Loading...
HomeMy WebLinkAboutFile 1 of 2 - The Village at Bella Terra - Public Hearing to Jv a 0 `t_y0 Ifl CI O H NT1 GTON ACH Inter-Depart ent CO munication Planning and Building Department TO: Honorable Mayor and City Council Members VIA: Fred Wilson, City Administrator FROM: Scott Hess, AICP, Director of Planning and Buildi 4lif-) DATE: August 5, 2010 SUBJECT: THE VILLAGE AT BELLA TERRA—COSTCO ADDENDUM TO ENVIRONMENTAL IMPACT REPORT NO. 07-03 The, 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. 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 sales/installation 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. The public hearing for the revised plans is scheduled for the August 24, 2010 Planning Commission meeting. 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 in the attached report documents that an Addendum is the appropriate level of CEQA review for the revised project_ 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. Ix 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. Pursuant to CEQA, Addendum EIRs are provided for informational purposes. They do not require approval via a public hearing but, rather, are provided to the decision makers for their consideration as background information. Addendums are not circulated to the public for comment nor do they have a public comment period. Neither the Planning Commission nor the City Council will need to act on the Addendum, but both need to consider it in its actions on the revised project. We are therefore providing the Addendum to you in advance of the staff report for your convenience. Given the past interest in this project, staff is posting the Addendum on the City's website for informational purposes only, effective August 3, 2010. in addition, the Addendum is available at the Planning and Building Department and City Clerk's office. Finally, we will include an informational item in the City Administrator's Weekly Newsletter. If you have any questions please contact Jane James, Senior Planner at 714-536-5596 or via email at jjames@surfcity-hb.org. SH xc: Planning Commission (memo only) Bob Hall, Deputy City Administrator Department Heads (memo only) Mary Beth Broeren, Planning Manager Jane James, Senior Planner Jan Richards, Administrative Assistant Cathy Fikes, Administrative Assistant Kellee Fritzal, Deputy Director Economic Development Bob Stachelski, Transportation Manager Debbie DeBow, Acting Principal Civil Engineer Bob Milani, Associate Civil Engineer Darin Maresh, Fire Development Specialist City of Huntington Beach 0 ee a.: 2000 Main Street a Huntington Beach, CA 92648 OFFICE OF THE CITY CLERIC JOAN L. FLYNN CITY CLERK NOTICE OF ACTION THE VILLAGE AT BELLA TERRA November 25, 2008 Lindsay Parton BTDJM Phase It Associates, LLC 922 Laguna Street Santa Barbara, CA 93101 APPLICANT: Lindsay Parton, BTDJM Phase II Associates, LLC SUBJECT: Public Hearing to consider the adoption of Resolution No. 2008-69 approving General Plan Amendment (GPA) No. 07-001; Resolution No. 2008-70 approving an amendment to Specific Plan No. 13 (Zoning Text Amendment (ZTA) No. 07-002); and, approve CEQA Findings of Fact with a Statement of Overriding Considerations (Environmental Impact Report (EIR) No. 07-003) for The Village at Bella Terra (the former Montgomery Ward retail store and associated auto repair facility located between Edinger Avenue and Center Avenue, just west of the Bella Terra development.) REQUEST: To amend the General Plan Use Map on 15.85 acres from the current 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] to CR-F2-sp-mu (F14) (Regional Commercial-0.5 FAR-Specific Plan Overlay-Mixed Use Overlan-1.75 FAR with limitations) designation. The General Plan Amendment also allows horizontal in additional to vertically integrated mixed use (commercial, entertainment, restaurant, multi-family residential, offices), increases the allowable density and intensity, and increases the maximum number of stories from four to ten. The request also includes an amendment to Specific Plan No. 13 to allow residential uses and establish residential design and development standards. LOCATION: 7777 Edinger Avenue (between Edinger Avenue and Center Avenue, west of existing Bella Terra development and east of Union Pacific Rail Road) PROJECT PLANNER: Jane James Sister Cities: Anjo, Japan ® Waitakere, New Zealand (Telephone:714-536-5227) A Public Hearing was held on November 17, 2008 to consider your request and the following action was taken by the Huntington Beach City Council: 1) Approved General Plan Amendment No. 07-001 for Option 1 by adopting City Council Resolution No. 2008-69, "A Resolution of the City Council of the City of Huntington Beach, California, Approving General Plan Amendment No. 07-001;" and 2) Approved as Amended Zoning Text Amendment No. 07-002 with findings for approval by adopting City Council Resolution No. 2008-70, "A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to Specific Plan No. 13 (Zoning Text Amendment No. 07-002);" and 3)Approved CEQA Findings of Fact with a Statement of Overriding Considerations — Environmental Impact Report No. 07-003. Enclosed are the Findings for Approval for Zoning Text Amendment 07-002, City Council Action Agenda for November 17, 2008, and copies of the City Council Resolution Nos. 2008-69 and 2008-70. If there are any further questions, please contact Jane James, Senior Planner at (714) 536-5596. Sincerely, n L. Flynn, CIVIC City Clerk JF:pe c: Scott Hess, Director of Planning Jane James, Senior Planner Attachments: Findings for Approval for ZTA 07-002 Action Agenda for 11-17-08 Resolution Nos. 2008-69 and 2008-70 NOA-GPA 07-001 ZTA 07-002 FINDINGS ZONING TEXT AMENDMENT NO. 07-002 FINDINGS FOR APPROVAL—ZONING TEXT AMENDMENT NO. 07-002: 1. Zoning Text Amendment No. 07-002 amends the HBZSO by amending Specific Plan No. 13 to establish residential uses and 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 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 the development standards ensure a transition in height from the lower buildings along Edinger Avenue to the highest structures on the northern portion of the site. This height is compatible with and not out of character with the Towers at Bella Terra across Center Avenue and the recently approved The Ripcurl to the west. Other development standards, also contribute to the project's compatibility by ensuring adequate common and private open space, setbacks, and landscaping for a combination 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, 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, such as maximum building height, front setbacks along Edinger Avenue, minimum unit size, and minimum common and residential open space, 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, and play. Specifically, implementation of a future 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. 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, E1R No. 07-003 contains a complete analysis of the project's expected demands for utilities and public services and demonstrates adequate provisions to meet the project's needs. NOA-GPA 07-001 ZTA 07-002 RESOLUTION NO. 2008-69 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 07-001 WHEREAS, General Plan Amendment No. 07-001 proposes to amend the Land Use Element of the City's General Plan to redesignate an approximate 15.85 acre piece of real property located on the north side of Edinger Avenue west of the existing Bella Terra development and east of the Union Pacific Railroad Line in the City of Huntington Beach, as more particularly described as Exhibits "A" and `B" attached hereto, from 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/acrej) to CR-F2-sp-mu-(F14) (Regional Commercial-0.5 FAR-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0 2 f C1/45 du/acrel). The amendment also includes modifying Subarea 5A of the Community District and Subarea Schedule of the General Plan to differentiate the subject site from the existing Bella Terra mall development, allow horizontally integrated mixed use, and increase the number of stories from four stories to six stories. A copy of the proposed amendment to the City's General Plan is attached hereto as Exhibit "C" and incorporated herein by this reference. Pursuant to the 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. 07-001 and recommended approval of said entitlement to the City Council; and Pursuant to the 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. 07-001; and The City Council finds that said General Plan Amendment No. 07-001 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: SECTION 1: That the real property that is the subject of this Resolution (hereinafter referred to as the "Property") is generally located between Edinger Avenue and Center Avenue, 08-1877/27765 2 1 Resolution No. 2008-69 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, incorporated by this reference as though fully set forth herein. SECTION 2: That General Plan Amendment No. 07-001, which amends the General Plan Land Use Designation for the Property from CR-F2-sp-mu-(F9) (Regional Commercial-0.5 FAR-Specific Plan Overlay-Mixed Use Overlay-1.5 FAR [MU-0.5{CJ/25 du/acre]) to CR-F2- sp-mu (F14) (Regional Commercial-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU- 0.21C)/45 du/acrel) and the modifications to Subarea 5A of the Commwu'ty District and Subarea Schedule, attached hereto as Exhibit "C" and incorporated herein by this reference, is hereby approved. The Director of Planning 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 Department. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 17th day of November , 2008. ff Mayor REVIE D APPROVED: APPROVED AS TO FORM: it ma'w�_ — City t strator li;ty Attorney INITIA D AND APP ROVED: Planning Dir for ATTACHMENTS Exhibit A: Legal Description Exhibit B: Sketch Exhibit C: General Plan Changes 08-1877/277652 2 Resolution No. 2008-69 Resolution No.2008-69 EXHIBIT"A" LEGAL DESCRIPTION OF BELLA TERRA—PHASE 11 In the City of Huntington Beach, County of Orange, State of California, being all of Parcel 1 of Parcel Map No. 86-200 as per map filed in Book 255, Pages 40 through 45, inclusive of Parcel Maps in the office of the County Recorder of said County, together with a portion of Parcel 9 of Parcel Map No. 2003-163 as per map filed in Book 358, Pages 1 through 9, inclusive of said Parcel Maps, described as follows: Beginning at the northwest corner of said Parcel 1; thence along the northerly lines of said Parcels 1 and 9 South 89°32'06" East 561.33 feet-, thence leaving said northerly lines South 0°27'54" West 277.78 feet to a tangent curve concave easterly having a radius of 30.00 feet; thence southerly along said curve 15.90 feet through a central angle of 30°22'13',- thence tangent from said curve South 29°54'19" East 52.93 feet to the general northerly line of said Parcel 1; thence along said northerly line South 89°32'06" East 31.21 feet to the easterly line of said Parcel l; thence along said easterly line South 0°27'54" West 11.16 feet; thence leaving said easterly line South 89°32'06" East 171.76 feet to a point on a non-tangent curve concave easterly having a radius of 450.00 feet, a radial line to said point bears North 75°15'25" West; thence southerly 368-66 feet along said curve through a central angle of 46°56'23"; thence tangent from said curve South 32'11.'48" East 48.35 feet; thence North 89°32'06" West 408.17 feet to the easterly line of said Parcel 1; thence along the easterly, southerly and westerly lines of said Parcel 1, the following three courses: South 0°27'54" West 376.50 feet, North 89°32'06" West 466.61 feet and North 0°16'24" East 1,120.82 feet to the Point of Beginning. As shown on Exhibit "B" attached hereto and by this reference made a part hereof. Containing an area of 15.854 acres, more or less_ LAND s�'QG o Larry E.Rush 70 Larry Ell n Rush, L.S. No. 4356 EV COMM License Expires: June 30, 2009 Date- No. 4356 \Q August 18,2008 9� �� WO No. 3337-1X aF CAS\F� Page 1 of l H&A Legal No_7217 By:L. Rush Checked By: R. WilIiatnslir Resolution No. 2008-69 Resolution No. Z0O8'69 ~ ' Resolution No. 2008-69 EXHIBIT „B„ Sketch to Accompany Legal Description CENTER AVENUE SOUTHERN CALIFORNIA EDISON RIGHT OF WAS' P.O.B. NW CORNEP. { PARCEL 1 a N ! A=3G°22'13" R=30.00'L=15-90' j S89`32'06"E { 00 cli N75°15'25-W f -- -RA ---- O _ } `fly`fl L____ --••- _ o n 1S — u o a �Cr- <1 Zo 00 ! o J ' n - _ N89°32'06"W 408-17' O N89°32'06'W 466 61' - ED3NGER AVENUE --- --- --� HUNSAKER, & ASSOCIATES O�® ! R v I N f I N C EXHIBIT PLANNING ENGINEERING SURVEYING Three Nu6.he •mine, CA 92618 .eR(949)583.1010 -FX:(949)583-0759 CITY OF HUNTINGTON BEACH,COUNTY OF ORANGF—STATE OF CALIFORNIA All - - - eY T- VO eya L. RUSH SCALE: 1"= 200' W.O. 3337-1X "`E (:\BELLA TERRA\LD\7217\Sht02-dwg H&A LEGAL No_ ;7217 1 SHEET 2 OF 2 m. Resolution No. 2008-69 Resolution No.2008-69 GENERAL PLAN LAND USE ELEMENT EXCERPT 'FABLE LU-2b(cola.) Land Use Density and Intensity Schedule Density CategoEy Permitted Densi llnteusi 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. -F 14 Bella Terra Area B. Maximum total building area floor area ratio of 1.75, maximum commercial building,floor area ratio.of 0.2(1.38,085 commercial square feet and maximum 45 dwellin units eracre 113 residential units MIXED The densities/intensities of commercial and residential uses are indicated by an FAR USE-NORIZON`T 9 L 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. Resolution No.2008-69 TABLE LU-4 (font.) Community District and Subarea Schedule Subarea Characteristic Standards and Principles 4.1 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 adjacent properties as Regional Functional Role a key focal point of regional commerce. "Core" 5A Permitted Uses Category: Commercial Regional("CR") Bella Terra Region-serving commercial uses permitted by the "CK' land use category Area A and mixed-use structures vertically-integrating housing with commercial uses permitted by the"-mu"overlay. Density/lntensity Category: "-F2" • Height: four(4)stories Design and Category: Mixed Use(-mu);Specific Plan(-sp) Development O Require the preparation of and development m conformance with a specific or master plan. • Design and site development as a cohesive and integrated center and as stipulated by Policy LU 10.L 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 use category Area a and mixed-use structures vertically-integrating and horizontally-intg�ting housing with commercial uses permitted by Specific Plan No. 13. Density/Intensity Category: "-F14" • Height: maximum of six(6)stories_-see Specific Plan No. 13 for further restrictions on height Design and Category: Specific Plan -s Development • Require the preparation of and development in conformance with a specific or masterplan. • 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 Edinger Street frontage. • tdement extensive streetscape improvements along the Edin e r Street frontage. ® Promote the economic enhancement and revitalization of Bella Terra. Y Res. No. 2008-69 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 November 17, 2008 by the following vote: AYES: Hansen, Hardy, Bohr, Cook, Coerper, Green, Carchio NOES: None ABSENT: None ABSTAIN: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California a X RESOLUTION NO. 2008-70 A RESOLUTION OF THE CITY COUNCIL. OF THE CITY OF HUNTINGTON REACH APPROVING AN AMENDMENT TO SPECIFIC PLAN NO. 13 (ZONING TEXT AMENDMENT NO.07-002) WHEREAS, Zoning Text Amendment No. 07-002 has been prepared and analyzed in the Planning Commission Staff Report dated October 14, 2008; and Zoning Text Amendment No. 07-002 is a request to amend Specific Plan No. 13 - Bella Terra to establish residential design and development standards on an approximate 15.85 acre parcel of land within Area B of the Specific Plan, located between Edinger Avenue and Center Avenue, west of the existing Bella Terra development and east of the Union Pacific Railroad; and The Planning Commission is required to make a recommendation to the City Council on the amendment to the General Plan pursuant to California Government Code Section 65354; and The Planning Commission held a public hearing pursuant to Government Code Section 65353 on October 14, 2008 to consider said Zoning Text Amendment, NOW, THEREFORE, RE IT RESOLVED that the City Council of the City of Huntington Beach finds as follows: SECTION 1: The amended Specific Plan is consistent with the adopted Land Use Element of the General Plan. SECTION 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. SECTION 3: The deviations from the base district provisions that otherwise would apply are justified by the compensating benefits of the Specific Plan; and SECTION 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. SECTION 5: The Specific Plan No. 13, attached hereto as Exhibit "A" and incorporated herein by this reference, is hereby adopted and approved. 08-1877/27766 2 1 Resolution No. 2008-70 K PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting held on the I7th day of November, 2008 r Mayor REVIEW A D APPROVED: APPROVED AS TO FORM: 1 � t� City i tstrator Attorney � 1,)ff�1;.36.4v� Q IA LED AND APPROVED: Plann ng Director ATTACHMENTS Exhibit A: Specific Plan No. 13-Bella Terra 08-1877/27766 2 2 EXHIBIT A SPECIFIC PLAN NO . 13 sl% !s '�3 t, 4 y •�° ++n,r�� r„J'nY".� ° +s.,,i '� �w s�•y r cu"a'r'!`<w.wvs .SH' . ,,,Y. •M«.v^¢•%1 x✓^' '" y - f s t/�, i tool smM ,m,. � "9.� X A ' rr r. _' �e� s�y f�tK' �,',,,'C� µy� »✓ r„/ : �A .. Pr 4h,,, �Rfr- ,. t 1 y> s,Y s a t s 4 A 77 ✓S i s`3 { ,ri 1X,� 1-!r F a a ,� s ..r � i £ ➢ � y n ! aFr NT.. >• nM1'i4a. 'WJ ,y. � \ si l �, s r i': ,iy "�`' ✓z^w� i�i -eat''* '� 1 al ""3•a 'ark r .�" l mWWWs now s `�` � a 4>r��` 1 9n z n$� �„zu a i+. : k.m - £4�,�K q�C�`.✓dll r• t�dr : �{,,,,,,,,�� s�pyyy .l�e�,, .• s 9ts a£a d $ + km 4 � N��r.� a' � 3. 4( iY IS ,�ry{�E, �.y e j �y •�: e4 � :, ':' ,,.:. ._� ,,', z:. 1✓4�� ,s��} t �4''S�t `.� s� �rS'� a'�Sw �r;"����+� � �`a`fit ,w� ,yy Y 1 k t 5 P s45 �` r { J Y✓Y Ud°" l.f tN s ° a. f�a7z1 :s ''aTy{s raf 1� '� �a9 .�R ✓ �`. `' ',+" `` '��,.*t atp v> nr r t � 1� f`4.!7� sf ga�v?uz�� i 7r�� '� �k+� xak> ,�� d'� ka� .,✓ -CSt�'t al i .®N�;y/��h ,! '� � � $i��gY.rt�^9� 1 4 *'k�r ■ k, � ,vF :. F �4I�tbJk E5 t "'F.. Y t ui } y �.S ty '.1 ;r ,. „Zr.••..; " yNMI Rim n 3'i ✓ '� �� "�'1r1�¢�$j i�� ys`� R �nfi���,gi";� 2✓ � s�M f i} _/i�S a. � +&` "� ws �% �t;. Bella Tema City Of Huntington Beach SPECIFIC PLAN NO. 13 Prepared by City of Huntington Beach Planning 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 Bella Terra Specific Plan 2 November 17, 2008 TABLE OF CONTENTS 1. INTRODUCTION 3,4,7 Landscape Guidelines 73 1.0 Purpose and Intent 6 :3.4.3 SiSnay (4ddclincs 78 1.1 Authority and Proc•edorrs 7 1.2 scope and Format S 4, DEVELOPMENT REGULATIONS I,:� Project Area Description 10 4,0 Purpose 5C, 1.4 General Plan hesiL;nation 1 i 4.1 uener;rl Provisions so 1.:") Zorning Provisions 16 4.2 Definitions 81 1,E; State Mandated Requircmettts I 4,:3 Dcvelopment Standards Arc;a A 8:3 I Permitted ltscs S:� 2. IMPLEMENTATION 4,:3.2 Intensify S:i #, „3 I3uildin,5 iIciSht t ;i 2.0 Administration 1 to 4. 4 Setbacks K 2.1 Dcvelopment C'onstrurtiort 11111 1;a 4. „ L,,indscapin� 3:� 2.2 Methods and Procedr.ircs ZU 4,:4.G Si,tins K:3 2,:� Sitc Plan Review 20 4.:�.7 11tin�5 H4 2,4 Parcel Maps 21 41:<,s Parki 57 2,7) Reuse/Change of t`sc Review 22 4 Parkins Struclures ti7 2,E> I;nvirortmental Determination ';� 4. .10 Drive-'1'Itrou�4h bakery hK 2.7 Rrqucst for Deviation >:� 4.4 DevClopmwnt Slandar�ds Area R 39 2,S Specific Plan i\mendrncnt w'4 4.4. 1 Permitted i'.sc.ti 2,9 SCv%�ra IL)iIIty 24 4.4.2 lratensity K'3 4,4..3 RuildinS Ileitiht ` 9 3. DEVELOPMENT CONCEPT' 4.4,4 Setbacks 8!) s.0 General Development Ilan 28 4,4.;� Landscapin 89 :3,1 Pedestrian Plaza and Walkways ;32 4.4.6 SiKns 39 Circulation Plan :34 4.4.7 I,i� Itiin� H`a Public Facilities 7 4,4,8 Minimum Dwc11M, Unit Size 901 4 Desiyn C,uidelines 42 4.4.9 Common Residential Recreation Areas 1)0 4,1 Projccf Area t'14raact(r 4 4.4.10 Sustainable or "Gr'een" Sui,din,� :10 :3.4.2 Site Plannin�;Guidelines 44 4,4,1 I A('fordable Ilousing 90 4.:3 Common Area Guidelines 4h 4.4,12 Parkin{ 94 a.4.4 Architectural Guidelines Area A 4,4,I:� Parking Strurfaures `)4 ;�,4,5 Architectural C3uidelines Area R 67) 4,4,14 Reciprocal Access `�4 :3.4,G Nonconforming PuildinXs and Uses 4.7, Temporary and Seasonal Events tt7) Areas A and 13 68 Bella Terra Specific Plan 3 November 17, 2008 List of Exhibits Exhibit I vicinity N1aps I l Exhibit 2 Aerial Photograph 12 Exhibit .�A Area A Current Conditions 2G Exhibit :3B Area A and B 27 Exhibit 4 Pedestrian Flaza/Walkways Flan y 1 Exhibit 5 Circulation Flan :3:3 Exhibit G Common Area Locations 47 Exhibit 7 Color and Materials of Common Areas 51111 Exhibit S Typical Tenant Storefront 64 Exhibit f> Landscape Corwept I'lan 72 Exhibit 10 Plant Materials Palette 75) Exhibit I lA Permitted Uses Chart Area A 84 Exhibit 12 Development Regulations Chart Area A 87) Exhibit 1;3 Parking Standards and Details RG Exhibif 14 Permitted Uses Chart Arca B `r 1 Exhibit 17 Development Regulations Chart Area 13 `)2 Exhibit I G 'Temporary and Seasonal Events Chart 915 APPENDICES A Ugal Description I1 - General Plan Consistency C - FIR No. 07-003 Ntiiigation Monitoring and Reporting Program Bella Terra Specific Plan November 17, 2008 INTRODUCTION p { Y i f ems: t iit " r"r y n p( imon vV 1"';,� IN f W I P 3�1T Bella Terra Specific Plan 5 November 17, 2008 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 694,422 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. The current project renames the Specific Plan to Bella Terra, modifies the allowable uses on the vacant 13 acre 05 acres after a future lot line. adjustment) portion, and plans for the redevelopment of that site accordingly. 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 reside ntial,_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 (Yxhibit 3B). 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 [CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 210833 The original Specific Plan for Bella Terra Area A (The Crossings at Huntington Beach Specific Plan) was exempt from preparation of an environmental Bella Terra Specific Plan 6 November 17, 2008 assessment until a site plan was submitted for approval by the City. A site plan was approved, an enviromnental 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.) an EIR was prepared to analyze and mitigate significant environmental impacts created by this Specific Plan as amended for Bella Terra Area B, as well as the concurrently processed General Plan Amendment. To the extent that prior• environmental documentation for the City's General flan 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), 21 166). The EIR identifies and imposes mitigation for significant impacts caused by the project as proposed. 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 nieet the needs of a specific area, Local planning agencies or their legislative bodies may designate areas within their jurisdictions as ores for which a Specific Plan is "necessary or convenient" (Government Code Section 65451 ), 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 recom file nded 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 Erivirornmental Quality Act (CEQA) and the. State's Environmental Impact Report (EIR) guidelines, If the initial environmental review shows Bella Terra Specific Plan 7 November 17, 2008 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 2108,�, (b)), In the case for Bella 'Terra Area B. an EIR has been prepared and is being processed concurrently with the Specific: Plan as amended and General Plan Amendment. 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 oil 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 Oric is the Introdi4ction 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 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. Bella Terra Specfflc Plan 8 November 17, 2008 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 TIII'ee 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 Flail. The Appendix includes the Legal Description of the site, a General Flan Consistency analysis and a Mitigation Monitoring and Reporting Program. a 41 WK.IN �"'`{t.-i � t. .+M1 +M✓�if:$,jti,Nyf{ ^'1..y3 1�; a 7hr vi�t��c�fCi:'rlfury Vi'oi,vfCI1terfrom din. rrAvenue I�tr�<�tlet'<andArrrphitJtr�ter Bella Terra Specific Plan 9 November 17, 2008 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 48 acres in size. Area A is developed with regional commercial uses. Area B represents the remaining westerly portion of the site, approximately 15 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. Beira Terra Specific Plan 10 November 17, 2008 �S n: ®PASADENA 170 0 ® LOS ANGELES SANTA MCNICA pbgI ao Bolsa Ave. � ��'� Los ANGELES �s+ INTERNA71ONAL co AIRPORT LONG o ® BEACH ANAHEIM McFadden Ave. TORRANCE AIRPORT GARDEN 9 Golden ® GROVE West4The nter Ave LONG ® n College BEAC TAO LONG BEACH/ SANA ANA LONAR80R ANGELES�°�T�®� IRVIN Edinger ro HUNTINGTONBEACH JOHNWAYNE sings o ngton NEWPORT BEACH ORANGE A AIRPORT cC Beach 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 across from the rail line is designated commercial. Bella Terra Specific Plan 11 November 17, 2008 n� �w<..� ry...w�k kv ?ft,sr. � 14 Vbf'v 14,+s.; j'R"�m : �`,pz � 5, `z�td`*pG..,i„ •� � "y3i '`'�.a t �e. � i x F� r 's �: fi yx , f C„ 4'�y4 eL , fit t i I �. y��4rt n t,l •1} t t`,�2, , d $� €- 9' ^5a v R , eryr5� ' / ' e � t �dY" � t BvEi { ✓ � v } �� City 5 K-cS, Y' 999} o�° km:m,., 4 . � da �h :",��� t i��.�➢� t 'P' 4g y� 4� ^u.M;: T s '�y. K.. &1i'^ox--. � Y '�$ # k Awl'. ro s '.CtP.. ' M PIC +ft+teaj�L -. y s f 't H..✓ s2 r+� a s'Yr F i {ice vs A. ' i 6 a �� �a' € r. :i s.. •k ° M � �x�1 rht �g r � .ave `.1 y�,^+ � : @@� '�h fi...�� sr2 r_C� e �,rs .. � Fgis ..h. � °+ _9�. i�1+, � .!��," � � mv' ,l,A►1�,.fx»xi,r��{>, ;�ya3;pV i.. _ s _ .2 � *o':'e r y+ �iv.� ,!�-.a �.. � •r. .". :gar :, � .. i, � ., V:':' ..� .., � �a�.Ymt ku' • • r 1.4 GENERAL PLAN DESIGNATION The Bella Terra Area A is currently designated as CR-F2-sp-tnu(F9)-Conzntercial 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-172-sp-niu (F14), The newly established F14 FAR category specifies an overall maximurn mixed use building area FAR of 1.75, a maximum commercial FAR of 0.2 and a maximum of 45 du/ac, which would permit a maximum of 713 residential units and 138,085 sf of commercial uses. 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 band 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 oil any elevation above the second floor above grade; c. Siting of a portion of the buildings in proximity to their priillary 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 November 17, 2008 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. O-LU 1, I-LU 4, 1-LU 5, 1-LU 7, I-LU10 and 1-LU 13) Bella Terra Specific Plan 14 November 17, 2008 f , � h Y Vic LY of Pcel s Coffee and-T-Mobile 11ie w of Kohl'., Belle Terra Specific Flan 15 November 17, 2008 1.5 ZONING PROVISIONS Bella Terra's land use designations are governed by this Specific Flan (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, restaurant, office, and mixed-use high density residential, and service businesses. 'Filee site is also within a sub-area of the nierged 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 694,422 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-Lase 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 rtleasures include. Regulatioli XV, a which requires employers of more than one limidred (100) persons to prepare trip reduction plans, and a requirement forjurisdictions to prepare an air quality component in the Genel'al Plan. The City of Huntington Beach is subject to all local jurisdiction requirerzlents se.t forth by the. AQMP. The City has adopted an Air Qtaality Element and Transportation Demand Management ordinance, which incorporates AQMP measures.. Bella Terre Specific Plan 16 November 17, 2008 Congestion Management Plan The Congestion Management Plan (CMP) is required by Assembly Bill 471 (Proposition 1 11), 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, managenient, 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 (TPM) measures are generally directed at increasing auto occupancy, decreasing peak hour usage, and managing demand for transportation facilities. The City's TPM Ordinance is part of its compliance with the Growth Management Plan, Development owners, operators and tenants will be required to implement the City's TPM Ordinance. Bella Terra Specific Plan 17 November 17, 2008 „:.:,.> g ,.a,ry r t '�'•v ..;a �,� -m. 'x.w+�'.”. ,�. :.�,. °"�'�' Vr' (�-.,,,...n, .� _'ySs".. } ;:...�v'v :'..„.y a�'4�.. .>;:'. e �::, ��` �; ':r ��". a Ys 1,'{„� s&n..,- a�k.` �S .. y5'S.Fti., �y+ 'f,':, r ,�,k- s'ka.r uW,�i� "'L v r r:��r.4 �l...5. '•: .. :,.T.R Aa. .�vrf q„1. ..i°Eti��^.� ��.N ,'a...� n•.,�, ��' s� '��..x�t�. ,a k. tr'.:.. .1 +.}k..1, er, ).t: 6A3 v Al:a, vi a i F,,,S t +?:++» n:f,::� �, � T,�b'.� 5,t� b .�' �'^ 'F.• s... .ak' f$�3 �,:,:,5��t v,��a:i 5,� 4nl>9' "a_ 3 .;fi s. x:d�� 't' st.�w) �,.;: ,?�. -: /d. vv}1+�:rr,•. .o.: �, z 'Y ��,�: F r aM �;;� � � ad� p. t.r,rat; ' a +� � � IMPLEMENTATION �_. � ,.e r`E t- ..g"� fii-,a�S.a 4� _gym„`�'{ � ,v^��x a 'a$ '> �r ';',�''aO�f�L,..:v+ re�"9 ar <a;S:e t,�,,, a�tq.,f. r r a✓ > r +� a: z:�.3y��r�4✓3".�aYr vx�9r��,�.� t,��,, ��at a ;.: ,��„ � t s ��� ��3 ,.,'s c �fv.:. ;:a t 2', •s: t a 4 H ' Yl�%,'Prg' s . i Y ,k F V� AIw,' .,-,i .r. •- td;^s F^t a` rya:' �a•.tl a,'r` ,snA• }.�j "' i ` i 1 tt. n J, FkE.'Si., , ;fl•av�'� ".."r^V Yt`� � yGi VeN�,Rt �{� I,h .�� S �, �R„���R'�. _. T S 5+f. F, Section Two Bella Terra Specific Plan 16 November 17, 2008 IMPLEMENTATION 2.0 ADMINISTRATION The City's Planning Director 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 Planning Director 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 /oz, text, and determination of similar land uses as described on Exhibit 1 1A 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 Planning Director-shall be final, except that in the Area of the Specific Plan described as Area B, the Planning Director's decision shall be final unless appealed to the City Council by the applicant or a City Council meniber within ten calendar days of written notification by the Planning Director. 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 reniain; however, additional enhancements (such as Bella Terra Specific Plan 19 November 17, 2008 landscaping) may occur to link the two areas together, The demolition, infrastructure and utility work of the new construction; within Area B will be scheduled and built such that the remaining center remains in operation with minimum inconvenience to the remaining tenants. Area B construction is anticipated to take 18- 4E months from start of demolition, 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, Tile 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; ether plans may be required depending cn 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 avid structtu•es or1 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 oil 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. Della Terra Specific Plan 20 November 17, 2008 The Planning Director 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 Planning Director 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 Planning Director shall be final unless appealed to the City Council by the applicant submitting a Site Plan Review application or for the Area of the Specific Plan described as Area B appealed to the City Council by the applicant or a City Council tliembe.r, within ten calendar days of action of written notification by the Planning Director. 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 nummuni 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. Planning Director, 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 November 17, 2008 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 Planning Director and the City Engineer, with written notification to the Citv 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 Planning Director 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; grid ® The site is physically suitable for the type and density of development proposed; and v The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably in Lire fish or wildlife or their habitat; and • The design of the subdivision or the type of improvement will riot conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision uriless alternative easements, for access or for use, will be provided. The action by the Planning Director shall be final, except that in the Area of the Specific Plan described as Area 5, the Planning Director's decision 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 Planning Director. 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 Department. The additional review will follow the saute 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 structrzre Bella Terra Specific Plan 22 November 17, 2008 and/or site shall be subject to additional review and approval of the Planning Director prior to the issuance of building permits. The Planning Director 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 Department may be appealed within ten calendar days to the Planning Commission. 2.6 ENVIRONMENTAL DETERMINATION The Zoning and Development Standards of all anticipated developineilt activity for Belle Terra Area A and R have been identified in the Specific Plan. Development project requests shall be subject to enviroil file ntal review as mandated by the California Environmental Quality Act (CEQA}. The Planning Director shall impose any applicable environmental mitigation measures, as specified in the environmental analysis, as conditions of approval oil 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 Elan and may be gi,anted 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 Planning Director, Deviations greater than ten 00) percent must tale 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 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 Planning Director, significantly greater benefits from the project cart be provided than would occur if all the tttininlum 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. Bella Terra Specific Flan 23 November 17, 2008 'File Planning Director 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 Flannin� 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 aniend tile tits 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 ttlore sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional Bella Terra Specific Plan 24 November 17, 2008 s r V tLu"'PMENT CONCEPT AW V� ,Y)A Section Three Bella Terra Specific Plan 25 November 17, 2008 ;ETAl l ANCHOR L_. REST �_ �.. ( m�t{ff1�il'flTilifliR� "-•. ....i�.r.i.;.5 -'--� ` ��"_ �",," \ \ y<' REI'AIAu f�Et7,AITY � VAGxI JT TTT wVAL, lo Ar 'f�c 7777 I448 ._.�.,�. l 11 � — a��U..a. ;t �?., /CG4,✓�L.t14'i�� r� �� �3`"�tb �?�����'�� �` V` it Q 4 rr 'J` Cyr rr <3Q r " Cam` ` _.. III �t: G. , l�'• � is .sss S' T^ , n ra vITr f I.Ati f'Cf,LIIr 1iJ17 Gn,', nu,, tc !'' 11W A � L" �1,�A J[I.Ay T'RTv1 Ac$.`',Ar^.i.'.L= HDDtlD[IIb 90D♦! .�� � .. .. ,�7TS x,I,�LiG Ella Terra Area A Exhibit 3A Nntr; l'ir�'s illtrn'ir'�thv�r shows thL ��ro�rct site c iarr)rt conditic)ii Y vs of l l/I7/200,'' Bella Terra Specific Plan 26 November 17, 2008 r 4a e, PROGRAM SUMMARY � .' r �1 b� 't. •!M���• t ,. hpisinr�units. SCQ N y \ NO 77-D retl�)P nli�i -f y A 4k S L a r..� A � �\�` '�^ '. � 1> y't {) � 8s �N 'IPA w0af 0 is if ��ra,w� �o�x.0,�r6�rr�xey *a-s�«a ek®K tiu� ¢¢ . � b iz ? - Bella `terra Area A & $ Exhibit 3B Note; This illustrative shows existing development on Area A and a hypothetical development scenario on Area B Bella Terra Specific Plan 27 November 17, 2008 11)"EVELOPMEN'T' 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 all 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 conunux7ity and City of Huntington Beach, The Bella Terra Specific Plant 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 duality, 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 3A) represents the current conditions of the project site (Area A). The illustrative conceptual master plan (Exhibit 3B) depicts an Area B scenario 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 not intended to reflect an ultimate design situation because 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 November 17, 2008 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 parklike 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 inU;rket 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 Peach 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 Imajor 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 23 Site Plan Review. The Specific Plaii 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 29 _ November 17, 2008 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 same 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 1,045,440 square feet of regional commercial uses. Area B can accommodate a maximum total building area FAR of 1 ,75; commercial FAR of 0.2 and 45 du/acre. Bella Terra Specific Pion 30 November 17, 2008 LEGEND o I > „ If{t4 � 7 4rA it � �Y�' ( �'1',j ASS'' P�c y�•��m,w ( .- t rS ui� "' I ..I 1 L � S Q . d mo . L �. BELLA TERRA Huntington Aeoch, CA Pedestrian Plaza!Walkways Plan 4 Pedestrian Plaza / walkways Plan Exhibit 4 Bella Terra Specific Plan 31 November 17, 2008 3.1 PEDESTRIAN PLAZA AND WALKWAYS The Bella Terra Master flan 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. '1'lie 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, Piazza, the Village Green, 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. i,i 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.l .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 oil 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 32 November 17, 2008 © � .. h �.`" i• 1,' z �� � +x,,.'+'��51`.ta%yir ^© � 2 rn nn -m I Ij, 04tn AP�tt 5n. a6 ,�na'Ht R err.,a,. parkiq � 1611 ?rx Lp ra J` at +#E� * ' �' � }'�s '�•5"g.5,,`uk S��.wd -. �, � �r 4# T ` ♦I a yl�� s. � `y� F; a dr s'. -.,. „d�a ''�,; u,�i.��N �a�.SFai r+ ty r � .(r1' .,. �a,..Hu:P,'*rl ,. ,�cb:�Y,d ,, S t,.. _ �'"•'� X2 .i.'r�'xa: - f"'u.........� Conceptual Circulation Plan Exhibit 5 Beila Terra Specific Plan 33 November 17, 2008 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 Leach 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 priniary 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 nurior 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. Bella Terra Specific Plan 34 IN®vember 17, 2008 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. 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.T 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 and Planning 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 and Planning and the Fire Chief, 12.3 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. 3.2.1 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 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 Bella Terra Specific Plan 35 November 17, 2008 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. Parking Area ----..., _.._._.,._,...__...t a ; _,..,,_........... 5'Planter traanrJ .........,.....,_.,_.... i r i = wn nr So<tlnn W rIMw aY Sactlon BELLA TERRA Huntington Hcnch, CA 10 ' 3.2. 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 ariaylzed for Area A, All traffic studies shall be subject to review and Bella Terra Specific Plan 36 November 17, 2008 approval by the Directors of Planning and Public Works. A traffic study has been prepared as part of the FIR for the Specific Plan Amendment and concurrent (.general Plan Amendment in 2008. i o 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 improven-ients as determined by future traffic impact analyses in the manner required by the EIR Mitigation Monitoring and Reporting Program, or any subsequent environmental analysis, 3,2.1 1 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 i Ill provetltertts 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 Iirector of Public Works, 3,31 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 37 November 17, 2008 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 12-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 oil 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 tile 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 now 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. Cotistruction 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 oil-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 I 2" line to accommodate the project, Bella Terra Specific Plan 33 November 17, 2008 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 all existing City line, which then connects to the county system referenced above, Dare 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 (Mundy 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 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 ill 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 Speciric Plan 39 November 17, 2008 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 storni 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 naterials 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 Foard. These documents shall be filed under the terms covered by the State NPDES General Construction permit. The SWFPP shall be on file with the Public Works Department prior to any demolition or removal of hazardous materials. Through the NPDF,S Permit process, the City currently requires contributors to non-point runoff pollution to establish Best Management Practices (BMP's) to minimize the potential for pollt.ttion. 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 40 November 17, 2008 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 play 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 HMAC). 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 file 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. 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 Specik Plan 41 November 17, 2008 b: � �' � A � ip ¢ n �..,• . .: ��',3� ..' � { .. a �� P Yee d •�^, !! �i i a tt a "� _ ems, - e•.r 4'"` ¢ a¢' ':� 1-5 4w i � od l OF dI 1 Al _ ..:.m.m, +'k��� 6�F'W �ass+.d.n d*�" �Y�Y.!I_d Y.d e .��•��T o` C 1 t'� r S a az r 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 oil, 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 thence 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 Tierra Specific Plan 43 November 17, 2008 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 thenied 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 tinique pedestrian walkways and highlighting plain 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. Loading and storage areas racing public streets shall be designed to resenible 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 niinimum 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 44 November 17, 2008 Mr iY i xr w Sr e s �`."'�CIivTlPtift'Y�}23lI1SCIi ,;r += t f'cntcntial F.ntrv,Sl��rrt�gr 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.c). 3.4.2.6 Security provisions, including lighting, building entrance visibility, and drive locations, shall be carefully considered. Bella Terra Specific Plan 45 November 17, 2008 3.4.2.7 Public Restroom Facilities shall be designed to minimize the corridor distance leading to public restroonis. The length of the corridor from the mall exterior, to the door of the restroom shall not exceed thirty (30) feet. Restroonis shall be designed utilizing a single door to enter into the facility. Stall doors shall have parse hooks installed in both men's and women's restroonis. All hallways leading to the restroonis 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). Beiia Terra Specific Plan, 4b November 17, 2008 as LEGEND m Q Igo V Y � •II 0fl do wnikWx C rhmunq C'ommon5 �5 � ;>`sw + c�nd�,1�I.c,� i'L:d pr dcvr,11 w.,lk,vn), v Sfigd k .t hit eater, v fir: D V; 0*0?�1,40*0 166w ®ffi®+8�d8®�®AI0® >w+tin or x x a � ntl M o k 0 71 Common Area Locations Exhibit 6 Bella Terra Specific Plan 47 November 17, 2008 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 Strada,, 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, N y 1. f r 1 Bella Terra Specific Plan 48 November 17, 2008 THE VILLAGE GREEN The new residential over retail units will look over the Village Green, 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, 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. The children's events in this area will include interactive water features, structrtred play areas and smaller quiet reflective areas for family groups and picnics. This will be a place for all ages with a pedestrian shopper's lane and single story retail with four 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 Stolle, stucco, metal and glass. The stylistic facade treatments will collie 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 ut7used. a i k 1� Y'kz'W pt�'` \ids'N•• `' w' �#„� �[r'' t w t �{ _ 4i rr II A t , wj N:,h,� i r 2 dv7 ' r 'GiF j'' b �. ls'yZj n Bella Terra Specific Plan 49 November 17, 2008 THE PIAZZA The Piazza is another of the civic open spaces that reflects the sophistication and charm of a southern European plaza. The elliptical shape reflects the theatrical nature of Italian baroque architecture and planning, Like these historical plazas The Piazza will have enhanced paving, pedestrian amenities such as seats, benches and creative landscape embellishments. The piazza will also include freestanding retail elements such as carts or pavilions. r r c !1 l y� i Mel hti t k t t� ��•., a Shoppers, residents and visitors who enter the Area B portion of the project off Edinger Avenue will enter into a piazza between retail and xnixed use buildings. The road then gradually sweeps along the edge of the park and enters through a well proportioned portal with a canopy into a new parking structure lined with ground level retail and residential floors above. Shoppers, residents and visitors within the site will also be drawn to this plaza as they walk or drive south on the internal "shoppers lane" that connects the first phase of Bella Terra with the Village Green and eventually The Piazza, The historically inspired tower and park amenities will be on axis with the internal "shoppers lane." The Piazza will act as the fore court and portal entry to the north-south pedestrian paseo. The corners of the walkable European blocks which flank the paseo, and front onto the park will have historically inspired architectural character and enhanced materials such as stone, brick and precast concrete surrounds, The life and activity of retail or restaurant tenants will spill into the piazza and into the paseo entry at the ground level with specialty corner residential units above, Bella Terra Specific Plan 50 November 17, 2008 THE RESIDENTIAL PASEOS AND RESIDENTIAL COURTYARDS The residential units will be flanked with residential paseos and courtyards animated with well detailed facades with the rhythm and materials appropriate to more passive neighborhood courtyards and paseos. Buildings along the paseos will have the 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 styles which complement each other without contrasting significantly from each other. The facades i � u .r.eta Il P�it",tti 4t,�y'YtP ii YIYl51v' v, iu rl I _ rA C will have a pleasant rhythm and cadence. In most places the architectural style will be integrated vertically to avoid a stacking or layering effect. This will provide a variety of materials, colors and wall articulation for the pedestrian. In addition, this will 4 reinforce the design intent of buildings built over time, historical buildings updated for modern uses and contemporary buildings ,t built more recently between older buildings. The overall effect is to create urban block similar to those found in F,uropean cities, III order to instill a sense of community on a smaller scale and create a neighborhood or enclave identity, courtyards and portions of paseos will be overlayed with a relatively loose design character and theme. Each neighborhood district or enclave will have an outdoor room with a fountain, an art piece or a significant landscape element. In addition, specialty paving such as stone cobbles and the districting of some types of building materials such as brick and stone 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. Some areas would include small play areas for children and some areas would include sinaller quiet areas for an individual to rest, think or read. These portions of the paseos and courtyards would be an extension of each residents living environment and act as a community living room for social interaction or just reading a book. Bella Terra Specific Flan 51 November 17, 2008 THE COMMUNITY FACILITY The central community hub for all residents in Area B will be the Community Facility. The Community Facility will contain the neighborhood pool, with a well detailed pool deck with bands and fields of decorative the or stone, a decorative iron pool fence and a variety of seating such as chairs, chairs and tables and lounges. Also included in the Community Facility would be a lawn with areas for some sporting events like volleyball, bocce ball, or Frisbee. The lawn would also accommodate individual fancily picnics, sun bathing and community gatherings such as holiday events like a Fourth of July barbe ue 4 x a rD Z'E� tl The primary structure in the Community Facility will be The Clubhouse. The Clubhouse will be an architectural icon for the project inspired by the grand chateaus and manor houses of southern Europe and Tuscany. This building represents the elegance of large European residences built by owners of large tracts of land. This building will appear to be the residence of tlue original land owner of the project who sold off portions to be developed over tinie into the current design. Therefore this building will be designed as one of the oldest, most historically correct and have some of the richest materials in the project, The exterior will utilize stone, brick and stucco with accents of iron and tile reflecting a level of craftsmanship found in exquisite European manor houses of the past. This historical structure will appear to have been retrofitted to be used by the residents of this project. The new uses may include a clubroom with a. fireplace, community meeting rooms, a small business center for tenant use, billiard room, fitness equipment, pool restrooms and pool equipment. A designated BBQ area for the community will be located outside the clubhouse. Bella Terra Specific Plan 52 November 17, 2008 4} !t. • R P .' � krY y x h L i ' '`.���+d•;�.5•)i4�„�.T - :. _ �.;( ,. 5 a,.Jr�/�rya.>,v�....�� _ � �,�d W.��Ak. r.sV �,F+!k�„vP ��-� I Aga � 1 t k, $ }1• 4 � p5'yfJ} rzt•a�c�i The Crossings at Huntington htrAal. t hawF_llttrc Color Samples C;h'rrN1Q-R(. FARRC)W IINC.I im-C•TuRr Color and Materials of Common Areas Exhibit 7 Bella Terra Specific Plan 53 November 17, 2008 COMMON AREA POLICIES: 3.4.3.1 Common Area Lighting will create a strong, attractive tight 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. Y„Y P (i 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 54 November 17, 2008 X V a. 4M es 3,4.3:3 Exterior lighting shall be located and designed to evenly illuminate the parking areas, including the parking structure, Particular attetition shall be paid to the illumination of all sidewalks, connecting walkways and alcoves. All light standards shall be cotisistent 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, � 31t FM Six''Tature 1 11�1/ktt%ay fi�ttzt'c' Bella Terra Specific Plan 55 November 17, 2008 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. In III ti 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. 3.4.3.6 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). Bella Terra Specific Plan 56 November 17, 2008 E11! 'r C � 1��ana��� ,,�wyrvjr•i � � rfj�, no ..� „• tea. �� ��� V,z,` I.�ve� k rgrh gI�iNr�n � 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 fa4ade 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 57 November 17, 2008 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 all 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 it1-litic, retail and anchor stores and will likely include a multi screen movie theater, Design and site layout of ally newly proposed structures shall comply with the following policies. Bella Terra Specific Plan 56 November 17, 2008 i ' goo NEW ANCHOR STORES AND THEATERS POLICIES: 3.4.4AA Building massing and articulation shall possess a balance in form and composition; large fiat 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. w T r M , r 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 59 November 17, 2008 3.4.4B 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. GENERAL TENANT STOREFRONT POLICIES: 3.4.4B.1 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 b0 November 17, 2008 � s t '9, flry tr'vn ofun exalnph°of.ctc�r�elronts sftowin�� varying hel,�:IIISI window 111 j thnis"Ind heigfrts and 3.4.48,3 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) Bella Terra Specific Plan 61 November 17, 2008 5 g u l sa "�a9k� EW P r i 0 2 �y dti 2. Examples of streetfront collection concepts 3. 4.4B.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 ntairitains 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. 3.4.48.6 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 62 November 17, 2008 3.4.4B.7 Tenant's are encouraged to include louvers, awnings or canopies at their storefronts, ��a a f Examples of a caning use Bella Terra Specific Plan 63 November 17, 2008 r r,�� r��rk �y n �,` �3,�a�'�G ✓��� � � � i.. �.` r.Y �'� J �Fiy.1���,�,+s ih', � a � �r ' y/ '��'Y.•� a�4 Jff''�'y..� 1t d r 'i i '.I`ypical 'tenant Storefronts Exhibit 8 Bella Terra Specific Plan 6� November 17, 2008 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 Glvlixed-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 (MIXED-USE) POLICIES: 3.4.5A.i 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 05 - November 17, 2008 3.4.58 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. 3.4.58.2 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 66 November 17, 2008 3.4.53.3 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 the 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. 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 thee architectural styles listed in ?,,5,513 shall be used to base all storefront designs. 3.4.513.6 Tenants are encouraged to vertically extend their facade design from leaselitie 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 ill 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 ail adjacent Bella Terra Specific Plan 87 November 17, 2008 storefront. The exterior facade of large residential lobbies will have a different architectural style than adjacent storefronts. If possible, the facade 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 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. F,xterior 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 66 November 17, 2008 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. 3.4.6E 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: 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 noncontorPlling 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 09 November 17, 2008 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 I . 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: I. Adversely affect the health, peace of welfare of persons residing or working in the surrounding area, and, Bella terra Specific Plan 70 November 17, 2008 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. Bella Terra Specific Plan 71 November 17, 2008 ' G • c:: �"• PROGRAM SUMMARY - of {� i Y 1« etail spate 36,910 s.f. : tee h0QSr0g Units 500 Omits c,, r parking spaces 1,000public 935 residential y* LEGEND \ W` h open spate i� ;E _' 1..�, "� t• �,s t t � ^'�., residential existing buildings pp 5 � - y,n� .A'. �Y A 6 i� ,t I" t.s - lJ��' I j1 I•„{w 4.t?4 1 t T� e re ` , !' t,;a�""e7-=+ .^.' "^-' -r•,mtr^��`� ' +119>8.61'#-061t4'�Y" '401#0#0 040* 4a s' 1 { H' ••m na i 1"�.!4 r 4Y'�.tCan.a\"'�y�yvA'"�....� �J, ! �u ..r.0 . Landscape Concept Plan Exhibit 9 Bella Terra Specific Plan 72 November 17, 2008 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 012) 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 73 November 17, 2008 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 gush to the walls, when feasible, thus riot 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 nianner 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 rziinimum 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 recomnriended 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 74 November 17, 2008 PLANT PALETTE - SITE DESCR[MON BOTANICAL NAME COMMONNAME FRONTAGE TREE FYRUS KAWAKAMII EVERGREEN I'EAR LAGERSTROEMIA FAUREI CRAPE MYRTLE METROSIDEROS EXCELSUS NEW ZEALAND CHRISTMAS TREE FRONTAGE HEDGF, LIGUSTRUM J, `TEXANUM' TEXAS PRIVET JUNIPERUS CHINENIS `FARSONII'JUNIPER FRONTAGE ACCENT SHRUB BOUGAINVILLEA SP, BOUGAINVILLEA HIBISCUS ROSA-SINENSIS HIBISCUS FRONTAGF,GROUNDCOVER GA'ZANIA SF, GAZANIA ZOYSIA TENtJ1FOCIA KOREAN GRASS ENTRY DRIVE THEME TREE, OLEA EI?ROFAEA OLIVE: ENTRY DRIVE TREE JACARANDA MINIOSIFOLIA ,JACARANDA FINUS CANARIENSIS CANARY ISLAND PINE FYRUS CALLERYANA 'BRADFORD' BRADFORD FEAR ENTRY DRIVE ACCENT SHRUB AZALEA SP, AZALEA ENTRY DRIVE EI1GE SHRIMP PHORL%A1UM TENAX FLAX ENTRY DRIVE LOW SHRUB TRACHELOSPERMUM JASMINOIDF.S STAR JASMINE END ISLAND TREE LAGERSTROFNIIA FAUREI CRAPE MYRTLE RHAPIOLEPIS 'MAJESTIC REALITY' INDIA HAWTHORN TREE FORM END ISLAND LOW SHRUB ASPIDISTRA ELATIOR CAST-IRON PLANT TRACHELOSPERMUM JASMINOIDES STAR,IASMINE ROSPAARINUS OFFICINALIS SPREADING ROSEMARY END ISLAND ACCENT SHRUB ROSA SP. SHRUB ROSE PARKING LOT'I'REI: FLATANUS ACERIFOLIA'BLOODGOOI)' LONDON PLANE TREE ULti'lUS PAKVIFOLIA 'TRI T,, GREEN' 'i'RUE GREEN ELM ZELKOVA SERRA'I7A SAWLEAF ZI:I,KOVA ULMUS PARVIFOLIA C:HINESE f;LM SCREEN TREES EUCALP'TUS SP, EUCA1,Y17US PINTUS SP, FINES AGONIS FLEXUOSA PEPPERMINT TREE PARKING GARAGE SCREEN TREE TRISTANIA CONFERTA BRISBANE BOX PARKING GARAGE PLANTING BOUGAINVILLEA SF, BOUGAINVILLEA TRACT-IELOSPERMUM JASNIINOIDES STAR JASMINE P['170SPORUM TOBIRA `MINT JULIf„ SC REEN'FREES MELALEUC.A QUINQUENERUTA Q:AIEI'UT TREE TRISTANIA CONFERTA BRISBANE,BOX FICUS RUBIGNOSA R!;STYLEAF FIG Plant Materials Palette Exhibit 10 Bella Terra Specific Plan 75 November 17, 2008 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 00) 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, Serming 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 Terre Specific Plan 76 November 17, 2008 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 mininium 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). Belle Terra Specific Plan 77 November 17, 2008 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 franiework 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 niessage, 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 76 November 17, 2008 DEVELOPMENT REGULATIONS w W ti 'U L 4 7,lzi, 51 07 �0 OR 1 i I t � fT „wwtw ' 117 fT I11 � F i _..,..:. .. ..,, ..... ........1...�._._a.-..�h'-. ..��..t..,.... ......�. .�....�+tea' .,.... ,.... '. '.' � Section Four Bella Terra Specific Plan 79 November 17, 2008 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 Ordiaiance and Municipal Code, Whenever a use has not been specifically listed as being a permitted use, the Planning Director 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 Planning Director and Director of Public Works, or designee. 4.1.2 Construction may commence only after the Planning Director 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 60 November 17, 2008 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 (l 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 81 November 17, 2008 _ 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. 4.2.1 o 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, 4.2.1 1 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 neap, 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 82 November 17, 2008 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. 4.3.2 Intensity. The maximum intensity shall be consistent with the City's General Plan. 4.3.3 Building height. The niaximuni 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 niechanincal equipment shall be screened front view. Special thenred 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 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. Bella Terra Specific Plan 83 November 17, 2008 r 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 Planning Director. 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. �.;" •;:,r.to..r i�" 3 m.nd :, stn» ,r'A•t` '1Y•,ia,J'y..t,;' �c.:dw?;Y;4;ssw:;,'Id.^: y A,Y " :;zrrot.l+yS.^.,n�'rS...,w Sd.'h• •' 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-throu h baker (limited to one location) Personal Services 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:c)ther,si'tmMr uses may be permiticd subject to review by the f'ldnnlrat'�Phrctor. *Rc,quires8n entc'rtvnment pernn? Permitted Uses Chart Area. A Exhibit 11 Bella Terra Specific Plan 84 November 17, 2008 .F04.e, aria R" 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 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 i and two water features within common area Wireless Communication Facilities Comply with Zoning and Subdivision Ordinance Transportation Demand Mana ernent Co'm2l with ZoninZ 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. Development Regulations Chart Area A Exhibit 12 Bella Terra Specfflc Plan 85 November 17, 2008 A 4 TYPICAL PARKING LAYOUTS In 1r� l I M V' Q1r11J co T t1 J r V L WI 18' 18' 7 1 5" 18""VVV 2 , 18' 18 STANV ARP PiAPBPaNO SPACE ACCES010tA PyAPWP+G SPACE SrAP♦DAB"P.ARPaNG SPACE Parking stall sizes(width,length,drive-aisle dimensions,etc.),parking design requirements,and striping details(double hairpin stripe)as required by HBZSO shall supersede this graphic Parking Standards & Detail Exhibit 13 Bella Terra Specific Plan 66 November 17, 2008 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 0 9) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen 0 7) 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 mininium 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 Grime Prevention through Environmental Design Guidelines. Bella Terra Specific Plan 87 November 17, 2008 R 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 (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, • 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. Bella Terra Specific Plan 8� November 17, 2008 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.; Landscaping, Landscaping shall be permanently maintained in an attractive manner in all setback, parkins 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 89 November 17, 2008 ri a y 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. Recreation areas shall not be located within ten 0 0) feet of the wall of any ground floor unit having a door or window, or within five (5) feet of any other wall, 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, 4.4.1 1 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 90 November 17, 2008 x+ '�t :��,u Aquarium Day Care Facilities Attached t'Aixed-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 baker (limited to one location) Personal Services 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 Notc:Other similar uses mmy he permitted sahjec t to review by thr f'hrnnin�>hircrctnr "Requr'resarr rnte°rtainntent permit Permitted Uses Chart Area P Exhibit 14 Bella Terra Specific Plan 91 November 17, 2008 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, j 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; comniercial 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) S 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 I 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 Regulations Chart Area B (chart x of z) Exhibit 15 Bella Terra Specific Plan gZ November 17, 2008 a "B",- �P R.-I"MM 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) 11116 Exhibit 15 Bella Terra Specific Plan November 17, 2008 a 4.4.12 Parking. All developments will be required to meet the mininnini 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 0 9) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen 0 7) 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 nzininium landscape width. • Tandern parking may be included for residential uses but will not be counted toward minimuni 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 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 94 November 17, 2008 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. :e;4;r::�:°f:0,"ns,,,+gj 'iMR;,' 5,isF�. p", ., •s G�,. 'r.r : ,,�5,qy a.�,.�.'�, z ' .�,, ,�; t,�r*;'0.,'��'. {. X '.,. �' ."a, ,t, �ti. •t ka. k'v�`". Y �, «.s'�?+,iisy :;;1c„ '��''zi,+�a,. a,(, 1� rA�5.1�?,,.t.u., 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 si'MiMi uses 17Wy be perrtutted subject to re vie w by t17e f1917171nX Dir ectol-. Temporary and Seasonal Events Chart Exhibit 16 Bella Terra Specific Plan 95 e' November 17, 2008 Res. No. 2008-70 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 November 17, 2008 by the following vote: AYES: Hansen, Hardy, Bohr, Cook, Coerper, Green, Carchio NOES: None ABSENT: None ABSTAIN: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California S Council/Agency Meeting Held:_ Deferred/Continued to: Ap rove ❑ CoXiti gally Approved ❑ Denied ignat Council Meeting Date: 11/17/2008 Department ID Number: PL 08-13 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: HONORABLE MAYOR AND CITYfCONIL MEMBERS SUBMITTED BY: FRED WILSON, CITY ADMINISTPREPARED BY: SCOTT HESS, DIRECTOR OF P SUBJECT: APPROVE GENERAL PLAN AMENDMENT NO. 07-001 AND ZONING TEXT AMENDMENT NO. 07-002 (THE VILLAGE AT BELLA TERRA) Statement of Issue,Funding Source,Recommended Action,Alternative Action(s),Analysis,Environmental Status,Attachment(s) Statement of Issue: Transmitted for your consideration is a request by BTDJM Phase II Associates, LLC, to amend the General Plan Land Use Map on 15.85 acres from the current 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]) to the proposed CR-F2-sp-mu (F14) (Regional Commercial-0.5 FAR- Specific Plan Overlay-Mixed use Overlay-1.75 FAR with limitations) designation. The General Plan Amendment also allows horizontal in additional to vertically integrated mixed use (commercial, entertainment, restaurant, multi-family residential, offices), increases the allowable density and intensity, and increases the maximum number of stories from four to ten. The request also includes an amendment to Specific Plan No. 13 to allow residential uses and establish residential design and development standards. The subject site is the former Montgomery Ward retail store and associated auto repair facility located between Edinger Avenue and Center Avenue, just west of the Bella Terra development. The Planning Commission approved the project with modifications for Option 1 only (45 du/acre or 713 units and 0.2 commercial FAR or 138,085 commercial square feet) and is recommending approval along with staff (Recommended Action) because the General Plan Amendment and Zoning Text Amendment modify the land use designations so the appropriate mix and amount of development can be realized, the majority of the environmental impacts can be mitigated, and the design and development standards ensure a development compatible with the surrounding commercial and mixed use properties. REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 Funding Source: Not applicable. Recommended Action: PLANNING COMMISSION AND STAFF RECOMMENDATION: Motion to: 1. "Approve General Plan Amendment No. 07-001 for Option 1 by adopting City Council Resolution No.2008-69 A Resolution of the City Council of the City of Huntington Beach, California, Approving General Plan Amendment No. 07-001 (ATTACHMENT NO. 1)," and 2. "Approve Zoning Text Amendment No. 07-002 with findings for approval (ATTACHMENT NO. 2) by adopting City Council Resolution No.2008-7(A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to Specific Plan No. 13 (Zoning Text Amendment No. 07-002) (ATTACHMENT NO. 3)," and 3. "Approve CEQA Findings of Fact with a Statement of Overriding Considerations — EIR No. 07-003 (ATTACHMENT NO. 8)." Planninq Commission Action on October 14, 2008: THE MOTION MADE BY DWYER, SECONDED BY SPEAKER, TO CERTIFY ENVIRONMENTAL IMPACT REPORT NO. 07-003 BY APPROVING RESOLUTION NO. 1625 WITH MODIFICATIONS CARRIED BY THE FOLLOWING VOTE: AYES: FARLEY, DWYER, SHIER-BURNETT, LIVENGOOD, SHAW, SPEAKER, SCANDURA NOES: NONE ABSENT: NONE ABSTAIN: NONE MOTION PASSED THE MOTION MADE BY SCANDURA, SECONDED BY DWYER, TO APPROVE GENERAL PLAN AMENDMENT NO. 07-001 FOR OPTION 1 (45 DU/ACRE OR 713 UNITS AND 0.2 COMMERCIAL FAR OR 138,085 SF) BY APPROVING THE DRAFT CITY COUNCIL RESOLUTION AND FORWARD TO THE CITY COUNCIL FOR ADOPTION AND TO APPROVE ZONING TEXT AMENDMENT NO. 07-002 WITH MODIFICATIONS AND FINDINGS BY APPROVING THE DRAFT CITY COUNCIL RESOLUTION AND FORWARD TO THE CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE: AYES: FARLEY, DWYER, SHIER-BURNETT, LIVENGOOD, SPEAKER, SCANDURA NOES: SHAW ABSENT: NONE ABSTAIN: NONE MOTION PASSED GARCAs\2008\PL08-13 (The Village at Bella Terra).doc -2- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 THE MOTION MADE BY SCANDURA, SECONDED BY SPEAKER, TO APPROVE CEQA FINDINGS OF FACTS AND STATEMENT OF OVERRIDING CONSIDERATIONS — EIR NO. 07-003 CARRIED BY THE FOLLOWING VOTE: AYES: FARLEY, DWYER, SHIER-BURNETT, LIVENGOOD, SPEAKER, SCANDURA NOES: SHAW ABSENT: NONE ABSTAIN: NONE MOTION PASSED Alternative Action(s): The City Council may make the following alternative motion(s): 1. "Approve General Plan Amendment No. 07-001 for Option 1 and Option 2 by approving the draft City Council Resolution No. (ATTACHMENT NO. 16) (Applicant's Original Request). " 2008-73 2. "Approve General Plan Amendment No. 07-001 for the environmentally superior Alternative No. 3: Reduced GPA/ZTA (allows for 538 residential units and 138,085 square feet of commercial) by adopting draft City Council Resolution No.2008-74 (ATTACHMENT NO. 17) and modifying Specific Plan No. 13 accordingly." 3. "Continue General Plan Amendment No. 07-001 and Zoning Text Amendment No. 07-002 and direct staff accordingly." 4. "Deny General Plan Amendment No. 07-001 and Zoning Text Amendment No. 07- 002 with findings for denial." Analysis: A. PROJECT PROPOSAL: Applicant: Lindsay Parton, BTDJM Phase II Associates, LLC, 922 Laguna Street, Santa Barbara, CA 93101 Location: 7777 Edinger Avenue (between Edinger Avenue and Center Avenue, west of existing Bella Terra development and east of Union Pacific Rail Road) GARCAs\2008\PL08-13(The Village at Bella Terra).doc -3- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 General Plan Amendment No. 07-001 represents a request by the applicant to: 1. Amend the General Plan Land Use Map designation on 15.85 acres from the current 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]) to the proposed CR-F2-sp-mu (F14) (Regional Commercial-0.5 FAR-Specific Plan Overlay-Mixed use Overlay-1.75 FAR with limitations) designation pursuant to California Planning, Zoning, and Development Laws, and 2. Amend the General Plan Land Use Element by amending Subarea 5A of the Community District and Subarea Schedule to establish Bella Terra Area A and Bella Terra Area B, and - To allow horizontally integrated mixed use in addition to the currently allowed vertical mixed use in Area B. - To increase the allowable residential density from the currently allowed 25 dwelling units per acre (du/ac) up to a maximum 45 du/ac (with limitations specified below) in Area B. - To increase the allowable commercial floor area ratio (FAR) from the current 0.5 to a maximum 0.6 commercial FAR (with limitations specified below) in Area B. - To increase the allowable total building FAR from the current 1.5 to 1.75 maximum FAR in Area B. - To increase the number of stories from the currently allowed maximum of four stories to six stories on a majority of the project site, up to a maximum of ten stories on a portion of the site in Area B. 3. Amend the General Plan Land Use Element and establish a new F14 FAR category with the following FAR limitations: - Option 1 (Increased Residential). Maximum total building area FAR of 1.75, commercial FAR of 0.2, and 45 du/ac, which would permit a maximum of 713 residential units and 138,085 sf of commercial uses; or - Option 2 (Increased Commercial). Maximum total building area floor area ratio of 1.75, commercial FAR of 0.6, and 34 du/ac, which would permit a maximum of 538 residential units and 414,255 sf of commercial uses. These two options represent the overall development scenarios that could occur under the proposed project; however, only one option would ultimately be developed. Both of these potential development combinations result in a maximum total building area FAR of 1.75 or 1,208,245 sf of total commercial and residential development, which is an increase in overall square footage (by approximately 172,606 sf) compared to what is currently allowed on site. The current General Plan Land Use Map designation permits a maximum mixed use development of 0.5 commercial FAR (345,213 square feet) and 25 dwelling units/acre (396 residential units) with an overall total building area FAR of 1.5 (1,035,639 square feet). GARCAs\2008\PL08-13(The Village at Bella Terra).doc -4- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 Zoning Text Amendment No. 07-002 represents a request by the applicant to amend Specific Plan No. 13 — The Crossings at Huntington Beach to allow residential uses and establish residential design and development standards pursuant to Chapter 215 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). The specific plan would be renamed Specific Plan No. 13 — Bella Terra. According to the applicant's narrative, (Attachment No. 7) the applicant intends to design a mixed use neighborhood to provide a place to live, work, and play as the anchor to northern Huntington Beach. The applicant is proposing a "park once" strategy to accommodate higher density and create a place to attract upscale retail tenants. The mixed use project will be integrated into the existing Bella Terra shopping center, create strong pedestrian and vehicular links, provide a hierarchy of open spaces, vary the building mass and style, and incorporate energy efficient strategies. B. BACKGROUND The project site is currently developed for retail and auto service use. A vacant 190,100 square feet retail building, formerly occupied by a Montgomery Ward department store, occupies the central portion of the project site. A vacant 18,600 square foot 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. The vacant Montgomery Wards building and associated auto repair facility formerly anchored the Huntington Center Mall. The mall was originally built in 1967 and was one of the first enclosed shopping malls in Southern California. Years later, Westminster Mall, in the City of Westminster, and South Coast Plaza, in the City of Costa Mesa, opened and drew many customers away from the Huntington Center Mall. By the mid-1990s the mall was almost completely vacant. In 2003, the Huntington Center Mall was demolished to make way for the new Bella Terra Mall. Although many of the tenants opened in 2005, the mall officially opened in September. 2006. The portion of the mall that opened in 2006 is referred to as Phase I or Area A of the Bella Terra development. The Village at Bella Terra is referred to as Phase II or Area B of the development and would complete the transformation of the site. In September 2006, the City began a revitalization study effort for the Beach Boulevard and Edinger Avenue corridors. The purpose of the study is to determine and implement a clear vision for growth and change along Beach Boulevard and Edinger Avenue. Specifically, the study will provide specifications to guide land use and development intensity, site layout, building design, site landscaping, and signage. These standards will then be used to draft a Specific Plan for the Beach Boulevard. and Edinger Avenue corridor. Mixed-use and residential projects are currently being contemplated for inclusion in the Specific Plan for the Edinger corridor area. The proposed project is an integral part of the vision for the GARCAs\2008\PL08-13 (The Village at Bella Terra).doc -5- 11/10/2008 12:13 PM REQUEST FOR ACTH MEETING DATE: 11/17/2008 DEPARTMENT ID NUMRER:PL 08-13 Edinger Corridor even though it is within a separate specific plan area. The proposed project is being studied concurrently with the revitalization study to ensure that future development at The Village at Bella Terra is compatible with the proposed Specific Plan. Application Process and Timelines APPLICATIONS DATE OF APPLICATION DATE OF COMPLETE MANDATORY SUBMITTAL APPLICATION PROCESSING DATE(S) Environmental July 6, 2007 July 11, 2008 Within 1 year of Assessment/Draft EIR complete application General Plan Amendment July 6, 2007 Not Applicable Not Applicable Zoning Text Amendment July 6, 2007 Not Applicable Not Applicable C. PLANNING COMMISSION MEETING: At the October 14, 2008 Planning Commission meeting, a total of 22 people spoke regarding the proposed General Plan amendment and zoning text amendment. Out of the 22 speakers, 14 supported the project, six cited their opposition to the proposal, and two cited concerns with density and traffic but ultimately expressed a desire to see the project succeed. Those in support of the project expressed their views that this project fits in with the vision of a thriving city core envisioned in the Beach Edinger Corridors Specific Plan, stated that the proposed project increases property values off-site, and stated their support for mixed use, for residential options other than single family, and for new retail and residential to complement the existing Bella Terra development. Those opposed to the project stated their opinions that ten stories was too high, the proposed reduced parking stall size was inadequate, the density was excessive, the cumulative effects of The Ripcurl and the Beach Edinger Corridors Specific Plan was not adequately addressed, and that the air quality impacts are too great. Some of the speakers opposed to the project stated that this was a good location for mixed use but that the density was too high. The Planning Commission first discussed the merits of Environmental Impact Report No. 07- 003. After discussion and questions regarding the significant unavoidable impacts to traffic and air quality, the Planning Commission certified EIR No. 07-003 as adequate and complete in accordance with CEQA. The Planning Commission's decision on EIR No. 07-003 is final as there was no appeal of the decision to the City Council. The Planning Commission then discussed the differences in size, traffic impacts, and air quality impacts between GPA Option 1 and GPA Option 2. Discussion ensued that GPA Option 1, although higher in residential units than GPA Option 2 (713 vs. 538), is lower in commercial square feet than either GPA Option 2 or the current General Plan designation (138,085 sf vs. 414,255 sf and 345,213 sf, respectively) and thus results in less but still significant air quality impacts. G:\RCAs\2008\PL08-13(The Village at Bella Terra).doc -6- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 The Planning Commission questioned the applicant on the need for 10 story building height in relation to the conceptual hotel plan, staff's recommendation for policy language regarding pedestrian connectivity to the west, the proposed reduction in parking stall size, an acceptable minimum private open space for residential units, and minimum residential unit size. The applicant responded that they agree with Option 1 only, they can build the 713 units within a maximum of six stories, they are opposed to policy language regarding pedestrian connection to the west that is open-ended in terms of cost and responsibility, they favor the reduced parking stall size proposed to accommodate more stalls, they would accept a minimum 60 square feet of private open space per unit, and they agree with a minimum 500 square foot residential unit size. The Planning Commission further discussed air quality impacts, the staff's recommendation for one LEED certified building, Build-It-Green practices, park and recreation obligations for apartments and condominiums, and incorporation of drought-tolerant landscaping. By consensus, the Planning Commission ultimately recommended approval of the proposed project to the City Council with the following highlighted recommendations: - Option 1 only for 713 residential units and 138,085 commercial square feet - Maximum six stories and 75 ft building height - Include staffs recommendation for policy language regarding pedestrian connection to west - No reduction in parking stall size or drive aisle width - Minimum 60 square feet private open space/unit with no dimension less than six feet - Minimum 500 square feet residential unit size - Incorporation of drought-tolerant landscaping to the maximum extent feasible D. STAFF ANALYSIS AND RECOMMENDATION: General Plan Amendment: The primary factors to consider when analyzing the proposed changes to the General Plan are mix of uses and amount of development and environmental impacts. The following is a detailed discussion of these issues. Mix of Uses and Amount of Development The proposed amendment for the General Plan Land Use designation to increase mixed use density and intensity for the subject site is a mechanism to better achieve the goals of smart growth and sustainable development. Option 1 represents a scenario for increased residential to be built while Option 2 represents a scenario for increased commercial uses. GARCAs\2008\PL08-13(The Village at Bella Terra).doc -7- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 The following table presents the maximum development potential under each General Plan scenario as well as compares the current General Plan allowances to the two proposed options. I. . o D _1 . -;, , ;Total evelo O R merit° ons esidential Retail'Commercial Hotel Rooms::° , Current General Plan 396 du 345,213 sf 0 1,035,639 sf (690,426 sf) Option 1 —Additional Residential 713 du 138,085 sf 0 1,118,348 sf (980,263 sf) Option 2—Hotel 538 du 136,910 sf 162 rooms 1,117,173 sf (747,126 sf) (233,137 sf) Options 1 and 2 represent the Applicant's effort at identifying the overall development scenarios that could occur on-site if the two GPA/ZTA Options are ultimately approved. However, only one scenario would ultimately be developed. The amount of sf for the conceptual proposed projects do not equal the GPA options because it is not likely that the development would yield the exact FAR. Source: Draft EIR No. 07-003 Table 3-2 The subject site is surrounded by and adjacent to a variety of uses that are critical to any vibrant community such as commercial and entertainment uses (Bella Terra Mall and those along Edinger Avenue), employment centers (Towers at Bella Terra), a transit hub (Golden West Transportation Center), and a college (Golden West). The site allows an opportunity for an infill development that is higher in density than originally envisioned in the 1996 General Plan update when the mixed use overlay was established on the site. In addition, the area in the vicinity of the project site is targeted for revitalization efforts. The proposed Beach Edinger Corridors Specific Plan includes a vision of smart growth and sustainable development, incorporating more intensive mixed use development for the Edinger Avenue segment specifically. The Ripcurl, located just west of the project site, has recently been conditionally approved by the Planning Commission and is in process of City Council consideration. It will consist of a mixed use development; mixed uses are also being studied at the former Levitz site, just west of the subject site. Furthermore, Bella Terra is located at the intersection of two arterials and in close proximity to the I-405 freeway. Because of its unique location and in light of the current planning efforts, the project site is an appropriate location to accommodate the proposed growth while minimizing off-site impacts to other areas of the City. The proposed higher density and taller structures at the project site would be compatible with the surrounding area, particularly the high-rise Towers at Bella Terra to the north. Close proximity to a variety of uses offers convenient opportunities for people to live, work, and play without depending on the automobile and to consider alternative modes of transportation such as walking or biking. The benefits of mixed use development include producing an environment that 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. G:\RCAs\2008\PL08-13(The Village at Bella Terra).doc -8- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 Reiterating that the City designated this site for mixed use in 1996, the City already recognizes that this site is well situated for this type of development. While the existing General Plan would allow for a mixed use project on the site, the proposed changes are reflective of current market demands based on input from the applicant. When the applicant originally submitted this application, the proposal was for approximately 500 residential units and approximately 156,955 square feet of commercial uses. During the early stages of the application process the City engaged an urban design (Freedman, Tung, and Bottomley [FTB]) and an economic consultant team to hold community workshops and develop a visioning process for a complete revitalization of both the Beach Boulevard and Edinger Avenue Corridors. Both consultants have indicated the need to maximize residential uses on the former Montgomery Ward site in order to improve demand in the area for the existing businesses. Moreover, the economic consultant has indicated limited demand for net new commercial square footage on the proposed site. As a result of that visioning process and through the review process, an option to maximize the residential density by increasing it to 45 dwelling units per acre was developed. FTB has communicated their overall vision and goal to enhance the economic performance, functionality, and beauty of Beach Boulevard and Edinger Avenue during workshops and study sessions with the Planning Commission and City Council. One of the primary goals of the revitalization efforts is the desire to facilitate and create a vibrant Town Center Core by capitalizing on the great success of the Bella Terra project. FTB's discussion states that "Bella Terra will continue to grow in terms of retail offerings, mixture of uses, and intensity of development, ultimately evolving from stand-alone shopping mall to become the core of a vital city district." GPA Option 1 (Increased Residential) is the result of this desire to enhance and promote this transformation. Simultaneously, the applicant was exploring ideas for the highest and best use of the property and requested an analysis of a 165 room hotel in lieu of the additional 200 residential units but along with the base conceptual plan of 500 units. As hotel rooms would be considered a commercial land use, GPA Option 2 (Increased Commercial) is the result of that effort. Therefore, under the proposed GPA, the applicant anticipates developing either the additional 200 residential units or the hotel plan by increasing the number of stories permitted on the northern one-third of the site to 10 stories. From a land use perspective, the Planning Commission and staff believe that GPA Option 1 better achieves the City's goals to develop the area as a mixed use core, as discussed above. In addition, a hotel on the south side of Edinger at the corner of Parkside, is being analyzed as part of the Beach Edinger Corridors Specific Plan environmental process. Given that this would be located across from The Village at Bella Terra site, staff does not believe an additional 165 rooms at Bella Terra are needed. The City's economic consultant indicated market support for up to two hotels. Staff thinks a second hotel would be better located on Beach Boulevard. The Planning Commission and staff recommend approval of the proposed GPA Option 1 because it represents the appropriate mix of uses and amount of development for the site. GARCAs\2008\PL08-13(The Village at Bella Terra).doc -9- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING ®ATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 Environmental Impacts The Environmental Impact Report for The Village at Bella Terra project analyzes the potential environmental impacts associated with implementation of both General Plan options as well as identifies reasonable alternatives and appropriate mitigation measures. Three alternatives were evaluated for their ability to attain project objectives and avoid significant environmental impacts. While Alternative 3: Reduced GPA/ZTA reduced some of the project impacts and was identified as the environmentally superior alternative, none of the three identified alternatives simultaneously satisfied the project objectives and reduced the significant unavoidable impacts to a less than significant level. Staff then evaluated the differences between GPA Option 1 (Increased Residential) and GPA Option 2 (Increased Commercial) and determined that between the two proposed scenarios, GPA Option 1 is the preferred option from an environmental perspective. The development of either GPA Option 1 or GPA Option 2 would have significant impacts on the environment in the areas of air quality during construction, air quality during operations, noise during construction, exceedance of population projections by SCAG, and contribution to deficient traffic conditions for the 1-405 freeway. Both the construction related air quality and noise impacts are temporary in nature, evident only during the construction phases of the project. Air quality impacts during daily operations on the other hand are significant unavoidable impacts that remain even after completion of construction. Both GPA Option 1 and GPA Option 2 result in significant unavoidable air quality impacts related to mobile sources such as passenger vehicles and delivery trucks coming to and from the site. The mix of residential, retail, and hotel described in GPA Option 2 results in higher trip generation during both the AM and PM peak hours and in daily operations when compared to GPA Option 1. While air quality impacts remain significant and unavoidable in both scenarios, estimated emissions are less in the increased residential option than anticipated with the increased commercial option. Additionally, emissions for PM 2.5 fall below the significance threshold for Option 1 but remain significant in Option 2. Therefore, GPA Option 1 is less impactful than Option 2 and would be preferable. It should be noted that the 1996 General Plan update included a SOC for operational air quality impacts and was adopted by the City Council. Option 1 results in less vehicle trips and thus less emissions from mobile sources than would occur under the current General Plan designation. Therefore, although the proposed project still requires a SOC due to the fact that it exceeds air quality thresholds, the air quality impacts would likely be less than the General Plan anticipated when the original mixed use overlay was adopted. As a result of the EIR process it became evident that development of either GPA Option 1 or GPA Option 2 would result in significant unavoidable impacts. As required by CEQA, the City's consultant, PBS&J, analyzed a Reduced GPA/ZTA Alternative, which closely resembled the applicant's initial entitlement application. The EIR process revealed that while the significant and unavoidable impacts were lessened in the Reduced GPA/ZTA Alternative, they were not entirely eliminated. GARCM\2008\131-08-13(The Village at Bella Terra).doc -10- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 The City has historically supported projects with significant and unavoidable impacts that are temporary in nature during construction or that do not have feasible mitigation measures available to eliminate the impacts. In this case, the short-term air quality and noise impacts as well as 1-405 deficiencies fall into this category. As for the significant impact regarding the cumulative exeedance of population projections by SCAG in 2015, the EIR demonstrated that most projects in the last 15 years have not yielded the full density of the General Plan land use designations. Therefore, it is not likely that actual population is growing at the same rate as projected by SCAG. More importantly, the EIR revealed that even if developed at full allowable density, future development can be provided with all utilities, infrastructure, and public services necessary to serve it and due to the mix and types of uses proposed, results in lower trip generation rates than allowed by the existing General Plan. With regard to long term operational air quality impacts associated with the Reduced GPA/ZTA Alternative, the EIR analysis showed that two emission categories would remain above thresholds. At the request of staff, PBS&J determined that the Reduced GPA/ZTA Alternative (already reduced to 538 units and 138,085 sf of commercial) would have to be reduced by an additional 30 percent (377 residential/ 96,659 sf commercial) to bring the summer operational CO and NOx emissions below the SCAQMD thresholds but winter emissions would still be above the thresholds. At a 35 percent reduction (350 residential/ 89,755 sf commercial) the winter emissions would remain above the thresholds. At a 40 percent reduction (322 residential/ 82,850 sf commercial) the emissions were below the SCAQMD thresholds for both winter and summer. Such a reduction would not yield the highest and best use on the land, would not maximize sustainability by creating a critical mass of residential in close proximity to retail, and would not contribute substantially to creating the Town Center Core at Bella Terra. As a trade-off for accepting the significant adverse air quality impact associated with Option 1 staff requested that the applicant propose several sustainable or "green" building practices to be incorporated throughout the project. The applicant submitted a letter (Attachment No. 11) listing numerous building practices the project will likely employ to further improve environmental quality associated with future development. Some of the items listed include reduction of the urban heat island effect by covering parking with residential and using light colored roof materials, low flow faucets and showers, dual flush or pressure assist toilets, dual glazed low-e windows, ozone friendly advanced refrigerants in HVAC units, construction recycling diverting 50% of waste (goal), use of construction materials with recycled content for 10% of overall material (goal), and low VOC materials While some of the items listed are already standard code requirements, others maximize energy efficiency, increase recycling and reusable resources, and promote healthier environments above and beyond code requirements. Staff appreciates the applicant's efforts in this regard but recommends a requirement for incorporation of sustainable building practices from those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification or Build It Green's Building Guidelines and Ratings Systems throughout the site. Additionally, staff recommends the applicant achieve LEED certification in at least one future building (minimum building size of 1,000 square feet). This requirement is also recommended by the Planning Commission and has been reflected in Specific Plan No. 13. GARCAs\2008\PL08-13(The Village at Bella Terra).doc -11- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 The Planning Commission and staff recommend approval of Option 1 (Increased Residential) because the 713 residential units and 138,085 square feet of commercial represent the appropriate mix and amount of development on a site with an existing mixed use General Plan overlay. The development of GPA Option 1, while still significant in terms of environmental impacts, results in less Air Quality impacts than Option 2. Additionally, the project will incorporate sustainable building practices throughout the project's building design and site improvements and at least one structure will obtain LEED certification. Zoning Text Amendment The primary factors to consider when analyzing the proposed changes to Specific Plan No. 13 (Attachment No. 6) are compatibility with surrounding land uses, the Design Guidelines, and Development Regulations. The following is a detailed discussion of these issues. Compatibility with Surrounding Land Uses 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), and mixed uses (Old World Village). 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 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 population increase would enhance the economic viability of the area by supplying a customer base for the area businesses. Not only would the proposed project be compatible with the surrounding land uses, it would contribute to the synergy in creating better places to live within an urban context. As depicted in the applicant's conceptual plans for the former Montgomery Ward site, the primary retail space would be sited between Edinger Avenue and the middle portion of the site. Some of the retail is anticipated in stand alone buildings along the Edinger Avenue frontage but primarily the retail uses wrap around parking structures with a two story retail space volume occupying the ground floor. Residential units are then anticipated above the retail spaces wrapping the parking structures as well. The majority of the retail/residential blocks are up to six stories in height, however, up to 10 stories is requested on the northern one-third of the site to accommodate either the additional residential units or the hotel. In concert with the vision of the Beach Edinger Corridors Specific Plan a maximum of four stories would be permitted along Edinger Avenue. The Planning Commission action limits height to four stories along Edinger Avenue and six stories on the remainder of the site. The Planning Commission, staff, and the applicant agree with the recommended changes to height. The height limitation is described in the amendments to Specific Plan No. 13. GARCAs\2008\PL08-13(The Village at Bella Terra).doc -12- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 The City's design consultant for the Beach Edinger Corridors Specific Plan reviewed the conceptual site plans developed by the applicant and commented on some features to further the vision of the Town Center Core. In particular, FTB favors the conceptual design and recommends maximizing walkability between the existing Bella Terra and the new proposed retail by concentrating retail buildings along Edinger Avenue and as far east on the site as possible. The applicant states that lease restrictions by existing tenants prevent new retail from locating directly south of existing retail, along Edinger Avenue. Additionally, FTB recommends angled parking along Edinger Avenue between the street and the retail to provide convenient "teaser" parking for customers. The applicant is still exploring this design option and may present it when development plans are proposed. The zoning text amendment ensures compatibility with surrounding land uses by transitioning height from the lower buildings along Edinger Avenue to the highest structures on the northern portion of the site. This height is compatible with and not out of character with the Towers at Bella Terra across Center Avenue and the recently approved The Ripcurl to the west. Other development standards, discussed in more detail below, also contribute to the project's compatibility by ensuring adequate common and private open space, setbacks, and landscaping for a combination residential and commercial development in an urban setting. Staff recommends approval of the proposed amendments to the Specific Plan. Design. Guidelines Specific Plan No. 13 was originally adopted by the City Council in 2000. The lifestyle center currently occupying the easterly 50 acres of the site was developed in 2005 and named Bella Terra. Bella Terra was designed as the idea of an Italian Village built on a hill, with towers, open space plazas, paseos, water features, and public art in accordance with the architectural guidelines of Specific Plan No. 13. Zoning Text Amendment No. 007-02 is a request to add residential uses and establish architectural and design guidelines for a mixed use project. Because residential uses will only apply to the remaining undeveloped 15 acre (after a future lot line adjustment) portion of land within the west side of the specific plan boundary, the existing Bella Terra has now been designated as Area A and the subject site is now Area B. A legislative draft of the changes to Specific Plan No. 13 was introduced to the Planning Commission at a September 9, 2008 Study Session. Development standards and architectural guidelines for Area A remain the same for the existing regional commercial lifestyle center. Architectural guidelines for Area B expand upon the style and flavor of an Italian Village built over time in Area A and add a Southern European village architectural style in Area B. The intent of the residential guidelines is to be compatible with and complementary to the existing patterns, colors, and materials found in Bella Terra Area A without repeating them verbatim. The Design Guidelines were specifically crafted to meet the goals, objectives, and policies of the General Plan. In particular, General Plan Policy No. 10.1.15 lists principles to convey the G:\RCAs\2008\PL08-13(The Village at Bella Terra).doc -13- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 visual sense of an integrated center with a focus on pedestrians, public activity, highly articulated building facades, landscaping, and a connection to the street. The Design Guidelines in Specific Plan No. 13 carry out these principles by specifically defining the project character through guidelines for site planning, common areas, architecture, landscaping, street furniture, and signage. Staff believes the success of these design principles is easily recognizable in the existing Bella Terra lifestyle center and recommends the continuation and refinement of these guidelines for mixed use development in Area B. The proposed amendments and new mixed use Design Guidelines established in Area B ensure the continued success of the lifestyle center in terms of architectural quality, pedestrian connections, and a well integrated lifestyle center. Staff recommends approval of the proposed amendments to the Specific Plan. Development Standards Along with the architectural guidelines for residential uses, the changes to Specific Plan No. 13 include development standards for minimum private and common open space, height, setbacks, minimum residential unit size, and storage space. The standards also include policies for circulation, access, lighting, parking, landscaping, pedestrian connections, plazas, water, wastewater, storm drainage, water quality, and utilities. Similar to the Design Guidelines, these development standards were also specifically crafted to meet the goals and policies of the General Plan. The standards themselves come from multiple sources but primarily from the existing multi-family residential regulations and the suggestions of the Beach Edinger Corridors Specific Plan. In combination with the Design Guidelines, the Development Standards ensure a high quality living and working environment as described below. See Attachment No. 13 for a development standards matrix. With respect to minimum open space requirements, staff recommends a minimum of 150 square feet of open space per residential unit, of which a minimum of 60 square feet must be private and accessible only by the unit it serves. This minimum 60 square feet of private open space must also have a minimum six foot dimension in both directions. Prior to the Planning Commission meeting, the applicant submitted a letter requesting that the minimum 60 square feet of private open space per unit be changed to an average of 60 square feet of private open space per unit. Staff believes that each residential unit should be provided with a useable private outdoor area with enough space to include a small amenity such as, a barbeque, potted plants, or a bistro table and chair. Staff is concerned that by only requiring an average of 60 square feet per unit that some units could end up with a 36 square foot (six feet by six feet) balcony or deck, which is more decorative than useable. The Planning Commission approved a minimum of 60 square feet of open space per unit and the applicant no longer disputes this item. 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 original pedestrian walkability plan has been updated and GARCAs\2008\PL08-13(The Village at Bella Terra).doc -14- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING ®ATE: 11/17/2008 DEPARTMENT I® NUMBER:PL 08-13 policies regarding pedestrian connections have been refined and added. In particular, Section 3.1.5 states: 3.1.5 As a supplement to an on-site pedestrian walkway system, potential future pedestrian access such as an at-grade crossing or an above-ground crossing shall be pursued, if feasible, across the existing rail line on the western boundary of the site. The applicant requests (Attachment No. 12) that the above language recommended by staff be changed to: 3.1.5 As a supplement to an on-site pedestrian walkway system, potential future pedestrian access such as an at-grade crossing or an above-ground crossing shall be pursued, if feasible, across the existing rail line on the western boundary of the site; provided that the Bella Terra Phase 11 owner shall not be required to dedicate land or pay for any improvements needed to accommodate a future pedestrian access between the two properties and the Bella Terra Phase 11 owner shall have the right to disapprove such access if it determines the access will adversely impact the Bella Terra Phase 11 property. Staff acknowledges that the appropriateness of a future pedestrian connection is not known at this time and cannot be determined until the applicant submits an application for development. However, one of the basic tenets of reciprocal access is that it shall remain open, available, and maintained by the two subject property owners. Should a reciprocal access agreement be appropriate at the time of development, the applicant will be responsible for the cost of the connection, unless some other arrangement is made through the Redevelopment Agency. The applicant's proposed language defeats the purpose of pursuing a pedestrian connection from the Levitz property across the rail line by subjecting the property owner to no cost and allowing them to close it off when they desire. Staff recommends the original language as proposed thus allowing the details of a connection to be analyzed and if appropriate, conditioned, at the time an actual development is proposed. The policy itself simply encourages and promotes future pedestrian connections between properties in a way the Huntington Beach Zoning and Subdivision Ordinance does not. The HBZSO requires reciprocal access between adjoining commercial properties but would typically not require access across a rail line: Staff believes that the walkability and pedestrian connections envisioned in the Beach Edinger Corridor Specific Plan are vitally important to implementing a town center core and successful mix of residential and retail uses. The Planning Commission approved the language recommended by staff, above, citing the importance of a future pedestrian connection between properties. The applicant has requested a reduction in parking stall size and drive-aisle width for the residential portion of the project (Attachment No. 12). The applicant requests the reduction because their parking structure consultant and architect determined the reduced sizes are adequate for residential parking areas and result in a more cost efficient parking layout. GARCAs\2008\PL08-13 (The Village at Bella Terra).doc -15- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 The following chart compares the minimum parking stall size and back-up area required by Specific Plan No. 13 for 90-degree stalls and the proposal by the applicant: Parking,Stal] and Drive Aisle Width Drive Aisle. Planning Commission Stall Width Stall Length Width 'and Staff Recommendation Specific Plan No. 13 9 feet 19 feet 26 feet Approve Applicant's Request 8 feet, 6 inches 18 feet 24 feet Deny The Planning Commission and staff recommend adherence to the minimum parking stall sizes established for all parking stalls throughout the City. The minimum 9 ft by 19 ft parking stall accommodates larger size vehicles and the minimum 26 ft drive aisle provides a comfortable back-up area when maneuvering in or out of parking stalls and allows passage of two way traffic in each aisle. Overall, staff recommends approval of the text changes to Specific Plan No. 13 to 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, and play. Specifically, implementation of a future 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. E. SUMMARY Planning Commission and staff recommend approval of General Plan Amendment No. 07- 001 for Option 1 and Zoning Text Amendment No. 07-002, as modified, because it is the appropriate mix and amount of development for this mixed use site, the increased residential units provide a customer base for the existing retail in the area, and it has fewer air quality impacts than GPA Option 2. Additionally, the project will incorporate sustainable building practices, achieve LEED certification in at least one building and will increase housing options for diverse household types. The zoning text amendments implement the goal of developing a Town Center Core and will ensure a high quality environment compatible with surrounding uses in an urban setting. The proposed amendments and new mixed use Design Guidelines established in Area B will ensure the continued success of the lifestyle center in terms of architectural quality, pedestrian connections, and a well integrated lifestyle center. For these reasons, the Planning Commission and staff recommend the City Council approve General Plan Amendment No. 07-001 for GPA Option 1 only and Zoning Text Amendment No. 07-002 as modified. GARCAs\2008\PL08-13(The Village at Bella Terra).doc -16- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING ®ATE: 11/17/2008 DEPARTMENT I® NUMBER:PL 08-13 Strategic Plan Goal: Strategic Plan Goal: Establish the vision and create a land use plan for reuse of critical parcels so that the next phase of the community investment and improvement can begin. The proposed project will be consistent with good zoning practice and implements the goals of smart growth and sustainable development. The amendments to the land use designation and specific plan focus on the long-term strategies for managing growth in the community. The proposed mixed use project will contribute to the overall vision of the area to create livable cities, promote economic development, provide a wider range of housing opportunities, minimize dependence on auto transportation, and make infrastructure investments more efficient. Environmental Status: The project's potential environmental impacts were analyzed and discussed by the Planning Commission on October 14, 2008. Prior to the Planning Commission's action on General Plan Amendment No. 07-001 and Zoning Text Amendment No. 07-002, the Planning Commission reviewed and acted on Environmental Impact Report No. 07-003. The Planning Commission certified EIR No. 07-003 as adequate and complete with mitigation measures, findings of fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. Although the project results in adverse impacts to the environment that cannot be mitigated or avoided, the City Council may still approve the project if a Statement of Overriding Considerations is adopted. CEQA requires decision makers to balance the benefits of the proposed project against its unavoidable environmental risks in determining whether to approve the project. If the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the City may consider the adverse environmental effects acceptable. In this particular case, staff believes the economic and social benefits of the proposed project outweigh the adverse impact to Air Quality, Noise, Population and Housing, and Transportation/Traffic. The adverse impacts are unavoidable because it has been determined that no feasible mitigation is available or the mitigation that could be implemented, such as 1-405 improvement, is outside the purview of the City and the Applicant. Approval of the project would allow for a future development of a new, optimally located mixed use development. The mixed use project would be incorporated into the existing Bella Terra lifestyle center with reciprocal access and parking and would provide a residential base to energize the commercial, restaurant, and retail center. In addition, the project would have the following benefits: 1. The proposed project would provide a new, centrally located state-of-the-art mixed use development that would be located within the Edinger Corridor in close proximity to the existing Bella Terra development and would serve as a model for modern residential development. G:\RCAs\2008\PL08-13(The Village at Bella Terra).doc -17- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PE 08-13 2. The project would maximize land use opportunities by combining both residential and commercial land uses in a well-integrated urban environment. 3. The project would promote residential and commercial buildings that convey a high quality visual image and character, as well as provide for the development of mixed use projects that integrate residential and commercial uses and ensure compatibility of these uses. 4. The project emphasizes compatibility and sensitivity to the existing uses surrounding the site and would include a variety of sustainable features from those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification or Build It Green's Building Guidelines and Ratings Systems throughout the site and achieve LEED certification in at least one future building (minimum building size of 1,000 square feet). 5. The project will maintain and enhance the community image of Huntington Beach through the design and construction of high quality development consistent with the Urban Design Element of the City's General Plan and the Design Guidelines of Specific Plan No. 13. 6. The project would foster walkability and reduced vehicle trips by locating close to an established transit center, college and shopping and other services. 7. The project may provide both apartments and condominiums, filling an unmet niche in terms of housing production in the City as well as improving the supply of rental housing in the City. 8. The project will provide the equivalent of 15 percent of the units as affordable housing, consistent with City requirements and California Redevelopment Law. 9. The project will improve the visual quality by resulting in the demolition and site clean- up of the vacant retail store and automotive repair use on-site. 10.The project will enhance and promote the transformation of Bella Terra from a stand- alone shopping center to the Town Center Core of a vital city district. Following approval of the General Plan amendment and zoning text amendment the Planning Commission approved the CEQA Findings of Fact with a Statement of Overriding Considerations (Attachment No. 8). In order to approve the project, the City Council must also take the same action. GARCAs\2008\PL08-13(The Village at Bella Terra).doc -18- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 Attachment(sl: city tler-kls' 'Page, Nbryflie , • 0 0 1. City Council Resolution No. A Resolution of the City Council of the City of Huntington Beach, California, Approving General Plan Amendment No. 07-001 (Planning Commission and Staff's Recommended Motion for GPA Option 1) 2. Suggested Findings for Zoning Text Amendment No. 07-002 3. City Council Resolution NoAW-7D A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to Specific Plan No. 13 (Zoning Text Amendment No. 07-002) 4. General Plan Land Use Element — Existing Land Use Designation Exhibit 5. Zoning Map — Existing Zoning Designation Exhibit 6. Legislative Draft of Specific Plan No. 13 — Bella Terra (Planning Commission and Staffs Recommendation) 7. Project Narrative dated May 30, 2007 8. CEQA Findings of Fact with Statement of Overriding Considerations — EIR No. 07-003 9. Mitigation Monitoring and Reporting Program — EIR No. 07-003 10. Final Environmental Impact Report No. 07-003 11. Letter from DJM . Capital Partners dated October 6, 2008 Regarding Sustainable Building Practices 12. Letter from DJM Capital Partners dated October 29, 2008 Requesting Project Changes 13. Development Standards Matrix 14. Planning Commission Staff Report dated October 14, 2008 15. Letters and Email Received Supporting and Opposing the Project 16. City Council Resolution No�, City A Resolution of the Council of the City of Huntington Beach Approving General Plan Amendment No. 07-001 (Alternative Action No. 1 — Applicant's Original Request for GPA Option 1 & Option 2) and General Plan Land Use Element Excerpt for GPA Option 1 & Option 2 GARCAs\2008\PL08-13(The Village at Bella Terra).doc -19- 11/10/2008 12:13 PM REQUEST FOR ACTION MEETING DATE: 11/17/2008 DEPARTMENT ID NUMBER:PL 08-13 17. City Council Resolution Nd�� ,kResolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 07-001 (Alternative Action No. 2 — EIR 07-003 Alternative No. 3: Reduced GPA/ZTA) 18. Power Point Presentation G:\RCAs\2008\PL08-13(The Village at Bella Terra).doc -20- 11/10/2008 12:13 PM ATTAC HMENT # 1L] RESOLUTION NO. 2008-69 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH,CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 07-001 WHEREAS, General Plan Amendment No. 07-001 proposes to amend the Land Use Element of the City's General Plan to redesignate an approximate 15.85 acre piece of real property located on the north side of Edinger Avenue west of the existing Bella Terra development and east of the Union Pacific Railroad Line in the City of Huntington Beach, as more particularly described as Exhibits "A" and "B" attached hereto, from 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]) to CR-F2-sp-mu-(F14) (Regional Commercial-0.5 FAR-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU-0.2{C)/45 du/acre]). The amendment also includes modifying Subarea 5A of the Community District and Subarea Schedule of the General Plan to differentiate the subject site from the existing Bella Terra mall development, allow horizontally integrated mixed use, and increase the number of stories from four stories to six stories. A copy of the proposed amendment to the City's General Plan is attached hereto as Exhibit "C" and incorporated herein by this reference. Pursuant to the 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. 07-001 and recommended approval of said entitlement to the City Council; and Pursuant to the 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. 07-001; and The City Council finds that said General Plan Amendment No. 07-001 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: SECTION 1: That the real property that is the subject of this Resolution (hereinafter referred to as the "Property") is generally located between Edinger Avenue and Center Avenue, 08-1877/27765 2 1 Resolution No. 2008-69 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, incorporated by this reference as though fully set forth herein. SECTION 2: That General Plan Amendment No. 07-001, which amends the General Plan Land Use Designation for the Property from 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)) to CR-F2- sp-mu (F14) (Regional Commercial-Specific Plan Overlay-Mixed Use Overlay-1.75 FAR [MU- 0.2{C}/45 du/acre]) and the modifications to Subarea 5A of the Community District and Subarea Schedule, attached hereto as Exhibit "C" and incorporated herein by this reference, is hereby approved. The Director of Planning 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 Department. .PASSEL) AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 17th day of November , 2008. Mayor REVIE D APPROVED: APPROVED AS TO FORM: Cityf A/strator Ai6 AAttorney [NITIA,VED AND APPROVED: 21&<J-5 P4144-hA-t�_­ Planning Driettor ATTACHMENTS Exhibit A: Legal Description Exhibit B: Sketch Exhibit C: General Plan Changes 08-1877/27765 2 2 Resolution No.2008-69 Resolution No.2008-69 EXHIBIT"A" LEGAL DESCRIPTION OF BELLA TERRA—PHASE 11 In the City of Huntington Beach, County of Orange, State of California, being all of Parcel 1 of Parcel Map No. 86-200 as per map filed in Book 255, Pages 40 through 45, inclusive of Parcel Maps in the office of the County Recorder of said County, together with a portion of Parcel 9 of Parcel Map No. 2003-163 as per map filed in Book 358, Pages 1 through 9, inclusive of said Parcel Maps, described as follows: Beginning at the northwest corner of said Parcel 1; thence along the northerly lines of said Parcels .1 and 9 South 89°32'06" East 561.33 feet; thence leaving said northerly lines South 0°27'54" West 277.78 feet to a tangent curve concave easterly having a radius of 30.00 feet; thence southerly along said curve 15.90 feet through a central angle of 30°22'13'; thence tangent from said curve South 29°54'19" East 52.93 feet to the general. northerly line of said Parcel 1; thence along said northerly line South 89°32'06" East 31.21 feet to the easterly line of said Parcel 1; thence along said easterly line South 0°27'54" West 11.16 feet; thence leaving said easterly line South 89'32'06" East 171,76 feet to a point on a non-tangent curve concave easterly having a radius of 450.00 feet, a radial line to said point bears North 75°15'25" West; thence southerly 368.66 feet along said curve through a central angle of 46°56'23"; thence tangent from said curve South 32°11.'48" East 48.35 feet; thence North 89°32'06" West 408.17 feet to the easterly Iine of said Parcel 1; thence along the easterly, southerly and westerly lines of said Parcel 1, the following three courses: South 0'27'54" West 376.50 feet, North 89'32'06" West 466.61 feet and North 0°16'24" East 1,120.82 feet to the Point of Beginning. As shown on Exhibit "B" attached hereto and by this reference made a part hereof. Containing an area of 15.854 acres, more or less. �C'p LAND —� Larry E.Rush �O Larry El n Rush, L.S. No.4356 Exp.DWOro9 License Expires: Tune 30, 2009 Date: '7l /Qej d%, No, 4356 . August 18,2008 WO No,3337-1X Or CA�\F� Page 1 of 1 H&A Legal No. 7217 By:L.Rush Checked By: R. WilliaznsAr Resolution No.2008-69 Resolution No.2008-69 EXHIBIT "B" Sketch to Accompany Legal Description 1 I I CENTER AVENUE SOUTHERN GALIFORNIA EOISON RIGHT OF WAY \ ry A jt :_.... j La i L~ \ o � s ;, LL-j �2. 3 PAR. t , r ::H ED LAGER AVENUE 1 m ZSEE SHEET 2 FOR DETAIL i AIMM { i HUNSAKER & ASSOCIATES EXHIBIT ®� i R V I N E I N C PLANNING a ENGINEERING SURVEYING Three Hughes •hvxie. CA 92618 •PH:(949)583.1010 + FX:(949)583.0759 CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA DATE: 8-18-0$ onie — — — 'eYr'T. VO eYd L. RUSH SCALE: 1"= 500' W.O. 3337-IX `"E I:\BELLA TERRA\LD\7217\ShtO1 .dwg H&A LEGAL No. 7217 1 SHEET I OF 2 Resolution No.2008-69 EXHIBIT "B" Sketch to Accompany Legal Description CENTER AVENUE SOUTHERN CALIFORNIA EDISON RIGHT OF WAY S89°32'06"E 561.33' P.0.B. 1 I NW CORNER PARCEL 1 oN j ____ _ A=30'22'13" ' R=30.00' L=15.90' ' S89°32'06"E N75°15'25"W I- _ '`� Q W tO p O N ..-.. � o ..... �a a N 00 O C N89°32'06"W 408.17' 6� s�p �a U .. cP O C? V) f , N89032'06"W 466.61' EDINGER AVENUE ----- - --�- HUNSAKER & ASSOCIATFS EXHIBIT d i 'PLANNING V I N E I N C ® PLANNING ® ENGINEERING * SURVEYING Three Hughes - hvine, CA 92618 -PH 1949)583.1010 -M(949)583•0759 CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA DATE: REV. .DWG CK'd + 8-18-08 oare — — — er 7. VO sBy. L. RUSH SCALE: i'= 200+ W.O. 3337-IX "`E: l:\BELIA TERRA\LD\721 7\ShtO2.dwg H&A LEGAL No. 7217 SHEET 2 OF 2 Resolution No.2008-69 Resolution No.2008-69 GENERAL PLAN LAND USE ELEMENT EXCERPT TABLE LU-2b (cunt.) Land Use Density and Intensity Schedule Densit Cate or Permitted Density/Intensity 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. -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. -F11 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. -1`14 l4Bella Terra Area B: Maximum total building area floor area ratio of 1.75; maximum commercial building floor area ratio of 0.2(138,085 commercial square feet)and maximum 45 dwelling units per acre(713 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. 77� a* Maximum floor area ratio and units per net acre as indicated for each zone on the Land Use Plan. Resolution No.2008-69 TABLE LU-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 adjacent properties as Regional Functional Role 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 use category Area A and mixed-use structures vertically-integrating housing with commercial uses permitted by the"-mu"overlay. Density/Intensity Category: "-172" • Height: four(4)stories Design and Category: Mixed Use(-mu);Specific Plan(-sp) Development • 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 use category Area B and mixed-use structures vertically-integrating and horizontally-integrating housing with commercial uses permitted by Specific Plan No. 13. Density/intensity Category: "-1714" o Hei t: maximum of six(6)stories;see Specific Plan No. 13 for further restrictions on height Design and Category: Specific Plan(-sp) Development o 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 Edinger Street frontage. • Implement extensive streetscape improvements along the Edinger Street frontage. • Promote the economic enhancement and revitalization of Bella Terra. Res. No. 2008-69 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 November 17, 2008 by the following vote: AYES: Hansen, Hardy, Bohr, Cook, Coerper, Green, Carchio NOES: None ABSENT: None ABSTAIN: None City Clerk and ex-officio 6erk of the City Council of the City of Huntington Beach, California ATTACHMENT ##2 ATTACHMENT NO. 2 SUGGESTED FINDINGS ZONING TEXT AMENDMENT NO. 07-002 SUGGESTED FINDINGS FOR APPROVAL,—ZONING TEXT AMENDMENT NO. 07-002 : 1. Zoning Text Amendment No. 07-002 amends the HBZSO by amending Specific Plan No. 13 to establish residential uses and 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 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 the development standards ensure a transition in height from the lower buildings along Edinger Avenue to the highest structures on the northern portion of the site. This height is compatible with and not out of character with the Towers at Bella Terra across Center Avenue and the recently approved The Ripcurl to the west. Other development standards, also contribute to the project's compatibility by ensuring adequate common and private open space, setbacks, and landscaping for a combination 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, 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, such as maximum building height, front setbacks along Edinger Avenue, minimum unit size, and minimum common and residential open space, 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, and play. Specifically, implementation of a future 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. 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 contains a complete analysis of the project's expected demands for utilities and public services and demonstrates adequate provisions to meet the project's needs. ATTACHMENT #3 RESOLUTION NO. 2008-70 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING AN AMENDMENT TO SPECIFIC PLAN NO. 13 (ZONING TEXT AMENDMENT NO. 07-002) WHEREAS, Zoning Text Amendment No. 07-002 has been prepared and analyzed in the Planning Commission Staff Report dated October 14, 2008; and Zoning Text Amendment No. 07-002 is a request to amend Specific Plan No. 13 — Bella Terra to establish residential design and development standards on an approximate 15.85 acre parcel of land within Area B of the Specific Plan, located between Edinger Avenue and Center Avenue, west of the existing Bella Terra development and east of the Union Pacific Railroad; and The Planning Commission is required to make a recommendation to the City Council on the amendment to the General Plan pursuant to California Government Code Section 65354; and The Planning Commission held a public hearing pursuant to Government Code Section 65353 on October 14,2008 to consider said Zoning Text Amendment, NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Huntington Beach finds as follows: SECTION l: The amended Specific Plan is consistent with the adopted Land Use Element of the General Plan. SECTION 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. SECTION 3: The deviations from the base district provisions that otherwise would apply are justified by the compensating benefits of the Specific Plan; and SECTION 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. SECTION 5: The Specific Plan No. 13, attached hereto as Exhibit "A" and incorporated herein by this reference, is hereby adopted and approved. 08-1877/27766 2 1 Resolution No. 2008-70 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting held on the 17th day of November, 2008 14 Mayor REVIE A D APPROVED: APPROVED AS TO FORM: IV A City'A istrator tG. Attorney 3b,o INITIAT D AND APPROVED: Plann ng Director ~ ATTACHMENTS Exhibit A: Specific Plan No. 13-Bella Terra 08-1877/27766 2 2 EXHIBIT A SPECIFIC PLAN NO . 13 \ 5 � � „��' �'r(e'" 4 i.3�'-e �h"` "*mow,: ,t ✓r!" ' x�'� � �, /�'A Moss USE S4 � 3 NONE Bella Terra TArntington beach City of Huntington Beach Specific Plan Number 13 e11a Terra City of Huntington Beach SPECIFIC PLAN No. 13 Prepared. by City of Huntington Beach Planning Department 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 Bella Terra Specific Plan 2 November 17, 2008 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 81A 4.3.1 Permitted lises 83 2. IMPLEMENTATION 4.3.2 Intensity 83 4.3.3 Building Height 83 2.0 Administration 1 t) 4.3.4 Setbacks 83 2.1 Development Construction Phasing Plan 1 f) 4.3,5 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 81) 2.9 Severability 24 4.4.2 Intensity 89 4.4.3 Building Height 88 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 bighting 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 4.4.1 1 Affordable Housing 90 3.4.3 Common Area Guidelines 46 4.4.1E Parking 94 3.4.4 Architectural Guidelines Area A 58 4.4.13 Parking Structures 94 3.4.5 Architectural Guidelines Area B F>5 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 November 17, 2008 List of Exhibits Exhibit 1 Vicinity Maps 1 1 Exhibit 2 Aerial Photograph 12 Exhibit 3A Area A Current Conditions 26 Exhibit 313 Area A and 13 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 I IA 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 - EIR No. 07-003 Mitigation Monitoring and Reporting Program Bella Terra Specific Plan 4 November 17, 2008 INTRODUCTION z 4 4 r P f N h B 7 milk Bella Terra Specific Plan 5 November 17, 2008 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 694,422 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. The current project renames the Specific Plan to Bella Terra, modifies the allowable uses on the vacant 13 acre 0 5 acres after a future lot line adjustment) portion, and plans for the redevelopment of that site accordingly. 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 3B). 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 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 Bella Terra Specific Plan 6 November 17, 2008 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.) an EIR was prepared to analyze and mitigate significant environmental impacts created by this Specific Plan as amended for Bella Terra Area B, as well as the concurrently processed General Plan Amendment. 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. 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). 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 Bella Terra Specific Plan 7 November 17, 2008 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)). In the case for Bella Terra Area B, an EIR has been prepared and is being processed concurrently with the Specific Plan as amended and General Plan Amendment. 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 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. Bella Terra Specific Plan 8 November 17, 2008 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. tEE L y Y The vie wof Century View of[IN from EdingerAvenue Theater and Amphitheater Bella Terra Specific Plan - 9 November 17, 2008 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 48 acres in size. Area A is developed with regional commercial uses. Area B represents the remaining westerly portion of the site, approximately 15 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 November 17, 2008 \5 D1 ®PASADENA nD ID .t�a ® LOS ANGELES e io SANTA MONICA p.sq p1 eD Balsa Ave. �r :�' ANGELES 97 INTERNATIONAL AIRPORT ro LONG 91 McFadden Ave. e TORRANC® BEACH ANAHEIM AIRPORT GARDEN Golden ® GROVE WestpThossings Ave LONG • za College BEAC LONG BEACH/ SANTA® LOHARBOR ANGELES I T E-� ANA IRVIN HUNTINGTON BEACHC{Itl -0 v ® JOHN WAYNE 0 oonNEWPORT BEACH ORAA RPORTN Site Location Regional Location Vicinity baps 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 across from the rail line is designated commercial. Bella Terra Specific Plan 11 November 17, 2008 i n �+. err: � +a +� y '% +,: • 41 Pella 'Terra Aerial Photograph Aerial Photograph circa 2006 Exhibit 2 Bella Terra Specific Plan 12 November 17, 2008 1.4 GENERAL PLAN DESIGNATION The Bella Terra Area A is currently designated as CR42-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 CR42-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 0.2 and a maximum of 45 du/ac, which would permit a maximum of 713 residential units and 138,085 sf of commercial uses. The site has been designated within General Plan Subarea 5A requiring that a Specific Flan 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 November 17, 2008 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. (I-LU 1, 1-LU 4, I-LU 5,1-LU 7, 1-LU10 and I-LU 13) Bella Terra Specific Plan 14 November 17, 2008 b 1 � 4 W �wu 1 q it f 1 i � View of Peet's Coffee and-T-Mobile 3 Feu r� � •.'� �, go-✓?- ? s i Vie w of Kohl's Bella Terra Specific Plan 15 November 17, 2008 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, 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 694,422 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 0 00) 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 November 17, 2008 Congestion Management Plan The Congestion Management Plan (CMP) is required by Assembly Bill 471 (Proposition 1 11), subsequently modified by Assembly Bill 1791. This Bill requires every urbanized county to adopt a CMF; 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 (GMF) 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 17 November 17, 2008 d � 3f 3 « ? a " i I d z �sF aa� r g IMPLEMENTATION "ro ;A........... 'A ry X�.., Section Two Bella Terra Specific Plan 18 November 17, 2008 IMPLEMENTATION 2.0 ADMINISTRATION The City's Planning Director 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 Planning Director 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 Planning Director shall be final, except that in the Area of the Specific Plan described as Area B, the Planning Director's decision 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 Planning Director. 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 November 17, 2008 Landscaping) may occur to link the two areas together.The demolition, infrastructure and utility work of the new construction;within Area B will be scheduled and built such that the remaining center remains in operation with minimum inconvenience to the remaining tenants. Area B construction is anticipated to take 18- 48 months from start of demolition. 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 November 17, 2008 The Planning Director 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 Planning Director 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 Planning Director shall be final unless appealed to the City Council by the applicant submitting a Site Plan Review application or for the Area of the Specific Plan described as Area B appealed to the City Council by the applicant or a City Council member, within ten calendar days of action of written notification by the Planning Director. 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 Planning Director, 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 November 17, 2008 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 Planning Director 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 Planning Director 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 Planning Director shall be final, except that in the Area of the Specific Plan described as Area B,the Planning Director's decision 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 Planning Director. 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 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 shalt require a new Site Plan Review. In addition any proposed physical alterations to the existing structure Bella Terra Specific Plan 22 November 17, 2008 and/or site shall be subject to additional review and approval of the Planning Director prior to the issuance of building permits. The Planning Director 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 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 (CEQM. The Planning Director 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 (1.0) percent of any single standard, may be considered by the Planning Director. 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 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 Planning Director, 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. Bella Terra Specific Plan 23 November 17, 2008 The Planning Director 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 November 17, 2008 ;DEVELOPMENi LuNCE 4—F Ow Fe" IM as td J 4, ' d i F � f .N" 'N"r�✓��h i d+� �.`� y 't y 3 Section Three Bella Terra Specific Plan 25 November 17, 2008 1 _ RETAI L ANCHOR THEATER � ur mffmMnM t ~e c• ;z ---�• y \ Resrauw,Nrica� fl11'11TRT4Ti"Tli . .�• , \ `.-`'-','-,'.- RUAI L SPEC ALTY _... v ... _......._ ACAPft IITM f � 'I!' ��' ..L � .a^wti,cvmn.x wnn..m+,wrm b.an=rco.a�x•rtit 7777, S p �\ _ , �� `�.:',y,,s .. ,� �"� ►fin tlni3i��E U1TiT1+411+40 g"5f xux. i`r 1• . f �" - � w (If III f 11I10 ti , , �� ,�:ios n� -,-- � a - r..� � •c.� �IIITfT17U -a . — - - ... . .. - cam•. - .. i. ,r .��.��,. ..—' •,7 r 1 � .. .•�,. n�,. ,--�r�. 5 LIUMIN �41,,.�J..J.'ll'I�Tli m I�uLjll,jf" _ •uLill_U.11LWll:.t11U11.4dll.1111� __ - ^T 1 -- -r Cirr.!'ins:Fxllinlr �RuM ➢LLLA�Tf RFA ASSUC,AT2S,'AC RustlCrtes Drift Bella Terra Area A Exhibit 3A Note: This illustrative shows the project site current conditions as of 11/1712008 Bella Terra Specific Plan 26 November 17, 2008 ,t. IN RROGRAM SUMMARY .r 'retai�space. ...t 36,910 s_f. µ E rIx>.ucinc�unhs _509 Wts + ; r 't pakmgspaat s __1000ptablic s ..._ 935 rc identiai s LfCFJD svw usen s 4 Kaa�:n ' E3 . __- � \\ � "•� � retail �^-- t '. residential s nc buddings 40 all Bella Werra Area A Exhibit 3B Note: This illustrative shows existing development on Area A and a hypothetical development scenario on Area B Bella Terra Specific Plan 27 November 17, 2008 DEVELOPMENT CONCEFF 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 3A) represents the current conditions of the project site (Area A). The illustrative conceptual master plan (Exhibit 3B) depicts an Area B scenario 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 not intended to reflect an ultimate design situation because 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 November 17, 2008 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 29 November 17, 2008 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 1,045,440 square feet of regional commercial uses. Area B can accommodate a maximum total building area FAR of 1.75; commercial FAR of 0.2 and 45 du/acre. Bella Terra Specific Plan 30 November 17, 2008 > LEGEND Q AL 29 3 C ..... . Pedestrian Plaza i Walkways Plan BELLA TERRA Huntington Beach, CA Pedestrian Plaza / Walkways Plan Exhibit 4 Bella Terra Specific Plan 31 November 17, 2008 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, Piazza, the Village Green, 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 32 November 17, 2008 ry P ..�». s rda f.p 41 f -l�r=Pull ��'t.5 d.,r ui Al f..6 xt�vl putb .? ¢ q on-a rgnaliz,.d vgre_asi�+�re rif /r - r jg n € e -n \ � ' - ; n F- ] Imo-, c Conceptual Circulation Plan ]Exhibit 5 Bella Terra Specific Plan 33 November 17, 2008 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 0 20 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. Bella Terra Specific Plan 34 November 17, 2008 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. 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 and Planning 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 and Planning 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 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 Bella Terra Specific Plan 35 November 17, 2008 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. a wmi<war seo --'. BELLA TERRA Huntington Beach, CA Wrikw.y Sion_ IO 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 impactanalysis/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 anaylzed for Area A. All traffic studies shall be subject to review and Bella Terra Specific Plan 36 November 17, 2008 approval by the Directors of Planning and Public Works. A traffic study has been prepared as part of the EIR for the Specific Plan Amendment and concurrent General Plan Amendment in 2008. 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. 3.2.1 1 A Delivery and Fire Truck circulation plan,depicting on site access routes and nianuverability, 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 37 November 17, 2008 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 12-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 38 November 17, 2008 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 (Mundy 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 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 39 November 17, 2008 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 40 November 17, 2008 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 41 November 17, 2008 �esi�r�err4 p6��, p�j�aaaam�Ou�reM�` �/Ok {AAiiAiDpA6A�`A�601k� r,.,,r�°A�sar�aaoa�a�aias�►�►�� rS+'`ddX tt6A9aIMAAtADIIIgaG},Oa4Y►!� �'I1-0►�S{/Ii P0A9/tlPAgaa i'xq►4'%i'`� �%�/�µd4.,t/4�aptlfpaCgAAAAMIQ►'a14i.Y'4*Ba, I HIM u, II � E t I( 4 _ Design Guidelines » t » V' " �a'a ens » ._. '9 _ ...:` 42 November 17, 2008 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 43 November 17, 2008 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 44 November 17, 2008 t IN f1�� 2 FF a3 SS 2 3 "4l8 �. t 1 -k r; Potential Entry Slgnagc 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. Bella Terra Specific Plan 45 November 17, 2008 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. 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 46 November 17, 2008 LEGEND Duopublic sl r a ape i pace � � -_. „, � � � ,.. i si•enYtr,l ,ha �xd cp-•n bI>aee 6rnmunityComrno�is sr:.ond.aiy ir;e lur.d r,edextnan walk_v1.y enrlrnhalIard , 4 \ r � � r i, t Zia spa � �; a' 'I�.,: ,.,, �\• _.�. \. � � .. O .. .. ,,, .w h Common Area Locations Exhibit 6 Bella Terra Specific Plan 47 November 17, 2008 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 Strada,. 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. x$ L i� 5°°'ate Y.-� y R w ^u4 Bella Terra Specific Plan 48 November 17, 2008 THE VILLAGE GREEN The new residential over retail units will look over the Village Green. 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, 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. The children's events in this area will include interactive water features, structured play areas and smaller quiet reflective areas for family groups and picnics. This will be a place for all ages with a pedestrian shopper's lane and single story retail with four 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. IM sai tt a a �`f 9 e ......e• s 7 "�, � �z� rfs b h E Bella Terra Specific Plan 49 November 17, 2008 THE PIAZZA The Piazza is another of the civic open spaces that reflects the sophistication and charm of a southern European plaza. The elliptical shape reflects the,theatrical nature of Italian baroque architecture and planning. Like these historical plazas The Piazza will have enhanced paving, pedestrian amenities such as seats, benches and creative landscape embellishments. The piazza will also include freestanding retail elements such as carts or pavilions. g • ., •14 a Shoppers, residents and visitors who enter the Area B portion of the project off Edinger Avenue will enter into a piazza between retail and mixed use buildings. The road then gradually sweeps along the edge of the park and enters through a well proportioned portal with a canopy into a new parking structure lined with ground level retail and residential floors above. Shoppers, residents and visitors within the site will also be drawn to this plaza as they walk or drive south on the internal "shoppers lane" that connects the first phase of Bella Terra with the Village Green and eventually The Piazza. The historically inspired tower and park amenities will be on axis with the internal "shoppers lane." The Piazza will act as the fore court and portal entry to the north-south pedestrian paseo. The corners of the walkable European blocks which flank the paseo,and front onto the park will have historically inspired architectural character and enhanced materials such as stone,brick and precast concrete surrounds. The life and activity of retail or restaurant tenants will spill into the piazza and into the paseo entry at the ground level with specialty corner residential units above. Bella Terra Specific Plan 50 November 17, 2008 THE RESIDENTIAL PASEOS AND RESIDENTIAL COURTYARDS The residential units will be flanked with residential paseos and courtyards animated with well detailed facades with the rhythm and materials appropriate to more passive neighborhood courtyards and paseos. Buildings along the paseos will have the 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 styles which complement each other without contrasting significantly from each other. The facades - will have a pleasant rhythm and cadence. In most places the architectural style will be integrated vertically to avoid a stacking � or layering effect. This will provide a variety of materials, colors I and wall articulation for the pedestrian. In addition, this will 3 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 block similar to those found in European cities. ti In order to instill a sense of community on a smaller scale and create a neighborhood or enclave identity, courtyards and portions of paseos will be overlayed with a relatively loose design character and theme. Each neighborhood district or enclave will have an outdoor room with a fountain,an art piece or a significant landscape element. In addition, specialty paving such as stone cobbles and the districting of some types of building materials such as brick and stone 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. Some areas would include small play areas for children and some areas would include smaller quiet areas for an individual to rest, think or read. These portions of the paseos and courtyards would be an extension of each residents living environment and act as a community living room for social interaction or just reading a book. Bella Terra Specific Plan 51 November 17, 2008 THE COMMUNITY FACILITY The central community hub for all residents in Area B will be the Community Facility. The Community Facility will contain the neighborhood pool, with a well detailed pool deck with bands and fields of decorative tile or stone, a decorative iron pool fence and a variety of seating such as chairs, chairs and tables and Lounges. Also included in the Community Facility would be a lawn with areas for some sporting events like volleyball,bocce ball,or Frisbee. The lawn would also accommodate individual family picnics, sun bathing and community gatherings such as holiday events like a Fourth of July barbe ue t bar � g x a : N The primary structure in the Community Facility will be The Clubhouse. The Clubhouse will be an architectural icon for the project inspired by the grand chateaus and manor houses of southern Europe and Tuscany. This building represents the elegance of large European residences built by owners of large tracts of land. This building will appear to be the residence of the original land owner of the project who sold off portions to be developed over time into the current design. Therefore this building will be designed as one of the oldest, most historically correct and have some of the richest materials in the project. The exterior will utilize stone,brick and stucco with accents of iron and tile reflecting a level of craftsmanship found in exquisite European manor houses of the past. This historical structure will appear to have been retrofitted to be used by the residents of this project. The new uses may include a clubroom with a fireplace,community meeting rooms, a small business center for tenant use, billiard room, fitness equipment, pool restrooms and pool equipment.-A designated BBQ area for the community will be located outside the clubhouse. Bella Terra Specific Plan _ 52 November 17, 2008 b tt r 'may yr <Ys*• 4 `� NOW t3 F , > S �sc+'S 2r s�yc W; T�T� �lY3SSin hf CR7L�7W sings a Huntington r rvtrrrrrs rSamples C hCE'NBChCs F �.. > AIZh'C,)W ARC`l!!TT C-TURE Color and. Materials ®f Common Areas Exhibit 7 Bella Terra Specific Plan 53 November 17, 2008 COMMON AREA POLICIES: 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. w� A Lighting at passageway 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 54 November 17, 2008 a.vr xhR�3h �c J4 : farkirrg 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. i Stair Fixture a .• Accent Walkway Fixture Bella Terra Specific Plan 55 November 17, 2008 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. v.: e, a. 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. 3.4.3.6 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). Bella Terra Specific Plan 56 November 17, 2008 � t f � t a L' ' L AYYYu' `u 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 57 November 17, 2008 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. Bella Terra Specific Plan 58 November 17, 2008 •Y e tMINIM a NEW ANCHOR STORES AND THEATERS POLICIES: 3.4.4A.i 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. IR ' - il 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 59 November 17, 2008 3.4.4E 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. 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. 3.4.48.2 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 60 November 17, 2008 s � 3 N� d ,V Elevation of an example ofstorefronts showinS varying hgghfs, window rtrythms and hq,�&Y and canopies. 3.4.4B.3 Tenant storefront materials may include but are not restricted to: O a ue: 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 G.e, columns,cornices) Bella Terra Specific Plan 61 November 17, 2008 x« s E a E s , $N p Examples ofstreetfront collection concepts 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. -Bella Terra Specific Plan 62 November 17, 2008 3.4.413.7 Tenants are encouraged to include louvers, awnings or canopies at their storefronts. 00 a ; 6 Examples of a wning use Bella Terra Specific Plan 63 November 17, 2008 x �. ^tea�� � s '� rm.;..- ✓^- �3 ,II� L7 E, �, ; � , 1a . � .: Typical 'Tenant Storefronts Exhibit 8 Bella Terra Specific Plan 64 November 17, 2008 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. 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 65 November 17, 2008 3.4.513 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 saute 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 upscale 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 66 November 17, 2008 3.4.513 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. 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. 3.4.5B.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 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 67 November 17, 2008 storefront. The exterior facade of large residential lobbies will have a different architectural style than adjacent storefronts. If possible, the facade 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 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 68 November 17, 2008 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. 3.4.6B 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 69 November 17, 2008 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 70 November 17, 2008 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. Bella Terra Specific Plan 71 November 17, 2008 PROGRAM SUMMARY retail`,pace.,.. .............13G,410 s.f. m .' hauling units...._ ... SQO units is r parking spaces ....... ...1,000 public 935 residential s LEGEND Open space �a _.., D ti z a.- v � � �� � _ retail resid�ntfai \ �. �� � — existing buildings i0L � k? N i Y ¢. fig; #1 T6�1 ¢ kY Al Landscape Concept Plan ]Exhibit 9 Bella Terra Specific Plan 72 November 17, 2008 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 00) 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 0/2) 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 73 November 17, 2008 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 74 November 17, 2008 PLANT PALETTE - SITE DESCR[MON BOTANICAL NAME COMMONNAME FRONTAGE TREE FYRUS KAWAKAMII EVERGREEN FEAR LAGERSTROEMIA FAUREI CRAPE MYRTLE METROSIDEROS EXCELSUS NEW ZEALAND CHRISTMAS TREE FRONTAGE HEDGE LIGUSTRUM J. 'TEXANUM' TEXAS PRIVET JUNIFERUS CHINENIS `PARSONII'JUNIPER FRONTAGE ACCENT SHRUB BOUGAINVILLEA SP. BOUGAINVILLEA HIBISCUS ROSA-SINENSIS HIBISCUS FRONTAGE GROUNDCOVER GAZANIA SF. GAZANIA ZOYSIA TENUIFOCIA KOREAN GRASS ENTRY DRIVE THEME TREE OLEA EUROFAEA OLIVE, ENTRY DRIVE TREE JACARANDA MIMOSIFOLIA JACARANDA FINUS CANARIENSIS CANARY ISLAND FINE FYRUS CALLERYANA'BRADFORD' BRADFORD FEAR ENTRY DRIVE ACCENT SHRUB AZALEA SP. AZALEA ENTRY DRIVE EDGE SHRUB FHORMIUM TENAX FLAX ENTRY DRIVE LOW SHRUB TRACHELOSPERMUM JASMINOIDES STAR JASMINE END ISLAND TREE LAGERSTROEMIA FAUREI CRAPE MYRTLE RHAFIOLEFIS'MAJESTIC BEAUTY' INDIA HAWTHORN TREE FORM END ISLAND LOW SHRLJB ASPIDISTRA ELATIOR CAST-IRON PLANT TRACHELOSPERMUM JASMINOIDES SPAR JASMINE ROSMARINUS OFFICINALIS SPREADING ROSEMARY END ISLAND ACCENT SHRUB ROSA SF. SHRUB ROSE PARKING LOT TREE FLATANUS ACRRIFOLIA'BLOODGOOD' LONDON PLANE TREE ULMUS PARVIFOLIA'TRUE GREEN' TRUE GREEN ELM ZELKOVA SERRATTA SAWLFAF LELKOVA ULMUS PARVIFOLIA CHINESE ELM SCREEN TREES EUCALFTUS SP. EUCALYPTUS FINUS SF. FINES AGONIS FLEXUOSA PEPPERMINT TREE, PARKING GARAGE SCREEN TREE TRISTANIA CONFERTA 13RIS13ANL BOX PARKING GARAGE PLANTING BOUGAINVILLEA SF. 1301 TGAINVILLEA TRACHELOSFERMUM JASMINOIDES SPAR JASMINE FITTOSFORUM TOBIRA `MINT JLJLIP' SCREEN TREES MELALEUCA QUINQUENERUTA CAJEFUT TREE TRISTANIA CONFERTA 13RISBANE BOX FICUS RUBIGNOSA RUSTYLEAF FIG Plant Materials Palette Exhibit 10 Bella Terra Specific Plan 75 November 17, 2008 3.4.7.E 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 00) 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 76 November 17, 2008 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. 3.4.7.1.2 Irrigation systems shall comply with the City's "Water Efficient Landscape Requirements." (Ordinance #1452). Bella Terra Specific Plan 77 November 17, 2008 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 Flan 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 78 November 17, 2008 IT)EVELOPMENT REGULATIONS OwMil 0 lul r; f' ------ 1J. M #Y n N' [ e. ,, 17 ..�� fi I 4 � ? fir• .. � '. z ' i ' i 1 r ` g r Section Four Bella Terra Specific Plan 79 November 17, 2008 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. Whenever a use has not been specifically listed as being a permitted use, the Planning Director 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 Planning Director and Director of Public Works, or designee. 4.1.2 Construction may commence only after the Planning Director 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 deenied legal, non-conforming. All policies regarding Site Plan Review process and facade improvements shall apply. Bella Terra Specific Plan 80 November 17, 2008 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 81 November 17, 2008 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. 4.2.1.1 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 82 November 17, 2008 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 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. Bella Terra Specific Plan 83 November 17, 2008 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 Planning Director. 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. pv ,h113 �14X ' �1 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 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 may be permitted subject to review by the Planning hirector. Requires an entertainment permit Permitted Uses Chart Area A Exhibit 11 Bella Terra Specific Plan 84 November 17, 2008 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 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 Trans ortation Demand Management Com2ly with Zonin and Subdivision Ordinance o 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. Development Regulations Chart Area A Exhibit 12 Bella Terra Specific Plan 85 November 17, 2008 TYPICAL LAYOUTS eo _..... *46 18' 18` 26 L 18` 18' 26` L 18` 18` Parking stall sizes(width,length,drive-aisle dimensions,etc.),parking design requirements,and striping details(double hairpin stripe)as required by HBZSO shall supersede this graphic Parking Standards & Detail Exhibit 13 Bella Terra Specific Plan 86 November 17, 2008 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 0 9) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen 0 7) 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 87 November 17, 2008 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. Bella Terra Specific Plan 88 November 17, 2008 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 89 November 17, 2008 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. Recreation areas shall not be located within ten 0 0) feet of the wall of any ground floor unit having a door or window, or within five (5) feet of any other wall. 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 90 November 17, 2008 al 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 bakery (limited to one location) Personal Services OFFICE Business and Professional OTHER PERMITTED RETAIL Car stereo and alarin 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 Planning Pjrcctor. *`Requires an entertainment permit Permitted Uses Chart Area B Exhibit 14 Bella Terra Specific Plan 91 November 17, 2008 r 02 X_ C11"i li'211'11�:! -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 24 Development Regulations Chart Area B (Chart 1 of 2) Exhibit 15 Bella Terra Specfflc Plan 92 November 17, 2008 "s*a a41:: y ram. e .t. 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.l 4 Bicycle Parking Comply with Zoning and Subdivision Ordinance Development Regulations Chart Area B (Chart 2 of 2) Exhibit 15 Bella Terra Specific Plan 93 November 17, 2008 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 0 9) feet deep and may be reduced to provide a landscape curb or wheel stop (in parking structure) at seventeen 0 7) 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 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 94 November 17, 2008 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. SAA� S `= tea„ a d z R _A u Art Shows Auto shows Carnivals Circus Commercial Finning Concerts Farmer's Market Fund Raisers Health Fairs Live Entertainment Miscellaneous Exhibitions Outdoor Retail Sales Fet 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 tempor Amy uses may be per initted subject to r eview by the Planrli�tg Drr ector: Temporary and Seasonal Events Chart Exhibit 16 Bella Terra Speciflc Plan 95 November 17, 2008 Res. No. 2008-70 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 November 17, 2008 by the following vote: AYES: Hansen, Hardy, Bohr, Cook, Coerper, Green, Carchio NOES: None ABSENT: None ABSTAIN: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California ATTACHMENT #4 k •bra, �. S„�.� s 1, r�;'-�' �''�� a,#;, V. Subiect Site _ Proposed General Plan CR-F2-s mu � (F14) g � a� vi m g. 4'. CURRENT AND PROPOSED GENERAL PLAN DESIGNATIONS GENERAL PLAN AMENDMENT NO. 07-01 AND ZONING TEXT AMENDMENT NO. 07-02 (THE VILLAGE AT BELLA TERRA—7777 EDINGER AVENUE) ATTACHMENT ##5 UD Existing Bella SP 1 Terra site to be SP 1 designated Area A amended SP 13 s> ve. Subiect Site to be SP 13 designated Area B _ in amended SP 13 x � M 4 -------------- Egg t ZONING MAP PROPOSED SUBAREAS WITHIN SP 13 GENERAL PLAN AMENDMENT NO. 07-01 AND ZONING TEXT AMENDMENT NO. 07-02 (THE VILLAGE AT BELLA TERRA—7777 EDINGER AVENUE) ATTACHMENT #6 hr,-. G � � ,�~ ro � t+' �, ��V *.� ��' aSb'"w,. -.2 h Y,a :.�,am..ar.�_ • "`� y � •, - * ,•-.row ' i-Tev.46P+ ( �}{g� �s-"�jj.. .:.. ^6:> �-,.. ^ r M i f..kG a � Af IA t h � , h u ,Wo li Xv a„ 'x i n Y t e r • Bella lvverra City ®f Huntington Beach SPECIFIC PLAN NO. 13 Prepared by City of Huntington Beach Planning Department 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 The Gmssi gs at u,,.,f;.,gton Qe rhBella Terra Specific Plan 2 August 7, 2000 October 14, 2008 TABLE OF CONVENTS 1. INTRODUCTION 1.0 Purpose and Intent 6 1.1 Authority and Procedures 7 1.2 Scope and Format 8 1.3 Project Area Description 10 1.4 General Plan Designation 13 4. DEVELOPMENT REGULATIONS 1.5 Zoning Provisions 16 4.0 Purpose 84 1.6 State Mandated Requirements 16 4.1 General Provisions 84 4.2 Definitions 85 2. IMPLEMENTATION 4.3 Development Standards Area A 87 4.3.1 Permitted Uses 85 2.0 Administration 19 4.3.2 Intensity 87 2.1 Development Construction Phasing Plan 19 4.3.3 Building Height 87 2.2 Methods and Procedures 20 4.3.4 Setbacks 87 2.3 Site Plan Review 20 4.3.5 Landscaping 87 2.4 Parcel Maps 21 4.3.6 Signs 87 2.5 Reuse/Change of Use Review 22 4.3.7 Lighting 87 2.6 Environmental Determination 23 4.3.8 Parking 91 2.7 Request for Deviation 23 4.3.9 Parking Structures 91 2.8 Specific Plan Amendment 24 4.3.10 Drive-Through Bakery 92 2.9 Severability 24 4.4 Development Standards Area B 93 4.4.1 Permitted Uses 90 3. DEVELOPMENT CONCEPT 4.4.2 Intensity 93 3.0 General Development Plan 28 4.4.3 Building Height 93 3.1 Pedestrian Plaza and Walkways 32 4.4.4 Setbacks 93 3.2 Circulation Plan 35 4.4.5 Landscaping, 93 3.3 Public Facilities 38 4.4.6 Signs 93 3.4 Design Guidelines 43 4.4.7 Lighting 93 3.4 3.4.1 Project Area Character 44 4.4.8 Minimum Dwelling Unit Size 94 3.4.2 Site Planning Guidelines 45 4.4.9 Common Residential Recreation Areas 94 3.4.3 Common Area Guidelines 47 4.4.10 Sustainable or"Green"Building; 94 3.4.4 Architectural Guidelines Area A 62 4.4.11 Affordable Housing 94 3.4.5 Architectural Guidelines Area B 69 4.4.12 Parking 98 3.4.6 Nonconforming Buildings and Uses 4.4.13 Parking Structures 98 Areas A and B 72 3.4.7 Landscape Guidelines 76 4.5 Temporary and Seasonal Events 99 3.4.8 Signage Guidelines 82 The Crossings at Huntington BeNa Terra Specific Plan 3 August 7, 2000 October 14, 2008 List of Exhibits Exhibit 1 Vicinity Maps 11 Exhibit 2 Aerial Photograph 12 Exhibit 3A illustrative C v,cept..,l TAaister Fla Area A Current Conditions 26 Exhibit 313 Area A and B 27 Exhibit 4 Pedestrian Plaza/Walkways Plan 31 Exhibit 5 Circulation Plan 34 Exhibit 6 Common Area Locations 48 Exhibit 7 Color and Materials of Common Areas 57 Exhibit 8 Typical Tenant Storefront 68 Exhibit 9 Landscape Concept Plan 76 Exhibit 10 Plant Materials Palette 79 Exhibit 11A Permitted Uses Chart Area A 88 Exhibit 12 Development Regulations Chart Area A 89 Exhibit 13 Parking Standards and Details 90 Exhibit 14 Permitted Uses Chart Area B 95 Exhibit 15 Development Regulations Chart Area B 96 Exhibit 16 Temporary and Seasonal Events Chart 99 Exhibit 14 Pevelopme-;t Regulations-E14eGk List 94 APPENDICES(Volume Two) A— Legal Description B— General Plan Consistency C- EIR No.07-003 Mitigation Monitoring and Reporting Program E Sign ct cedar-ds D Legal l Peseription a.-..i Map of Phase 11 Area The Crossings ,t Huntington Qe GhBella Terra Specific Plan 4 August 7�0®ctober 14, 2008 INTRODUCTION � ?. { � 22y _ �2 �y » \\ 7 Ala_ The Crossings atHuntington BeaGhBella.Terra Specific Pan 5 August 7, 2000 October 14, 2008 INI'RODUCnON 1.0 PURPOSE AND gNTENI<' Background — The Crossings Specific Plan was adopted on Au ug st 7, 2007 for development of 63 acres for Regional Commercial uses. Approximately 50 acres was redeveloped in 2005 with approximately 694,422 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. The current project renames the Specific Plan to Bella Terra modifies the allowable uses on the vacant 13 acre (15 acres after a future lot line adjustment) portion,and plans for the redevelopment of that site accordingly. The Crossings at Huntington Rom ,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 Crossings at Huntington Ro,,.-,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 3B). 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 The C;Fessings t Huntington Be .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 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 Gr-essings at Huntington Beach Specific Plan for Bella Terra Area A (The Crossings at Huntington Beach The Crossings at Huntington Bella Terra Specific Plan 6 August 7, 2000October 14, 2008 Specific Plan) iswas exempt from preparation of an environmental assessment until a site plan 4'swas submitted for approval by the City. Therefom, it "speculative" the ppeject Once A site plan iswas 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 will were applied to the Bella Terra Area A project. As required by the California Environmental Quality Act ("CEQA") (Pub. Res. Code §$ 21000 et seq.) an EIR was prepared to analyze and mitigate significant environmental impacts created b this Plan as amended for Bella Terra Area B as well as the concurrently processed General Plan Amendment. 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. 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). 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). The Crossings at Huntington fella Terra Specific Plan 7 August 2000 October 14, 2008 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 thei-s case for Bella Terra Area A, since an EIR has nwas prepared for the City's adopted General Plan and the prior Specific Plan iswas within the umbrella of the General Plan and associated Certified EIR, the environmental assessment (to be Pit the site plan Tevi / reva stage) for the prioror The Crossings t Huntington B t, Bella Terra Specific Plan will be was limited to the effects peculiar to the project (Public Resources Code Section 21083.3(b)). In the case for Bella Terra Area B, an EIR has been prepared and is being processed concurrently with the Specific Plan as amended and General Plan Amendment. The preparation, adoption and implementation of Tho Crossings t 144i4tin t i, Beac 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. TEA Croosssi s t u,,,.,tingt n 13@act, 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 Gressings at 141m4t ngtov, Beae 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 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. The GFossings at Huntington Bella Terra Specific Plan 8 August 7, 2000 October 14, 2008 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. feFH4ation of tke SpeGiA U44 The Appendix (Vol H4P Two includes the Legal Description of the site, a General Plan Consistency lanalysis and a Mitigation Monitoring) and Reporting Pro rg am n G-P4 e-p-a Aa Gens sten Ana lysis-, nnalys , Analysis S. �aiY The view of4heMe umch 6 gm G W monueCentury Theater Viewof�eresUlta from Edinger Avenue and Ampitheater The Cr-oisoi gs t u,.„ gton Qe„lhBef/a Terra Specific Plan 9 August , 2000 October 14, 2008 1.3 PROJECT AREA DESCRIPTION The Crossings at 14unt ,,g+,,,-, BeC i,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 48 acres in size. Area A is developed with regional commercial uses. Area B represents the remaining westerly portion of the site, approximately 15 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. The Q:es inn at Huntington Beac*Be/(a Terra Specific Plan 10 °gam7, 2000 October 14, 2008 5 I D'. no 10 ®PASADENA ro ® ® LOS ANGELES SANTA MONICA � p�A � Bolsa Ave. t lei 6A LOS U ANGELES 57 �p INTERNATIONAL d e- ca AIRPORT LONG el McFadden Ave. . TORRANC® BEACH ANAHEIM AIRPORT GARDEN Golden ® GROVE West Center Ave LONG ® a College BEAc 9 LONG BEACH/ SANTAg N ANA LOS ANGELES 1R IIN HARBOR g HUNTINGTON BEACH Edinger 01 CaThe Crossings JOHNWAYNE NEWPORTBEACH RANGE COUN o at Huntington AIRPORT (� Beach Site Location Regional Location Vicinity Maps Exhibit Z 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 across from the rail line is designated commercial. The Crossings t uunfington Qe".hBelfa Terra Specific Plan 11 Agate,2000 October 14, 2008 >9x s F ,� - ?re��MMMIw4� ! "��y.�' �.r•>au �a �� 1 ��x �� �'�`.t� v c� ''�' � .� .�'- � � .*.-:�_..0 ae ♦ 'gym ;'h.. _ gg I941 F7, >f ��[" ��A '��'w �'�+ `� . .. �"✓M iN^s1Et�b,W"' R 'M }w ��.'���,e�4"'�'p�.++wo- 3 ,�4� a ,sue "" " ►�y,,y. q� w�"t 'raf`''� Ee �( Ha . t� � t�t��:R o Yk•A. 'i i c w z � t a �...-� �� to a " Pella Terra Aerial Photograph Aerial Photograph circa 2006 Exhibit 2 The GFossings at Hun gton Bella Terra Specific Plan 12 August ' 0October 14, 2008 1.4 GENERAL PLAN DESIGNATION The PL1�Bella Terra Area A Cpessings at 14 1 ntington Raae.b, 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 (1`14). The newly established F14 FAR category would specify an overall maximum mixed use building area FAR of 1.75, a maximum commercial FAR of 0.2 and 45 du/ac, which would permit a maximum of 713 residential units and 138,085 sf of commercial uses. The site has been designated within General Plan Subarea 5A requiring that a Specific Plan with special regulations and standards be established for "Huntington Center." The new General Plan development potential for Area B (established by one of the two combinations) 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; The Gr-essingis at Hun gton Bella Terra Specific Plan 13 August 7, 2000October 14, 2008 e. Clear identification of building entrances; 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. (I-LU 1, I-LU 4, I-LU 5,I-LU 7, I-LU10 and I-LU 13) The Gm s:„gs t Huntington Be ella Terra Specific Plan 14 August 7-mo0 October 14, 2008 k View of c& csPeet's Coffee and RgN^Pc &"' bra T-Mobile f^n C k{ FA �N fe. a s View of Ak4+yv-KolzPs f^w C N{PN A P The Gmssi gs of Huntington eac-hBella Terra Specific Plan 15 °gamer, 2000 October 14, 2008 1.5 ZONING PROVISIONS " Bella Terra's land use designations are governed b. this 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, 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 Crossings at Huntington Bella Terra Area A site currently consists of a m4mber ofnumerous activities. The site presently contains approximately 960,000 694,422 square feet of retail commercial space, some of wb,ie is „FFentl_,11N 1/ 1lNl�4 (not including additional square footage proposed as part of Bella Terra Area B). This site has been developed in numerousseveral 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. The G.-„ singes t Huntington BeaGhBella Terra Specific Plan 16 August 7 2000 October 14, 2008 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. The Gressings at Huntington Bella Terra Specific Plan 17 August 7, 2000 October 14, 2008 IMPLEMENTATION 17 i r t ; i ( A f b Secu®n °1`w® The Crossings at Hun F;ngton Qe GhBella Terra Specific Plan 18 August7, 2000October 14, 2008 IMPLEMENTAUON 2.0 ADMINISTRATION The City's Planning Director shall administer the provisions of the Gr ssin s t r-r,,,-,tingt n Beae 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 Planning Director 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 Planning Director-shall be final,except that in the Area of the Specific Plan described as 12hase !! (see Mav, ;n nv.v.An„d;v rn Area B, the Planning Director's decsision 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 Planning Director. 2.1 DEVELOPMENT CONSTRUc ION PHASING PLAN The esed rior Specific Plan ppejee Area A is antie p to +^ occurred in one (1) phase. The existing Retail (Barnes &Noble, Staples,and Circuit City) and any remaining Department Stores (such as, Burlington Coat Factory, n ent- eR4eyy Ward or Mervyns) w111 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.The The Q:os,94W at Huntington Bella Terra Specific Plan 19 October 14, 2008 demolition,infrastructure and utility work of the new construction; within Area B will be scheduled and built such that the remaining center remains in operation with minimum inconvenience to the remaining tenants. Const1.11/boil Area B construction is anticipated to take 18-2-448 months from start of demolition. 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 GFessings at Huntington -up-a-1-,.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. The Crossings t Hun Qe GhBella Terra Specific Plan 20 October 14, 2008 The Planning Director 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 Planning Director 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 the. Cr ss;m,4s at 14! �N ueac.- Bella Terra Specific Plan and other applicable regulations or special conditions required of the project. The action of the Planning Director shall be final unless appealed to the City Council by the applicant submitting a Site Plan Review application or for the Area of the Specific Plan described as 1214acA 11 (see , ,rap 4" ^pp@n6 ix W Area B appealed to the City Council by the applicant or a City Council member,within ten calendar days of action of written notification by the Planning Director. 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 Planning Director, 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. The Crossings of Huntington BeaGhBella Terra Specific Plan 21 October 14, 2008 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 Planning Director 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 Planning Director 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 Planning Director shall be final,except that in the Area of the Specific Plan described as Area B Phase 11 loanMap i Appendix P),the Planning Director's decision 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 Planning Director. 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 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 ri,,.,d;-,^ t-,^Nsalterations to the existing structure and/or site shall be subject to additional review and approval of the Planning Director prior to the The Crossings at Huntington Bella Terra Specific Plan 22 August 7, 2000-October 14, 2008 issuance of building permits. The Planning Director 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 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 the Crossings at Hunting Bella Terra Aarea 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 Planning Director 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 (4-essings at Huntington Reae 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 Planning Director. 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 concurrent with a Site Plan Review and shall not require a Request for Deviation or Variance to the Specific P1an.Deviations shall be allowed when, in the opinion of the Planning Director, 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 Crossings of Huntington QeaGhgella Terra Specific Plan 23 August 7 2000 October 14, 2008 The Planning Director 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. The Gmss nrro t Huntington BeaGhgella Terra Specific Plan 24 October 14, 2008 wl-J""'kEVELOPMENT CONCEPT r 1 � IT -JO �,alv-,,-�1 d S E!: 5.9;� Fu P,2v fS ,y �^ j ,� dt+` .�,z 11 t�`-r `� ' 4z �A g: f Section Three 0 The Crossings at Huntington Qe GhBella Terra Specific Plan 25 August 7, 2 October 14, 2008 RETAIL ANCHOR THEATER = -______________ — — __ ----'� RESTAURANTi aAFE r t ............ 0 t ♦ P �`'� RETAI L SPEO ALTY SERVI CE VACANT .]' H� ., -Z. 1,�'C " •�" ' I��r" ^, _,,. -� .11 r��.. s�r+a�e� ^IIII)IJ I'I•. 1f1. IJJIJ I IJ '� �N° .c.�...���a.«.2ur. ,..,".."."w.uu„.�.,a T 6l llll�lll tlll lll���ll 11 l�lll '..•.. , ' u..v. b• a 7777, I V ;m✓��1'�Pli$��"' '�IfITD '1 i --- ----i y:.s �TU 111,11E1NE n r� `� '.t`� ;:� i euiio"ir; iTIIII.tIIIC• � .I, �, I I T �_�L�ll MIND (I I I 4 "' fa �W cosm ST R � us a.l,(lu lt'Inlltlli LW o. f t ti s u V '� CL1Lll 1L111L..1l.JJll&d. CT O it17iJ�1` ,cq yk-z �' D t(I1111 ro .�, ;, "'��lllll nr ii ii i- t -- - • '� J t _— — _ t ,fir T 4e 4eW E L �r p �j E ,�j T�j p SITF.PLAY F.\11191T PgelEeM +�lh GfFTt1L�NAia1VL[�iING le f1.8il !y lv 111llSdil +-s --.. ate., BELLA17ERIU Ac�50C1ATE5,�nLC H¢¢[I¢BIo¢Hoaa11 . � ....�..i..5..�... Bella 'Terra Area A Exhibit 3A Note: This illustrative shows a a,,,.-,^M 04C- , „a,opme wt-wen goo an the project site-current conditions as of f/]712007 The Gressi gs t Huntington Qe Ghgella Terra Specific Plan 26 August 7, 2 October 14, 2008 15 k - - 3 7b.� � T, 4 ;PROGRAM SUMMARY t i ! ���tip I retail space........................136,910 s.f. _ i L housing units ... ...SOO units —r isF rr� parking spaces... 1,000 public l/` ��;}y\\�,�/�yo i _ ,. _ �_ _ t.._�tf — `•' 935 residential � I LEGEND open space , retail residential ` � ➢ - .., A ' existing buildings a*.eaA= 'W^..►eweae*9,s toe free sire a �g ire a® ® ©�ree+� o -- 0' � Qa► � 1, ..�} I Bella Terra Area A & B Exhibit 3B Note: This illustrative shows existing development on Area A and a hypothetical develoo ment scenario on Area B The Crossings t Huntington Qe GhBella Terra Specific Plan 27 Angst 7- -2--0-0-0- October 14, 2008 DEVELOPMENT CONCEPT 3.0 GENERAL DEVELOPMENT PLAN The Crossings at Hunti,.,R+,,.-, Bea h,Bella Terra Specific Plan development concept provides for a planned commercial retail,dining,ate-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. Tb,A C-roSssings at a„n+ingten BeaGlb The-Bella Terra will be a 63 acre master planned FegieiWmixed-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. Tho Gp ssings at l4tti tingtei Roae 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 (`Ire-sisi s at Huntington BeaGII 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 make 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. TAB@ C-FeSsings at HiAntingt v, Beae 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 HuntiMton 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 3A) represents the current conditions of the project site (Area A). The illustrative conceptual master plan (Exhibit 3B) depicts an Area B scenarios 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 not intended to reflect an ultimate design situation because a large variety of other The GFessings at Huntington Bella Terra Specific Plan 28 August 7, 2000 October 14, 2008 development patterns and activities may evolve which are also consistent with the Specific Plan policies, guidelines and regulations. The Specific Plan recognizes that although the mainmajority 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 Crossings at Huntington Beae ,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. The Crossings at Huntington Bella Terra Specific Plan 29 ont 7�0October 14, 2008 -34 REGIONAL COMMERCIAL,USES The Crossings t 14unt ngto4I Rene"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, m4dhigh 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 4,100,640-approximately1,045,440 square feet of regional commercial uses. Area B can accommodate a maximum total_buildiM area FAR of 1.75- commercial FAR of 0.2 and 45 du/acre. The Crossings ,t u„„t;„gton BeaGhBella Terra Specific Plan 30 August 7, 2000 October 14, 2008 \I/ v LEGEND l[IE::j "tlUa��// ❑ O — pedestrian walkway without vehicular crossing 1 ,'' T p bl ctnPn wPa e y th veh cular cross g u o en s < , F' ®m an reta i envy c, � publ t parking structure 40 # '- - El elevator access _ Y f .. 1 .. 1.. Efl ❑do BELLA TERRA Huntington Beach, CA Pedestrian Plaza/Walk ways Plan 4 Pedestrian Plaza / walkways Plan _ Exhibit 4 The Crossings at u„nfington QeaGhgella Terra-Specific Plan 31 August r, 2000 October 14, 2008 9.1.4 A"expansion bey�md the initial site plan approval, shall b@ through the site plai4 review proe@ss (s �T >dinin& 3.21 PEDESTRIAN PLAZA AND WALKWAYS The Crossings at 141m4t ngto,,, RPA^tiBella 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 N';i�Bella Terra commercial and residential facilities,and the Ev'v#Fy-Plaza Amphitheater, Butterfly Court, Piazza,the Village Strad a, the Plaza and the C lenn d@Green, Residential Community,and the Community Common Areas. A pedestrian walkway system is also used to connect the (`pessings at Httnt ng+,,,-, Beael,gella Terra with public transportation facilities and surrounding network of public streets (see Exhibit 4 A A nd 4 R). PEDESTRIAN PLAZA AND WALKWAYS POLICIES: 3.-z1.1 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 the 3.2 1.3 All pedestrian walkways shall be designed and landscaped consistent with the overall theme of the- GFessiW t 14i4nt ngt v, RPa"1413ella Terra. The Crossings t Huntington Qe,Ghgella Terra Specific Plan 32 August 7, 2000October 14, 2008 3.21.4 Pedestrian walkways as are shown,for conceptual purposes only,on Exhibit 4A and 4SPathways 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€mat 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 access such as an at-grade crossing or an above-ground crossing shall be pursued, if feasible, across the existing rail line on the western boundary of the site. The Crossings t Huntington Reanhgella Terra Specific Plan 33 August ' 0October 14, 2008 t-, — ' u' v \/ ® ezi ring signalized inters ecNon, M flo0 El Primar 0 prima,vemant ® y Public vehicular path secondary public vehicular path / J —�'..;..�� ""`^--- --•--.�( .___,__ eetiidential vehicular path J �, C-J (v A ® nnn-signalized ing re s.cl egress right in,right out only iMinim " - J/ \\ l parking structure parking.ab—retail subterranean parking � 4 A f'I'11i11 �` i .If11111 III III \` �fl�f✓Ifle � { S `�j T .Issr1: I INIII III I .I/IlfSfSN ` �� .,�.a ...'-' •� � � #�3� _�_� ...�..� F� x.1 ,-sue � n_� .,�,_� } �f c�'+ _.a �.� c C'> � �� 1 1-1 _ F n__ F-Ti Cho. _c iw Conceptual Circulation Plan Exhibit 5 The Crossings at Huntington Bella Terra Specific Plan 34 August 7, 2000 October 14, 2008 3.32 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 the Crossings at 14unti toN UeaehBella 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 0 20 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 5A and 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 shall be requiredhas 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 prepesed 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. The Crossings at Huntington Bella Terra Specific Plan 35 August 7 2000 October 14, 2008 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. CRCUI ATgON PUN POLICIES: 3.32.1 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 and Planning and the Fire Chief. 3.32.2 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 and Planning and the Fire Chief. 3:32.3 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 Edingep Avenue e Beach Boulevard will be permitted. 3.32.4 Deceleration and acceleration lanes for driveway access points may be required,depending on the location of the proposed access point. 3.42.5 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 for adjacent uses and parcels. 3.32.6 Alternative transportation forms such as a light rail stop shall be coordinated with Orange County Transportation Authority and pursued by tl4@ Cr ssiW at u„»frog+ v, BeaG 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. The Crossings at Huntington Bella Terra Specific Plan 36 August 7 2000 October 14, 2008 s-c.�ga���cvQ� Parking Area - 5'Planter Island u 4' S ' S'planter 8'wal way ' S'planter Walkway Section j BELLA TERRA Huntington Beach CA Walk y Sec< 10 3.42.7 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. 3.32.8 Public landscape areas within the right-of-ways shall require a separate Parkway Landscape Maintenance Agreement for continued maintenance of the area. 3.42.9 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 anaylzed for Area A. All traffic studies shall be subject to review and approval by the Directors of Planning and Public Works. A traffic study has been prepared as part of the EIR for the Specific Plan Amendment and concurrent General Plan Amendment in 2008. The Crossings at Huntington Be c*Bella Terra Specific Plan 37 August 7,2000 October 14, 2008 3.32.10 Circulation system improvements.,,� have been master planned to accommodate ultimate buildout of the Specific Plan. However, 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 Miti ag tion Monitoring and Reporting Program,or any subsequent environmental anal. 3.42.11 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. 3.43 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. 3.43.1 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. The Crossings t Huntington Rea^hBella Terra Specific Plan 38 °gat7, 2000 October 14, 2008 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 12-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 the !`,-sings at Huntington Bede^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. 3.43.2 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 existiM 10" sewer main in Edinger. The 10" sewer in Edinger connects to a 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. The Gres;„ems t Huntington BeaGhBella Terra Specific Plan 39 August 7,2000 October 14, 2008 A44 The existing on-site private system consists of a series of 4, 61 8, and 10-inch lines collecting into one 10- inch hne lateral,which is proposed t CUP44-4pue't i it connected to an existing City line,which then connects the 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 4i4e lateral exiting the site ;s ,,61o^„ t@1y may be -upsized to carry the anticipated flows from the reconstructed center. use 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. 3.43.3 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 re local public-flood control channel Murd 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 the Crossings at Huntington Beac Bella Terra which drains into surface inlets n cmp" b,rasin 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 Crossings at 14un ngto . Begel Bella Terra will remain similar with the exception of the discharge from the enclosed shopping area. This area will now become a44a 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,Pdrainage areas will 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. The Crossings at Huntington Bella Terra Specific Plan 40 August 7 2000 October 14, 2008 There wa may be a need to add various new lines to drain the open air section of the Cressii s at Huntington unt ngto PeaehBella 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. 3.43.4 WATER QUAD rIY Water quality in Califomia 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 (WQ1\4P) The WQMP will also address continued maintenance requirements. The continued maintenance will be performed by the home owners association,properly owner,and/or property management company. The Crossing t u„nf..,gton Qe",hBella Terra Specific Plan 41 August 7, 2000 October 14, 2008 3.43.5 �JTII,IT][ES 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. 3.43.6 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). 3.43.7 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. 24r8 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. 9.9 3.3.9 2�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. The GFessings at Hun6ngton Bella Terra Specific Plan 42 August7r.-October 14., 2008 POM PIRMP . ......... Ian 43 August 7, 2000 October 14, 2008 Design Guidelines 3.54.1 PROJECT AREA CHARACTER The project character and theme for the Crossings t Huntington Be-ach ;8 flWat Af the Italian y;llage 1AIT-9-9 ii4-f4-Jsedd}r-ingthe—iiqiti-41 ce t tEtie of thes€villages. AsBella Terra is that of a village built over time and comprised of a variety of complementary sues. 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 eve a mere; layeFeda "built over time" architectural identity. The styles of Classical, Neo-Classical, BaFeq44e RoeeeeAndalusian, Provence and even Modern,Art Deco and p^c* Pees N Aj d-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 that^f -, Italian Vill ea "built over time" southern European and Mediterranean villMe. 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 Crossings t Huntington uo,acei,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. Crossings at Huntington Bella Terra Specific Plan 44 August 7 2000 October 14, 2008 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. 3.54.2 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 Village Retail l,oNi-oNBella Terra Area A. Italianate themed graphics add to the continuity of all the linked spaces. To facilitate the development of The GFessitW at Hi4ntingt n Hea ,Bella Terra into a unique resource for the community the following site planning policies shall apply: SITE PLANNING POLICIES 3.454.2.1 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.-54.2.2 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. The Crossings at Huntington Bella Terra Specific Plan 45 August 7, 14, 2008 3.44.2.3 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. 3.54.2.4 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. { y» 77177 r r r 1 Potential Entry sign age The Crossings ,t Hun tr„gton eac-hBe fla Terra Specific Plan 46 August 7, 2000 October 14, 2008 3-.54.2.5 Parldng 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. 3.54.2.6 Security provisions, including lighting, building entrance visibility, and drive locations, shall be carefully considered. 3.54.2.7 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. 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. 3.54.3 COMMON AREA GUIDELINES T14o rr ssings at Huntington Pe i,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 the CFessiRgs at 14:a fingt`.v, Be ,Bella Terra. (See section 4.5.3). The Crossings t Huntington Qe c-hge/la Terra Specific Plan 47 August 7, 2000 October 14, 2008 b \ / LEGEND O ® O public shared open space O O O O O a � O O residential shared open space primary tree-lined pedestrian walkway Community Commons 0 tku '"`. Obo secondary tree-lined pedestrian walkway esi ential Facil' - , "�.n obcbnabaaaa bb _ 60000o0OD000C -{ y A;�phltheater 01 -7� i4 lttilageCWWWWWOreen BuiterflyCourY s s` ��s�8�it���•e ►o�s�es���e��rbpbb�bb b R' O' O El The Crossings of Huntington eae-hBella Terra Specific Plan 48 Augus+ '�0October 14, 2008 Common Area Locaflons Exhibit 6 The Crossings t Huntington Re e-hBella Terra Specific Plan 49 August ,2000 October 14, 2008 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 Strada,. 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. is f: j {t{ L K N t �� � � 2'ft _ � x� .ram,,. ". "`.��-•-- i t i- � _. i,�j i 7 The Crossings at HuntingtonBear__hBella Terra Specific Plan 50 October 14, 2008 THE ENTRY PLAZA VILLAGE GREEN Huntington Beach The, da^^r tive iA eV^'^rhd havjsGape will be The new residential over retail units will look over the Village Green. This is the largest of the exterior community gathering spaces and will serve as the primary gathering place for community and retail events. It wilhnay contain a-sculpture,€ei4ntai water features, seating-,and d l,o ;41„a +,, , fa aos7 metal and Rl000 rl.,me 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 12ro%rammed events. The children's events in this area will include interactive water features, structured play areas and smaller quiet reflective areas for familygroups and picnics. This will be a place for all ages with a pedestrian shopper's lane and single story retail with four 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. > > > > The Crossings at Hun gton Bella Terra Specific Plan 51 °nit 7, 2000October 14, 2008 t o �� -- ;� ' � 1'��Ir�'F Kali Ste' '3 i '+I_i+� rr i� Y +'f �'% P ,..�..•�s.==c-. d g. w i d + �� CC 77 7 the Village StFada will have pockets o 7 ) THE P AZZA 7 aFG140d NV414dOWS, 7 The GrrFoo tington Beac-hBella Terra Specific Plan 52 August 7, 2G)Oo October 14, 2008 The Piazza is another of the civic open spaces that reflects the sophistication and charm of a southern European plaza. The elliptical shape reflects the theatrical nature of Italian baroque architecture and planning. Like these historical plazas The Piazza will have enhanced paving, pedestrian amenities such as seats, benches and creative landscape embellishments. The piazza will also include freestanding retail elements such as carts or pavilions. . a �w}„3,}k:;���t-+ ✓ ?�r.- d1 Y i:,. tip � .. Shoppers, residents and visitors who enter the Area B portion of the project off Edinger Avenue. will enter into a piazza between retail and mixed use buildings. The road then gradually sweeps alon the he edge of the park and enters through a well proportioned portal with a canopy into a new parking structure lined with ground level retail and residential floors above. Shoppers, residents and visitors within the site will also be drawn to this plaza as they walk or drive south on the internal "shoppers lane" that connects the first phase of Bella Terra with the Village Green and eventually The Piazza. The historically inspired tower and park amenities will be on axis with the internal "shoppers lane." The Piazza will act as the fore court and portal entry to the north-south pedestrian paseo. The corners of the walkable European blocks which flank the paseo,and front onto the park will have historically inspired architectural character and enhanced materials such as stone, brick and precast concrete surrounds. The life and activity of retail or restaurant tenants will spill into the piazza and into the paseo entry at the ground level with specialty corner residential units above. The G.-„ss;W t Huntington Qe Ghgella Terra Specific Plan 53 August 7, 2000October 14, 2008 Lea n > > AT F10 NP1400 THE RESIDENTIAL PASEOS AND RESIDENTIAL COURTYARDS The residential units will be flanked with residential paseos and courtyards animated with well detailed facades with the rhythm and materials appropriate to more passive neighborhood courtyards and paseos. Buildings along the paseos will have the 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 styles which complement each other without contrasting significantly from each other. The facades will have a pleasant rhythm and cadence. In most places the Y architectural style will be integrated vertically to avoid a stacking or layering effect. This will provide a variety of materials,colors f - and wall articulation for the pedestrian. In addition,this will l 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 =`: s to create urban block similar to those found in European cities. In order to instill a sense of community on a smaller scale and rs create a neighborhood or enclave identity,courtyards and G portions of paseos will be overlUed with a relatively loose design character and theme. Each neighborhood district or enclave will have an outdoor room with a fountain,an art piece or a significant landscape element. In addition,specialty paving such as stone cobbles and the districting of some types of building materials such as brick and stone 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. Some areas would include small play areas for children and some areas would include smaller quiet areas for an individual to rest, think or read. These The Crossings at Huntington Bella Terra Specific Plan 54 August 7, 2000 October 14, 2008 portions of the paseos and courtyards would be an extension of each residents living.environment and act as a community living room for social interaction or just reading a book. THE COMMUNITY FACILITY The central community hub for all residents in Area B will be the Community Facility. The Community Facility will contain the neighborhood pool,with a well detailed pool deck with bands and fields of decorative tile or stone,a decorative iron pool fence and a variety of seating such as chairs,chairs and tables and lounges. Also included in the Community Facility would be a lawn with areas for some sporting events like volleyball,bocce ball,or Frisbee. The lawn would also accommodate individual family picnics, sun bathing and community gatheriMs such as holiday events like a Fourth of July barbeque. Pi IV j s i yy}Y d ;j The primary structure in the Community Facility will be The Clubhouse. The Clubhouse will be an architectural icon for the project inspired by the grand chateaus and manor houses of southern Europe and Tuscany. This building represents the elegance of lar eg European residences built by owners of large tracts of land. This building will appear to be the residence of the original land owner of the project who sold off portions to be developed over time into the current design. Therefore this building will be designed as one of the oldest,most historically correct and have some of the richest materials in the project. The exterior will utilize stone,brick and stucco with accents of iron and tile The Gm ninivo t Huntington Qe GhBella Terra Specific Plan 55 October 14, 2008 reflecting level of craftsmanship found in exquisite European manor houses of the past. This historical structure will appear to have been retrofitted to be used by the residents of this project. The new uses may include a clubroom with a fireplace,communi . meeting rooms,a small business center for tenant use,billiard room, fitness equipment, pool restrooms and pool equipment. A designated BBQ area for the community will be located outside the clubhouse. The Crossings at Hun+ington Qe'„hBella Terra Specific Plan 56 August 7,-2000-October 14, 2008 'Y z L- { s t , v a. ,7 N r _._.b......»-..�.». - a .. ..... ,., .. EZRALO4N The Crossings at Huntington RETAIL m _ PROPERTIES Color Samples «��R.�,f�r�,��,»,,,, "..�_::.r,k, r,�r -A GREENBERG FARROW ARCHITECTURE Color and Materials ®f Common Areas Exhibit 7 The Crossings at Huntington Bela Terra Specific Plan 57 °rat '-moo October 14, 2008 COMMON AREA POLICIES! 3.44.3.1 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. M � H . kI ^M^55 +y'cj �. i .>rYJi� F .. Lighting at passageway 4 z 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. The Crossingsat Huntington Re c-hBella Terra Specific Plan 58 August 7 2000 October 14, 2008 ti kh Parking lot fixture 3.-54.3.3 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. 1 Stair Fixture Accent .. Walkway Fixture The Crossings at Huntington Re 6. hBe/la Terra Specific Plan 59 August 7, 2000 October 14, 2008 3.54.3.4 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. fi . E .e Tyt 5 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. 3.54.3.6 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). The Crossings at Huntington Qe GhBel/a Terra Specific Plan 60 August .-2000 October 14., 2008 ,!I!g 'It'll m a ° -t, air�•.�yr^�i. �3.z...a'#L,�. rN°�. „^ .z°�'c.^x�',"r,' WEVt4ro25 3.4.3.7 'Trash enclosures shall be concealed with screen walls-a44d, ornamental gates, and trellises if needed where views are from above. goading Clocks shall be screened from view from the surrounding public streets through the use of architecturally detailed fagade building walls. The facades shall be integrated into the overall architecture of the project. Landscaping screening shall be provided where possible. The Crossings at Huntington fella Terra Specific Plan 61 August 2000 October 14, 2008 3.54.4 ARCHr ECTURAE GLHDELINES AREA A Many of the elements of tlq@ Crossings t Huntington Ro.,.,1413ella 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. 3.54.4A New Anchor Stores and Theaters Implementation of the Specific flan 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. The Crossings at Huntington Bella Terra Specific Plan 62 August 7,, 2000October 14, 2008 t sz ttBLS _ NEW ANCHOR STORES AND THEATERS POLICIES: 3.-54.4A.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. r x rkr " 3.-54.4A.2 Building entries shall have a clearly defined primary pedestrian entry. 3.-54.4A.3 Building materials and colors shall be guided by,but not restricted by,the approved Common Area palette. 3.54.4A.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. The Gres sings of Huntington BeaG44Beffa Terra Specific Plan 63 October 14, 2008 3.54.413 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 Aveune,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: 3.54.4B.1 All storefront designs and plans shall be subject to the approval of the property owner and the City of Huntington Beach. 3.54.413.2 Storefronts are encouraged to have multiple planes to create a variety of volumes and spaces and to maximize each store's visibility. The Gr-essingis at Hun gton Bella Terra Specific Plan 64 August? 2000 October 14, 2008 a' I M I ., Elevation of an example of storefronts showin varying heights, window rhythms and heights and canopies. 3.-54.4B.3 Tenant storefront materials may include but are not restricted to: O a ue: 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) The Crossings at Huntington fella Terra Specific Plan 65 August 7, 2000 October 14, 2008 m � { m Examples ofstreetfront collection concepts 3.54.413.4 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 n+a4-clearances between buildin&s. 3.54.413.5 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. 3.54.413.6 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. The Crossings at 14up gton fella Terra Specific Plan 66 August7, 2000 October 14, 2008 3.54.413.7 'tenants are encouraged to have louvers,awnings or canopies at their storefronts. Examples of a caning use The Crossings ,t Hun+;.,gton eac-hBella Terra Specific Plan 67 Augur,t :7-2-00October 14, 2008 n n IPMJ MCI Tvv r.: ■ ical Tenant Storefronts Exhibit 8 The Crossings t Huntington Rea^hBella Terra Specific Plan 68 August 7, 2000 October 14, 2008 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. 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 buildin cam, materials,design,and presence as depicted in the sample artist's renderings tg_ hroughout this document. The Crossings t Huntington Be Ghgella Terra Specific Plan 69 October 14, 2008 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,Zeneral 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: 3.4.5BA All storefront des' s 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. The Gressings at Hun gton Bella Terra Specific Plan 70 August ,2000-October 14, 2008 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 buildin as s 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 3.5.5B 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 erieouxaged 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 sty, 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 The Crossings t uunti.,, ton Be Bella Terra Specific Plan 71 August 7, 2000 October 14, 2008 storefront. The exterior facade of large residential lobbies will have a different architectural style than adjacent storefronts. If possible, the facade of a residential lobby should also match the architectural character of the residential buildinga bove. 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 The Cr-essings t Huntington BeaG . 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 The Crossings t u„„L vie„ Qe Ghgella Terra Specific Plan 72 October 14, 2008 construed to extend the termination date of the subject nonconforming use, or a building or a structure nonconforming due to use or standards. 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. 3.4.6B 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. Z. 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. The Crronni„roc+ at u„„f;„gten geaGhBeila Terra Specific Plan 73 August 7, 2000October 14, 2008 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: 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: The r`-esisi ga t u,.., gton Qe GhBella Terra Specific Plan 74 October 14, 2008 1. Adversely affect the health,peace or welfare of persons residing or working in the surrounding area,and, 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. The Crossings at Huntington Bella Terra Specific Plan 75 August '�0October 14, 2008 � t f I 1 4 ! % r ti i � � - j PROGRAM SUMMARY retail space............................136,910s.f. housing units........ ......500 units parking spaces..................1,000 public 935residential i0F'� � LEGEND open space retail _ T I —„ W. residential existing buildings affatim tk- inii DO � ?E aAiFatF } #a*a*9 a�ra1F #a it t , - y i -:mot moo r Ir i i -- -- �� --- -_ _ — - _ - ' � � �'' Ali �� �1 ❑ 't - r Landscgpe Concot Plan Exhibit 9 5 3.4.7 LANDSCAPE GUIDELMS The landscape for The. Crossings t Huntington Beae 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 The Crossings t Huntington Rea^hBel/a Terra Specific Plan 76 October 14, 2008 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. 3.55.2 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. 3.5:5-3 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 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. The Gr-ossings at Hun IF gton Bella Terra Specific Plan 77 August 7, 2000 October 14, 2008 4 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. 3.5.5.5 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. The Crossings t Huntington QeaGhgella Terra Specific Plan 78 August 7 2000 October 14, 2008 Per PALEM - SITE DESCRIPTION BOTAMCAL 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 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 The Crossings at Huntington Bella Terra Specific Plan 79 October 14, 2008 35:5.6 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. 2� 3.4.7.7 Perimeter landscaping around the project areas shall provide a consistent edge treatment using a limited variety of plant materials. 9.5:�8 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. 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. The Crossings at Hun gton Bella Terra Specific Plan 80 August 7 2000 October 14, 2008 3.5:-5.9 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. 3.5.5.10 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 (Barnes and "�!@, C-ir^e444 Cit-y, and St-aplzis�_and within the pedestrian walkway connecting these outlying buildings to the main +nalllifestyle 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 FP1aZa 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. 3.5:5. 3.4.7.12 Irrigation systems shall comply with the City's "Water Efficient Landscape Requirements." (Ordinance #1452). The GFeooinno of Huntington Bea6,hgella Terra Specific Plan 81 August 7,c ,2000October 14, 2008 3.5.5-13 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. .5.5.15 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. 3.5.5.16 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. 3.5.5z7 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 the Crossings t Huntington RpachBella Terra's sign sta ap Planned Sinn Pro ram (Appendix The GFensi qgs t Huntington Bearhgella Terra Specific Plan 82 August 7, 2000 October 14, 2008 DEVELOPMENT GUTATIONS i=4 AIM -0 (3 i �D va! In )C= C=C= 71 E Mul Section Four The Gr-esisings at Huntington BeaGhBella Terra Specific Plan 83 August 7, 2 October 14, 2008 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,the crossings at u,,,.,tingt,,,., Be ,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 the cy ssings t 14unt ngt r RvcuciBella 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 Planning Director 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 Planning Director and Director of Public Works,or designee. 4.1.2 Construction may commence only after the Planning Director 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 -A+ +14a time of 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. The Cr-osskWs at Huntington Bella Terra Specific Plan 84 October 14, 2008 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 The Crossings at Huntington BeaGhBella Terra logo), spires,and arches. Architectural features may include signage as depicted in the attaehed sign nA "'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 (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 (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. The Crossings at Huntington Bella Terra Specific Plan 85 August 7, 2000October 14, 2008 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 MVate 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. The Crossings t Huntington BeaGhBella Terra Specific Plan 86 August 7, 2000 October 14, 2008 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 the Cressiw a Huntington Beae Bella Terra Area A land uses. The standards set forth in this section will assure that future development within T4 C-vessin s—at 14i4nti tonBeaenBella 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 the CFossi-ngs—at Huntington 13@ac-hBella Terra Area Ashall 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 1 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 Appei4dix Bthe 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 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 Crossings at Huntington Qeanhgeila Terra Specific Plan 87 ^,gst 7, 20000etober 14, 2008 The following uses and fa^ade improvements t existing buildings shall be permitted within the BemehBella Terra Specific Plan Area A subject to review and approval of a Site Plan Review by the Planning Director. 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 Plane. REGIONAL CQ11�L1VIERCIAL.: I'IlBLICAND SEMI PUBLIC 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 bake (limited to one location) Personal Services 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 may be permitted subject to review by the Planning Director. *Requires an entertainment permit Pel"11'11 fed Uses ChaiY Ama Exhibit 11 The Crossings at Huntington fella Terra Specific Plan 88 August 7�o October 14, 2008 -ISSUE DEVELOFIVSIIT,STANDARDS Minimum Project Area (AC) 5045 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 equij2ment, 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 Stall Size 9 feet x 19 feet Minimum Compact Parking Stall Size 8 feet x 18 feet Minimum Drive Aisle Width 26-5 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 Comply with Zoning and Subdivision Ordinance oBuildings 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. Development Regulations Chart Area A Exhibit 12 The Greooings t u„nfington Qe Ghgella Terra Specific Plan 89 August 7, '�0October 14, 2008 TYPICAL PARKING LAYOUTS co 8' 18' 18' 5 18' 26' 18' 18' SrANDARD PARBCFMG SPACE ACCESSME PARWMG SPACE SrANDAR®PAR SPACE Shall include double hairpin stripe as required by HBZSO Farldng Standards & Detail Exhibit 13 The Crossings at Huntington Be/la Terra Specific Plan 90 °ems+ 7�0 October 14, 2008 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. A cempaGt parking stall size of eight (8) feet,zeFe (0) 4404es wide by eighteen (4 8) feet deep may-be parking str- l/WFe • 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 snnhared parking analysis.^n-it iss possti-m-ateed that th@ Neilw M-4-a-re-m-A 112arkimg Study will st�ggest a Patio of 4.5 spaGe-8 of or Gvevy 1,000 Square eet • 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 Crossings at Huntington Bella Terra Specific Plan 91 August 7 2000 October 14, 2008 The structures shall follow the City of Huntington Beach Police Department Crime Prevention through Environmental Design Guidelines. 4.3.1 o 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 (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. • 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. The Crossings at Hun gton Bella Terra Specific Plan 92 August 2000 October 14, 2008 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 Cit . 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 and 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 Sim rg am. 4.4.7 LiZhting. All illumination of interior circulation streets,V rking areas,and project sites, shall be coordinated to provide consistent illumination intensity. Emphasis shall be placed on areas of high vehicular and pedestrian The Crossings t Huntington Qe c-hgella Terra Specific Plan 93 August 7, 2000 October 14, 2008 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 rg_eens, 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. Recreation areas shall not be located within ten (10) feet of the wall of any ground floor unit having a door or window,or within five (5) feet of any other wall. 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 Mousing 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. The Gmss ngs at Huntington Qea„hBella Terra Specific_Plan 94 August 2000-October 14, 2008 = ,.REGIONAL CO14AMCL L PUBLICAN)SE1l�II P�T�I.�C Residential B=OnI� 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 Parkin Da S a -surface Hotels,Motels -structured Movie Theaters -valet Restaurants -with outdoor dining - with alcohol sales -*with live entertainment and dancing drive-throggh bakery (limited to one location) Personal Services 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 may be permitted subject to review by the Planning Director: *Requires an entertainment permit �® Petted Uses Chart Area Exhibit 14 The Crossings t Hunfi.,gton BeaGhBella Terra Specific Plan 95 August 7 2000 October 14, 2008 �. E. . ,ISSUE DEVELOPMENT STANDARDS Minimum Project Area AC 15 Minimum Lot Size (AC) None Minimum Lot Frontage None Maximum BuildingHeight eight 75 feet Maximum Number of Stories 4 stories along Edinger Avenue, 6 stories with min. 65 ft. setback from Edinger Avenue and on the remainder of the site Maximum Additional Height for parapet walls, 15 feet Mechanical e ui ment communication antennas etc. Maximum Architectural Feature Height 120 feet Maximum Lot Coverage 50% Maximum Floor Area Ratio 1.75 with limitations specified in General Plan 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 Properly 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 with limitations specified in General Plan Handicapped Parking Comply with Uniform Building Code and Title 24 evelo erit a lons Chart Area B (Chart 1 of 2) Exhibit 15 The Greooings of Huntington Qea„hBella Terra Specific Plan 96 August 7, 22000-October 14, 2008 Parking Structure Design Comply with Zoning and Subdivision Ordinance Public Amenity Requirement for Area A and B Minimum of Six public amenities required;At least two public art elements combined and two water features within common area Wireless Communication Facilities Comply with Zoning and Subdivision Ordinance Transl2ortafion Demand Mann ement Comply with Zoning and Subdivision Ordinance Minimum Residential Stora eg 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 Development Regulations Chart Area B (Chart 2 ®f 2) Exhibit 15 The Crossings t Huntington Qe GhBe/la Terra Specific Plan 97 August 7, 2000 October 14, 2008 4.4.12 Parkin,. All developments will be required to meet the minimum on-site parking standards as provided in this Specific Plan document. The followingshall hall 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 overhangto o 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 Parldmg 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 structure lighting shall be a minimum level of three foot-candles;preferably metal halide. Use lighting in the center of the parkins 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. The Cr-eso4W t Huntington Be c-hgeila Terra Specific Plan 98 October 14, 2008 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 eommeiq 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. 1'EIVIPORAR A1VD SEASOIVAL-EVEll1TS,A► t AS A"$A1VD4 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 Tastinxs 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 Planning Director. Temporary and Seasonal Events Chart Exhibit 4-1-B 16 The Crossings at Huntington Bella Terra Specific Plan 99 August 7, 2000 October 14, 2008 s • Exhibit 4-4 The Crossings at Hun gton Bella Terra Specific Plan 100 August 7, 200^0October 14, 2008 APPENDIX A ATTACHMENT No. �.��r EXHIBIT"A" LEGAL DESCRIPTION OF BELLA TERRA- OVERALL In the City of Huntington Beach, County of Orange, State of California, being Parcels I through 10, inclusive of Parcel Map No. 2003-163 as per map filed in Book 358, Pages 1 through 9, inclusive of Parcel Maps in the office of the County Recorder of said County, together with Parcel 1 of Parcel Map No. 86-200 as per map filed in Book 255, Pages 40 through 4.5, inclusive of said Parcel Maps. As shown on Exhibit"B" attached hereto and by this reference made a part hereof. LAND v o G Larry E.Rush W _Larry Elto ush, L.S. No.4356 v ' License Expi es: J ne 30, 2009 �� Date: '?, 1 Y 0 G No. 4356 9TF OF CAVY August 18,2008 WO No.3337-1X Page i of 1 H&A Legal No.721.6 By:L.Rush Checked By:R.WilliamsAr EXHIBIT "B" Sketch to Accompany Legal Description N I , CENTER AVENUE SOUTHERN CALIFORNIA EDISON RIGHT OF WAY o rr U Lu y ::C �_ I t! R. 6 �-R. 8 C� cc EDINGER AVENUE Lu, i 1 I V I i ER & ASSOCIATES I R EXHIBIT � N E I N C EXHIBIT i PLANNING ■ ENGINEERING o SURVEYING Th. Hughes te�m�e, CA 92618 • PH:(949)583-1010 •M(949)S83-0759 CITY OF HUNTINGTON BEACH,COUNTY OF ORANGE,STATE OF CAuFORNIA DATE: REV. 'D T. VO 8 SCALE: 1"= 500' W.O. 3337-1X 8-18-08 DA7E — — — By. Y L. RUSH "`E: I:\BELLA TERRA\LD\7216\Sht01.dwg H&A LEGAL No. 7216 SHEET 1 OF 1 ATTACHMENT NO. .� General Plan Consistency Analysis includes attached analysis from the existing SP No. 13 in combination with General Plan analysis in the staff report B. General Plan Consistency Analysis California State law requires that all cities and counties have a long-range general plan for their physical development. Once a local government has adopted its General Plan, it must be implemented, and local governments have a range of implementation tools from which to select. Most mechanisms for implementing a City's general plan derive from local government's corporate and police powers, such as: construction of streets, acquisition and development of parks, zoning, subdivision regulations, school dedication requirements, code enforcement, environmental and design review procedures and redevelopment. A specific plan is an effective implementation tool that is often used to address a single project or a master planned project such as the Crossings at Huntington Beach. The Specific Plan provides a bridge between the broad General Plan policies and individual project submittals (site plans, subdivision proposals, etc.) in a more area-specific manner than is possible with community wide zoning ordinances. As a result, a specific plan's emphasis focuses on establishing guidelines and concrete development standards to supplement those of the general plan. Specific plans must be consistent with all facets of the general plan, including the policy statements contained within the general plan document. In turn, zoning, subdivisions, and public works projects must be consistent with the Specific Plan. The Crossings at Huntington Beach Specific Plan contains detailed regulations, guidelines and implementation measures that will serve as a guide, providing consistency with the City's General Plan and standards and guidelines by which future development will be approved. This section explains how the Crossings at Huntington Beach Specific Plan achieves consistency with the City of Huntington Beach General Plan. The four (4) points listed below provide the basis for the consistency analysis contained in this section. 1. California Government Code Section 65450-65553 permits adoption and administration of Specific Plans as an implementing tool for the General Plan. 2. The current General Plan designation for the site is "Commercial Regional" with a Floor Area Ratio (F.A.R.) of 0.5, a specific plan overlay, and a mixed-use overlay. The mixed-use overlay would allow 0.5 commercial FAR and 25/units/acre.The site is currently zoned"CG" General Commercial with a 1.5 FAR. The more restrictive 0.5 General Plan FAR takes precedence. The adoption of the Specific Plan will supersede the existing zoning and adopt a new set of zoning regulations. Adoption of the Specific Plan is consistent with the General Plan;therefore,a General Plan amendment is not required. 3. The Specific Plan must be consistent with the General Plan and serve to implement all aspects of the General Plan as it applies to the designated area. 4. The City of Huntington Beach's General Plan Update, adopted in 1995, is comprised of 16 separate elements: 1) land use, 2) urban design, 3) housing, 4) historic and cultural resources, 5) economic development, 6) growth management, 7) circulation, S) public facilities and public services, 9) recreation and community services, 10) utilities, 11) environmental resources/ conservation, 12) air quality, 13) environmental hazards, 14) noise, 15) coastal and 16) hazardous materials. The following provides a brief discussion of these August 7,2000 1 TT UN .NT NO. '--� t Elements, which are applicable to the project including a listing of applicable goals and policies. Although the General Plan identifies objectives within each element, the policies actually implement the objectives and therefore provide more specific criteria of how the identified goats will be achieved. The discussion below indicates how the Specific Plan project meets the applicable policies. 1. LAND USE ELEMENT The Land Use Element (LUE) for the City of Huntington Beach General Plan provides for the types, density/intensity, design, and distribution of commercial, residential, industrial, and agricultural land uses as well as public and private open space. The LUE includes goals designed to serve as a general guide for the future development of Huntington Beach in terms of location of uses,allowable residential densities,and other criteria. The LUE designates the 63-acre Crossings at Huntington Beach project site as Commercial Regional (CR) with a maximum building height of four (4) stories. Typical permitted uses of the Commercial Regional designation are anchor department stores, outlet stores, promotional ("big box") retail, retail commercial, restaurants, entertainment, professional offices, financial institutions, automobile sales facilities, and similar region-serving uses. The site is also designated as sub-area 5A in the General Plan with specific design and development standards for the mall property. The primary goal of the Land Use Element is to provide guidance regarding the manner in which lands are to be used in the City of Huntington Beach.Applicable goals include: • Achieve development that maintains or improves the City's fiscal viability and reflects economical demands while maintaining and improving the quality of life for the current and future residents of Huntington Beach. • Ensure that development is adequately served by transportation infrastructure, utility infrastructure,and public services. • Achieve and maintain a high quality of architecture, landscape, and public open spaces in the City. O Ensure that significant environmental habitats and resources are maintained. ® Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. • Achieve a pattern of land uses that preserves, enhances, and establishes a distinctive identity for the City's neighborhoods,corridors,and centers. • Achieve the development of a range of commercial uses. ® Achieve new development that enhances the City's quality of development and sense of place,goals for community character,and preserves significant historical resources. The following applicable Land Use Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. August 7,2000 2 ATTACHMENT NOa Correlation of Land Use Development with Market Demands Policies LU 1.1.1 Establish incentives for the development of uses to support the needs and reflect the economic demands of City residents and visitors. The majority of the Specific Plan area will be developed in a single phase as outlined in Section Z.I of the document However, individual building pads may be developed in later phases along with expansions-to the initial phase of construction. This approach will ensure that future economic development opportunities will be implemented dependent upon market conditions Additionally, the Specific Plan allows for flexibility in the Specific Plan Development Regulations This flexibility in development standards is intended to accommodate future market trends and tenant needs, without sacrificing the intended high- quality character of the project area. During the formulation of the Specific Plan, staff identified uses to be permitted and prohibited within the document. "Future permitted uses"have the incentive of a "fast track"entitlement process since their approval shall be determined via the Planning Director vs the Planning Commission or City Council. LU 1.1.2 Promote development in accordance with the Economic Development Element. The Specific Plan will encourage future development by promoting a comprehensive planned commercial project and allowing for future "fast-track" entitlement This Specific Plan will promote development in accordance with the Economic Development Element. Additionally, the landowner is promoting development through its internal marketing strategies and real estate brokers. Correlation of Land Use Development with Supporting Public Infrastructure and Services Policies LU 2.1.1 Plan and construct public infrastructure and service improvements as demand necessitates to support the land uses specified in the Land Use Plan (as defined in the Circulation and Public Utilities and Services Elements of the General Plan). The Specific Plan area will be developed in a manner that would allow for private development to occur in a timely manner with an overall Master Plan concept. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Circulation Plan, and Public facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Sections 3.3 and 3.4 of the Speck Plan). These plans will be approved by the City, and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. August 7,2000 3 ATTACHMENT NO. 27-- a a Additionally, once a definitive site plan and development project is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary According to Public Resources Code Section 210833(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 jCEQAj 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 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. LU 2.1.2 Require that the type,amount, and location of development be correlated with the provision of adequate supporting infrastructure and services (as defined in the Circulation and Public Utilities and Service Elements). Development will be correlated with Infrastructure needs Section 3.0 of the Specific Plan presents several conceptual development plans and discusses the circulation, public facilities and infrastructure improvements which will support the Land Use Plan and reinforce the design concept. Implementation of the proposed project will occur in a single phase,and it will be consistent with the intent of the Master Plan Concept LU 2.1.3 Limit the type, location, and/or timing of development where there is inadequate public infrastructure and/or services to support land use development. Development will be correlated with infrastructure needs. Section 3.0 of the Specific Plan presents several conceptual development plans and discusses the circulation, public facilities and infrastructure improvements which will support the Land Use Plan and reinforce the design concept. Implementation of the proposed project will occur in a single phase, and it will be consistent with the intent of the Master Plan Concept. Quality of the Cilf s Built Environment Policies LU 4.1.1 Require adherence to or consideration of the policies prescribed for Design and Development in this Plan,as appropriate. Design Guidelines and Development Regulations are included as Sections 3.5 and 4.0 of the Specific Plan. Section 35 establishes a comprehensive set of design guidelines for the entire project area and for individual project development, while Section 4.0 presents a detailed description of the development regulations and standards which are necessary to guide and control new development and carry out the goals and policies of the Specific Plan and the CiVs General Plan. August 7,2000 4 ATTACHMENT a LU 4.1.2 Require that an appropriate landscape plan be submitted and implemented for development projects subject to discretionary review. Landscape standards which require development proposals to submit and implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. LU 4.1.3 Require property owners to maintain landscaping, remove and abate weeds, and replace unhealthy or dead landscape. Landscape standards which require development proposals to submit and implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. LU 4.1.4 Encourage developers to incorporate mature and specimen trees and other significant vegetation, as defined by the City, that may exist on a site into the design of a development project for that site. Landscape standards which require development proposals to submit and implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.9.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. The Landscape Plan also requires incorporation of mature and specimen trees that may exist on a site into the design. LU 4.1.5 Consider creating incentives for the use of drought-tolerant species in landscape design. Landscape standards which require development proposals to submit and implement a landscape plan consistent with the overall Specitic Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. Policies for the use ofdrought-tolerant species in landscape design is also addressed in Section 3.0 of the Specific Plan and will be reviewed with the plans for development of individual parcels LU 4.1.6 Require that commercial and industrial development incorporate adequate drought-conscious irrigation systems and maintain the health of the landscape. Landscape standards which require development proposals to implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. August 7,2000 5 The incorporation of adequate drought-conscious irrigation systems and maintenance of the health of the landscape is also addressed in Section 3.5 5 of the Specific Plan and will be reviewed with the plans for development of individual parcels. LU 4.1.7 Require that all commercial and industrial landscape be adequately irrigated with automatic irrigation systems. Landscape standards which require development proposals to submit and implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. The incorporation of automatic irrigation systems is also addressed in Section 3.5 5 of the Specific Plan and will be reviewed with the plans for development of individualparcels. LU 4.1.8 Use reclaimed water for the irrigation of public and private landscape,as feasible. The City does not currently have a reclaimed water supply system available. As indicated in Section 3.5.5 of the Specific Plan, reclaimed water shall be utilized where and whenever feasible and shall comply with the City's "Water Efficient Landscape Requirements" (Ordinance #1452). Usage will be addressed with future individual requests for development if such a system is available at that time. 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. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan shall supersede the relevant provisions of the City's zoning code (Huntington Beach Zoning and Subdivision Ordinance), as they currendy exist or may be amended in the future. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Speck Plan. All development regulations and building specifications related to new, adaptively reused, and renovated buildings not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request. Additionally, once a site plan is proposed for development, an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. 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 cartel ed with respect to thatgeneral plan; the application of this division(CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report" Based upon Public Resource Code Section 21083.3 August 7,2000 6 3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an on vironmental assessment until a site plan is submitted for approval by the City. 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. Section 3.5 Design Guidelines and Section 4.0 Development Regulations of the Specific Plan include requirements for parking, access requirements, supporting functions, open space, etc. 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. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request_ Appropriate design elements to facilitate access and use shall be incorporated in accordance with State and Federal Laws(refer to Section 3.5 Design Guidelines of the Specific Plan). LU 4.2.6 Monitor the conditions of buildings in the City and enforce pertinent building, municipal and zoning codes to ensure their maintenance and quality. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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 m the future. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request. T3M s and Densities of Land Use to be Permitted Policies LU 7.1.1 Accommodate existing uses and new development in accordance with the Land Use and Density Schedules (Table LU-2 - see below). August 7,2000 7 ATTACHMENT NO. Table LU-2 Land Use Density and Intensity Schedule Land Use Category ical Permitted Uses COMMERCIAL Anchor department stores,outlet stores, promotional ("big box") REGIONAL retail, retail commercial, restaurants,entertainment, professional offices, financial institutions,automobile sales facilities,and similar region-serving uses. The Specific Plan area will accommodate the development of a balance of land uses that maintains the City's fiscal viability and integrity of environmental resources. The proposed permitted land uses are consistent with the City's General Plan for the site. Individual building pads may be developed in later phases along with expansions to the initial phase of construction. This approach will ensure that future economic development opportunities will be implemented dependent upon market conditions. Additionally, the Specific Plan allows for flexibility in the Specific Plan Development Regulations. This flexibility in development standards is intended to accommodate future market trends and tenant needs, without sacrificing the intended high-quality character of the project area. LU 7.1.6 Accommodate the development of additional jobs-generating land uses that improve the 1992 jobs to housing ratio of 0.82 to 1.0 or greater; to meet objectives of the Regional Comprehensive Plan (Southern California Association of Governments) and Air Quality Management Plan. These should capitalize upon existing industrial strengths and emphasizing the clustering of similar or complementary industries. The Specific Plan permits and encourages jobs generating land uses that will assist in improving the I992 jobs to housing ratio_ Additionally, during the formulation of the Specific Plan, staff identified uses to be.permitted and prohibited within the document. "Future permitted uses"have the incentive of a 'fast track"entitlement process since their approval shall be determined by the Planning Director vs the Planning Commission or City Council. Distribution and Pattern of Development Policies 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, and in accordance with the principles discussed below. a. Enhance a network of interrelated activity centers and corridors by their distinct functional role,activity,and/or form and scale of development. b. Increase diversification of community and local commercial nodes to serve adjacent residential neighborhoods. C. Intermix uses and densities in large-scale development projects. August 7,2000 8 � � M ENT N 0, �� d. Site development to capitalize upon potential long-term transit improvements. C. Establish linkages among community areas, which may include pedestrian and vehicular paths, landscape, signage, other streetscape elements, open space, transitions in forms,scale,and density of development,and other elements. The Specific Plan area will accommodate the development of a balance of land uses consistent with the patterns and distribution of use and intensity depicted on the Land Use Plan Map, specifically, regional commercial uses Commercial Re 'onal Permitted Uses Policies LU 10.1.14 Encourage the incorporation of community-oriented facilities in regional commercial developments, such as telecommunications centers, public meeting rooms, daycare facilities, and cultural uses. The Crossings at Huntington Beach Specific Plan development concept outlined in Section 3.0 of the Specific Plan provides for a planned Commercial Regional complex in the City of Huntington Beach allowing for a variety of uses, consistent with the goals and policies of the Huntington Beach General Plan. During the formulation of the Specific Plan, staff also identified uses to be permitted and prohibited within the document. Future permitted uses include telecommunication centers, public meeting rooms,daycare facilities,and cultural uses 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: e use of multiple building volumes and masses and highly articulated facades to reduce the visual sense of large scale"boxes"; • 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; siting of a portion of the buildings in proximity to their primary street frontage to convey a visual relationship to the street and sidewalks; • 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; • inclusion of a "public square" as a gathering place of public activity in multi-tenant regional centers; • clear identification of building entrances; • use of landscape that provides a three-dimensional character; August 7,2000 9 ATTACHMENT NO. • encourage the provision of public art; • inclusion of consistent and well-designed signage integrated with the building's architectural character, including pedestrian-oriented signage;and • design of parking structures to be visually integrated with the commercial buildings. Section 3.5 Design Guidelines and Section 4.0 Development Regulations of the Specific Plan address these issues. The Crossings at Huntington Beach Specific Plan provides the framework andguidehhes necessary to create a unique high quality regional commercial development Development Policy:Community Subareas LU16.1.1 Accommodate development of the City's neighborhoods, boulevards,and districts according to the Community Districts and Subareas Schedule (Table LU-4). Table LU-4 Community District and Subarea Schedule Subarea Characteristic Standards and Principles 5A Permitted Uses Category: Commercial Regional (CR) - Region-serving Huntington commercial uses permitted by the"CR" land use category and Centermixed-use structures vertically-integrating housing with commercial uses permitted by the "-mu"overlay. Density/ Category: "F2"—Maximum FAR of 0.5 Intensity . Height: four (4) stories Design and Category: Mixed Use (-mu);Specific Plan (-sp) Development . Require the preparation of an development in conformance with a specific or master plan • Design and site development as a cohesive and integrated center and a stipulated by Policy LU 10.1.16. • 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 the Center. The Crossings at Huntington Beach Specific Plan development concept outlined in Section 3.0 of the Specific Plan provides for a planned Commercial Regional complex m the City of Huntington Beach allowing for a variety of uses, consistent with the goals and policies of the Huntington Beach General Plan. August 7,2000 10 ATTACHMENT NO. ��f� Section 3.5 Design Guidelines and Section 4.0 Development Regulations of the Specific Plan address design and development issues. The Crossings at Huntington Beach Specific Plan provides the framework and guidelines necessary to create a unique high quality regional commercial development. 2. URBAN DESIGN ELEMENT The Urban Design Element focuses on the quality of the City's physical and visual character, which is determined by the organization, scale, density and pattern of the community's built environment and open spaces. The primary goal of the Urban Design Element is to establish and strengthen community identity. An applicable goal includes: • Enhance the visual image of the City of Huntington Beach The following applicable Urban Design Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Nodes Policies LTD 1.2.1 Require public improvements to enhance.the existing setting for all key nodes and pedestrian areas through the consideration of the following: a. provide pedestrian connections and visual continuity between the node and surrounding neighborhoods; b. incorporate shade trees to shelter pedestrians; C. incorporate the use of enhanced paving materials at the pedestrian crosswalks; d. widen the sidewalks at intersections where feasible to minimize the length of pedestrian crossings;and e. enhance the connections where feasible between the public sidewalk and private commercial interior open spaces/courtyards as described in the Land Use Element by using: • decorative paving materials; • landscape materials;and • street furniture. Landscape standards which require development proposals to implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. Section 3.5 Design Guidelines and Section 4.0 Development Regulations of the Specific Plan address design and development issues The Crossings at Huntington Beach Speck Plan provides the framework and guidelines necessary to create a unique high quality regional commercial development. August 7,2000 11 UD 1.2.2 Require that the nodes incorporate the public improvements specified in UD 1.2.1 and other elements that may be listed in the table, as feasible. Landscape standards which require development proposals to implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan Corridor Identity Policies UD 1.3.1 Require a consistent design theme and/or landscape design character along the community's corridors, reflecting the unique qualities of each district. Ensure that streetscape standards for the major commercial corridors, the residential corridors, and primary and secondary image corridors provide each corridor with its own identity while promoting visual continuity throughout the City. Landscape standards which require development proposals to implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.55 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. UD 1.3.2 Provide for the implementation of streetscape and landscape improvements along the major commercial corridors, through public capital improvement programs, business district improvements,or other techniques as funding is available. a. Develop or enhance the pedestrian environment in those parts of the corridors where there is existing or the potential for pedestrian activity,this includes the use of: • sidewalk furniture; • shade trees; • shade structures • special paving;and • pedestrian walkway linkages. b. Consider using special corridor oriented public signage, public art, or median monuments at prominent intersections. C. Discourage the excessive use of temporary signage including bunting and commercial banners. Section 3.5 Design Guidelines,Section 4.0 Development Regulations,and Section 3.5 6 Signage Guidelines of the Specific Han address design and development issues The Crossings at Huntington Beach Specific Plan provides the framework and guidelines necessary to create a unique high quality regional commercial development. August 7,2000 12 ATTACHMENT N e 3. HOUSING ELEMENT The Housing Element, adopted in February 1999, is intended to direct residential development and preservation in a way that coincides with the overall economic and social values of the community. The Housing Element is an official municipal response to a growing awareness of the need to provide housing for all economic segments of the community, as well as legal requirements that housing policy be made a part of the planning process. As such, the Element establishes policies that will guide City officials in daily decision making and sets forth an action program designed to enable the City to realize its housing goals. The City of Huntington Beach has adopted three goals for its housing program which are consistent with State and Regional housing policies.These goals are: • The attainment of decent housing within a satisfying living environment for households of all socioeconomic, racial and ethnic groups in Huntington Beach. • The provision of a variety of housing opportunities by type, tenure, and cost for households of all sizes throughout the City. • The development of a balanced residential environment with access to employment opportunities,community facilities,and adequate services. These goals relate to issues, which are not directly applicable to the Crossings at Huntington Beach Specific Plan, since the Specific Plan is not designated for residential uses The Housing . Element objectives and policies are also not applicable. 4. HISTORIC AND CULTURAL RESOURCES ELEMENT The overall intent of the City of Huntington Beach Historical and Cultural Element is to identify the historical resources of the community, their current designations and community status, and the issues affecting their future. Goals include: • To promote the preservation and restoration of the sites,structures and districts which have architectural, historical, and/or archaeological significance to the City of Huntington Beach. • Develop avenues for communication and participation in arts and cultural activities and programming to bring together diverse segments of the community. • Highlight the City's unique cultural heritage and enhance its visual appeal. • Expand opportunities for the City's children to receive quality experiences of arts and culture. • Establish a wide range of arts and cultural programs and facilities that address the needs and interest of residents,workers,and visitors. These goals relate to issues, which are not directly applicable to the Crossings at Huntington Beach Speck Plan, since the Specific Plan area does not contain any significant historic and cultural resources The Historic and Cultural Resources Element objectives and policies are also not applicable. August 7,2000 13 5. ECONOMIC DEVELOPMENT ELEMENT The Economic Development Element is specifically concerned with the identification of a strategy to address development potentials that will broaden and stabilize the City's economic base. Its goals and policies are formulated to provide new policy direction for the City and the planning area. The primary goal of the Economic Development Element is to provide for the economic opportunities of City's residents; business retention and expansion; and land use plan implementation. Applicable goals include: • Provide economic opportunities for present and future Huntington Beach residents and businesses through employment and local fiscal stability. • Aggressively retain and enhance the existing commercial, industrial and visitor serving uses while attracting new uses to Huntington Beach. ® Enhance Huntington Beach's economic development potential through strategic land use planning and sound urban design practices. The following applicable Economic Development Element policies are identified below, followed in Italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Economic Growth Policies ED 1.1.1 Maintain and expand economic and business development programs that encourage and stimulate business opportunities within the City. The Specific Plan will stimulate business opportunities within the City by allowing for and encouraging Regional Commercial development under an expedited entitlement process Additionally, the Specific Plan provides for a range of employment opportunities in the professional retail and service fields;thus stimulating business opportunities and strengthening the employee base of the community. Refer to Section 4.0 Development Standards for a list of' permitted uses Commercial Use Policies ED 2.4.1 Encourage and assist existing and potential commercial owners to update, modernize, and expand their commercial properties. The Specific Plan will encourage future commercial development by promoting a comprehensive planned retail center and allowing for future "fast-track" entitlement This Specific Plan will promote development in accordance with the Economic Development Element. Additionally, the landowner is promoting development through its internal marketing strategies and real estate brokers. August 7,2000 14 ATTACHMENT NO, ED 2.4.2 Seek to capture "new growth" businesses such as, but not limited to: • telecommuting; • "shop for value"or "big box"stores, • entertainment-commercial developments; • knowledge-based retail and entertainment-information retail uses;and • high sales tax producing businesses. The Crossings at Huntington Beach Specific Plan seeks to capture "HewSrowth"businesses by allowing for and encouraging Regional Commercial development under an expedited entitlement process. Additionally, the Specific Plan provides for a range of employment opportunities in the professional retail and service fields, thus stimulating business opportunities and strengthening the employee base of the community. Refer to Section 4.0 Development Standards for a list of permitted uses. ED 2.4.3 Encourage the expansion of the range of goods and services provided in Huntington Beach to accommodate the needs of all residents in Huntington Beach and the market area. The Crossings at Huntington Beach Specific Plan encourages the expansion of the range of goods and services provided in Huntington Beach by allowing for and encouraging Regional Commercial development under an expedited entitlement process Additionally, the Specific Plan provides for a range of employment opportunities in the professional retail and service fields;thus stimulating business opportunities and strengthening the employee base of the community. Refer to Section 3.0 Development Standards for a list of permitted uses ED 3.1.4 Encourage the development of a "big box," "shop for value" businesses, especially along Edinger Avenue. The Crossings at Huntington Beach Specific Plan encourages the expansion of the range of goods and services provided in Huntington Beach by allowing for and encouraging Regional Commercial development consistent with the Specific Plan under an expedited entitlement process- Go. GROVTM 1VMMAGEMENT ELEMENT The Growth Management Element, adopted in April 1992, is a pre-requisite to establish and continue eligibility to receive monies generated by the sales tax which was approved by -Orange County voters in November 1990 as Measure M (Revised Traffic Improvement and Growth Management Ordinance). The purpose and intent of the Growth Management Element is to establish goals, policies and programs that will promote growth and development based upon the City's ability to provide an adequate circulation system and public facilities and services. August 7,2000 is ATTACHMENT N . _t--- The applicable goals of the Growth Management Element are to: • Reduce traffic congestion. • Ensure that adequate transportation and public facilities and public services are provided for existing and future residents of the City. The following applicable Growth Management Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Land Use Policies 5.8.1 Promote balanced growth of residential and non-residential land uses and supporting public facilities and services. The Specific Plan prepared for this project area promotes the development of a comprehensive planned regional commercial area, consistent with the City's land use designation. 7. CIRCULATION ELEMENT The purpose of the Circulation Element is to evaluate the transportation needs of the City and present a comprehensive transportation plan to accommodate those needs. The Circulation Element focuses on the City's arterial streets and highways; public transportation modes and services, water transportation;and air transportation. The primary goal of the Circulation Element is to provide a multi-mode transportation system that ensures the safe and efficient movement of people and goods. Applicable goals include: • Provide a balanced transportation system that supports the policies of the General Plan and facilitates the safe and efficient movement of people and goods throughout the City while minimizing environmental impacts. • Provide a circulation system which supports existing, approved and planned land uses throughout the City while maintaining a desired level of service on all streets and at all intersections. • Develop a balanced and integrated multi-modal transportation system. • Encourage and develop a transportation demand management (TDM) system to assist in mitigating traffic impacts and in maintaining a desired level of service on the circulation system. • Provide sufficient, well designed and convenient on and off street parking facilities throughout the City. The following applicable Circulation Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. August 7,2000 16 ATTACHMENT NO � /W Streets and Highway Policies CE 2.1.1 Maintain a city-wide level of service (LOS) not to exceed LOS "D" for intersections during the peak hours. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities to serve the proposed project A Circulation Plan (refer to Section 3.3 of the Specific Plan) for the project will be prepared consistent with the City of Huntington Beach's Circulation Element. This plan will be approved by the City and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. Additionally,once a definitive site plan and development project is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. According to Public Resources Code Section 210833(b), "Ifa development project is consistent with the general plan of a local agency and an en vironmental impact report was certified with respect to that general plan, the application of this division [CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specifc Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. CE 2.1.2 Maintain a city-wide level of service (LOS) for links not to exceed LOS "C" for daily traffic with the exception of Pacific Coast Highway south of Brookhurst Street. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities to serve the proposed project. A Circulation Plan (refer to Section 3.3 of the Specific Plan) for the project will be prepared consistent with the City of Huntington Beach's Circulation Element. This plan will be approved by the City and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. Additionally,once a definitive site plan and developmentproject is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specinc Plan, and propose mitigation measures, as necessary. 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 en vironmental impact report was certified with respect to that general plan, the application of this division /CEQAI 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 signi cant effects in the prior environmental impact report, or which substantial new mforrnation shows will be more significant than described in the prior environmental impact report" Based upon Public August 7,2000 17 Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City.. Public Transportation Policies CE 3.1.1 Encourage and support the various public transit agencies and companies, ride sharing programs, and other incentive programs, that allow residents to utilize forms of transportation other than the private automobile. The project Circulation Plan identifies bus stop locations along the project frontage on Edinger Avenue and on Center Avenue. The Circulation Plan (Section 3.3) describes the various public transportation alternatives proposed. In addition, the Specific Plan re-iterates any future project's obligation to comply with the City's adopted Transportation Demand Management ordinance. CE 3.2.1 Require developers to include transit facilities, such as park-and ride sites, bus benches, shelters,pads or turn-outs in their development plans, where feasible as specified in the City's TDM Ordinance. The City of Huntington Beach has adopted a TDM ordinance. As discussed m Section 1.6 of the Specific Plan, the development within this Specific Plan project will comply with City requirements and bus pads and turnouts must be provided at the site. Transportation Demand Management/Transportation Systems Management Policies 4.1.1 Encourage non-residential development to provide employee incentives for utilizing alternatives to the conventional automobile (i.e., carpools, vanpools, buses, bicycles and walking. The Specific Plan indicates that alternative forms of transportation should also receive careful consideration. The future development within the Specific Plan will be required to address this issue. In addition, the Specific Plan re-iterates any future project's obligation to comply with the City's adopted Transpor&fion Demand Management ordinance. CE 4.1.5 Promote ride sharing through publicity and provision of information to the public. The Speck Plan indicates that alternative forms of transportation should also receive careful consideration. The future development within the Specific Plan will be required to address this issue. In addition, the SpeclFc Plan re-iterates any future project's obligation to comply with the City's adopted Transportation Demand Management ordinance. August 7,2000 18 ATTACHMENT NO. CE 4.1.6 Encourage that proposals for major new non-residential developments include submission of a TDM plan to the City. The City of Huntington Beach has adopted a TDM ordinance. As discussed in Section 1.6 of the Specific Plan, the development within this Specific Plan project will comply with City requirements and bus pads and turn outs must be provided at the site. Parking Facilities Policies CE 5.1.1 Maintain an adequate supply of parking that supports the present level of demand and allows for the expected increase in private transportation use. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate supply of parking that supports the present level of demand and allows for the expected increase in use to serve the proposed project. Section 4.3 Development Standards of the Specific Plan states that parking shall be provided based on the results of a shared parking analysis to be approved by the Directors of Public Works and Planning. Additionally, once a defmittve site plan and development project is proposed,an Environmental Assessment will be performed which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary 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 en vironmental impact report was certified with respect to that general plan, the application of this division (CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. CE 5.1.2 Provide safe and convenient parking that has minimal impacts of the natural environment, the community image,or quality of life. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate supply of parking that supports the present level of demand and allows for the expected increase in use to serve the proposed project. Section 4.3 Development Standards of the Specific Plan states that parking shall be provided based on the results of a shared parking analysis to be approved by the Directors of Public Works and Planning. Additionally, once a definiti ve site plan and development project is proposed,an En vironmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. According to Public Resources Code Section 21083.3(b), "If a development project August 7,2000 19 ATTACHMENT NO. �� 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 [CEQAI 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 substantial new information shows will be more significant than described in the prior environmental impact report Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. Scenic Highway Policies CE 7.1.1 Require the roadways, as shown in Figure CE-12, to be improved and maintained as local scenic highways, major urban scenic highways, minor urban scenic highways, and landscape corridors with key entry points. Section 3.3 Circulation Plan identifies the roadways to be improved and maintained. Landscape standards which require development proposals to submit and implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.55 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. CE 7.1.4 Establish landscape and urban streetscape design themes for landscape corridors, minor scenic urban corridors, and major urban scenic corridors which create a different character enhancing the corridor's surrounding land uses. For example, the design theme for corridors adjacent to residential neighborhoods should be different than the design theme for industrial or commercial uses. The Landscape Plan for the Crossings at Huntington Beach (Section 3.5.5 of the Specific Plan) has been prepared to establish the design character and visual qualities of the interior and perimeter of the project area. - CE 7.3.1 Require that new development include landscaping that is compatible with the visual character of the designated scenic highways and corridors. Landscape standards which require development proposals to submit and implement a landscape plan consistent with the overall Specific Plan standards are included as Section 3.5.5 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan. S. PUBLIC FACILITIES AND PUBLIC SERVICES ELEMENT The Public Facilities and Public Services Element discusses public facility service provision for Huntington Beach residents and businesses. The services discussed in this element include: law enforcement, fire protection, marine safety, education, libraries, and governmental administration. August 7,2000 20 ATTACHMENT NO. Applicable goals include_ • Protect the community from criminal activity, reduce the incidence of crime and provide other necessary services within the City. • Ensure adequate protection from fire and medical emergencies for Huntington Beach residents and property owners. • Promote a strong public school system which advocates quality education. Promote the maintenance and enhancement of the existing educational systems facilities, and opportunities for students and residents of the City to enhance the quality of life for existing and future residents. The following applicable Public Facilities and Public Services Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Police Policies PF 1.3.1 Ensure that project development site designs provide "defensible space". The Specific Plan includes policies for future development to reduce crime_ Crime prevention guidelines are included in Section 3.5 Design Guidelines of the Specific Plan, and they will apply to all future development within the Specific.Plan. The Police Department will review the development plans/site designs once proposed PF 1.3.2 Ensure that new development and land use proposals are analyzed to determine the impact their operators, occupants, visitors or customers may have on the safety and welfare of the community. The Specific Plan includes policies for future development to reduce crime_ Crime prevention guidelines are included in Section 3.5 Design Guidelines of the Specific Plan, and they will apply to all future development within the Specific Plan. The Police Department will review the development plans/land use proposals once proposed. Fire/Paramedic Policies PF 2.3.2 Ensure that new construction is designed with fire and emergency access and safety in mind. The Specific Plan includes fine safety measures in Section 3.4.1, which will apply to all future development within the Specific Plan. The Fire Department will review the development plans once proposed. PF 2.3.3 Ensure that existing buildings are maintained in a manner which is consistent with fire safety. August 7,2000 21 ATTACHMENT NO The Specific Plan includes fire safety measures in Section 3.4.1, which will apply to all future development within the Specific Plan. The fire Department will review the development plans once proposed. 9. RECREATION AND COMMUNrl Y SERVICES ELEMENT The Recreation and Community Services Element has been adopted to identify, maintain and enhance local parks and recreational services and facilities. Applicable goals include: • Enrich the quality of life for all citizens of Huntington Beach by providing constructive and creative leisure opportunities. • Provide adequately sized and located active and passive parklands to meet the recreational needs of existing and future residents, and to preserve natural resources within the City of Huntington Beach and its sphere of influence. • Develop park sites to provide diverse recreational and sports facilities that meet the residents'and visitors'active and passive recreational needs.. • Ensure recreation facilities are renovated and upgraded to meet the current recreational interests of adults and youth. • Provide parks and other open space areas that are efficiently designed to maximize use while providing cost efficient maintenance and operations. These goals relate to Issues, which are not directly applicable to the Crossings at Huntington Beach Specific Plan, since the Specific Plan is not designated for residential or open space uses by the City General Plan. The Recreation and Community Services Element objectives and policies are also not applicable. 10. UTILITIES ELEMENT The Utilities Element discusses water supply, sanitation treatment (wastewater), storm drainage,solid waste disposal, natural gas,electricity,and telecommunications. Applicable goals include: • Provide a water supply system which is able to meet the projected water demands; upgrade deficient systems and expand water treatment, supply, and distribution facilities;and pursue funding sources to reduce the costs of water provision in the City. • Provide a wastewater collection and treatment system which is able to support permitted land uses; upgrade existing deficient systems; and pursue funding sources to reduce costs of wastewater service provision in the City. • Provide a flood control system which is able to support the permitted land uses while preserving the public safety; upgrade existing deficient systems; and pursue funding sources to reduce the costs of flood control provision in the City. • Maintain solid waste collection and disposal services in accordance with the California Integrated Waste Management Act of 1989 (AB939), and pursue funding sources to reduce the cost of the collection and disposal services in the City. August 7,2000 22 ATTACHMENT NO. • Maintain and expand service provision to City of Huntington Beach residences and businesses. The following applicable Utilities Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Water Policies U1.2.1 Require that new and existing development contain safeguards and mitigation measures preventing degradation. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Public Facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.4 of the Specific Plan). These plans will be approved by the City, and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. Additionally,once a definitive site plan and development project is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. According to Public Resources Code Section 21O83.36b), "If a development project is consistent with the general plan of a local agency and an en vironmental impact report was certified with respect to that general plan, the application of this division /CEQAI 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 substantial new information shows will be more significant than described in the prior environmental impact report_" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Speck Plan is currently exempt from preparation of an en Wronmentalassessment until a site plan is submitted for approval by the City. U1.2.2 Require new development to connect to the sewer system. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Public Facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.4 of the Specific Plan). These plans will be approved by the City, and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Speck Plan. Additionally,once a definitive site plan and development project is proposed,an Environmental Assessment will be performed which will analyze impacts peculiar to development proposed August 7,2000 23 ATTACHMENT NO, for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary 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 en vironmental impact report was certified with respect to that general plan, the application of this division (CEQAJ 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 substantial new information shows will be more significant than described in the prior en vironmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. U1.3.4 Require the use of reclaimed water for landscape irrigation, grading, and other non-contact uses in the new developments,where available or expected to be available. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Public Facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.4 of the Specific Plan). These plans will be approved by the City, and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. Additionally, once a definitive site plan and development project is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Speck Plan, and propose mitigation measures, as necessary. 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 [CEQAJ 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 substantial new information shows will be more significant than described in the prior en vironmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. Wastewater Treatment and Facilities Policies U2.1.6 Require that sewer capacity is available before building permits are issued for new development. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Public Facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards August 7,2000 24 and requirements of the applicable service agencies (refer to Section 3.4 of the Specific Plan). These plans will be approved by the City, and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. Additionally, once a definitive site plan and development project is proposed, an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. 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 [CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report_" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. Storm Drainage Policies U3.1.5 Limit new development, when necessary, until adequate flood control facilities are constructed to protect existing development. and accommodate the new development runoff, or until mitigation is provided in accordance with the Growth Management Element. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Public facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.4 of the Specific Plan). These plans will be approved by the City, and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. Additionally, once a defmitive site plan and development project-is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary 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 [CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. August 7,2000 25 ATTACHMENT NO, .�2g Solid Waste Policies U 4.1.1 Maintain adequate solid waste collection for commercial, industrial, and residential developments in accordance with state law. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Public Facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.4 of the Specific Plan). These plans will be approved by the City, and the landowner will be constructing public Infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. Additionally, once a definitive site plan and development project is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. 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 [CEQAJ 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 substantial new information shows will be more significant than described in.the prior environmental impact report" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIJ� the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. Gas Supply,Telecommunication,Electricity Policies 5.1.1 Continue to work with service providers to maintain current levels of service and facilitate improved levels of service. The Crossings at Huntington Beach Specific Plan shall ensure the provision of adequate public facilities and utilities to serve the proposed project. A Public Facilities Plan for water, wastewater and storm drainage will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.4 of the Specific Plan). These plans will be approved by the City, and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Speck Plan. Additionally, once a definitive site plan and development project is proposed an Enwronmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Speck Plan, and propose mitigation measures, as necessary. According to Public Resources Code Section 21O833(b), "If a development project August 7,2000 26 ATTACHMENT NT NO. (z5,.130 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 substantial new information shows will be more significant than described in the prior environmental impact report_" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an en vironmental assessment until a site plan is submitted for approval by the City. 11. ENVIRONMENTAL RESOURCES/CONSERVATION ELEMENT The Environmental Resources/Conservation Element addresses the City of Huntington Beach's environmental resources.Applicable goals include: • Improve and enhance the overall aesthetic value and appearance of the City of Huntington Beach through the provision and maintenance of local public and private open space. • Protect and preserve significant habitats of plant and wildlife species, including wetlands,for their intrinsic values. • Conserve the natural environment and resources of the community for the long-term benefit and enjoyment of its residents and visitors. The following applicable Environmental Resources/Conservation Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Open Space Policies ERC 1.1.1 Encourage the provision of open space elements within the larger-scale development projects including but not limited to public plazas, entry courts, and planned development common areas. As indicated in Section 3.S..5 Landscape Concept of the Specific Plan, each project development shall provide sufficient landscaping to continue the Landscape Plan concept and the Specific Plan identifies an open space exhibit with plazas and pedestrian walkways throughout the project. Aesthetic Resources Policies ERC 4.1.8 Include commercial, residential, industrial,and natural areas in the electrical undergrounding program. August 7,2000 27 ATTACHMENT NO. (49, 13( The Specific Plan requires under groundtng of utilities in association with development of future projects per Specific Plan Policy 3.4.6. Water, Electricity,and Gas Conservation Policies ERC 5.2.1 Require,the use of reclaimed water in common areas and landscape treatments of all proposed developments. The City does not currently have a reclaimed water supply system available. As indicated in Section 3.5.5 of the Specific Plan, reclaimed water shall be utilized where and whenever feasible and shall comply with the City's "Water Efficient Landscape Requirements" (Ordinance #1452)_ Usage will be addressed with future individual requests for development ifsuch a system is available at that time. ERC 5.2.2 Create standards for landscaping and irrigation, which are in compliance with State requirements. Landscape standards, which require development proposals to submit and implement a landscape plan consistent with the overall Specific Plan standards and in compliance with State requirements, are included as Section 3.555 of the Specific Plan. The landscape standards will apply to all development within the Specific Plan 12. AIR QiJALITY ELEMENT The purpose of the Air Quality Element is to address air quality factors affecting the City, and establish goals, policies and programs in order to help achieve the goals of the Air Quality Management Plan adopted by South Coast Air Quality Management District. An applicable goal includes: • Improve regional air quality by a) decreasing reliance on single occupancy vehicular trips, b) increasing efficiency of transit, c) shortening vehicle trips through a more efficient jobs-housing balance and a more efficient land use pattern, and d) increasing energy efficiency. The following applicable Air Quality Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Vehicle Work Trips Policies AQ 1.1.2 Require all businesses and multiple tenant centers with 100 or more employees to participate in a Transit Management Association or Organization. August 7,2000 28 ATTACHMENT NO. ;f32 D The City of Huntington Beach has adopted a TDM ordinance, which addresses appropriate trip reducing activities As discussed in Section 1.6 of the Specific Plan, the development within this Specific Plan project will comply with City requirements_ AQ 1.1.5 Encourage all new commercial, industrial, and residential structures to accommodate appropriate trip reducing activities such as alternative work schedules, on-site day-care facilities, on-site automated teller machines, "mail-in" applications, or telecommuting and/or teleconferencing facilities as technology becomes available. The City of Huntington Beach has adopted a TDM ordinance, which addresses appropriate trip reducing activities As discussed in Section 1.6 of the Specific Plan,all developments within this Specific Plan project will comply with City requirements Transit Trips Policies AQ 1.2.2 Require developers of employment centers with 100 or more employees and major activity centers to include transit amenities and transit access as an integrated part of their projects. The City of Huntington Beach has adopted a TDM ordinance, which addresses appropriate trip reducing activities As discussed in Section 1.6 of the Specific Plan, developments within this Specific Plan project will comply with City requiremenIs. AQ 1.2.3 Encourage property owners in existing employment and activity centers (such as the Pier, Downtown, Huntington Beach Mall) to include transit amenities at their sites when these projects apply for additional planning permits or services. A Circulation Plan will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.3 of the Specific Plan). The circulation plan specifies locations for public transportation bus pads and bus turnouts and also includes a potential location for alight rail transit stop_ This plan will be approved by the City and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. AQ 1.2.4 Encourage major commercial and industrial development projects"located along transit routes -to include integrated transit access points in the project design. A Circulation Plan will be prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.3 of the Specific Plan). The circulation plan specifies locations for public transportation bus pads and bus turnouts and also includes a potential location for a light rail transit stop. This plan will be approved by the City and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. August 7,2000 29 TACT NO. t Carpool and Vanpool Trips Policies AQ 1.3.2 Require that employment centers with 100 or more employees increase the availability and the "attractiveness"of parking spaces for vans and carpools. The City of Huntington Beach has adopted a TDM ordinance, which addresses appropriate trip reducing activities. As discussed in Section L 6 of the Specific Plan, de velopmen is within this Specific Plan project will comply with City requirements. Vehicle Trip Distances Policies AQ 1.5 Encourage residential and commercial growth to occur in and around existing activity centers and transportation corridors in accordance with the Land Use Plan Map. A Circulation Plan has been prepared for the project consistent with all standards and requirements of the applicable service agencies (refer to Section 3.3 of the Specific Plan). This plan will be approved by the City and the landowner will be constructing public infrastructure as required by the City in order to support the land uses proposed by the Specific Plan. AQ 1.5.2 Continue to encourage job growth by maintaining the supply of commercial and industrial , designated land in accordance with the Land Use Map. Consistent with the General Plan and in accordance with the Land Use Map, the Specific Plan permits job generating land uses that will assist in improving the I992 jobs to housing ratio. The majority of the Specific Plan area will be developed in a single phase as outlined in Section 2.1 of the document However, individual building pads may be developed in later phases along with expansions to the initial phase of construction. Particulate Emissions AQ 1.9.1 Continue to enforce construction site guidelines that require truck operators to minimize particulate emission. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied.to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed m the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request Additionally,once a definitive site plan and development project is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed August 7,2000 30 ATTACHMENT NO. C;�-.13. for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. 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 [CEQAI 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 substantial new information shows will be more significant than described in the prior en vironmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. AQ 1.8.2 Require installation of temporary construction facilities (such as wheel washers) and implementation of construction practices that minimize dirt and soil transfer onto public roadways. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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..Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request. Additionally,once a definitive site plan and development project is proposed,an En vironmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. 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 en vironmental impact report was certified with respect to that general plan, the application of this division [CEQAI 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 substantial new information shows will be more significant than described in the prior environmental impact report" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an en wronmental assessment until a site plan is submitted for approval by the City. -IEneW Conservation AQ 1.10.1 Continue to require the utilization and installation of energy conservation features in all new construction. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan shall supersede the August 7,2000 31 ATTACHMENT NO. � ��� a relevant provisions of the City's zoning code (Huntington Beach Zoning and Subdivision Ordinance), as they currently exist or maybe amended in the future. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request Additionally, once a definitive site plan and development project is proposed, an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. 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 (CEQAJ-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 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. AQ 1.10.3 Encourage energy use audits, and identify conservation measures, for all existing commercial and industrial structures. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan shall supersede the relevant provisions of the City's zoning code (Huntington Beach Zoning and Subdivision Ordinance),as they currently exist or maybe amended in the future. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request. 13. COASTAL ELEMENT The Coastal Element, amended in 1992, includes information sufficiently detailed to indicate kinds, location and intensity of land use and applicable resource protection and development policies. The Coastal Element designates different categories of land uses which will be permitted within the coastal zone and specifies the areas where each land use map, categories and additional policies together constitute the Coastal Element, which is intended to reflect local conditions and needs while meeting the Coastal Act policies and requirements. The Coastal Element is organized around the following issue areas, which have been identified as relevant to the City's coastal zone: • Recreation and Shoreline Access • Visitor-Serving Facilities • Visual Resources August 7,2000 32 ATTACHMENT NO. a'l3� s • Water and Marine Resources and Diking, Dredging, filling and Shoreline Structures • Environmentally Sensitive Habitats • Energy • Community Facilities • Coastal Land Use Plan • Next Steps in Coastal Planning The goals and policies within the Coastal Element provide guidance and direction for development in the coastal zone. The goals of the Coastal Element relate to issues, which are not directly applicable to the Crossings at Huntington Beach Specific Plan, since the Specific Plan area is not within the coastal zone. The Coastal Element objectives and policies are also not applicable_ 14. ENVIRONMENTAL HAZARDS ELEMENT The Environmental Hazards Element addresses flooding as it pertains to geologic, seismic and soils hazards. This Environmental Hazards Element and'the referenced materials together satisfy the geologic and seismic portion of the Section 65302 (g) requirement. Applicable goals include: • Ensure that the number of deaths and injuries, levels of property damage, levels of economic and social disruption,and interruption of vital services resulting from seismic activity and geologic hazards shall be within levels of acceptable risk. • Ensure the safety of the City's businesses and residents from methane hazards. • Eliminate, to the greatest degree possible, the risk from flood hazards to life, property, public investment and social order in the City of Huntington Beach. • Ensure the safety of the City's businesses and resident from peat hazards. The following applicable Environmental Hazards Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Geologic/Seismic Safety Policies EH 1.2.1 Require appropriate engineering and building practices for all new structures to withstand groundshaking and liquefaction such as stated in the Uniform Building Code (UBC). Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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. Section 4.0 Development Regulations of the Speck Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any indi request. August 7,2000 33 ATTACHMENT NO, :� � 1 S EH 1.3.5 Encourage property owners to take adequate steps to protect their property against economic risks resulting from seismic and geologic hazards. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request Additionally, once a definitive site plan and development project is proposed,an En vironmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation -measures, as necessary. According to Public Resources Code Section 21083AN, "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 [CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan LIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an en vironmemal assessment until a site plan is submitted for approval by the City. Floodinx Objective EH 4.1 Ensure that the City's flood prevention standards and practices provide satisfactory safeguards for public and private development. The Public Facilities Section of the Specific Plan (Section 3.4) addresses this policy. Additionally, upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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. Section 4.0 Development Regulations of the Specific Plan provides speck development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time ofanyindividual request. August 7,2000 34 ATTACHMENT NO. 15. NOISE ELEMENT The purpose of the Noise Element is to identify and appraise noise problems in the community. The Noise Element recognizes the guidelines adopted by the Office of Noise Control in the State Department of Health Services and shall analyze and quantify to the extent practicable, as determined by the legislative body, current and projected noise levels for all of the following sources: • Highways and freeways; • Primary arterials and major local streets; • Passenger and freight on-line railroad operations and ground rapid transit systems; • Aviation and airport related operations;and • Other ground stationary noise sources contributing to community noise environment. An applicable goal includes: • Ensure that all necessary and appropriate actions are taken to protect Huntington Beach residents, employees, visitors and noise sensitive uses from the adverse impacts created by excessive noise levels from stationary and ambient sources. The following applicable Noise Element policies are identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Beach Specific Plan achieves consistency. Ambient Noise Impacts on the Community Policies N 1.2.2 Require new industrial and new commercial land uses or the major expansion of existing land uses to demonstrate that the new or expanded use would not be directly responsible for causing ambient noise levels to exceed an Ldn of 65 dB(A) exterior on areas containing "noise sensitive" land uses as depicted on Figure N-1. Upon the Cjty's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan shall supersede the relevant provisions of the Cjty's zoning code (Huntington Beach Zoning and Subdivision Ordinance), as they currently exist or maybe amended in the future. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any jn&wdual request. The City Noise Ordinance addresses this policy. Additionally,once a defjnitjve site plan and development project is proposed,an En vironmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. According to Public Resources Code Section 21083.3(b), ulf a development project is consistent with the general plan of a local agency and an en vironmental impact report was certified with respect to that general plan, the application of this division (CEQAJ to the August 7,2000 35 ATTI AGHME.NT NO. (• /3 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 substantial new information shows will be more significant than described in the prior en vironmental impact report." Basedu pon Public Resource Code Section 210833 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. N 1.2.5 Require development that generates increased traffic and subsequent increases in the ambient noise levels adjacent to noise sensitive land uses to provide for appropriate mitigation measures in accordance with the acceptable limits of the City noise ordinance. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan 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. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request. The City Noise Ordinance addresses this policy. Additionally, once a site plan is approved, an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary 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 (CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report" Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the 'City. Traffic and Mechanical Equipment Related Noise Impacts Policies N 1.31 Require all new non-residential development to design and configure on-site ingress and egress points diverting traffic away from nearby "noise sensitive" land uses to the greatest degree practicabte. Upon the City's adoption of the Crossings at Huntington Beach Specific Plan, the development procedures, regulations, standards and specifications of the Specific Plan shall supersede the relevant provisions of the City's zoning code (Huntington Beach Zoning and Subdivision August 7,2000 36 ,ATTACHMENT NO. � lea Y. Ordinance), as they currently exist or may be amended in the future. Section 4.0 Development Regulations of the Specific Plan provides specific development regulations and standards that will be applied to the Land Use Plan of this Specific Plan. All development regulations and building specifications not addressed in the Specific Plan shall be subject to the City's adopted regulations in place at the time of any individual request. The City Noise Ordinance addresses this policy. Additionally,once a definitive site plan and development project is proposed,an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary. 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 (CEQAJ 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 substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIF, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an environmental assessment until a site plan is submitted for approval by the City. N 1.3.7 Provide for the development of alternate transportation modes such as bicycle paths and pedestrian walkways to minimize the number of noise generating automobile trips. Section 3.3 of the Specific Plan indicates that alternative forms.of transportation should receive careful consideration. The future development within the Specific Plan will be required to address this issue. The City of Huntington Beach has adopted a TDM ordinance, which addresses appropriate trip reducing activities as discussed in Section 1.6 of the Specific Plan, the development within this Specific Plan project will comply with City requirements. N 1.3.8 Ensure that commercial and industrial uses, as required by the Air Quality Management Plan, implement Transportation Demand Management (TDM) programs such as incentives for car ..pooling,van pools,and the use of public transit. The City of Hunfington Beach has adopted a TDM ordinance, which addresses appropriate trip reducing activities as discussed in Section 1.6 of the Speck Plan, the development within this Specific Plan project will comply with City requirements 16. HAZARDOUS MAURLU S The City of Huntington Beach adopted the Hazardous Materials Element as part of the overall General Plan. This -Hazardous Materials Element identifies goals, objectives, policies, and programs related to hazardous materials. August 7,2000 37 ATTACHMENT NO. Applicable goals include: A Reduce, to the greatest degree possible, the potential for harm to life, property and the environment from hazardous materials and hazardous waste. The following applicable Hazardous Materials Element policy is identified below, followed in italic typeface by an explanation of how the Crossings at Huntington Seach Specific Plan achieves consistency. Policy HM 1.1.4 Implement federal, state and local regulations for the handling, storage and disposal of hazardous materials. Once a definitive site plan and development project is proposed, an Environmental Assessment will be performed, which will analyze impacts peculiar to development proposed for the Crossings at Huntington Beach Specific Plan, and propose mitigation measures, as necessary 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 (CEQAI 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 117 the prior- environmental impact report, or which substantial new information shows will be more significant than described in the prior environmental impact report." Based upon Public Resource Code Section 21083.3 and the fact that the Specific Plan project falls within the development envelope analyzed in the General Plan EIR, the Crossings at Huntington Beach Specific Plan is currently exempt from preparation of an en vironmental assessment until a site plan is submitted for approval by the City. August 7,2000 38 ATTACHMENT NO. AZ-- See Attachment No. 9 of the Staff Report C - 'ty'­rT,�VCHMEMTINI.O. ATTACHMENT #7 0 2c� Project Description 1.1 Project Location The proposed project is in the northern part of the City of Huntington Beach in western Orange County, California. Cities adjacent to Huntington Beach are Westminster to the north, Fountain Valley to the northeast, Costa Mesa and Newport Beach to the east and Seal Beach to the northwest. The proposed project site is located at 7777 Edinger Avenue, Huntington Beach, California immediately adjacent to Bella Terra,an approximately 777,000 square foot shopping center which is owned by an affiliate of the applicant. The existing Bella Terra shopping center is sometimes referred to herein as"Phase 1"and the current proposed project is sometimes referred to herein as"Phase II." The Phase II project site comprises 15.86 acres of land area. The proposed project is bordered by Center Avenue to the north,the Phase I Bella Terra shopping center to the east, Edinger Avenue to the south and unimproved railway right-of-way and the Levitz store to the west. 1.2 Existing Conditions 1.2.1 Site History The Phase 11 site is improved with an approximately 190,100 square foot retail building formally occupied by Montgomery Wards department store on the eastern portion of the property and an approximately 18,600 square foot auto repair facility on the southwestern portion of the property. The Montgomery Wards building on the proposed site was originally an anchor tenant in the Huntington Beach Mall. The Huntington Beads Mall was built in 1967 as one of the first enclosed shopping malls in Southern California. Montgomery Wards vacated the building and auto repair center in 2001. 1.2.2 Existing Characteristics Table 1-1 summarizes the Phase II site's existing characteristics. Table 1-1 Address 7777 Edinger Avenue Applicant/Property Owner Bella Terra Phase II Associates,LLC. Assessor's Parcel Number 142-073-26 Site Area 15.86 acres Existing Land Use Vacant Montgomery Wards building on the east portion of the site. Vacant auto repair facility on the southwest portion of the site. The balance of the property consists of surface parking for the vacant facilities. Zoning Designation General Commercial fCGk Specific Plan Number 13 supersedes 90:199 General Plan Designation CR-F2-SP-MU(F9j--Commercia1 Regiona".5 FAR--Specific Plan Overla 'xed Use Oveda —1.5 MU-0.5 C 25du/acre ACHMENT NO. _— -J There is an easement on the north end of the property granted to Southern California Edison for the purpose of underground electrical supply systems and communications systems. No buildings will be erected on this easement. 1.2.3 Existing General Plan/Zoning Designations The City of Huntington Beach General Plan designates the Phase 1 (Bella Terra)and Phase If sites as CR-F2-SP-MU(F9)—Commercial Regiona".5 FAR—specific Plan Overlay—Mixed Use Overlay-1.5(MU-0.5(CY25du/acre). The commercial regional designation anticipates anchor department stores, promotional retail, restaurants, entertainment, and similar region-serving uses. The mixed-use overlay allows 0.5 commercial FAR and up to 25 dwelling units per acre. The Phase II site has been designated as being located within General Plan Subarea 5A, which requires that a Specific Plan with special regulations and standards be established for"Huntington Center." Land uses on the Phase I and Phase II sites are currently governed by Specific Plan Number 13,which was approved by the City Council on , 2000_. Specific Plan No. 13 designates the Phase I and Phase II properties for regional commercial uses and allows for a total of 1,100,640 square feet of development. Bella Terra (Phase 1)contains approximately 770,000 square feet of developed area,which would allow for an approximately 330,640 square feet of additional commercial improvements in Phase II under the current General Plan and zoning. The Phase I and Phase 11 sites are currently zoned "CG"General Commercial with a 1.5 FAR. Specific Plan Number 13 supersedes the zoning. 1.3 Demolition The applicant proposes to demolish and Gear the existing Montgomery Wards department store building and automobile center subject to obtaining all entitlements and building permits for the proposed Phase 11 project The applicant intends to keep most of the existing trees on site to be reused in the new development. 1.4 Proposed Project The applicant is proposing to develop a multi-level mixed use retail,office,and residential development with approximately 840,190 square feet of total building improvements(commercial and residential), excluding parking. The total lot coverage, including parking, is approximately 346,000 square feet(approximately 50%). Not including structured parking,the proposed site coverage is approximately 241,900 square feet(approximately 35%). Phase 11 would be developed in 5 blocks ranging in height from two stories to five stories. Block 1 is one story of retail with four stories of residential. Building 2 would be a two story flagship retail space. Block 3 is one floor of retail with four stories of residential surrounding the parking garage. Block 4 is one story of retail with three stories of residential wrapping the parking structure. Block 5 is all residential on grade and up four stories. Table 1-2 illustrates the block summary. A"J ACHME T NO, "-7; Table 1-2 Block Area Height Commercial Residential Comm/Civic Total excl.Parkin 1 19,100 S.F. 64,920 S.F. NIA 84,020 S.F. 60 feet 2 44,200 S.F. N/A NIA 44,200 S.F. 40 feet 3 55,200 S.F. 209,885 S.F. 1,250 S.F. 266.335 S.F. 60 feet 4 38,455 S.F. 183,105 S.F. 1,575 S.F. 223,135 S.F. 50 feet 5 NIA 222,500 S.F. N/A 222,500 S.F. 40 feet Total 156,955 S.F. 1 680,410 S.F. 2,825 S.F. 840,190 S.F. NIA . The applicant is proposing 503 units ranging from studios, 1 bedroom, 2 bedrooms, and 3 bedrooms.Table 1-3 illustrates the proposed number of units and their approximate square footage. Table 1-3 Unit Type Area #Units STUDIO 600 S.F. 41 1 BDRM 750 SY 183 28RM 1,100 SY 183 38DRM+DEN 1,250 S.F. 58 3 BDRM+DEN 2,200 S.F. 32 3 BDRM+DEN 1 2,600 S.F. 16 TOTAL 503 1.4.1 Design The applicant intends to design a mixed-use neighborhood to provide a place to live, work and play as the anchor to northern Huntington Beach. The applicant is proposing a "park once"strategy. This will accommodate higher density and will create a place to attract upscale retail tenants. The Phase 11 project will be integrated with the existing Bella Terra Shopping Center, create strong pedestrian and vehicular links, provide a hierarchy of open spaces, vary the building mass and style, and incorporate energy efficient strategies The design will complement Phase I and will appeal to the future residents'demographic characteristic. The varied architecture and spaces will evoke a sense that this is a community that developed over time and has a more timeless feel. 1.4.2 Parking The majority of the parking for the proposed Phase II project will be provided in three parking structures. Block 3 will contain a structure over the retail that will service just the residents of Block 1 and Block 3. Block 4, in the center of the project,will contain the majority of the parking for the retail uses. The first few floors will be dedicated to the Phase it retail uses while the top levels will service the residents for this block. Building Block 5 is a parking structure only for residents. Parking totals are approximately 1,095 retail spaces and approximately 966 residential spaces. The parking ratio was contemplated at 5 per 1,000 square feet of retail and 1 per bedroom..The proposed plan shows a public open space in the existing parking field in front of Mervyn's. The applicant intends to replace this in the Block 4 parking structure.Table 1-4 summarizes the parking to be provided per building/block. Table 1-4 Building/Block Parking Parking Commercial Res_ 1 N/A N/A 2 N/A N/A 3 N/A 380 4 985' 256' 5 110 330 Total 1,095 966 The main links between the Phase If project site and public transportation are the bus stops and bike paths surrounding the proposed project and the existing Phase I Bella Terra development. The north Huntington Beach transit center is located north of the Phase 11 site off of Center Avenue. To the west of the project is a potential light railway. 1.4.3 Open Space The total open public space for Phase If consists of approximately 306,429 square feet which includes the village green of approximately 43,400 square feet and an additional hardscape plaza of approximately 13,500 square feet. The residential open space encompasses approximately 38,150 square feet and comprises the community pool area and resident courtyards. Table 1-5 summarizes the applicant's proposal for Juliet balconies and decks/terraces in the residential areas. Table 1-5 Building/Block Area Area Decks/Terrace Juliet Balconies A 911,990 S.F. 18/324 S.F. B N/A N/A 1 28/5,699 S.F. 401720 S.F. 2 38/4,858 S.F. 381684 S.F. 3 12/3,451 S.F. 46/828 S.F. Total 187115,998 S.F. 142/2.5%S.F. 1.5 Estimated Timing Applicant is requesting that the City expedite the processing of all required entitlement so that the applicant will be able to commence construction in 2008.. ATTACHMENT #8 THE VILLAGE AT BELLA TERRA Findings of Fact/ Statement of Overriding Considerations Prepared for City of Huntington Beach Planning Department 2000 Main Street, Third Floor Huntington Beach, California 92648 Prepared by PBSU 12301 Wilshire Boulevard, Suite 430 Los Angeles, California 90025 October 9, 2008 ® e CHAPTER1 Introduction............................................................................................................1-1 C14AIlTR 2 CEQA Findings......................................................................................................2-1 2.1 Introduction.....................................................................................................................2-1 CHAPTER 3 Findings Regarding Project Alternatives...............................................................3-1 3.1 Introduction.....................................................................................................................3-1 3.2 Project Objectives...........................................................................................................3-1 3.3 Selection of Alternatives ................................................................................................3-2 3.4 Project Alternatives Findings........................................................................................3-2 3.4.1 The Village at Bella Terra Alternatives...............................................::........3-3 CHAPTER 4 Statement of Overriding Considerations................................................................4-1 4.1 Introduction.....................................................................................................................4-1 4.2 Significant Adverse Impacts..........................................................................................4-1 4.3 Findings..................................:.........................................................................................4-3 4.4 Overriding Considerations.............................................................................................4-3 Table Table 2-1 CEQA Findings for the GPA/ZTA for The Village at Bella Terra...............................................2-3 The Village at Bella Terra EIR Findinas of Fact/Statement of Overriding Considerations '� � • • • This document presents the Findings of Fact and Statement of Overriding Considerations that must be adopted by the City of Huntington Beach (City) pursuant to the requirements of Sections 15091 and 15093,respectively, of the California Enanronmental Quality Act Guidelines (CEQA Guidelines) prior to the approval of the General Plan Amendment (GPA) and Zoning Text Amendment (ZTA) for The Village at Bella Terra site (proposed project). This document is organized as follows: Chapter 1 Introduction to the Findings of Fact and Statement of Overriding Considerations. Chapter 2 Presents the CEQA Findings of the Environmental Impact Report (EIR), including the identified significant cumulative impact. Chapter 3 Presents the alternatives to the proposed project and evaluates them in relation to the findings contained in Section 15091(a)(3) of the CEQA Guidelines. The City must consider and make findings regarding alternatives when a project would involve environmental impacts that cannot be reduced to a less-than-significant level, or cannot be substantially reduced,by proposed mitigation measures. Chapter 4 Presents a Statement of Overriding Considerations that is required in accordance with Section 15093 of the CEQA Guidelines for significant impacts of the proposed project that cannot be mitigated to a less-than-significant level. The following discretionary approvals by the City of Huntington Beach constitute the proposed project: ■ GPA No. 07-01—Amendment to the General Plan Land Use designation from the current CR-F2-sp-mu (F9) designation to the CR-F2-sp-mu (F14) designation. The new GP designation would allow horizontally integrated mixed-use, increase the allowable residential density and commercial FAR, and would increase the maximum number of stories permitted from four up to ten. The newly established F14 FAR would specify an overall maximum mixed use building area FAR of 1.75. The maximum commercial development and residential density would be limited to one of the development scenarios described in Section 3.4. ■ ZTA No. 07-02—Amendment of the current SP-13 (Specific Plan 13) designation to allow residential uses and establish design and development standards. Implementation of the General Plan Amendment would allow horizontally integrated mixed-use development in addition to the currently allowed vertical mixed-use development, to increase the total mixed use building floor area ratio (FAR) from 1.5 to 1.75, allowing an additional 172,606 square feet (sf beyond the 1,035,639 sf that is currently allowed. The maximum commercial development and residential density would be limited to only one of the following development combinations on the project site. The new General Plan development potential (established by one of the two following Options) would be established in both the Land Use Density and Intensity Schedule and General Plan Subarea 5a: ■ Option 1 (Increased Residential). Maximum total building area FAR of 1.75, commercial FAR of 0.2, and 45 du/ac, which would permit a maximum of 713 residential units and 138,085 sf of commercial uses. Compared to the existing General Plan designation, this GPA would represent an The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations , , e e - •o s overall square footage increase of 172,606 sf, through a decrease in commercial-only building area of 207,128 sf, and an increase of 317 residential units; or ■ Option 2 (Increased Commercial). Maximum total building area floor area ratio of 1.75, commercial FAR of 0.6, and 34 du/ac, which would permit a maximum of 538 residential units and 414,255 sf of commercial uses. Compared to the existing General Plan designation, this GPA would represent an overall square footage increase of 172,606 sf, through an increase in commercial-only building area of 69,042 sf, and an increase of 142 residential units. These two options represent the overall development scenarios that could occur under the proposed project; however, only one option would ultimately be approved. Both of these potential development combinations result in a maximum total building area FAR of 1.75 or 1,208,245 sf of total commercial and residential development,which is an increase in overall square footage (by approximately 172,606 sf) compared to what is currently allowed on site. The primary difference between the two options is the ratio of residential and commercial uses. Under the proposed project, Option 1 would represent an increase in residential uses and Option 2 would represent an increase in commercial uses. The GPA would be structured such that under the maximum residential density scenario (Option 1), the maximum amount of permitted commercial square footage would decrease from 345,213 sf to 138,085 sf. Conversely, if a smaller residential density is chosen (Option 2), the maximum amount of commercial square footage that could be built would increase from 345,213 sf to 414,255 s£ The GPA would also increase the maximum number of stories from the currently allowed maximum of four stories to ten stories under both Options 1 and 2. Implementation of the Zoning Text Amendment would allow residential uses on the 15.85 acre site and establish residential design and development standards in Specific Plan No. 13. Both the GPA and ZTA are subject to approval by the Planning Commission and City Council. The proposed project would result in significant unavoidable project-level impacts with respect to air quality, noise, and traffic, as well as cumulative air quality, noise, population and housing, and traffic impacts. In comparison to the alternatives analyzed against the proposed development, the City finds that Alternative 3—Reduced GPA/ZTA Alternative (allowing for 538 units and 138,085 sf of commercial uses) would be considered the environmentally superior alternative. Although not required to implement the proposed project, the Applicant has submitted the following entitlement request: ■ Development Agreement (DA)—To enter into a DA with the City as requested by the Applicant. To date, the DA application has not been completed. Although not submitted at this time, the following entitlements would be required to implement the proposed GPA and ZTA and to develop the subject property: ■ A Site Plan Review (SPR)—To allow development of the residential and commercial uses. The SPR is subject to approval by the Planning Director. ■ Tentative Tract Map (TTM)—To subdivide the property for the purposes of sale, lease, or finance (into more than four parcels). The TTM is subject to approval by the Planning Commission. The Villaqe at Bella Terra EIR Findinas of Fact/Statement of Overridinq Considerations AFTER- 2.1 INTRODUCTION This chapter presents the potential impacts that were identified in the EIR and the findings that are required in accordance with Section 15091 of the CEQA Guidelines. The possible findings for each significant and/or potentially significant adverse impact are as follows: (a) Changes or alterations have been required in, or incorporated into the project which avoid, substantially lessen, or reduce the magnitude of the significant environmental effect as identified in the EIR ("Finding 1"). (b) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the findings. Such changes have been adopted by such other agency or can and should be adopted by such other agency ("Finding 2"). (c) Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives in the EIR ("Finding 3"). CEQA requires that the lead agency adopt mitigation measures or alternatives,where feasible, to avoid or substantially reduce significant environmental impacts that would otherwise occur as a result of a project. Project modification or alternatives are not required, however, where they are infeasible or where the responsibility for modifying the project lies with some other agency (State CEQA Guidelines �15091, subd. (a), [2] and [3]). Public Resources Code Section 21061.1 defines "feasible" to mean "capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors." (See also Citizens of Goleta Valley v. Board of Supervisors [Goleta II] [1990] 52 Cal.3d 553, 565 [276 Cal. Rptr. 410].) Only after fully complying with the above findings requirement can an agency adopt a Statement of Overriding Considerations (Citizens for Quality Growth v. City of Mount Shasta [1988] 198 Cal.App.3d 433, 442, 445 [243 Cal. Rptr. 727]). CEQA requires the Lead Agency to state in writing the specific rationale to support its actions based on the Final EIR and/or information in the record. This written statement is known as the Statement of Overriding Considerations. The Statement of Overriding Considerations provides the information that demonstrates the decision-making body of the Lead Agency has weighed the benefits of the project against its unavoidable adverse effects in determining whether to approve the project. If the benefits of the project outweigh the unavoidable adverse environmental effects, the adverse effects may be considered"acceptable." The California Supreme Court has stated that, "the wisdom of approving any development project, a delicate task which requires a balancing of interests,is necessarily left to the sound discretion of the local officials and their constituents who are responsible for such decisions. The law as we interpret and apply it simply requires that those decisions be informed, and therefore balanced." (Goleta II, 52 Cal.3d 553, 576 [276 Cal. Rptr. 401].) This document presents the City of Huntington Beach findings as required by CEQA, cites substantial evidence in the record in support of each of the findings, and presents an explanation to supply the ThP Wimp nt Relics Terre FIR Findinm of Fn(-t/StntPmPnt of Overridinn C'omiderntions .. . �Cha e - P e e logical step between the finding and the facts in the record (State CEQA Guidelines §15091). Additional facts that support the findings are set forth in the Draft EIR, the Final EIR, staff reports to the Planning Commission, and the record of proceedings. Table 2-1 (CEQA Findings for the GPA/ZTA for The Village at Bella Terra) summarize the potentially significant impacts of the EIR that were reduced to less-than-significant levels with mitigation as well as the project-level and cumulative significant impacts, as currently proposed for certification and adoption of the proposed project. The Villaae at Bella Terra EIR Findinqs of Fact/Statement of Overriding Considerations • • - h ` e e • s - @ ' o s • - ' • 11 - o o - • - o - • Im act Statement 'Im Summ Fin.. din Aesthetics Impact 4.1-3 Implementation of Option 1 or Option 2 of the Proposed structures would generally range from four to six stories Finding 1. The City finds that the identified changes or proposed project would introduce new sources of light and and could include structures up to ten stories in height on the alterations in the project,which would reduce Impact 4.1-3 to glare into the project vicinity. However, these sources would northern portion of the site. Buildings generally three or more stories less-than-significant levels, are hereby incorporated into the not adversely affect day or nighttime views in the area. in height have the potential to include large building faces that could project. No additional mitigation measures are necessary with introduce reflective surfaces (e.g., brightly colored building facades, the implementation of mitigation measure MM4.1-1. and reflective glass) that could increase existing levels of daytime glare. The proposed project could, therefore, serve as a new source of light and glare in the area, and impacts would be potentially significant. However, implementation of mitigation measure MM4.1-1 would reduce impacts associated with glare from four to 10 story buildings. The provision of non-reflective fagade treatments for structures proposed under the project would ensure that impacts related to glare would be reduced to a less-than-significant level by reducing the reflective properties of the building materials employed, such as glass,metal,or finished concrete. Air Quality Impact 4.2-2 Peak construction activities associated with Construction-related daily emissions would exceed SCAQMD Finding 3. The City finds that even with implementation of all Option 1 or Option 2 of the proposed project could generate significance thresholds for NOx during the demolition and site grading feasible mitigation measures and compliance with applicable emissions that exceed SCAQMD thresholds. phases and VOCs emitted during the architectural coating (painting) requirements, construction emissions of the proposed project phase of either option of the proposed project. The proposed project would result in an exceedance of established thresholds for would implement appropriate dust control measures (CR4.2-1 daily construction emissions. No additional mitigation through CR4.2-5)during each phase of development as required by measures are technically feasible in addition to the the City and SCAQMD Rule 403—Fugitive Dust, as well as other implementation of CR4.2-1 through CR4.2-5 and mitigation appropriate mitigation measures (MM4.2-1 and MM4.2-2) such as measures MM4.2-1 and MM4.2-2. limiting idling of motorized equipment and the use of low VOC paint. Impact 4.2-3 Daily operation of either Option 1 or Option 2 of Operational emissions would be generated under either Option by Finding 3. The City finds that even with implementation of all the proposed project could generate emissions that exceed both stationary and mobile sources resulting from normal day-to-day feasible mitigation measures and compliance with applicable SCAQMD thresholds. activities on the proposed project site after occupation. Stationary requirements, operational emissions of the proposed project area source emissions would be generated by the consumption of would result in an exceedance of established thresholds for natural gas for space and water heating devices,and the operation of daily emissions. As the majority of emissions are associated landscape maintenance equipment. Mobile emissions, including with mobile sources (i.e. vehicles traveling to and from the commercial deliveries, would be generated by the motor vehicles project site), no additional mitigation measures are feasible in traveling to and from the proposed project site. Mobile source addition to mitigation measure MM4.2-3 emissions during operation are anticipated to exceed the thresholds of significance recommended by the SCAQMD for VOC, NOx, CO, The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 2.3 WA iTeTel -WXGJ*eT—,l e 61616 Q► ` • e o - ` ` e - • • - o - o - • Im S►ftmeni Im Summ Findin and PM,o. Implementation of mitigation measure MM4.2-3 would help reduce operational emissions, but would not reduce them to a level beneath established SCAQMD thresholds. Impact 4.2-5 Construction activities associated with Localized PM2.e emissions during proposed project construction Finding 3. The City finds that even with implementation of all implementation of either Option 1 or Option 2 of the proposed would exceed SCAQMD thresholds during proposed project feasible mitigation measures and compliance with applicable project would generate emissions that could result in an construction at nearby sensitive receptors. Implementation of the requirements, construction emissions of the proposed project exceedance of localized significance thresholds for CO, NO2, identified City requirements (CR4.2-1 through CR4.2-5) and would result in an exceedance of established thresholds for PM,o, and PM2,5 established by the SCAQMD, and,therefore, mitigation measures (MM4.2-1 and MM4.2-2) would reduce this localized emission levels. No additional mitigation measures could expose sensitive receptors to substantial pollutant impact, but not below established thresholds. The closest sensitive are technically feasible in addition to the implementation of concentrations. receptors to the proposed project site that would be exposed to CR4.2-1 through CR4.2-5 and mitigation measures MM4.2-1 elevated levels of PMz.s would be the residential uses located south and MM4.2-2. and north of the proposed project site, including those at Old World Village and the Seawind Village apartment complex. Cumulative Air Quality Development under both Option 1 and Option 2 would result in a Finding 3. The City finds that even with implementation of all significant and unavoidable impact with respect to VOC and NOx feasible mitigation measures and compliance with applicable emissions during construction, despite the identified mitigation requirements, construction and operational emissions of the measures. Further, operation under either Option 1 or Option 2 is proposed project would result in significant cumulative anticipated to result in a significant and unavoidable impact with impacts. No additional mitigation measures are technically respect to mobile source emissions, particularly VOC, NOx, CO and feasible in addition to the implementation of CR4.2-1 through PM10 emissions. Therefore,the emissions generated by construction CR4.2-5 and mitigation measures MM4.2-1 through MM4.2-3. and operation of either Option 1 or Option 2 would be cumulatively considerable and would constitute a substantial contribution to an existing or projected air quality violation. Cumulative Climate Change Construction and operation of the proposed project would contribute Finding 1. The City finds that the cumulative impact of the to greenhouse gas emissions. However, due to the type and size of proposed project with respect to climate change would be the proposed project, in addition to design features and greenhouse less than significant due to the incorporation of changes or gas emission reduction measures incorporated into the proposed alterations, either required or incorporated, to the project. No project, as well as mitigation measures MM4.2-1 and MM4.2-2, the additional mitigation measures are necessary with the project's contribution to the cumulative impact would not be implementation of CR4.2-1 through CR4.2-5 and mitigation considerable. Further in accordance with guidance from the State measures MM4.2-1 and MM4.2-2, in light of the current Attorney General, the California Air Pollution Control Officers design of the proposed project. Association, the California Climate Action Team, the California Air Resources Board, and the South Coast Air Quality Management District,the project has been designed in such a manner as to reduce its contribution to climate change and global warming emissions. 2.4 The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 21010 - !� s • • • e. ! o - • o • - s - o impact skdemert 1m actSumm findln" Biological Resources Impact 4.3-1 Future development under Option 1 or Option 2 Project implementation and construction-related activities may result Finding 1. The City finds that the identified changes or could have a substantial adverse impact either directly (e.g., in the disturbance of nesting species protected by the MBTA. Prior to alterations in the project,which would reduce Impact 4.3-1 to habitat loss) or indirectly (e.g., noise effects on wildlife) the onset of ground disturbance activities, the City shall implement less-than-significant levels, are hereby incorporated into the through habitat modifications, on any species identified or mitigation measure MM4.3-1, which entail focused surveys and project. No additional mitigation measures are necessary with published as an endangered, threatened, rare, candidate, avoidance measures for sensitive nesting and MBTA species, and the implementation of mitigation measure MM4.3-1. sensitive,or special-status species by CDFG or USFWS, and appropriate agency consultation. meets the definition of Section 15380 (b), (c), or (d) of the CEQA guidelines. Impact 4.3-2 The proposed project would not conflict with Through implementation of the proposed mitigation measure, Finding 1. The City finds that the identified changes or local policies or ordinances protecting biological resources. implementation of the proposed project would not conflict with any alterations in the project,which would reduce Impact 4.3-2 to local policies or ordinances protecting biological resources (e.g., less-than-significant levels, are hereby incorporated into the Policies ERC 2.1.9 and ERC 2.1.10 of City's General Plan— project. No additional mitigation measures are necessary with Environmental Resource/Conservation Element),which are designed the implementation of mitigation measure MM4.3-1. to protect sensitive species and their habitats within the City from development and related construction activities. Cultural Resources Impact 4.4.1 Construction of the proposed project could A records search was conducted by the SCCIC, which included a Finding 1. The City finds that the identified changes or cause a substantial adverse change in the significance of review of all recorded archaeological sites within a 0.5-mile radius of alterations in the project,which would reduce Impact 4.4-1 to previously unknown archaeological resources that could be the project site as well as a review of cultural resource reports on file. less-than-significant levels, are hereby incorporated into the present on the project site. No archeological sites were identified on the project site or within a project. No additional mitigation measures are necessary with 0.5-mile radius of the project site. Regardless, the lack of findings the implementation of mitigation measures MM4.4-1 and does not eliminate the potential for archaeological resources to be MM4.4-2. identified during ground-disturbing activities associated with project implementation. Implementation of mitigation measures MM4.4-1 and MM4.4-2 would require monitoring of construction activities by a qualified professional archaeologist and would require the scientific recovery and evaluation of any archaeological resources that could be encountered, which would ensure that important scientific information that could be provided by these resources regarding history or prehistory is not lost. The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 2-5 • • - @� • s o - • - • o - • - o Terra Im cctSkftmeM importSumm Rndings Impact 4.4-2 Construction of the proposed project would not Even though previous activities may have involved excavation or Finding 1. The City finds that the identified changes or destroy a unique paleontological resource or unique geologic other earth-disturbing activities,some paleontologically sensitive rock alterations in the project, which would reduce Impact 4.4-2 to feature that could be present on the project site. units underlying the project site may not have been disturbed,despite less-than-significant levels, are hereby incorporated into the the possible destruction of surface evidence of their presence. project. No additional mitigation measures are necessary with Therefore, the impact resulting from damage to, or destruction of, implementation of mitigation measures MM4.4-1 and these resources would be potentially significant, as it makes MM4.4-2. biological records of ancient life permanently unavailable for study by scientists. Mitigation measures MM4.4-1 and MM4.4-2 require monitoring of construction activities by a qualified paleontologist and require implementation of additional provisional measures in the event that paleontological resources are identified. Impact 4.4-3 Construction activities associated with Although no surface evidence has been revealed, the potential for Finding 1. The City finds that the identified changes or implementation of the proposed project could result in the human remains to be located at the site exists and excavation during alterations in the project, which would reduce Impact 4.4-3 to disturbance of human remains, including those interred construction activities could disturb these resources. To reduce this less-than-significant levels, are hereby incorporated into the outside of formal cemeteries. impact, and as required by law, mitigation measure MM4.4-3 reflects project. No additional mitigation measures are necessary with provisional measures if human remains are discovered on the project the implementation of mitigation measure MM4.4-3. site. Geology and Soils Impact 4.5-1 Development of the proposed project would not The proposed project site is situated in a seismically active area. Finding 1. The City finds that the identified changes or expose people and/or structures to potentially substantial During the design life of the development,strong ground shaking may alterations in the project,which would reduce Impact 4.5-1 to adverse effects, including the risk of loss, injury, or death, occur.Accordingly,the proposed structures and improvements could less-than-significant levels, are hereby incorporated into the involving strong seismic groundshaking and/or seismic-related be adversely impacted by the seismic ground shaking if proper project. No additional mitigation measures are necessary with ground failure,including liquefaction. mitigation measures are not implemented. Implementation of City the implementation of CR4.5-1 and mitigation measure requirement CR4.5-1 would require the preparation of a soils and MM4.5-1. geotechnical report specific to the project site and mitigation measure MM4.5-1 would ensure that the design recommendations identified suggested therein are implemented. Impact 4.5-2 Construction and operation of the proposed The project would include ground-disrupting activities such as Finding 1. The City finds that the identified changes or project would not result in substantial soil erosion, loss of top excavation and trenching for foundations and utilities;soil compaction alterations in the project,which would reduce Impact 4.5-2 to soil, changes in topography or unstable soil conditions. and site grading; and the erection of new structures, all of which less-than-significant levels, are hereby incorporated into the Compliance with slope stability, soil stability, and seismic- would temporarily disturb soils. The exposure of previously-covered project. No additional mitigation measures are necessary with resistant design standards for structures proposed for human soils during these activities could lead to increased on-site erosion the implementation of City requirement CR4.5-1 and occupancy required by the City of Huntington Beach General and off-site sediment transport because disturbed soils are mitigation measure MM4.5-1, Plan,building Code,and Grading and Excavation Code would susceptible to higher rates of erosion from wind, rain, and runoff of reduce these potential impacts to less-than-significant levels dewatering discharge or dust control water than undisturbed soils. at the project site. Compliance with existing NPDES regulations as well as SWPPP requirements, coupled with compliance with City requirement CR4.5- 2-6 The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations • • - H o • • o - @► • • • • - • - o • - s o - • ImpactSkdement lm f Summ Findin 1 and mitigation measure MM4.5-1, would ensure that unstable soil conditions at the site are minimized. Impact 4.5-3 The proposed project would be located on The potential for soil liquefaction from earthquake-induced Finding 1. The City finds that the identified changes or subsidence-prone and potentially liquefiable soils. groundshaking at the site was evaluated in a geotechnical alterations in the project, which would reduce Impact 4.5-3 to investigation of the site taking into account the current and historic less-than-significant levels, are hereby incorporated into the groundwater levels and the increase in potential were the project. No additional mitigation measures are necessary with groundwater to rise closer to the ground surface. Based on the the implementation of CR4.5-1, CofA4.7-1, and mitigation analysis, liquefaction could induce settlement as much as 1.0 inch at measure MM4.5-1. the site. However, adherence to the City's requirements and conditions of approval (CR4.5-1 and CofA4.7-1) would ensure the maximum practicable protection available for structures on the project site. In addition, implementation of mitigation measure MM4.5-1 would further ensure adequate consideration of liquefaction potential at the site. Impact 4.5-4 The proposed project could be located on The soils encountered at the site had a"very high"expansion index. Finding 1. The City finds that the identified changes or expansive soil. Further, the alluvium and existing fills at the site were considered to alterations in the project,which would reduce Impact 4.5-4 to pose very high expansion potential risks. Because of the potential for a less-than-significant level, are hereby incorporated into the volume changes with fluctuations in moisture, expansive and project. No additional mitigation measures are necessary with compressible soils create a risk of distress to pavement, foundation the implementation of CR4.5-1 and mitigation measure elements, and other structures. However, because the proposed MM4.5-1. project structures would be designed, constructed, and operated in conformance with Section 1802.2.2 Expansive Soils, of the 2007 CBC and Title 17 Excavation and Grading Code, and because the project would be required to comply with CR4.5-1 and mitigation measure MM4.5-1, potential risks to life and property associated with expansive soil would not be significant. Hazards Impact 4.6-2 Implementation of either Option 1 or Option 2 of Demolition,grading and excavation activities for the proposed project Finding 1. The City finds that the identified changes or the proposed project could create a significant hazard to the could result in the exposure of construction personnel and the public alterations in the project,which would reduce Impact 4.6-2 to public or the environment through reasonably foreseeable to previously unidentified hazardous substances in the soil. If any less-than-significant levels, are hereby incorporated into the upset and accident conditions involving the release of unidentified sources of contamination are encountered during project. No additional mitigation measures are necessary with hazardous materials into the environment. demolition, grading or excavation, the removal activities required the implementation of mitigation measures MM4.6-1 and could pose health and safety risks capable of resulting in various MM4.6-2. short-term or long-term adverse health effects in exposed persons. However, coupled with compliance with existing local, State and federal regulations relating to potentially hazardous materials, implementation of mitigation measure MM4.6-1 would ensure that The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 2-7 s • - fP o • • • - ' • • • ' • - • O • O o Im _ actStalemeM. , , ,`. Impact Summa any potentially hazardous materials that may be discovered during construction activities would be handled so as to minimize potential exposure to construction workers and nearby residents. The project site is located within a designated methane gas overlay district. The City has set minimum requirements for new building construction within the methane overlay districts in order to reduce the hazards presented from accumulations of methane gas by requiring the appropriate testing and mitigation measures for all new buildings within the methane districts. Implementation of mitigation measure MM4.6-2 would ensure appropriate testing and methods of gas reduction,as required by the HBFD. Impact 4.6.3 Implementation of either Option 1 or Option 2 of Golden West College is located approximately 945 feet west, or Finding 1. The City finds that the identified changes or the proposed project would result in the handling of acutely within a '/4-mile, of the proposed project site. No other schools are alterations in the project, which would reduce Impact 4.6-3 to hazardous materials, substances, or waste within '/4 mile of a located within '/4-mile of the proposed project site. Compliance with less-than-significant levels, are hereby incorporated into the proposed school, but would not create a risk to human health all applicable local, State, and federal laws and regulations would project. No additional mitigation measures are necessary with from such activities. regulate,control,or respond to hazardous waste,transport,disposal, the implementation of mitigation measure MM4.6-1. or clean-up in order to ensure that hazardous materials do not pose a significant risk to Golden West College. Further, if ground contamination is found at the project site before or during construction of future development, the implementation of mitigation measure MM4.6-1 would ensure the health and safety of all students, staff,and visitors at the College. Impact 4.6.4 Implementation of either Option 1 or Option 2 of The project site is located on a list of hazardous materials sites Finding 1. The City finds that the identified changes or the proposed project would place the project site within a compiled pursuant to Government Code Section 65962.5 due to the alterations in the project,which would reduce Impact 4.6-4 to listed hazardous materials site compiled pursuant to historical presence of a leaking underground storage tank.According less-than-significant levels, are hereby incorporated into the Government Code Section 65962.5. to the preliminary ESA, assessment and remedial clean-up work project. No additional mitigation measures are necessary with occurred at the automotive site through the late 1980s and into the the implementation of mitigation measures MM4.6-1 through early 2000s. Implementation of mitigation measure MM4.6-3 would MM4.6-3. ensure that all soils(native and imported)at the proposed project site are in compliance with the City of Huntington Beach's Specification No.431-92 Soil Clean-Up Standards prior to grading or building plan approval. Additionally, mitigation measure MM4.6-3 would ensure that all work conducted for development of the proposed project follows the requirements of the City's Public Works Department. Further, implementation of mitigation measures MM4.6-1 and MM4.6-2 would ensure that hazards to the public and/or the environment would be minimized during implementation of the proposed project. 2.8 The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 00 - Q► � • • s - • - • • - • - • - • Impad S taiemer►t Im Summ Findn Hydrology and Water Quality Impact 4.7-1 Construction and operation of either Option of The proposed project would include construction activities, which Finding 1. The City finds that the identified changes or the proposed project could increase stormwater pollutant would temporarily disturb soils.Disturbed soils are susceptible to high alterations in the project, which would reduce Impact 4.7-1 to loads or concentrations, which could result in a violation of rates of erosion from wind and rain, resulting in sediment transport less-than-significant levels, are hereby incorporated into the water quality standards or a substantial degradation of water from the site. Erosion and sedimentation affects water quality through project. No additional mitigation measures are necessary with quality. interference with photosynthesis, oxygen exchange, and the the implementation of mitigation measure MM4.7-1. respiration,growth,and reproduction of aquatic species.Additionally, other pollutants, such as nutrients, trace metals, and hydrocarbons, can attach to sediment and be transported downstream, which could contribute to degradation of water quality. During the operational phase of the proposed project, the major source of pollution in stormwater runoff would be contaminants that have accumulated on rooftops and other impervious surfaces, such as parking lots, pedestrian walkways, and the off-site road improvement prior to connecting to the storm drain system. Implementation of existing City regulations and mitigation measure MM4.7-1 would reduce potential pollutant loads, assure that appropriate BMPs are used (e.g., constraints on infiltration-type BMPs) and regulatory requirements are met. Therefore, any post- construction violation of water quality standards would be less than significant. Impact 4.7-2 Construction and operation of either Option of The historical high groundwater levels occur at five feet below ground Finding 1. The City finds that the identified changes or the proposed project could deplete groundwater supplies. surface at the project site and unsaturated soils have high water alterations in the project,which would reduce Impact 4.7-2 to content. Consequently, construction dewatering for utilities, less-than-significant levels, are hereby incorporated into the foundation excavation and fill, and below-grade parking would be project. No additional mitigation measures are necessary with required; excavation for fill removal and replacement, alone, would the implementation of CofA4.7-1 and mitigation measure extend to a depth of over four feet. Development of the project would MM4.7-2. require coverage under the De Minimus Threat General Permit, which would include discharge quantity and quality limitations, based on site and groundwater characteristics,as well as implementation of CofA4.7--1 to further ensure that groundwater supplies are not substantially affected. Additionally,if the project Applicant proposes to develop underground structures that include permanent groundwater dewatering, implementation of mitigation measure MM4.7-2 would ensure that permanent groundwater dewatering does not cause or contribute to a lowering of the local groundwater table that would affect nearby water The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 2-9 O • QA • O • • - • • • • • ' • • • Irri Statement IthpactSummary Firidiri supply wells. Impact 4.7.4 Implementation of either Option of the proposed The project site is currently flat and about 90 percent impervious Finding 1. The City finds that the identified changes or project would substantially alter the project site runoff surfaces that drain as sheet flow to local streets and Edinger Avenue alterations in the project, which would reduce Impact 4.7-4 to characteristics that could result in more flooding on-or off-site. or underground storm drains to the Murdy Channel. The proposed less-than-significant levels, are hereby incorporated into the project would not result in a substantial overall change in the amount project. No additional mitigation measures are necessary with of impervious surfaces. However, the proposed project may the implementation of mitigation measure MM 4.7-3. substantially alter the project site drainage by grading to change drainage direction, infrastructure alterations that could alter drainage areas,and changes to the amount of impervious surfaces draining to Edinger Avenue. With implementation of mitigation measure MM4.7-3, the potential for increased site runoff for both peak runoff rates and total storm flow volumes would not be substantial. Impact 4.7-5 Implementation of either Option of the proposed The project site is located within a 100-year flood hazard area from Finding 1. The City finds that the identified changes or project would place housing within a 100-year flood hazard failure of the East Garden Grove-Wintersburg Channel as mapped by alterations in the project, which would reduce Impact 4.7-5 to area. FEMA. This area is identified as a flood Zone A; subject to flooding less-than-significant levels, are hereby incorporated into the during a 100-year flood event but no Base Flood Elevation(BFE)has project. No additional mitigation measures are necessary with been determined. FEMA allows development of residential uses the implementation of CofA4.7-1 and mitigation measures within a flood hazard area if the lowest occupied flood is elevated to, MM4.7-3 and MM4.7-4. or above, the 100-year flood elevation. If the project Applicant develops the site with underground structures, implementation of mitigation measure MM4.74 would ensure that potential flooding impacts are minimized. Further, compliance with CofA4.7-1 and implementation of mitigation measure MM4.7-3 would ensure that potential flooding impacts to housing proposed at the project site are minimized under either Option. Noise Impact 4.9-1 Construction activities associated with the During construction activities, noise would be generated through the Finding 1. The City finds that the identified changes or proposed project would not exceed the standards established use of heavy machinery that could affect nearby sensitive receptors, alterations in the project, which would reduce Impact 4.9-1 to in the Huntington Beach Municipal Code. including institutional uses. However, construction-related noise is less-than-significant levels, are hereby incorporated into the intermittent in nature and would not generate continuous noise levels project.No additional mitigation measures are necessary with above the Municipal Code standards. Furthermore, mitigation the implementation of mitigation measures MM4.9-1 through measures MM4.9-1, which requires the use of noise attenuation MM4.9-3. measures such as noise barriers (e.g., sound walls) or noise blankets, and mitigation measure MM4.9-2, which requires that construction staging areas and earthmoving equipment be located as far away from noise and vibration-sensitive land uses as possible, would also reduce construction-related noise levels. Implementation 2-10 The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations e - s • - o - • •s • - � Im'ottStatement Im" "_ $umma Rndn of mitigation measure MM4.9-3 would ensure that exterior and interior noise levels would adhere to City standards. Impact 4.9.5 Construction activities associated with the Noise levels during pile driving activities could reach up to 91 dBA at Finding 3. No additional technically feasible mitigation is proposed project would result in a substantial temporary or the residential uses of the Old World Village located approximately available to reduce Impact 4.9-5 to a level of less than periodic increase in ambient noise levels. 285 feet to the north of the proposed project site. The construction significant. Mitigation measures MM4.9-1 and MM4.9-2 would contractor would be required to implement noise attenuation be implemented, but a substantial temporary or periodic measures during pile driving activities, including but not limited to the increase in ambient noise levels will still occur during project utilization of noise blankets, which would reduce noise levels up to construction due to the nature of pile of driving. 10 dBA. However, pile driving activities would last for approximately seven months, and therefore, this temporary increase in ambient noise levels would be noticeable and would likely be cause for human annoyance. Population and Housing Impact 4.10-1 Implementation of the proposed project would Future development that would be permitted under Option 1 would Finding 1. The City finds that the identified changes or directly increase population growth; however, the population result in a mixed-use residential and commercial development that alterations in the project,which would reduce Impact 4.10-1 to growth would not cause exceedance of current growth would consist of up to 713 residential units,while development under less-than-significant levels, are hereby incorporated into the projections established by the City. Option 2 would result in a maximum of 538 residential units. Based project. No additional mitigation measures are necessary with on the existing person per household size of 2.65 for the City of the implementation of CR4.10-1. Huntington Beach,the residential component of Option 1 would most likely generate approximately 1,889 residents, and Option 2 would most likely generate approximately 1,426 residents. Using SCAG population projections for 2015,the City's population is anticipated to increase by approximately 14,572 residents through buildout of the project. As such, the proposed project would account for up to 13 percent of the anticipated growth in this timeframe, or approximately 0.87 percent of the City's projected 2015 population, assuming full occupancy, and would not be considered substantial in light of current population projections. Furthermore, compliance with CR4.10-1 would ensure that adequate affordable housing provisions are satisfied. Cumulative Population and Housing Although full occupancy of all cumulative residential development Finding 3. Because all cumulative residential development would fall below the General Plan buildout numbers, the City's would ultimately contribute to the substantial exceedance of General Plan did not account for residential growth within the project SCAG population projections for the City for the 2015 site as well as the Beach-Edinger Corridor boundary as these timeframe, project would have a considerable contribution to projects require GPAs. Additionally, it is beyond the scope of this the cumulative impact,and no feasible mitigation is available. document to assume a buildout year beyond 2015 for all residential projects under the Beach-Edinger Corridor Study since a time frame The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 2-1 1 s • - ` o e e - ` ` o - •geotSeRaTerra Im,. Statement _"Im Summa Rndin has not yet been established for that project. Therefore, because full occupancy of all cumulative development could potentially occur by 2015, the overall residential population that could occur would substantially exceed the SCAG population projections. Public Services Impact 4.11.2 Implementation of the proposed project would Although not necessary to maintain sufficient levels of police service, Finding 1. The City finds that the identified changes or not result in the need for new or physically altered police additional personnel and possibly equipment would ensure no alterations in the project,which would reduce Impact 4.11-2 to facilities in order to maintain acceptable service ratios. change to the ratio of officers to population and response times. The less-than-significant levels, are hereby incorporated into the proposed project would contribute funding to the City's general fund project. No additional mitigation measures are necessary with in the form of tax revenue, fees, and other ancillary payments. The the implementation of mitigation measure MM4.11-1. funds could, in turn, be used by the City to fund additional police officers in order to maintain the existing service ratio of officers to population. Further,on-site security concerns related to the proposed uses would be addressed through the permit process, at which time the HBPD would have the opportunity to review the proposed uses and provide input on necessary security measures. The City actively employs Crime Prevention Through Design (CPTED) recommendations in projects and has projects reviewed by a specialist in this field. Implementation of mitigation measure MM4.11-1 would ensure the safety of residents in the proposed building. Impact 4.11-3 Implementation of the proposed project would Direct population growth resulting from the proposed project would Finding 1. The City finds that the identified changes or not require new or physically altered facilities to accommodate not have an impact on the capacity of schools within the HBUHSD alterations in the project,which would reduce Impact 4.11-3 to additional students. and MD, as all three schools serving the project site are currently less-than-significant levels, are hereby incorporated into the operating below maximum capacity. Additionally, both Districts project. No additional mitigation measures are necessary with anticipate that the enrollment for its schools will be lower in the the implementation of CR4.11-1 and CR4.11-2. upcoming years and will continue to decline in the future. Due to declining enrollment within each District, new students generated as a result of this development would not result in overcrowding and would likely help offset the current declining population. With the implementation of City requirements CR4.11-1 and CR4.11-2, fees collected under the authority of SB 50 would offset any additional increase in educational demand at the elementary school, middle school and high school serving the project site. 2-12 The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations s • • • • - • • - • • - s - • - • Im ac temeni ImpactSurnmaty Rnoungs Impact 4.11-4 Implementation of the proposed project would Upon project implementation,the City's population would increase by Finding 1. The City finds that the identified changes or not result in the need for new or physically altered library approximately 1,060 residents. Implementation of City requirement alterations in the project,which would reduce Impact 4.11-4 to facilities in order to maintain acceptable service ratios. CR4.11-3 would be required to ensure that these additional residents less-than-significant levels, are hereby incorporated into the would not notably affect the current ratio of library staff per resident or project. No additional mitigation measures are necessary with items per capita. the implementation of CR4.11-3. Recreation Impact 4.12.1 Implementation of the proposed project could The proposed project does not include dedicated open space or Finding 1. The City finds that the identified changes or increase the use of existing parks or recreational facilities; parklands. Because the project does not include any designated park alterations in the project,which would reduce Impact 4.12-1 to however, not such that substantial physical deterioration of land, payment of the applicable open space and park fees, as less-than-significant levels, are hereby incorporated into the the facility would occur or be accelerated. required by City requirement CR4.12-1 and Section 230.20 of the project. No additional mitigation measures are necessary with Huntington Beach Zoning and Subdivision Ordinance, would help the implementation of CR4.12-1 and compliance with Section acquire, develop, improve, and expand the City's open space and 230.20 of the Huntington Beach Zoning and Subdivision parklands inventory. Ordinance. Transportation/Traffic Impact 4.13-2 Under Year 2014 Conditions, operation of It was determined that only the intersection of Beach Boulevard and Finding 2. The City finds changes or alterations that could either Option 1 or Option 2 of the proposed project would Edinger Avenue would experience a potentially significant increase in reduce the potential impact of the proposed project are within cause an increase in traffic, which is substantial in relation to traffic volumes as a result of the proposed project. Implementation of the responsibility and jurisdiction of another public agency the existing traffic load and capacity of the street system. mitigation measure MM4.13-1 would ensure that, in terms of traffic and not the agency making the findings. levels at local intersections,impacts would be less than significant. However, the proposed project is projected to contribute to a deficiency at the 1-405 northbound on-ramp from Beach Boulevard. Because implementation of the proposed 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. Impact 4.13-3 Under Year 2030 Conditions, operation of With implementation of mitigation measure MM4.13-1, which would Finding 2. The City finds changes or alterations that could either Option 1 or Option 2 of the proposed project would involve the construction of an additional northbound through lane reduce the potential impact of the proposed project are within cause an increase in traffic, which is substantial in relation to along Beach Boulevard at Edinger Avenue or an additional the responsibility and jurisdiction of another public agency the forecasted traffic load and capacity of the street system. westbound through lane on Edinger Avenue at Beach Boulevard,the and not the agency making the findings. long-term (2030) traffic intersection impacts generated by operation of the proposed project would be less than significant. However, because implementation of the proposed project would contribute to projected regional freeway deficiencies in 2030,this is considered an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system. The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 2-13 • • ' fi• O 0 - O O O — O • O ImpodSkdem6nt .a Im 'OCISumm ` Findinix a Impact 4.13-6 Implementation of either Option 1 or Option 2 The potential for roadway hazards can also occur as an inherent Finding 1. The City finds that the identified changes or of the proposed project would not substantially increase result of the placement of additional access points along public alterations in the project,which would reduce Impact 4.13-6 to roadway hazards. roadways. New intersections require adequate sight distance and less-than-significant levels, are hereby incorporated into the intersection traffic control in order to minimize potential hazards. In project. No additional mitigation measures are necessary with order to ensure safe construction of project intersections, the implementation of CR4.13-1 and CR4.13-2. implementation of CR4.13-1 and CR4.13-2 would reduce potential impacts associated with roadway hazards to a less-than-significant level. Cumulative Traffic Future development of Option 1 or Option 2 of the proposed project Finding 2. The City finds changes or alterations that could would, in conjunction with cumulative traffic generated, result in a reduce the potential impact of the proposed project are within potentially significant impact at the intersection of Edinger Avenue the responsibility and jurisdiction of another public agency and Beach Boulevard. However,mitigation measure MM4.13-1 would and not the agency making the findings. require the Applicant to provide a fair share payment for improvements to that intersection, which would include an additional northbound through lane along Beach Boulevard or an additional westbound through lane along Edinger Avenue. Although the significant impact at this intersection would be reduced to a less than significant level, because implementation of the proposed project would contribute to projected regional freeway deficiencies in both 2014 and 2030, this increase is considered substantial in relation to the forecasted traffic load and capacity of the street system. Therefore, the proposed project, in conjunction with The Ripcurl project and other cumulative projects in the area would result in a significant and unavoidable cumulative impact to area traffic. Consequently, because the proposed project would contribute traffic to the projected freeway deficiencies, the project's contribution is considerable. Utilities and Service Systems Impact 4.14-4 Implementation of either Option 1 or Option 2 The existing city-owned 10-inch sewer line in Edinger Avenue Finding 1. The.City finds that the identified changes or of the proposed project could require new sewer connections, between the existing 10-inch lateral and the manhole on the 69-inch alterations in the project,which would reduce Impact 4.14-4 to and could require or result in the construction of new or OCSD sewer trunk line is currently over capacity.The short segment less-than-significant levels, are hereby incorporated into the expanded conveyance systems. (approximately 10 lineal feet) will need to be analyzed to determine project. No additional mitigation measures are necessary with the appropriate size for capacity (to 12-inch diameter or larger) to the implementation of CR4.14-1. accommodate existing and future flows. Mitigation measure MM4.14- 1 would ensure that proper sewer connections are provided for at the proposed project site. 2-14 The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations a e - � ' o • 00 - Q► ` o O o - ` o - • o - o - O - O Irri act Statement Im'act Summ "' 'Findngs Impact 4.14.5 Implementation of the proposed project would The proposed project would involve the construction and operation of Finding 1. The City finds that the identified changes or include new stormwater treatment control BMPs, the stormwater treatment control Best Management Practices (BMPs) alterations in the project,which would reduce Impact 4.14-5 to operation of which would not result in significant that would be identified in a Stormwater Pollution Prevention Plan less-than-significant levels, are hereby incorporated into the environmental effects. (SWPPP), which would be a part of the project's Water Quality project. No additional mitigation measures are necessary with Management Plan (WQMP). The City has general/standard the implementation of CR4.14-1 and CR4.14-2. conditions of approval to protect receiving water quality from short- and long-term impacts of new development and significant redevelopment, which include CR4.14-1 and CR4.14-2. Since stormwater treatment control BMPs must be in conformance with approved plans and specifications of appropriate agencies, operations would not be anticipated to result in significant environmental effects including,but not limited to,vectors or odors. The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 2-15 rdl- 3.1 INTRODUCTION The EIR prepared for The Village at Bella Terra project considered three separate alternatives to the proposed project. Pursuant to Section 15126.6(a) of the CEQA Guidelines, the primary intent of an alternatives evaluation is to "describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives." This chapter describes the project objectives and design criteria used to develop and evaluate project alternatives presented in the Draft EIR. A description of the alternatives compared to the proposed project and the findings regarding the feasibility of adopting the described alternatives is presented for use by the City in the decision-making process. 3.2 PROJECT OBJECTIVES The objectives of the proposed project, as identified by the City, are as follows: ® Implement the policies and development standards of the City General Plan and The Crossings Specific Plan. ® Assist in the implementation of the Redevelopment Plan. o Enhance the Edinger Corridor as a destination for visitors by expanding hotel, retail, and entertainment opportunities. e Create a development compatible with and sensitive to the existing land uses in the project area. ® Expand residential opportunities in the Edinger Corridor to provide a greater number and variety of housing options and a stronger base for the commercial sector of the Edinger Corridor. ■ Ensure the proposed residential development complies with the City's affordable housing requirements and includes an affordable housing component. ■ Enhance the community image of Huntington Beach through the design and construction of high quality, state-of-the-art development. a Ensure adequate utility infrastructure and public services for new development and that the timing and funding of improvements is closely correlated with development phasing. ■ Mitigate environmental impacts to the greatest extent possible. The Villaae at Bella Terra EIR Findinas of Fact/Statement of Overridina Considerations , , •e - e e -o e • e o - - s - The Applicant's objectives for The Village at Bella Terra project are as follows: ® Dousing: Provide an economically viable mixed use residential element to Bella Terra in order to assist the City in meeting its housing goals and to expand the client base for retail and restaurant uses at Bella Terra. ® Economic Growth and Employment: Provide (a) economic growth opportunities for the community through development of the project dining/retail/entertainment center, consistent with the City's General Plan goals; (b) additional employment opportunities for local and area residents through the commercial, residential, and retail uses on site; and (c)high-density residential to support the commercial components of Bella Terra. ® Neighborhood Identity: Reinforce the neighborhood identity of Bella Terra and the Towers at Bella Terra through project design elements such as architecture, landscaping, color, paving,walls,fencing, signage,entry treatment,and roadway design. e Commercial Phasing and Residential Density: Maintain ability to build commercial and residential area in phases to provide a population base to help support the commercial, residential, and office uses consistent with the purpose of Bella Terra. ® Pedestrian Access: Implement a means of pedestrian access through the project via on-site paths consistent with the Specific Plan objectives. ® Traffic Improvements: Enhance project circulation and the surrounding roadway system by providing efficient vehicular access through the site and connecting the site to the surrounding existing roadway network. .3 SELECTION OF ALTERNATIVES The range of feasible alternatives was selected and discussed in a manner to foster meaningful public participation and informed decision-making. Among the factors that were taken into account when considering the feasibility of alternatives (as described in CEQA Guidelines Section 15126.6[f] were environmental impacts, economic viability, availability of infrastructure, regulatory limitations, jurisdictional boundaries, and attainment of project objectives. As stated in Section 15126.6(a) of the CEQA Guidelines, an EIR need not consider an alternative whose effects could not be reasonably identified, whose implementation is remote or speculative, or one that would not achieve the basic project objectives. The analysis includes sufficient information about each alternative to provide meaningful evaluation, analysis and comparison with the proposed project. 3e4 PROJECT ALTERNATIVES FINDINGS The following is a description of the alternatives evaluated in comparison to the proposed project, as well as a description of the specific economic, social, or other considerations that make them infeasible for avoiding or lessening the impacts. The City finds that the adoption of any of the alternatives to the project is infeasible. The reasons for each finding are provided following the description of the alternative, and are further described in the Draft EIR. The Village at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations • e - o o -s e o s • - - s - IR 3. .1 The Village at Bella Terra Alternatives As shown below and in Chapter 6 (Alternatives) of the Draft EIR, three alternatives were evaluated in comparison to the proposed project. The environmental advantages and disadvantages of each of these alternatives are described. The alternatives that were selected for analysis include: o Alternative 1: No Project/No Development Alternative—In addition to alternative development scenarios, Section 15126.6(e) of the CEQA Guidelines requires the analyses of a "no project" alternative. The purpose of examining such an alternative is to allow decision-makers to compare the effects of approving the project with the effects of not approving the project. For the purposes of this analysis, the "no project" alternative would serve as a "no development" alternative with the site remaining in its existing condition. This would include the continuation of the existing 190,100 sf of vacant retail use and 18,600 sf of vacant auto repair uses. The site would remain in its current state, and would not allow further development nor would the existing buildings acquire tenants. ® Alternative 2: No Project/Reasonably Foreseeable Development under the Current General Plan—Consistent with Section 15126.6(e)(3)(C) of the CEQA Guidelines, this alternative assumes the site would be developed as mixed-use site as identified in the existing General Plan. Therefore, this alternative assumes that 396 residential units (690,426 sf would be developed along with 345,213 sf of commercial space. In general, this alternative would result in similar, although generally reduced, environmental impacts as compared to either Option 1 or Option 2 of the proposed project. However, transportation impacts would be increased. ® Alternative 3: Reduced General Plan Amendment/Zoning Text Amendment Alternative— This alternative assumes a reduced intensity of the project elements at the same project site. Under this alternative, the proposed The Village at Bella Terra project would develop 538 residential units and 138,085 sf of commercial uses. EM Alternatives Considered but Eliminated from Further Evaluation An additional alternative was initially considered but found to be infeasible. Initially, the City considered an alternative location for the project as being a feasible alternative. Given that the City of Huntington Beach is a highly urbanized area, underdeveloped or vacant land parcels of similar size to the project are limited. Additionally, many of the project objectives would not be satisfied by moving the project to another location. For example, one of the objectives is to enhance the Edinger Corridor as a destination for visitors by expanding hotel, retail, and entertainment opportunities,which thereby limits the potential for alternative locations. Another objective is to assist in the implementation of the Redevelopment Plan. Alternative locations that may be suitable in size to accommodate future mixed-use development would not be able to further the revitalization of this targeted area due to their location off of Edinger or outside the Redevelopment Project Area. In addition, there are a number of other project objectives that could not be served at other locations. For example, the project is designed to provide an economically viable mixed-use residential element to the existing Bella Terra Mall in order to assist the City in meeting its housing goals and to expand the client base for retail and restaurant uses at the Bella Terra Mall. No other feasible locations are available in the City to successfully complete this objective. Therefore, the alternative site alternative was rejected as infeasible. Tha Villnna of Ralln Tarrn FIR Finriinnc of Fnrf/Cfnfamanf of nvarrirlinn('nncirlPrnfinnz _ _ m a - e o -m• e s o - - • - No Project/No Development Alternative As discussed previously, Section 15126.6(e) of the CEQA Guidelines requires the analysis of a "no project" alternative. The purpose of examining such an alternative is to allow decision-makers to compare the effects of approving the project with the effects on not approving the project. This "no project" analysis must discuss the existing conditions, as well as what would be reasonably expected to occur in the foreseeable future if the project were not to be approved. The No Project/No Development Alternative represents the status quo; the project site would remain vacant with the existing 190,100 sf retail space and 18,600 sf auto repair uses. No residential uses or improvements to the site would occur. In general, no new environmental effects would directly result from the selection of this alternative. Maintenance of the project site in its present state would allow the continuation of the vacant buildings. As a result, the project would not attract new vehicle traffic, nor would this alternative result in an increase in air quality or noise impacts. The site would remain visually as-is, eliminating changes to the visual character and land uses on site. However, the introduction of a high-density mixed-use project near an existing transit center and regional shopping center would also not occur. No significant and adverse environmental impacts directly or cumulatively associated with this alternative would occur. Under this alternative, future mixed-use development would not be constructed. As a result, none of the identified project objectives would be obtained by implementation of this alternative, as no new retail or residential uses would be developed. While this alternative may result in a reduction of most environmental impacts associated with the proposed project, it would not satisfy the identified project objectives. Findings The City hereby finds that the No Project/ No Development Alternative is infeasible for the following environmental, economic, social, and other considerations: ® Would not assist in the implementation of the Redevelopment Plan. ® Would not enhance the Edinger Corridor as a destination for visitors by expanding hotel, retail, and entertainment opportunities. ® Would not expand residential opportunities in the Edinger Corridor to provide a greater number and variety of housing options and a stronger base for the commercial sector of the Edinger Corridor. ® Would not enhance the community image of Huntington Beach through the design and construction of high quality, state-of-the-art development. LH No Project/Reasonably Foreseeable Development under the Current General Plan This alternative assumes the development level articulated in the City's General Plan (1996). Currently, the project site has a General Plan designation of CR-F2-sp-mu-F9 (Commercial Regional), with a mixed-use and specific plan overlay. The project site currently has a zoning designation of SP (Specific Plan No. 13—The Crossings), which establishes the general type, location, architectural style and character of all development within the site's boundaries. Specific Plan No. 13 provides for a planned A The Villaae at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations e e - • • -e o 0 0 • - - o - retail, dining, and entertainment complex but does not permit residential uses. Therefore, the existing land use and zoning designations are not consistent with one another. Assuming a future lot line adjustment would also occur under this alternative, with a project site of 15.85 acres (approximately 690,426 sf), roughly 1,035,639 sf of residential and commercial uses could be developed. Therefore, under this alternative, a total of 396 residential units and 345,213 sf of commercial space would be developed, as this is the largest amount allowed under the current General Plan. Site configuration would be similar to conceptual plans identified under the proposed project and implementation of this Alternative would also require a Zoning Text Amendment (ZTA) in order to amend Specific Plan No. 13 to allow residential uses on site as well as a GPA to increase stories from four to six. Although this Alternative would fulfill the project objectives identified for the proposed project, it would not reduce the significant and unavoidable impacts identified for the proposed project to less-than- significant levels. Further, this alternative could, in the case of traffic, increase impacts as it allows for more commercial uses to be located on site, and commercial uses, in general, result in greater trip generation than residential uses. Findings The City hereby finds that the No Project/Reasonably Foreseeable Development under the Current General Plan Alternative is infeasible for the following environmental, economic, social, and other considerations: ® Would not enhance the Edinger Corridor as a destination for visitors by expanding hotel, retail, and entertainment opportunities. ® Would not expand residential opportunities in the Edinger Corridor to provide a greater number and variety of housing options and a stronger base for the commercial sector of the Edinger Corridor. ® Would not enhance the community image of Huntington Beach through the design and construction of high quality, state-of-the-art development. Reduced GPA/ZTA Alternative This alternative (referred to as the reduced alternative) assumes a reduced development scenario would occur at the project site. This alternative assumes development of the lower development potential of commercial and residential uses under each Option of the proposed project. Therefore, a total of 583 residential units and 138,085 sf of commercial space would be developed under this alternative. This alternative would result in a similar overall site plan as identified for the proposed project, and would occur in the same 15.85-acre site as the proposed project. Similar to the proposed project, this alternative would require a GPA and ZTA to allow for a greater density of development than what is allowed under the current General Plan. Implementation of Alternative 3 would satisfy all of the identified project objectives. Under this alternative, 538 residential units and 138,085 sf of commercial space would be developed on the project T4.- \/:11... .. . ..1 ❑. 11...T....... C117 C:.-..J:........ . L C.....1/Ci...l. ..........i .-.L/1. :..1:,..... r.......:.J....,i:. ..... • o - e o 106 e • 0 A - • site. This would satisfy all objectives relating to developing dense residential uses within the Edinger Corridor while offering close proximity to retail opportunities. Although the Alternative would fulfill the project objectives identified for the proposed project, it would not reduce significant impacts identified for the proposed project to less-than-significant levels and would not fully realize the goal of establishing a mixed use center on the site. Findings The City hereby finds that the Reduced GPA/ZTA Alternative is infeasible for the following environmental, economic, social, and other considerations: ® Would not provide the same level of residential and commercial/retail uses at the project site. ® Would not provide as strong a residential base for the commercial sector of the Edinger Corridor. ® Would meet the City's housing goals to a lesser degree. The Villaqe at Bella Terra EIR Findings of Fact/Statement of Overriding Considerations 4.1 INTRODUCTION Section 15093 of the CEQA guidelines states: (a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered"acceptable." (b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reason to support its actions based on the final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. The City of Huntington Beach proposes to adopt a Statement of Overriding Considerations regarding the significant project-specific air quality, noise, and traffic impacts, as well as cumulative air quality, noise, population/housing and traffic impacts, of the proposed project. This section describes the anticipated economic, social, and other benefits or other considerations of the proposed project to support the decision to proceed with the project even though six identified project-specific impacts and four identified.cumulative impacts are not mitigated to a less-than-significant level. 4.2 SIGNIFICANT ADVERSE IMPACTS The City is proposing to approve the proposed project, with revisions to reduce environmental impacts, and has prepared an EIR required by CEQA. Even with revisions in the project, the following impacts are unavoidable because it has been determined that no feasible mitigation is available or the mitigation that could be implemented is outside the purview of the City and the Applicant. Refer to Chapter 2 (CEQA Findings) for further clarification regarding the impact listed below. Air Quality • Peak construction activities associated with Option 1 or Option 2 of the proposed project would generate air emissions that exceed SCAQMD thresholds. Impacts would be significant and unavoidable. • Daily operation of either Option 1 or Option 2 of the proposed project would generate air emissions that exceed SCAQMD thresholds. Impacts would be significant and unavoidable. Tko Will—n+ Qo11l Torr PP Cin A;nn of F:- +/C+r+o n+M nx—rri rAinlr(�nncirJorrY+innc _ • • - • - - 6i Oy'-rridihgcon'sidbrati6ffs • Construction activities associated with implementation of either Option 1 or Option 2 of the proposed project would generate emissions that would result in an exceedance of localized significance thresholds for CO, N021 PM,o, and PM2.5 established by the SCAQMD, and, therefore, could expose sensitive receptors to substantial pollutant concentrations. • The proposed project would result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under an applicable federal or State ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors). Noise • Pile driving activities associated with construction of either Option 1 or Option 2 of the proposed project would result in a substantial temporary increase in ambient noise levels. Impacts would be significant and unavoidable. • The proposed project's construction-related temporary increases in ambient noise levels (e.g., pile driving) would result in a significant and unavoidable cumulative impact. Population and Housing • The proposed project would, in combination with cumulative development, provide additional housing opportunities. This growth would serve the existing population and help to meet anticipated housing demand in the City and County. However, because all cumulative residential development would ultimately contribute to the substantial exceedance of SCAG population projections for the City for the 2015 timeframe, both Option 1 and Option 2 under the proposed project would have a considerable contribution to the cumulative impact. Therefore, this cumulative impact is considered significant and unavoidable. Transportation/Traffic • Under Year 2014 conditions, operation of either Option 1 or Option 2 of the proposed project could contribute to projected deficiencies on 1-405. Impacts would be significant and unavoidable. • Implementation of either Option 1 or Option 2 of the proposed project would contribute to projected regional freeway deficiencies in 2030, which is considered an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system. Impacts would be significant and unavoidable. • Because the proposed project would contribute traffic to the projected freeway deficiencies, the project's contribution is considerable and the cumulative impact is significant and unavoidable. /f The Villaae at Bella Terra EIR Findinas of Fact/Statement of Overridina Considerations •e - e - - s • - • o e e- • • 4.3 FINDINGS The City has evaluated all feasible mitigation measures and project revisions with respect to the project's impacts, both project-specific and cumulative (see Chapter 2, CEQA Findings). The City has also examined a reasonable range of alternatives to the proposed project (see Chapter 3, Findings Regarding Project Alternatives). Alternatives 1 and 3 would potentially result in lesser environmental impacts than the proposed project, although not necessarily less than significant. The Reasonably Foreseeable Development under the Current General Plan Alternative (Alternative 2) may result in greater impacts with respect to traffic. Based on this examination, the City has determined that because of its reduced intensity, the Reduced GPA/ZTA Alternative (Alternative 3) is considered to be the environmentally superior alternative. However, the City finds these alternatives infeasible and less desirable than the proposed project and has rejected these alternatives from further consideration because they would not achieve the environmental, economic, social, and other considerations outlined in Chapter 3 (Findings Regarding Project Alternatives). 4.4 OVERRIDING CONSIDERATIONS Specific economic, social, or other considerations outweigh the project-specific and cumulative air quality, noise, population and housing and transportation/traffic impacts stated above. The reasons for proceeding with GPA Option 1 and the associated ZTA, even though six identified project-specific impacts and four cumulative impacts are not fully mitigated to a less-than-significant level, are described below. EA Proposed Project Benefit 1. The proposed project would provide a new, centrally located state-of-the-art mixed use development that would be located within the Edinger Corridor in close proximity to the existing Bella Terra development and would serve as a model for modern residential development. 2. The project would maximize land use opportunities by combining both residential and commercial land uses in a well-integrated urban environment. 3. The project would promote residential and commercial buildings that convey a high quality visual image and character, as well as provide for the development of mixed use projects that integrate residential and commercial uses and ensure compatibility of these uses. 4. The project emphasizes compatibility and sensitivity to the existing uses surrounding the site and would include a variety of sustainable features from those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification or Build It Green's Building Guidelines and Ratings Systems throughout the site and achieve LEED certification in at least one future building (minimum building size of 1,000 square feet). 5. The project will maintain and enhance the community image of Huntington Beach through the design and construction of high quality development consistent with the Urban Design Element of the City's General Plan and the Design Guidelines of Specific Plan No. 13. The Villaae at Bella Terra EIR Findinas of Fact/Statement of Overridina Considerations • e - o - - • Y - • e • e- • e 6. The project would foster walkability and reduced vehicle trips by locating close to an established transit center, college and shopping and other services. 7. The project may provide both apartments and condominiums, filling an unmet niche in terms of housing production in the City as well as improving the supply of rental housing in the City. 8. The project will provide the equivalent of 15 percent of the units as affordable housing, consistent with City requirements and California Redevelopment Law. 9. The project will improve the visual quality by resulting in the demolition and site clean-up of the vacant retail store and automotive repair use on-site. 10. The project will enhance and promote the transformation of Bella Terra from a stand-alone shopping center to the Town Center Core of a vital city district. w w The Villaae at Bella Terra EIR Findinas of Fact/Statement of Overridina Considerations ATTACHMENT #9 City of Huntington Beach The V*111 at r% t5ell T rr Proj Ct Final Environmental Impact Report: SCH No. 2008031066 Mitigation Monitoring and Reporting Program Prepared for City of Huntington Beach Planning Department 2000 Main Street, Third Floor Huntington Beach, California 92648 Prepared by PBS&J 12301 Wilshire Boulevard, Suite 430 Los Angeles, California 90025 October 2008 s ek. INTRODUCTION The Final Environmental Impact Report for The Village at Bella Terra Project (State Clearinghouse #2008031066) identified mitigation measures to reduce the adverse effects of the project in the areas of: aesthetics, air quality, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, noise, public services, transportation/traffic, and utilities and service systems. The California Environmental Quality Act (CEQA) requires that agencies adopting environmental impact reports ascertain that feasible mitigation measures are implemented, subsequent to project approval. Specifically, the lead or responsible agency must adopt a reporting or monitoring program for mitigation measures incorporated into a project or imposed as conditions of approval.The program must be designed to ensure compliance during applicable project timing, e.g. design, construction, or operation (Public Resource Code §21081.6). Code Requirements (CRs) that were identified in the Draft EIR are required to be implemented as a result of existing City code and are not considered mitigation measures. Therefore, CRs would be implemented for The Village at Bella Terra Project but these do not require monitoring activity, and are not included in this Mitigation Monitoring and Reporting Program (MMRP). In addition, the CAPCOA Mitigation Measures listed in Table 4.2-21 and the CAT GHG Emissions Reduction Mitigation Measures/Design Strategies listed in Table 4.2-22 of the Draft EIR are required to be implemented. The MMRP shall be used by the City of Huntington Beach staff responsible for ensuring compliance with mitigation measures associated with The Village at Bella Terra 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 following table identifies the mitigation measures by resource area. The table also 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 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 Village at Bella Terra Project m o 0 0 0 0 o a -e e • o e o • O • O • • O O O • • • O • - Impier hen tation Responsible compliance ' . Mitt on Measure Documentation - Monitorin o A� ' ' Timin Monitor Verification Si nature Date Aesthetics ' MM4.1.1 To the extent feasible, the Applicant shall use non- Project building plans Review and Plan check prior Planning reflective facade treatments, such as matte paint or glass approve building to issuance of coatings. Prior to issuance of building permits for the proposed plans for inclusion building permit project, the Applicant shall indicate provision of these materials of features on the building plans. -a MM4.2-1 During construction, operators of any gas or diesel Contract language and Review and Plan check prior Planning fueled equipment, including vehicles, shall be encouraged to turn notes on grading and approve contract to issuance of a off equipment if not in use or left idle for more than five minutes. building plans specifications, grading permit grading and building plans for Perform periodic inclusion field check during construction to ensure compliance MM4.2-2 The Applicant shall require by contract specifications Contract language and Review and Plan check prior Planning that the architectural coating (paint and primer) products used notes on building plans approve contract to issuance of a would have a low VOC rating. Contract specifications shall be specifications and building permit included in the proposed project construction documents, which building plans for shall be reviewed by the City prior to issuance of a building inclusion permit. MM4.2-3 The Applicant shall require by contract specifications Contract language and Review and Plan check prior Planning that electrical outlets are included in the building design of the notes on building plans approve contract to issuance of a loading docks to allow use by refrigerated delivery trucks. The specifications and building permit proposed project Applicant shall require that all delivery trucks do building plans for not idle for more than five minutes. If loading and/or unloading of inclusion 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 refrigeration units when the delivery truck engine is turned off. 2 City of Huntington Beach - a o e o • o 0 0 - o 0 0 o e 0 0 0 0 O O O O O 0 0 O 0 0 O Implementation Responsible Compliance WAgailibaMeasure Documentaflon Monitorin Ac1tvilly Timing Monitor Verificafion Signature Date .Biological Resources MM4.3.1 Nesting habitat for protected or sensitive avian Developer shall submit Review schedule Plan check prior Planning species: construction schedule and field survey to issuance of a 1. Vegetation removal and construction shall occur between (including grading report,and as grading permit September 1 and January 31 whenever feasible. activities)as evidence necessary, review 2. Prior to any construction or vegetation removal between of construction overlap and approve plans February 15 and August 31,a nesting survey shall be with breeding season. indicating conducted by a qualified biologist of all habitats within construction limits 500 feet of the construction area. Surveys shall be conducted no less than 14 days and no more than 30 days If construction occurs Perform periodic During Planning prior to commencement of construction activities and surveys during relevant field check to construction will be conducted in accordance with CDFG protocol as breeding,developer ensure applicable. If no active nests are identified on or within shall present a survey compliance 500 feet of the construction site, no further mitigation is report(prepared by a necessary.A copy of the pre-construction survey shall be consultant approved by submitted to the City of Huntington Beach. If an active nest the City)to the City of a MBTA protected species is identified onsite(per prior to issuance of a established thresholds)a 250-foot no-work buffer shall be grading permit. If nests maintained between the nest and construction activity.This are found,developer buffer can be reduced in consultation with CDFG and/or shall submit plans USFWS, identifying nest 3. Completion of the nesting cycle shall be determined by locations and limits of qualified ornithologist or biologist. construction activities. ;;Cultural Resources MM4.4-1 The Applicant shall arrange for a qualified professional Proof of retention of Verify retention of Plan check prior Planning archaeological and paleontological monitor to be present during archaeological and qualified monitors to issuance of all project-related ground-disturbing activities. In addition, all paleontological monitor grading permit construction personnel shall be informed of the need to stop work on the project site in the event of a potential find, until a qualified archaeologist or paleontologist has been provided the Periodic field Throughout Planning opportunity to assess the significance of the find and implement check to ensure ground-disturbing appropriate measures to protect or scientifically remove the find. monitors are activities Construction personnel will also be informed that unauthorized present collection of cultural resources is prohibited. The Village at Bella Terra Mitigation Monitoring and Reporting Program 3 0 o s o e o 0 0 - o 0 0 •o o e o7t� e 77!a7 ton Responsible '. 'ComplianceMiB flon Measure on Monitor Verification ' nature DateMM4.4.2 If archaeological or paleontological resources are Notes on grading plansview Plan check prior Planning discovered during ground-disturbing activities, all construction approve grading to issuance of activities within 50 feet of the find shall cease until the plans for inclusion grading permit arch aeologist/paleontologist evaluates the significance of the resource. In the absence of a determination, all archaeological and paleontological resources shall be considered significant. If Research design and Review and Throughout Peer review the resource is determined to be significant, the archaeologist or recovery plan,if approve research ground-disturbing by three paleontologist, as appropriate, shall prepare a research design required design and activities County- for recovery of the resources in consultation with the State Office recovery plan certified of Historic Preservation that satisfies the requirements of Section professionals 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 appropriate. Upon approval of the report,the City shall submit the report to the South Central Coastal Information Center at California State University, Fullerton, and keep the report on file at the City of Huntington Beach. MM4.4.3 In the event of the discovery of a burial, human bone, Notes on grading plans Review and Plan check prior Orange or suspected human bone, all excavation or grading in the approve grading to issuance of County vicinity of the find shall halt immediately,the area of the find shall plans for inclusion grading permit Coroner be protected, and the Developer shall immediately notify the City &Planning and the Orange County Coroner of the find and comply with the Throughout provisions of P.R.C. Section 5097. If the human remains are determined to be prehistoric, the Coroner will notify the NAHC, ground-disturbing which will determine and notify a Most Likely Descendent(MLD). activities 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. ,m Geology and`$oils MM4.5.1 The grading plan prepared for the proposed project Notes on grading plan Review and Plan check prior Public Works shall contain the recommendations of the final soils and and building plans approve grading to issuance of a geotechnical report. These recommendations shall be and building plans grading permit implemented in the design of the project, including but not limited for inclusion of 4 City of Huntington Beach •• o • o 0 0 0 - •e • e o • M1tIddti.bhAoni dring o o - • • • e s • = - Implementation Responsible ___Compliance Wfligialion Measure Documentation Monitorin 'Ac ' rmin Monitor Verification Signature Date to measures associated with site preparation, fill placement, final soils and temporary shoring and permanent dewatering, groundwater geotechnical Building and seismic design features, excavation stability, foundations, soil recommendations Safety 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. Hazardous'Miterials MM4.6-1 In the event that soil and/or groundwater contamination Risk Management Plan Review and Plan check prior Fire that could present a threat to human health or the environment is &Site Health and approve any to issuance of encountered during construction in the project area,construction Safety Plan grading plans for any grading activities in the immediate vicinity of the contamination shall inclusion permit 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, 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. The Village at Bella Terra Mitigation Monitoring and Reporting Program 5 o e • e e e o a -o e o 0 0 e 0 0 O O O O O O — 0 0 O O • O tmplerrientalion Responsible CornpBance Miti afion Measure Documentation Moriitorin Acti ' Timin Monitor VerMcdffon Si nature Date MM4.6.2 Prior to the issuance of grading permits, the project Methane Testing Plan Review and Prior to Fire shall comply with HBFD City Specification No. 429, Methane approval of testing commence- District Building Permit Requirements. A plan for the testing of plan ment of sampling soils for the presence of methane gas shall be prepared and submitted by the Applicant to the HBFD for review and approval, prior to the commencement of sampling. If significant levels of methane gas are discovered in the soil on the project site, the Notes on building and Review and Prior to issuance Fire Applicant's grading, building and methane plans shall reference methane plans approve building of any grading that a sub-slab methane barrier and vent system will be installed and methane gas permit and during at the project site per City Specification No. 429, prior to plan plans for construction approval. If required by the HBFD, additional methane mitigation appropriate measures to reduce the level of methane gas to acceptable documentation levels shall be implemented. MM4.6-3 Prior to project implementation,the Applicant shall Soil Testing Work Plan Review and Prior to issuance Fire submit for approval a soil testing and management work plan to approve soil of any grading the appropriate agencies(including the HBFD,OCHCA,AQMD, testing work plan permit RWQCB)for review and approval.All native and imported soils associated with the proposed project site shall meet the 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 City's Review and Prior to issuance Public Works Department requirements(i.e., haul route permits). Contract language Public Works approve haul of haul permits route plans Hydrology and Water Quality MM4.7-1 The Applicant shall prepare a City of Huntington Water Quality Review and Prior to receiving Public Works Beach-approved Water Quality Management Plan in accordance Management Plan approve WQMP a precise grading with the DAMP requirements for a Project WQMP and measures permit 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 Department, The final WQMP 6 City of Huntington Beach 0 0 • o o • e • - s e o o a e O • 0 • • • O O • • • 0 0 O Implementation Responsible Compliance. M'' otio'n Measure Documentation Monitain Activ' : Timin Monitor Verification Signature ' Date shall include the following additional requirements: Project and Site Characterization Requirements ® Entitlement Application numbers and site address shall be included on the title sheet of the WQMP ® 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 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 would not be suitable or feasible for the project 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 The Village at Bella Terra Mitigation Monitoring and Reporting Program 7 e e • o o e o • - e e • o e s Implementafio"n ResponsiWe°„ Compliance" "" Miff" Hon Measure Documentation Monitorin AcHv' Mmin " Monica."" VenWcation Si nu a Date" 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 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. ® 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 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 a qualified landscape maintenance company or individual in accordance with a Chemical Management Plan 8 City of Huntington Beach •0 • • 0 O • O •• O 0 0 • ImplenenWon - _ Responsible' Compliance Mili' 'on Measure Documentation° Monitorin Ac' ' Tlmin Monitor - Verification Si nature Date 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. ® 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 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 The Village at Bella Terra Mitigation Monitoring and Reporting Program 9 e e o o a o e o - o• o •e o 0 0 O O O O O O 0 0 0 0 0 O Implementation Responsible Compliance Mitigation Measure "` Documentation . Monilain Ac' ' T►min Monitor- Verr 6ation Signature' , Date" other City-accepted guidance. ® Education programs. Signage,enforcement of pet waste controls,and public education would 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/environmenYultraurb/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 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 voids ace. If porous paver 10 City of Huntington Beach e o e e o s e o -o 0 0 0 o e s • • • • • • • - • o • • • o Implementation Responsible Compliance Mitt on Measure Documentation Monitorin Activ' riming Monitor .' Verfidation Si nature Date 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 project design(PBSU 2008). Dry swales could remove substantial amounts of nutrients, suspended solids, metals,and petroleum hydrocarbons (PBSU 2008). ® 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: ® Hydrodynamic separator type devices as a BMP for removing any pollutant except trash and gross particulates ® Oil and Grit separators CofA4.7.1 Prior to receiving a precise grading or Grading and Drainage Review and Prior to issuance Public Works building permit, the Applicant shall prepare a site Grading and Plan approval of of a precise Drainage Plan containing the recommendations of the final Soils Grading and grading or and Geotechnical Reports analysis for temporary and permanent Drainage Plan building permit groundwater dewatering as well as for surface drainage. MM4.7-2 The Applicant shall prepare a Groundwater Hydrology Groundwater Review and Prior to issuance Public Works Study to determine the lateral transmissivity of area soils and a Hydrology Study approve of a precise safe pumping yield such that dewatering activities do not Groundwater grading permit interfere with nearby water supplies. Based on the Groundwater Hydrology Study Hydrology Study, the Geotechnical, H dro eolo ic, or other The Village at Bella Terra Mitigation Monitoring and Reporting Program 0 0 O O O 77 0 0 O Implementation Responsible Compliance Mini on Measure,,; Documentation Timin Monitor- VeAcaHon Signature Date 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 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. MM4.7-3 Prepare a Hydrology and Hydraulics Study and City- Site Development and Review and Prior to issuance Public Works approved Site Development and Drainage Plan and reduce peak Drainage Plan approve plan of a precise runoff rates to the existing conditions 25-year storm event peak grading permit runoff rate; the design capacity of the City storm drainage channels. Prior to receiving a precise grading permit, the project Applicant Prior to issuance shall: Hydrology and Review and of a precise Hydraulics Stud Public Works a ® Prepare a Site Development and Drainage Plan y y approve study grading permit ■ Prepare an existing and proposed project Hydrology and Hydraulics Study based on the Site Development and Drainage Plan.The existing hydrology shall include an Precise final grading Inspect project Following Public Works evaluation of run-on to the project site because of spillage and street improvement site;verify that from the Bella Terra Mall drainage system, north of the Tans and studies drainage is in grading, Montgomery Ward Site. p g excavation,and 9 Y accordance with installation of ® Implement stormwater detention BMPs,based on the the Final Drainage utilities Hydrology and Hydraulics Study,for all storm events up to Plan and that the 100-year storm event,to ensure that peak flow rates from required the project site to the off-site storm drain system do not detention/storm exceed the existing 25-year storm event peak flow rate. drain system ® Analyze existing street flow capacity to determine improvements exceedance of any design criteria and guidelines from the have been City's MPD. implemented. ® Additionally,stormwater detention BMPs shall be implemented such that areas draining to the existing piped storm drains stems do not exceed existing peak flow rates 12 City of Huntington Beach o e o e o o • • - m o • o a a O • • O • O O O 0 • O 0 0 • Imj�ementation Responsikile, 7VenficaTft e Miti on Measure Documentation Monito►in Act►v' Timin Monitor nature Date for the 10-and 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 adequate to detain sufficient stormwater runoff such that the street flow requirements 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,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. The Village at Bella Terra Mitigation Monitoring and Reporting Program 13 0 o e e o a • o -e e a o s o • O O • • • O O Boom 7Implementaflon Responsible ComplianceMiff affonMeasure Documentaffon Monitorimin Monitor Venftoffon Si nature Date ■ 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 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. MM4.7-4 The Applicant shall design and implement project site Precise Grading and Review and Prior to issuance Public Works drainage features to minimize stormwater runoff and flood waters Site Development and approval of of a precise from entering into any proposed underground parking structures Drainage Plan Grading and Site grading or or otherwise contribute to flood hazards and shall incorporate Development and building permit flood-proofing and hydrostatic pressure measures for all below- Drainage Plan ground structures. Prior to receiving a precise grading or building permit, the Applicant shall prepare a Precise Grading 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: ■ 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 Grove-Wintersburg Channel) ■ 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 14 City of Huntington Beach e e e 1 e II&OWWWOO 11111VAIL2119111 • • • • ® • an OReport • • • • ImplementaNdn . Responsible Compliance Mitt on Measure;- Documentation Monbodng AcfiWiy rJrr9ng Monitor VenTcation Signature Date 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 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. ,Noise MM4.9.1 The Applicant shall require by contract specifications Contract language and Review and Plan check prior Planning that the following construction best management practices notes on grading and approve contract to issuance of a (BMPs) be implemented by contractors to reduce construction building plans specifications, grading permit noise levels: grading and ® Notification shall be mailed to owners and occupants of all building plans for developed land uses immediately bordering or directly inclusion 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 The Village at Bella Terra Mitigation Monitoring and Reporting Program 15 IN 1 • e• o 0 0 • • • O • 0 0 • O 0 0 • Imple►nentation Responsible Compliance Miff on Measure Documentaflon Moniforin Acfi ' Timin Monitor Ver�icaiion Si nature Date 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 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. MM4.9-2 The Applicant shall require by contract specifications Contract language and Review and Prior to issuance Planning that construction staging areas, along with the operation of notes on grading plans approve grading of a grading earthmoving equipment within the project site, are located as far plans for inclusion permit away from vibration- and noise-sensitive sites as possible. Contract specifications shall be included in the proposed project construction documents, which shall be reviewed and approved by the City. 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 certified approval of study of building acoustical engineer, to ensure that exterior (e.g., patios and and building plans permits balconies) and interior noise levels would not exceed the for inclusion any standards set forth in the City of Huntington Beach Municipal special design Code Sections 8.40.050 through 8.40.070. Final project design measures shall incorporate special design measures in the construction of the residential units,if necessary. Public Services 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 emergency approval of of a building responders to use their radio systems. building plans for permit inclusion 16 City of Huntington Beach •o • • m • • a -m o Ism o • o • • s • o o - s • • Program Implementation `Responsible:, complionce. Mtii n Measure Documentation MonWn A r1r, Monitor Ver�ication ' nature. Dale TranspOttatioh!Traffic" MM4.13-1 The Applicant shall provide funds on a fair share basis Proof of fair share Confirm payment Prior to issuance Public Works to the City of Huntington Beach to construct either an additional payment of certificate of northbound through lane or an additional westbound through occupancy lane at the intersection of Beach Boulevard and Edinger Avenue, Utihties:and ServiceaSystems MM4.14-1 Prior to issuance of a building permit for the proposed Sewer Study Review and Prior to issuance Public Works project, the existing 10-inch stubout connection shall be replaced approval of study of a grading with a stubout,whose size will be determined with a sewer study, permit to the 69-inch OCSD trunk sewer line so that a replacement Review and sewer lateral can be installed to service the development. The Infrastructure Prior to issuance Public Works Plans approval ofrovement sewer study shall also evaluate the condition of the existing Improvement of a building OCSD manhole in Edinger Avenue to determine if the manhole infrastructure permit requires rehabilitation. In addition, a second 12-inch point of plans connection shall be constructed for additional capacity, if necessary. SOURCE:PBS&J 2008 The Village at Bella Terra Mitigation Monitoring and Reporting Program 17