7:00 AM 5% 24 14% 16 40 8:00 AM 141/o 67 36% 42 109 9:00 AM 32% 154 68% 79 233 10:00 AM 590/6 294 77% 89 373 11:00 AM 77% 371 860/0 100 411 12-00 PM 86% 415 900% 104 519 a' 2:00 PM 960/0 415 90% 104 519 3:00 PM 81% 390 90'/0 104 494 7 4:00 PM 81% 390 90*/0 104 494 5:00 PM 86% 415 86% 100 515 6:00 PM 86% 415 86% too 515 "1 7:00 PM 86% 415 86% 100 515 8:00 PM 72% 347 81% 94 441 9:00 PM 45% 217 680% 79 296 10:00 PM 27% 130 36% 42 172 i 11:00 PM 9% 43 14% 16 59 a 12:00 AM 0°/0 0 0% 0 0 Notes: [I I Source: ULl-Urban Land Institute"Shared Parking,"Second Edition,2005. [21 Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs.employee [31 Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the i "Shared Parking"manual. 1.0 Y i 4 1 i ) 's SL.S 1j d 3 i s ; xs Palo:ltl7ffiXh2071892-212010 Pa�tn�g/4ratrsisliaDlcsV 892-I Simad Pmtiog naiyvs-Hc16 Tcm Tablas,d,4 908 1610.3s D—9116=0 Tab:Rd.I(E.A g Bdh T—0 Appendix Table B-2 Shopping Center(typical Days)-Existing Bella Terra Phase 1 WEEKEND SHARED PARKING DEMAND ANALYSIS 11) The Village at Bella Terra,Huntington Beach Land Use Shopping Center(Typical Days) Size Pkg Ratel21 Gross 598 Spaces ; Spaces 478 Guest Spe.-_ 120 Emp.Spe. Shared —limeFkPj #Of %Of #Of Parking { of Day Spaces Peak131 Spaces Demand 6.00 AM 5 10% 12 17 7:00 AM 24 15% 18 42 8:00 AM 10% 48 40% 48 96 9:00 AM 30% 143 750/0 90 233 10:00 AM 500/0 239 85% 102 341 --- 11:00 AM 65% 311 95% 114 425 12:00 PM 8096 382 1000/0 120 502 1:00 PM 900/0 430 1 100% 120 550 a 95% 100 120 0% 95% 114 85%6:00 PM 80°/9IO2M3579 80% 4 a 75%. 55 8:00 PM 65% 311 75% 90 401 9:00 PM 50% 239 65% 78 317 10:00 PM 1 35% 167 45% 54 221 11:00 PM L150%7 72 15% 18 90 12:00 AM 00/6 0 00/6 0 0 Notes: [1] Source: ULI-Urban Land Institute'Shared Parking,"Second Edition,2005_ # [2) Parking rates for all land uses based on ULi procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs.employee [3) Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual_ t S i s` t i Psla N.iTWOlZOR892-21T010 Puling Ndysi lTaMutT992-T Sbarai Parki�Analysis-BcIW Tan T.bin 7,&890&1610_ils .• � Dd�g/16Q010 Tab_Raai1(E)6+6ng HdiaT—D -71 s- ATT � ET CJ . 453trr Appemk Table B-3 FINEICASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS Ill The Village at Bella Terra,Hunfington Beach �r Land Use Fine/Casual Dining d3 Size 4.824 KSF Pkg Rate[21 10.0/KSF Gross 48 Spaces Spaces 41 Guest Spc. 7 Emp Spc Shared } Time %Of R Of %Of #Of Parking of Day Peak[31 Spaces Peak[31 Spaces Demand 6:00 AM 00/0 0 0% 0 0 7:00 AM 00/0 0 18% 1 1 8:00 AM 0"/0 0 45% —3-- 3 9:00 AM 00/0 0 68% 5 5 — 10:00 AM 14% 6 81% 6" 12 11:00 AM 36% 15 81% 6 21 12:00 PM 68% 28 81% --6- 34 g. 1:00 PM 68% 28 81% 6 34 s 2:00 PM 590/0 24 81% 6 30 100 PM 36% 15 68°% 5 20 4:00 PM 45% 18 1 68% 5 23 { 5:00 PM 68% 28 90% 6 34 6:00 PM 86% 35 90% 6 4l i ` 10:00 PM 86% 3S 90°l0 6 41 11:00 PM 68% 28 77% 5 33 _ 12:00 AM 23% 9 32% 2 11 Notes: [11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. 1 i [21 Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs.employee [31 Percentage of peak parking demand factors reflect relationships between weekday r s parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the a "Shared Parking"manual. 3 f 1 }�} A i S 's i i PWIL t82800120T2892-2L20i0 Pmisg AnalyadTablet2892-2 Shard Pm"Analysis-Bdli Toro Tabks-7,8,a 90&I410.ah Dar:MJI6/1010 TaD:Fmcd CasualPmnQ1 L ::-•-,C i Twe�f PAS —716- �1 .3s1 SF6b! 7 tt __L - Appendix Table B-4 RNEICASIIAL DINING WEEKEND SHARED PARKING DEMAND ANALYSIS[11 The Village at Bella Tefra,Huntington Beach Land Use Fine/Casual Dining Size 4.824 KSF Pkg Rate(21 10.0/KSF Gross 48 Spaces Spaces 41 Guest Sp. 7 Emp.Spc. Shared Time %Of #Of %Of #Of Parking of Day Peak(31 Spaces Peak(31 spaces Demand 6:00 AM 0°� 0 00/. 0 0 7:00 AM 06/0 0 20% 1 1 8:00 AM 0% 0 — 30% 2 2 9:00 AM 00/0 0 60% 4 4 10:00 AM - 01/0 0 75% 5 5 11:00 AM 15% 6 75% 5 11 12:00 PM 50% 21 75% 5 26 1:00 PM 55% 23 75% 5 28 2:00 PM 45% 18 75% 5 23 3:00 PM 45% 18 75% 5 23 4:00 PM 45% 18 75% 5 23 5:00 PM 60% 25 100% 7 32 6:00 PM 90% 37 1000/. 7 44 7:00 PM 95% 39 1001/0 7 46 9:00 PM 900/0 37 1001/0 7 44 0%10:00 PM 9 37 100% 7 44 11:00 PM 90% 37 85% 6 43 IL-12:00 AM SD% 21 50% 4 25 Notes: [I) Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005, 12) Parking rates for all land uses based on ULt procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs_employee [3) Percentage of peak parking demand factors reflect relationships between weekday .parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual. P-& V8W"72892-2u010Purd'4 9—d P.,kin BdLaT—T.Wl T,8.A9 09-36-10,jf FIN �� aV a�l6rzotu Tab.vi-A C..4 Dining(2) --:,� ac-_ :TNO. _ Appendix Table B-5 SHOPPING CENTER(TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS 111 The Village-&Belia Terra,Huntington Beach f Land Use Shopping Center(Typical Days) Size 170.447 KSF —Pkg Ratel2l 5.0/KSF Gross 852 Spaces Spaces 686 Guest Spc. 166 Emp.Spe. Shared s Time %Of N Of %Of #Of Parking of Day Peak 131 Spaces Peak 131 Spaces Demand 6:00AM I% 7 90/0 1S 22 = 7:00 AM S% 34 14% 23 57 8:00 AM 14% 96 36% 60 156 s 9,00 AM 32% 220 68% 113L3310:00AM 59% 405 77% 12833 11:00 AM 77% 528 86% 14371 ---1-2.-00 PM 86% 590 90% 14939 own 2.00 PM 86% 590 901/0 149 739 3:00 PM 81% 556 90% 149 705 4:00 PM 81% 556 90% 149 705 5:00 PM 86% 590 86% 143 733 6:00 PM 86% 590 86% 143 733 7:00 PM 86% 590 86% 143 733 8:00 PM 72% 494 81% 134 629 9:00 PM 45% 309 68% 113 422 10--00 PM 27% 185 36% 60 245 1 I:00 PM 9% 62 14% 23 85 ` 12:00 AM 0% 0 0°/0 0 0 Notes: (11 Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. (2) Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs.employee [3l Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual. Path N:17BIXA20T.89S-21rli10 Pasting lrablrsQ892-2Sh—dP-k4A.*--Pc11a T—Tables 7.R,&90&LG MA, Date 8/1612010 Tab:Rdail 4 17 PM �� Appendix Table B-6 SHOPPING CENTER(TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS]t] The Village at Bella Terra,Huntington Beach Land Use Shopping Center(Typical Days) x Size 170.447 KSF Pkg Rate171 5.0/KSF Gross 852 Spaces Spaces 682 Guest Spc, 170 Emp.Spc. Shared Time %Of #Of %Of #Of Parking of Day Peak 131 Spaces Peak(31 Spaces Demand _ 6:00 AM 1% 7 100/0 17 24 7:00 AM- 50/6 34 15% 26 60 8:00 AM 100/0 68 40% 68 136 9:00 AM" 300/9 205 750A 128 333 10:00 AM 500/0 341 85% 145 486 a 11:00 AM- 65°% 443 95% 162 605 12:00 PM 80% 546 100% 170 716 I:OO PM 90% 614 IQO% 170 784 4:00 PM 95% 648 100% 170 818 5:00 PM 90% 614 95% 162 776 6:00 PM 80% 546 85% 145 691 T-00 PM 75% 512 80% 136 649 "PM 65% 443 75% 128 571 9:00 PM 500/0 341 65% 11 I 452 10:00 PM 35% 239 45% 77 316 I 1:00 PM 15% 102 15% 26 128 12:00 AM 0% 0 00/0 0 0 Notes: [1] Source: UL1-Urban Land Institute"Shared Parking,"Second Edition,2005. 121 Parking rates for all land uses based on ULI procedure normalized to express percentage irrterms of absolute peak demand ratios_Breakdown of guest vs_employee 131 Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual Path:Ptlt80m2°71892-I�IDIO Pmliag AndyaWTabktQM-1 Shard Pak.�g A.J—-MI.I—Tads 7,9,A 9 WM10 GIs ,.. DNe:LI62010 Appendix Table A 7 FINE1CASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS[tJ The Village at Bella Terra,Huntington Beach Land Use Fine/Casual Dining Size 29.161 KSF Pkg Rate[2l 10.0/KSF Gross 292 Spaces Spaces 247 Guest Spc. 45 Emp.Spc. Shared Time %Of #Of %Of #Of Parking of Day Peak l3l Spaces Peak[3l Spaces Demand 6:00 AM 01/0 0 00/0 0 0 7:00 AM 01/6 0 18% 8 8 8:00 AM 09/0 0 45% 20 20 9:00 AM 0°/u 0 K681/6 31 31 10:00AM 14% 35 36 71 " 11:00 AM 36% 89 36 125 112:00PM 68% 168 36 204 1:00PM 68% 168 36 204 2:00 PM 591/o 146 91% 36 182 3:00 PM 36% 89 68% 31 120 4:00 PM 45% 111 68% 31 142 5:00 PM 68% 168 900/6 41 209 400 90% 41 253 90% 41 77% 35 203 32% 14 71 Notes: [1l Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005_ [21 Parking rates for all land uses based on UL1 procedure normalized to express percentage in terms of absolute peak demand ratios.Breakdown of guest vs.employee [3l Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual. Palo N.VW%2072892-2Q010 Pak-p�n ,,x Tabl V 992-2 Shad haR A®lysis-neua T—Tables 7,8,A 90&1610.Js Date 8JIM2010 Tab Fa.A C..A D-i..M W To 4:16 PM -720- ,�>a Appendix Table A-8 FINEICASUAL DINING WEEKEND SNARED PARKING DEMAND ANALYSIS[1] The Village at Bella Terra,Huntington Beach Land Use Fine/Casual Dining Size 29.161 ESF Pkg Rate[2l 10.0/KSF Gross 292 Spaces ; Spaces 248 Guest Spc. 44 Emp.Spc. Shared i Time %Of #Of %Of #Of Parking of Day Peak[3] Spaces Peak[3] Spaces Demand t 6:00 AM 01/6 0 0°/0 0 0 7:00 AM 00% 0 20% 9 9 8:00 AM 0% 0 300A 13 13 9:00 AM 00/0 0 60% 26 26 '- 10:00 AM- 00/0 0 75% 33 33 11:00 AM 15% 37 75% 33 70 " 12:00 PM 50% 124 75% 33 157 1:00 PM 55% 136 75°/a 33 169 2:00 PM 45% 112 750/0 33 145 3:00 PM 45% 112 75% 33 145 - 4:00 PM 45% 112 75% 33 145 5-00 PM 60% 149 100% 44 193 6:00 PM 90% 223 100% 44 267 7:00 PM 95% 236 100°/0 44 280 9:00 PM 900/0 223 100P/° 44 267 1400 PM 900/0 223 100% 44 267 11:00 PM 90% 223 85% 37 260 12:00 AM 50% 124 50% E 22 146 Notes: [I] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005_ [21 Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios_Breakdown of guest vs.employee [3l Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking"manual- P"ah W280 QM@92-212010 P.1kin AnWyu 1TA1.118V-2 Sha.M P"mg Malyxis-Bdta Tan Tebka 7,8,&9 N-J&1'0°-,& `{� .,� p f�ngt Free s G��{�TYvG�N_Ifim Tah Fi.,&Gaut Unssg m/21 e A r T A--i&rE e �`' N O•�,tatm®t �'16 PM City of Huntinaton Beach 2000 MAIN STREET CALIFORNIA 92648 O DEPARTMENT OF PLANNING AND BUILDING www.huntingtonbeachca_gov Planning_Division Building Division 714.536.5271 714.536.5241 August 9, 2010 Becky Sullivan _ BTDJM Phase II Associates, LLC 922 Laguna Street Santa Barbara, CA 93101 SUBJECT: GENERAL PLAN AMENDMENT NO. 10-001, ZONING TEXT AMENDMENT NO. 10-001, AND SITE PLAN REVIEW NO. 10-001 (THE VILLAGE AT BELLA TERRA—COSTCO) 7601 EDINGER AVENUE PROJECT IMPLEMENTATION CODE REQUIREMENTSISUGGESTED CONDITIONS OF APPROVAL Dear Ms. Sullivan, In order to assist you with your development proposal, staff has reviewed the project and identified applicable city policies, standard plans, and development and use requirements, excerpted from the City of Huntington- Beach Zoning & Subdivision Ordinance and Municipal Codes. This list is intended to help you through the permitting process and various stages of project implementation. Suggested conditions of approval from other departments have also been included. It should be noted that this requirement list is in addition to any"conditions of approvar adopted by the Planning Commission. Please note that if the design of your project or site conditions change, the list may also change. If you would like a clarification of any of these requirements, an explanation of the Huntington Beach Zoning & Subdivision Ordinance and Municipal Codes, or believe some of the items listed do not apply to your project, and/or you would like to discuss them in further detail, please contact me at jjames@surfcity-hb.org or 714-536-5596 and/or the respective source department (contact person below). Sincerely, WW ne Jabhes Senior Planner Enclosure cc: Gerald Caraig, Building and Safety Department—714-374-1575 Darin Maresh, Fire Department—714-536-5564 Debbie DeBow, Public Works—714-536-5580 Herb Fauland, Planning Manager Jason Kelley, Planning Department Property Owner Project File (gjames\bellatmacostco\Code Requirements Lener080910) ATTACHMF- -722- UNTI GT EACH PLANNING ANDBUILDING PART E T ►il1NTINGT 44 6EACF! __.. PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: August 17,2010 PROJECT NAME: THE VILLAGE AT BELLA TERRA—COSTCO WHOLESALE AND MIXED-USE RESIDENTIAL PLANNING APPLICATION NO. PLANNING APPLICATION NO.2010-061 ENTITLEMENTS: GENERAL PLAN AMENDMENT NO. 10-001, ZONING TEXT AMENDMENT NO. 10-001, SITE PLAN REVIEW NO. 10-001,AND DESIGN REVIEW NO. 10-026 DATE OF PLANS: COSTCO WHOLESALE—AUGUST 9,2010 THE VILLAGE AT BELLA TERRA MIXED-USE—JUNE 17, 2010 PROJECT LOCATION: 7601 EDINGER AVENUE PLAN REVIEWER: JANE JAMES TELEPHONE/E-MAIL: 714-536-5596/jjames@surfcity-hb.org PROJECT DESCRIPTION: GPA: AMEND SIZES OF SUBAREAS 5A AND 513 OF THE GENERAL PLAN; ZTA: AMEND SIZES OF AREA A AND B OF SPECIFIC PLAN NO. 13 AND ADD TIRE SALES/ INSTALLATION AND GAS STATION AS PERMITTED USES; SPR: DEMOLISH MERVYN'S AND MONTGOMERY WARDS STORE AND AUTO REPAIR TO DEVELOP A 154,113 SQ FT COSTCO WITH TIRE SALES/INSTALLATION CENTER, OUTSIDE FOOD SERVICE, AND GAS STATION, ALONG WITH CONCEPTUAL PLANS FOR UP TO 468 MULTI-FAMILY RESIDENTIAL UNITS AND AN ADDITIONAL 30,000 SQ FT OF RETAIL; EA: TO REVIEW THE PROPOSED AMENDMENTS AND PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT TO DETERMINE THE NECESSARY ENVIRONMENTAL DOCUMENTATION. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlements), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. ATTAt""flM NT NO. I LP• Z -723- Page 2 of 7 SITE PLAN REVIEW NO. 10-001: 1. The site plan, floor plans, and elevations approved by the Planning Commission shall be the conceptually approved design with the following modifications: a. Elevations shall depict approved colors and building materials (Elevations shall be revised for consistency with plans and elevations recommended by the Design Review Board on July 29, 2010). b. Parking lot striping shall comply with Chapter 231 of the Zoning and Subdivision_Ordinance and Title 24, California Administrative Code. c. Depict all utility apparatus, such as but not limited to, back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public right-of-ways. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. d. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback a minimum of15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing proposed screening must be submitted for review and approval with the application for building permit(s). e. Depict the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service), and similar items on the site plan and elevations. If located on a building, they shall be architecturally integrated with the design of the building, non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. f. All parking area lighting shall be energy efficient and designed so as not to produce glare on adjacent residential properties. Security lighting shall be provided in areas accessible to the public during nighttime hours, and such lighting shall be on a time-clock or photo-sensor system. (HBZSO 231.18(C)) g. Project data information shall include the flood zone, base flood elevation and lowest building floor elevation(s) per NAVD88 datum. h. Bicycle parking facilities shall be provided in accordance with the provisions of HBZSO Section 231.20—Bicycle Parking. 2. Prior to issuance of demolition permits, the following shall be completed: a. The applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) and any other local, state, or federal law regarding the removal and disposal of any hazardous material including asbestos, lead, and PCB's. These requirements include but are not limited to: survey, identification of removal methods, containment measures, use and treatment of water, proper truck hauling, disposal procedures, and proper notification to any and all involved agencies. b. Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos survey shall be completed. Page 3 of 7 c. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District. d. The City of Huntington Beach shall receive written verification from the South Coast Air Quality Management District that the Notification procedures have been completed. e. All asbestos shall be removed from all buildings prior to demolition of any portion of any building. f. An interim parking and building materials storage,plan shall be submitted to the Planning and Building Department to ensure adequate parking and restroom facilities are available for employees, customers and contractors during the projects construction phase and that adjacent properties will not be impacted by their location. Customer and employee access to all adjacent businesses shall be maintained during all construction phases. The plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. 3. Prior to issuance of grading permits, the following shall be completed: a. At least 14 days prior to any grading activity, the applicant/developer shall provide notice in writing to property owners of record and tenants of properties within a 1,000-foot radius of the project site as noticed for the public hearing. The notice shall include a general description of planned grading activities and an estimated timeline for commencement and completion of work and a contact person name with phone number. Prior to issuance of the grading permit, a copy of the notice and list of recipients shall be submitted to the Planning and Building Department. b. Blockwall/fencing plans (including a site plan, section drawings and elevations, depicting the height and material of all retaining walls,freestanding walls and fences) consistent with the grading-plan, shall be submitted to and approved by the Planning and Building Department. Double walls shall be prohibited. Prior to construction of any new property line walls or fences, a plan, approved by the owners of adjacent properties, and identifying the removal of any existing walls, shall be submitted to the Planning and Building Department for review and approval. The plans shall identify proposed wall and fence materials, seep holes and drainage. 4. Prior to submittal for building permits, the following shall be completed: a. One set of project plans, revised pursuant to Condition of Approval No. 1, and 8 inch by 10 inch colored photographs of all colored renderings, elevations, materials sample board, shall be submitted for review, approval and inclusion in the-entitlement file, to the Planning and Building Department. b. Zoning entitlement conditions of approval, code requirements identified herein and code requirements identified in separately transmitted memorandum from the Departments of Fire and Public Works shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. c. Submit three (3)copies of the site plan and floor plans and the processing fee to the Planning and Building Department for addressing purposes. de Residential type structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report and plans, prepared under the supervision of a person experienced in the field of acoustical engineering,with the application for building permit(s). ATTACH KAIIE T NO. t -725- Page 4 of 7 e. A request for Letter of Map Revision shall be submitted to the Federal Emergency Management Agency(FEMA)to remove the proposed structure(s)and/or property from-the floodplain_ f. Contact the United States Postal Service for approval of mailbox location(s). 5. Prior to issuance of building permits, the following shall be completed: a. The subject property shall enter into, or provide evidence of existing, irrevocable reciprocal driveway and parking easement(s), between the subject site and adjacent southerly,easterly, northerly, and westerly on-site Bella Terra parcels and Southern California Edison property. The location and width of the accessways shall be reviewed and approved by the Planning and Building Department and Public Works Department. The subject property owner-shall be responsible for making necessary improvements to implement the reciprocal driveways. The legal instrument shall be submitted to the Planning and Building Department a minimum of 30 days prior to building permit issuance. The document shall be approved-by the Planning and Building Department and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder prior to final building permit approval. A copy of the recorded document shall be filed with the Planning and Building Department for inclusion in the entitlement file prior to final building permit approval. The recorded agreement shall remain in effect in perpetuity, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. b. The subject property shall provide an irrevocable offer to dedicate a reciprocal pedestrian and bicycle access easement, between the subject site and the adjacent westerly property across the Union Pacific Railroad and flood control channel. The location and width of the accessway shall be reviewed and approved by the Planning and Building Department and Public Works Department. The document shall be approved by the Planning and Building Department and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder prior to final building permit approval. A copy of the recorded document shall be filed with the Planning and Building Department for inclusion in the entitlement file prior to final building permit approval. The recorded agreement shall remain in effect in perpetuity, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. c. A lot line adjustment, tentative parcel map, or tract map shall be approved pursuant to Title 25 of the Huntington Beach Zoning and Subdivision Ordinance. Said map shall be recorded prior to issuance of a building permit. d. An Affordable Housing Plan and Agreement, in accord with California Redevelopment Law, Section 4.4.11 of Specific Plan No. 13, and Section 230.26 of the HBZSO, shall be subject to review and approval by the City Council and the Agreement shall be recorded at the Orange County Clerk Recorder's Office, prior to issuance of the first residential building permit. e. A gated entryway(access control devices) plan for the residential parking garage shall be submitted to the Planning and Building Department. The gated entryway shall comply with Fire Department Standard No. 403. In addition, the gated entryway plan shall be reviewed by the United States Postal Service, if applicable. Prior to the installation of any gates, such plan shall be reviewed and approved by the Planning and Building, Fire and Public Works Departments. f. An "Acceptance of Conditions"form shall be properly executed by the applicant and an authorized representative of the owner of the property, recorded with the County Recorder's Office, and returned to the Planning and Building Department for inclusion in the entitlement file. Conditions of approval shall remain in effect in the recorded form in perpetuity, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. Page 5 of 7 g. A Mitigation Monitoring Fee for EIR No. 07-03 shall be paid to the Planning and Building Department pursuant to the fee schedule adopted by resolution of the City Council (City of Huntington Beach Planning and Buildingg Department Fee Schedule). h. All new commercial and industrial development and all new residential development not covered by Chapter 254 of the Huntington Beach Zoning and Subdivision Ordinance, except for mobile home parks, shall pay a park fee, pursuant to the provisions of HBZSO Section 230.20— Payment of Park Fee. The fees shall be paid and calculated according to a schedule adopted by City Council resolution (City of Huntington Beach Planning and Building Department Fee Schedule). i. Developers of projects with 50 or more units or project sites consisting of five acres or larger shall conduct an analysis to determine their base flood elevation (BFE) if the project is located in a flood zone without a BFE noted on the FEMA flood map. Alternatively, the developer may use the BEST engineering data available as agreed to by FEMA and the City. 5. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. Construction equipment shall be maintained in peak operating condition to-reduce emissions. b. Use low sulfur(0.5%)fuel by weight for construction equipment. G. Truck idling shall be prohibited for periods longer than 10 minutes. d. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. e. Discontinue operation during second stage smog alerts. f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/grading activity. g. All Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday- Saturday 7:00 AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays. 7, The structure(s)cannot be occupied, the final building permit(s)cannot be approved, and utilities cannot be released (for the first residential unit), and a Certificate of Occupancy cannot be issued until the following has been completed: a. All improvements must be completed in accordance with approved plans, except as provided for by conditions of approval. b. The applicant shall stripe the parking lot to conform to provisions of Chapter 231 of the Huntington Beach Zoning & Subdivision Ordinance. c. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning and Building Department. de Compliance with all conditions of approval specified herein shall be verified by the-Planning and Building Department. e. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. f. An "as built" Elevation Certificate certifying the lowest floor and mechanical equipment for each building, or a Letter of Map Revision issued by the Federal Emergency Management Agency (FEMA), shall be submitted to the Planning and Building Department. -727- ATTACHMENT O. I to- (v Page 6 of 7 g. A Certificate of Occupancy must be approved by the Planning and Building Department and issued by the Building and Safety Department. 8. The use shall comply with the following: a. All work shall be conducted wholly within the building except as otherwise approved. b. Prior to the sale of alcoholic beverages, a copy of the Alcoholic Beverage Control Board (ABC) license, along with any special conditions imposed by the ABC, shall be submitted to the Planning and Building Department. Any conditions that are more restrictive than those set forth in this approval shall be adhered to. c. Prior to commencing live entertainment activities, a copy of an approved Entertainment Permit, approved by the Police Department and issued by the Business License Department, shall be submitted to the Planning and Building Department. All conditions of the Entertainment Permit shall be observed. 9. The Development Services Departments(Planning and Building, Fire, and Public Works) shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning-and Building-may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued-until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the provisions of HBZSO Section 241.18. 10. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. 11. This Site Plan Review No. 10-001 shall not become effective until General Plan Amendment No. 10- 001 and Zoning Text Amendment No.10-001 has been approved by the City Council and is in effect. 12. Site Plan Review No. 10-001 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning and Building Department a minimum 30 days prior to the expiration date. 13. The Planning Commission reserves the right to revoke Site Plan Review No. 10-001 pursuant to a public hearing for revocation, if any violation of the conditions of approval, Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 14. The project shall comply with all applicable requirements of the Municipal Code, Building & Safety Department and Fire Department, as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 15. Construction shall be limited to Monday—Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 16. The applicant shall submit a check in the amount of $50.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the Count' of Orange and submitted to the Planning and Building Department within two (2) days of the Planning ����� A�"-T ME__ �� N0. 1 tom? Page 7 of 7 Commission's approval of entitlements. Additionally, a DFG posting fee shall also be required unless a determination of de minimus impacts can be made. 17.All landscaping shall be maintained in a neat and clean manner, and=irr conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Planning Commission. 18.All permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO. Prior to installing any new signs, changing sign faces, or installing promotional signs, applicable permit(s) shall be obtained from the Planning and Building Department. Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs. y . -729- P j HUNTINGTON- DEA,CH e PUBLIC WORKS DEPARTMENT 1- KINGTON BEACH PROJECT- IMPLEMENTATION CODE REQUIREMENTS DATE: AUGUST 16,2010 PROJECT NAME: COSTCO WHOLESALE AND MIXED USE PLANNING APPLICATION NO. PLANNING APPLICATION NO.2010-061 ENTITLEMENTS: GENERAL PLAN AMENDMENT NO. 2010-001, ZONING TEXT AMENDMENT NO. 2010-001, SITE PLAN-REVIEW NO. 2010- 001-, ENVIRONMENTAL ASSESSMENT NO. 2010-003 DATE OF PLANS: MARCH 15, 2010 (COSTCO)&JULY 2, 2010 (MIXED USE) PROJECT LOCATION: 7601 EDINGER AVENUE (APN: 142-073-26) PLAN REVIEWER: BOB MILANI, SENIOR CIVIL ENGINEER trm Na. TELEPHONE/E-MAIL: 714-374-1735 /BOB.MILA_ I SURFCITY-HB.OR//G PROJECT DESCRIPTION: GPA: AMEND SIZES OF SUBAREAS 5A AND 513 OF THE GENERAL PLAN; ZTA: AMEND SIZES OF AREA A AND B OF SPECIFIC PLAN NO. 13 AND ADD TIRE SALES/ INSTALLATION AND GAS STATION AS PERMITTED USES; SPR: DEMOLISH MERVYN'S AND MONTGOMERY WARDS STORE AND AUTO REPAIR TO DEVELOP A 154,113 SQ FT COSTCO WITH TIRE SALES/INSTALLATION CENTER, OUTSIDE FOOD SERVICE, AND GAS STATION, ALONG WITH CONCEPTUAL. PLANS FOR UP TO 468 MULTI-FAMILY RESIDENTIAL UNITS AND AN ADDITIONAL 30,000 SQ FT OF RETAIL; EA: TO REVIEW THE PROPOSED AMENDMENTS AND PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT TO DETERMINE THE NECESSARY ENVIRONMENTAL DOCUMENTATION. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any,will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer- NO. (P. 9 -730- Page 2of9 THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A DEMOLITION PERMIT: 1. Applicant shall provide a consulting arborist report on all the existing trees. Said report shall quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. (Resolution 4545) a. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent(13'-14' of trunk height for Queen Palms and 8'-9' of brown trunk). THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A GRADING PERMIT: 2. CC&Rs-shall be submitted to the Departments of Planning, Public Works and City Attorneys office for review and approval. The CC&Rs shall include the following: a. Provide for maintenance, repair and replacement by the Property Owner's Association (POA) of the Public Access Easement areas and improvements which serves as access to the public or common areas. b. Provide for maintenance, repair and replacement by the POA of-all common area landscaping, irrigation, drainage facilities, water quality BMP's, water system lines, fire system lines, sewer system lines, and private service utilities. Maintenance shall include all weeding, fertilizing, pest and disease control and plant replacements, the removal of non-native and/or invasive species, replacement of the original approved plant materials as required, tree trimming, irrigation adjustments, and equipment replacements and trash clean-up. The standards for maintenance shall be per the City Arboriculturai and Landscape Standards and Specifications and shall include the Arboricultural maintenance section for public property for tree trimming and care within the common,areas. c. -Provide funding sources for implementation, monitoring and maintenance of water quality treatment train BMP's and appurtenances per the approved Water Quality Management Plan (WQMP). The approved WQMP shall be incorporated into the CC&R's by reference, and shall be updated as required by local, state or federal law or regulation and the City of Huntington Beach Local Implementation Plan(LIP). d. The CC&Rs shall restrict any revision or amendment of the WQMP except as may be dictated by either local,state or federal law and the LIP. e. The CC&R's shall include the formation of a Master Association that shall govern, oversee, coordinate, and control all Property Owner's Association and shall include all Public Access Easement areas and improvements which serves as access to the public or common areas for the primary purpose of coordinating and control of uniform maintenance and liability. f. The CC&R's shall refer to the Special Utility Easement Agreement. 3. A Traffic Impact Analysis prepared in accordance with the Department of Public Works Traffic Impact Analysis Preparation Guidelines shall be prepared for the proposed project j and submitted to the Department of Public Works for review and approval. The traffic study shall include traffic analysis of the proposed intersection reconfiguration of Center Avenue and Huntington Village Lane with the proposed new access driveway on Center Avenue. (GP I-CE) ATTA -IMENT NO. t �p- t O E -731- Page 3 of 9 4. A Signage and Striping Plan prepared by a licensed Civil or Traffic Engineer shall be submitted to the Department of Public Works for review and approval. The plans shall be prepared according to the Department of Public Works Signing and Striping Plan Preparation Guidelines. (GP CE 2,ZSO 230.84) 5. A Traffic Signal Modification Plan shall be prepared by a Licensed Civil Engineer and submitted to the Department of Public Works for review and approval. (GP CE 2, ZSO 230.84) 6. The inbound approach into Bella Terra at the intersection of Center Avenue and One Pack Plaza/Bella Terra East Entry shall be reconfigured to accommodate the proposed on--site circulation near the Bella Terra parking Structure. (GP CE 2,ZSO 231.18) 7. A Precise Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the Public Works Department for review and approval. (MC 17.05/ZSO 230.84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: - a. Curb,.gutter, sidewalk and pavement to the centerline of Center Avenue and Edinger Avenue, shall be removed and replaced per City Standard Plan Nos. 102, 202 and 207.(ZSO 230.84)(ZSO 255.04) b. All drainage facilities shall be designed per the final approved hydrology and hydraulics study and current County and City Standards. (ZSO 255.04) C. The proposed driveway on Center Avenue and Edinger Avenue shall be ADA compliant and installed per Public Works Standard Drawing No. 211_ Final design of the proposed driveway shall be subject to the approval by the Department of Public Works. (GP CE 2, ZSO 230.84) d. Intersection sight distance based on Caltrans Highway Design Manual, Chapter 400 criteria shall be provided at the access driveways on Center Avenue and Edinger Avenue. (GP CE 2) e. The existing curb ramps located on the westerly driveway along Center Avenue shall be upgraded to current ADA standards. (GP CE 2, GP CE 6; ZSO 230.84, ADA) f. Any existing on-site public water pipelines (including removal of water appurtenances) impacted by the proposed structures, curbs, planters, parking facilities, trees, walls, etc. and as determined by the Public Works Department, shall be abandoned per Water Division Standards. (Title 17) g. A new domestic water service and meter shall be installed per Water Division Standards, and sized to meet the minimum requirements set by the California Plumbing Code(CPC) (MC 14.08.020) h. The existing irrigation water service(s) currently serving the existing development may potentially be utilized if they are of adequate size, conform to current standards, and are in working condition as determined by the Utilities Division. If the property owner elects to utilize the existing water service(s), all non-conforming water meters and backflow protection devices shall be upgraded to conform to the current Water Division Standards. Alternatively, a new separate irrigation water service(s), meter(s) and backflow protection device(s) may be installed per Water. Division Standards. (ZSO 232) i. Separate backflow protection devices shall be installed per Water Division Standards for domestic, irrigation, and fire water services. (Resolution 5921 and Title 17) ATTACHMENT NO. ��o- t 1 -732- Page 4 of 9 j. The existing domestic water services and meters shall be abandoned per Water Division Standards. (ZSO 230.84) k. A separate dedicated fire service line(s) and/or system(s) required by the Fire Department shall be constructed for the fire sprinkler system(s) and on-site private fire hydrant(s) with backflow devices required at each point of connection to the City's public water system. (Resolution 5921, Title 17 State Regulation, and ZSO 230.84) 1. A nine (9) foot right-of-way dedication for street and public utility purposes on Edinger Avenue along the project frontage for a property line to street centerline width of fifty-nine (59) feet. Right-of-way for street and public utility purposes on Edinger Avenue shall conform to the approved Precise Plan of Street Alignment. Right-of-Way shall also incorporate the returns and public sidewalk areas-at each proposed driveway entry point M. A blanket easement over the private drive aisles and access ways for Police and Fire Department access purposes. n. Access rights in, over, across,upon and through-the private streets and access ways for the purpose of monitoring and inspecting gross pollutant removal devices and treatment train improvements for conformance with the County of Orange DAMP and the City's Local Implementation Plan(LIP). 8. The Property Owner shall request that the Public Works Department abandon any existing water line easements previously dedicated to the City of Huntington Beach that will no longer be needed. The Property Owner shall provide to the Public Works Department all necessary legal descriptions and exhibits to describe the water line easements to be abandoned. (ZSO 230.84) 9. A water utility easement shall be dedicated to and accepted by the City of Huntington Beach, covering the public water facilities and appurtenances located within the project site. The easement shall be a minimum total width of 10 feet clear (5 feet either side of the water pipeline or appurtenance), unobstructed paved or landscaped surface, pursuant to Water Division Standards. Where access is restricted or impacted by structures, walls, curbs, etc., the easement width shall be 20 feet to allow for equipment access and maintenance operations. No structures, parking spaces, trees, curbs, walls, sidewalks, etc., shall be allowed within the easement. No modifications to the water facilities and pavement located within the easement shall be allowed without proper notification and written approval from the City in advance. Such modifications may include, but are not limited to, connections to the water system, pavement overlay, parking lot re-striping, and parking lot reconfiguration. City personnel shall have access to public water facilities and appurtenances at all times. (ZSO 230.84) 10. The Property Owner(s)shall enter into a Special Utility Easement Agreement with the City of Huntington Beach, for maintenance and control of the area within the public water pipeline easements, which shall address repair to any enhanced pavement, etc., if the public water pipelines and/or appurtenances require repair or maintenance. The Property Owner(s) shall be responsible for repair and replacement of any enhanced paving-due to work performed by the City in the maintenance and repair of any water pipeline. The Special Utility Easement Agreement shall be referenced in the CC&R's. (Resolution 2003-29) 11. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect shall be submitted to the Public Works Department for review and approval by the Public Works and Planning Departments. (ZSO 232.04) i ATTAiCHMENT NO. 1 1 -733- Page 5 of 9 a. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent (13'-14' of trunk height for Queen Palms and 8'-9' of brown trunk). b. "Smart irrigation controllers" and/or other innovative means to reduce the quantity of runoff shall be installed. (ZSO 232.04D) c. Standard landscape code requirements apply. (ZSO 232) 12. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (ZSO 232.04B) 13. Landscaping plans should utilize native, drought-tolerant landscape materials where appropriate and feasible. (DAMP) 14. The Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree planting plan and approve in writing the selection and locations proposed for new trees and the protection measures and locations of existing trees to remain. Said - Arborist report shall be incorporated onto -the Landscape Architect's plans as construction notes and/or construction requirements. The report shall include the Arborist's name, certificate number and the Arborist's wet signature on the final plan. (Resolution-4545) 15. Hydrology and hydraulic analysis shall be submitted for Public Works review and approval (10-, 25, and 100-year storms and back to back storms shall be analyzed). In addition, this study shall include 24-hour peak back-to-back 100-year storms for onsite detention analysis. The drainage improvements shall be designed and constructed as required by the Department of Public Works to mitigate impact of increased runoff due to development, or deficient, downstream systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. The hydrologic and hydraulic analysis shall include, but not be limited to facilities sizing, limits of attenuation, downstream impacts and other related design features. Runoff shall be limited to pre-1986 Qs, which must be established in the hydrology study. If the analyses shows that the City's current drainage system cannot meet the volume needs of the project runoff, the developer shall be required to attenuate site runoff to an amount not to exceed the 25- year storm as determined using pre-1986-design criteria. As an option, the developer may choose to explore low-flow design alternatives, downstream attenuation or detention, or upgrade the City's storm water system to accommodate the impacts of the new development, at no cost to the City. (ZSO 230.84) 16. A sewer study shall be prepared and submitted to Public Works for review and approval. A fourteen (14)-day or longer flow test data shall be included in the study. The sanitary sewer system shall be designed and constructed to serve the development, including any offsite improvements necessary to accommodate any increased flow associated with the project. The location and number of monitoring test sites, not to exceed three, to be determined by the Public Works Department. (ZSO 230.84/MC 14,36.010) 17. Prior to the issuance of any grading or building permits for projects that will result in soil disturbance of one or more acres of land, the applicant shall demonstrate that coverage has been obtained under California's General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number. Projects subject to this requirement shall prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) conforming to the current National Pollution Discharge Elimination System (NPDES) requirements shall be submitted to the Department of Public Works for review and acceptance. A copy of the A.11-AU N NCB. t -734- Page 6 of 9 current SWPPP shall be kept at the project site and another copy to be submitted to the City. (DAMP) 18. A Project Water Quality Management Plan (WQMP) conforming to the City of Huntington Beach's Project WQMP Preparation Guidance Manual dated June 2006 and prepared by a Licensed Civil Engineer, shalt be submitted to the Department of Public Works for review and acceptance and shall include the following: a. Discusses regional or watershed programs(if applicable). b. Addresses Site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or"zero discharge" areas, and conserving natural areas. c. Incorporates the applicable Routine Source Control BMPs as defined in the Drainage Area Management Plan. (DAMP) d. Incorporates Treatment Control BMPs as defined in the DAMP. e - Generally describes the long-term operation and maintenance requirements-for the Treatment Control BMPs. f. Identifies the entity that will be responsible for long-tern operation and maintenance of the Treatment Control BMPs. g. Describes the mechanism for funding the long-term operation and maintenance of the Treatment Control BMPs. h. Includes an Operations and Maintenance (O&M)Plan for all structural BMPs. i. After incorporating plan check comments of Public Works,three final WQMPs(signed by the owner and the Registered Civil Engineer of record) shall be submitted to Public Works for acceptance. After acceptance, two copies of the final report shall be returned to applicant for the production of a single complete electronic copy of the accepted version of the WQMP on CD media that includes: L The 11"by 17" Site Plan in .TIFF format(400 by 400 dpi minimum). ii_ The remainder of the complete WQMP in .PDF format including the signed and stamped title sheet, owner's certification sheet, Inspection/Maintenance Responsibility sheet, appendices, attachments and all educational material. j. The applicant shall return one CD media to Public Works for the project record file. 10. Indicate the type and location of Water Quality Treatment Control Best Management Practices (BMPs)on the Grading Plan consistent with the Project WQMP. The WQMP shall follow the City of Huntington Beach; Project Water Quality Management Plan Preparation Guidance Manual dated June 2006. The WQMP shall be submitted with the first submittal of the Grading Plan. F 20. A suitable location, as approved by the City, shall be depicted on the grading plan for the necessary trash enclosure(s). The area shall be paved with an impervious surface, designed not to allow run-on from adjoining areas,designed to divert drainage from adjoining roofs and I pavements diverted around the area, and screened or wailed to prevent off-site transport of i trash. The trash enclosure area shall be covered or roofed with a solid, impervious material. Connection of trash area drains into the storm drain system is prohibited. if feasible,the trash enclosure area shall be connected into the sanitary sewer. (DAMP) 21. A detailed soils and geological/seismic analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide NFACHMENT NO. Page 7 of 9 detailed recommendations for grading, over excavation, engineered fill, dewatering, settlement, protection of adjacent structures, chemical and fill properties, liquefaction, retaining walls, streets, and utilities. (MC 17.05.150) 22. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule 403 as related to fugitive dust control. (AQMD Rule 403) 23. The name and phone number of an on-site field supervisor hired by the developer shall be submitted to the Planning and Public Works Departments. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading-related concerns. This contact person shall be available-immediately to address any concerns or issues raised by-adjacent property owners during the construction activity. He/She will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number, regarding grading and construction activities, and °1-800-CUTSMOG' in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. 24. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading_ THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLIED WITH DURING GRADING-OPERATIONS: 25. An Encroachment Permit is required for all work within the City's right-of-way. (MC 12.38.010/MC 14.36.030) 26. The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material in excess of 5000 cubic yards is required. This plan shall include the approximate number of truck trips and the proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction-related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (MC 17.05.210) 27, Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations. (California Stormwater BMP Handbook, Construction Wind Erosion WE-1) 28. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (MC 17.05) 29. Wet down the areas that are to be graded or that is being graded, in the late morning and after work is completed for the day. (WE-1/MC 17.05) 30e The construction disturbance area shall be kept as small as possible. (California Stormwater BMP Handbook, Construction Erosion Control EC-1)(DAMP) 31. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (DAMP) 32. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. (DAMP) 33. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (AQMD Rule 403) 34. Wind barriers shall be installed along the perimeter of the site. (DAMP) ATTACMMENT NO. ly I S -736- Page 8 of 9 35. All construction materials, wastes, grading or demolition debris and stockpiles of soils, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent transport into surface or ground waters by wind, rain, tracking, tidal erosion or dispersion. (DAMP) THE FOLLOWING DEVELOPMENT REQUIREMENTS SMALL BE COMPLETED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 36. A Precise Grading Permit shall be issued. (MC 17.05) 37. Traffic Impact Fees based on the new daily vehicle trips the project is forecast to generate shall be paid at the rate applicable at the time of Building Permit issuance. The current rate per net new added daily trip is$162 and is adjusted annually on December 1. (HBMC 17.65) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO _.ISSUANCE OF AN ENCROACHMENT PERMIT. 38. Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, shall be prepared in accordance with the latest edition of the Department of Public Works Construction Traffic Control Plan Preparation Guidelines and submitted for review and approval by the Department of Public Works. (HBMC 12.13) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO FINAL INSPECTION OR OCCUPANCY: 39. Complete all improvements as shown on the approved grading, and landscape and improvement plans. (MC 17.05) 40. All existing and new utilities shall be undergrounded. (MC 17.64) 41. All applicable Public Works fees shall be paid at the current rate unless otherwise stated, per the Public Works Fee Schedule adopted by the City Council and available on the city web site at http://www.surfcity-hb.org/files/users/public works/fee schedule.pdf. (ZSO 240.06/ZSO 250.16) 42. The current tree code requirements shall apply to this site. (ZSO 232) a. Existing trees to remain on site shall not be disfigured or mutilated, (ZSO 232.04E) b. General tree requirements, regarding quantities and sizes. (ZSO 232.088 and C; SP 13 3.4.7) 43_ All landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of record in written form to the i City Landscape Architect. (ZSO 232.04D) i 44. Applicant shall provide City with CD media TIFF images (in City format) and CD (AutoCAD only) copy of complete City Approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record. 45. The Water Ordinance #14.52, the "Water Efficient Landscape Requirements" apply for projects with landscaping. (MC 14.52) 46_ Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, the applicant shall_ I I F -737- Page 9 of 9 a. Demonstrate that all structural Best Management Practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications. b. Demonstrate all drainage courses, pipes, gutters, basins, etc. are clean and properly constructed. c. Demonstrate that applicant is prepared to implement all non-structural BMPs described in the Project WQMP. d. Demonstrate that an adequate number of copies of the approved Project WQMP are available for the future occupiers. -738- HH TI GTON BEACH FIRE DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS NONTBVGTOW'BFACh DATE: JULY13, 2010 PROJECT NAME: VILLAGE AT BELLA TERRA ENTITLEMENTS: GENERAL PLAN AMENDMENT NO.2010-001 PROJECT LOCATION: 7601 EDINGER AVE, HUNTINGTON BEACH, CA PLANNER: JANE JAMES, ASSOCIATE PLANNER TELEPHONE/E-MAIL: (714)536-55961 jjames@surfcity-hb.org PLAN REVIEWER-FIRE: DARIN MARESH, FIRE DEVELOPMENT SPECIALIST TELEPHONE/E-MAIL: (714)536-5531/dmaresh@surfcity-hb.org - PROJECT DESCRIPTION: REVIEW CONCEPT PLANS FOR COSTCO AND VILLAGE AT BELLA TERRA. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated June 23, 2010. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer-Fire: DARIN MARESH, FIRE DEVELOPMENT SPECIALIST. PRIOR TO DEMOLITION, GRADING, SITE DEVELOPMENT, ISSUANCE OF GRADING PERMITS, BUILDING PERMITS, AND/OR CONSTRUCTION, THE FOLLOWING SHALL BE REQUIRED: Environmental City Specification #431-92 Soil Clean-Up Standards testing is required. Based on site characteristics, suspected soil contamination, or Phase I, II, or III Site Audit, soil testing conforming to City Specification#431-92 Soil Clean-Up Standards is required. All soils shall conform to City Specification #431-92 Soil Clean-Up Standards prior to the issuance of a building permit. Building plans shall reference that"All soils shall conform to City Specification # 431-92 Soil Clean-Up Standards" in the plan notes. Minimum sampling standards for residential lots with no well on the property - One (1) sample location at center of pad, 5', 10', and 15' depths. Imported soil shall be sampled at 1 sample per 100 cubic yards of imported fill (prior to import). ATTACHMENT NO. I Irb -739- Page 2 of 6 Note: Grading Plans must be approved by the Fire Department prior to issuance of a Public Works grading permit Standard Fire Department notes are required to be on the plans on oil industry impacted sites. Soil testing results must be submitted, and approved by the Fire Department prior to issuance of a building permit. (FD) a. "Remediation Action Plan" If contamination is identified, provide a Fire Department approved Remediation Action Plan (RAP) based on requirements found in Huntington Beach City Specification #431-9Z Soil Cleanup Standard. Upon remediation action plan approval, a rough grading permit may be issued. (FD) b. Discovery of soil contamination/pipelines, etc., must be reported to the Fire Department immediately and an-approved remedial work plan submitted. (FD) Fire Apparatus Access Fire Access Roads shall be provided and maintained in compliance with City Specification# 401, Minimum Standards for Fire Apparatus Access. Driving area shall be capable of supporting a fire apparatus (75,000 Ibs and 12,000 lb point load). Minimum fire access road width is twenty- four feet (24') wide, with thirteen feet six inches (13' 6") vertical clearance. Fire access roads fronting commercial buildings shall be a minimum width of twenty-six feet (26')wide, with thirteen feet six inches (13' 6") vertical clearance. For Fire Department approval, reference and demonstrate compliance with City Specification # 401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Fire Access Road Turns and Corners shall be designed with a minimum inner radius of seventeen feet (17') and a minimum outer radius of forty five feet (45') per City Specification # 401 Minimum Standards for Fire Apparatus Access. For Fire Department approval, reference and demonstrate compliance with City Specification # 401 Minimum Standards for Fire Apparatus Access on the plans. (FD) Reciprocal Access. Existing designated 24 foot wide fire apparatus access roads (shared as a 12'/12' reciprocal fire apparatus access road/driveway shall be preserved and maintained in compliance with City Specification #401, Minimum Standards for Fire Apparatus Access. Overhead clearance of 13' 6" shall be maintained and obstructions such as roof eves shall not project into the designated fire lane minimum overhead clearance. (FD) No Parking shall be allowed in the designated 24 foot wide fire apparatus access road or supplemental fire access per City Specification # 415. For Fire Department approval, reference and demonstrate compliance with City Specification # 415 Minimum Standards for Fire Apparatus Access on the plans. (FD) -74®- Page 3 of b Fire Hydrants and Water Systems Fire Hydrants are required. Hydrants must be portrayed on the site plan. Hydrants shall be installed and in service before combustible construction begins. Installation of hydrants and service mains shall meet NFPA 13 and 24, 2002 Edition, Huntington Beach Fire Code Appendix B and C, and City Specification #407 Fire Hydrant Installation Standards requirements. Maximum allowed velocity of fire.flow in supply piping is 12 fps. Plans shall be submitted to Public Works and approved by the-Public Works and Fire Departments. For Fire Department approval, portray the fire hydrants and reference compliance with NFPA 13 and 24, 2002 Edition, Huntington Beach Fire Code Appendix B and C, and City Specification #407 Fire Hydrant Installation Standards in the-plan notes. (FD) Fire Suppression Systems Fire Alarms Fire Alarm System is required. For-Fire Department approval, shop drawings shall be submitted to the Fire Department as separate plans for permits and approval. For Fire Department approval, reference and demonstrate compliance with CBC 907 on the plans. A C- 10 electrical contractor, certified in fire alarm systems, must certify the system is operational annually. (FD) Fire Sprinklers Automatic Fire Sprinklers are required. NFPA13 Automatic fire sprinkler systems are required per Huntington Beach Fire Code for new buildings with "fire areas" 5000 square feet. An addition of square footage to an existing building also triggers this requirement. Separate plans (three sets) shall be submitted to the Fire Department for permits and approval. The system shall provide water flow, tamper and trouble alarms, manual pull stations, interior and exterior horns and strobes, and 24-hour central station monitoring. Automatic fire sprinkler systems must be maintained operational at all times, with maintenance inspections performed quarterly and the system serviced every five years by a state licensed C-16 Fire Protection Contractor. For Fire Department approval, reference that a fire sprinkler system will be installed in compliance with the Huntington Beach Fire Code, NFPA 13, and City Specification # 420 -Automatic Fire Sprinkler Systems in the plan notes. NOTE: When buildings under construction are more than one (1) story in height and required to have automatic fire sprinklers, the fire sprinkler system shall be installed and operational to protect all floors lower than the floor currently under construction. Fire sprinkler systems for the current floor under construction shall be installed, in-service, inspected and approved prior to beginning construction on the next floor above. (FD) ATTAC--IIHMENT NO. -74 - Page 4 of 6 Fire Department Connections_IFDC) to the automatic fire sprinkler systems shall be located to the front of the building, at least 25 feet from and no farther than 150 feet of a properly rated fire hydrant. (FD) Class 1 Standpipes (2 Y2" NFH connections) are required at each stairway. The standpipe system in stairwells cannot protrude into, impede, or compromise the H.B.B.C. "Exit Width" requirements. For Fire Department approval, reference and portray Class 1 standpipes at each stairway in the plan notes. (FD) Fire Protection Systems Fire Extinguishers shall be installed and located in all areas to comply with Huntington Beach Fire Code standards found in City Specification #424. The minimum required dry chemical fire extinguisher size is 2A 10BC and shall be installed within 75 feet travel distance to all portions of the building-F-xtinguishers are required to be serviced or replaced annually. (FD) Commercial Food Preparation Fire Protection System required for commercial cooking. Plans (three sets) shall be submitted to the Fire Department as separate plans for permits and approval. Reference compliance with City Specification #412 Protection Of Commercial Cooking Operations in the plan notes. (FD) Recreational or Decorative Fire Pits shall be fueled by domestic gas only and shall comply with the Huntington Beach Plumbing and Mechanical Codes and Huntington Beach Fire Department Guidelines for Recreational Fire Pits. (See attachment). (FD) Fire Personnel Access Main Secured Building Entries shall utilize a KNOX& Fire Department Access Key Box, installed and in compliance with City Specification #403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. Please contact the Huntington Beach Fire Department Administrative Office at (714) 536-5411 for information. Reference compliance with City Specification #403 - KNOX& Fire Department Access in the building plan notes. (FD) Fire Sprinkler System Controls access shall be provided, utilizing a KNOXO Fire Department Access Key Box, installed and in compliance with City Specification #403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. The approximate location of the system controls shall be noted on the plans. Reference compliance in the plan notes. (FD) Elevators shall be sized to accommodate an ambulance gurney. Minimum interior dimensions are 7 feet (84")wide by 4 feet 3 inches (51") deep. Minimum door opening dimensions are 3 feet 6 inches (42") wide right or left side opening. Center opening doors require a 4 feet 6 inches (54")width. For Fire Department approval, reference and demonstrate compliance on the building plans. HBBC 3002.4 (FD) -742- TT,CHME T NO. )to .21 Page 5 of 6 Occupancy Specific Requirements Gas Stations a. Fuel Dispensing Station design shall conform to the following: ® Huntington Beach Fire Code Chapter 22-Motor Vehicle Fuel—Dispensing Stations • Huntington Beach Fire Code Chapter 34—Flammable and Combustible Liquids. ® NFPA 30A —Motor Fuel Dispensing Facilities and Repair Garages. ® Sound industry practices and methods. (FD) b. Fire Permit Required for motor vehicle fuel dispensing station per California Fire Code section 105—Permits. Contact Huntington Beach Fire Department(714-536-5411)for applications or questions. (FD) Communications Enhanced Communication Systems are required for Fire Department and Police Department communications in Subterranean Parking Garages. Repeater type-radio systems as specified by the Fire-and Police Departments shall provide adequate communication inside the parking garages, from inside the garages to the exterior, and to/from the fire control rooms. Above- grade areas or floors found to have with poor radio reception may also require repeating systems. (FD) GiS Mapping Information a. GIS lapping Information shall be provided to the Fire Department in compliance with GIS Department CAD Submittal Guideline requirements. Minimum submittals shall include the following: ➢ Site plot plan showing the building footprint. ➢ Specify the type of use for the building ➢ Location of electrical, gas, water, sprinkler system shut-offs. ➢ Fire Sprinkler Connections (FDC) if any. ➢ Knox Access locations for doors, gates, and vehicle access. ➢ Street name and address. Final site plot plan shall be submitted in the following digital format and shall include the following: ➢ Submittal media shall be via CD rom to the Fire Department. ➢ Shall be in accordance with County of Orange Ordinance 3809. ➢ File format shall be in .shp, AutoCAD, AUTOCAD MAP (latest possible release ) drawing file - .DWG (preferred) or Drawing Interchange File - .DXF_ Page 6 of 6 ➢ Data should be in NAD83 State Plane, Zone 6, Feet Lambert Conformal Conic Projection. ➢ Separate drawing file for each individual sheet. In compliance with Huntington Beach Standard Sheets, drawing names, pen colors, and layering convention. and conform to City of Huntington Beach Specification #409 — Street Naming and Addressing. For speck GIS technical requirements, contact the Huntington Beach GIS Department at(714) 536-5574. For Fire Department approval, reference compliance with GIS Mapping Information in the building plan notes. (FD) THE FOLLOWING CONDITIONS SHALL BE MAINTAINED DURING CONSTRUCTION: a. Fire/Emergency Access And Site Safety shall be maintained during project construction phases in compliance with HBFC Chapter 14, Fire Safety During Construction And Demolition. (FD) b. Fire/Emergency Access And Site Safety shall be maintained during project construction phases in compliance with City Specification#426, Fire Safety Requirements for Construction Sites. (FD) OTHER: a. Discovery of additional soil contamination or underground pipelines, etc., must be reported to the Fire Department immediately and the approved work plan modified accordingly in compliance with City Specification#431-92 Soil Clean-Up Standards. (FD) b. Outside City Consultants The Fire Department review of this project and subsequent plans may require the use of City consultants. The Huntington Beach City Council approved fee schedule allows the Fire Department to recover consultant fees from the applicant, developer or other responsible party. (FD) Fire Department City Specifications may be obtained at: Huntington Beach Fire Department Administrative Office City Hall 2000 Main Street, 5`h floor Huntington Beach, CA 92648 or through the City's website at www.surfcity-hb.org If you have any questions, please contact the Fire Prevention Division at (714)536-5411. S.\Prevention\1-Development\1-Planning Department-Planning Applications,CUP's\2010 CUP's\Edinger 7601 (Village at Bella Terra)07-13-10 DM.doc A 11-kC IVI NT N . 1 .2 -744- - � CITY OF HUNTINGTON BEACH PLANNING DEPARTMENT iHllMTINGToi�BEAeH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JULY 12, 2010 PROJECT: COSTCO PROJECT LOCATION: 7601 EDINGER AVE. (Between Edinger Ave. and Center Ave., west of the existing Bella Terra, east of the railroad.) REQUESTS: Resubmitted site plans (dated 06/03/10)in response to the April 12, 2010 Notice of Filling Status letter. PROJECT PLANNER: JANE JAMES PLAN REVIEWER: JAN THOMAS - TELEPHONE/E-MAIL: (949) 348-8186 JCKTHOMAS(a-)-COX.NET The following is a list of code requirements deemed applicable to the proposed project based on plans received. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Zoning Administrator in conjunction with the requested entitlement(s), if any, will also be provided should the project be approved. If you have any questions regarding these requirements, please contact the Plan Reviewer. Please see police original comments (dated April 7), as well as current comments regarding the revised COSTCO plans (in red). CONCERN: The planning matrix shows that the perimeter on street side proposes a minimum 20" berm. RECOMMENDATION: Add a maximum allowable height for the berm (recommended 36"). Police and passersby should be able to see into the property/parking area with little effort_ This is for the safety of COS TCO shoppers and their vehicles. Response: The revised plans show a 10' landscape buffer. The buffer, without a berm, is good and best for visibility. A somewhat flat buffer with unobtrusive landscaping is ideal. This creates definition as well as a buffer without obscuring one's view to and from the property_ Page 2 of 4 CONCERN: A low retaining wall is shown separating the COSTCO building and loading dock from the railroad right-of-way and open storm drain ditch. Trees and small shrubs are shown on the west side of COSTCO. RECOMMENDATION: An 8', preferably higher, wall is recommended to separate the two uses. When each use is separate, potential offenders cannot enter COSTCO property from the railroad right-of-way, and, in turn, people from the COSTCO property (specifically offenders) cannot escape into the railroad tracks and/or adjacent property unnoticed. Other than crime, child safety from the COSTCO parking lot is also a concern with the adjacent railroad right-of-way. Regardless of the wall height, trees, specifically shrubs and groundcover should be sparse and low, and not allow for areas of concealment. Therefore, it is recommended that the wall should not be designed to allow reciprocal access between uses on either side of the railroad tracks and should be at a height to prevent access to and from the railroad right-of-way. Response: The plans continue to show a low retaining wall separating these uses. The plans show a retaining wall with a maximum height of 3'9". This is not acceptable for the reasons previously stated above. This is a recommended condition of approval. CONCERN: Many pedestrians with shopping carts-will be concentrated in one area, that is, the exit on the north side of the building and proceeding directly into the parking lot. RECOMMENDATION: To draw motorists' attention to customers exiting the store, recommend a colored or textured pavement treatment in this area, designating it (and drawing attention to it)as a high traffic pedestrian area. Reponse: Done, thank you. ATIPiGHMENT NO. -746- Page 3 of 4 CONCERN: Driveway entrance off Center Avenue RECOMMENDATION: Include a pavement treatment at each driveway, designating the parking area as separate from the public street. The northeast driveway entrance appears to provide access mainly for COSTCO customers, therefore, recommend a COSTCO sign.at this entrance which directs COSTCO customers to the most convenient parking area. Response: Done, thank you. CONCERN: ATM and Cash Card reader outside entrance. RECOMMENDATION: These hours should be the same as COSTCO's. Either way, applicant shall comply with the required provisions of the statewide law known as A13244. Response: Assume this will be done. CONCERN: Women's restroom in located at the back corner of the store near an emergency exit. This makes women possibly vulnerable to victimization and suspect leaves through exit. RECOMMENDATION: Is it possible to relocate the restroom farther north? (Switching places with the Electrical room?) Either way, ensure that cameras are installed and signs clearly state that cameras are present. (Surveiflance cameras in the property should be 24/7 recorded and recordings saved for at least 30 days.) Response: Not done. However; the relocation of the women's restroom is not a recommended condition of approval, just a safety recommendation for the benefit of the property and its patrons/employees. Cameras, however, are still recommended. -747- Page 4 of 4 CONCERN: Lighting plan shows lighting levels decreasing to less than one foot candle on the west side of the building. RECOMMENDATION: The west side of the building abuts the loading dock, railroad right-of-way and open storm drain ditch. It is imperative that this side-of the building, in particular, be well-lighted. Ensure that --fighting levels do not fall below one foot candle (preferably, levels in this area should be well over one foot candle). Not changed. Lighting levels on west side are still under one foot candle. The west side of this building could be vulnerable to crime and victimization. Increasing the lighting in this area will likely serve as a deterrent to crime. -748- CITY OF HUNTINGTON BEACH F PLANNING DEPARTMENT Y iiu►�TiNcror eEncH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JULY 12, 2010 PROJECT: VILLAGE AT BELLA TERRA PROJECT LOCATION: Between Edinger Ave. and Center Ave., south of COSTCO, east of the railroad. REQUESTS: Site-plan review for the residential and mixed use portion-of the project. PROJECT PLANNER: :PANE JAMES PLAN REVIEWER: JAN-THOMAS TELEPHONE/E-MAIL: (949)348-8186 JCKTHOMAS -COX.NET The following is a list of code requirements deemed applicable to the proposed project based on plans received. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Zoning Administrator in conjunction with the requested entitlement(s), if any, will also be provided should the project be approved. If you have any questions regarding these requirements, please contact the Plan Reviewer. CONCERN: Although intertwined, it is important to create obvious transitions between residential and retail. Signs, colors and landscaping can help accomplish this. Clear definition of uses tells non-residents that they are entering semi-private property when entering the residential project. Residents, in a well-transitioned neighborhood, are more likely to identify and report suspicious activity. Definition of the uses results in feelings of territoriality, which, in turn, make for an active and observed neighborhood. The following seven recommendations follow the theme of defining and separating the uses of retail and residential, while still benefitting from the mixed-use and maintaining a safe community. 1) RECOMMENDATION: The north elevation shows a residential entry into the parking structure. This should be clearly marked "resident parking only," to prevent confusion for retail shoppers. (If this garage is not for -749- Page 2 of 4 residents only, the interior should be well separated and clearly marked as to who parks where.) This entrance would benefit from enhanced paving as well. 2) RECOMMENDATION: This large project would benefit from separating the village into smaller"villages" by giving them names, different exterior colors, distinguished landscaping, etc. This encourages a sense of community, therefore increased "feelings of ownership." 3) RECOMMENDATION: The west parking garage entrance would benefit from a different pavement treatment as well as a sign stating, resident parking only,"or whatever the defined use may be. 4)RECOMMENDATION: Regarding the east side residential connection to the village.-Using signs and design, this main entrance should be highly visible and easy to find. 5) RECOMMENDATION: Regarding the Main entrance off Edinger:When motorists enter and come to the end of the drive aisle, they should not be confused and hesitate about which direction to turn. This hesitation could cause an accident. Include directional signs (lobby, residential guest parking, retail parking, restaurant, clubhouse, leasing office parking, etc.). 6) RECOMMENDATION: Surface parking near retail stores must be clearly marked, "retail parking." Residents and resident guests parking in retail spots may lead to conflict. 7) RECOMMENDATION: Place various maps around the property so emergency personnel and guests can quickly locate units. CONCERN: There is little separation shown to divide this project from the adjacent railroad tracks to the west. RECOMMENDATION: Police recommendation is the same for the west side of this project as the recommendation for the west side of the COSTCO project_ An 8', preferably higher, wall is recommended to separate the two uses. When each use is separate, potential offenders cannot enter the �Q MST Noe , 2 -750- Page 3 of 4 residential village from the railroad right-of-way, and, in turn, people from the residential property(specifically offenders)cannot escape into the railroad tracks and/or adjacent property unnoticed. Other than crime, child safety is also a concern with the adjacent railroad right-of-way. Regardless of the wail height, trees,specifically shrubs and ground-cover should be sparse and low, and not allow for areas of concealment. Therefore, it is recommended that the wall should not be designed to allow reciprocal access between uses on either side of the railroad tracks and should be at a height to prevent access to and from the railroad right-of-way. CONCERN: Visibility into parking garage stairwells. RECOMMENDATION: Parking garage stairwells appear to be visible from the exterior. The stairwells in the Bella Terra parking garage are well done and allow much natural light and visibility into the stairwell. Recommend designing the stairwell to allow as much visibility and light as possible. CONCERN: Clubhouse hours. RECOMMENDATION: Will there be a conflict with residents? Residents moving into the surrounding units should be notified of the potential for clubhouse noise_ CONCERN: Parking garage privacy and safety for residents. RECOMMENDATION: Mark parking spaces with a number other than the resident's unit number, for identification. CONCERN: Opportunity for children's activities (not involving water). Al li-ii,.$HMIENT NO. -7�1- Page 4 of 4 RECOMMENDATION: Consider a tot lot. Parents, taking their children to a tot lot, are valuable resources.They are the eyes and ears of the community. CONCERN: Surveillance RECOMMENDATION: Install surveillance cameras throughout the project, including the parking garage, stairwells, fitness center, entrances and exits. Record 24 hours, seven days a week. Keep the recordings for at feast 30 days. CONCERN: Fitness facility safety and-visibility. RECOMMENDATION: Include as many windows as possible into the fitness facility. Possibly include windows along the wall facing the"residential connection to the plaza." ® j+ k: HU TINGTONV BEACH ECONOMIC DEVELOPMENT DEPARTMENT hl[JNTIl���OtBEAGFf` PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: 04/06/2010 PROJECT NAME: BELLA TERRA MIXED USE— COSTCO WHOLESALE PLANNING APPLICATION NO. PLANNING APPLICATION NO. 2010-061 ENTITLEMENTS: GENERAL PLAN AMENDMENT NO. 2010-001, ZONING TEXT AMENDMENT NO. 2010-001, SITE PLAN REVIEW NO. 2010-001, ENVIRONMENTAL ASSESSMENT NO. 2010-003 DATE OF PLANS: MARCH 15, 2010 PROJECT LOCATION: 7601 EDINGER AVENUE, HUNTINGTON BEACH (APN: 142-073- 26) PLAN REVIEWER: LUIS GOMEZ, ECONOMIC DEVELOPMENT PROJECT MANAGER TELEPHONE/E-MAIL: 714 536-5544 PROJECT DESCRIPTION: GPA: AMEND SIZES OF SUBAREAS 5A AND 513 OF THE GENERAL PLAN; ZTA: AMEND SIZES OF AREA A AND B OF SPECIFIC PLAN NO. 13 AND ADD TIRE SALES/ INSTALLATION AND GAS STATION AS PERMITTED USES; SPR: DEMOLISH MERVYN'S AND MONTGOMERY WARDS STORE AND AUTO REPAIR TO DEVELOP A 154,113 SO FT COSTCO WITH TIRE SALES/INSTALLATION CENTER, OUTSIDE FOOD SERVICE, AND GAS STATION, ALONG WITH CONCEPTUAL PLANS FOR UP TO 468 MULTI-FAMILY RESIDENTIAL UNITS AND AN ADDITIONAL 30,000 SO FT OF RETAIL; EA: TO REVIEW THE PROPOSED AMENDMENTS AND PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT TO DETERMINE THE NECESSARY ENVIRONMENTAL DOCUMENTATION. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. if you have any questions regarding these requirements, please contact the Plan Reviewer. -753- Page 2 0f-2 The Economic Development Department has reviewed the proposed project submittal and has the following comments/concerns: Economic Development supports the development of the Bella Terra.II project. The proposed project falls within the Huntington Beach Redevelopment Project Subarea 1 and its implementation may achieve the following Redevelopment Plan Goals: ® Eliminate and prevent the spread of conditions of blight and create a more favorable environment for commercial and residential development; ® Expand the commercial base of the-Project Area; Improve public facilities and public infrastructure; ® Promote local job opportunities; Develop underutilized parcels to accommodate higher and better economic uses while enhancing the City's financial resources; and ® Increase, improve, and preserve-the.community's supply of housing affordable to very low, low and moderate income households. Code Requirements: 1. The proposed project falls within the Huntington Beach Redevelopment Project Subarea 1 and is subject to applicable California Community Redevelopment Law and the provisions of the Redevelopment Plan for the Huntington Beach Redevelopment Project, as Amended July 15, 2002. 2. Pursuant to California Redevelopment Law Section 33413 - Replacement and Inclusionary Housing Requirements - (2) (A) (i) at least 15 percent of all new dwelling units developed shall be available at affordable housing cost to, and occupied by, persons and families of low or moderate income. Not less than 40 percent of the dwelling units required to be available at affordable housing cost to, and occupied by, persons and families of low or moderate income shall be available at affordable housing cost to, and occupied by, very low income households. 3. Applicant will be required to meet the applicable provisions of Zoning Code 230.26— Affordable Housing. Conditions of Approval: 1. The Applicant shall enter into an Owner Participation Agreement with the Redevelopment Agency of the City of Huntington Beach prior issuance of CUP. -754- CAPITAL PARTNERS, INC, The Village at Bella Terra Draft Affordable Housing Plan Fifteen percent(15%)of the residential dwelling units in the Project will be restricted as affordable units,in accordance with applicable provisions of the Community Redevelopment Law(Health&Safety Code Sections-33334.2-33334.3).and the City's Municipal Code(Section 230.26). Sixty percent(60%)of the affordable units(9%of the total number of units)will be provided at'affordable rents'to moderate- income households(i.e., households earning not more than 120%of County-wide median income, adjusted for family size appropriate to the size of the units)and forty percent(40%)of the affordable units(6%of the total number of units)will be provided at affordable rents to very-low income-- households(i.e.,households earning not more than 50%of County-wide median income,adjusted for family size appropriate to the size of the units). Affordable units will-be phased in proportion to the-phasing of market-rate(non- restricted)units,as the residential portion of.the Project is developed. Affordable units will be" dispersed throughout the Project and will be distributed proportionately between 1BR/1BA and 2BR/2BA units. For example, if 390 residential apartment units are developed, 16 of the 1BRV-:fBA units and 19 of the 2BR/2BA-units will be set aside for moderate-income households and 11 of the 1BR/16A units and 13 of the 21311/213A units will be set aside for very-Tow income households. The affordability restrictions will last for 55 years from initial Project occupancy. If the affordable units are later-sold,the sales will occur to qualifying households at'affordable housing cost' and the affordability terms will be a total of 45 years(from the initial rental date). The affordability covenants will be memorialized in a Regulatory Agreement to be recorded against the residential portion of the Site in favor of the Redevelopment Agency(against the affordable units only in the event condominium units are later sold). The Regulatory Agreement will contain standard provisions relating to qualifying eligible occupants,annual reporting,subordination of the affordability covenants to financing,.'equity share' buy-out provisions for affordable for-sate units(in the event rental units are sold),and the like. gi ; PIE . p �.5 `. Jl Hr MAR 15 2010 a trn pt. of Planning Huntington Beach &Building PQ_A1vNNG DEPT ti Y,�} „a, s--�`��x a +� �1 � -.r r t. +r v,4;; ti+�s{"3���`��st`�,n y�� a .a 4�' Sk' .'4'N ',,;�3• Y '� ,�dY n ;u� A. Offices C V SF ;r :.' a"M.., „ •`Fv m-d:. 5 ✓y { .r.. F14,.+ A' w ..,r c... .t .. .i a 11 .,.aax 4� ,•. .t� y,2 e i 7. a' :.. ,..,.., t„ v ., ; ,..:.y,. rf,,. '� {Y'. �": , .r.,,ts. ..:r✓ k, .:1, .A'�tv!* yi.y� t'9 r+ �"' .i�. "'r., ,.�•a...'i 7 qr.er r � .. r r r. .,,.}, .� ., .,T. >r `r ;,,,... ,.� . //��{r. Y;,;to u.,d, 1•, i.a >„1, r ,. 1G,,�,v, J hY - .,Y_ 4. +t$r.) �Y'!G. !.,.,., , n., { if LT., , .Y "i �' ,..%�� ! aa•�f•5.' /� {S 1 Ar � ,{'. r r �. 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',.J;,-.�r.r-.a,„�_r_!k..rt ...,'�. �..5„�,...ski. ,:,,F:�•.l ,:.� .�� '� !,i-, � 53,• ?4 ) '7.;4�, le� �'a, Office buildings should be "built to" the minimum required X setback. b, Surface parking should be located towards the rear of the site X or at the side of the building, c. Multi-story buildings should not be placed adjacent to X residential private open space areas. The first floor may be constructed at the minimum setback. Second and third floors should provide an additional foot of setback for each additional floor, a U, d. Office buildings should site the primary entry towards the X street, o. .. AJ.t ... T'M1� R. .-r.:,.r r.r•. +..:s:..v ,,,. ,, h +:+. , •...; :.:: , :.•:. 6 : 1 :.. .,. .war., .., r.� ,,..., �- ,.. :,, w,r4.:Y. �'. C �';.... _..-...-.- [r. ..•: ::':�;Y r c .tf .' s�.,v , •,aG'f. ,i t Y'.. ..:....ra „rs' t,:rr. ..>,.,: ,. �.... c ii s ,:: gaff AA r ,.•Tt a r ,a. .. }'�a.. ,r .e. �:- . rF'. .., r v' ✓,,, t a �/ r.. :.. '.,., o,. S -i.F. i .0 .w., ..a :rt t i t a .,e. u✓ >. :.,. ,.:. sv ..,,, ... �. .,..a..4, 3,} 1.., . 1 -'" 4�t 'A;�d1.� 'tt'?':!..t.4 .4.a't.Sy'�.;4�+...-�:,`.j�4",�.. y3 it,.��H ,+:..I,C:�,.1.,,,:'.$ l! It,:'t � ..:�.'.Y\ fi$..,..�.'f"'��1,iv1WN1V';:;+ A17,p,�,�.dablea �'` Q� �� ,REITI�■[1V,''� • Building surfaces over two stories high or 40-feet in length X should provide vertical and horizontal wall plane offsets "�l?• The primary building access should be designed to convey a X sense of entry, rn li Applicant Signature; Date; Z 0 P:\COSTC 'rintington Beach, CA. (Villages at Bella Terra) - CW#08-0235\Planr 1-12-10 Chapter6CheckIist.doc B. Vehit_; Dealerships Site Planning Not Applicant Staff Applicable A licable Remarks Remarks a. Provisions will need to be made onsite for the unloading of X vehicles from carriers. b. Outdoor vehicle displays oriented toward streets should be X limited to permanent at-grade display areas that are architecturally compatible with the project. c. All storage areas should be screened from view from the X public street and any adjacent residential area. No storage except new car storage should occur adjacent to residential areas. d. No potentially noisy activity, such as vehicle repair, cleaning X or testing, should be located near or oriented toward residential properties. Sufficient space should be provided for service drop-offs to X UI prevent vehicle stacking on public street(s). Customer parking should be provided for the sales, service, and parts areas. b 0 CP P;\COSTCO\Huntington Beach, CA. (Villages at Bella Terra) - CW#08-0235\Planning\03-12-10 Chapter6Checklist.doe B. Vehicle Dealerships Build;ing-Design- Not Applicant Staff Applicable Applicable licable Remarks Remarks a, Buildings should be stylistically consistent on all sides and X well articulated. b. The showroom should be oriented toward the major public X streets. c. Walls and fences should be architecturally compatible with X the buildings. d. Service uses should be entirely contained within the X building(s). Internal vehicle access to the individual service bays should be provided in all cases. The access points to the service bays should not be visible to the public. e. All storage areas should be screened from public view from X 00 any adjoining properties and from the public right-of-way by appropriately designed walls, fencing and landscaping. f. Provisions should be made for a vehicle washing area. The X wash rack should not be located visible or audible from any public street or residential area X 'g. Landscaping should be provided along all display perimeters but should be maintained at a low level (less than 32 inches in height). 1"l'I Applicant Signature- Date: Z z 0 �P:\COST(' `mtington Beach, CA. (Villages at Bella Terra) - CW#08-0235\Planr' '1-12-10 Chapter6Checklist.doe C. Service Stations Site Planning Not Applicant Staff Applicable Applicable Remarks Remarks a. The site design for corner and mid-block sites should convey X Proposed Fuel Facility a strong link to the street or corner. located within Mall along main drive. b. The site should be designed to accommodate, anticipated X Designed to bomply. The circulation patterns and minimize paving. site has been designed to provide efficient circulation for both members and fuel delivery trucks. See Concept Gas Statiop Plan. The site has also been designed in accordance with site BMPs for gas stations as described in attached W MP. c. Driveway cuts should be limited to two per site, unless X Proposed Fuel Facility is otherwise allowed by the City Engineer for valid circulation accessed directly from two reason. R.®.W curb cuts to a main Mall drive. �1 d. Service and car wash bays should not face residential X No service or car wash properties or the public street. The visibility of service bays proposed for Fuel Facility — and car wash openings should be minimized. merely gasoline sales. e. Gas pump canopies should be screened by the main X Designed to comply. building structure. The retail market/ office building segment of the facility should be oriented along the street frontage. M �--1 Z 0 \COSTCO\Huntington Beach, CA. (Villages at Bella Terra) - CW#08-0235\Planning\03-12-10 Chapter6Checklist.doc C. Service Stations Building Design Not Applicant Staff Applicable Applicable Remarks Remarks a. Site specific architectural design is strongly encouraged. X Proposed Fuel Facility Corporate or franchise design solutions are strongly designed with materials and discouraged. colors complimentary to proposed Costco building and to existing Mall architecture. b. All structures on the site (including kiosks, car wash X Designed to comply. buildings, gas pump columns, etc.) should be architecturally consistent and related to an overall architectural theme. c. All building elevations should be architecturally enhanced. X Designed to comply. d. High quality building materials are encouraged. X Designed to comply. Reflective, glossy, and fluorescent surfaces are discouraged, �l e, The roof design of all structures, including pump canopies, X Designed to comply. ® should incorporate roof treatments with a low to moderate pitch. Flat roofs or mansard roof applications are strongly discouraged unless they are consistent with an established architectural theme. Gas pump canopies should not be internally illuminated. X Designed to comply. Light fixtures should be recessed into the canopy. g. Each gas pump island should include stacking for at least X Designed to comply. two vehicles (40-feet) onsite, on at least one end of the Stacking for 6 cars has been pump island. provided in each lane. See Stacking Plan in Concept Gas Station flans [DD4.1- 041. j z Applicant Signature: Date: S"[Z--10 ---i V--_-,7 PP:\COSTC Tuntington Beach, CA. (Villages at Bella Terra) - CW#08-0235\Plane. ")3-12-10 Chapter6Checklist.doc D. Auto Repair Service Site.1 a.janwg Not ApplaCant Staff. A licable Applicable ltemar'16 Remarks a. Driveway access should be limited to the minimum number X necessary. b. Vehicle drop-off areas should be provided to prevent X vehicle overflow to adjacent streets. c. The interior of work bays should not be visible from a X public street or any adjacent residential buildings or designated open space. Build �Yg Design Not Applicant Staff Applicable A licable Remarks Remarks a. Building design should be stylistically consistent, and X compatible with surrounding buildings through use of similar scale, materials, colors, and/or detailing, 4 b. Building materials should have the appearance of substance X and permanency; lightweight metal or other temporary appearing structures are discouraged. Applicant Signature: Date: l�l z z 0 --'P:\COSTCO\Huntington Beach,CA. (Villages at Bella Terra) - CW#08-0235\Plannin&3-12-10 Chapter6Checklist.doc E. Hotels and Motels Site'Planning Not Applicant, Staff Applicable Applicable Remarks Remarks a, The building(s), not the parking lot(s), should establish the X image and character for the development along street frontages. b. Short term parking should be provided in close proximity to X office/check-in areas. c. Delivery and loading areas should be screened to minimize X adverse visual and noised impacts to adjacent uses. d. Recreational facilities should be designed to offer privacy to X facility users. Banda Design Not Applicant Staff: A pli6ble Applicable Remarks Remarks a. The scale of buildings should be compatible with the X ° surrounding development patterns. b. Walkway, stairway and balcony railings and other similar X ° details should be stylistically consistent with the building design. c. Mechanical equipment of all types, including swimming X pool equipment, should be located to minimize impacts on adjacent uses. Air conditioning units should not be visible from public streets. d. Exterior corridors on multi-level buildings are strongly X a discouraged and should not be located adjacent to residential ' < uses, M Z Z r P\COST( untington Beach,CA. (Villages at Bella Terra) - CW#08-0235\Plarr �3-12-10 ChapterKhecklist.doc t E. Hotels and Motels Building Design Q-ONT) Not Applicant Staff Applicable Applicable Remarks. Remarks e, Structures over two stories should incorporate interior access X to guestrooms. Room entrances directly adjacent to parking lots or exterior walkways are discouraged. Applicant Signature: Date: 3-12—ly i e ^4; 7�,x, M. z ---i z 0 \COSTCO\Huntington Beach, CA. (Villages at Bella Terra) - CW#08-0235\P1annin§103-12-10 Chapter6Checklist.doc F. Drive-°Throuizh Businesses Site Planning Not Applicant Staff Applicable Applicable Remarks Remarks a. The building should be the predominant visual element X along street frontages, not parking lots or drive through lanes. b. Drive-through aisles should be located towards the rear of X the building, away from the street frontage, and screened from adjacent parking areas. c. Buildings with drive-through services should be "built-to" X the minimum front setback lines. d. Drive-through aisles should provide adequate on-site X queuing distance to accommodate 5 cars (150-feet) before the first stopping point (e.g. menu board, teller window, automatic teller machine). No portion of the queuing aisle should serve as a parking aisle. e. Drive through lanes should not exit directly to the site's X main entrance. Drive-through aisles should provide at a minimum 254bot interior radius for any curve. f. Whenever possible, the main structure should be sited so as X to maximize the distance for vehicle queuing while screening the drive-through operations. �l .-1 ppur. avmYon ^u°"caf 1.� I P;\COST.' 'Juntington Beach, CA. (Villages at Bella Terra) - CW#08-0235\PlaW M3-12-10 Chapter6Checklist.doc F. Drive-Through Businesses Building-Design Not Applicant Staff Applicable Applicable Remarks Remarks a. All building elevations should be architecturally enhanced. X b. Buildings should incorporate a full roof with built-in roof X top wells for mechanical equipment screening. c. A canopy should be provided at the drive-through pick-up X window area. Applicant Signature: ate: -.4—1Z-1 O 0 A AA z z PXOSTCOMntington Beach, CA. (Villages at Bella Terra) - CW#08-02351Planninp3-12-IO Chapter6Checklist.doc G. Big Box Retail Site Planning Not Applicant. Staff Applicable Applicable Remarks Remarks a. Parking area design should minimize adverse visual impacts X Designed to comply. of expansive parking lots by incorporating intensified Parking wraps around the landscaping and segmenting the parking area into smaller building to break it up and components avoid large parking field. In addition, enhanced perimeter & parking lot landscaping has been provided. See L1. b. The major entry aisle should be aligned with the building X Designed to comply. Costco entry of the most prominent building on site. has an enhanced corner entry feature which is visible from the main aisle. c. Cart storage should be integrated within the initial building X Designed to comply with and site design. Large "cart corrals" are acceptable if they under Entry Canopy cart are designed to complement the project's site plan and storage and cart corrals in architecture. parking field. 8u�lding Design Not Applicant >Stalf �l Applicable Applicable Remarks: Remarks i. The building design should incorporate a 2 ft. high building X Designed to comply. ° base b. Building materials should be durable and resistant to X Designed to comply with damage, defacing, and general wear and tear. Stucco should masonry base, textured not be utilized as a base material. Use of precast decorative architectural panels, I concrete, stone masonry, brick and commercial grade decorative masonry veneer ceramic tile is encouraged. and substantial metal trellis features. All materials are architecturally compatible with adjacent Bella Terra center and highly durable. See material board. I­. Multiple plane rooflines are encouraged. Cornice details X Designed to .comply with should be used at the top of parapet walls corniced parapet, enhanced ,1 entry, as well as significant roofline variations. See attached Concept :\COSTC -tington Beach,CA. (Villages at Bella Terra) - CW#08-0235\Plann' 12-10 Chapter6Checklist.doc e I I elevations. d. Big box building design should incorporate "liner shops" X with entrances from interior and exterior of the big-box building. 0 -4 4 ob:\COSTCO\Huntington Beach, CA. (Villages at Bella Terra) - CW#08-0235\PlanniriP03-12-10 Chapter6Checklist.doc G. Big Box Retail Building'Design (CbNT}`: Not Applicant Staff Applicable Applicable-- Remarks Remarks, e. Significant building wall articulation should be provided on X Designed to comply with all exterior building elevations visible to the public from the mass offsets, Entry Canopy site or adjacent properties. Exterior wall treatments such as colonnade, and mass offsets, arcades, porticos, colonnades, and wing walls color/material/texture can be used to successfully mitigate the appearance of the variations; as well as typical big-box building appearance. variation in building plane, particularly on the North & East elevations, which are ( visible from Center Avenue and the Bella Terra mall. c'. The base of the big box building should be enhanced on all X Designed to comply in areas four sides by landscaping. with sufficient clearances/set-backs allowing landscaping. The exception in this case is the South and East elevations which abut the fire lane, no landscaping has ' been �gprovided. g. Auxiliary outdoor storage and/or garden areas should be X Proposed; Costco has no integrated within the primary building and their design outdoor storage areas or should compliment the main building architecture. garden center. Applicant Signature: Date: �J"' 12 "10 a �n r� a� 7 P:\COSTr "­ntington Beach,CA. (Villages at Bella Terra) - CW#08-0235\Plan7" "'3-12-10 Chapter6Checklist.doc H. Mixea use Proiects SE :Site Pfannrng NOW, „ •..b .. 0 :a a. Separate site access drive and parking facilities should be x The parking structure will provided for residential uses and commercial uses. only serve the residential use, so this will not be an issue. b. Security gates should be considered for access to residential x Residential' parking access uses and residential parking areas. will be controlled through a state of the art security system. c. Private open space areas which are intended for use by x The courtyards within the residents only should not be accessible from the residential portion of the commercial/office portion of the site, building will only be accessible to building residents. d. Parking lot lighting and building security lighting for x T e lighting will be commercial uses should be appropriately shielded so as not specifically designed to to spill over into the residential area. ensure the utmost safety throughout the building and parking lots, while not becoming ;an obtrusive. element in the residential areas. INN$uildingl� sgnz• h -wlox �s x.,.r,� I ,• 171 '-9 z 00C;\Documents and Settings\JamesJ\Local Settings\Temporary Internet Piles\OLKA3\10 11_02 Design Review Checklist.doc a. The architectural style and use of materials should be x The design team has consistent throughout the entire mixed-use project. created an elevation that Differences in use of architectural details may occur where demonstrates consistency the intent is to differentiate between the residential and not only within this mixed- commercial/office scale and character of the structure(s), use community, but also between this mixed-use community and the rest of the Bella T rra shopping center. With ,that said, the use of different materials (especially windows) helps differentiate the residential and retail uses. b. The design of storefronts should be consistent with the x The residential and guidelines for commercial development. The residential commercial elements within portion of a mixed-use structure should be consistent with this mixed-use structure the design guidelines for multifamily residential independently meet all the development. design guidelines outlined in the Specific Plan. a 4 a ,Y r1i z 0 ;g:�;\Docurr '" ind Settings\James?\Local Settings\Temporary Internet Files\OLKA3\lr 02 Design Review Checklist.doc f H. Mixed Use Projects W: Building Desxl� (CCI� r �3 t e f' 19° d+ t • f c. Projects three stories or less in height should incorporate full x This community will be roofs on at least 506/o of the roof area. greater than 3 stories. d. Commercial signage should be restrained. x The commercial signage will be restrained, and will be of a similar character and scare to the existing siguage t throughout the Bella Terra community. e. Structures with heights greater than three stories should set x The design meets all back the upper portions of the structure a minimum of 10 requirements regarding feet for each additional two stories, setbacks as outlined in the Bella Terra Specific Plan. f. When residential and commercial uses are combined in the x This community will same structure, separate entrances should be provided for include both residential and each use, retail uses. The residential uses will be accessed ether through the leasing office or -4 the residential parking, while the retail uses will be accessed directly from the street. Applicant Signature; Date! ®1 Ri y d �.i T\Docurnents and SettingsUamesALocal Settings\Temporary Internet Files\OLKA3\10 rffi_02 Design Review Checklist.doc From the Residence of Dave Weigel & Family 16376 Maruffa Circle, Huntington Beach,California 92649 Ph: 714-840-5397,Email: DaveWeigel@msn.com August 9,2010 City of Huntington Beach City Council and Planning Commission 2000 Main Street Huntington Beach, California 92648 Re: Request for City Council&_Planning Dept. Please VOTE IN FAVOR OF NEW COSTCO Dear City Council Members and Planning Department: The purpose of this letter is to express my firm SUPPORT as a long-time resident and property and business owner in Huntington Beach,in favor of the proposed new Costco at Bella Terra. Not only will the new Costco generate hundreds of badly needed new jobs and millions of dollars in sales and property taxes,but it will also provide goods and services to our local community that are currently only available at Costco's other nearest stores in Fountain Valley and Cypress, which are well over a half hour(in traffic) away. The new Costco will also allow the owners of Bella Terra(DJM Realty)to complete their beautiful master plan of the redevelopment of the center and to remove the blight that the vacant Montgomery Ward building has created for the last several years since it closed. Therefore,on behalf of my family,friends and neighbors who also live here in Huntington Beach, Uwe strongly encourage you to vote in favor of the development of a new Costco at the upcoming public hearings. Thank you. aly'eige cc: Stanley Smalewitz and Simone Slifman,Economic Development Dept. cc: Fred Wilson, City Administrator cc: Scott Hess, Director of Planning Dept_ -772- James, Jane rrom: Robert McVicker[robertmcvicker@hotmail.com] tent: Sunday,August 15,2010 7:24 AM To: James,Jane Subject: Costco in Huntington Beach Dear Jane, You have my vote to move forward and approve the planning for a new Costco at the Bella Terra location. Great plan and source of revenue for the city. Thanks, Bob McVicker -773- THE VILLAGE AT BELLA TERRA—COSTCO Huntington Beach Planning Commission Study Session Tuesday,Aug. 10, 2010 Comments from Robert K. Sternberg, a Iong term Huntington Beach resident. I would.like to make the following points part of a conditional use permit or in consideration for the Costco project being planned at Bella Terra: 1. Make it a rule rather than a guideline for all the Costco store employees to park on the roof top of the existing parkingarage. This idea is planned but just not a rule. This would give room for parking for the potential Costco shoppers; 2. For the sake of the local nearby residents and their quality of life, it is very important to make it a rule rather-than a guideline that the Costco delivery trucks use Beach Blvd. and Center Ave and not take any other delivery route. The trucks should not be allowed to take any other route which may bring them on other streets like McFadden or Golden West or through residential areas. Center Ave. is crumbling and should be completely repaved to carry the weight of this; 3. Dust control measures must be enacted through out the construction phases. In addition to spraying or watering down the construction site 4 times a day,there needs to be a daily street sweeping to control the dirt and dust drifting on the surrounding streets. Without this added measure, the dust could be all over the nearby neighborhoods; 4. To keep the shopping carts within the Bella Terra shopping center and off the neighborhood streets,there should be an invisible fence which would lock the front wheels of the shopping carts from turning if the carts left the Bella Terra premises: The City of Westminster just imposed this requirement and it helps to keep the shopping carts from being taken away and left in surrounding neighborhoods; 5. A new traffic signal should be put at the intersection of McFadden and Sugar Lane to ensure the safety of the residents leaving that tract of homes; 6. 1 understand that the applicant or developer is asking to be allowed to defer the payment of the open space/park fees. They should pay for them just like everyone else does; 7. The proposed 15%property tax rebate should not be allowed to occur. My understanding is that this is a trade off for putting the affordable housing on site. Regards, Robert K. Sternberg. -774- ATTACHMENT # 12 -.: � ,fib .• �y �r -�'ui ,�,�'�,., s; e�� a t. sax MR, 22: -,� R 0 City ®f Huntington Beach City Council r% temberOep-- 20 , 2010 j PrODos,ed ro General Plan 3 Amendment No . d� y 10-001 Zoning Text Amendment No . 10-001 � � „d'�•"t fi a� `G Located between I1 - . Edinger and . Center west of �.aH Bella Terra drvn� Backaround andSite t . 2008 Plan establishec F S hNJGW1M$UhiMqi'r Area A and Area B Area E — E I R GPA and ZTA for 713 x residential units and pr ' �& �.b,�` � '***.� �,�`tiw Y' •s s Nar��...• Sit 138,085 sf comm I on @i 15.85 acres _ r. 4 , No actual development proposed 2 0 1 0 Rev ised Re nest in GPA: Amend CR-F2- s p-m u (F9) and C R- F2-sp-mu (F14) to : 95�xs: x esdb�a 'y , '� Yai8lyd f;l Sb3r4.1 ,. s•�-gam, y.� »� � ._'qe � A Y f Increase Area A from a�ba 46.90 acres to 52.35 � Z' rrcuem+a � � �� •..:8r3MAb�J2rya acres . Decrease Area B from � � 15.85 acres to 10.40 �' a f � r. acres ght 0 Amend mixed-use a commercial FAR in e Bella Tema Area A 8 B E%bibll 33 Area B (F 14) from 0.2 to 0.07 FAR � w ,Revised Request Cont'd ZTA: Amend SP 13 to: o Modify sizes of Area A and B o Establish warehouse and sales outlets with ancillary tire sales/installations and V gas station o Standardize appeal process o Modify residential open space o Provide clean-up language [ Planning Commission Action - p August 24 ' 2010 , W Approved GPA and ZTA; forward to CC Approved SPR for: c 154 , 113 sf Costco with tire sales/ installation and 16-pump gas station c Mixed Use project with 467 multi-family residential units and 30 , 000 sf retail/ restaurants c Shared use of parking * PC Action final on SPR Addendum to EIR No . 07-003aw PC certified EIR 07-003 in 2008 im PBSU conducted evaluation of revised project Addendum EIR documents no new N significant impacts; no increase in severity of previous impacts Addendum is informational only; no action by CC Mitigation Measures still apply Clarifications in document provided R.ecommendation Approval of GPA No. 10-001 and ZTA No. 10-001 because: go Facilitates General Plan goals to allow regional commercial and mixed use within lifestyle center o Facilitates new regional commercial uses within Area A Awe compatible with adjacent uses, already designated for mixed use o Facilitates attractive and sustainable regional commercial and mixed-use development o Consistent with good zoning practice Concludes staff presentation Additional General Plan F loor Area Rao "T"", . . ..... ti ........ r� b"', o nf irn Current Current Currentposp urr en t Proposed sed ql� �:�-� , :�_ S' z S om m I- Resident Rqs I e n t InAcre's' `, Acres per GP FAR per GP FAR R FAR FAR CO Area A 46.90 52.35 1 ,021 )482 1 ,140,183 Odu Odu 13 d 381, 85 u 468 du 5.85' "'' 10.40 "1 Area 13 '� 1 3 1 7, ,-- Total A 62.75 62.75 1 ,159,567 M71 ,894 713 du 468 du,,,, and B Change 0 +12327 '24 5,"du Additional r . Footao--je Info s„ 6',,' r. Curren Proposed Current Proposed Current f Imposed t Size Size in Comm'I ,SF C'omm'I SF Re ident Resident. In Acres Constructed . after-' Approved per 2010 Acres >> Construction per 20Q8 Amendment Arnendment s. �a ,Area,A 46.90 52.35 - 774,962 774,962 0 d u 0 du 91 ,153 +154113 837922 Ares B ' 15 85 10.40 138,085 3Q,000 713 du 467 �du Tota I A 62.75 62.75 91.3,047 867,922 713 du 467 du and B Net= Change 045,125 sf,; -246,d�u _ 3 CITY COUNCIL/REDEVELOPMENT AGENCY PUBLIC FEARING REQUEST FORM MEETING DATE: p q, ZO -2,c 1, D SUBJECT: DO Z A �D •DD fW17 T S pogCL DEPARTMENT: li N b 1 l� 11�t5" CONTACT NAME: PHONE: X SS9 N/A YES NO ( ) �x) ( ) Is the notice attached? ( ) (X) ( ) Do the heading and closing of the notice reflect a hearing before the City Council and/or Redevelopment Agency? Are the date, day and time of the public hearing correct? If an appeal, is the appellant's name included in the notice? If Coastal Development Permit, does the notice include appeal language? Is there an Environmental Status to be approved by Council? ( ) ( ) ) Is a map attached for publication? ( ) ( ) ( Is a larger ad required? Size ( ) ( ) ( ) Is the verification statement attached indicating the source and accuracy of the mailing list? Are the applicant's name and address part of the mailing labels? ( ) ( ) Are the appellant's name and address part of the mailing labels? ( ) ( ) If Coastal Development Permit, is the Coastal Commission part of the mailing labels? ( ) ( ) If Coastal Development Permit, are the resident labels attached? >( ( ) ( ) Is Summary Report 33433 attached? (Redevelopment Agency items only) What is the minimum number of days from publication to hearing date? O What is the minimum number of times to be published? What is the specified number of days between publications? FOR ADMINISTRATION AND CITY CLERK USE ONLY Approved for public hearing Date noticed to newspaper Date published Date notices mailed NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, September 20, 2010, at 6:00 p.m. in the City Council Chambers, 2000 Main Street, Huntington Beach, the City Council will hold a public hearing on the following planning and zoning items: ❑ 1. GENERAL PLAN AMENDMENT NO. 10-001 AND ZONING TEXT AMENDMENT NO. 10-001 (THE VILLAGE AT BELLA TERRA - COSTCO) Applicant: Becky Sullivan, BTDJM Phase II Associates, LLC Request: GPA: To amend the size of General Plan Subarea 5A from 46.90 acres to 52.35 acres, amend the size of Subarea 5B from 15.85 acres to 10.40 acres, and amend the F14 Density Code for mixed-use commercial floor area ratio (FAR) from 0.2 FAR to 0.07 FAR. ZTA: To amend the Huntington Beach Zoning and Subdivision Ordinance by amending Specific Plan No. 13 - Bella Terra to: a) Amend the sizes of Area A and Area B to match the General Plan; b) Establish warehouse and sales outlets, tire sales and installations, and gas stations as permitted uses; c) Include associated design and development standards for the new permitted uses, and d) modify language regarding appeal process and measurement of open space. Location: 7601 Edinger Avenue (between Edinger Avenue and Center Avenue, just west of the existing Bella Terra mall and just east of the Union Pacific Rail Road) Project Planner: Jane James NOTICE IS HEREBY GIVEN that Item #1 is covered by Environmental Impact Report (EIR) No. 07-03, prepared by PBS&J, and certified by the Planning Commission on October 14, 2008, as well as, Addendum to EIR No. 07-03 dated August 2010, pursuant to the provisions of the California Environmental Quality Act. Addendum to EIR No. 07-03 is on file at the City of Huntington Beach Planning and Building Department, 2000 Main Street, on the City's website at www.huntingtonbeachca.gov, and is available for public inspection and comment by contacting the Planning and Building Department, or by telephoning (714) 536-5271. ON FILE: A copy of the proposed request is on file in the Planning and Building Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at the City Clerk's Office on Thursday, September 16, 2010. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning and Building Department at 536- 5271 and refer to the above items. Direct your written communications to the City Clerk. Joan L. Flynn, City Clerk City of Huntington Beach 2000 Main Street, 2nd Floor Huntington Beach, California 92648 (714) 536-5227 G:AL.EGALS\CITY COUNCIL\2010\092010(Bella Terra-Costco).doc T�,► CLASSIFIED r,! .1� Daily.Pilot. ADVERTISING Daily Pilot Pririfed by:9966 Sandrine Garin Sep 7,2010,9:13 aril Salesperson: . Phone: Ad#33757109 • e e Account Information Ad Information Phone#: (714)536-5227 Start date 09-09-10 Size 3x54.960 Name: CITY OF HUNTINGTON BEACH Stop date 09-09-10 Billedsize 5.50TCNInch Address: P.O.BOX784 Insertions; 1 Keyword, HUNTINGTON BEACH,CA 92648 Ratecode &Legal Huntington Beach Adtype, Liner Taken by z 9966 Sandrine Gann Acct#: 277391004 Classification 13600-Legal Notices Publications TCN HBI Client: PLANNING DEPT.-CITY HUNTING- TONBEACH Placedby: JaneJames' Fax#: (714)374-1557 Ad Copy: NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, September 20, 2010, at 6:00 p.m- in'the City Council Chambers, 2000 Main Street, Huntington Beach, the City Council wilt hold a public hearing on the following planning and zoning items: O 1. GENERAL PLAN AMENDMENT NO. 10-001 AND.ZONING TEXT AMENDMENT NO. 10-001 (THE VILLAGE AT BELLA TERRA - COSTCO) Applicant:Becky Sullivan. BTDJM Phase II Associates,LLC Request:GPA: To amend the size of General Plan Subarea 5A from 46.90 acres to 52,35 acres, amend the size of Subarea 5B from 15.85 acres to 10.40 acres, and amend the F14 Density Code for mixed-use commercial floor area ratio (FAR) from 0.2 FAR to 0.07 EAR. ZTA: To amend the,Huntington Beach Zoning and Subdivision Ordinance by amending Specific Plan No. 13 - Bella Terra to: a) Amend the sizes of Area A and Area B to match the General Plan; b) Establish warehouse and sales outlets, tire safes and installations,and gas stations as permitted uses;c)Include associated design and development standards for the new permitted uses, and d) modify language regarding appeal process and measurement of open space.Location:7601 Edinger Avenue(between Edinger Avenue and Center Avenue, Just west of the existing Bella Terra mall and just east of the Union Pacific Rail Road)Project Planner:Jane James NOTICE IS HEREBY GIVEN that Item #1 is covered by Environmental Impact Report (EIR) No. 07.03, prepared by PBS&), and certified by the Planning Commission on October 14, 2008, as well as. Addendum to EIR No. 07-03 dated August 2010,pursuant to the provisions of the California Environmental Quality Act. Addendum to EIR No- 07-03 is on file at the City of Huntington Beach Planning and Building Department, 2000 Main Street, on the City's website at www,huntingtonbeachca.gov, and is available for public inspection and comment by contacting the Planning and Building Department,or by telephoning(714)536-5271. ON FILE: A copy of the proposed request is on file in the Planning and Building Department,2000 Main Street,Huntington Beach,California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at the City Clerk's Office on Thursday,September 16,2010. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning and Building Department at 536-5271 and refer to the above items.Direct your written communications to the City Clerk- Joan L.Flynn,City Clerk City of Huntington Beach 2000 Main Street,2nd Floor Huntington Beach,California 92648 (714)536-5227 Published Huntington Beach independent September 9,2010 092 969 --- ad proof pg.1 --- CERTIFICATION OF CORRECTNESS The attached lift represents the names and addresses of all property owners located within 1, 000 feet of the exterior bound riesof�� they� property located located at _ de/ e ` ZeaeG California. 1 This information was obtained from the latest available assessment roll of the County of Orange. Signature Preparer Printed Na of Preparer Date Data Source: Real Estate Solutions The Information Provided is Deemed Reliable, But is Not Guaranteed. s y}JEC �a}} yy'. .�_ R .ILA Y �'`;"'` "�7e("�"�s 3.E .3�.±f l\ Ll i) I �f S MAP & L s S 2 i L"d G S E R i� f C P.O. Box 264 o Los Alamitos, CA 90720 (562)431-9634 THE ATTACHED LIST REPRESENTS THE PROPERTY OWNERS & OCCUPANTS LOCATED WITHIN A 1000' RADIUS OF BELLA TERRA SHOPPING CENTER HUNTINGTON BEACH, CA 92647 BTDJM PHASE II ASSOCIATES LLC 031007 MARCH 11, 2010 PUBLIC HEAR PO MAILING LABELS G:Labels\Labels\Public Hearn an P" Now President i H.B.Chamber of Commerce i 19891 Beach Blvd.,Ste_140 Huntington Beach,CA 92648 i Dave Stefanides 2 Orange County Assoc.of Realtors 25552 La Paz Road Laguna Hills,CA 92653 is i i Jeffrey M_Oderman 12 RUTAN&TUCKER,LLP 611 Anton Blvd",141h Floor Costa Mesa CA 92626-1950 i Pres.,H.B. Hist Society 13 Director 19 C/O Newland House Museum O.C.Ping.&Dev.Services Dept 19820 Beach Blvd. P_O.Box 4048 Huntington Beach,CA 92648 Santa Ana,CA 92702-4048 President 5 Barbara Haynes 14 Bryan Speegle 19 Huntington Beach Tomorrow Historic Resources Board Chair O. C. Resources&Develop.Mgt. Dept. PO Box 865 19341 Worchester Lane P.O.Box 4048 Huntington Beach,CA 92648 Huntington Beach,CA 92646 Santa Ana,CA 92702-4048 Chairperson 46 Julie Vandermost 6 Planning Director 20 Gabrieleno/Tongva Tribal Council BIA-OC PO Box 693 City of Costa Mesa 17744 Sky Park Circle,#170 San Gabriel,CA 91778 P.O.Box 1200 Irvine CA 92614 4441 Costa Mesa,CA 92628-1200 Richard Spicer 7 Juaneno Band of Mission Indians 46 Planning Director 21 Aciachemen Nati on SCAG City of Fountain Valley 818 West 7th, 12th Floor 31411 La Matanza Street 10200 Slater Ave. Los Angeles,CA 90017 San Juan Capistrano,CA 92675-2625 Fountain Valley,CA 92708 Jean Kimbrell 8 Planning Director 22 c/o E.T.I.Corral 100 Westminster Village HOA 48 City of Newport Beach 20292 Eastwood Cit. 5200 Blackpool Road P.O. Box 1768 Huntington Beach,CA 92646 Westminsrer, CA 92683 Newport Beach,CA 92663-8915 Robert Smith 9 Planning Director 23 Environmental Board Chao City of Westminster 21352 Yarmouth Lane 8200 Westminster Blvd. Huntington Beach,CA 92646 Westminster,CA 92683 Planning Director 24 Ocean View School District 38 f City of Seal Beach Attn: Cindy Pulfer,Admin- Services _ 211 Eighth St. 17200 Pinehurst Lane Seal Beach,CA 90740 Huntington Beach CA 92647 PA-- /0 ,00 t/ �gg�g�¢��tm1e�191'a���25�8" �i2E�"liVt�t'r"5� {Y >�g�g0y�{� �'�ti�08'liJf f ndr"L�� 4U��d�� 3T9llr� 09 L8/09L96 fd8Ab sane alglladwoo ww L9 x ww 9Z lau.uol ap 911anb113 1 1 L8/09 L9®fiaaAy gl!m alglladwos„g/g Z x,L ozls la� - -- 47 - - California Coastal Commission California Coastal Commission Theresa Henry South Coast Area Office South Coast Area Office 200 Oceangate, 10th Floor :.. 200 Oceangate, 10th Floor Long Beach,CA 92802-4302 Long Beach,CA 928024302 Department of Transportation,Dist 12 Westminster School District Christopher Herre,Branch Chief i ra 3337 Michelson Dr.,Suite 380 Clark Hampton Irvine,CA 92612-1699 j 14121 Cedarwood Avenue Westminster,CA 92683 -29. !. HB Union High School District y Stephen Ritter 5832 Bolsa Avenue Huntington Beach,CA 92649 Goldenwest College Attn:Fred Owens 15744 Goldenwest St. Huntington Beach,CA 92647 --- -" 38. Huntington Beach Post Office OC County Harbors,Beach&Parks Dept. New Growth Coordinator P.O.Box 4048 6771 Warner Ave. Santa Ana,CA 92702-4048 Huntington Beach,CA 92647 Fountain Valley Elem School Dist. Bella Terra Mall OC Sanitation District Marc Ecker Attn:Pat Rogers-Laude 10844 Ellis Avenue 10055 Slater Avenue 7777 Edinger Ave. #300 Fountain Valley,CA 92708 Fountain Valley, CA 92708 Huntington Beach,CA 92647 31 3942 HB City Elementary School Dist. Dr. Gary Rutherford,Super. 20451 Craimer Lane Huntington Beach,CA 92648 32, HB City Elementary School Dist. Building Industry Assoc. of South Calif. David Perry Attn:Elyse Sminada,Govt. Affairs Asst. 20451 Craimer Lane 17744 Sky Park Circle,Suite 170 Huntington Beach,CA 92648 Irvine,CA 92614 t 3 9_ ' label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 0918/09150baAV oaAe alggedwoo ww Lg x ww qZ lewx4 ep epnhq� a 0948/09G50tiaAVtglnn alggWwo3„8/9 Z x„l azls lagel Suzanne Frank Jim Lane Vern Hart 16051 Marjan Lane 637 Frankfort Ave 16112 Marjan Lane Huntington Beach, CA 92647 Huntington Beach, CA 92648 Huntington Beach, CA 92647 I Ante Mlinarevic Occupant Ricard Rubin 8032 Sunset Circle 21100 Pacific Coast Hwy 16241 Goldenwest Street Huntington Beach, CA 92648 1 Huntington Beach,CA 92648 Huntington Beach, CA 92648 John Conrad I ' Larry Gallup David & Bobbe Mootchnik 7542 Edinger Ave. i 13776 Montego Drive 7202 Stonewood Drive Huntington Beach, CA 92647 Huntington Beach, CA 92649 Huntington Beach, CA 92647 Pam Dart Len Lichter Pintip Metanai 16672 Beach Blvd. 17111 Beach Blvd. 16091 Beach Blvd Huntington Beach, CA 92647 ' Huntington Beach, CA 92647 Huntington Beach, CA 92647 Mike Adams Diane Kim Marie Tran P.O Box 382 17701 Beach Blvd. 7561 Center Ave#18 Huntington Beach, CA 92648 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Jim& Margie Hunt Janette Ditkowsky Jeff Bergsman 16881-B Lane Freeway Industrial Park 221 Main Street#S Huntington Beach, CA 92647 2032 La Coline Drive Huntington Beach, CA 92648 Santa Ana,CA 92705 Todd Laplante Alex Wong Scott Fancett 1920 Alsuna Lane 7302 Center Ave. 8739 Hudson River Circle Huntington Beach, CA 92648 Huntington Beach, CA 92647 Fountain Valley,CA 92708 Terry Turner Larry Lepson Supinya Metanin 18425 Beach Blvd Party City 16091 Beach Blvd Huntington Beach, CA 92648 16100 Beach Blvd. Huntington Beach, CA 92648 Huntington Beach, CA 92647 Occupant Steve Dodge Occupant 19891 Beach Blvd. #140 16168 Beach Blvd, Ste. 200 7882 Aldrich Drive Huntington Beach, CA 92648 Huntington Beach, CA 92647 Huntington Beach, CA 92647 Mb A 0 G:\James\Qelja Terra CostcoWailing Labels 033010.doc label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Ave05160/8160 09 t8/09t5Wj9AV Bane algq¢dwoa.ww L9 x ww gZ lajol ap all?obp 09t8/09t5®tiaAV tlpm slggedwoo„8/5 Z x„t azis lagel Occupant ; Dick Harlow Jim& Flo Wilson 8942 Baywood Drive 1742 Main Street 16022 Marian Lane i Huntington Beach, CA 92646 Huntington Beach, CA 92648 ! Huntington Beach, CA 92647 i i Wayne Comeau April Stark John Weidhaas 18861 Beach Blvd. 6611 Lennox Drive 7151 Stonewood Drive Huntington Beach, CA 92648 Huntington Beach, CA 92647 Huntington Beach,CA 92647 Sandra Ewes Wayne Blanveit Scott Fawcett 19092 Beach Blvd. Unit#2 308 Eucina Dr 3835 Birch Street Huntington Beach, CA 92648 Newport Beach, CA 92660 Newport Beach, CA 92660 Tom Andrusky Occupant Cathy Green 5812 Trophy Drive 7872 Fox Circle#4 6151 Kimberly Drive. Huntington Beach, CA 92649 Huntington Beach, CA 92648 Huntington Beach,CA 92647 Ken Kamstra Richard Roth Judy Rinker 1050 17th Street 8821 Baywood Drive 16122 Marian Lane Denver, CO 80134 Huntington Beach, CA 92646 Huntington Beach, CA 92647 Occupant Anthony C. Rodrigo Wayne Carvalho 20701 Beach Blvd, #267 7645 Aldrich Ave 349 Elmhurst Huntington Beach, CA 92648 Huntington Beach, CA 92647 Fullerton, CA 92835 j Brian Sassounian Rick Hill Phillip Silver 21190 Beach Blvd 4255 Martinjale Way, Ste. C 111 S. Kraemer,#C Huntington Beach, CA 92648 Newport Beach, CA 92660 Brea, CA 92821 Joel Richter Bob & Elaine Thrall Mike Courtway 4000 SF Columbia Way 6861 Nyanza Drive 3462 Bravata Drive Vancouver,WA 98661 Huntington Beach, CA 92646 Huntington Beach,CA 92649 Todd Laplante Mike Rodriguez Jean Roberts 7931 Professional Circle 7800 Edinger Ave. 18900 Delaware Street#101 Huntington Beach, CA 92648 Huntington Beach, CA 92647 Huntington Beach, CA 92648 9120 6P,4-- w ovi G:\James\l3dIa Terra CostcoWailing Labels 033010.doc label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery05160/8160 pg tg/pgtg0haAysaAe alggedwoo ww Lg x ww SZ 18m l ap M6nb43 69 t8/09t5®AJaAd tgiM alggedwoa„8/9 Z x.t oils lagel o Marlene Wedner Paul Fruchbom Jim Knapp 1 6255 Greenbrier Drive 1301 Dove Street,#720 6062 Palisade Drive Huntington Beach, CA 92648 Newport Beach, CA 92660 Huntington Beach, CA 92647 i Henry Do Occupant ! ! John Weidhaas 2791 Mendoza Drive 21190 Beach Blvd 7151 Stonewood Drive Costa Mesa, CA 97676 i Huntington Beach, CA 92648 j Huntington Beach,CA 92647 I John Scandura Tang Viet Tomiko Kotanu 17492 Valeworth Circle 19771 Island Bay Lane j 15885 Gothard Street Huntington Beach, CA 92649 Huntington Beach, CA 92648 Huntington Beach, CA 92647 Philip Tophon OCCUPANT Youssef Ibrahim 7112 Bluesails Drive 7368 Center Ave 6781 Derby Circle Huntington Beach, CA 92647 Huntington Beach, CA 92648 Huntington Beach,CA 92648 Donna Christjagner Joyce Riddell Quyen Kief 16032 Marjan Lane 19891 Beach Blvd. 19771 Island Bay Lane Huntington Beach, CA 92647 Huntington Beach, CA 92648 Huntington Beach, CA 92648 OCCUPANT OCCUPANT OCCUPANT 7651 Center Ave. # 32 16072 Gothard Street 18182 Beach Blvd. Huntington Beach, CA 92648 Huntington Beach, CA 92647 Huntington Beach, CA 92648 Kerri Melnikoff Norm Bender Sunny Harper 2609 Delaware Street 10091 Beverly Dr. 7821 Essey Dr.#102 Huntington Beach, CA 92648 Huntington Beach, CA 92646 Huntington Beach, CA 92648 OCCUPANT Erylene Hume D.Turner 16652 Marjan Lane 6741 Loyola Drive 18425 Beach Blvd Huntington Beach, CA 92647 Huntington Beach, CA 92647 Huntington Beach, CA 92648 Jean Roberts Alex Wong Dan Kalmick 18900 Delaware Street#101 2101 Business Center#230 16772 Glenhaven Lane Huntington Beach, CA 92648 Irvine,CA 92612 Huntington Beach, CA 92647 PA- /0 -00/ G:Vames\BeIla Terra Costco\Mailing Labels 033010_doc label size 1"x 2 5/8"compatible with Avery 05160/8160 9M etiquette de format 25 mm x 67 mm compatible avec Avery05160/8160 09 t8/09t96F+aAy sane alq>;edwoo ww L9 x ww gZ ILuu%ap all ftb ogt8/ogtgo kaAn ytim elggedwoa„8/g Z x„t ozis iagei Joe Shaw Steve Dodge Eddie Galstian 322 3`d Street 16168 Beach Blvd#200 100 West Broadway#950 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Glendale,CA 91210 i Alex Bottom Gayla Totaro Margaret Burden 1946 Port Locksleigh 6931 Edinger Ave P® Box 1345 Newport Beach, CA 92660 Huntington Beach, CA 92647 Huntington Beach, CA 92647 I i Rod &Joanne Rasmussen Ralph Bauer � �, P.J & Pat Garcia 9152 Kapaa Drive j 16511 Cotuit Circle 8311 Bryant Drive Huntington Beach, CA 92646 Huntington Beach, CA 92649 Huntington Beach, CA 92647 I Karen Jackie Michael Finger Robert Sternberg 18652 Florida Street#300 Avalon Bay Communities 15231 Nottingham Lane Huntington Beach, CA 92648 4440 Von Karman#300 Huntington Beach, CA 92647 Newport Beach,CA 92660 Jerry Kaufman Jo-Ann W. Purcell Lindsay Parton 15432 Maryknoll Street 7251 Wellesley Avenue DJNI Development Partners, Inc. Westminster, CA 92683 Westminster, CA 92683 922 Laguna Street Santa Barbara, CA 93101 Lynda and Al Kroll Becky Sullivan Phil Dowty 15801 Dundalk Lane DJM Development Partners, Inc. Hunsaker& Associates Irvine,In( Huntington Beach, CA 92647 922 Laguna Street 3 Hughes Santa Barbara, CA 93101 Irvine, CA 92618 Keil D.1Vlaberry, P.E. 'Terry Austin Anne Mason-Arnold LLG Engineers Austin-Foust Associates, Inc. Cloud Mover 1580 Corporate Drive, Suite 122 2223 Wellington Avenue,Suite 300 7368 Center Avenue Costa Mesa, CA 92626 Santa Ana, CA 92701-3161 Huntington Beach, CA 92647 Craig Harelson Carrie Garlett Jenifer 1Vlurillo 16131 Bridge Lane PBS&J 500 N. State College Blvd., Huntington Beach, CA 92647 12301 Wilshire Blvd.,Suite 430 Suite 1080 Losa Angeles, CA 90025 ®range, CA 92858 Dave Weigel 16376 Maruffa Circle Huntington Beach,CA 92649 9/2,o/la GPI- io —oc)l G:\James\Belta Terra Costco\Mailing Labels 033010_doc label size 1"x 2 518"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery05160/8160 09 L8/09t9cjAnnV aana olggedwoo ww t9 x ww 9Z lewto}ap apnbp 0968/0915®band gl!nn alq!wdwoo„8/5 Z x u t azls lam 142 474 01 14247402 142 474 03 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#1 2"d Floor 7561 Center Ave#2 2nd Floor 7561 Center Ave#3 2"d Floor j Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 14247404 14247405 14247406 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#4 2"d Floor 7561 Center Ave#5 2"d Floor 7561 Center Ave#6 2"d Floor Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 � l j 14247407 142 474 08 14247409 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#7 2"d Floor 7561 Center Ave#8 2"d Floor 7561 Center Ave#9 2"d Floor Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 142 474 10 142 474 11 142474 12 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#10 2"d Floor 7561 Center Ave#11 2"d Floor 7561 Center Ave#12 2"d Floor Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 142 474 13 142 474 14 14247415 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#13 2"d Floor 7561 Center Ave#14 2"d Floor 7561 Center Ave#15 2"d Floor Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 14247416 142 474 17 142 474 18 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#16 2"d Floor 7561 Center Ave#17 2"d Floor 7561 Center Ave#18 2m Floor Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 142 474 19 142 474 20 14247421 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#19 2"d Floor 7561 Center Ave#20 2"d Floor 7561 Center Ave#21 2"d Floor Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 14247422 142 474 23 142 474 24 Residential Occupant Residential Occupant Residential Occupant 7561 Center Ave#22 2"d Floor 7561 Center Ave#23 2"d Floor 7561 Center Ave#24 2"d Floor - 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Occupant Occupant 7456 Edinger Ave j 7466 Edinger Ave 7470 Edinger Ave Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 I 142 511 17 345 17 212 06 1 17 212 06 1 Occupant Occupant Occupant 7480 Edinger Ave 8021 Edinger Ave#A 8021 Edinger Ave#B Huntington Beach CA 92647 Huntington Beach CA 92647 Huntington Beach CA 92647 1721206 1 1721206 1 Occupant Occupant 8021 Edinger Ave#C 8021 Edinger Ave#D Huntington Beach CA 92647 Huntington Beach CA 92647 hiqu = POW labokize 1"x 2 5%Wjjglg AVjje&10/8160 www.avery.com fi,Puv6 rirnx I:tique4ftl h 25 mm, � i� d#v!ery®5160/8160 i-2n0X,0-AVFRV ! Huntington Beach Independent has been adjudged a newspaper of general circulation in Huntington Beach and Orange County by Decree of the Superior Court of Orange County, State of California,under date of Aug. 24, 1994,case A50479. PROOF OF PUBLICATION STATE OF CALIFORNIA ) ) SS. COUNTY OF ORANGE ) am the Citizen of the United States and a NOTICE OF PUBLIC HEARING resident of the County aforesaid; I am over BEFORE THE CITY COUNCIL OF THE I the age of eighteen ears, and not a part CITY OF HUNTINGTON BEACH I g g y party NOTICE IS HEREBY GIVEN that on Monday, September 20, 2010, at 6:00 to or interested in the below entitled matter. p.m. in the City Council Chambers, 2000 Main-Street, Huntington-Beach, I am a rinei al clerk of the HUNTINGTON city council will hold a public hearing on the following planning and zoning t� zoning items: p p El1. GENERAL PLAN AMENDMENT NO. 10-001 AND ZONING TEXT BEACH INDEPENDENT, a news a er Of AMENDMENT NO. 10-001 (THE-VILLAGE AT BELLA TERRA- COSTCO) p p Applicant: Becky,Sullivan, BTDJM Phase II Associates, LLC Request: GPA: general circulation, printed and published in To.amend the size of General Plan Subarea 5A from 46.90.acres to 52.35 acres, amend the size of Subarea 5B from 15.85 acres to 10,40 acres, and the City of Huntington Beach, Count of amend the F14 Density Code for mixed-use commercial floor area ratio y (FAR) from 0.2'FAR to 0.07 FAR..ZTA: To amend the Huntington'Beach Orange, and the Zoning and Subdivision Ordinance by amending Specific Plan No. 13.- Bella State of California Terra to: a) Amend the sizes of Area A and Area B to match the General attached Notice is a true and com lete co Plan; b) Establish warehouse and sales outlets;tire sales and installations, p py and gas stations as permitted uses; c) Include associated design and as was printed and published on the development standards for the new permitted uses, and d)modify language regarding appeal process and measurement of open space. Location: 7601 I, following date(s). Edinger Avenue (between Edinger Avenue and Center Avenue, just west of the existing Bella Terra mall and just east of the Union Pacific Rail Road) j Project Planner:Jane James NOTICE IS HEREBY GIVEN that Item #1 is covered by Environmental Impact Report (EIR) No. 07-03, prepared by PBS&J, and certified'by the Planning Commission on October 14, 2008, as well as, Addendum to EIR ' No. 07-03.dated August 2010, pursuant to the provisions of the California Environmental Quality Act.,Addendum to EIR No. 07-03 is on file at the City of Huntington Beach Planning and Building Department, 2000 Main Street, on the City's website at,www.huntingtonbeachca.gov, and is September 9, 2010 I available for public inspection and comment by contacting the Planning and Building Department,or by telephoning(714)536-5271. ON FILE: A copy of the proposed request'is on file in the Planning and Building Department,2000 Main Street, Huntington Beach,California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at the City Clerk's Office on Thursday, September 16, 2010. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against'the application as outlined above. If you challenge the City Council's action in court, you may be declare, under penalty of perjury, that the limited to raising only those issues you or someone else raised at the p Y p er1 '7 public hearing described in this notice, or in written correspondence foregoing is true and correct. delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning and Building Department at 536-5271 and refer to the above.items.Direct your written communications to the City Clerk. Joan L.Flynn,City Clerk City of Huntington Beach. Executed on Se tember 9 2010 200o Main street,2nd Floor p e ' Huntington Beach,California 92648 at Costa Mesa California - (714)536-5227 Published Huntington Beach Independent September 9,2010 092-969 y r Signatu Esparza, Patty From: Flynn, Joan Sent: Monday, September 20, 2010 11:23 AM To: Esparza, Patty Subject: FW: Costco Mitigation Request From: James, Jane Sent: Monday, September 20, 2010 11:21 AM To: Flynn, Joan Cc: Lugar, Robin; Hess, Scott; Hall, Bob Subject: FW: Costco Mitigation Request This is a Late Communication for General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10-001 (The Village at Bella Terra—Costco)for the City Council meeting this evening. Jane James Senior Planner City of Huntington Beach 714-536-5596 From: Alex Wong [mailto:alex@redoakinv.com] Sent: Monday, September 20, 2010 10:46 AM To: James, Jane Cc: Iparton@parton-edwards.com; 'Murillo, Jenifer' Subject: Costco Mitigation Request Jane, As the owner of the adjacent property on the loading dock side of the future Costco, we submit the following request as several Costco-related actions go before the City Council tonight. We request that Costco's delivery trucks be required to turn off their beepers while reversing. We understand that there will be up to 7 Costco tractor trailers pulling up in the early morning hours every day, plus an unspecified number of independent vendor tractor trailers and small trucks. It would disrupt the future residents on our property to have multiple instances of beeping before dawn,with each instance lasting several minutes. We do not request any restrictions on hours, number of trucks, or any other changes to the normal operating procedures of Costco and its vendors. We do make the simple request that truck drivers hit the beeper switch when they deliver to this store. We've heard that a similar condition was applied to the Home Depot. DJM and a Costco representative understand our perspective and, during the past several weeks, have made constructive inquiries on our behalf and are continuing to do so even today. Both are copied on this email. The purpose of this email is to put our request on the record, in the event that there is no resolution or commitment is made by Costco before all the final approvals for the store are in place. Alex / 9/U Alex Wong 1 HUNTINGTON BEACH TOMORROW "Making a difference today for Huntington Beach tomorrow" P.O. Box 865, Huntington Beach, California 92648 Phone: (714) 840-4015 E-Mail: info@hbtomorrow.org www.hbtomorrow.org September 20, 2010 City Council 2000 Main St. Huntington Beach, California 92648 Subject: Costco/Bella Terra Project Public Hearing on September 20, 2010 Dear Huntington Beach City Council Members, Huntington Beach Tomorrow commends the City Council, Planning Commission and city staff for their efforts to revitalize the Bella Terra shopping center. However, we urge you to take further consideration and actions to resolve the many significant and unavoidable impacts resulting from development under this plan. These impacts as stated in the EIR are in the areas of traffic/transportation, fire services, housing/population and recreation/open space. We believe many potential mitigation measures are so costly they will never be achieved. One specific point is about an article that appeared in the OC Register on Sun. , Aug. 15, 2010 titled "Busiest Intersections Pump Up the Volume" about the 25 busiest intersections in Orange County. It said that Beach and �MeFadden ;was #1 in the. whole county, with an average of 108, 400,,°vehicles �a`day! With the new Costco at Bella Terra and all the development planned for the Beach/Edinger Corridor, the traffic on Beach Blvd. and also on McFadden Ave. is bound to increase even more. In fact, the traffic will increase throughout many parts of the city. HBTomorrow strongly recommends the City Council think about how to deal effectively with this now, as a part of the overall plan for the Costco, and not just say it is unavoidable. We understand that this project will bring much needed sales tax revenue but we believe it is the city' s duty to advise all citizens now that development under this plan means that they will experience significant traffic delays at many city intersections, every day of their lives as they travel to work or shop. It is hard to imagine that there is no realistic plan to handle the traffic increases this development will bring along with it. You will be doing the current and future citizens a disservice if you approve this project without taking some additional actions to resolve these significant and unavoidable impacts at this stage, especially regarding traffic and transportation. Karen Jackle, President X0 Zj� ��� � Flynn, Joan From: James, Jane Sent: Monday, September 20, 2010 5:10 PM To: Flynn, Joan Cc: Lugar, Robin; Hall, Bob; Hess, Scott Subject: FW: Costco Mitigation Request Attachments: Costco Site Plan Concept.pdf; Google Earth Aerial.pdf Late Communication for GPA 10-001 and ZTA 10-001 (The Village at Bella Terra—Costco)for September 20, 2010 City Council meeting. Jane James Senior Planner City of Huntington Beach 714-536-5596 From: Alex Wong [mailto:alex@redoakinv.com] Sent: Monday, September 20, 2010 4:54 PM To: 'Murillo, Jenifer'; James, Jane Cc: Iparton@parton-edwards.com; 'Dobrota,Mike'; 'Okuma,Michael'; 'Becky Sullivan'; 'Ramon Galvez-Arango'; 'Amy Freilich' Subject: RE: Costco Mitigation Request Jenifer and Jane, The Google Earth Aerial shows a combined width of about 57' for the rail and drainage channel rights of way. The distance from our property to the dock looks more like 57 +60= 117' rather than 150'. The Costco Site Plan Concept, xeroxed from the planning application and marked by hand, shows that the store building does shield the truck docks from the Sares Regis property, but not the Amstar Red Oak property. One can see from the plan that the approximate spot where the trucks will begin their reverse maneuvering is closer to our property than it is to the docks. The Noise Impact Analysis showed code compliance by analyzing the residential impact at the closest existing apartment complex, which is about 700' away, but not at our to-be-built apartment complex, which will be less than one-quarter the distance away. Perhaps the noise mitigation can become effective only when the new residential is built. Alex cAlex-Wong _ - Re40akanvestments L-LG------ _ �® AD 21€01 Busrrses.s (_,'e ier Drive. ;230 Irvine, -2 00 12 949-733-2005 f '14-342-2;02 c www.redoakinv.com From: Murillo, Jenifer [mailto:jmurillo@northwestatlantic.com] Sent: Monday, September 20, 2010 3:37 PM 1 To: 'Alex Wong'; jjames@surfcity-hb.org Cc: Iparton@parton-edwards.com; Dobrota,Mike; Okuma,Michael; Becky Sullivan (bsullivan@djmcapital.com); Ramon Galvez-Arango (rmon.galvez-arango@mulvannyg2.com); Amy Freilich Subject: RE: Costco Mitigation Request Jane, I response,to Mr. Wong's concern I would like to specify the noise mitigation measures that are currently proposed as part of the project. ® The Costco building maintains a 60-foot setback from the property line ® The RedOak Amstar property is further buffered from the Costco property by both the railroad and the flood control channel for an minimum distance of 150 feet from the loading dock to property line © The loading dock will be depressed 4 feet from adjacent grade • Costco will construct a CMU masonry loading dock screen wall that is 10-feet above adjacent driveway ® Screening trees will be placed along the loading dock wall and along the property line As noted in the Noise Impact Analysis dated May 7, 2010, all Costco operations will comply with City of Huntington Beach Ordinance (Chapter 8.40 of the HBMC). Furthermore,our Acoustical Engineer, has specifically stated that the loading dock operations, including the standard back-up beepers will comply because the warehouse building itself will shield almost all the proposed residences to provide an additional 10-15 dB of noise protection. Even without any "credit"for building shielding, there is adequate source-receiver separation to comply with the most stringent ordinance limits." Given the degree of physical mitigation and in order to assure that Costco can provide for worker safety and in light of (a)the nighttime activities that are proposed (which may make a visual signaler difficult to see) and (b)the fact that there are a variety of delivery trucks that may be utilized, including Costco and non-Costco vehicles,which may have pre-installed back up beepers which may not legally be tampered with,we do not believe that it is reasonable to condition the project to require removal of all back up alarms. We thank you for your cooperation and will continue to work with the City and the adjacent property owner to ensure that the future developments are cohesive and compatible. Jenifer Miurillo ; Real Estate Development Manager COSTCO WHOLESALE 500 i . State College Blvd., Suite 1080, Orange, CA 92858 (714) 978-5027 ; (714) 978-5021 (FAX) :jmurillo@northwestatiantic.com From: Alex Wong [mailto:alex@redoakinv.com] Sent: Monday, September 20, 2010 10:46 AM To:jjames@surfcity-hb.org Cc: Iparton@parton-edwards.com; Murillo, Jenifer Subject: Costco Mitigation Request Jane, 2 As the owner of the adjacent property on the loading dock side of the future Costco,we submit the following request as several Costco-related actions go before the City Council tonight. We request that Costco's delivery trucks be required to turn off their beepers while reversing. We understand that there will be up to 7 Costco tractor trailers pulling up in the early morning hours every day, plus an unspecified number of independent vendor tractor trailers and small trucks. It would disrupt the future residents on our property to have multiple instances of beeping before dawn,with each instance lasting several minutes. We do not request any restrictions on hours, number of trucks,or any other changes to the normal operating procedures of Costco and its vendors. We do make the simple request that truck drivers hit the beeper switch when they deliver to this store. We've heard that a similar condition was applied to the Home Depot. DJM and a Costco representative understand our perspective and, during the past several weeks, have made constructive inquiries on our behalf and are continuing to do so even today. Both are copied on this email. The purpose of this email is to put our request on the record, in the event that there is no resolution or commitment is made by Costco before all the final approvals for the store are in place. Alex Alex Wong Red Oak Investments LLC 2101 Business('enter Drive, 230 Irvine-., (A 926 1 949-733-2000 p 949-7 73-2005 f 714-342-2j02 www.redoakinv.com 3 `Fde Edx V—, Tools Add Hdp C ,W d ..� 1 {✓Hawn�y mm �e �i._pp�� ��;-� '� ��,a r °,�. p,."i '.',- .m� �__a 1 A, a" it PT t "T % Y K-1 EN t7 '41p, IU A LL�41'4 -_-,---------_77, EGINGER AVEU1JE T H E V I L L A G E A T B E L L A T E R R A C P;7'l PAV-Mk,W,INC, Flynn, Joan From: James, Jane Sent: Monday, September 20, 2010 4:45 PM To: Flynn, Joan Cc: Lugar, Robin; Hall, Bob; Hess, Scott Subject: FW: Costco Mitigation Request Late Communication for GPA 10-001 and ZTA 10-001 (The Village at Bella Terra—Costco) for September 20, 2010 City Council meeting. Jane James Senior Planner City of Huntington Beach 714-536-5596 From: Murillo,-Jenifer [mailto:jmurillo@northwestatlantic.com] Sent: Monday,September.20, 2010 3:37 PM To:,-'Alex Wong'; James, Jane Cc: Iparton@parton-edwards.com; Dobrota,Mike; Okuma,Michael; Becky Sullivan (bsullivan@djmcapital.com); Ramon Galvez-Arango (ramon.galvez-arango@mu Ivan nyg2.com); Amy Freilich Subject: RE:-Co§tco-Mitigation Request Jane, I response, to Mr. Wong's concern I would like to specify the noise mitigation measures that are currently proposed as part of the project. • The Costco building maintains a 60-foot setback from the property line • The RedOak Amstar property is further buffered from the Costco property by both the railroad and the flood control channel for an minimum distance of 150 feet from the loading dock to property line • The loading dock will be depressed 4 feet from adjacent grade • Costco will construct a CMU masonry loading dock screen wall that is 10-feet above adjacent driveway • Screening trees will be placed along the loading dock wall and along the property line As noted in the Noise Impact Analysis dated May 7, 2010,all Costco operations will comply with City of Huntington Beach Ordinance (Chapter 8.40 of the HBMC). Furthermore, our Acoustical Engineer, has specifically stated that the loading dock operations, including the standard back-up beepers will comply because the warehouse building itself will shield almost all the proposed residences to provide an additional 10-15 dB of noise protection. Even without any "credit"for building shielding,there is adequate source-receiver separation to comply with the most stringent ordinance limits." Given the degree of physical mitigation and in order to assure that Costco can provide for worker safety and in light of (a)the nighttime activities that are proposed (which may make a visual signaler difficult to see) and (b)the fact that there are a variety of delivery trucks that may be utilized, including Costco and non-Costco vehicles,which may have pre-installed back up beepers which may not legally be tampered with,we do not believe that it is reasonable to condition the project to require removal of all back up alarms. We thank you for your cooperation and will continue to work with the City and the adjacent property owner to ensure that the future developments are cohesive and compatible. 912,4/rD sJe`nifer_Murillo 1 Estate Development Manager %COSTCO-WHOLESALE - -5 6 N. State College v-d,, S ite 1080. Orange, CA 92858 (714) 97 -5027 ; (7 ) 97 -50 '1 (FAX) :jmurillo@northwestatlantic.com From: Alex Wong [mailto:alex@redoakinv.com] Sent: Monday, September 20, 2010 10:46 AM T®:jjames@surfcity-hb.org Cc: Iparton@parton-edwards.com; Murillo, Jenifer Subject: Costco Mitigation Request Jane, As the owner of the adjacent property on the loading dock side of the future Costco,we submit the following request as several Costco-related actions go before the City Council tonight. We request that Costco's delivery trucks be required to turn off their beepers while reversing. We understand that there will be up to 7 Costco tractor trailers pulling up in the early morning hours every day, plus an unspecified number of independent vendor tractor trailers and small trucks. It would disrupt the future residents on our property to have multiple instances of beeping before dawn,with each instance lasting several minutes. We do not request any restrictions on hours, number of trucks,or any other changes to the normal operating procedures of Costco and its vendors. We do make the simple request that truck drivers hit the beeper switch when they deliver to this store. We've heard that a similar condition was applied to the Home Depot. DJM and a Costco representative understand our perspective and, during the past several weeks, have made constructive inquiries on our behalf and are continuing to do so even today. Both are copied on this email. The purpose of this email is to put our request on the record, in the event that there is no resolution or commitment is made by Costco before all the final approvals for the store are in place. Alex Alex Wong Red Oak Investments LLC 2101 F3u.sirwss C enier 1)rh e. !30 949--73 3-2000 p 949-33 3-2005 f www.redoakinv.com 2